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3. L./ TOWN OF LOS ALTOS HILLS December 9, 1998 Staff Report to the Planning Commission RE: CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR CONSTRUCTION OF SCIENCE AND DAYCARE ADDITIONS AND NEW RESTROOMS TO EXISTING BUILDINGS, AND PARKING RECONFIGURATION; AND PROPOSED NEGATIVE DECLARATION; 12816 EL MONTE AVE.; LANDS OF ST. NICHOLAS SCHOOL; (#214- 98-ZP-SD-CUP-ND). - FROM: Curtis S. Williams,Planning Dire RECOMMENDATION That the Planning Commission: Recommend to the City Council approval of the conditional use permit, subject to the conditions of approval outlined in Exhibit"A" (attached), and citing the findings outlined in Exhibit "C"; approval of the site development permit, subject to the conditions of approval outlined in Exhibit"B" (attached); and adoption of the Negative Declaration. BACKGROUND In 1959, the Town of Los Altos Hills City Council approved a conditional use permit (#CUP 53-59) for a private religious school and related uses, including a residence (to be used as a convent) and pool, at 12816 El Monte Ave., for St. Nicholas Church and School. The permit was approved subject to conditions, which were since amended through 1990. The current conditions of approval areincluded as Attachment 5 to the staff report. Subsequent to the original approval, the Planning Commission and City Council reviewed the use permit and made minor modifications. In the mid-1960's, the parish hall and a new convent were constructed, and the original residence became a caretaker's quarters. Since that time, only minor changes to the facilities, including added parking lot lighting (1987), have been approved. In 1994, the caretaker's quarters and pool were demolished, as is reflected on the plans and in worksheet #2. Also, of some note, the access to the school from El Monte Ave. was reviewed during consideration of the Clausen subdivision in the early 1980's and no provisions for access to Vorhess Drive were made with that subdivision. _ The site is currently comprised of two lots. One condition (#12) of the site development approval is that the two lots be merged into a single parcel and that the Town record a Certificate of Compliance documenting the merger, prior to acceptance of plans for building plan check. CODE PROVISIONS Section 10-1.703(b) of the Town's Zoning Code permits the location of churches and convents in the R-A (Residential-Agricultural) zone only as a conditional use, and Section 10-1.703(g) similarly allows for private schools as a conditional use. Section 10-1.1107(1) of the Code outlines four findings which must be made by the Planning Commission and City Council in order to approve a conditional use permit. These findings, as outlined in Exhibit"C" (Attachment 3), include determinations that the site is properly located with respect to the community as a whole; that the site is adequately sized to accommodate the use; that the site is adequately served by streets and other services; and that the use and structures will not have an adverse impact on neighboring