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Planning Commission: December 9, 1998 St.Nicholas School: Conditional Use Permit Page 3 Site Data: Net Lot Area: 17.14 acres Average Slope: 16.9%. Lot Unit Factor: 14.6 Allowable Proposed Existing Increase Remaining 82,597 sf 45,092 sf 44,154 sf 938 sf 37,505 sf 9 f° ela' .4-en`' 181,297 sf 179,582 sf 180,095 sf - 513 sf 1,715 sf As shown, the project complies with the Town's floor area and development area limitations. Staff notes that the floor area numbers include 3,688 square foot of additions, but also account for the demolition of the previously existing residence on the site (2,751 square feet) in 1994. Similarly, the development area numbers reflect demolition of the residence and the pool and hardscape, such that there is a net decrease of development area. Design and Height The proposed additions are intended to match the existing one-story classroom buildings. The plans note that the building siding will be stucco, with built-up roofing. The walls are to be white and yellow, matching the existing, with gray columns and doors. Color samples have been provided and will be available at the Commission meeting. The height of the additions will match the height of the existing structure, with a maximum height above the slab of 17'8-1/2". Due to the location of these additions in a parking area and the potential hazards of story poles around children at the school, staff did not request story poles be erected. The applicant has, however, provided a photomontage (attached with plans) showing how the building addition would appear on the site. Setbacks for the additions would be well in excess of Town minimum standards, and in particular would be 80 feet from the Voorhees Drive property line to the southeast. The additions would then be located about 200 feet from the nearest residence. Parking Although the applicants indicate that the proposed construction is not intended to increase enrollment, staff requested a parking analysis to assure that parking problems are riot created or exacerbated by the additions. The analysis is shown on the front page of the plans. The site currently contains a total of 96 parking spaces, according to the plans, and proposes reconfiguring and striping parking to accommodate 108 vehicles. The reconfiguration includes striping over the existing basketball courts to allow the use of that area for parking during major events. The parking analysis uses the parking standards of the cities of Palo Alto and Los Altos as a guideline for review, as the Town does not have criteria for parking for schools and churches. According to these standards, 127 spaces would be required for the site, regardless of the additions. Only 108 spaces are shown to be provided, but that is an increase of 16 above the amount existing. The classroom additions do not affect the parking demand, because engineering formulas for parking at an elementary or middle school, as shown, are dictated by the gymnasium