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Planning Commission: December 9, 1998 St. Nicholas School: Conditional Use Permit Page 6 As these areas of interest are not specifically related to the proposed additions, staff has not included them as conditions of approval, but encourages the applicants to note the suggestions. Conditional Use Permit Pursuant to Sections 10-1.703(b) and (g) of the Zoning Code, churches and schools may be permitted in the Town with a conditional use permit. Exhibit "C" (Attachment 3) outlines staffs proposed findings to support approval of the conditional use permit for this project. In particular, the use has been established and has been compatible with surrounding uses for 40 years, and measures are proposed to further minimize impacts on neighbors; the site is adequate in size as the Town's requirements for development area and floor area have been met, and setbacks are greater than those required; access is adequate since El Monte Ave. is an arterial roadway such that no traffic must travel through adjacent neighborhoods; and, with the imposition of conditions to minimize the number of large events and parking on adjacent streets, to restrict outdoor amplification, and to provide landscape screening, there should be no significant impacts on abutting property. Attachment 1 outlines proposed conditions of approval for the use permit. Staff has suggested that the use permit be reviewed by the Planning Commission every 5 years after approval, as is required by the existing permit. A condition is also included allowing for revocation of the permit in the event conditions are violated. The language and order of the conditions have been modified to be consistent with other recent use permit approvals by the Town, and in particular with the approvals for Congregation Beth . Am on Arastradero Road. Site Development Permit A site development permit is required for the new construction. Exhibit "B" outlines proposed conditions of approval for the site development permit. Staff has separated these conditions from the use permit conditions because the use will continue long after the construction is complete. Environmental Review In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has prepared a Negative Declaration to support the project. Potential significant impacts are identified for parking, fire protection and lighting from the project, and mitigation measures are proposed for each, as discussed in the pertinent sections above. The mitigation measures are all incorporated into the conditions of approval for either the conditional use permit or the site development permit, or both. CONCLUSION A conditional use permit has existed for this site and use since 1959, but expansion is now proposed, requiring amendment of the use permit. While the design of the building addition and parking improvements are generally consistent with Town codes and guidelines, potential impacts have been identified related to parking, outdoor lighting, noise, and fire protection. The conditions of approval require that the applicants address all of these issues in ways that staff believes will reduce the impacts to less than significant levels. The conditional use permit further includes provisions to require periodic review of the use by the Planning Commission to assure that conditions continue to be met and to allow input by affected neighbors.