HomeMy WebLinkAbout3.4 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
Planning Commission: December 9, 1998
St.Nicholas School: Conditional Use Permit
Page 2
properties. Although a use permit was initially approved in 1959 for the site, establishing
the allowable uses, the substantial expansion proposed would require an amendment to
that permit. Since the permit numbering system is now changed from 1959, staff has
assigned a new permit number to the application.
In addition to the requirement for a conditional use permit, a site development permit is
needed as the project proposes floor area increases in excess of 1,500 square feet,
requiring Planning Commission review per Section 10-2.301(c) of the Site Development
Code. Relevant criteria for site development and zoning review include floor area and
development area limitations, height, setbacks, parking, siting and visibility, grading,
lighting, and landscaping.
DISCUSSION
The applicant, St. Nicholas School, proposes to construct additions of approximately
3,688 square feet, including a science classroom, an extended daycare area, and
restrooms,to the existing southeast wing of the school, as well as some reconfiguration of
parking on the site to accommodate 12 more parking spaces.
The proposed additions are intended to provide for improved science education and
extended daycare hours on the site, as well as to provide for handicapped-accessible
restrooms. The school indicates that no increase in enrollment is expected, but that the
science and daycare resources would be enhanced.
•
Site Description
The subject property is approximately 17.25 acres in size and is located east/northeast of
the El Monte Ave./Voorhees Drive intersection. The site is presently developed with a
9,570 square foot parish hall, a 14,668 square foot convent and garage, and
approximately 16,827 square feet of classroom and administrative space, and a 338
square foot outbuilding, as well as associated parking, hardscape, and play fields for
baseball and soccer. The slope of the site is relatively flat (less than 10%) in the vicinity
of the existing buildings and playfields, but is steeper elsewhere, with an overall average
slope of 16.9%. The property contains numerous trees over its undeveloped areas,
primarily between the school and El Monte Ave., and along the broad drainage swale in
the northeast quadrant of the site. Surrounding uses to the northeast, southeast and
southwest(across Voorhees Drive) are all single-family residential.
Access to the site is from a private driveway from El Monte Ave., immediately adjacent
to (northeast of) Voorhees Drive. The driveway and Voorhees Drive share a common
signalized intersection at El Monte Ave., though there are separate signals for each road.
Current access into the site loops in front of the school, with a connecting driveway to the
convent to the rear.
Floor Area and Development Area
Floor area and development area limitations for a religious or school use are not
addressed in the Code differently than for residential uses. Staff has therefore requested
that the pertinent worksheet #2 be provided (Attachment 6) to compare allowable
development levels with those proposed, summarized as follows:
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
Planning Commission: December 9, 1998
St. Nicholas School: Conditional Use Permit
Page 4
or auditorium use, not by classroom square footage. Staff observations during several
visits to the site during the daytime support this analysis, as the parking lots have
generally been near empty during school hours.
Staff is concerned, however, that large events at the school be limited to assure that
parking does not impact neighboring residents by using Voorhees Drive, Clausen Court,
or constricting the El Monte Ave. intersections. The current use permit contains a
condition requiring that: "No parking shall be allowed on any surrounding
neighborhood street or on the driveway entrance to the property." (condition #2).
Another condition (#1) limits evening events to a total of 12 per calendar year. To
further assure proper traffic control for such events, staff has suggested (in Attachment 1)
that the conditions (proposed condition #5) be modified to include, for any event with
attendance in excess of 250 people, that traffic and parking control be provided and, if
necessary,that shuttle service be provided to and from off-site parking locations.
Traffic
Regarding traffic, the City Engineer has indicated that the current St. Nicholas/Voorhees
Drive intersection with El Monte is problematic, due primarily to fast moving traffic
exiting Hwy. 280 at the northbound off-ramp. Representatives of the school have
previously approached the Town about their traffic safety concerns, and the Town has
responded by adding new directional signs and traffic markings and by enlarging the
signal lights at the intersection. As the project is not expected to increase school
enrollment or total trips to the school, however, staff has not required any additional
traffic studies-or mitigation measures related to the intersection. Staff believes it would
be appropriate to notify the school of the need for future analysis of the intersection and
has suggested a condition (proposed condition #6 on Attachment 1) that, if enrollment is
increased in the future, traffic studies must be submitted analyzing and proposing
improvements, if feasible,to ensure the safe operation of the intersection.
Drainage
Drainage from the addition and the associated parking area is proposed to be conveyed to
the drainage ditch parallel to Voorhees Drive, and then to the existing storm drain system
along El Monte Ave. The Engineering Department has not required any drainage
improvements as the total amount of development area on the site is being decreased.
Most of the area of the addition is to be located over existing paved areas.
Additionally, current condition#8 (proposed condition#10) of the conditional use permit
requires that the school maintain drainage from the parking lot on a regular basis, to the
satisfaction of the Engineering Department.
Grading
No grading is proposed for the additions or parking, as all of the new construction will be
in the vicinity of existing pavement
Trees and Landscaping
The project proposes removal of three small trees in the vicinity of the existing building,
but would replace those with four trees in the proposed courtyard and also proposed two
new trees at the edge of the driveway above Voorhees Drive.
Planning Commission: December 9, 1998
St.Nicholas School: Conditional Use Permit
Page 5
The Environmental Design Committee has reviewed the plans and inadvertently
recommended that an oak tree be preserved (it is not an oak, but one of the three trees to
be removed and replaced). The Committee also suggested that some shade trees be added
to the parking area. Staff notes that there is not much room to add trees unless some
spaces are deleted, which is feasible if the Commission considers parking to be adequate.
The architect has indicated that adding trees could still be problematic as the parking
areas double as play areas at some times. A condition of approval (#2) of the site
development permit would require a landscape plan to include specifics of the plantings,
in addition to shrubbery planted at the base of the addition on the Voorhees Drive side,
and two 24-inch box oak trees to be located in the parking area. The plan would need to
be reviewed and approved by staff,with input from the Environmental Design Committee
and planting completed prior to final inspection.
Outdoor Lighting
Lighting for the additions is proposed to be ceiling mounted beneath the roof overhangs
and should not therefore be visible from off site. Two light standards will be removed
from the parking area and one of those will be relocated to another parking_area more
distant from Voorhees Drive and better screened from off-site by the buildings.
Condition#6 of Attachment 2 requires that the school provide specifications forthe new
lighting fixtures for staff approval prior to acceptance of plans for building plan check.
Noise
Noise (as well as traffic and parking) from large events could potentially be a source of
concern for neighbors. The current permit, however, limits evening events to a total of
twelve (12) per calendar year, and that each event be concluded not later than 11:00 p.m.
on weeknights and not later than 12:00 midnight on Friday and Saturday. Staff
recommends that a similar condition(#4)be retained in the amended use permit.
Another condition of the current use permit (proposed condition #7) limits the use of the
public address system to no more than five (5) minutes each morning for the morning
assembly.
Other Staff and Committee Reviews
The Fire Department requests (Attachment 7) that an additional fire hydrant be installed
to meet hydrant spacing standards. The plans show a new hydrant located in the parking
area near the addition. The Department also has requested that fire sprinklers be provided
in the additions as well as the existing building 1 which connects to the additions. The
Fire Department's conditions are included in Exhibit "B" (Attachment 2) for the site
development permit.
The Pathways Committee has requested that the existing asphalt path along El Monte
Ave. be extended across the median to Voorhees Drive and that the vegetation be cleared
from the existing pathway (Attachment 8). Staff notes that the extension would be in an
area that currently serves as a crosswalk, and may not be beneficial, but is probably
feasible. The Committee's recommendation is included in the conditions of approval
(#15) for the site development permit(Attachment 2).
The Environmental Design Committee has commented on landscaping as discussed
previously, and has also suggested replanting eroded slopes with native species and
perhaps removing some acacias and replacing them with more natives (Attachment 9).
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.
Planning Commission: December 9, 1998
St. Nicholas School: Conditional Use Permit
Page 7
Staff is available to respond to questions from the Commission or the public.
ATTACHMENTS
1. Exhibit A: Conditions of Approval for Conditional Use Permit
2. Exhibit B: Conditions of Approval for Site Development Permit
3. Exhibit C: Findings for Approval for Conditional Use Permit
4. Negative Declaration
5. Existing Conditions of Approval (December 12, 1990)
6. Worksheet#2
7. October 27, 1998 Memo from Fire Department
8. November 25, 1998 Pathways Committee Memo
9. November 16, 1998 Environmental Design Committee Memo
10. Application
11. Plans and Photomontage
cc: John Miller, Architect
196 Castro Street
Mountain View, CA 94041
Planning Commission: December 9, 1998
St.Nicholas School: Conditional Use Permit
Page 8
ATTACHMENT 1
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT FOR PRIVATE SCHOOL
LANDS OF ST.NICHOLAS SCHOOL
12816 EL MONTE AVE.
#214-98-ZP-SD-CUP-ND
1. This conditional use permit allows the use of the subject property as a private
religious school and for related religious uses (e.g., parish hall, convent, etc.),
subject to the following conditions and according to plans approved by the City
Council on , 1999. Any further expansion or change of the use
shall require an amendment to the conditional use permit. Additionally, the
Planning Director may, at any time, schedule a review or revocation hearing
before the Planning Commission regarding the use permit, if any condition of
approval is not being met .or if the facility is being used inconsistent with the
approved use or in violation of Town development codes.
2. Not later than five years after this approval, the applicant shall request and the
Planning Commission shall then review the use permit at a noticed public hearing,
to determine that the use remains in compliance with the conditions of approval.
Subsequent to the initial review, subsequent reviews shall occur every five (5)
years thereafter.
3. If permittee abandons the use of said real property allowed by this permit for a
period of one year, then the abandonment shall constitute a revocation of the use
herein granted, and this Use Permit shall become null and void.
4. Evening events sponsored by the applicant shall be limited to a total of twelve
(12) per calendar year and shall be concluded no later than the hour of 11:00 p.m.
on weeknights and 12:00 midnight on Friday and Saturday evenings.
5. No parking shall be allowed on any surrounding neighborhood street or on the
driveway entrance to the property. For any event at which attendance is expected
to exceed 250 persons, on-site parking and traffic control shall be provided for the
duration of the event and, if necessary, shuttles shall be provided to and from off-
site parking areas. -
6. If enrollment is increased in the future, traffic studies shall be prepared at the
applicant's expense, analyzing and proposing improvements, where determined to
be feasible and acceptable to the City Engineer, to ensure the safe operation of the
driveway intersection at El Monte Ave. _
7. The use of the public address system shall be limited to not more than five (5)
minutes each morning for the morning assembly. No other outdoor sound
amplification shall be allowed on the site. Noise levels shall be limited to comply
with the provisions of Section 5-2.02 of the Los Altos Hills Municipal Code.
8. Whenever students of the institution are present at the school, at least one faculty
or staff member shall be present.
Planning Commission: December 9, 1998
St.Nicholas School: Conditional Use Permit
Page 9
9. All requirements of the Santa Clara County Fire Department and the Santa Clara
County Health Department shall be complied with as part of this permit. The
trees on the property shall be maintained trim and clean, and any dead material
under the trees shall be removed on a regular basis.
10. Onsite storm drainage facilities shall be inspected and maintained annually by the
school. The storm drainage system includes any drainage inlets, pipes, and open
ditches, particularly the ditch adjacent to Voorhees Drive.
11. All lighting shall be constructed and operated so as to eliminate any direct
illumination toward any existing residence or building lot site. Such lighting
shall be operated so as not to constitute a nuisance toward any adjacent property
owner. All parking lot lighting shall be turned off by not later than 10:00 p.m., or
not later than 30 minutes past the end of an event (where permitted later than
10:00 p.m.), except where determined to be necessary for visibility along the
driveway.
Planning Commission: December 9, 1998
St.Nicholas School: Conditional Use Permit
Page 10
ATTACHMENT 2
EXHIBIT "B"
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT FOR SCIENCE AND DAYCARE
ADDITIONS TO EXISTING BUILDINGS
LANDS OF ST. NICHOLAS SCHOOL
12816 EL MONTE AVE.
#214-98-ZP-SD-CUP-ND
A. PLANNING DEPARTMENT:
1. Any modifications to the approved plans requires prior approval of the Planning
Director or Planning Commission depending upon the scope of the changes.
2. Prior to acceptance of plans for building plan check, a landscape screening plan
shall be submitted to the Planning Department, to include, at a minimum: 1)
replacement tree plantings in the proposed courtyard area; 2) a minimum of two
24-inch box evergreen trees planted as shown on the site plan between the
driveway and Voorhees Drive; 3) shrubbery against the southwest wall of the
addition; and 4) a minimum of two 24-inch box oak trees planted in the parking
area, or in the landscape island between the driveway and the parking lot. It is
recommended that the applicant also plant for erosion control purposes on the
bank to the north of the parish hall. All landscaping required for screening .
purposes or for erosion control (as determined by the City Engineer) must be
installed prior to final inspection of the additions.
3. A landscape maintenance deposit (or certificate of deposit), equal to the cost of
materials and installation for all landscaping required for screening purposes or
for erosion control (as determined by the City Engineer), but not to exceed
$2,500.00, shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment and maintenance shall be made two
years after installation. The deposit will be released at that time if the plantings
remain viable.
4. Materials and colors for the proposed structures shall match the existing buildings
on the site. If paint colors are proposed to be changed, colors must be chosen by
the applicant and approved by staff in conformance with the Town's adopted
color board, and shall exhibit a light reflectivity value of 50 or less. Roofs shall
also match the existing and shall use materials which have a light reflectivity
value of 40 or less. All applicable structures shall be painted in conformance
with the approved color(s)prior to final inspection.
5. Class A or B fire retardant roofing is required for the new construction.
6. Specifications for outdoor lighting on the addition shall be submitted for Planning
Department approval prior to acceptance of plans for building plan check. Any
additional outdoor lighting requires approval of the Planning Department.
Lighting fixtures shall generally be downlights. Any security lighting shall be
limited in number and directed away from clear view of neighbors, and shielding
with shrouds or louvers is suggested. Lighting shall be low wattage, shall not
encroach or reflect on adjacent properties, and the source or lighting should not be
directly visible from off site.
Planning Commission: December 9, 1998
St. Nicholas School: Conditional Use Permit
Page 11
B. ENGINEERING DEPARTMENT:
7. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be approved by the
Town Engineering Department. No grading shall take place during the grading
moratorium between November 1 and April 1 except with prior approval from the
City Engineer. No grading shall take place within ten feet of any property line
except to allow for the construction of the driveway access.
8. All new public utility services serving this property shall be placed underground.
9. Two copies of a grading and construction operation plan shall be submitted by the
property owner for review and approval by the City Engineer and Planning
Director prior to acceptance of plans for building plan check The
grading/construction plan shall address truck traffic issues regarding dust, noise,
and vehicular and pedestrian traffic safety on El Monte Road and surrounding
roadways; storage of construction materials; placement of sanitary facilities;
parking for construction vehicles; and parking for construction personnel. A
debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits.
10. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways,prior to final inspection and shall provide the
Town with photographs of the existing conditions of the roadways and pathways
prior to acceptance of plans for building plan check
11. The driveway and parking areas shall be required to be fully constructed, to the
satisfaction of the City Engineer,prior to final inspection.
12. A Certificate of Compliance shall be issued by the Town for this property which
shall reflect the merger of the two properties into a single parcel. The property
owner shall submit legal description and plat exhibits prepared by a licensed land
surveyor for the boundary of the property in addition to the title history for the
property prior to the Town's incorporation in January 1956. The Town shall
prepare the Certificate of Compliance. The required exhibits and title history shall
be submitted and approved by the Town prior to acceptance of plans for building
plan check
13. The new additions shall be required to be connected to the public sanitary sewer
prior to final inspection. A copy of a permit from the City of Los Altos shall be
required to be submitted to the Town prior to acceptance of plans for building
plan check -
14. The site drainage associated with the proposed development must be designed as
surface flow wherever possible to avoid concentration of the runoff. The
proposed drainage shall be designed to maintain the existing flow patterns. A
final grading and drainage plan shall be submitted for approval by the Engineering
Department prior to acceptance of plans for building plan check Final drainage
and grading shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering Department prior to
Planning Commission: December 9, 1998
St. Nicholas School: Conditional Use Permit
Page 12
final inspection. A letter shall be submitted from the project engineer stating that
the drainage improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
15. The asphalt pathway along El Monte Road shall be extended to Voorhees Drive,
and the existing vegetation along the pathway shall be cleared. Pathway
construction and clearing shall be completed, to the satisfaction of the
Engineering Department,prior to final inspection.
C. FIRE DEPARTMENT:
16. The building plans for the addition shall be reviewed and approved by the Fire
Department,prior to issuance of a building permit. All new construction shall be
inspected and approved by the Fire Department,prior to final inspection.
17. Prior to final inspection, the applicant shall install a fire sprinklering system
throughout all portions of the building, including the additions and the existing
building #1 to which the additions are connected. The design of the fire
sprinklering system shall be reviewed and approved by the Fire Department prior
to acceptance of plans for building plan check.
18. An additional on-site fire hydrant shall be provided at a location to be approved
by the Fire Department. Maximum hydrant spacing shall be 250 feet and the
minimum flow hydrant shall be 1500 GPM at 20 psi residual pressure. (Note:
The Fire Department has indicated that the hydrant is to be located near the east
driveway alongside the multi-purpose building). The hydrant must be installed to
the satisfaction of the Fire Department prior to framing construction.
19. The curbing adjacent to the building addition shall be painted red to designate the
adjacent driveway as a"fire lane",prior to final inspection.
Upon completion of construction, a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final building -
inspection approval.
CONDITION NUMBERS 2, 6, 9, 10, 12, 13, 14, AND 17 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE .CITY
ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION. PLANS FOR
PLAN CHECK BY THE BUILDING DEPARTMENT.
NOTE: The Site Development permit is valid for one year from the approval-date (until
December 9, 1999). All required building permits must be obtained within that year and
work on items not requiring a building permit shall be commenced within one year and
completed within two years. .
Planning Commission: December 9, 1998
St. Nicholas School: Conditional Use Permit
Page 13
ATTACHMENT 3
EXHIBIT "C"
FINDINGS FOR APPROVAL OF
CONDITIONAL USE PERMIT RENEWAL
LANDS OF ST. NICHOLAS SCHOOL
12816 EL MONTE AVE.
#214-98-ZP-SD-CUP-ND
1. The proposed use or facility is properly located in relation to the community
as a whole, land uses, and transportation and service facilities in the vicinity;
The school, parish hall, and convent have been located on this site for more than
35 years. Access is to a major arterial roadway connecting the Town to Los
Altos, Mountain View, and to Highway 280, and does not conflict with
neighboring residents. The proposed additions are situated over 140 feet from
residential property lines to retain the separation existing with current neighbors.
The school serves residents of the Town and other mid-Peninsula cities, so it is
conveniently located in proximity to the Town and those communities.
2. The site for the proposed use is adequate in size and shape to accommodate
• the proposed use and all yards, open spaces, walls and fences, parking,
loading, landscaping, and such other features as may be required by this
chapter or will be needed to assure that the proposed use will be reasonably
compatible with land uses normally permitted in the surrounding area;
The site is over 17 acres in size, and can accommodate the proposed use,
buildings, and required parking and remain compatible with residential uses in the
surrounding area. In particular, setbacks are proposed in excess of the minimum
required, and measures are proposed to minimize parking, lighting and noise
impacts to neighbors.
3. The site for the proposed use will be served by streets and highways of
adequate width and pavement to carry the quantity and kind of traffic
generated by the proposed use; and
The site has access directly to El Monte Ave. No increases in enrollment, traffic,
or parking demand are expected. Measures are provided to prevent parking on
adjacent residential streets, and a condition is included to require traffic study and
improvements in the event of future increased enrollment.
4. The proposed use will not adversely affect the abutting property or the
permitted use thereof.
The project includes several mitigation measures to assure that abutting property
is not adversely impacted. These include noise and hours of operation
limitations; restricted lighting to minimize visibility to neighbors; traffic control
requirements; and on-site drainage maintenance. The new additions will
provide setbacks from adjacent properties well in excess of minimum setback
requirements.
f�'r w-m1— 4. •
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
INITIAL STUDY & NEGATIVE DECLARATION
In accordance with the policies regarding implementation of the California Environmental
Quality Act of 1970, this document, combined with the attached supporting data, constitutes the
initial study on the subject project. This initial study provides the basis for the determination
whether the project may have a significant effect on the environment. If it is determined that the
project may have a significant effect on the environment, an environmental impact report will be
prepared which focuses on the areas of concern identified by this initial study.
1. Project Title: St. Nicholas School Additions (File #214-98-ZP-SD-CUP-ND)
Lead Agency Name and Address: Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
3. Contact Person and Phone Number: John Miller, Architect AL4
196 Castro Street
Mountain View, CA 94041
(650) 967-9584
4. Project Location: 12816 El Monte Ave.
Los Altos Hills, California 94022
APN 336-21-003 and 336-21-004
5. Project Sponsor's Name and Address: Diocese of San Jose
900 LaFayette #300
Santa Clara„ CA 95050
6. General Plan.Designation: Low density residential
7. Zoning: R-A (residential-agricultural)
8. Description of Project: •
The existing school is located on a private driveway with direct access to El Monte Ave.,
immediately adjacent to (to the north of) Vorhees Drive. The applicant proposes
additions to the school of 3,688 square feet, comprising a science classroom, expanded
daycare facilities, and restrooms. The additions would be consistent with the design of
the existing daycare wing, with a maximum height of 17'9". Parking would be
reconfigured to allow for a net increase of 12 parking spaces. No increase in enrollment
is proposed
St.Nicholas School: Negative Declaration
Page 2 -
9. Surrounding Land Uses and Setting:
The property is presently developed with a private religious school, and also includes a
parish hall, a convent, and recreational facilities for the school (baseball, soccer, and
basketball). El Monte Ave. abuts the property on the west, and Vorhees Drive abuts the
site to the south. Other surrounding properties are one acre or larger and are developed
with single family residences and related uses, including properties with access to
Vorhees Drive or Clausen Court, immediately to the south. The site is flat w�iere the
existing school facilities are situated, but steep slopes and extensive vegetation exist
between the school and El Monte Ave. A broad drainage channel with some steep slopes
exists in the northeast quadrant of the site. The average slope for the site is 16.9%.
10. Other public agencies whose approval is required: Santa Clara County Fire Department.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
[] Land Use and Planning [X] Transportation/Circulation [X] Public Services
[] Population and Housing [] Biological Resources [] Utilities and Service Systems
[] Geological Problems [] Hazards [X] Aesthetics
[] Water [] Noise [] Cultural Resources
[] Air Quality [] Energy and Mineral [] Recreation
Resources
[] Mandatory Findings
of Significance
_ This Initial study has been prepared in accordance with the California Environmental Quality Act. Information and
conclusions in the Initial Study are based upon staff research,site visits, and review of project plans; application for -
Site Development Permit and Conditional Use Permit to the Town of Los Altos Hills which includes a site plan,
floor plans,roof plan,elevations,and sections;and the Town's General Plan and Municipal Code.
St.Nicholas School: Negative Declaration
Page 3
DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE []
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,there will not be a [X]
significant effect in this case because the mitigation measures described on an attached sheet have been added to
the project.A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL
IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect I) []
has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a
"potentially significant impact"or"potentially significant unless mitigated."An ENVIRONMENTAL IMPACT
REPORT is required,but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,there WILL NOT be []
a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an
earlier EIR pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR,
including revisions or mitigation measures that are imposed upon the proposed project.
Signature Ito kLAn:3 Date: November 17, 1998
Curtis S.Williams,Planning Director
St.Nicholas School: Negative Declaration
Page 4
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNIFICANT EFFECTS:
1. No parking for events at the school shall be permitted on Vorhees Drive or Clausen
Court. Parking shall be made available during such events in the area of the basketball
courts and, as necessary, off-site arrangements with shuttle service shall be provided.
Parking control shall be provided for any event with expected attendance in excess of 250
people.
2. The new additions shall include fire sprinklers, to the satisfaction of the Santa Clara
County Fire Department. Fire sprinkler plans shall be submitted for review and
approval by the Fire Department prior to acceptance of plans for building plan check.
The Fire Department shall inspect the sprinkler installation prior to final inspection of the
project. -
3. Any proposed new outdoor lighting requires approval by the Planning Department.
Lighting locations and specifications shall be provided to the Planning Department for
approval prior to acceptance of plans for building plan check. Lighting shall be shielded
and directed downward, and shall not encroach or reflect on adjacent properties.
ENVIRONMENTAL CHECKLIST
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No -
I225. Incorporated Impact Impact
I. LAND USE AND PLANNING.Would the proposal:
a) Conflict with general plan designation or zoning [] [] [X]— []
b) Conflict with applicable environmental plans or policies adopted by agencies with [] [] [] [X]
jurisdiction over the project? .
c) Be incompatible with existing land use in the vicinity? [] [] [X] []
d) Affect agricultural resources or operations(e.g.impacts to soils or farmlands,or impacts [] [] [] [X]
from incompatible land uses)?
e) Disrupt or divide the physical arrangement of an established community(including a [] [] [] [X]
low-income or minority community)?
II. POPULATION AND HOUSING.Would the proposal:
a) Cumulatively exceed official regional or local population projections? [] [] [] [X]
b) Induce substantial growth in an area either directly or indirectly(e.g. through projects in [] [] [] [X]
an undeveloped area or extension of major infrastructure?
c) Displace existing housing,especially affordable housing? [] [] [] [X]
III. GEOLOGICAL PROBLEMS.Would the proposal result in or expose people to potential
impacts involving:
a) Fault rupture? [] [] - [] [X]
b) Seismic ground shaking? [] [] [] [X]
c) Seismic ground failure,including liquefaction? [] [] [] [X]
d) Seiche,tsunami,or volcanic hazard? [] [] [] [X]
e) Landslides or mudflows? [] [] [] [X]
f) Erosion,changes in topography or unstable soil conditions from excavation,grading,or [] [] [] [X] _
fill?
g) ' Subsidence of the land? [] [] [] [X]
h) Expansive soils? [] [] [] [X]
i) Unique geologic or physical features? [] [] [] [X]
5
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
IV. WATER.Would the proposal result in: _
a) Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff [] [] [X] - H
]
b) Exposure of people or property to water related hazards such as flooding? [] H] [] [X]
c) Discharge into surface waters or other alteration of surface water quality(e.g. [] [] I] [X]
temperature,dissolved oxygen or turbidity)?
d) Changes in the amount of surface water in any water body? [] [] [] [X]
e) Changes in currents,or the course or direction of water movements? H] [] H] [X]
f) Change in the quantity of ground waters,either through direct additions or withdrawals, I] [] [] [X]
or through interception of an aquifer by cuts or excavations or through substantial loss of
groundwater recharge capacity? -
g) Altered direction or rate of flow of groundwater? [] [] [] [X]
h) Impacts to groundwater quality? [] I1 [] [X]
i) Substantial reduction in the amount of groundwater otherwise available for public water [] [] H] [X]
•
supplies?
V. AIR QUALITY.Would the proposal:
a) Violate any air quality standard or contribute to an existing or [] [] [] [X]
projected air quality violation?
b) Expose sensitive receptors to pollutants? [] [] [] [X]
c) Alter air movement,moisture,or temperature,or cause any change [] [] [] [X]
in climate?
d) Create objectionable odors? [] [] [] [X]
VI. TRANSPORTATION/CIRCULATION. Would the proposal result in:
a) Increased vehicle trips or traffic congestion? [] [] [X] []
b) Hazards to safety from design features(e.g.sharp curves or dangerous intersections)or [] [] [X] []
incompatible uses(e.g.farm equipment)?
c) Inadequate emergency access or access to nearby uses? [] [] H] [X]
d) Insufficient parking capacity on-site or off-site? [] [X] [] []
e) Hazards or barriers for pedestrians or bicyclists? [] [] [] [X]
f) Conflicts with adopted policies supporting alternative transportation (e.g.bus turnouts, [] [] [I [X]
bicycle racks)?
g) Rail,waterborne or air traffic impacts? [] [] [] [X]
6
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
VII. BIOLOGICAL RESOURCES.Would the proposal result in impacts to:
a) Endangered,threatened or rare species or their habitats(including but not limited to [] [] [] [X]
plants,fish,insects,animals,and birds)?
b) Locally designated species(e.g.heritage trees)? [] [] [] [X]
c) Locally designated natural communities(e.g.oak forest,coastal habitat,etc.)? [] [] [] [X]
d) Wetland habitat(e.g.marsh,riparian and vernal pool)? [] [] [] [X]
e) Wildlife dispersal or migration corridors? [] [] [] [X]
VIII.ENERGY AND MINERAL RESOURCES.Would the proposal:
a) Conflict with adopted energy conservation plans? [] [] [
b) Use non-renewable resources in a wasteful and inefficient manner? [] [] [] [X]
c) Result in the loss of availability of a known mineral resource that would be of future [] [] [] [X]
value to the region and the residents of the State?
IX. HAZARDS.Would the proposal involve:
a) A risk of accidental explosion or release of hazardous substances (including,but not [] [] [] [X]
limited to:Oil,pesticides,chemicals or radiation?
b) Possible interference with an emergency response plan or emergency evacuation plan? [] [] [] [X]
c) The creation of any health hazard or potential health hazard? [] [] [] [X]
d) Exposure of people to existing sources of potential health hazards? [] [] [] [X]
e) Increased fire hazard in areas with flammable brush,grass,or trees? [] [] [] [X]
X. NOISE.Would the proposal result in:
a) Increases in existing noise levels? [] [] [X] [
b) Exposure of people to severe noise levels? [] [] [] [X]
7
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XI. PUBLIC SERVICES.Would the proposal have an effect upon,or result in a need for new or
altered government services in any of the following areas: _
a) Fire protection? [] [Xl [] []
b) Police protection? [l [] [l [X]
c) Schools? [I [] [X] [I
d) Maintenance of public facilities,including roads? [l [l [l [XI
e) Other governmental services? [] [] [] [X]
XII. UTILITIES AND SERVICE SYSTEMS.Would the proposal result in a need for new systems
or
supplies,or substantial alterations to the following utilities:
a) Power or natural gas? [] [l [I [Xl
b) Communications systems? [l [] [] [XI
c) Local or regional water treatment or distribution facilities? [] [I [I [Xl
d) Sewer or septic tanks? [] [] [] [X]
e) Storm water drainage? [] [l [I [Xl
f) Solid waste disposal? [l [] [] [XI
g) Local or regional water supplies? [] [] [] [Xl
XIII. AESTHETICS.Would the proposal:
a) Affect a scenic vista or scenic highway? [] [I [1 [XI
b) Have a demonstrable negative aesthetic effect? [I [I [I [X]
c) Create light or glare? [] [l [X] [I
XIV.CULTURAL RESOURCES.Would the proposal:
a) Disturb paleontological resources? [I [l [l [X]
b) Disturb archaeological resources? [l [] [l [X]
c) Affect historical resources? [] [I [I [X]
d) Have the potential to cause a physical change which would affect unique ethnic cultural [I [] [I [X]
values?
e) Restrict existing religious or sacred uses within the potential impact area? [] [] [] [X]
8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XV. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other recreational facilities? [] [] [] [X]
b) Affect existing recreational opportunities? [] [] [] [X]
XVI.MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the environment, [] [] [] [X]
substantially reduce the habitats of a fish or wildlife species,cause a fish or wildlife
population to drop below self-sustaining levels,threaten to eliminate a plant or animal
community,reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-term,to the disadvantage of long- [] [] [] [X]
term,environmental goals? •
_
c) Does the project have impacts that are individually limited,but cumulatively [] [] [] [X]
considerable?("Cumulatively considerable"means that the incremental effects of a -
project are considerable when viewed in connection with the effects of past projects,the
effects of other current projects,and the effects of probable futureprojects)
d) Does the project have environmental effects which will cause substantial adverse effects [] [] [] • [X]
on human beings,either directly or indirectly?
9
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanations of responses)
Land Use and Planning. Would the proposal:
a) Conflict with general plan designation or zoning?
c) Be incompatible with existing land use in the vicinity?
_ The General Plan designation for the area is"low density residential", so the proposal would be inconsistent with
the designation and with surrounding residential land uses. However,the school and religious use have existed
for many years and such facilities are permitted for schools and churches with a conditional use permit. With the
proposed conditions of approval, the conditional use permit amendment will assure that the use remains
compatible with the surrounding uses and with the intent of the General Plan..
b),d),and e)
No impacts are anticipated as the project does not affect environmental policies of other agencies, there is no
agricultural use involved,and the school use is established already.
II. Population and Housing.
a)-c)
No impacts are anticipated as no housing is proposed and the school additions are not proposed to increase'
enrollment.
III. Geological Problems.
a)-i).
No impacts are anticipated as the site does not lie within a fault or landslide zone and the proposed additions will _
be located over an existing paved area, so that no grading is required. A soils report will be required with the
building permit.
IV. Water. Would the proposal result in: -
a) Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff?
The drainage from the additions will be tied into the existing storm drainage system. Runoff_rates are not
expected to increase as the area of additions is already paved, so that there would be no increase in impervious
surface.
b)-i).
No other water-related impacts are anticipated as the building additions would not be located in an area subject to
flooding and water quality and groundwater impacts would not result.
10
V. Air Quality. Would the proposal:
a)-d).
No impacts are anticipated as the project will create no air emissions and vehicular traffic is not expected to
increase.
VI. Transportation/Circulation. Would the proposal result in:
a) Increased vehicle trips or traffic congestion?
No increase in vehicle trips or congestion are expected,as the additions will include a science classroom,
expanded daycare area,and restrooms,but will not increase enrollment.
b) Hazards to safety from design features(e.g.,sharp curves or dangerous intersections)or
incompatible uses?
The existing intersection at the driveway to El Monte Ave. creates conflicts between turning movements from the
I-280 freeway northbound exit and traffic on El Monte Ave. into Vorhees Drive and into the school site. The
proposed project, however, as it involves no increase in traffic, will not exacerbate the existing intersection and
turning movements. Therefore, the project should have a less than significant impact on traffic safety. Staff
notes,however,that the conditional use permit includes a provision that the intersection at El Monte Ave.must be
improved if future additions are sufficient to accommodate increased enrollment.
d) Insufficient parking capacity on-site or off-site?
Since there will be no increase in enrollment, there should not be an increased demand for parking. However,
the potential for parking impacts on residential streets remains during large events. A condition of approval and
mitigation measure would require that no parking be allowed on adjacent residential streets, and that parking
control be used for all events involving 250 or more people. The condition would also require that off-site
parking be used with shuttle service to the property if parking on-site will be insufficient. The number of such
events is also controlled by the use permit. _
c),e)-g)
No impacts are anticipated as emergency access is not changed,and alternative transportation modes are either
unaffected or not relevant(train,air,etc.). _ _
VII. Biological Resources:
a)-e)
No impacts are anticipated.as the proposed addition would be located over existing paved areas.
VIII. Energy and Mineral Resources:
a)-c)
No impacts are anticipated as the addition will meet current energy conservation codes and no mineral resources
are affected.
11
IX. Hazards:
a)-e)
No impacts are anticipated as the project involves no hazardous materials and is not located in proximity to such
materials or other health hazard.
X. Noise. Would the proposal result in: -
a) Increases in existing noise levels? —
b) Exposure of people to severe noise levels?
There may be minor increases in noise levels due to the extended daycare hours, but given the distance from
adjacent residences, the increase should be negligible, and of less than significant impact. There will be
increased noise from construction during the course of the project,but that increase will be temporary (6 months
expected)and work hours must be limited pursuant to the Town's regulations.
XI. Public Services. Would the proposal have an effect upon,or result in a need for new or altered
government services in any of the following areas:
a) Fire protection?
The proposal will add approximately 3,688 square feet of new habitable area, considered a group occupancy,
creating the need for adequate fire protection. The Santa Clara County Fire Department has determined that the. ,_
access to the site is sufficient for emergency purposes. The Fire Department has also determined,however,that a
fire hydrant needs to be relocated to meet Fire Code provisions, and that an automatic sprinkler system must be
provided in the new structures to meet requirements for water supply. These requirements are conditions of the
project approval and comprise a proposed mitigation measure. With these conditions, the impact would be
considered less than significant.
b)-e)
No impacts are anticipated, other than a positive impact on schools, as the subject school will be upgraded in
terms of its quality of resources offered.
XII. Utilities and Service Systems:
a)-g)
No impacts are anticipated as all needed services are already available to the site and are not being altered by the
project.
XIII. Aesthetics. Would the proposal:
a) Alter a scenic vista or scenic highway? -
b) Have a demonstrable negative aesthetic effect?
c) Create light and glare?
Aesthetic impacts are expected to be negligible. There are no scenic vistas which would be impacted, and the
additions would be only minimally visible from adjacent properties, and would match the existing school
buildings in scale,materials, and color. Additional lighting will be required to comply with the Town's lighting
regulations and be limited to that required for safety, such that light is not directed off-site. Lighting conditions
and mitigation measures have been included.
12
XIV. Cultural Resources:
a)-e)
No cultural,paleontological,archaeological,or historic resources would be affected by the project.
XV. Recreation:
a)-b)
The project would have no impact on the need for or availability of recreational opportunities.
13
Mitigation Monitoring Program
Responsible Must Be
Mitigation Measure Department Completed By: Done
1. Event Parking Control Planning Use Permit Review
2. Fire Protection Planning/Fire Final inspection
3. Outdoor Lighting Planning Prior to Issuance
14
fix. =:a:' - _=
j; ;- page 1 +: . CxB V
Attachment 1 '
. . :
t.'
N CONDITIONS OF APPROVAL
€. `'. CONDITIONAL USE PERMIT
.. ST. NICHOLAS SCHOOL -
t 1. Evening events sponsored by the applicant shall be limited to a total of
, twelve (12) per calendar year and shall be concluded no later than the hour of -
11:00 p.m. on weeknights and 12:00 midnight on Friday and Saturday = r
• evenings. ;;
. 2. No parking shall be allowed on any surrounding neighborhood street or +x
on the driveway entrance to the property. .•
-•
s
• - 3. The use of the public address system shall be limited to five (5) minutes
• each morning for the morning assembly. - :
. 4. Whenever students of the institution are present at the school, one faculty
or staff member shall be present. :
5. All requirements of the Santa Clara County Environmental Health
- - Department and the Los Altos Fire Department shall be complied with as a •
part of this permit. As per Stuart Farwell, Los Altos Fire Department, the --
trees on the property shall be trimmed and cleaned, any dead material under
the trees is to be removed; any and all dead trees shall be removed from the
property.
L
6. This use permit allows the school its present facilities. Any new buildings ,
Y
or structures will require an amendment to this use permit.
;' 7. Parking lot lighting is permitted in conformance with the approval granted
r.'.S by the Planning Commission (12/12/90). All lighting shall be constructed and
operated so as to eliminate any direct illumination toward any existing •
residence or building lot site. Such lighting shall be operated so as not to _
constitute a nuisance toward any adjacent property owner. The use of this
lighting shall be limited to times when faculty or staff are present.
8. The drainage of the parking lot is to improved so as to reduce uncontrolled
run-off into El Monte Avenue; additionally a regular maintenance program
for cleaning and clearing the drainage facilities must be implemented. Plans '-'
- . for the improvements and the maintenance plan must be submitted to the - .
Town no later than June 1, 1991. 1.
!
;'ir -•-:.. ..
44 ...Y• '-.• •
'••‘"::••I
•O"••� y`•..•:4
7. P:•.';.•• •
•'”•••;. –. Y ` '?;„•!,':,.,.
•
:1 -- a z `•-:.. •i. .--_:•;:.. .:-y;!•,-7.-:::0:.:::::,;.::-
: _: 0. ,+, • 4 y
ce -ia V:V
.:J
(
to. •�. 4.;:,......: ... �:i• ♦ tk'- • - i. `' ..'' .:. - . . � : J c
.ti.' Yom - .•.Y�. � - .._ _ - .t:-:; a':.-`:~.
�'. � Pte-- � �"^fit;..�7.tv.-Y,-"S� -. _sw4 .5:12 iYP'•
21 '• _.g:46i'i.....�.. rY�_ �'
i�'C•drh
euc^.Y .,. --'-:-::: e:
r _ .'
.
,-----.„:;1..:;w
L `::1..5:::,-, !•:". ...,:.:i',;;:-::,..p. _ ;a.7;:.,e,vg•.-A ,FX F ,5:„§ ' ,
s � - _ . :v - -
& St. Nich: Conditions � t x"-.
,:
a,_•:4:'
r:.,::`; 9. This use permit shall be reviewed in December 1992 and thereafter every
'.:.. five years in a duly noticed Public Hearing before the Planning Commission
:i?",7 •, (or body designated at that time for use permit approval). This review is to
„• .'' `° insure compliance with the conditions of the permit and to determine i any
e..-z••- addition, deletion or modification of conditions is requiredto insure
` ' compatibility of this use with the neighborhood and community. The
y..' applicant should be aware that the Planning Commission may call this
permit up for review, and possible revocation, any time when violations of
• this permit are noted. It is the applicants responsibility to pursue this five
. year review as a condition of this permit.
4. •-
- :
•
.t^fr�� _ . .,-". � sP :1;r��lrsc'•.Y.'''�is:''� e',..t<' - '?'.1.._C '. • ".•
r^^'�:',:�;''S. .ter . _ - • n��rvrt .s- .✓-.: ✓_ i.�yr:-.F;;`' y., rh �r .i.a 4 d..a• 'F'.
.•. — _..- 'r:' n-. 'i"v;. P;v. . .:.- t Etii'.ft`'+l.► psi " • . _M: .'•
R i TtkU+-1v�E.,Nrr- 6
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills,California 94022•(650)941-7222 • FAX(650)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME: / F .
/S1 ►c�(aS ScL
NAME /..,.
e. SatA Jog-e. 4-4ni Tham4S
12814 E( leto•,4e.. ,eve..` Los A 142:d. �( I�s, CA , '[40 z2.CALCULAl'Ell BY ` ( O� - 9 - 9 8
John M;ilert A rc.V,4ec.+
1. DEVELOPMENT AREA (SQUARE FOOTAGE) .
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.) 41 pct . -E' 363c;( 44 7SY
B. 1344611g. ( rc: o c. t?o..ls *4. 8 40. 0 84o
C. Driveway andParkingc� ( ( 3 3 co(
(Measured 100'along centerline) t 34 34-( —
D. Patios and Walkways 0 0 0 -
E. Tennis Court O O d
F. Pool and Decking - -740 d
G. Accessory Buildings (from Part B)- 3 06 c — 2.75( 38
H. Any other coverage o (9 . U
TOTALS ( 60 .oac — 513 riet 5V2
Maximum Development Area Allowed- MDA (from Worksheet#1) ( e l , 2q7 I
2. FLOOR AREA (SQUARE FOOTAGE) Total
Existing - Proposed -
(Additions or Deletions)
A. House and Garage
a. F4eerP.,r:sh Nall q S7o D 5s 7O
b. 2 er Bld9 1 -y 14 821 0 (6 82-1
c. Atticnd Bt std.. s 0 -t 368'C 3 689
d. .image Ca..va.++ 6..,.;3-c_ 14 4‘,8 U l 4 66 8
B. Accessory Buildings _
a. 1stFJeor Orta. 1`"u 2., 75-.( — 27S ( O
b. Fi o t31dg (e(ev.3I0') 338 0 338
c. Attic and Basement N IA - N//6
- TOTALS 44 1 S`{ t 938
Maximum Floor Area Allowed-MFA(from Worksheet#1) e
132, sq---T 1
L s II .\ • 9 D : • ' ' I t � - 1
Revised 8/6/97
�P°LSA °& EIRE DEPARTMENT
tr* 4J CONTROL NUMBER
'FIRE A SANTA C COUNTY
ieeE **- 14700 Winchester Blvd., Los Gatos, CA 95032-1818
BLDG PERMIT NUMBER
COURTESY 8 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 98- 2971
PLAN REVIEW NUMBER
FILE NUMBER 214-9 8-Z P-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed addition of a 3,689 square foot classroom space to an
existing classroom complex at an existing private school campus. Refer also to
pre-application planning conditions 98-0586, dated 3/18/98 by this department
(See attached).
The planner for this project is Mr. Curtis Williams, Planning Director.
1 Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute-for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
UFC 2 Required Fire Flow: Required fire flow for this project is 1,500 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
UFC 3 Private Fire Hydrant(s) Required: Provide 1 private on-site fire hydrant(s)
903.2
installed per NFPA Std. #24, at location(s) to be determined by the Fire
Department. Maximum hydrant spacing shall be 250 feet and the minimum
single flow hydrant shall be 1500 GPM at 20 psi residual pressure. Prior to
design, the project civil engineer shall meet with the fire department water
supply officer to jointly spot the hydrant locations.
UFC 4 Required Fire Flow Option: Provide an approved fire sprinkler system
903.2
throughout all portions of the building. The fire sprinkler system shall
conform to National Fire Protection Association Standard #13, 1994 Edition,
and local ordinance requirements.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ JOHN MILLER AIA 10/27/98 1 QF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Commercial Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF ST NICHOLAS SCHOOL 12816 El Monte Av
A California Fire Protection District serving Santa Clara County and the communities of
Campbell. Cupertino, Los Altos. Los Altos Hills. Los Gatos, Monte Sereno, Morgan Hill.and Saratoga
6.Pp A c°64. FIRE DEPARTMENT
AFIRE ' SANTA CLARA COUNTY CONTROL NUMBER
1 1 _ 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER
COURTESY B SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 98- 2971
PLAN REVIEW NUMBER
FILE NUMBER 214-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT _
5 Note: This review is for the sake of fire department site access and water supply
issues only. A separate architectural review for fire and life safey is required at
time of building permit application.
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 fl JOHN MILLER AIA 10/27/98 2 OF
2
SECJFLOOR AREA LOAD DESCRIPTION BY
Commercial Development Hokanson, Wayne
NAME OF PROJECT LOCATION
LANDS OF ST NICHOLAS SCHOOL 12816 El Monte Av
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos. Los Altos Hills. Los Gatos. Monte Sereno. Morgan Hill. and Saratoga
/11/25/1998 12:17 4159495404 BARR,^-,GER 1 c ci- f' r . '
•
419P 11/15 IC : ...YMPF-
Town of Los Altos Hills;
11 /25/98 D
Tpi 90
u'/p�/
To: Planning Commission & Staff • along Page Mill Road4and.northem boundary
of property along the ferice'.forspark and
From: Diane Barrager and Scott Ride (with waterbars). Path tU remain open
Vanderlip. Pathways Committee during construction. 11/24/98
Co-Chairs
27650 Central Drive; Lands of
Subject: 1998 Pathway Patmore and Zarcone: No request.
recommendations 10/26/98
This is a cumulative listing of all pathway 14470 De Bell Road; Lands of Wong:
recommendations for 1998, in alphabetical No request. 1/26/98
urder by street and number, with the
effective date at the end of each item. In 27525 Edgerton Road; Lands of
cases where a recommendation for a given Cheek: No request. 6/22/98
address has been revised, two dates are 27760 Edgerton Road; Lands of
shown but only the final recommendation is Birnbaum: Construct II-B path along
listed. . Edgerton. 5/21/98
Where construction or upgrading of paths to 12816 El Monte Ave.; Lands of St.
the II-B standard is recommended, it is to. Nicholas School: Extend existing asphalt
include irrigation at.•least.5 feet away from path to Voorhees Drive and clear vegetation
. • path and a.non-slip surface.on any crossing from present pathway. 10/26/98
driveways. Wherethere is "no request"
the Committee recommends that in lieu fees 25706 Elena; Lands of Driscoll,
be collected where possible. Maintain roughened section of driveway
. over. pathway. 8/24/98 .
Recommendations
26431 Elena; Lands of Kuo Grant an
_ 12025 Adobe Creek Lodge Road; easement if indicated along the border of
Lands of Chang: Construct 11-B path 26431 Elena and 26437 Elena by the
along Adobe Creek Lodge Road separated from existing fence. 7/27/98, 8/24/98
the road by 5 feet. Construct II-B path in a
20 foot easement adjacent to Moody Road at 12010 Elsie Way; Lands of Murthy
the toe of the slope. 1/26/98 & Srinath: Restore 11-B path along
Concepcion Road. 3/23/98
26450 Ascension Drive; Lands of
Munshi: Restore; II-B path in front on • 25935 Estacada Way; Lands of Lee:
Ascension Dr., Restore native path on No request. 2/23/98
•property line. addressing drainage issues. •
25451 Fremont Road; Lands of
Grant pathway easement if needed. 7/27/98 .Zatparvar: Restore II-B path along
26131 Altadena Drive; Lands of ,, Fremont and construct II-B path along
Ewald: Acquire pathway easement and ▪ Robleda. 5/21/98
construct a Il-B oath parallel to Aftadena. 27161 Fremont Road; Lands of
4/27/98 - Blair: Construct a 5 foot II-B path along
26157 Altadena Drive; Lands of Fremont separated from the pavement by at
Korman: Require easement along Kingsley •least 5 feet with plantings between road and
Way and construct a II-B path-from the path. - 6/22/98, 10/26/98
entrance to Esther Clark Park to a point 20 25518 Hidden Springs Lane; Lands
feet beyond where the path begins on the of Bower: Restore II-B path along
other side of Kingsley. 5/21/98 Altamont; reconstruct II-B path along
14250 Berry Hill Lane; Lands of eastern boundary. 2/23/98
Logan: Rcr lign and construct new II-B path
•
•
N-7T7.c t}w v'T- 4
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION
Applicant's Name: 5 77.
Address: / A*4
Reviewed by: C---14.1got-t ., Date:
11"---/e--
Existing
`/'--Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
1/!I7-4"4rf If /�"Qh-e 4911 CLt i7.eiy/d�.ce�
y ,ate 6012
. Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10'.from property line?)
Effr-e Sc c12i (9- irtOt 6d G2aAtk c at
; 4 )L7 /4/ 126° !/e-- tic lt
iU
Glom ' r`ti
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
,42444J /gam-eco d in deZ)��
• Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway •
impact neighbors' privacy (lights,. noise)? Recommended mitigation
(height, color, landscape).) _
6/03.- d •
4h' o/G
•
Other Comments:
{} c-th tJT 10
TOWN OF LOS ALTOS HILLS
26379 Fremont Road• Los Altos Hills, California 94022 •(650)941-7222 • FAX(650)941-3160
PLANNING DEPARTMENT
•
APPLICATION FOR PROJECT REVIEW
1. PROPERTY DESCRIPTION: - •• Please print or type --
Street Address
I281Cel mon-Fe... -
Lot(s)Number Tract or Parcel Map Number Please Check One: Sewer ›.5—
Septic
Assessor's Parcel Number Gross Acreage — Net Acreage
33 ( -21 -03 33C- 21-04( ►-1 • ZS-Acres
•
2. PROJECT DESCRIPTION:
New Residence, etc. 1
4. �1Ct..Ls <G
3. PROPERTY OWNER:
- Name of Legal Owner
P: erre. DK Mgiwe
ioce3 . c 1 Sat Jos¢.•. B• S Zip
Mailing Address
9 dv LA aYQM-e. �'3cc' , 5a'+.. J o 44q IcOCO
Home PhoneWork Phone FAX Number
Number •
( ) ( ) . ( ) •
Representative's Name Phone FAX Number
J eLA M;IIS Acct.;1-Qc.# (6s°)9 61-`[c 8 4- (iso) 'a? -'ysg C
Mailing Address Zip
) 16 C _ 3 -i-• i M00K-.h- VN4,,, CA 9'4o4-(
4. FEES AND DEPOSITS:
Planner will complete this section. Fees and deposits,payable to the Town.of Los Altos Hills, are required to process all
Planning applications.
Fee Deposit
Real Estate Review:
Geologist:
Zoning:
Site Development: Receipt#
6Soto , 700,0� 7 3%2
File# '�I`t ce.— —.s.D...�:L(
`Q 3�0— 3�0— Date:
- N) Qcx- Gc; j IOkct `tg
5. SIGNATURE OF OWNER(S) OR AGENT:
(Please note: Agent requires letter of authorization from owner)
I, the undersigned owner or authorized agent of the property described above,hereby make an application for the
purposes set forth above in accordance with the provisions of the City Ordinances, and I hereby certify that the
information given is true and correct and to the best of my knowledge and belief.
Signature Date JO -- 7 — 7 a
Rev. 8/6/97