15555 Union Ave - Staff Report & Exhibits 1-6. -" TOWN OF LOS GATOS ITEM NO: 2
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PLANNING COMMISSION STAFF REPORT
Meeting Date: March 9, 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT:
CONTACT PERSON:
PROPERTY OWNER:
Jocelyn Puga, Assistant Planner
jpuga@ los gato sc a.gov
Conditional Use Permit Application U-15-0 15
15555 Union Avenue (southwest comer of Union Avenue and Los
Gatos-Almaden Road)
Darshini Desai-Chheda
Chris Diesta
DS Downing LP , a Delaware limited partnership
APPLICATION SUMMARY: Requesting approval for a learning center (Kumon) with group
educational classes on property zoned C -1. APN 523-41 -036.
DEEMED COMPLETE: February 3, 2016
FINAL DATE TO TAKE ACTION: August 3, 2016
RECOMMENDATION: Approval, subject to conditions.
PROJECT DATA: General Plan Designation: Neighborhood Commercial
Zoning Designation: Neighborhood Commercial , C-.1
Applicable Plans & Standards: General Plan
Parcel Size: 5.8 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Commercial and Neighborhood Commercial C-1, 0, and
Residential and City of San Jose City of San
Jose
East Commercial and Neighborhood Commercial , C -1, 0 , and
Residential Office Professional , and City City of San
of San Jose Jose
South Residential Medium Density Residential RDand
and Neighborhood C-1
Commercial
West Residential Medium Density Residential RD and
RM-5:12
Planning Commission Staff Report-Page 2
15555 UnionAvenue/U-15-015
March 9, 2016
CEQA:
FINDINGS:
ACTION:
EXHIBITS:
BACKGROUND:
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California Quality Act,
Section 15301: Existing Facilities. No significant effect on the
environment will occur since the project uses an existing structure
with no increase in floor area.
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15301: Existing
Facilities.
• As required by Section 29.20.190 ofthe Town Code for granting
a Conditional Use Permit.
The decision of the Planning Commission is final unless appealed
within ten days.
1. Location Map
2. Findings (one page)
3. Recommended Conditions of Approval (five pages)
4. Business Description, received January 15,2016 (three pages)
5. Letter of Justification, received January 15 ,2016 (one page)
6. Development Plans, received February 3, 2016 (two sheets)
The proposed project would occupy a commercial space previously occupied by Fantastic Sam's in
an existing commercial shopping center. The subject space is one of 17 commercial spaces located
on the property. An eighteenth space is located on a separate parcel on the comer of Union Avenue
and Los Gatos-Almaden Road.
PROJECT DESCRIPTION:
A. Conditional Use Permit
The applicant is requesting approval to operate a learning center (Kumon) with group
educational classes in a space previously occupied by Fantastic Sam's. The maximum hours
of operation would be 8:00 a.m. to 8:00p.m. seven days a week. The applicant provided a
description of the business (Exhibit 4) and letter of justification (Exhibit 5) describing the
proposal.
When reviewing a Conditional Use Permit (CUP), the deciding body should consider the
information in the applicant 's business plan; however, the key consideration should be the
explicit proposed use since the business plan can change from owner to owner. The explicit
use may be, and is often, defined in the recommended conditions of approval as a "use"
Planning Commission Staff Report -Page 3
15555 Union Avenue/U-15-015
March 9, 2016
condition. The CUP runs with the land, and the deciding body should review applications
based on the explicit use as opposed to the applicant or the applicant's business plan.
B. Location and Surrounding Neighborhood
The project site is located on the southwest corner ofUnion Avenue and Los Gatos-Almaden
Road in the southwest corner of the property (Exhibit 1). Commercial uses border the
property to the north; residential and commercial uses border the property to the west and east;
and residential uses border the property to the south.
C. Zoning Compliance
The zoning designation allows group educational classes, subject to the approval of a
Conditional Use Permit.
ANALYSIS:
A. Project Summary
The project would occupy a 1,390-square foot commercial space within an existing
commercial shopping center for group educational classes (Kumon). The proj ect would not
result in an increase of average daily trips (ADT) or peak hour trips. The applicant is
proposing to operate during the following hours:
Monday-Sunday I 8:00 a.m .-8 :00p.m .
The applicant is proposing a maximum of 15 students and four employees at any one time.
Additional seats and tables are provided on the floor plan (Exhibit 6) to allow for specialized
tutoring areas which are separated from the classroom and student general area. The applicant
provided a project description (Exhibit 4) and letter of justification (Exhibit 5) describing the
proposal.
B. Parking
The commercial shopping center has 352 parking spaces (342 plus 10 ADA spaces). As
shown in the table on page 4 of the staff report, the proposed use and the existing uses would
meet the parking requirements.
Planning Commission Staff Report-Page 4
15555 Union Avenue/U-15-015
March 9, 2016
Address Business Name Calculation
15521 Chase Bank !bank 11235 SF
15525
15527
15529 ~ooyah -~urg~r . restaurant L I rx.:~ 3 sea ts . .
15531 Sh~l¥ic io ~~.!:3~~~e~y _ !retail !(235_~y ¥ _¥ _ ·-·--··-·----~---··.
1_5541 · Unio~ Nails !personal svc ~/~35 _SF :
15543 DC Barber i perso'!~l svc · 1/235 SF 1 2.5
15545 'sweet Retrea!__ . ··-t:~ta_urant 1! p~r)_~a_!s II 1 3.7
.. 1 ... ?.~~-~··· ~<!f.e.\\lll>' [retail .... lf2}5 _~f ... . . ·-+ 194 .5
15551 A :Core Evolution classes I ~r 3 students + staff 1 5.5
1555is l v;~~nt ___ ... --.r-;t".;iifstoriS~ lf2J 5SF ------~-~ '4+------i 0.5
15553 Edible Arrangements !retail '1/235 SF i 1,440 • · i -:1_ 6.1 1..
15555 . Proposed Ku~personal svc I ~ 3 students+ staff 15 4) 5.9
8.0
23.3
-+ -3.7
15557 Chocola te DreamBoi retail I/235SF i 1,201 ' 5.1 -1!ill .~~J~~i ~E ~l~~:=~:~::~;J =-~~J]• --. ··-·~-· :I :-~:9:_:8~ _ -r_2·--,_-3 ......
~55_~~-'fr!!J!O~~ ~tarb L~cksirestauran! _ 'l Pe.~) se~t~ ______ . i 2,300 __ ·t· ___ :_ 61 _ .. l ..... .
I . ! ,
.... =~--: ~:~~~~=:~:=:~::!~~~-~~-~.:)·· .: . · ···· ···· ·· .:.: -·--· : __ Z!~~j T ==·~:~:.~ f·· _: ... : ........ ~-···. i::;i·~;;:~::-~:;~:t:
C. Conditional Use Permit Findings
In order to grant approval of a Conditional Use Permit, the deciding body must make the
following findings:
I. The proposed use of the property is essential or desirable to the public convenience or
welfare; and
2. The proposed use would not impair the integrity and character of the zone; and
3. The proposed use would not be detrimental to public health , safety or general welfare;
and
4. The proposed use of the property is in harmony with the various elements or objectives
of the General Plan and the purposes ofthe Town Code.
'
In regards to the first finding, the proposed use is desirable to the public convenience because
it provides an after school program for children who are interested in pursuing academic
enrichment and want to improve their math and reading skills. As required by finding two, the
proposed use would not impair the integrity of the zone, in that the proposed use is a
commercial use and would be located in a commercial zone. In regards to the third finding,
the use would not be detrimental to public health, safety or general welfare, and the conditions
regarding the operating hours, number of students, and employees placed on the permit would
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6.1
9.0
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21.3
Planning Commission Staff Report -Page 5
15555 Union Avenue/U-15-015
March 9, 2016
maintain the welfare of the community. In regards to the final finding, the proposed use is in
harmony with the General Plan and Town Code.
D. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are not
limited to:
• Policy LU-2.1 -Minimize vehicle miles traveled for goods and services by allowing and
encouraging stores that provide these goods within walking distance of neighborhoods in
Los Gatos.
• Policy LU-9.2 -Maintain a variety of commercial uses, including a strong Downtown
commercial area combined with Los Gatos Boulevard and strong neighborhood
commercial centers to meet the shopping needs of residents and preserve the small-town
atmosphere.
• Policy LU-9.6 -Encourage development that maintains and expands resident-oriented
services and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town .
E. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act , Section 15301: Existing Facilities.
No significant effect on the environment will occur since the project uses an existing structure
with no increase in floor area.
PUBLIC COMMENTS :
At this time, the Town has not received any public comment.
CONCLUSION AND RECOMMENDATION :
A. Conclusion
Staff has recommended conditions of approval regarding the maximum number of students,
employees, and operating hours. The site has adequate parking to accommodate the proposed
use. The proposed use would close by 8:00 p.m . each day. The proposed use is in
conformance with the Town Code and is consistent with the General Plan.
Planning Commission Staff Report-Page 6
15555 Union Avenue/U-15-015
March 9 , 2016
B. Recommendation
Staff recommends approval of the proposed project. If the deciding body concurs with staffs
recommendation, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2 . Make the required findings as required by Section 29.20.190 of the Town Code for
granting approval of a Conditional Use Permit (Exhibit 2); and
3. Approve Conditional Use Permit application U-15-015 with the conditions contained in
Exhibit 3.
If the Commission has concerns with the proposed use, it can :
1. Approve the application with additional and/or modified conditions of approval; or
2. Continue the application with direction to a specific hearing date; or
3. Deny the application.
Approved by:
Joel Paulson, AICP
1 Community Development Director
JSP:JGP:sr
cc: Darshini Desai-Chheda, 2759 E. Trimble Road, San Jose, CA 95132
Chris Diesta, 656 Santa Rosa Street #3A, San Luis Obispo, CA 93401
DS Downing LP , a Delaware limited partnership, 200 E. Baker Street Suite 100, Costa Mesa,
CA 92626
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15555 Union Avenue
GATOS-ALMADEN RD
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PLANNING COMMISSION-March 9, 2016
REQUIRED FINDINGS FOR:
15555 Union Avenue
Conditional Use Permit U-15-015
Requesting approval for a learning center (Kumon) with group educational classes on
property zoned C-1. APN 523-41-036.
PROPERTY OWNER: DS Downing LP, a Delaware limited partnership
APPLICANT: Darshini Desai-Chheda
FINDI NGS
Required f'mding for CEQA:
• The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town. No significant effect on the environment will occur
since the project uses an existing structure with no increase in floor area.
Required f'mdings for a Conditional Use Permit:
• As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
(1) The proposed use of the property is essential or desirable to the public convenience or
w elfare because it provides an after school program for children who are interested in
pursuing a cademic enrichment and want to improve their math and reading skills ; and
(2) The proposed use would not impair the integrity and character of the zone in that the
proposed use is a commercial use and would be located in a commercial zone; and
(3) The proposed use would not be detrimental to public health, safety, or general welfare
because the conditions regarding the operating hours, number of students, and employees
placed on the permit would maintain the welfare of the community; and
(4) The proposed use of the property is in harmony with the various elements or objectives of
the General Plan and the purposes of the Town Code.
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PLANNING COMMISSION -March 9, 2016
CONDITIONS OF APPROVAL
15555 Union A venue
Conditional Use Permit U-15-015
Requesting approval for a learning center (Kumon) with group educational classes on
property zoned C-1. APN 523 -41-036.
PROPERTY OWNER: DS Downing LP, a Delaware limited partnership
APPLICANT: Darshini Desai-Chheda
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved and noted
as received by the Town on February 3, 2016. Any changes or modifications to the
approved plans shall be approved by the Community Development Director, the
Development Review Committee, the Planning Commission, or Town Council, depending
on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29 .20.320 of the Town Code, unless the approval has been vested .
3 . USE: The approved use is for group educational classes .
4. NUMBER OF STUDENTS : The maximum number of students on-site at an y given time
is limited to 15.
5. NUMBER OF STAFF/INSTRUCTORS : The maximum number of employees on-site at
any given time is limited to four .
6 . HOURS OF OPERATION : Maximum hours of operation are 8:00a.m . to 8 :00p.m., seven
days a week.
7. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs.
8. CERTIFICATE OF USE AND OCCUPANCY: A Certificate ofUse and Occupancy from
the Los Gatos Community Development Department must be obtained prior to
commencement of use.
9 . BUSINESS LICENSE: A business license from the Town of Los Gatos Finance
Department mu st be obtained prior to the commencement of any new or change of use.
10. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
11 . COMPLIANCE MEMORANDUM : A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed .
Building Divis ion
12. PERMITS REQUIRED : A Tenant Improvement Building Permit shall be required for the
EXHlBlT 3
alteration to the existing commercial building. Separate permits are required for electrical,
mechanical , and plumbing work as necessary.
13. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the construction plans. A Compliance Memorandum shall be prepared
and submitted with the Building Permit application detailing how the Conditions of
Approval will be addressed.
14. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
15. TITLE 24 ENERGY COMPLIANCE : All required California Title 24 Energy Compliance
Forms must be blue-lined (i .e. sticky backed) onto the plans including lighting compliance
and mandatory measures.
16. TITLE 24 ACCESSIBILITY-COMMERICAL: For any proposed Tenant Improvements,
on-site parking and general path of travel shall comply with the latest California Title 24
Accessibility Standards. Work shall include, but not be limited to, accessibility to building
entrances from parking facilities and sidewalks. The building shall be upgraded to comply
the latest California Title 24 Accessibility Standards. Necessary work shall be first
investigated by the design Architect and then confirmed by Town staff. See Advisory
Comment 8.b.
17. PLANS: The construction plans for this commercial building shall be prepared under the
direct supervision of a licensed Architect or Engineer. (Business and Professionals Code)
18. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development-Planning Division: Jocelyn Puga at (408) 354-6875
b. Santa Clara County Fire Department: ( 408) 3 78-401 0
c. West Valley Sanitation District: (408) 378-2407
19 . ADVISORY COMMENTS for TENANT IMPROVEMENTS :
a. In addition to all new work complying with the Code for accessibility, when existing
Buildings are altered or remodeled they must be made accessible to persons with
physical disabilities in accordance with the CBC Section JJB-202 , "Accessibility for
Existing Buildings". Existing accessibility features and/or elements required to be
accessible in order of priority include: (a) Accessible main entrance with required
signage and proper door hardware that does not require tight grasping; (b) Accessible
route to altered area (including parking space and path of travel from public way); (c)
Accessible Restrooms ; (d) Accessible indoor and outdoor seating.
b. Where the cost of alterations or remodeling is less than a threshold amount (currently at
$150,244.00) and the cost to provide all those features listed above is disproportionate
to the improvement costs (i .e. more than 20% of the budget), then the Owner is only
required to provide disabled access upgrades to 20% of the budget cost for alterations
with the approval of the Building Official. Please obtain the Town 20% Rule Form
from the Town Permit Counter or download from the Town of Los Gatos website at
www.losgatosca.gov and completely fill it out showing all the required upgrades that
will be provided and their costs. This form must be permanently affixed (i.e. blue-
lined, sticky-backed) to the plans.
c. Occupant load and Exiting shall comply with California Building Code Chapter 1
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
20 . GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be
washed into storm drainage facilities . The storing of goods and materials on the sidewalk
and/or the street will not be allowed unless an encroachment permit is issued. The
Developer's representative in charge shall be at the job site during all working hours .
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Developer's expense.
21. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in
use or occupancy of any non-residential condominium space, the buyer or the new or
existing occupant shall apply to the Community Development Department and obtain
approval for use determination and building permit and obtain inspection approval for any
necessary work to establish the use and/or occupancy consistent with that intended.
22. PARKING: Any proposed parking restriction must be approved by The Town of Los
Gatos, Community Development Department.
23. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's
proportional share of transportation improvements needed to serve cumulative development
within the Town of Los Gatos. The fee amount will be based upon the Town Council
resolution in effect at the time the building permit is issued. The fee shall be paid before
issuance of a building permit. The final traffic impact mitigation fee for this project shall
be calculated from the final plans using the current fee schedule and rate schedule in effect
at the time the building permit is issued, using a comparison between the existing and
proposed uses.
24. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval from
the Town Engineer.
25. CONSTRUCTION HOURS: All subdivision improvements and site improvements
construction activities , including the delivery of construction materials, labors , heavy
equipment, supplies, etc. shall be limited to the hours of8:00 a.m. to 8:00p.m., weekdays
and 9:00a.m. to 7:00p.m. weekends and holidays. The Town may authorize on a case-by-
case basis alternate construction hours. The Applicant/Subdivider shall provide written
notice 24 hours in advance of modified construction hours. Approval of this request is at
discretion of the Town.
26. CONSTRUCTION NOISE: Between the hours of8:00 a.m. to 8:00p.m., weekdays and
9 :00a.m. to 7:00p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the prop erty plane shall not exceed eighty-five (85) dBA.
27. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan that shall incorporate at a
minimum the Project Schedule, employee parking, materials storage area(s) and proposed
outhouse location(s).
28 . WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. Sanitary Sewer Clean-out is required for each property at the property line or at a
location specified by the Town.
29 . SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation ofthe
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Building Official. The Town shall not
incur any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to issuance of a building permit.
30. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and
home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed
into the Town's storm drains.
31. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The storing of
goods and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The adjacent public right-of-way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainage
facilities. The storing of goods and materials on the sidewalk and/or the street will not be
allowed unless an encroachment permit is issued. The Developer's representative in charge
shall be at the job site during all working hours . Failure to maintain the public right-of-way
according to this condition may result in the Town performing the required maintenance at
the Developer's expense.
32. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
33. WATER: 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 make application to, and receive from, the
Building Department all applicable construction permits.
34. FIRE SPRINKLER: Plans state no modification will be made to the existing fire sprinkler
system. Any interior remodel may require such modification , and the applicant is advised
to employ the services of a properly licensed fire sprinkler contractor to verify that such
modification is not required.
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C OURTNEY
ARC H ITECTS
January 15,2016 (revised)·
RECEIVED
JAN 15 Z016
TOWN OF LOS GATOS
PLANNING DIVISION
Town of Los Gatos Planning Department
11 0 E . Main Street
Los Gatos, CA 95030
Re: Project Description & Letter of Justification
Kumon Math & Reading Center
15555 Union Avenue
Los Gatos, CA 95032
To Whom It May Concern:
The Downing Shopping Center is a commercial shopping center along the eastern side and within
the Town ofLos Gatos at the intersection ofUnion Avenue and Los Gatos Almaden Roads. The
Shopping Center is o'wned by Donahue Schriber Realty Group and includes a mix of tenants
which vary from grocery, retail, restaUrant,· ai}d seryice. This application suomittaJ is for a
Conditional Use Permit (CUP) to e$blish a l<,UMON MA Tii & READING CENTER 'Yithin the
Downing Center to satisfy the needs:to be imrilediate and surrounding community to enhance
educational development for students of varying age groups.
The proposed project will be located within the existing Fantastic Sam's hair salon at 15555
Union A venue, and shall include, but limited to, the following work items:
1) Enlargement of existing restroom to accommodate current accessibility standards and
requirements;
2) Placement of an interior non-bearing waiJ to divide the front waiting area (parents) from
the interior classroom area;
3) New Flooring ~d Wall fmishes
4) Addition of new electrical and plumbing as needed
5) Existing Mechanical distribution shall remain in place with minor relocation of grille
diffusers
6) Existing Fire Sprinkler system shall remain in place with no modifications
By locating the proposed Kumon Math & Reading Center within the existing Downing Center, it
will be immediately accessible to the surrounding community by providing accelerated learning
services for all students which include new learning or reviewing/reinforcing current learning in
school by providing individual teaching instruction directly to the student. This will keep local
Los Gatos needs within the community and prevent those in need of Kumon provided l\1ath and
Reading educational services to travel to San Jose (or other cities). For more information, please
go to:
http://www.kumon.com/
The Kumon learning environment primarily will focus on providing Math and Reading
instruction to students starting age 4 to 15. Students come in twice a week for 30-45 mins per
656 Santa Rosa Stre et. Suite 3A
San Lui s Obispo. CA 93401
805/541 ·3150
805/541 ·3173FAX
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subject or once a week for I hour per subject. The employees working at the Kumon center will
be involved wid1 providing instruction in Math and Reading, conducting tests, grading the
students work . The employees at the center will be referred to as tutors or instructors.
The Kumon Math curriculum comprises teaching students math and calculation skills ranging
from counting. addition, subtraction, multiplication , division, equations, linear equations, graphs ,
algebra, geometry, polynomials, factorization, fractions, quadratic equation, geometry and basic
statistics .
The Kumon Reading curriculum comprises of helping students develop reading and writing skills
and comprises of teaching students basic alphabet, vow.els, consonants, putting words together,
correct pronunciation, consonant combinations, saying sounds of words, developing word and
sentence building skills, paragraph skill, summary skills and critical reading and writing.
A library area will be provided for students to refer to books, dictionary and other relevant
educational material.
A maximum of 4 instructors and 15 students will be maintained . However, more seats and tables
are provided ·within the space, to provide "specialized tutoring" areas which are separated from
the classroom and student "general area".
On class days the students will be tutored in the subject they enrolled (Math, Reading, or both).
During office hours the instructor (Dr. Darshini Desai Chheda) wi11 be conducting new student
orientations, taking new emollments, conducting placement tests and meetings with parents and
guardians of enrolled students for academic progress updates. ·
Business Hours for the Kumon Center will be 8:00am to 8:00pm. Monday thru Sunday.
Being an after school Math and Reading program the items used in center will be limited to office
supplies . There are no material pick-up or delivery times. The copyrighted 'Kumon Work
Sheets' will be used by students to aid them in Math and Reading. These sheets are typically
either printed onsite or will be delivered by regular mail approximately once a quarter during
office hours.
The proposed center use will be desirable for families seeking help for their children's Math and
Readings1dl1lmprovement; The-proposed site-is ~ocated in an area-zenec:l-f~r-oommerciaJ use .
Since the Kumon Center: Witl ~tili~ _the existing fa~de, there are no proposed exterior
improvements, except for new Tenant signs which is ''Not A Part" of this CUP application and
will be separately su\>;mitted by others. See attached photos for the proposed Kumon location
(existing Fantastic SaiD -'s).
Proposed parking for the Klimon Center is nine (9) spaces based on the maximum number of
stud.ents ( 15) and instructors ( 4 ), at a 1 space per 3 student ratio and 1 for each teacher/instructor :
16/3 = 5 spaces + 4 spaces for instructors = 9 spaces total. A copy of the Downing Center overaJJ
parking allotment is included with this letter, which includes proposed parking for the 2 current
CUP application~ in process at the Downing Center for Starbucks and Cycle Bar Tenants .
As described above, and given the simple nature ofthe Scope of Work , and intended positive
benefits to the community, we request that the Conditional Use Permit application be approved.
Please feel free to contact me directly should you have any questions or concerns regarding the
Kumon Program or any of the above.
Chris Diesta, Project Manager
Courtney Architects
N:\20/Jl //JD/0./J Dutmil'l B9 Kmrtoll 11'C"""·'<J'OI'dm«IAgmcy\TuLG J'roj<ci!Nscriplioii_20/6 .(JJ.JJ n•i .-J.duc
RECE\VED
\1AN 1 5 10\6
f LOSGA1'0S T~~~\t>lG oNIS\ON
This Page
Intentionally
Left Blank
LetlerofJu~cation
(per see. i9.2o .ot90)
The proposed use of the Kumon program are essential ~d desifaQle to the publlc convepience and welfare.
By locating the use within an existing commercial shopping center, it provides ease of convenience by
placing the use wi~n an existing "hub" of pedestrian circu)atjon. The proposed use ~ll not impair the
integrity and character of the commercial zone, and use willnot be det:riiDental to public health, Sllfety, or
general welfare. nie proposed Kumon center use in in harmony with the various elements or obj~tives of
the general plan and consistent with Section 29.20.190 of the Town Code. The Kumon program is not a
hazardous waste facility nor will it generate any hazardous waste products.
The Kumon program is an after school supplemental program that covers many concepts taught in school.
The program is designed from the top down arid progresses stepwise to build all the critical skills needed
to study high-school level calculus and high-school level literacy texts.
The Kumon Math curriculum comprises teaching stUdents math and calculation skills ranging from
counting, addition, subtraction, multiplication, division, equations, liilear equations, graphs, algebra,
·geometry, polynOniials, factorization, fractions, quadratic equation, geometry and basic statistics.
The Kumon Reading curriculum comprises of helping students develop reading and writing skills and
comprises of teaching students basic alphabet, vowels, consonants, putting words together, correct
pronunciation, consonant combinations, saying sounds of words, developing word and sentence building
skills, paragraph skill, summary skills and critical reading and writing.
Developing the ability to learn something new and different with practice is the core philosophy behind the
'Kumon Learning Method'. It is a unique method that helps develop self-learning skills in children aimed
at empowering them with basic fundamentals in a subject and directing them to be confident successful
individuals. Instead of passive instruction, the Kumon method aims at developing a lesson plan suited for
each student's level and the student progresses at their own pace. The educational development services at
provided at the Kumon Math and Reading learning center will offer opportunities for families and parents
who are interested in pursuing academic ·enrichment for their children and children who want to improve
their Math and Reading grades .
Being a parent myself, and having pursued two advanced degrees (MBA and PhD, Engineering) I well
understand the concerns of parents and what it takes to be successful academically. By establishing a
learning center in Los Gatos I hope to pursue my passion for Math and Reading and make positive
difference in the lives of students and families.
Darshini Desai Chheda
REC~IVED
JAN 1 5 2016
TOWN OF LOS GATOS
PLANNING DIVISION
EXHlBIT 5
This Page
Intentionally
Left Blank
(
PROJECT SITE
DOWNING CENTER OF LOS GATOS
SWC UNION AVENUE & LOS GATOS ALMADEN ROAD
P INEHURST AVENUE
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FEB 0 3 2016
iOVVN OF LOS GATOS
PLA NNING DIVISIO N
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Realty Group
3501 Del Paso Rood, Suite 100
Sacnmento, CA 95835
916-216·5236
916-920-4265
Attn : OWe Munay sara f amlm
MISSION LEARNING, LLC
15555 Union Avenue
Los Gatos, CA 95030
(SID) 579-7104
Attn: Danhlnl Cl>hecUI
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READING CENTER --15555 Union Avenue
Los Gatos, CA 95030
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Realty Group
3501 Del Puo Road, Su ite 100
Sacramento, CA 95835
916-216·5236
916-920-4265
Attn: Dl¥e Mu~y
Sa,.. F•mam -l 2. IHI l6" WII.L WITH WOOD CJP I MISSION LEARNING, LLC
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Los Gatos, CA 95030
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