Item 3 - Staff Report.16548 Ferris Ave
PREPARED BY: Sean Mullin, AICP
Associate Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 06/10/2020 ITEM NO: 3
DATE: June 5, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Accept the Annual Review Report as Required by Condition of Approval 21 of
Approved Conditional Use Permit U-19-003 for Mariposa Montessori School
on Property Zoned R-1:8 Located at 16548 Ferris Avenue. APN 532-07-127.
Applicant: Kirstin Dawson, Mariposa Montessori School. Property Owner:
Faith Lutheran Church. Project Planner: Sean Mullin.
RECOMMENDATION:
Accept the Annual Review Report as required by Condition of Approval 21 of approved
Conditional Use Permit U-19-003 for Mariposa Montessori School on property zoned R-1:8
located at 16548 Ferris Avenue (Exhibit 3).
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8 – Single-Family Residential, 8,000-square foot
lot minimum
Applicable Plans & Standards: General Plan
Parcel Size: 96,589 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
PAGE 2 OF 4 SUBJECT: 16548 Ferris Avenue/U-19-003 DATE: May 26, 2020
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the 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.
FINDINGS:
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 of the Town Code for granting a Conditional Use Permit.
ACTION:
Accept this report for the annual review of the Conditional Use Permit (CUP) as required by
Condition 21 (Exhibit 3).
BACKGROUND:
On May 22, 2019, the Planning Commission approved a modification to an existing CUP for an
increase in student enrollment for the Mariposa Montessori School located on the Faith
Lutheran Church property. Condition 21 included a requirement for a one-time annual review
for compliance with the Conditions of Approval. Specifically, the Planning Commission was
concerned with the following conditions for inclusion in the one-time annual review:
17. SCREENING: The school shall provide screening plantings between room 13 and the
adjacent neighbors.
18. SAFE DRIVING LETTER: The school shall provide a letter to all current and future parents
regarding safe driving.
19. SAFE ROUTES TO SCHOOL: The school shall engage in the Safe Routes to School Program.
20. PUBLIC OUTREACH: Within one month of the date of this approval, the school shall conduct
a public outreach meeting to engage its neighbors.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The school is located within existing buildings on the Faith Lutheran Church property at
16548 Ferris Road (Exhibit 1). Adjacent properties are developed with single-family
residences and are zoned R-1:8.
PAGE 3 OF 4 SUBJECT: 16548 Ferris Avenue/U-19-003 DATE: May 26, 2020
PROJECT DESCRIPTION (continued):
B. Zoning Compliance
The zoning designation, Residential R-1:8, allows a school pursuant to the approved CUP.
DISCUSSION:
A. Conditional Use Permit Annual Review
The applicant has provided documentation summarizing the actions taken to comply with
Conditions 17 through 20 (Exhibits 4 through 7) as outlined below:
• Correspondence with neighbor behind room 13 indicating that the neighbor no longer
wanted screening planting as required by Condition 17 (Exhibit 4);
• School newsletter including a reminder to drive safely as required by Condition 18
(Exhibit 5, page 2);
• Correspondence describing the efforts to engage in the Safe Routes to School program
as required by Condition 19 (Exhibit 6); and
• Correspondence with neighbors summarizing outreach efforts as required by Condition
20 (Exhibit 7).
B. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the 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:
Written notice was sent to property owners and occupants within 300 feet of the property.
CONCLUSION:
A. Conclusion
Based on the information in this report, staff has determined that Mariposa Montessori
School is in compliance with their CUP.
PAGE 4 OF 4 SUBJECT: 16548 Ferris Avenue/U-19-003 DATE: May 26, 2020
CONCLUSION (continued):
B. Recommendation
Based on the analysis above, staff recommends accepting this report for the one-time
annual review of the CUP. If the Planning Commission finds merit with the request, it
should:
1. Find that no further environmental analysis is required (Exhibit 2); and
2. Find that Mariposa Montessori School is in compliance with their CUP (Exhibit 2).
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location map
2. Required findings
3. Conditional Use Permit U-19-003
4. Landscape screening correspondence
5. March 2020 School Newsletter
6. Safe Routes to School correspondence
7. Neighbor outreach correspondence