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Exhibit 7 of Attachment 1laz Sisters of the Holy Names of Jesus and Mary February 5, 2014 Margaret Smith, Chair Town of Los Gatos, Planning Commission Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 RE: 100 Prospect Ave Subdivision Application, M -13 -003 Dear Chair Smith and Commission Members: RECEIVED FEB 5 2014 TOWN OF LOS GATOS PLANNING DIVISION On behalf of The Sisters of the Holy Names of Jesus and Mary, I am writing to provide you with information about our proposed Vesting Tentative Map plan for our 10.3 acre property located at 100 Prospect Avenue. As you may know, The Sisters of the Holy Names of Jesus and Mary (SNJM) have been working for more than two years, planning for future care and housing for our Sisters and evaluating options for our Los Gatos property. We have worked extensively with the various Town Departments, our neighbors and the Sisters to come up with a balanced plan for the site's redevelopment that supports the Sisters objectives for long term care of our aging Sisters and one that enhances and respects our existing neighborhood. Because of the residential character of the neighborhood, we are planning to return the property to its residential roots, consistent with the surrounding neighborhood, the existing Town of Los Gatos Zoning and the Town's General Plan for our property. Surrounding us today are single family homes and we plan to return our property to a compatible residential use. We are proposing to subdivide the property into 17 lots which complies with the existing Town of Los Gatos General Plan and Zoning for the property and represents an overall de- intensification of the use and site. CEQA Summary As confirmed in the EIR, there are no significant unavoidable impacts as a result of the proposed project. In fact, there are very few impacts in general and all are mitigated to less than significant levels. EXHIBIT 7 ofAttachmeut 1 After reviewing the application and all of the technical studies for the project, The Town and its environmental consultant have determined that the environmental review process under CECtA could have been fulfilled by preparing an Initial Study /Mitigated Negative Declaration (IS /MND). While preparation of an IS /MND would be legally adequate, we have elected to complete a comprehensive EIR for this project in order to provide additional information, ensure that all potential environmental impacts are thoroughly studied and that the project is evaluated for consistency with the goals and policies of the Town's 2020 General Plan, the Hillside Development Standards and Guidelines, as well as other pertinent local plans. General Plan & Zoning Conformance Our proposal conforms to the General Plan designation for the property and neighborhood. We do not propose to change the Town of Los Gatos General Plan designation. Our plan also conforms to the Town of Los Gatos General Plan Goals and Policies as noted in the Environmental Impact Report (EIR). The existing Town of Los Gatos Zoning for our property allows for 21 single family 20,000 square foot lots. We do not propose to change the Town of Los Gatos Zoning designation for the property. While the Zoning allows for up to 21 lots on our property, our Tentative Map includes only 17 lots, which is lower density than is allowed for the property. Lot sizes range from 20,000 square feet to 38,496 square feet which is also consistent with the Zoning. Every lot has been specifically designed to meet Town of Los Gatos Zoning Code requirements, conforming to all size, frontage and set back regulations for the R -1:20 Zone. Each lot includes a minimum front yard setback of 30 feet; side yard setback of 15 feet; and back yard setback of 25 feet. We have taken great care in designing the layout of our property so that each lot integrates well on the property and into the neighborhood. Subdivision Map Act Compliance We are not requesting nor do we require a Planned Development (PD) Zoning. We do not request or require any exceptions or variances and the map is a conforming subdivision under the Subdivision Map Act. As required by the Subdivision Map Act and confirmed in the EIR, supporting technical studies and independent Town analysis, the proposed map is consistent with applicable general and specific plans; the design and improvements of the proposed subdivision are consistent with applicable general and specific plans; the site is physically suitable for the type of development proposed ; the site is physically suitable for the proposed density of development; the design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; the design of the subdivision or type of improvements will not cause serious public health problems; the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Neighborhood Outreach Since we announced the property transition in November 2012, we have held six (6) community meetings with our neighbors who live on the hill (hilltop neighbors on Prospect, Kimble, and Reservoir; College Avenue, Cleland and Rogers neighbors and also our neighbors on Euclid, Oak Grove, and Jones) in order to keep them informed of our plans and the Town's process, including the environmental review process. We have also sent regular updates to our neighbors keeping them informed of the process. In February 2013, we held community meetings prior to submitting our plans to the Town. About 60 people attended the March 2013 Conceptual Development Advisory Committee (CDAC) meeting including immediate neighbors, Los Gatos residents, Sisters and others to show their support. In May 2013 we sent out an update to nearly 200 of our neighbors following submittal of our plans to the Town and in September of last year, we held community meetings, prior to the release of the DEIR. We have met individually with neighbors and answered questions about our plans. We also sent a recent email update to those neighbors who requested that we keep them informed to let them know about the upcoming Planning Commission meeting. We have been gratified by the feedback we received from CDAC about our conforming plan and by the support we have received from our neighbors for our early neighborhood outreach, our 17 lot plan and for our transition from the property. We plan to continue to keep our neighbors updated on our progress. For your information and review, I have attached information about the Sisters of the Holy Names, the Convent, our Long Range Planning process; the Vesting Tentative Map; conformance with Town plans and policies; our neighborhood outreach efforts and long term plans for the property. The proposed application is an opportunity for the Town to follow its General Plan and Zoning designations for the property. We encourage the Planning Commission to support and recommend approval of the proposed application. Should you have any questions about this letter or the Vesting Tentative Map Application, please do not hesitate to contact me directly at 408- 395 -5157 or mplerov @vahoo.com. Sincerely, / ' w Sister Mary Pat LeRoy, SNJM Chair, Los Gatos Long Range Planning Committee Sisters of the Holy Names of Jesus and Mary Cc: Town of Los Gatos Town Council Suzanne Avila, Senior Planner Sandy L. Baily, Community Development Director Enclosures: 100 Prospect Ave, Project Description and Letter of Justification dated August 14, 2013 Los Gatos Weekly Times Editorial, November 26, 2012 Sisters of the Holy Names of Jesus and Mary August 14, 2013 Mr. Todd Capurso, Acting Director Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 RE: 100 Prospect Avenue Project Description & Letter of Justification Dear Mr. Capurso: On behalf of The Sisters of the Holy Names of Jesus and Mary, I am writing to provide you and the Town of Los Gatos with information about our Vesting Tentative Map plan for our 10.3 acre property located at 100 Prospect Avenue. Because of the residential character of the neighborhood, we are planning to return the property to its residential roots, consistent with the surrounding neighborhood, the existing Town of Los Gatos Zoning and the Town's General Plan for our property. I have included information about the Sisters of the Holy Names, the Convent, our Long Range Planning process; the Vesting Tentative Map; conformance with Town plans and policies; our neighborhood outreach efforts and long term plans for the property. The Sisters of the Holy Names of Jesus and Mary in California The Sisters of the Holy Names of Jesus and Mary in California began in 1868 when six Sisters from the foundation house in Quebec, Canada arrived by ship and train in Oakland, CA. There we established our first Convent and school on the shores of Lake Merritt. Soon schools mushroomed in Oakland and San Francisco and by 1890 academies were opened throughout California. By 1926, Holy Names College was opened not only to the regional membership but for lay women as well. In 1931, Holy Names High School began its long history of education of girls in the city of Oakland. The Sisters ultimately moved the convent from Oakland to Fremont's Warm Springs District during WWII and then purchased its first property in Los Gatos in 1945 for a new convent, which opened in 1952. There are 1,000 Sisters of the Holy Names worldwide, 169 Sisters residing in California and 66 Sisters living at the Convent today. The Convent of the Holy Names Since our arrival in Los Gatos more than 65 years ago, the Sisters of the Holy Names has served and supported the residents of Los Gatos and beyond through its mission of education, social justice, contemplation and the arts. The Sisters have served members, visitors, and residents of the Town through education, retreats, and celebrations, pastoral and other activities at the Convent and in the community. We also helped found St. Mary's school in Downtown Los Gatos in 1954 and have educated thousands of Sisters of the Holy Names August 14, 2013 Page 2 children as both teachers and administrators. For nearly 30 years, we also sponsored Casa Maria Montessori School at the Los Gatos Convent, providing education for hundreds more children. Over the years, the Sisters have hosted and served thousands of Sisters, Los Gatos families and people in need here at the Convent, in Los Gatos and in our neighboring communities. Property Overview Our property is located near the intersection of Prospect Avenue and Reservoir Road and is 10.3 acres. The property is currently built out with approximately 85,000 square feet of building area, eight parking lot areas, driveways, paved paths, unpaved service roads and various landscaped areas. The two largest buildings are approximately 72,000 square feet and are three stories and 35 feet in height fronting on Prospect Avenue. There are separate administrative offices and other out buildings on the campus of approximately 13,000 square feet. We also own the non - adjacent Villa Holy Names which is located on a separate 1.5 acres on Prospect Avenue, which includes several homes that serve as residences for Sisters and for retreats for our guests. The Villa Holy Names will be retained by us and is not part of the subdivision application. Our property includes a Use Permit that allows for a wide range of uses including housing, care facilities, educational uses, retreats, recreation activities, Masses, celebrations, common dining facilities and other religious and community activities. The campus can accommodate 140 Sisters including the onsite Care Center and residential living units as well as administrative offices and common dining, recreation, education, Chapel, spiritual gathering and retreat facilities. The campus is underutilized today, with 66 Sisters living on campus. We continue to have 169 Sisters in California for whom we provide and are planning for housing and care. The Convent has been and continues to be the primary housing, retirement residence and care facility for aging Sisters from throughout California. The Convent operates 365 days per year, 24 hours per day and seven days per week with staffing, medical service providers and physicians, food and medical supply truck deliveries. Every day we have 65 employees in three separate shifts that come to the campus to care for the Sisters. The Convent is also used as a full service retreat and meeting facility for the Sisters and other organizations and can accommodate over 150 people at any given time. Last year, we had retreats during more than 40 weeks on campus, hosting a wide range of religious and other community organizations, including daily Mass. Long Range Planning Given the age of our Sisters, the many changes and advancements in health and eldercare delivery in our society, and the age and condition of our buildings at the Los Gatos convent, we have spent the past two years focusing on and planning for future care and housing for our Sisters and evaluating options for our Los Gatos property. Our original hope was to remain on the property at Los Gatos and either remodel the existing buildings or partner with one or two organizations to build a full service Continuing Care Retirement Community (CCRC) and affordably priced housing for both senior Sisters and other residents of Los Gatos. However, the economically viable options for affordable care and affordable housing would have required increased density on our property and intensified the impact on our surrounding neighborhood. All of the proposals we studied required significantly increased building square footage and residential units compared to what we have today. These options would have increased traffic and were not consistent with the character of our neighborhood. They also did not adequately meet our Sisters' care requirements or our financial needs in order to care and provide housing for our aging Sisters. Sisters of the Holy Names August 14, 2013 Page 3 Through careful discernment, examination of every available option, and the opportunities and constraints of the property, we eventually determined that it was not feasible to achieve our goals of sustainable, affordable health care and housing for our Sisters and the broader Los Gatos community on the Los Gatos property. As a result we have chosen two retirement communities not far from our current site to provide future skilled care and assisted living for our Sisters. Vesting Tentative Map Summary Because of the residential character of the neighborhood, we are planning to return the property to its residential roots, consistent with the surrounding neighborhood, the existing Town of Los Gatos Zoning and the Town's General Plan for our property. Surrounding us today are single family homes and we plan to return our property to compatible residential use. We are proposing to subdivide the property into 17 lots which complies with the existing Town of Los Gatos General Plan and Zoning for the property. General Plan Conformance The existing Town of Los Gatos General Plan for our property and surrounding properties is Low Density Residential (0 -5 dwelling units /acre). Our proposal conforms to the General Plan designation for the property and neighborhood. We do not propose to change the Town of Los Gatos General Plan designation. Our plan also conforms to the Town of Los Gatos General Plan Goals and Policies. I have attached Town of Los Gatos General Plan Map and General Plan Goals & Policies Conformance Summary for your reference. Zoning Conformance The existing Town of Los Gatos Zoning Designation for our property is R -1:20, which calls for 20,000 square foot lots. Our neighbors adjacent to us on the top of the hill all have R -1:20 Zoning Designations as well. Our neighbors on College Avenue bordering our property to the south have R -1:8 Zoning Designations on their properties, which call for 8,000 square foot lots. The existing Town of Los Gatos Zoning for our property allows for 21 single family 20,000 square foot lots. We do not propose to change the Town of Los Gatos Zoning designation for the property. I have attached the Town of Los Gatos Zoning Map for your reference. While the Zoning allows for up to 21 lots on our property, our Tentative Map includes only 17 lots, which is lower density than is allowed for the property. Lot sizes range from 20,000 square feet to 39,905 square feet which is also consistent with the Zoning. Every lot has been specifically designed to meet Town of Los Gatos Zoning Code requirements, conforming to all size, frontage and set back regulations for the R -1:20 Zone. Each lot includes a minimum of 30 foot frontage; front yard setback of 30 feet; side yard setback of 15 feet; and back yard setback of 25 feet. We have taken great care in designing the layout of our property so that each lot integrates well on the property and into the neighborhood. We are not requesting nor do we require a Planned Development (PD) Zoning. Neighborhood Compatibility Each lot has also been created with privacy, topography, trees and other property opportunities and constraints in mind. The plans allow for future homes to be located primarily in areas where buildings already exist today; in existing parking areas; and in more open areas where steep topography can be avoided and future tree removal can be minimized. We understand that ultimate demolition of buildings, Sisters of the Holy Names August 14, 2013 Page 4 development of the cul -de -sacs and home construction will include some site disturbance, neighborhood inconvenience and some trees to be removed, but we are planning so that those will be as limited as possible. We have illustrated the lot boundaries, setback conformance and conceptual building footprint areas. The conceptual building footprint areas are identified for illustrative purposes at this time. The natural topography and other property features support homes which will be designed and constructed to be compatible with the surrounding neighborhood and contribute to balance of housing type and sizes available in Los Gatos. The lotting configuration replicates the organic lotting forms of the neighborhood and revives the pattern along Prospect Avenue by introducing homes that front the street. The lotting pattern on Prospect Court immediately adjacent to the property includes a similar driveway configuration with the home set back on the property. Similarly, the Reservoir Road Subdivision immediately adjacent includes longer driveways with homes further back on the lots. Homes on Prospect have been located to integrate with existing homes on the street. Placing the homes along two cul -de -sacs allows the overall street circulation pattern to be maintained as both cul -de -sacs replace existing vehicular access points. Similar to the Reservoir Road subdivision adjacent to our property, specific location of each home on individual lots, size, and design as well as tree preservation, removal and /or relocation for each lot will be subject to a future, separate and discretionary Architecture & Site application, review and approval process and design regulations. De- Intensification of the Property & Use Restoring the property to its residential roots is also a de- intensification of the property and use. The Vesting Tentative Map will re- establish the residential lotting pattern in the neighborhood and restore neighborhood character with future homes fronting on Prospect Avenue. Aesthetically, the Convent, institutional and administrative buildings today are predominantly three stories, 35 feet in height and are 85,000 square feet in building area. Loading docks for commercial service trucks and parking lots front on Prospect Avenue. Our plan enables these larger buildings and uses to be replaced with single family homes consistent with and in keeping with the character our surrounding neighborhood. The intensity of the use on the property will also be reduced with the return of the property to residential use. Today, we maintain a 24 hour per day, 7 days per week, and 365 days per year operation at the Convent with 65 staff and three shifts per day. Our operation also includes conferences, retreats, education, Masses, celebrations and a variety of other activities. The institutional operation will be ultimately replaced with single family homes consistent with the neighborhood. Traffic will also decrease. While operating at less that 50% of capacity today, the property generates more than 300 daily trips. Our 17 lot single family home plan will reduce daily trips by 50% and result in a net reduction in traffic in both AM and PM peak hour periods due to the elimination of the 24/7/365 use. We also anticipate that the amount building square footage and impervious area on our property will also be reduced as a result of the return to residential use. Community Benefit The property is already developed and the transition to residential use will not result in more than five net new peak hour traffic trips. As noted above, there is a net reduction in daily, AM and PM trips as a result of the proposal. In addition, the proposal is a conforming subdivision and not a Planned Development (PD) Zoning. Therefore, the Town's Community Benefit policy is not applicable. Sisters of the Holy Names August 14, 2013 Page 5 Neighborhood Outreach We have been communicating with our neighbors and plan to continue our ongoing neighborhood outreach efforts. When we announced the transition last fall, we sent letters to all of our nearby neighbors and more than 7,000 friends and donors. The announcement was also well publicized in the media. In February, we hosted four neighborhood meetings in advance of submitting our Vesting Tentative Map application and prior to the Conceptual Development Advisory Committee Meeting in March, to share our journey and our plans with our neighbors first. We invited every neighbor who lives on the hill to visit with us at the Convent: hilltop neighbors on Prospect, Kimble, and Reservoir; College Avenue, Cleland and Rogers neighbors and also our neighbors on Euclid, Oak Grove, and Jones. We provided our neighbors with an update on our long range planning process and shared our Vesting Tentative Map plans. Our Sisters have also met or spoken with many of our neighbors individually since our announcement last fall. Our neighbors have expressed compassion for our Sisters as we make this transition, an appreciation for our early outreach and inclusiveness, and support for our balanced approach to the future of the property. More than 60 people attended the March 13, 2013 Conceptual Development Advisory Committee meeting including immediate neighbors, Los Gatos residents, Sisters and others to show their support. We will continue to update our neighbors as our planning progresses. Our Future Plans Following approval of the Vesting Tentative Map for the property, we plan to sell the property with the buildings to a developer who would demolish buildings, construct the cul -de -sacs, and develop or sell individual home sites. Similar to the Reservoir Subdivision adjacent our property, future homes style, size, architecture, and specific location of home on each lot will be subject to a separate, future and discretionary Town of Los Gatos Architecture & Site application, review and approval process. The sale of the Los Gatos property will provide some of the critical funds necessary for the health care and housing needs for our aging members. As a religious congregation we are responsible for our own finances and fund our own care needs. We are not funded by the Catholic Church. We will retain the Villa Holy Names so it will not be part of the Vesting Tentative Map application, and we will continue to operate the Convent as we go through the property transition process over the next couple of years. We look forward to working collaboratively with the Town to transition the property back to its residential use. If you have any questions or would like additional information, please contact me directly at (408) 395 -5157. We very much appreciate your support during this time of transition for us. Sincerely, %% Pat- 'e°.,F',,.. Sister Mary Pat LeRoy, SNJM Chair, Los Gatos Long Range Planning Committee Sisters of the Holy Names of Jesus and Mary Sisters of the Holy Names August 14, 2013 Page 6 Attachments: Town of Los Gatos General Plan Map Town of Los Gatos Zoning Map Town of Los Gatos General Plan Goals & Policies Conformance Summary ti T MMAHCXM EL k, I , --i on Bob i CL CL /�'. rte•',` \�� rr' ..� • > � � ..�_ ��. N LINA 0 O y t4 W a O J Q V d CL V) O L a 0 0 CL m g oo c .c O N bill ZZ ' O mG lip - RIM; U) Htf, gy z pp 6i¢�e¢¢¢• cS cS��Jn4'L s SisAwa of the Holy Names of Jesus and Mmy Town of Los Gatos Genera l Plan Land Use Element Goals & Policies Conformance Summary Vesting Tentative Map 100 Prospect Avenue The existing Town of Los Gatos General Plan for the property and surrounding properties is Low Density Residential (0-5 dwelling units /acre). The proposed 17 lot Vesting Tentative Map conforms to the General Plan and Zoning designations for the property and Is consistent and compatible with the surrounding neighborhood. We do not propose to change the Town of Los Gatos General Plan designation or the Town of Los Gatos Zoning designation for the property. We also do not request or require a Planned Development (PD) Zoning. Included below is a summary of the Vesting Tentative Map conformance with relevant Land Use Element Goals & Policies of the Town of Los Gatos General Plan. Conformance with other applicable General Plan elements will be submitted under separate cover. Land Use Element Goal LU -1: The plan preserves, promotes, and protects the existing small -town character and quality of life within Los Gatos by restoring the property to its residential roots and re- establishing neighborhood lotting patters and character consistent with the Town's General Plan and Zoning. Policy LU -1.1: We engaged early in discussions with the Town, technical consultants and our neighbors regarding the nature and scope of the project and possible impacts and mitigation requirements. Policy LU -1.3: Each lot has been created with privacy, topography, trees and other property opportunities and constraints In mind. The plans allow for future homes to be located primarily in areas where buildings already exist today; In existing parking areas; and In more open areas where steep topography can be avoided and future tree removal can be minimized. The project has been designed to preserve existing trees, natural vegeteUon, natural topography, wildlife habitats, and promote high quality, well - designed, environmentally sensitive, and diverse landscaping. Policy LU-1.4: The project has been designed below the density allowed in the R -1:20 Zoning District and In context with the neighborhood and surrounding Zoning with respect to the existing scale and character of surrounding structures. By restoring the property to its residential character, future homes will Wend rather than compete with the established character of the area. Goal LU-4: The project is well- planned, integrated, and careful growth that reflects the Town's and neighborhoods existing character and can be accommodated by existing infrastructure. Policy LU -42: With the de- intensification of the property and use existing fiscal Infrastructure is adequate to serve the project. Policy LU -4.5: The project conforms to all requirements of the R -1:20 Zoning District. See LU3.5 Sisters of the Hoy Names March 27, 2013 Page 2 Goal LU -5: This goal encourages public involvement in Town planning processes, which we have engaged since the announcement of our transition and the beginning of our public process. LU -5.1: Since the announcement of our transition last fall, we have met with and communicated to our Sisters, surrounding neighbors, Town of Los Gatos and other residents of Los Gatos. We have held several neighborhood meetings and met with and spoken with Individual neighbors prior to submitting our plans to the Town. We will continue to keep your neighbors Informed throughout the process. Goal LU6: The plan preserves and enhances the existing character and sense of place In residential neighborhoods by returning the property to Its residential roots, use and lotting pattern. Polcy LU -6.1: Subdivision and returning the property to residential use and roots will provide land use closure to the property and protect the existing neighborhood from the potential Impacts of nonresidential development In the future. Policy LU6.5: The type, density, and intensity of the proposed land use are consistent with that of the Immediate neighborhood. While the Zoning allows for up to 21 lots on our property, our Tentative Map Includes only 17 lots, which is lower density than Is allowed for the property. Lot sizes range from 20,000 square feet to 39,905 square feet which is also consistent with the Zoning. Every lot has been specifically designed to meet Town of Los Gatos Zoning Code requirements, conforming to all lot sire, frontage and set back regulations for the R -1:20 Zone. Each lot Includes a minimum of 30 foot frontage; front yard setback of 30 feet, side yard setback of 15 feet; and back yard setback of 25 feet We have taken great care in designing the layout of our property so that each lot Integrates well on the property and into the neighborhood. We are not requesting nor do we require a Planned Development (PD) Zoning. Polity LU -6.7: The project will enable the Town to continue to maintain a variety of housing types and sizes In Town and also be compatible with the character of the surrounding neighborhood. Policy LU -6.8: The project is designed In conformance with the surrounding Zoning for the neighborhood and will enable new construction to be compatible and blend with the existing neighborhood. See LU -6.5. Policy LU -7.3: The project contributes the further development of the surrounding neighborhood by re- establishing the residential character of the neighborhood and lotting pattern, re- unifying the neighborhood and ensures compatibility with the existing quality of life of the neighborhood. Policy W -7.4: The project has been designed In conformance with the existing Zoning for the neighborhood and at a density, lower than is allowed for the property. The project has also been designed in context with the neighborhood and surrounding Zoning with respect to the existing scale and character of surrounding structures, and will allow for new homes that will blend rather than compete with the established character of the area. See W-6.5. Editorial: Sale of sisters' property on Prospect is a win -win Los Gatos Weekly -Times Editorial Posted: 11/26/2012 07:39:36 PM PST Updated: 11/26/2012 07:39:36 PM PST It may be disappointing for longtime residents of Los Gatos to accept the fact that the Sisters of the Holy Names will be reducing their numbers in town over the next few years with the planned sale of their property on Prospect Avenue, but the truth is that the turn of events will be a win -win for all concerned. The sisters will sell the 11.8 -acre site where their current campus sits, and those in residence -- younger sisters and those aging sisters in need of long -term care - -will be relocated to Our Lady of Fatima Villa in Saratoga and Merrill Gardens in Campbell. The site will then be returned to its residential character to fit into the surrounding neighborhood. The win -win of the plan is that the sale of the property will allow the sisters to raise the funds necessary to care for their aging members while also providing revenue to cover the cost of residents for the younger members of the order. At the same time, the project which calls for 21 or fewer half -acre lots will reduce traffic and intensity at the site while creating homes that will complement the area. The project is in keeping with the town's General Plan and zoning in the neighborhood, and the sisters should be commended for taking such care to create such a smooth transition and taking the best interests of the neighbors to heart as they plan for their long - range goals. But we would expect nothing less from such a caring group that's mission focuses on ministry and service to the community. The sisters had originally hoped to either remodel their existing facility or create a full service continuing care retirement community on their property, through a partnership with outside organizations. But after much deliberation, they determined such a plan was not feasible. Still, the sisters had to plan for their future. They receive no outside funding, but rather are self - sufficient. So they needed a source of income to achieve their goals. The process that has taken two years of evaluation was recently resolved when they created partnerships with Our Lady of Fatima Villa and Merrill Gardens, a brand new active living retirement center, for skilled care and assisted living for the sisters. The Sisters of the Holy Names purchased the property on Prospect Avenue in 1945, and a new convent at the site opened in 1952. The sisters helped found St. Mary's School in downtown Los Gatos in 1954 and have served the town at the church and school and in so many others ways over the past six decades. That service will continue, and while the main campus that includes 13 buildings will be sold, "we will continue to operate the convent and Villa Holy Names retreat for the foreseeable future," said the sisters in a press release. "We plan to begin transitioning sisters to the new communities in 2013." While we see the benefit of the planned sale and wish the sisters well in what they call their new "adventure," we can't help but feel a twinge of sadness as yet another piece of Los Gatos history is changed forever.