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COUNCIL AGENDA REPORT
APRIL 12, 2013
MAYOR AND TOWN COUNCIL
GREG LARSON, TOWN MANAGER
MEETING DATE: 4/22/2013
ITEM NO: t
SUBJECT: PLANNED DEVELOPMENT APPLICATION PD -11- 006. NEGATIVE
DECLARATION ND -11 -008. ARCHITECTURE AND SITE APPLICATION S-
12 -098. PROJECT LOCATION: 219 BEAN AVENUE, PROPERTY OWNER:
ROMAN CATHOLIC BISHOP OF SAN JOSE. APPLICANT: JEFFREY T.
BERG, AIAISTEINBERG ARCHITECTS..
A. CONSIDER A REQUEST TO ADOPT THE NEGATIVE DECLARATION
ND -11 -008 AND ADOPT THE MITIGATION MONITORING PLAN.
B. CONSIDER A REQUEST TO APPROVE PLANNED DEVELOPMENT
APPLICATION PD -11 -006 TO REZONE FROM R -1D and C -2 TO R-
1D:PD TO ALLOW FOR THE CONSTRUCTION OF A NEW JR. HIGH
SCHOOL, MODIFY EXISTING SCHOOL OPERATIONS, AND
CONTINUE CHURCH SERVICES AND ACTIVITIES.
C. CONSIDER A REQUEST TO APPROVE ARCHITECTURE AND SITE
APPLICATION S -12 -098 FOR THE CONSTRUCTION OF A NEW JR.
HIGH SCHOOL.
PLANNING COMMISSION RECOMMENDATION:
After opening and closing the public hearing, it is recommended that the Town Council:
1. Accept the Planning Commission's findings and recommendations in the form of meeting
minutes (Attachment 11);
2. Adopt the Mitigated Negative Declaration (Attachment 1) and Mitigation Monitoring Plan
(Attachment 4) (motion required);
3. Make the required findings (Attachment 3) and adopt the Planned Development Ordinance
(Attachment 5) approving the Planned Development application PD -11 -006 with
modifications as recommended by the Planning Commission (motion required);
4. Move to waive the reading of the zone change ordinance (motion required);
5. Direct the clerk to read the title of the zone change ordinance (no motion required);
PREPARED BY: Todd Capurso, Dire f elopment
Reviewed by:� Assistant Town Manager T own Attorney Finance
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MAYOR AND TOWN COUNCIL
SUBJECT: 219 Bean Avenue /PD- 11- 006/ND- 11- 008/5 -12 -098
April 12, 2013
6. Introduce the ordinance to effectuate the zone change (motion required); and
7. Make the required findings (Attachment 3) and approve Architecture and Site application S-
12 -098 with modifications as recommended by the Planning Commission and with
recommended conditions of approval (Attachment 8) (motion required).
ALTERNATIVES:
Instead of the aforementioned actions, the Council may:
® Approve the applications subject to modified or additional conditions of approval
(motion required); or
• Continue the project to a date certain with specific direction (motion required); or
• Remand the project to the Planning Commission with specific direction (Attachment
6) (motion required); or
® Deny the applications (Attachment 7) (motion required).
BACKGROUND:
In April 1985, the Town of Los Gatos approved a Conditional Use Permit (CUP), Architecture
and Site (A &S) application, and Subdivision application to operate an existing church,
elementary school, rectory, and uses accessory to the operation of the church and school. The
existing CUP allows the operation of a church with 654 seats, a school with a maximum of 265
students in grades one through eight, a rectory, a maximum of 20 employees, and uses accessory
to the operation of the church and school.
It is important to note that St. Mary's School and Parish is currently operating with 303 students
and has operated with as many as 325 students since the 1999/2000 academic school year. If the
deciding body finds merit with the subject proposal, the number of students will not change from
the number of students that has existed for more than 10 years.
DISCUSSION:
A. Project Summary
The proposed project includes a Planned Development (PD) application and an Architecture
and Site Application. The applicant is proposing a Planned Development to rezone the
subject sites from R -1D & C -2 to R- 1D :PD, construction of a new Jr. High School,
modification of existing school operations, and continued church services and activities,
including the rectory. The applicant is proposing an A &S application to demolish the
existing building located at 59 Victory Lane (existing junior high school), construct a new
junior high school building, demolish the existing covered eating area, construct a new
covered eating area, and make minor modifications to the lower school to connect it to the
new junior high school building, which is included as part of the PD application. See
Attachments 1 and 2 for a thorough description of the project.
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MAYOR AND TOWN COUNCIL
SUBJECT: 219 Bean Avenue /PD- 11- 006/ND- 11- 008/S -12 -098
April 12, 2013
B. Planning Commission
On March 13, 2013, the Planning Commission considered the subject applications. See
Attachment 11 for the Commission's full discussion.
The Planning Commission recommended approval of the Planned Development and
Architecture and Site applications, and adoption of the Mitigated Negative Declaration and
Mitigation Monitoring Plan. The Planning Commission's recommendation included
modified Planned Development performance standards (Attachment 5) as follows (deletions
stricken, additions underlined):
#8 NUMBER OF STAFF: The maximum number of staff for the church and school
combined is limited to -36 53.
#76 TRAFFIC CONTROL PLAN: The project sponsor will be required to work with the
Engineering Division of the Parks and Public Works Department to develop a traffic control
plan for incorporation into the construction bid documents (specifications), and this plan will
include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic
disruption for schools, residents, businesses, special events, and other projects in the
area. The schools located on the haul route shall be contacted to help with the
coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one -way traffic flow. All
flag persons shall have the capability of communicating with each other to coordinate
the operation.
c. Prior to construction, advance notification of all affected residents and emergency
services shall be made regarding one -way operation, specifying dates and hours of
operation.
d. Prior to construction, the applicant shall provide the name and contact phone number
of a project point person to the neighbor's.
#79 CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction staging
area, construction trailer, and proposed outhouse locations. At least half of the construction
employees shall be bussed -in to the site, no more than half of the construction emplovees
shall park onsite. Construction employee parking shall not be permitted on public streets
#94 NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: The applicant
shall initiate a weekly neighborhood e -mail notification program to provide project status
updates. The e -mail notices will also be posted on a bulletin board placed in a prominent
location along the project perimeter. The applicant shall hold a neighborhood meeting prior
to beginning work and provide the name_ and contact phone number of a project point person
to the neighbor's in the event the neighbors have concerns or questions. The applicant shall
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MAYOR AND TOWN COUNCIL
SUBJECT: 219 Bean Avenue /PD- 11- 006/ND- 11- 008/5 -12 -098
April 12, 2013
notify Town staff when the neighborhood meeting will be held and provide the name and
contact phone number of a project point person to Town staff.
The Planning Commission's recommendation included a new Planned Development
performance standard below. If the deciding body finds merit to include the annual reporting
condition, the condition would be added to the performance standards (Attachment 5).
(New) ANNUAL REPORTING: At least annually, the applicant shall submit a report
providing the number of students and church and school staff to the Town of Los Gatos.
The applicant presented a revised proposal for the junior high school elevations regarding the
amount of brick used. The Planning Commission recommended approval of the revisions
with direction to consider softening the east elevation along Victory Lane given that Victory
Lane has a lot of use and the Town's practice of requiring high quality architecture on all
sides of a building. The applicant is proposing to add brick at the corners to match the other
elevations, which is consistent with a suggestion made by the Planning Commission
(Attachment 10).
Staff erroneously included a parking condition for 105 parking spaces. The project provides
106 parking spaces — 105 parking spaces required from the previously approved conditional
use permit and one parking space in the Parking Assessment District that is required to
remain onsite. The 106th parking space, located adjacent to Victory Lane and north of the
proposed junior high school building, is not numbered but is labeled on the plans as the one
onsite parking assessment district space to remain. Staff has revised the parking condition as
follows (deletions stricken, additions underlined):
#7 PARKING: At least 4-0-5 106 parking spaces shall be provided onsite.
PUBLIC COMMENTS:
The Town received nine public comments (Attachments 2 and 10).
CONCLUSION:
The project would permit updates to the existing St. Mary's School and Parish operations and
facilities including creating a Master Plan, allowing a new well- designed Junior High School,
and updating the permitted number of students and staff to levels used today. The Planning
Commission recommended approval of the applications subject to the modified conditions
discussed above.
If the deciding body finds merit to include the annual reporting condition, the condition would be
added to the performance standards (Attachment 5).
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MAYOR AND TOWN COUNCIL
.SUBJECT: 219 Bean Avenue /PD- 11- 006/ND- 11- 008/S -12 -098
April 12, 2013
Although the Planning Commission would normally be the deciding body for the Architecture
and Site application, since the A &S application was contingent upon the approval of the Planned
Development and due to construction scheduling concerns the applicant had, the A &S
application was forwarded to Council for approval so both applications could be acted upon at
the same time.
ENVIRONMENTAL ASSESSMENT:
An Initial Study and Mitigated Negative Declaration (IS /MND) were prepared for this project
(Attachment 1). The following topics were identified and required mitigation:
V Air Quality — The mitigation measure addresses dust and criteria pollutant emissions
control measures.
® Cultural Resources — The mitigation measures address encountering cultural resources.
® Hazards — The mitigation measure addresses recommendations to test for and, if
necessary, provide protection for lead -based paint abatement.
a Noise — The mitigation measure addresses noise impacts to adjacent residential uses
related to the grass playfield and construction measures for noise reduction.
The mitigation measures are included as condition of approvals and a Mitigation Monitoring
Plan was prepared (Attachment 4).
FISCAL IMPACT:
None
Attachments 1 -2 (previously distributed March 29):
1. Report to the Planning Commission for the meeting of March 13, 2013
2. Desk Item to the Planning Commission for the meeting of March 13, 2013
Attachments received with this report:
3. Required Findings
4. Mitigation Monitoring Plan
5. Planned Development Ordinance (25 pages) with Rezone Exhibit (one page), Applicant's
Proposal (20 pages), and Development Plans (25 pages)
6. Resolution remanding the project to the Planning Commission
7. Resolution denying the project
8. Recommended Conditions of Approval for Architecture and Site S -12 -098 (14 pages)
9. Applicant's Revised Junior High School Elevations
10. Public Comments received from 1:01 p.m., Wednesday, March 13, 2013, through 1:00 p.m.,
Wednesday, April 10, 2013
11. Excerpt of the Planning Commission verbatim meeting minutes of March 13, 2013
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MAYOR AND TOWN COUNCIL
SUBJECT: 219 Bean Avenue /PD- 11- 006/ND- I1- 008/5 -12 -098
April 12, 2013
Distribution:
cc: Jeffrey T. Berg, AIA/Steinberg Architects, 60 Pierce Avenue, San Jose, CA 95110
Roman Catholic Bishop of San Jose, 1150 N. First Street, Suite 4100, San Jose, CA 95112
TC:JLS:ct
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