Attachment 2pow N pF TOWN OF LOS GATOS
N PLANNING COMMISSION STAFF REPORT
., Meeting Date: March 13, 2013
!ps �AgpS
ITEM NO: 2
DESK ITEM
PREPARED BY: Jennifer L. Savage, Associate Planner
jsavagenlos atosca. ov
APPLICATION NO: Planned Development Application PD -11 -006
Negative Declaration ND -11 -008
Architecture & Site Application S -12 -098
LOCATION: 219 Bean Avenue (south side of Bean Avenue, between Tait
Avenue and Victory Lane)
APPLICANT/
CONTACT PERSON: Jeffrey T. Berg, AIA /Steinberg Architects
PROPERTY OWNER: Roman Catholic Bishop of San Jose
APPLICATION SUMMARY: Requesting approval for rezoning from R -ID & 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. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative
Declaration is recommended. APNs 510 -44 -083, 510 -44 -084, &
510 -44 -028.
EXHIBITS: 1. Received under separate cover
2 -11. Received with the March 13, 2013, staff report
12. Resolution 1985 -47, Approving Existing Conditional Use
Permit U -84 -17
13. Public comments (l1 pages) received through 1:00 p.m.
Wednesday, March 13, 2013
STAFF COMMENTS:
A. Existing Conditional Use Permit
The existing Conditional Use Permit (CUP), approved by Resolution 1985 -47, is attached
as Exhibit 12.
ATTACHMENT 2
Planning Commission Desk Item - Page 2
219 Bean Avenue /PD- 11- 006/ND- 11- 008/S -12 -098
March 13, 2013
B. Public Comments
After the staff report was prepared, the Town received eight written comments (Exhibit
13). The public comments include concerns regarding construction traffic access and
parking, and permit parking in the residential neighborhoods.
In regards to construction traffic access and parking, the performance standards (Exhibit
11) include requirements for a construction parking plan and a construction traffic route,
both of which would be reviewed by the Parks and Public Works Department prior to
approval of permits.
The Planning Commission may consider the following condition to limit construction
access through Lyndon Avenue:
CONSTRUCTION ACCESS: Access to the project site during demolition and
construction activities shall be provide via Lyndon Avenue and shall not be
provided from Tait Avenue, Bean Avenue or Victory Lane.
However, it should be noted that St. Mary's School and Parish has concerns about
limiting construction access through Lyndon Avenue. Lyndon Ave is an active drop -
off /pick -up point and the construction access traffic may conflict with the pedestrian
traffic. Also, the construction traffic would be cross the main campus pedestrian path of
travel that would be used to access the lower school classrooms and, again, construction
traffic and pedestrian traffic would conflict.
In regards to permit parking in the residential neighborhood, the 100 -block residents on
Tait Avenue have expressed an interest in permit parking separate from this application.
The Tati Avenue neighborhood previously initiated a permit - parking program with the
police department. Town staff has discussed the process required to establish permit
parking with the interested residents. The request was reviewed by the Transportation
and Parking Commission. The Tait Avenue residents have initiated the process with the
police department and the department is in the process of conducting parking counts.
C. Onsite Parking
The applicant is proposing to calculate parking requirements using the number of fulltime
equivalent employees (FTE) of 36. However, the total number of employees is 53. Staff
erroneously included a performance standard to limit the maximum number of staff to 36.
Staff recommends the following modified performance standard (deletions stricken,
additions underlined):
NUMBER OF STAFF: The maximum number of staff for the church and school
combined is limited to 3-6 53 onsite at any given time.
Planning Commission Desk Item - Page 3
219 Bean Avenue /PD- 11- 006/ND- 11- 008/S -12 -098
March 13, 2013
Pr ared by
Jennifer L. Savage, AICP
Associate Planner
TC:JS:ct
N; \DEV \PC REPORTS\2013\Bean219 desk.docx
®roVdby:
Todd Capurso
Acting Director of Community Development
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rj INYORNATIUN
PLANNING COW" "JON AGENDA 4/24/85
cc: Plalining "aff 4/18/85 rb
RESOLUTION NO. 1985 -•47
RESOLUTION DENYING APPEAL FROM PLANNING COMMISSION
APPROVAL OF CONDITIONAL USE PERMIT, ARCHITECTURE
AND SITE AND SUBDIVISION APPLICATIONS, AND ADDING
CERTAIN FURTHER CONDITIONS TO THE APPROVAL
(55 Lyndon Avenue -- St. Mary's Parish)
WHEREAS:
George Tobin has appealed a decision of the Planning Commission as
follows: approval of Conditional Use Permit Application U-84a17,
Architecture and Site Application S- 84 -60, and Sudivision Application
M-84 -21 'to operate an existing church, elementary school, rectory and uses
accessory to the operation of the church and school; and approval to make
modifications to the facility including the construction of new multi-
purpose and religious education buildings, remove an existing garage and
construct a new garage, and construct new parking facilities on property
in R1 -D zone located at 55 Lyndon Avenue and owned by the Roman Catholic
Bishop of San Jose; and the Negative Declaration for the project; and
A public hearing was held on March 18, 1985;
IT IS HEREBY RESOLVED:
The Town Council hereby finds that the findings of the Planning
Commission were correct as follows:
1. The project will not have a significant impact on the environment
and a Negative Declaration is made.
2. Reasons for denial of the Subdivision proceeding do not exist.
3. Findings for the Conditional Use Permit:
a. The proposed uses of the property are essential or
desirable to the public convenience or welfare in that
they are talking about religious education and better
administration of their church with the new buildings.
b. The proposed uses will not impair the integrity or char-
acter of the zone because the church has existed there
for so many years and the expansion would be on the
interior of the property (and not expanding outward into
the neighborhood).
G. The proposed uses will not be detrimental to the public
health, safety, or general welfare with the mitigation
measures (striping, educational program urging people
to park off - street, gates Ifor different exits).
d. The proposed uses are in harmony with the various elements
and objectives of the General Plan and the Zoning Ordinance
because a church is allowed in any zone and this church was
there before the Town was incorporated.
The Town Council further finds that the decision of the Planning
Commission was correct to approve Conditional Use Permit Application
U- 84 -17, Architecture and Site Application S -84 -60 and Subdivision
Application M -84 -21 and the decision to make the negative declaration on
the project. The conditions of the approval are as follows:
1. A parcel map shall be filed to the satisfaction of the
Town Engineer merging the existing eight lots into two
lots.
2. If the cul -de -sac proposal is approved, the owner of the
property shall apply to the Town Engineer for abandonment
of the portion of Lyndon Avenue required for this project.
Commission approval of this application constitutes the
finding that the abandonment of Lyndon Avenue is consistent
with the General Plan and the Downtown Specific Plan and no
further referral by the Town Council is necessary.
3. dedication of the following rights-of-way shall be made to
the satisfaction of the Town Engineer:
a. Lyndon Avenue. Fifty foot wide right-of-way with a
40 -foot radius cul -de -sac bulb.
b. Easements for storm and sanitary sewers and other
utilities.
4. The following improvements shall be guaranteed by contract
and bond to the satisfaction of the Town Engineer:
a. Lyndon Avenue. Portland cement concrete curb, gutter,
and six -foot wide sidewalk, asphaltic concrete paving
to create a 32-foot curb radius cul-de-sac bulb and
six-foot wide sidewalk with a 35 -foot curb -to -curb
street width beyond the cul -de -sac bulb, installation
of storm drainage catch basins, new elec trolier, sani-
tary sewer manhole, and sanitary sewer lateral with
property line clean -out.
b. Tait Avenue. Repair of all cracked and broken sections
of Portland cement concrete curb, gutter and sidewalk.
C. Bean Avenue. New driveway approach and repair of
cracked and broken sections of curb, gutter and
sidewalk.
-2-
5. Grading, drainage, curb, gutter and sidewalk repair, under -
ground utility services, parking -lot, parking lot striping,
and parking lot lighting plans with 70-watt high pressure
sodium cut -off style fixtures shall be submitted to the
satisfaction of the Town Engineer.
6. All required fire hydrant installations shall be tested and
accepted by the Central r: i re Protection District prior to
the issuance of a Building Permit.
7. All gated areas shall be provided with Fire District
"Medeco" locking devices.
8. A two -year tree maintenance contract shall be established
for the protection of existing and newly planted trees, to
the satisfaction of the Town Engineer.
g. The paved parking lot that will be used on Sundays will be
made accessible by automobi l e' f rom Victory Lane.
10. An ongoing weed abatement program or landscape maintenance
program shall be instituted for the project, specifically
along Tait.
11. An educational program to ericourage churchgoers to use off -
street parking shall be instituted.
12. Additional sc ree'ni ng landscaping shall 'be provided along the
perimeters of the property to the satisfaction of the Direc-
tor of Narks, Forestry and Maintenance Services.
Based on the foregoing findings, the Council makes the following
decision:
1. The appeal is denied.
2. The project will not have a significant impact on the
environment and a Negative Declaration is made.
3. Conditional Use Permit Application U- 84 -17, Architecture and
Site Application S- 84 -60, and Subdivision Application
N1 -84 -21 are approved subject to trio conditions of approval
set by the Planning Commission and the following additional
conditions:
1J. The maximum number of seats in the church shall be 654;
the maximum number of students enrolled in the school,
grades 1 -8, shall be 265; and the maximum number of
employees shall be 20,
14; The Planning Commission shall review the traffic impact
and the adequacy of circulation and parking six (5)
months after the completion of the improvements.
-3-
15. Applicant to revise landscaping plan to replace
ficus trees with larger trees and to plant coni-
fers around the perimeter, especially on Victory
Lane, Dean Avenue and Tait Avenue, subject to review
by the Director of Parks, Forestry and Maintenance
Services.
16. The success of the education program concerning parking
and alternatives will be reviewed by the Planning
Commi ssi on six (6) months after the completion of the
improvements.
Pursuant to Los Gatos Town Code Section 1-15, the time for seeking
judicial review for the Town Council decision is governed by California
Code of Civil Procedure Section 1U94.6.
PASSED AND ADOPTED at a re ular meeting of the 'Gown Council
of the Town of Los Gatos held on the 8th I day of Ap.ri 1 1985
by the following vote:
AYES: COUNCILMEMBERS Eric D. Carlson, Terrence J.
Daily, Thomas -J. Ferrito, Brent N. Ventura,
and Mayor Joanne Benjamin
NOES: COUN CILMEMBERS None
ABSTAIN: COUNCILMEMBERS None
ABSENT: COUNCILMEMBERS None
SIGNED: /s/ Joanne Benjamin
MAR THE TOWN OF LOS GATOS
ATTEST:
/s/ Rose E. Al daq ((seal)
GhR_K OF TH TOWN OF LOS GATOS
-4-
Jennifer Savage I
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From: Annette Nystrom <annettenystrom @yahoo.com>
Sent: Tuesday, March 05, 2013 9;16 PM
To: Jennifer Savage
Subject: St.Mary's school building project
Hi Jennifer, I am sending you this email in support of the St. Mary's school rebuilding
project. I have lived in the neighborhood all my life and walked to St. Mary's School as
child. (That's when we could walk by ourselves) Currently, my family and I live 3
blocks away. My husband or I daily walk our second and fourth grader to St.Mary's
School. We are well aware of traffic and neighbor concerns.
However, the school is in need of rebuilding and repair. Nothing has changed since I
was there and it's been 40+ years now. What is important to remember in this process
is that St. Mary's has been in the neighborhood for over 100 years and has been a
huge support to the neighbors throughout the years. As a child I remember in 8th
grade when a teacher caught a burglary in progress. The neighbors were all so
grateful. St. Mary's School was a hero at the time and then years pass and new
neighbors move in.
It was just last Halloween when I saw several school children picking up mounds of
candy wrappers in the neighborhood. Here at St. Mary's the children and parents
focus is to be "in service” to others. Our intention is to continue this tradition.
In regards to cars and parking, our rebuild and remodel will not change our current
status. There is no intention of adding additional students.
With a rebuilt school, neighbors will see higher property values. We own 5 houses in
the neighborhood with 4 families of tenants. We are all excited for the rebuild and
have waited a long time for this to happen. Please let us know how we can help
neighbors or others understand our need for a new school. We would be happy to
help support you as well. Thank you for your assistance. - Annette and Eric
Nystrom 408 - 859 -5881 219 Alexander Ave LG.
Jennifer Savacle
From: Nicola Nordmo <nicola @nordmo.name>
Sent: Friday, March 08, 2013 10:26 AM
To: Jennifer Savage
Subject: St. Mary's School Plans
Greetings Jennifer,
It has come to my attention that St. Mary's School will be finalizing their plans with the town to improve the school
buildings. As a parent of a St. Mary's student I am thrilled to see this project move forward. St. Mary's is a wonderful
school but the actual buildings are extremely outdated and in desperate need of replacement, significant repair and
remodel. The St. Mary's community has done significant fundraising to bring our campus into the current century so our
buildings will not hamper our teachers and staff in the pursuit of educating our kids to the standards we have come to
enjoy in all Los Gatos Schools.
St. Mary's has no plans to add additional students as a result of this upgrade /update. So the impact, if any, on the
community will be extremely minimal and confined to the few months of actual construction. As a down town Los
Gatos resident I am sure that will be welcome news to anyone in the neighborhood.
I would be happy to participate in this process in any way to help facilitate a smooth process for all involved. I have sat
on traffic committees in the past and had the pleasure of working with Mike Wasserman to improve the safety of our
Main Street crosswalks near Los Gatos High School. Please let me know if I can be of any help.
Best regards,
Nicola Brogan Nordmo
142 New York Ave
Los Gatos, 95030
408- 438 -0607
Jennifer Savage
F.
From: Mary Curtis <mcurtis @pacifico.com>
Sent: Saturday, March 09, 2013 11:41 AM
To: Jennifer Savage
Subject: Support for the new Junior High building at St Mary's School
Dear Jennifer,
I am writing to express my support for the proposed building that will house St. Mary's Junior High
We are longtime residents of Los Gatos and both of our girls attended St. Mary's from 1 st through 8th grades,
enjoying a quality of education that has served them as a strong foundation for higher pursuits.
This Junior High is a much needed facility upgrade for the families in the school - and it should be noted that
the school intends to keep enrollment at current levels unlike the public schools which are faced with
accommodating the growing number of families that choose to live in our community as more housing is built
The proposed changes to the school represent much needed facility upgrades at similar levels to those already
built at Fisher and other local schools. It would be wrong, in my view, to penalize St. Mary's student population
which is considerably smaller than the public schools' by denying or imposing significant limits on this project.
I do realize that traffic at pickup and drop -off are concerns of residents on 2 blocks of Main, and 1 block each of
Tait and Bean. Having been a parent in the St Mary's traffic queue, I can attest that the line does move
efficiently and the school diligently staffs pickup and dropoff to move the students to the cars that await - and
then move the cars out of the adjacent areas. The traffic and number of residents affected by high school and
Van Meter traffic is exponentially higher and that gridlock clogs major roads twice a day creating standstill
delays.
St. Mary's Junior High project has my full support, and I hope you will give it yours.
Mary P. Curtis
110 Highland Ave
Los Gatos, CA 95030
CEO
1190 Coleman Ave., Suite 110
San Jose, CA 95110
Voice: (408) 327 -8888
Mobile: (408) 888 -7872
email: mcurtisCcD, acifico.com
Web: ham: / /www.Dacifico.com
Public Relations Gtobat Network
��arrcClC� �7rit�Ring. Y,soatttr�
Jennifer Savage
To: Sandy Baily
Subject: RE: St. Mary's construction
- - - -- Original Message---- -
From: Valerie Hopkins [ mailto :valeriehopkins @comcast.net]
Sent: Sunday, March 10, 2013 2:42 PM
To: Erwin Ordonez
Subject: St. Mary's construction
Hi Erwin,
We live on Tait across the street from Marlyn Rasmussen and are also concerned about the disruption. How long is it
supposed to last?
Anyway, one thought is would it be possible for the construction vehicles to actually park in the St. Mary's parking lots as
they do have ample parking on both sides and the back which wouldn't or shouldn't interfere with the school?
Regards,
Valerie Hopkins
136 Tait Ave.
408 - 354 -5444
RE: 219 BEAN AVENUE
PD APPLICATION 11 -006
MT. MARY'S CHURCH
FOR PLANNING COMMISSION CONSIDERATION
REGARDING PROJECT CONSTRUCTION PHASE:
03/08/13
RECEIVED
VIAR 1 1 2013
TOWN OF LOS GATO a
PLANNING DIVISION
Traffic and parking are going to be a huge problem for residents of Wilder and Tait Avenue.
While Wilder has preferential parking, the one hundred (100) block of Tait DOES NOT have
preferential parking and has always been a cooperative neighbor with St. Marys Church
services, funerals, weddings, and other events which are either sponsored by the Church or
allowed by renting space for other Community activities. With that in mind, I respectfully
request that the Planning Commission consider the following:
1. Preferential Parking for the 100 block of Tait from 6:00 am to 6:00 pin Monday through
Friday. This will help eliminate the construction crew from parking on the 100 block of
Tait Avenue. Each residence should be allowed two permits per household without
charge until the certificate of occupancy and /or the project is completed. The new
Public Parking lot on Main Street should accommodate their needs. This also needs to
be monitored during the construction process and "permit parking" signs need to erected.
2. Construction traffic ingress and egress should not occur via Tait Avenue for any reason.
Our street is almost bedrock gravel now and the additional trucks and heavy traffic, not
to mention the noise will be unbearable. A construction traffic patter should be
established prior to any permits being issued. A suggestion would be Hwy 9 to Massol
Avenue to Bean to the school. A "construction control" person would need to be present
at Hwy 9 and Massol to allow the cross traffic. Massol is a wider street and in the best
condition to accommodate these vehicles and also would probably not need parking
considerations. The first block of Tait is extremely narrow and ordinary vehicles can not
pass each other even now. Bean between Massol and the Church would need No
Parking signs on both sides of the street to accommodate the larger trucks. I believe
there are only two addresses that would be affected and they could be given permits to
park on Tait.
I respectfully request that the Planning Commission and St. Mary's give full consideration to
their neighbors who will be affected and that in ingress /egress, parking plan be in place prior to
giving approval. This plan should also be sent to those who will be affected.
Thank you for your consideration
MarLyn J. Rasmussen
119 Tait Avenue
latbell(cDverizon.net
408 -395 -4051
F •.
Planning commission
Town of Los Gatos
Re: {D -11 -006
Addition of a new junior high school, and increase operations.
Yes of course this will impact the neighborhood greatly. But need for educational
facilities are paramount to our core values. Please closely review drop off areas
impacting traffic circulation. Adding more congestion to the Main Street drop off
area is problematic. A separate area should be located perhaps on Bean St. for the
junior high school.
Second and for most is employee parking, along with the church's reluctance to
accept the parking structure previously planned on Main St. and Victory lane. A
compromise could be to ask for church for their willingness to work for a parking
garage structure where previously proposed and that they should participate in a
parking district payment plan for this above ground structure. Adding this
condition to the use permit. This is only good planning for the future.
Thank you,
Larry Arzie
March 12, 2013
MAR ! u 2.013
i -OWN OF LOS GATOS
PLANNING DIVISION
From: S Chou <schouontait @yahoo.com>
Sent: Tuesday, March 12, 2013 6:23 PM
To: Planning
Cc: Wilder 101; Wilder 101
Subject: St. Mary's School Planned Expansion - Obstruction of Views
Forwarding to Planning per resident.
Sent from my iPad
Begin forwarded message:
From: David Lam <David.Lam2xilinx.com>
Date: March 12, 2013, 6:16:40 PM PDT
To: S Chou <schouontait a,yahoo.com>
Subject: RE: St. Mary's School Planned Expansion
Can you also include obstruction of view? Since they are planning on adding a 2nd level, the
view of the hills are now obstructed for residence on North side.
- - - -- Original Message---- -
From: S Chou [mailto:schouontait(2yahoo.com]
Sent: Tuesday, March 12, 2013 6:14 PM
To: planning _alos atosca. ov
Cc: Tait 21
Subject: St. Mary's School Planned Expansion
Re: Traffic & Parking
Referring to the Initial Study published and posted on The Town website February 2013....
1. Document does not address construction phase and post construction phase end -of -day school
pick up traffic pattern/congestion. Currently, part of the pick up is through the blacktop play
area past the eating area. The cars are lined up IN THE STREET effectively turning Bean into a
one -way, no -way street between Tait and N Santa Cruz. The intersection of Tait & Bean is
impassable due to the idling cars at school day end. (Additionally, a high percentage of these
drivers are using their cell phones - NOT hands fee, not to mention the speeding and disregard
for pedestrians both at drop -off and pick -up.
2. During construction and post construction where will the Church parishioners park as the play
area where they currently park will not be available? How many parking spaces will be LOST
due to the new buildings?
3. Page 5. Parking. Where are the "72 marked spots "? Have counted 45 "marked spots" of which
3 are marked Handicapped.
4. Have you considered purchasing the "Pilates building" on Lyndon Avenue which also has a
dedicated parking lot?
Please consider the impact on the residents on Bean, Wilder, Tait, Bayview, W Main & Massol.
Thank you.
Sent from my iPad
This email and any attachments are intended for the sole use of the named recipient(s) and
contain(s) confidential information that may be proprietary, privileged or copyrighted under
applicable law. If you are not the intended recipient, do not read, copy, or forward this email
message or any attachments. Delete this email message and any attachments immediately.
Planning
From: Lisa Mammel <Imammel @comcast.net>
Sent: Wednesday, March 13, 2013 10:45 AM
To: Planning
Subject: RE: St. Mary's School Planned Expansion
Dear Planning Commission:
I write to express my concern pertaining to the planned physical expansion of St. Mary's School.
The addition of a building at such site will take away current black- top /on -site parking used by parishioners and school
personnel without adding sufficient parking places elsewhere... forcing many cars out into parking on the already
overburdened neighboring streets.
PLEASE NOTE: The dire parking problem for residents on the narrow, 0 — 99 block of Tait Avenue has been well -
documented. A petition representing the overwhelming majority of the residents on such block was submitted to the
town a month ago -- asking for permitted parking status. Further, such current parking problem was the topic of the
Transportation & Parking Commission Meeting on February 14, 2013, and a final decision was continued for a future
meeting -- after a final study on the matter. We are still waiting for action on the issue while experiencing lack of
parking (day and night) on our own residential block
Any decision to the expansion of St. Mary's infrastructure and student population /increased use must consider requisite
parking and traffic issues and cannot be made without first gaining the input of affected residents and the final study
and determination on the 0 -99 block of Tait Avenue's permitted parking status.
Respectfully submitted,
Lisa Mammel
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