HomeMy WebLinkAboutResolution 08-26 w Exhibits A and BRESOLUTION 08-26
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS MAKING
A CATEGORICAL EXEMPTION DETERMINATION UNDER CEQA AND APPROVING A
CONDITIONAL USE PERMIT FOR AN ADDITION TO THE ADMINISTRATION
BUILDING AT 12816 EL MONTE ROAD (ST. NICHOLAS CATHOLIC SCHOOL) AND
IMPOSING CERTAIN CONDITIONS OF APPROVAL
WHEREAS, on December 18, 2023, The Town of Los Altos Hills received an application for a
Conditional Use Permit (CUP23-0005) from the property owner, St. Nicholas Catholic School, for the
construction of an addition to the existing administration building and library at 12816 El Monte Road
("Project"); and
WHEREAS, based on the record presented before it, the project is exempt from the provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15301(e) as the project scope is for
an addition to an existing structure that results in an increase of not more than 50 percent of the floor
area of the structure before the addition, or 2,500 square feet.
WHEREAS, the project application was processed in accordance with the applicable provisions of the
California Government Code and the Los Altos Hills Municipal Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on December
4, 2025, and considered all evidence, testimony, written documentation, and public comments and voted
3-0-1, with on absence and on vacancy, to forward a recommendation of approval to the City Council;
and
WHEREAS, the City Council held a duly noticed public hearing on the project on January 15, 2026,
and considered the Planning Commission's recommendation, and independently evaluated all evidence,
testimony, written documentation, and public comments; and
NOW, THEREFORE, BE IT RESOLVED based on the entirety of the record before it, the City
Council of the Town of Los Altos Hills hereby finds that the Project is exempt from CEQA pursuant to
CEQA Guidelines Section 15301; and approves the Conditional Use Permit subject to the findings
contained in Exhibit "A" and conditions contained in Exhibit `B" and incorporated herein by reference.
The above and foregoing Resolution passed and adopted by the City Council of the Town of Los Altos
Hills at a regular meeting held on the 15th day of January 2026, by the following vote:
AYES: BHATEJA, TYSON, MOK, SWAN, TANKHA
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
ATTEST:
ka Birdsong -Mille , ity Clerk
RESOLUTION 08-26
BY:
. !
ajiv Ahatefa, Mayor
EXHIBIT 66A99
CONDITIONAL USE PERMIT FINDINGS OF APPROVAL
Conditional use permits shall be granted by the City Council only when it is found that:
(1) The proposed use of facility is properly located in relation to the community as a whole, land
uses, and transportation and service facilities in the vicinity;
The new construction is located interior to the site to minimize impacts to the natural site
features and adjacentproperties, which is preferred. In addition, the school site is well buffered
from the surrounding residential uses by the natural topography and existing vegetation.
(2) The site for the proposed use is adequate in size and shape to accommodate the proposed use
and all yards, open spaces, walls and fences, parking, loading, landscaping, and such other
features as may be required by this chapter or, will be needed to assure that the proposed use
will be reasonably compatible with land uses normally permitted in the surrounding area;
The 17.14 -acre site is adequate in size and configuration to accomodate the new construction
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without need for extensive grading or reconfiguration of existing site layout. The site's sloped
topography, along with the preservation of numerous perimeter screening trees, helps ensure
compatibility with the surrounding residential uses.
(3) The site for the proposed use will be served by streets and highways of adequate width and
pavement to carry the quantity and kind of traffic generated by the proposed use; and ,
There will be no additional traffic related issues with the new construction because the number
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of students and faculty isnot being increased and therefore, no additional traffic s anticipated
to be generated. Vehicle access to the site will continue to be provided from El Monte Road, a
public road.
(4) The proposed use will not adversely affect the abutting property or the permitted use thereof.
The proposed development will not adversely affect the adjacent properties or uses as the
project seeks to replace an existing building but maintain the current operational
characteristics. Although the new operations center is larger than the existing, it utilizes a
residential design to blend in the public utility use with the adjacent residential properties.
Furthermore, significant vegetation along the property perimeter will be retained to reduce
potential for noise and view impacts. Long-standing operational characteristics such as
special events, student enrollment, and required parking will remain unchanged.
Resolution CC 08-26 Page 2
EXHIBIT "B"
CONDITIONS OF APPROVAL FOR A CONDITIONAL USE PERMIT*/* */* * *
St. Nicholas Catholic School — 12816 El Monte Road
*("Year') denotes the date that the condition was originally applied or last modified.
"Conditions I — 11 are ongoing and relate to the use of the property, in general.
***Conditions 12 — 44 are specific to the permitting requirements for the subject amendment (File No. CUP23-0005).
I This conditional use permit allows the use of the subject property as a private religious school
and for related religious uses (e.g., parish hall, convent, etc.), subject to the following
conditions and according to plans approved by the City Council on January 20, 1999. Any
further expansion or change of the use shall require an amendment to the conditional use
permit. Additionally, the Planning Director may, at any time, schedule a review or revocation
hearing before the Planning Commission regarding the use permit, if any condition of
approval is not being met or if the facility is being used inconsistent with the approved use
or in violation of the Town development codes. (1999)
2. Planning Commission and City Council shall conduct a review of this Conditional Use
Permit every ten (10) years to assure compliance with conditions and all conditions shall
be subject to amendments and/or additional conditions to assure that the public health,
safety and general welfare are protected and that the objectives of the General Plan
and Zoning Ordinance are served, as deemed necessary by the Planning Commission
and City Council. (2025)
3. If permittee abandons the use of said real property allowed by this permit for a period of one
year, then the abandonment shall constitute a revocation of the use herein granted, and this
Use Permit shall become null and void. (1999)
4. Evening events sponsored by the applicant shall be concluded no later than the hour of 11:00
p.m. on weeknights and 12:00 midnight on Friday and Saturday evenings. (1999)
5. No parking shall be allowed on any surrounding neighborhood street or on the driveway
entrance to the property. For any event at which attendance is expected to exceed the
available parking capacity, on-site parking and traffic control shall be provided for the
duration of the event and, if necessary, shuttles shall be provided to and from off-site parking
areas. (1999)
6. If enrollment is increased in the future, traffic studies shall be prepared at the applicant's
expense, analyzing and proposing improvements, where determined to be feasible and
acceptable to the City Engineer, to ensure the safe operation of the driveway intersection at
El Monte Ave. (1999)
7. The use of the public address system shall be limited to not more than five (5) minutes each
morning for the morning assembly. No other outdoor sound amplification shall be allowed
Resolution CC 08-26 Page 3
on the site, except for once per year during daytime hours. Noise levels shall be limited to
comply with the provisions of Section 5-2.02 of the Los Altos Hills Municipal Code. (1999)
8. Whenever students of the institution are present at the school, at least one faculty or staff
member shall be present. (1999)
9. All requirements of the Santa Clara County Fire Department and the Santa Clara County
Health Department shall be complied. with as part of this permit. The trees on the property
shall be maintained trim and clean, and any dead material under the trees shall be removed
on a regular basis. (1999)
10. Onsite storm drainage facilities shall be inspected and maintained annually by the school.
The storm drainage system includes any drainage inlets, pipes, and open ditches, particularly
the ditch adjacent to Voorhees Drive. (1999)
11. All lighting shall be constructed and operated so as to eliminate any direct illumination
toward any existing residence or building lot site. Such lighting shall be operated so as not
to constitute a nuisance toward any adjacent property owner. All parking lot lighting shall be
turned off by not later than 10:00 p.m., or not later than 30 minutes past the end of an event
(where permitted later than 10:00 p.m.), except where determined to be necessary for
visibility along the driveway. (1999)
12. No other modifications to the approved plans submitted on March 4, 2025, are allowed
except as otherwise first reviewed and approved by the Community Development
Director or the Planning Commission, depending on the scope of the changes.
13. All conditions of approval shall be printed on plans submitted for building permit plan check.
14. The project is subject to the Town's Construction Time Limit Ordinance (Chapter 10, Title
VIII of the Municipal Code). The maximum time for completion of the project shall be set
by said policy and run from date of Building Permit issuance. Any extensions to the time for
completion shall be subject to said policy. Failure to complete the project in the allotted time
with approved extensions may result in substantial penalties and fees per the policy.
15. Exterior finish colors of all buildings shall have alight reflectivity value of 50 or less and roof
materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All
color samples shall be submitted to the Community Development Department for approval at
time of submittal for building plan check. All applicable structures shall be painted in
conformance with the approved color(s) prior to final inspection.
16. All exterior lighting fixtures shall be down directed or shielded non-movable fixtures and
shall not exceed 3,000 Kelvins and 600 lumens. Exterior lighting on the new structure shall
be designed for compliance with the Town's Outdoor Lighting Policy. The construction
drawings shall be revised to include an outdoor lighting plan for Community Development
Department staff review and approval.
Resolution CC 08-26 Page 4
17. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material). No lighting may be placed within skylight wells.
18. Fire retardant roofing (Class A) is required for all new construction.
19. All construction shall comply with the applicable California Green Building Standards Code,
Part 11, Title 24 mandatory measures in effect at the time of building permit application. The
property owner shall provide a CALGreen Non -Residential Checklist demonstrating
conformance with all applicable mandatory measures at time of building permit submittal.
20. All construction shall comply with 2022 California Building and Fire Code for construction
within wildland urban interfaces. (Materials and Construction Methods for Exterior Wildlife
Exposure).
21. All properties shall pay School District fees to either the Los Altos School District and
Mountain View Los Altos Union High School District or the Palo Alto Unified School
District, as applicable, prior to permit issuance. The applicant shall take a copy of worksheet
#2 to school district offices, pay the appropriate fees and provide the Town with a receipt.
22. Prior to beginning any grading operation, all significant trees, particularly any heritage oak
trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-
link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to
be fenced prior to commencement of any grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing must remain
throughout the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
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23. Any, and all, changes to the approved Grading and Drainage plan shall first be approved by
the Town Engineering Department. No grading shall take place during the grading
moratorium (October I st to April 3 oth ) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line.
24. An encroachment permit shall be obtained from the Public Works Department for all work
proposed in the public right-of-way. No work within the public right-of-way shall commence
without an encroachment permit.
At Building Plan Check
25. Submit a Construction Best Management Practices (BMPs) Plan for review and approval.
26. Submit high-quality color photographs of the existing roadways and pathways prior to the
building permit issuance.
Resolution CC 08-26 Page 5
27. Submit a Grading & Construction Operation plan for review and approval by the City
Engineer and Planning Director. The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on El Monte
Road, and surrounding roadways; storage of construction materials; placement of sanitary
facilities; parking for construction vehicles; and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction debris.
Arrangements must be made with Greenwaste Recovery, Inc. for the debris box since they
have a franchise with the Town and no other hauler is allowed within the Town limits.
Prior To Final Approval
28. All areas on the site that have the native soil disturbed shall be protected for erosion control
during the rainy season and shall be replanted prior to final inspection.
29. The property owner shall inform the Town of any damage and shall repair any damage caused
by the construction of the project to pathways, private driveways, and public and private
roadways prior to final inspection.
30. Review of this Developmental proposal is limited to acceptability of site access, water supply
and may include specific additional requirements 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.
31. Fire Alarm Requirements: (As noted on Sheet A0.1) Refer to CFC Sec. 907 and the
currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit
application to the SCCFD for approval before installation or altering any system. Call (408)
341-4420 for more information. Fire Alarm installation and any modification required for
building 1, 2, 3.1, 3, 4, and 5 and will be a deferral submittal.
32. Fire Sprinklers Required: (As Noted on Sheet T1.0) Approved automatic sprinkler systems
in new and existing buildings and structures shall be provided in the locations described in
this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For
the purposes of this section, firewalls used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or penetrations.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. A State of California licensed (C-16) Fire
Protection Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their work.
CFC Sec. 903.2. Sprinklers installation and any modification will be provided for building
1, 29 2.1, 3, 4, and 5 as a deferral submittal.
33. Fire Hydrant Systems Required: (As noted on Sheet 0.3) Where a portion of the facility
or building hereafter constructed or moved into or within the jurisdiction is more than 400
Resolution CC 08-26 Page 6
feet from a hydrant on a fire apparatus access road, as measured by an approved route around
the exterior of the facility or building, onsite fire hydrants and mains shall be provided where
required by the fire code official. Exception: For Group R-3 and Group U occupancies
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more
than 600 feet. [CFC, Section 507.5.1].
34. Required Fire Flow: The minimum require fireflow for this project is 1500 Gallons Per
Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic
fire sprinklers per CFC [903.3.1.3].
35. Buildings and Facilities Access: (As noted on Sheet A.02) Approved fire apparatus access
roads shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or with the jurisdiction. The fire apparatus access road shall
comply with the requirements of this section and shall extend to within 150 feet of all
portions of the facility and all portions of the exterior walls of the first story of the building
as measured by and approved route around the exterior of the building or facility. [CFC,
Section 503.1.1]
36. Fire Apparatus (Engine)Access Roadway Required: Provide an access roadway with a
paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of
13 feet 6 inches, minimum circulating turning radius of 30 feet inside, 50 feet outside, and a
maximum slope of 15%. Surface shall be capable of supporting 75K pounds. Installations
shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec.
503.
37. (Circulating) Fire Lanes Required: (As noted on Sheet A.02) The minimum clear width
of fire department access roads shall be 20 feet. The minimum outside turning radius is 50
feet for required circulating access roadways. Fire apparatus access roads shall be designated
and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code.
38. Knox Key Boxes/Locks Where Required for Access: (As Noted on Sheet AL]) Where
access to or within a structure or an area is restricted because of secured openings or where
immediate access is necessary for lifesaving or firefighting purposes, the fire code official is
authorized to require a key box to be installed in an approved location. The Knox Key Box
shall be a of an approved type and shall contain keys to gain necessary access as required by
the fire code official. Locks. An approved Knox Lock shall be installed on gates or similar
barriers when required by the fire code official. Key box maintenance. The operator of the
building shall immediately notify the fire code official and provide the new key when a lock
is changed or re -keyed. The key to such lock shall be secured in the key box. [CFC Sec. 506].
39. Water Supply Requirements: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected in
Resolution CC 08-26 Page 7
any manner to an appliance capable of causing contamination of the potable water supply of
the purveyor of record. Final approval of the system(s) under consideration will not be
granted by this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
40. Address identification: (As Noted on Sheet Al. 1) New and existing buildings shall have
approved address numbers, building numbers or approved building identification placed in a
position that is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code official,
address numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall
be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7
mm). Where access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to identify the
structure. Address numbers shall be maintained. CFC Sec. 505.1.
41. Water Supply Requirements: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected in
any manner to an appliance capable of causing contamination of the potable water supply of
the purveyor of record. Final approval of the system(s) under consideration will not be
granted by this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
42. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI -7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp.
33.
43. Note that.a plan review is required prior to any proposed tenant improvement.
I
44. Fire Flow: Provide a fire flow letter from a local water purveyor confirming the required fire
flow of 1312 GPM @ 20 psi residual from a fire hydrant located within 400' of the farthest
exterior comer of the structure is required. Contact your local water purveyor (California
Water) for details on how to obtain the fire flow letter.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute written
notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90 -day approval period
in which you may protest such fees, dedications, reservations, and other exactions, pursuant to
I
Resolution CC 08-26 Page 8
Government Code Section 66020(a), has 'begun. If you fail to file a protest within this 90 -day
period complying with all requirements of Section 66020, you will be legally barred from later
challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the
Community Development and Engineering Departments two weeks prior to final building
inspection approval.
NOTE: The Conditional Use Permit is valid for one year from the approval date. All
required building permits must be obtained within that year and work completed per the
Town's Construction Time Limit Ordinance (Chapter 10, Title V111 of the Municipal Code).
The maximum time for completion of the project shall be set by said policy and run from date
of Building Permit issuance.
Resolution CC 08-26 Page 9