REPORT TO PLANNING COMMISSION
SUBJECT
Title
PUBLIC HEARING: Action on Conditional Use Permit (PLN23-00417) for the Conversion of an Existing Convent into Dormitory Style Housing at 2001 Lawrence Court.
Report
REPORT IN BRIEF
File No.: PLN23-00417
Project: Conditional Use Permit for the conversion of an existing convent building into dormitory style housing for up to 25 students.
Applicant: Geno Catalano
Owner: Diocese of San Jose
General Plan: Public/Quasi Public
Zoning: Public or Quasi Public (B)
Site Area: 21,000 square feet (0.48 acres)
Existing Site Conditions: The project site includes an existing convent building and a paved parking lot.
Surrounding Land Uses
North: Single-family uses
East: Single-family uses
South: Multi-family and public uses
West: Multi-family uses
Issues: Consistency with the City’s General Plan and Zoning Ordinance
Staff Recommendation: Adopt a resolution approving the Conditional Use Permit for the conversion of an existing convent building into dormitory style housing, subject to findings and conditions of approval.
BACKGROUND
On August 8, 2023, Geno Catalano, applicant, filed an application requesting a Conditional Use Permit (File No. PLN23-00417) for the conversion of an existing convent into dormitory style housing for up to 25 students at 2001 Lawrence Court.
The subject property has a General Plan land use designation of Public/Quasi Public and is zoned B (Public or Quasi Public). The project site is located to the southeast corner of Lawrence Expressway and Cabrillo Avenue. The property is about 21,000 square feet (0.48 acres) and currently contains an existing convent building and paved parking lot.
According to the Santa Clara City Code (SCCC) Section 18.18.020.E, uses not listed may be reviewed by the Director to determine if they are like those listed and appropriate in this zone and if so, what type of permit is required, in compliance with Section 18.04.040 (Uses Not Classified). The Director determined that a Conditional Use Permit would be appropriate for the proposed student housing in that it is related to a specific graduate program and will not be available for other schools or anyone in the public to live in.
Pursuant to SCCC Chapter 18.112, Table 6-1 (Review Authority), through a public hearing, the Planning Commission decides Conditional Use Permit applications.
DISCUSSION
This proposal includes the conversion of the existing convent building at St. Lawrence the Martyr Parish into dormitory style housing with a total of 22 bedrooms for up to 25 students. The existing two-story convent building has been vacant for seven years. St. Lawrence the Martyr Parish has been working with the Diocese of San Jose and Santa Clara University to provide housing for students from the Santa Clara University School of Education ExCEL program. ExCEL is a two-year service-through-teaching program for graduate level college students who will be teaching full-time at under-resourced Catholic schools in San Jose. The proposed housing will only be available for students in the ExCEL program and will be provided year-round as the program also has a summer component. Most of the work to convert the building would be confined within the interior. Facilities within the converted building include bedrooms, bathrooms, kitchens, and common spaces such as lounges, study areas, and dining rooms. Exterior changes to the building are limited to the replacement of windows and doors and making the entry to the building compliant with the Americans with Disabilities Act. The existing one-car garage will be converted into a chapel. An existing trash enclosure will be upgraded to current code standards. Once occupied by students, there will be a resident assistant or building supervisor available onsite to address any issues such as maintenance.
Consistency with the General Plan
The General Plan designation for the project site is Public/Quai Public, which is intended for a variety of public and quasi-public uses, including schools, religious institutions, and other facilities that have a unique public character as their primary use.
The proposal is consistent with the following General Land Use Policies of the General Plan:
• General Land Use Policy 5.3.1‐P8: Work with property owners to improve or redevelop underutilized and vacant properties.
• Residential Land Use Policy 5.3.2‐P20: Encourage expansion of Santa Clara University’s residency opportunities and its enforcement of minimum standards for off‐campus housing as a requirement for undergraduate and graduate student enrollment.
The proposal is consistent with these policies in that the project proposes to convert a vacant building into student housing for a graduate program offered at Santa Clara University.
Zoning Conformance
The zoning designation for the project site is Public or Quasi Public (B). Pursuant to Section 18.18.020.E, Uses not listed may be reviewed by the Director to determine if they are like those listed and appropriate in this zone and if so, what type of permit is required, in compliance with Section 18.04.040 (Uses Not Classified). The Director determined that a Conditional Use Permit would be appropriate for the proposed student housing in that it is related to a specific graduate program and will not be available for other schools or anyone in the public to live in.
Pursuant to SCCC Section 18.114.050, the Planning Commission may approve or conditionally approve a Conditional Use Permit only after first making all the following findings:
A. The proposed use is consistent with the General Plan and any applicable specific plan;
B. The proposed use is allowed within the subject zone and complies with all other applicable provisions of this Zoning Code and the City Code;
C. The design, location, size, and operating characteristics of the proposed use are compatible with the allowed uses in the vicinity;
D. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare; and
E. The subject site is:
1. Physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and;
2. Served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed use would likely generate.
Parking
Pursuant to SCCC Chapter 18.38, the required parking spaces for rooming and/or boarding houses is one space per bedroom. As the proposed dormitory style housing consists of 22 bedrooms, the required number of parking spaces to be provided is 22 spaces. The existing site only contains six parking spaces. The project site is a part of a larger campus owned by the Catholic Church. Because the campus is comprised of different contiguous parcels, an off-site parking permit pursuant to SCCC Chapter 18.116 is necessary to provide for the other 16 required parking spaces for the proposed use. As a condition of approval, the owner or designee shall obtain approval of an off-site parking permit. As part of the project’s parking program, parking permits will be issued to residents and the parking stalls marked as reserved.
Conclusion
The proposed conversion of the existing convent into dormitory style housing for students is compatible with adjacent land uses. The building footprint of the existing convent will remain for the conversion since most of the work is within the interior of the building to create 22 bedrooms. The proposed changes to the project would not result in any substantial changes to other project features (e.g., site design, site access, parking, security, and landscaping). The proposed project will not be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use. The project is therefore determined to be on balance consistent with the General Plan and zoning designation of the properties comprising the project.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per section 15332 of the CEQA Guidelines (Class 32 - In-Fill Development Project), in that (1) the project is consistent with the General Plan designation, Public/Quasi Public, which authorizes schools and other facilities that have a unique public character as their primary use, and the Zoning Designation, B - Public / Quasi Public, which does not expressly list dormitory-style student housing, but in which similar uses to authorized uses, such as supportive and transitional housing, can be approved upon review; (2) the project is within the City limits on a project site of no more than five acres, in that the site is 0.48 acres, and is surrounded by urban uses; (3) the project site has no value as habitat for endangered, rare or threatened species; (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (5) the site can be adequately served by all required utilities and public services.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On May 30, 2024, a notice of public hearing on this item was mailed to property owners within 300 feet of the project site. At the time of this staff report, Planning staff has not received public comments in support or opposition to the proposed project.
RECOMMENDATION
Recommendation
1. Determine that the project is categorically exempt from formal environmental review under Class 32 (Section 15332, In-Fill Development Projects) of the CEQA Guidelines; and
2. Adopt a Resolution to approve a Conditional Use Permit for the conversion of the existing convent into dormitory style housing at 2001 Lawrence Court, subject to findings and conditions of approval.
Staff
Prepared by: Tiffany Vien, Associate Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Development Plans
2. Resolution to Approve the Conditional Use Permit
3. Conditions of Approval