Article appearing in the San Mateo Daily Journal, April 7, 2016
Private school plan sees praise: Belmont Planning Commission favors Crystal Springs Uplands School
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| An artist’s rendering of the proposed Crystal Springs Upland School’s campus on Davis Drive in Belmont. |
Whether to allow a private middle school to construct a new campus in place of an aging business park off Ralston Avenue is now in the hands of the Belmont council after the Planning Commission overwhelmingly supported the proposal that’s drawn mixed community opinions.Crystal Springs Uplands School has spent years seeking to redevelop the 6.5-acre site on Davis Drive into a state-of-the-art institution for up to 240 middle school students and 43 staff.
Despite being denied by a former City Council in 2012, the Hillsborough-based sixth- through 12th-grade school has gained significant traction for a new, yet similar proposal planners said take community concerns into account.
“I was pretty impressed with the work that CSUS has put into this. A lot of applicants after a first rejection [several] years ago would have looked for another town. And I really appreciate that you came back, you thought about it more, and you really listened to people,” said Planning Commissioner Nathan Majeski, according to a video of the meeting.
The commission deliberated Tuesday night during its second meeting on the proposal after hearing comments from the public and reviewing the project specifications a week earlier.
Concerns centered around the nonprofit’s tax-exempt status and its projected traffic impacts to the already crowded Ralston Avenue, where several schools are already established nearby.
Some opponents suggested the city should have done more to encourage a business tenant as a variety of special and school districts would miss out on property tax revenue if CSUS constructed its multi-million dollar campus.
Local employees who work nearby also expressed frustration with congestion along Davis Drive, noting parents dropping off or picking up kids frequently clog the streets.
But proponents pleased with CSUS’ proposal also spoke up advocating for more educational options and a community partner.
CSUS officials worked with staff and returned with a proposal that includes a comprehensive traffic demand management program to reduce vehicle trips and paying for the installation of a new traffic signal touted to ease congestion. In lieu of property taxes, CSUS would pay $250,000 a year to the city as well as $30,000 a year to support the local school district, both of which would be adjusted with inflation. It is also offering Belmont a one-time payment of $1 million.
While traffic along Ralston Avenue, the city’s main east-to-west thoroughfare, is a point of contention for many in Belmont, planners emphasized it’s an existing problem that needs to be addressed by the city as a whole.
One change will include start times for the various schools — including CSUS, Ralston Middle School and Carlmont High School—being staggered to reduce morning and afternoon congestion, according to the city and CSUS.
CSUS has sought to mitigate its impacts by strictly enforcing its traffic management plan requiring the vast majority of students to carpool or take its private shuttle and is paying for traffic improvements outlined in the city’s ongoing plans for Ralston.
“I think we would be hard pressed to find a better partner to help solve problems that are already there,” said Commissioner Kerry MacDonald.
In considering whether to recommend the council approve a slew of entitlements from amending the general plan to certifying an environmental report, the commission noted the alternatives to CSUS could be far more impactful.
The site is currently occupied by 80,000 square feet of office space and is entitled to support nearly 127,000 square feet to accommodate more than 400 employees. The CSUS campus would include 60,000 square feet of building space, a soccer field and sports court, pool and vegetable gardens.
“The thing that tips the balance to me is the alternative scenarios. If CSUS’ project does not happen the most likely scenario is that that site will be acquired by a tech company or developer,” said Commission Chair Thomas McCune, who works at corporate campuses and noted an increasing density of workers being crammed into office spaces. Based on what the site is entitled for, he projected “in real world terms, not hypothetical, 500 cars. That’s what you’re talking about as the alternative.”
His fellow commissioners agreed, praising CSUS’ proposal to mitigate fire hazards in the canyon, preserve open space and replant 100 trees after removing 77.
“I think that Belmont should be excited about this relationship, it’s not just a development that will not be integrated into the community,” said Commissioner Amy Goldfarb. “It provides community benefits, it’s attractive [and] it’s a lighter footprint.”
But as the public comment over the site has included those staunchly against the proposal, it’s expected to attract more debate when considered at a future City Council meeting.
Jill Grossman, a CSUS board member, said she’s thrilled to be proceeding after years of planning and the school remains committed to addressing feedback from the community.
“We have listened very carefully to the voices in Belmont and we believe our project demonstrates our long-term commitment to be a part of the community, improve the quality of life and build a school that Belmont residents will be proud to have in their city,” Grossman said in an email.
