2013-024 - Albright Way/Winchester Blvd EIRRESOLUTION 2013 -024
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
CERTIFYING A FINAL ENVIRONMENTAL IMPACT REPORT AND MAKING
CERTAIN FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT IN CONNECTION WITH A REZONING TO CM :PD FOR PROPERTY
LOCATED AT 90 -160 ALBRIGHT WAY AND 14600 WINCHESTER BOULEVARD.
APNS: 424 -31 -053, 054, 063, 424 -32 -038, 045, 049, 054, 059, 060, AND 063
ENVIRONMENTAL IMPACT REPORT EIR -12 -003
PLANNED DEVELOPMENT APPLICATION: PD -12 -001
ARCHITECTURE AND SITE APPLICATION S -12 -078
WHEREAS,
A. The applicant, John R. Shenk, proposes to rezone property located at 90 -160
Albright Way and 14600 Winchester Boulevard from CM:PD to CM:PD for the development
of up to 550,000 square feet of new office /R &D space (including office- serving amenities),
one parking garage, surface parking areas, new access driveways, and new landscaping and
open space. The Albright Office Park Project includes Planned Development Application
PD -12 -001, Architecture and Site Application S -12 -078, and Environmental Impact Report
EIR -12 -003.
B. A Notice of Preparation (NOP) of an Environmental Impact Report (EIR) for the
Albright Office Park Project was issued on August 3, 2012.
C. A public scoping meeting was held on August 27, 2012, to receive comments
regarding the scope of issues to be addressed in the EIR.
D. A Draft Environmental Impact Report (Draft EIR) to analyze potential impacts
associated with the Albright Office Park Project was prepared and issued for agency and
public review and comment on January 29, 2013, for a 45 day review period.
1
E. The Planning Commission held a duly noticed public hearing on February 27,
2013, at which time the Commission received public comments regarding the Draft EIR for
the Albright Office Park Project.
F. Pursuant to the California Environmental Quality Act and the implementing
Guidelines adopted therefore ( "CEQA "), the Town ;prepared a Final Environmental Impact
Report (Final EIR), incorporating responses to comments on the DEIR which was issued on
April 12, 2013,
G. The Planning Commission held a duly noticed public hearing on April 24, 2013,
at which time the Commission considered the public testimony, the staff report prepared for
that meeting ( "Staff Report "), and all other documentation related to the Albright Office Park
Project, and recommended denial of the Planned Development application to the Town
Council for the Albright Office Park Project.
H. The Town Council held a duly noticed public hearing on May 20, 2013, at which
time the Town Council considered the public testimony, the Staff Report, and all other
documentation related to the Albright Office Park Project and continued the item to June 3,
2013.
I. The Town Council held a continued public hearing on June 3, 2013, at which time
the Town Council further considered additional public testimony, the Staff Report, and all
other documentation related to the Albright Office Park Project.
J. At the public hearing on June 3, 2013, the Town Council modified the applicant's
proposed project by: reducing the height of Building 1 and Building 4 to a maximum all
inclusive height of 50' (fifty feet); reducing the maximum height of the parking garage to 35'
2
(thirty five feet) exclusive of tower elements, elevator overrun structures, and other similar
architectural elements; reducing the maximum square footage of the Planned Development
project to 485,000 square feet; not permitting any freeway visible signs; and requiring the
applicant to provide "Keep Clear" or other appropriate roadway markings and signage at the
intersection of Charter Oaks Dive and Lark Avenue.
K. Public Resources Code §21081, subdivision (a), requires a public agency, before
approving a project for which all EIR has been prepared and certified, to adopt findings
specifying whether mitigation measures and, in some instances, project alternatives,
discussed in the EIR, have been adopted or rejected as infeasible.
L. The Town heed not snake findings rejecting alternatives described in the EIR if all
of the project's significant impacts will be mitigated to a less than significant level by
mitigation measures, which is the case with the Albright Office Park Project.
M. The Town Council, reflecting the advice of Town Staff, expert consultants, the
Planning Commission, and extensive input from the community, has expressed its intention
to approve the Albright Office Park Project.
N. In taking this course, the Town Council has acted consistent with the CEQA
mandate to look to project mitigations and /or alternatives as a means of lessening or avoiding
the environmental effects of projects as proposed.
O. All of the potentially significant environmental effects associated with the
Albright Office Park Project, as approved, have been mitigated to less than significant levels
through the inclusion of mitigation measures proposed in the Final EIR.
3
P. The Town Council in approving the project as proposed intends to adopt all
mitigation measures as set forth in the Mitigation Monitoring and Reporting Program for the
Albright Office Park Project (the "Program "), which is attached to this Resolution as Exhibit
0
Q. The Town Council recognizes the Town's obligation, pursuant to the Public
Resources Code § 21081.6 subdivision (a), to ensure the monitoring of all adopted mitigation
measures necessary to substantially lessen or avoid the significant effects of the project. Such
monitoring will occur pursuant to the adopted Program.
R. The location and custodian of the documents or other materials which constitute
the record of proceedings upon which the Town Council's decision is based is in the office of
the Town Clerk, 110 E. Main Street, Los Gatos, CA 95 03 0.
NOW, THEREFORE, BE IT RESOLVED, AND IT IS HEREBY RESOLVED, that
the Town Council hereby certifies the Final EIR, adopts the Mitigation Monitoring and
Reporting Program attached hereto as Exhibit A, and adopts the Findings of Fact attached hereto
as Exhibit B. In certifying the Final EIR, the Town Council specifically finds that (1) the
document has been completed in compliance with CEQA; (2) the document was presented to the
Town Council as the .decision- making body of the lead agency, and the Council has reviewed
and considered the information contained therein; and (3) the Final EIR reflects the Town's
independent judgment and analysis.
n
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
California, held on the 17th day of June, 2013, by the following vote:
COUNCIL MEMBERS:
AYES: Marcia Jensen, Steven Leonardis, Diane McNutt, Joe Pirzynski, and Mayor Barbara Spector
NAYS:
ABSENT:
ABSTAIN:
OR OZII _ OF LOS GATOS
S GATOS, CALIFORNIA
ATTEST:
ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
5
EXHIBIT A
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure -
MITIGATION MONITORING AND REPORTING PROGRAM
�o�loa
DATE: April 1, 2013
4.3 Biological Resources
PROJECT: Albright Office Park, Albright Way
do l.. nb
PD -12 -001, S -12 -078
Mitigation Measure -
Implamen- '
tation
Res onsibilit
Timmg &
Monitoring
4.3 Biological Resources
4.3 -2, Protection of Nesting Special - status and Migratory Birds: In
Required as
Directors of
Prior to
order to avoid impacts to special- status and migratory bird species during
a condition
Community
issuance of any
project implementation, the measures outlined below shall be
of
Development
Grading Permit.
implemented. With the incorporation of the following measures,
approval.
and Parks and
significant impacts on these species would be avoided.
Public Works
Ensure these
a. The removal of trees and shrubs shall be minimized to the extent
measures are
feasible,
incorporated
b. If tree removal, pruning, grubbing and demolition activities are
into project
plans.
necessary, such activities shall be conducted outside of the breeding
season (i.e., between September I and January 31), to avoid impacts
Monitoring:
to nesting birds.
Prior to and
c. If tree removal, pruning, grubbing and demolition activities are
during
scheduled to commence during the bird breeding season (i.e., between
construction.
February 1 and August 31), a preconstruction survey shall be
conducted by a qualified biologist no more than two weeks prior to
the initiation of work. The preconstruction survey shall include the
project footprint and up to a 300 -foot buffer, access and sight -lines
permitting. If no active nests of migratory birds are found, work may
proceed without restriction and no further measures are necessary. If
work is delayed more than two weeks, the preconstruction survey
shall be repeated, if determined necessary by the project biologist.
d. If active nests (i.e. nests with eggs or young birds present, or hosting
an actively breeding adult pair) of special- status or migratory birds
are detected, the project biologist shall designate non - disturbance
buffers at a distance sufficient to minimize disturbance based on the
nest location, topography, cover, species, and the type /duration of
potential disturbance. No work shall occur within the non -
disturbance buffers until the young have fledged, as determined by a
qualified biologist. The appropriate buffer size shall be determined in
cooperation with the CDFW and /or the USFWS. If, despite the
establishment of a non - disturbance buffer it is determined that project
activities are resulting in nest disturbance, work shall cease
immediately and the CDFW and the USFWS shall be contacted for
further guidance.
e. If project activities must occur within the non - disturbance buffer, a
qualified biologist shall monitoring the nest(s) to document that no
take of the nest (i.e., nest failure) will result. If it is determined that
project activities are resulting in nest disturbance, work shall cease
immediately and the CDFW and the USFWS shall be contacted for
further guidance.
4.3 -3, Protection of Roosting Bats: In order to avoid impacts to
Required as
Directors of
Prior to
special- status bat species during project implementation, the measures
a condition
Community
issuance of Tree
outlined below shall be implemented. With the incorporation of the
of
Development
Removal Permit
following measures, significant impacts on these species would be
approval.
and Parks and
and Demolition
avoided.
Public Works
Permit for 90
a. Prior to the removal or significant pruning of trees and the demolition
Albright Way
of 90 Albright Way, a qualified bat biologist shall assess them for the
and any
potential to support roosting bats. Suitable bat roosting sites include
Grading Permit.
EXHIBIT A
MITIGATION MONITORING AND REPORTING PROGRAM
�o " ", DATE: April 1, 2013
t PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
fOu.. nt.
Miti ation Measure
Implemen-
n
Timing -.&
Monitoring
trees with snags, rotten stumps, and decadent trees with broken limbs,
exfoliating bark, cavities, and structures with cracks, joint seams and
Ensure these
other openings to interior spaces. If there is no evidence of
measures are
occupation by bats, work may proceed without further action,
incorporated
b. If suitable roosting habitat is present, the bat biologist shall
into project
recommend appropriate measures to prevent take of bats. Such
plans,
measures may include exclusion and humane eviction (see "c" below)
of bats roosting within structures during seasonal periods of peak
Monitoring:
activity (e.g., February 15 - April 15, and August 15 - October 30),
Prior to and
partial dismantling of structures to induce abandonment, or other
during
appropriate measures.
construction.
c. If bat roosts are identified on the site, the following measures shall be
implemented:
■ If non- breeding /migratory bats are identified on the site within a
tree or building that is proposed for removal, then bats shall be
passively excluded from the tree or building. This is generally
accomplished by opening up the roost area to allow airflow through
the cavity /crevice, or installing one -way doors. The bat biologist
shall confirm that the bats have been excluded from the tree or
building before it can be removed.
■ If a maternity roost of a special- status bat species is detected, an
appropriate non - disturbance buffer zone shall be established around
the roost tree or building site, in consultation with the CDFW.
Maternity roost sites may be demolished only when it has been
determined by a qualified bat biologist that the nursery site is not
occupied. Demolition of maternity roost sites may not be
performed during seasonal periods of peak activity (e.g., February
15 - April 15, and August 15 - October 30).
■ No additional mitigation for the loss of roosting bat habitat is
required.
4.3 -6, Creek Protection: The following measures from the Town's
Required as
Directors of
Ensure these
adopted "Guidelines and Standards for Land Use Near Streams" would
a condition
Community
measures are
ensure that site construction and operation would not result in indirect
of
Development
incorporated
adverse effects on the riparian and aquatic habitats or Los Gatos Creel:
approval,
and Parks and
into project
Measures to be Implemented During Project Construction
Public Works
plans.
a. Project construction activities shall be restricted to daylight hours;
Monitoring:
nighttime work shall not be permitted.
During and after
b. Use of elevated flood lights shall not be permitted; any exterior
construction.
lighting shall be directed inward and shall not cause the illumination
of the adjacent riparian habitat.
c. Dust control must be practiced during demolition and grading.
d. The Town of Los Gatos routinely requires implementation of
protective measures for all projects adjacent to stream courses. For all
work adjacent to stream chamnels, best management practices (BMPs)
shall be implemented to prevent bank erosion, sedimentation, release
of contaminants, accidental incursion by construction equipment
below the tops of bank. Such measures may include installation of
silt fencing, hay bales, straw wattles or other protective devices to
prevent the downslope migration of silt or sediment from the
MITIGATION MONITORING AND REPORTING PROGRAM
�oz „evlo2 DATE: April 1, 2013
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
Mitigation Measure
Implemen-
tation
Res ons�bdit
Timing &
Al
construction site.
Measures to be Implemented During Project Operation
e. Post - construction BMPs incorporated into the project's drainage plan
shall comply with Provision C.3.c of the Municipal Regional
Stormwater Permit (see Impact 4.5 -5 in Section 4.3, Hydrology and
Water Quality, for more discussion) to ensure that no significant
adverse effects on water quality of Los Gatos Creels or the adjacent
riparian habitat would result.
f. Exterior lighting shall be directed inward and shall not cause the
illumination of the adjacent riparian habitat.
g. Restrictions shall be in place to prevent the placement of pet food
containers by employees outdoors in areas accessible to wildlife.
h. Free - roaming domestic pets (e.g., cats, off -leash dogs) of employees
shall not be permitted.
i. All exterior trash receptacles shall be designed and maintained to
exclude wildlife.
j. All storm water treatment facilities must be in accordance with local
and regional water quality standards to ensure there is no release of
contaminants into the aquatic environment.
4.4 Geology, Soils, and Seismicity
4.4 -3a, Fill Removal: In accordance with the recommendations of the
Required as
Directors of
Prior to
project geotechnical report, the project sponsor shall require the removal
a condition
Community
issuance of any
of existing fill materials within proposed building excavations to a lateral
of
Development
Grading Permit.
distance of at least 5 feet beyond the building footprint or to a lateral
approval.
and Parks and
distance equal to the fill depth below the perimeter footing, whichever is
Public Works
Monitoring:
greater. Reuse of the fill materials shall only be allowed if they meet the
Ensure that all
requirements for engineered fill specified in the geotechnical report for
recormnenda-
the project. Materials such as debris, wood, and hash that do not meet
tions of the
the requirements shall be screened out of the fill materials and removed
project
from the site. Fill materials shall be placed in lifts and compacted in
geotechnical
accordance with the compaction requirements specified in the
report are
geotechnical report,
properly
While it is preferable to replace all existing fills with engineered fills,
implemented
those fill materials extending into planned pavement and flat work areas
including
(e.g. pedestrian concrete and pavers) may be left in place at the project
proper
sponsor's option. However, the project sponsor must determine that the
characterization
fills are of low risk for future differential settlement and ensure that the
of
upper 12- to 18- inches of fill below the subgrade is re- worked and
undocumented
compacted in accordance with the compaction requirements specified in
fill materials.
the geotechnical report.
If there are updates or revisions to the project geotechnical report, the
above mitigation requirements shall be revised to match the updated
recommendations as necessary.
Mitigation Measure 4.4 -3b, Abandonment of Existing Utilities: In
accordance with the recommendations of the project geotechnical report,
the project sponsor shall ensure that existing utilities are completely
removed from all building areas. A utility may only be abandoned in
Mitigation Measure r - -
MITIGATION MONITORING AND REPORTING PROGRAM
�oz,en1pa
DATE: April 1, 2013
place if it would not pose an unacceptable risk, and if approved by the
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
Mitigation Measure r - -
Impl'emen-
tation
es poi
lYionitorin
place if it would not pose an unacceptable risk, and if approved by the
geotechnical engineer. If abandoned in place, the utility must be
completely backfilled with grout or sand - cement slurry and the ends
outside of the building area must be capped with concrete. Trench fills
must also be removed and replaced with engineered fill with the trench
side slopes flattened to at least 1:1.
If there are updates or revisions to the project geotechnical report, the
above mitigation requirements shall be revised to match the updated
recommendations as necessary.
Mitigation Measure 4.4 -3c, Excavation Safety: In accordance with the
recommendations of the project geotechnical report, the project sponsor
shall ensure that the below grade excavations within the upper five feet
below the building subgrade are sloped at 3:1 (vertical: horizontal) and
that those deeper than five feet below the building subgrade as well as
those excavations in pavement and flatwork areas are sloped at a
maximum inclination of 1.5:1. Alternatively, temporary shoring may be
used to support the excavations. The design of the shoring shall be left to
the construction contractor's judgment, but shall comply with the
standards set forth in the geotechnical report for the project. A
California- licensed civil or structural engineer must design and be in
charge of the temporary shoring design.
The shoring shall support adjacent improvements such as utilities,
pavements, and buildings. A pre- condition survey shall be conducted
including photographs and installation of monitoring points for existing
site improvements. All sensitive improvements shall be located and
monitored for horizontal and vertical deflections and distress cracking
based on the pre - construction survey. For multi -level excavations, the
installation of inclinometers at critical areas may be required for more
detailed deflection monitoring. The monitoring frequency shall be
established and agreed to by the project team prior to start of shoring
construction.
If there are updates or revisions to the project geotechnical report, the
above mitigation requirements shall be revised to match the updated
recommendations as necessary.
Mitigation Measure 4.4 -3d, Implement Recommendations of
Geoteehnical Report: The project sponsor shall implement all of the
recommendations of the project geotechnical report, and any associated
updates or revisions, related to review of plans and specifications for
proposed buildings; demolition observation and testing; construction
observation and testing; site demolition, clearing, and preparation;
subgrade preparation; subgrade stabilization; material for fill;
compaction requirements; trench backfill; site drainage; foundations;
concrete slabs and pedestrian pavements; vehicular pavements; and
retaining walls.
4.7 Noise and Vibration
4.7 -1, Administrative Controls: Prior to Grading Permit issuance, the
Required as
Directors of
Prior to
project applicant shall demonstrate to the satisfaction of the Town of
a condition
Community
issuance of any
Los Gatos Public Works Department that the project complies with the
of
Development
Grading Permit.
following:
approval,
and Parks and
MITIGATION MONITORING AND REPORTING PROGRAM
t0 17a DATE: April 1, 2013
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
Miti *ion Measure
Implemen- :
tation
Res onsibilit
Trmmg_&
1VIonitorin
a. Pursuant to the Town of Los Gatos Municipal Code Section
Public Works
Ensure these
16.20.035, construction activities (including operation of haul and
measures are
delivery trucks) shall occur between the hours of 8:00 a.m. and 8:00
incorporated
p.m. on weekdays and 9:00 a.m. and 7:00 p.m. on weekends and
into project
holidays. Additionally, pursuant to Municipal Code Section
plans.
16.20.035(2) the Contractor shall demonstrate, to the satisfaction of
the Town of Los Gatos Public Works Department, that construction
Monitoring:
noise shall not exceed 85 dBA outside of the property line. This
Prior to and
shall be accomplished through the use of properly maintained
during
mufflers and other state - required noise attenuation devices.
construction.
b. Property occupants located adjacent to the project boundary shall be
sent a notice, at least 15 days prior to commencement of
construction of each phase, regarding the construction schedule of
the proposed project. A sign, legible at a distance of 50 feet shall
also be posted at the project construction site. All notices and signs
shall be reviewed and approved by the Town of Los Gatos Public
Works Department prior to mailing or posting and shall indicate the
dates and duration of construction activities, as well as provide a
contact name for the contractor's Noise Disturbance Coordinator
and a telephone number where residents can contact that person
about the construction process and register complaints.
c. The Contractor shall provide, to the satisfaction of the Town of Los
Gatos Public Works Department, a qualified "Noise Disturbance
Coordinator." The Disturbance Coordinator shall be responsible for
responding to any local complaints about construction noise. When
a complaint is received, the Disturbance Coordinator shall notify the
Town within 24 -hours of the complaint and determine the cause of
the noise complaint (e.g., starting too early, bad muffler, etc.) and
shall implement reasonable measures to resolve the complaint, as
deemed acceptable by the Public Works Department.
d. Construction haul routes shall be designed to avoid noise sensitive
uses (e.g., residences, convalescent homes, etc.) to the extent
feasible and shall be restricted to collector streets in the project
vicinity (i.e. Winchester Boulevard and Lark Avenue).
e. During construction, stationary construction equipment shall be
placed such that emitted noise is directed away from sensitive noise
receivers.
4.7 -2, Vibration Controls: To prevent cosmetic damage to existing
Required as
Directors of
Prior to
adjacent structures, the project contractor shall avoid use of large, truck-
a condition
Community
issuance of any
mounted vibratory compactors within 15 feet of adjacent structures, and
of
Development
Grading Permit.
shall not use any equipment that generates vibration levels that exceed
approval.
and Parks and
0.5 in /sec PPV, the cosmetic damage threshold for transient vibration,
Public Works
Ensure that
when measured at the closest residential structures.
these measures
are incorporated
into project
plans.
Monitoring:
During
construction.
Implemen- Timing &
Mitigation Measure tction Responsibility 1VIonitorinj
4.8 Air Quality
4.8 -1a, BAAQMD Basic and Additional Construction Mitigation
Measures: Prior to issuance of any Grading or Demolition Permit, the
Town Engineer and the Chief Building Official shall confirm that the
Grading Plan, Building Plans, and specifications stipulate that the
following basic and enhanced construction mitigation measures shall be
implemented as required by BAAQMD Guidelines while project phases
are under construction:
■ Water all active construction areas to maintain 12% soil moisture.
■ All grading shall be suspended when winds exceed 20 miles per
hour,
■ All haul trucks transporting soil, sand, or other loose material off -
site shall be covered.
■ Pave, apply water three times daily, or apply (non - toxic) soil
stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites,
Hydroseed or apply non -toxic soil stabilizers to inactive
construction areas (previously graded areas inactive for ten days or
more).
■ Enclose, cover, water twice daily or apply non -toxic soil binders to
exposed stockpiles (dirt, sand, etc.).
■ All visible mud or dirt track -out onto adjacent public roads shall be
removed using wet power vacuum street sweepers at least once per
day. Install sandbags or other erosion control measures to prevent
silt runoff to public roadways,
■ Wind breaks and perimeter sand bags shall be used to minimize
erosion,
■ The amount of simultaneously disturbed surface shall be minimized
as much as possible,
■ Site access points from public roadways shall be paved or treated to
prevent track -out.
■ Replace vegetation in disturbed areas as quickly as possible.
■ All vehicle speeds on unpaved roads shall be limited to 15 mph.
• All roadways, driveways, and sidewalks to be paved shall be
completed as soon as possible.
• Idling times shall be minimized either by shutting equipment off
when not in use or reducing the maximum idling time to two
minutes, Clear signage shall be provided for construction workers
at all access points.
• All construction equipment shall be maintained and properly tuned
in accordance with manufacturer's specifications. All equipment
shall be checked by a certified mechanic and determined to be
running in proper condition prior to operation.
• Post a publicly visible sign with the telephone number and person to
contact at the Town regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The
BAAOMD's phone number shall also be visible to ensure
Required as Director of
a condition Community
of Development
approval.
Prior to
issuance of any
Grading Permit,
Demolition
Permit, or
Building
Permit.
Ensure these
measures are
incorporated
into project
plans.
Monitoring:
During
construction.
MITIGATION MONITORING AND REPORTING PROGRAM
roe„ loa
DATE: April 1, 2013
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
Implemen- Timing &
Mitigation Measure tction Responsibility 1VIonitorinj
4.8 Air Quality
4.8 -1a, BAAQMD Basic and Additional Construction Mitigation
Measures: Prior to issuance of any Grading or Demolition Permit, the
Town Engineer and the Chief Building Official shall confirm that the
Grading Plan, Building Plans, and specifications stipulate that the
following basic and enhanced construction mitigation measures shall be
implemented as required by BAAQMD Guidelines while project phases
are under construction:
■ Water all active construction areas to maintain 12% soil moisture.
■ All grading shall be suspended when winds exceed 20 miles per
hour,
■ All haul trucks transporting soil, sand, or other loose material off -
site shall be covered.
■ Pave, apply water three times daily, or apply (non - toxic) soil
stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites,
Hydroseed or apply non -toxic soil stabilizers to inactive
construction areas (previously graded areas inactive for ten days or
more).
■ Enclose, cover, water twice daily or apply non -toxic soil binders to
exposed stockpiles (dirt, sand, etc.).
■ All visible mud or dirt track -out onto adjacent public roads shall be
removed using wet power vacuum street sweepers at least once per
day. Install sandbags or other erosion control measures to prevent
silt runoff to public roadways,
■ Wind breaks and perimeter sand bags shall be used to minimize
erosion,
■ The amount of simultaneously disturbed surface shall be minimized
as much as possible,
■ Site access points from public roadways shall be paved or treated to
prevent track -out.
■ Replace vegetation in disturbed areas as quickly as possible.
■ All vehicle speeds on unpaved roads shall be limited to 15 mph.
• All roadways, driveways, and sidewalks to be paved shall be
completed as soon as possible.
• Idling times shall be minimized either by shutting equipment off
when not in use or reducing the maximum idling time to two
minutes, Clear signage shall be provided for construction workers
at all access points.
• All construction equipment shall be maintained and properly tuned
in accordance with manufacturer's specifications. All equipment
shall be checked by a certified mechanic and determined to be
running in proper condition prior to operation.
• Post a publicly visible sign with the telephone number and person to
contact at the Town regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The
BAAOMD's phone number shall also be visible to ensure
Required as Director of
a condition Community
of Development
approval.
Prior to
issuance of any
Grading Permit,
Demolition
Permit, or
Building
Permit.
Ensure these
measures are
incorporated
into project
plans.
Monitoring:
During
construction.
Mitigation Measure -
MITIGATION MONITORING AND REPORTING PROGRAM
�0,�, ",
DATE: April 1, 2013
compliance with applicable regulations.
PROJECT: Albright Office Park, Albright Way
4.8 -1b, BAAQMD Architectural Coatings Mitigation Measures:
PD -12 -001, S -12 -078
Mitigation Measure -
Implemen-
tation
-
Res onsibilit
Timing &c
1VIonitorin
compliance with applicable regulations.
4.8 -1b, BAAQMD Architectural Coatings Mitigation Measures:
Prior to issuance of any Building Permit, the Chief Building Official
shall confirm that the Building Plans and specifications include the
following BAAQMD additional construction mitigation measures
(during the application of architectural coatings in Years 3 and 4):
■ Use low volatile organic compounds (VOC) (i.e., reactive organic
gases [ROG]) coatings beyond the BAAQMD requirements (i.e.,
Regulation 8, Rule 3: Architectural Coatings).
■ VOC content of architectural coatings shall not exceed 150 grams
VOC per liter of coating.
4.8 -1e, Haul Truck VMT Limits: The following limitations shall be
adhered to during soil hauling activities (during mass and fine grading)
for construction Years 1 and 2 only in order to ensure NOx emissions
would be reduced to less - than - significant levels:
• Phase 1 (Year 1): Trucks hauling soil during Phase 1, shall not
exceed a vehicle miles traveled (VMT) per day during mass grading
of 1,653 miles.
• Phase 2 (Year 2): Trucks hauling soil during Phase 2 shall not
travel more than 1,943 VMT, VMT during fine grading shall not
exceed 545 miles (NOx mitigation is not necessary in Year 3).
• Phase 3 (Years 4 and 5): No mitigation is necessary.
Per BAAQMD policy, these travel distance limits are daily averages
for a 7 -day week. VMT's shall be logged weekly and supplied to the
Town Engineer and the Chief Building Official on a monthly basis.
These limitations shall be stipulated in construction bids, plans, and
specifications.
4.9 Greenhouse Gases
4.9 -1, GHG Reduction Measures: Prior to the issuance of building
Required as
Director of
Prior to
pennits, the applicant shall demonstrate the incorporation of a
a condition
Community
issuance of any
combination (one or more) of sustainable project design features that
of
Development
Building
would meet the EIR significance threshold of 4.6 MT COze /sp /year.
approval.
Permits.
The applicant's current proposal is to implement the GHG mitigation
measures identified in Table 4.9 -2 of this EIR, which would achieve the
Ensure that
reductions necessary to achieve the 4.6 MT COZe /sp /year threshold.
necessary
Those measures shall be carried out, except that, at the applicant's
measures are
election and subject to approval by the Community Development
incorporated
Director, the applicant may substitute alternative measures of
into project
equivalent effectiveness to one or more of the measures identified in
plans to ensure
Table 4.9 -2. In the event that the BAAQMD has assigned percent
that the GHG
reductions for such alternative measures, such reductions shall be
significance
considered by Town Staff in determining whether such measures truly
threshold is
are equivalent in their effectiveness to those identified in Table 4.9 -2.
met.
The following menu of measures provides examples of potential
alternatives to the measures already accounted for in Table 4.9 -2:
• Include solar photovoltaic or other technology to generate electricity
on -site to reduce consumption from the electrical grid.
• Implement an employee telecommuting program.
MITIGATION MONITORING AND REPORTING PROGRAM
�o boa DATE; April 1, 2013
PROJECT; Albright Office Park, Albright Way
PD -12 -001, S -12 -078
Implemen- '
_ -
T�mnig_&
Mitigation Measure
tM6
Res ons►bdit
—Monitoring
■ Implement an on -site carpool matching program for employees.
■ 100% Increase in Diversity of Land Uses (provide on -site employee
amenities)
■ Increase Energy Efficiency Beyond Title 24
■ Work with the Bay Area Air Quality Management District
(BAAQMD) to implement acceptable off -site mitigation. This would
involve an agreement with the BAAQMD and payment of fees or the
purchase of carbon credits. The BAAQMD would commit to reducing
the type and amount of emissions identified in the agreement.
4.10 Hazards and Hazardous Materials
4.10 -2, Hazardous Building Materials Surveys and Abatement:
Required as
Directors of
Prior to
Prior to demolition of each building, the project applicant shall
a condition
Community
issuance of any
incorporate into contract specifications the requirement that the
of
Development
Demolition
contractor(s) have a hazardous building materials survey completed by
approval.
and Parks and
Permit.
a Registered Environmental Assessor or a registered engineer. This
Public Works
survey shall be completed prior to any demolition activities associated
Ensure these
with the project. If any friable asbestos - containing materials or lead-
measures are
containing materials are identified, adequate abatement practices, such
incorporated
as containment and /or removal, shall be implemented in accordance
into project
with applicable laws prior to demolition. Specifically, asbestos
plans and
abatement shall be conducted in accordance with Section 19827.5 of
contract
the California Health and Safety Code, as implemented by the
specifications.
BAAQMD, and 8 CCR Section 1529 and Sections 341.6 through
341.14, as implemented by Cal /OSHA. Lead -based paint abatement
shall be conducted in accordance with Cal /OSHA's Lead in
Construction Standard,
Any PCB - containing equipment, fluorescent light tubes containing
mercury vapors, and fluorescent light ballasts containing DEHP shall
also be removed and legally disposed of in accordance with applicable
laws including 22 CCR Section 66261.24 for PCBs, 22 CCR Section
66273.8 for fluorescent lamp tubes, and 22 CCR Division 4.5, Chapter
11 for DEHP.
4.10 -3a, Update Environmental Database Review. The project
Required as
Directors of
Prior to
applicant shall retain a qualified professional to update the
a condition
Community
issuance of any
environmental database review performed as part of the Phase 1
of
Development
Grading Permit.
Environmental Site Assessment no more than three months prior to the
approval.
and Parks and
start of any construction activities that would involve disturbance of
Public Works
Ensure these
greater than 50 cubic yards of soil. The qualified professional shall
measures are
prepare a report summarizing the results of the environmental database
incorporated
review that assesses the potential for any identified chemical release
into project
sites to affect soil quality at the proposed project site and identifies
plans and
appropriate soil analysis to evaluate the potential for soil contamination
contract
at the proposed project site, if needed. In response, the project
specifications.
applicant shall implement the recommended soil analyses, if any.
4.10 -3b, Contingency Plan. The project applicant shall require the
construction contractor(s) to have a contingency plan for sampling and
analysis of potential hazardous materials and for coordination with the
Santa Clara County Department of Environmental Health in accordance
with the Voluntary Cleanup Program in the event that previously
unidentified hazardous materials are encountered during construction. If
previously unidentified soil contamination is identified, per the
contingency plan, the contractor(s) shall be required to modify their
health and safety plan to include the new data, conduct sampling to
assess the chemicals present, and identify appropriate disposal methods.
Evidence of potential contamination includes soil discoloration,
suspicious odors, the presence of underground storage tanks, or the
presence of buried building materials.
MITIGATION MONITORING AND REPORTING PROGRAM
""P DATE: April 1, 2013
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
4.11 Cultural Resources
4.11 -2a, Archaeological Monitor: A qualified archaeologist shall be
retained to monitor the site clearing and grading operations in those
areas where buildings will be removed and /or new construction will
occur. The archaeologist shall be present on -site to observe site
clearing at a representative sample of building removal areas until
he /she is satisfied that there is no longer a potential for finding buried
resources. In the event that any potentially significant archaeological
resources (i.e., potential historical resources or unique archaeological
resources) are discovered, the project archaeologist shall stop work
inside a zone designated by him /her where additional archaeological
resources could be found. A plan for the evaluation of the resource
shall be submitted to the Community Development Director for
approval. Evaluation normally takes the form of limited hand
excavation and analysis of materials and information removed to
determine if the resource is eligible for inclusion on the California
Register of Historic Resources (CRHR).
4.11 -2b, Identification of Eligible Resources. If an eligible resource
(i.e., an historical resource or a unique archaeological resource) is
identified, a plan for mitigation of impacts to the resource shall be
submitted to the Community Development Department for approval
before any additional construction related earthmoving can occur inside
the zone designated as archaeologically sensitive. Whether the
proposed plan is feasible shall be determined by the Community
Development Department after consideration of the viability of
avoidance in light of project design and logistics. In lieu of avoidance,
mitigation could include additional hand excavation to record and
remove for analysis significant archaeological materials, combined with
additional archaeological monitoring of soils inside the
archaeologically sensitive zone.
4.11 -2c, Discovery of Human Remains. Required monitoring will also
serve to identify and reduce damage to human burials and associated
grave goods. In the event that human remains are discovered, it shall be
the responsibility of the project archaeologist to contact the County
Coroner's Office and the Native American Heritage Commission
(NAHC). The NAHC is responsible for naming a Most Likely
Descendant (MLD) who shall represent tribal interests in regards to
human remains and associated grave goods. The MLD shall make
recommendations to the Community Development Director regarding thf
method for exposure and removal of human burials and associated grave
goods, and shall advise the Community Development Director regarding
the place and method of reburial of these materials.
Required as Director of
a condition Community
of Development
approval.
Monitoring:
During
construction,
4.11 -3, Malt Construction and Evaluate Resource: Prior to the
Required as
Director of
Monitoring:
commencement of construction activities, the project applicant shall
a condition
Community
During
provide for a qualified paleontologist to provide construction personnel
of
Development
construction.
with training on procedures to be followed in the event that a fossil site
approval.
or fossil occurrence is encountered during construction. The training
shall include instructions on identification techniques and how to further
avoid disturbing the fossils until a paleontological specialist can assess
the site, An informational package shall be provided for construction
10
MITIGATION MONITORING AND REPORTING PROGRAM
�oz evlo2 DATE: April 1, 2013
PROJECT: Albright Office Park, Albright Way
PD -12 -001, S -12 -078
personnel not present at the meeting.
In the event that a paleontological resource (fossilized invertebrate,
vertebrate, plan or micro - fossil) is found during construction, excavation
within 50 feet of the find shall be temporarily halted or diverted until the
discovery is evaluated. Upon discovery, the Community Development
Director shall be notified immediately and a qualified paleontologist
shall be retained to document and assess the discovery in accordance
with Society of Vertebrate Paleontology's 2010 Standard Procedures for
the Assessment and Mitigation of Adverse Impacts to Paleontological
Resources, and determine procedures to be followed before construction
is allowed to resume at the location of the find. If the Community
Development Director determines that avoidance is not feasible, the
paleontologist will prepare an excavation plan for mitigating the
project's impact on this resource, including preparation, identification,
catalo2ina, and curation of any salvaged specimens.
11
EXHIBIT B
CEQA FINDINGS OF FACT
CEQA FINDINGS OF FACT
TOWN COUNCIL OF
THE TOWN OF LOS GATOS
for the
ALBRIGHT OFFICE PARK
June 17, 2013
EXHIBIT B
I. Introduction
As approved by the Town Council on June 3, 2013, the Albright Office Park project ( "the
Project ") will involve the development of up to 485,000 square feet of office /research &
development (R &D) space (including office- serving amenities), one parking garage,
surface parking areas, new access driveways, and new landscaping and private open
space. The Project will require the removal of ten existing buildings totaling
approximately 250,000 square feet of office /R &D space and entail the construction of up
to four new larger office/ R &D buildings at full build out, for a total net increase of
235,000 square feet of office /R &D space.
The Town of Los Gatos ( "Town "), as lead agency, prepared a Draft Environmental
Impact Report (EIR) for the Project in January, 2013 (State Clearinghouse No.
2012082020)1. This document was made available for review on January 29, 2013, for a
forty -five (45) day review period. Accordingly, written comments were solicited until
March 14, 2013. The Town of Los Gatos prepared responses to comments on the Draft
EIR, and published both comments and responses to comments in the April 2013 Final
EIR, which was posted on the Town's website on April 11, 2013.
These findings have been prepared in accordance with the California Environmental
Quality Act (CEQA) (Pub. Resources Code, § 21000 et seq.) and its implementing
guidelines ( "CEQA Guidelines ") (Cal. Code Regs., tit. 14, § 15000 et seq.).
II. Proiect Description
As reflected in the Project Description in the Draft EIR, the Project applicant originally
proposed to develop up to 550,000 square feet of office /research and development (R &D)
space (including office - serving amenities), one parking garage, surface parking areas,
new access driveways, and new landscaping and private open space on the subject
property located at 90 -160 Albright Way and 14600 Winchester Boulevard. The site is
located in the northern part of the Town of Los Gatos, immediately east of Winchester
Boulevard and south of the State Route 85 (SR 85) freeway. As noted above, the Project
will require the removal of ten existing buildings totaling approximately 250,000 square
feet of office/R &D space and allow the construction of up to four new larger office /R &D
buildings at full build out. As the Project was proposed in the Draft EIR, implementation
of the Project would have resulted in a net increase of 300,000 square feet of office /R &D
space. As the Project was finally approved by the Town Council, however, this amount
was reduced to a total net increase of only 235,000 square feet. The Albright Way loop
road will be eliminated to accommodate the new buildings, and new driveways will be
constructed to provide access to the new buildings as well as to provide emergency
'See Cal. Code Regs., tit. 14, section 15367 for a definition of "lead agency."
vehicle access. The driveways will serve the parking lots and one new parking garage.
(Draft EIR, p. 2 -1.)
The Project applicant proposed a new Planned Development (PD) overlay zone to replace
the existing CM: PD (Controlled Manufacturing, Planned Development) zoning
designation on the property. The PD overlay would allow the development of the site for
expanded office/R &D space (including office - serving amenities). The PD overlay zone
is a specially tailored development tool that designates site - specific zoning regulations
consistent with the General Plan, sets development standards for a site, and establishes
site design guidance. The PD overlay zone is intended to ensure orderly planning and
quality design that will be in harmony with the existing or potential development of the
surrounding neighborhood. The development of the Albright Project site will comply
with the standards and guidelines established in the PD overlay, as determined by the
Town through the Architecture and Site ( "A &S ") approval process. (Ibid.)
The PD overlay requires A &S approval, in conformance with the use and development
standards and design guidance in the PD Overlay, prior to construction of new buildings.
(Ibid. )
A. Location
The subject property is located at 90 -160 Albright Way and 14600 Winchester Boulevard
in the northern part of the Town of Los Gatos, immediately east of Winchester Boulevard
and south of the State Route 85 (SR 85) freeway. Winchester Boulevard and a Union
Pacific Railroad right-of-way bound the Project site on the west, while SR 85 bounds the
northern side of the property. The Los Gatos Creels Trail, which separates the property
from and runs along Los Gatos Creek, bounds the property on the east, and the Charter
Oaks residential neighborhood bounds the project site on the south. The headquarter
offices of the Santa Clara County Fire Department are adjacent to the south side of the
14600 Winchester Boulevard office building, and adjoin the southwestern site boundary.
(Draft EIR, p. 3 -1.)
The Project site consists of ten developed parcels within the Los Gatos Business Park at
the intersection of Albright Way and Winchester Boulevard. Albright Way is a loop road
providing the principal access to the property; however, vehicular access to the Project
site is also available via a driveway on Winchester Boulevard at the southwest corner of
the site. The subject property is developed with ten one -story and two two -story office/
R &D buildings, along with associated driveways, parking areas, and landscaping. The
buildings were constructed on the site in the 1970s and 1980s. The rear parking lot for
151 Albright Way adjoins the paved Los Gatos Creels Trail, which extends northward
under SR 85 to downtown San Jose and southward past the Charter Oaks residential
subdivision, connecting to Vasona Reservoir, and eventually ending at Lexington
3
Reservoir. Vasona Reservoir is located approximately 0.6 miles to the south of the
project site. (Ibid.)
The Project site is bounded on the north by SR 85, with offices and residential
development immediately north of this freeway. The Vasona Light Rail station is
proposed for a site also located immediately north of the freeway and the Valley
Transportation Authority has acquired all required right -of -way to extend the existing rail
line to this location. The Santa Clara Valley Water District has jurisdiction over the Los
Gatos Creek and the Los Gatos Creek Trail, which adjoin the project site on its eastern
boundary. Across the Water District's property from the site, there is a mobile home
facility, the Bonnie View Park and a remnant orchard parcel. Single - family attached
homes (townhomes) of the Charter Oaks neighborhood adjoin the southern perimeter of
the project site. The headquarter offices of the Santa Clara County Fire Department are
adjacent to the south side of the 14600 Winchester Boulevard office building. West of
Winchester Boulevard and 100 to 150 feet from the subject property are the Courtside
Club facilities, residences on Smith Ranch Court, and vacant parcels adjoining the
southbound off -ramp from SR 85 to Winchester Boulevard. Union Pacific railroad
property and tracks are located along a portion of the western property boundary between
the project site and Winchester Boulevard. (Draft EIR, pp. 3 -1, 3 -5.)
B. Purpose and Objectives
CEQA Guidelines section 15124 requires that the "Project Description" portion of a Draft
EIR set forth "[a] statement of the objectives sought by the proposed project." The
Town's Draft EIR for the Albright Project identified "project objectives" for both the
project applicant and the Town. The following are the applicant's objectives:
1. Develop a project that is consistent and compatible with the existing land uses in
the surrounding area.
2. Develop an office /R &D park of sufficient size and quality that enable it to attract
and accommodate large corporate tenants.
3. Develop an office /R &D park of sufficient density to take advantage of the site's
proximity to the existing and planned transit facilities.
4. Design office /R &D buildings that satisfy modern tenant demands for site
configurations, amenities, and efficient /effective employee collaboration space.
5. Provide adequate parking spaces to accommodate the operations of the new
occupants as well as adequate spaces for business invitees.
6. Construct an environmentally sensitive design with green building techniques.
4
7. Develop office /R &D buildings that maximize on -site open space through project
massing and sensitive design.
8. Develop a project that will create construction jobs and employment opportunities
in the Town of Los Gatos.
9. Develop a project of sufficient density to support the proposed project amenities,
and to be financeable and financially feasible.
In issuing the Draft EIR, the Town did not want to prejudge the proposed project by
embracing the applicant's project objectives at the outset of the environmental review
process. Instead, in order to be able to respond to the applicant's proposal in light of the
Town's own legislative policies, the Town staff chose to formulate the Town's own
project objectives based on what staff believed were key relevant policies from the
Town's 2020 General Plan.
Because the project site is located within the part of the Town subject to the Vasona Light
Rail (VLR) Element of the General Plan, the Town's objectives reflect the goals and
policies of that Element. The Town's objectives also reflect some important goals and
policies of the Environment and Sustainability Element of the General Plan. The Town's
objectives are listed below:
1. Encourage a mix of commercial, office, light industrial and recreational uses
within the Vasona Light Rail area, especially in areas less suited to residential
development due to noise (Policy VLR -3.3).
2. Work with developers and agencies to ensure that the Vasona Junction sub -area
(located just north of the project site) is developed in a manner that takes full
advantage of the mass transit opportunities afforded by the Vasona Light Rail
(Policy VLR -9.2).
3. Encourage site plans in the Vasona Light Rail area to be designed to minimize
traffic impacts and preserve sufficient open space (Policy VLR -6.2)
4. Facilitate and encourage pedestrian activity through the siting, scale, and design of
buildings in relationship to each other (Policy VLR -6.3).
5. Provide opportunities for a variety of non - residential land uses within the Vasona
Light Rail area (Goal VLR -4) and limit impacts of non - residential development
projects on existing residential uses (Policy VLR -4.2).
6. Orient development to take advantage of the amenities of Los Gatos Creek and the
Creek Trail (Policy VLR -5.2).
7. Contribute to the Town's efforts to reduce overall greenhouse gas (GHG)
emissions to 1990 levels by 2020 (Goal ENV -14) by reducing use of non-
renewable energy resources and expanding the use of renewable resources and
alternative fuels (Goal ENV -16), and promoting green buildings that minimize
consumption of energy and natural resources (Goal ENV -17).
8. Encourage the use of energy conservation techniques and technology in order to
improve energy conservation (Policy ENV - 16.1).
9. Encourage new development to incorporate measures that reduce energy use
through solar orientation by taking advantage of shade, prevailing winds,
landscaping, and sun screens (Policy ENV - 16.6).
10. Require new construction to use energy- and resource - efficient and ecologically
sound designs, technologies, and building materials, as well as recycled materials
to promote sustainability (Policy ENV - 17.1).
11. Encourage reductions in the use of nonrenewable resources in building
construction, maintenance, and operations (Policy ENV - 17.3).
(DEIR, pp. 3 -5 to 3 -8.)
III. Environmental Review Process and Project Approval
On August 2, 2012, the Town published a Notice of Preparation (NOP) for the Draft
EIR(see DEIR, Appendix A), thereby notifying responsible agencies, trustee agencies,
adjacent local agencies, transportation planning agencies, the public, and other interested
parties of the scoping period and giving them the opportunity to transmit their concerns
and comments on the scope and content of the Draft EIR.
On January 29, 2013, the Town published the Draft EIR for the Albright Project,
commencing a 45 -day public review period that ended on March 14, 2013.
On April 11, 2013, the Town issued the proposed final EIR for consideration by the
Town's Planning Commission and, subsequently, by the Town Council.
On April 24, 2013, the Planning Commission considered the Project, acting in an
advisory capacity. After hearing public testimony, the Commission determined to
recommend denial of the Project as proposed.
On May 20, 2013, and June 3, 2013, the Town Council considered the Project. After
receiving public testimony and deliberating, the Council approved the Project with the
following modifications: (i) the total permitted square footage was reduced from 550,000
0
to 485,000; (ii) the maximum heights on Buildings 1 and 4 were reduced to a total of 50
feet each (including mechanical equipment on the roofs), allowing for three stories in
each building rather than four, as proposed; (iii) the maximum height of the parking
garage was reduced to 35 feet (not counting tower elements, elevator overrun structures,
and other similar architectural elements); and (iv) signage visible from the freeway was
prohibited. The Council's Architecture and Site approval was conditioned on the
subsequent approval by the Town's consulting architect of design modifications to
accommodate these changes. The Council also indicated a willingness, in the future, to
entertain a request from the applicant to build the parking garage partly or fully
underground, but the Council recognized that additional environmental review and
discretionary approvals would be necessary for such a change. The Project is not required
to build underground parking, and will function effectively, with adequate parking, in the
absence of underground parking.
IV. Record of Proceedings
In accordance with Public Resources Code section 21167.6, subdivision (e), the record of
proceedings for the Town of Los Gatos' decision on the Project includes the following
documents:
• The Record of Proceedings from Los Gatos Citizens for Responsible Development
et al. v. Town of Los Gatos et al. (Santa Clara County Superior Court Case No.
111 CV 209214);
• The January 2013 Draft EIR and its appendices;
• The April 2013 Final EIR and its appendices;
• All documents cited or referenced in the Draft and Final EIRs;
® The Mitigation Monitoring and Reporting Program for the Project;
• All findings and resolutions adopted by the Town of Los Gatos in connection with
the Project and all documents cited or referred to therein;
• All reports, studies, memoranda, maps, staff reports, or other planning documents
relating to the Project prepared by the Town of Los Gatos relevant to the Town's
compliance with the requirements of CEQA and the Town's action on the Project;
• All documents submitted to the Town by the applicant, by other public agencies or
members of the public in connection with the Project, up through the close of the
final public hearing on Project before the Town Council held on June 17, 2013;
• Any minutes and /or verbatim transcripts of public meetings and public hearings
held by the Town of Los Gatos in connection with the Project;
• Any documentary or other evidence submitted to the Town of Los Gatos at such
public meetings and public hearings;
• Any and all resolutions adopted by the Planning Commission and the Town
Council of the Town of Los Gatos regarding the Project, and all staff reports,
analyses, and summaries related to the adoption of those resolutions;
• Matters of common knowledge to the Town of Los Gatos, including, but not
limited to federal, state, and local laws and regulations;
• Town of Los Gatos 2020 General Plan;
• Town of Los Gatos 2020 General Plan Final Environmental Impact Report;
• Town of Los Gatos General Plan Update Background Report;
• Los Gatos Town Codes;
• Los Gatos Sustainability Plan;
• Any documents expressly cited in these findings, in addition to those cited above;
and
• Any other materials required for the record of proceedings by Public Resources
Code section 21167.6, subdivision (e).
The documents constituting the record of proceedings are available for review by
responsible agencies and interested members of the public: from 8:00 a.m. to 1:00 p.m.,
Monday through Friday, at the Los Gatos Community Development Department at 110
East Main Street; from 8:00 a.m. to 5:00 p.m., Monday through Friday, at the Town
Clerk office at 110 East Main Street; and during regular business hours, at the Town
Library at 100 Villa Avenue. The custodian of these documents is the Community
Development Department. This information is provided in compliance with Public
Resources Code section 21081.6.
N.
The Town's decision makers have relied on all of the documents listed above in reaching
their decisions on the Project even if not every document was formally presented to the
decision makers. Without exception, any documents set forth above not found in the
project files fall into one of two categories. Many of them reflect prior planning or
legislative decisions with which the Town of Los Gatos was aware in approving the
proposed project. (See City of Santa Cruz v. Local Agency Formation Commission
(1978) 76 Cal.App.3d 381, 391 -392; Dominey v. Department of Personnel
Administration (1988) 205 Cal.App.3d 729, 738, fn. 6.) Other documents influenced the
expert advice provided to the Town of Los Gatos staff or consultants, who then provided
advice to the Town Council as final decision makers. For that reason, such documents
form part of the underlying factual basis for the Town's decisions relating to approval of
the proposed project. (See Pub. Resources Code, § 21167.6, subd. (e)(10); Browning -
Ferris Industries v. City Council of City of San Jose (1986) 181 Cal.App.3d 852, 866;
Stanislaus Audubon Society, Inc. v. County of Stanislaus (1995) 33 Cal.AppAth 144, 153,
155.)
V. FindinjZs Required Under CEQA
Public Resources Code section 21002 provides that "public agencies should not approve
projects as proposed if there are feasible alternatives or feasible mitigation measures
available which would substantially lessen the significant environmental effects of such
projects[.]" The same statute provides that the procedures required by CEQA "are
intended to assist public agencies in systematically identifying both the significant effects
of Projects and the feasible alternatives or feasible mitigation measures which will avoid
or substantially lessen such significant effects." Section 21002 goes on to provide that "in
the event [that] specific economic, social, or other conditions make infeasible such
project alternatives or such mitigation measures, individual projects may be approved in
spite of one or more significant effects thereof."
The mandate and principles announced in Public Resources Code section 21002 are
implemented, in part, through the requirement that agencies must adopt findings before
approving projects for which EIRs are required. This mandate to adopt findings is found
in Public Resources Code section 21081, subdivision (a), and CEQA Guidelines section
15091, subdivision (a). Under these provisions, for each significant environmental effect
identified in an EIR for a Project, the approving agency must issue a written finding
reaching one or more of three permissible conclusions. The first such finding is that
changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the final EIR.
The second permissible finding is that such changes or alterations are within the
responsibility and jurisdiction of another public agency and not the agency malting the
finding, and that such changes have been adopted by, or can and should be adopted by,
9
such other agency. The third potential conclusion is that specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, snake infeasible the mitigation measures or project
alternatives identified in the final EIR. (CEQA Guidelines, § 15091.) "[F]easible" means
capable of being accomplished in a successful manner within a reasonable period of time,
taking into account economic, environmental, social, legal, and technological factors."
(CEQA Guidelines, § 15364.)
IIere, as set forth in Table A to CEQA Findings, the Town Council has adopted the first
permissible finding with respect to all significant effects identified in the EIR, concluding
that all such effects can be mitigated to less than significant levels. The Town Council
therefore has no need to consider the feasibility of any project alternatives. (Pub.
Resources Code, § 21002; Laurel Hills Homeowners Association v. City Council (1978)
83 Cal.App.3d 515, 521 (Laurel Hills); see also Kings County Farm Bureau v. City of
Hanford (1990) 221 Cal.App.3d 692, 730 -731; and Laurel Heights Improvement
Association v. Regents of the University of California (1988) 47 Cal.3d 376, 400 -403.)
Under CEQA, where the significant impacts of a project cannot be avoided or
substantially lessened, either by mitigation measures or a project alternative, a public
agency, after adopting proper findings, may nevertheless approve the project if the
agency first adopts a "statement of overriding considerations" setting forth the specific
reasons that the agency found the project's benefits outweigh its unavoidable adverse
environmental effects. (CEQA Guidelines, § 15093; Pub. Resources Code, § 21081,
subd. (b).) Mere, however, as noted above, the Town of Los Gatos has identified and
adopted feasible mitigation measures that mitigate all significant environmental impacts
of the Project to less than significant levels. Thus, just as the Town is not required to
address the feasibility of alternatives, the Town is also not required to adopt a Statement
of Overriding Considerations for the Project.
VI. Mitigation Monitoring and Reporting Program
Subdivision (a) of Public Resources Code section 21081.6 requires lead agencies to
"adopt a reporting and mitigation monitoring program for the changes to the project
which it has adopted or made a condition of project approval in order to mitigate or avoid
significant effects on the environment." For the Albright Project, the Town satisfied this
obligation by preparing a Mitigation Monitoring and Reporting Program (MMRP), which
was attached as Appendix L to the Final EIR. The MMRP provides a list of all adopted
project mitigation measures, identifies the parties responsible for implementing such
measures, and identifies the timing for implementing each measure. The MMRP is being
approved concurrently with the adoption of these Findings of Fact.
10
VII. Significant Effects and Mitigation Measures
The Draft EIR identified a number potentially significant environmental effects (or
impacts) that the Project will cause or contribute to. All of these effects can be mitigated
to less than significant levels through the adoption of feasible mitigation measures, all of
which Town staff has determined remain necessary, in unchanged form, for the Project as
finally approved though they were originally prepared with the originally proposed
Project in mind. The Project thus will not result in any significant and unavoidable
impacts. The Town of Los Gatos' findings with respect to the Project's significant and
potentially significant effects and mitigation measures are set forth in the table attached
to these findings (Table A to CEQA Findings). The findings set forth in the table are
hereby incorporated herein by reference.
This table does not attempt to describe the full analysis of each environmental impact
contained in the Draft and Final EIRs. Instead, the table provides a summary description
of each impact, describes the applicable mitigation measures identified in the Draft EIR
or Final EIR and adopted by the Town of Los Gatos, and states the Town's findings on
the significance of each impact after imposition of the adopted mitigation measures. A
full explanation of these environmental findings and conclusions can be found in the
Draft EIR and Final EIR, and these findings hereby incorporate by reference the
discussions and analyses in those documents supporting the Final EIR's determinations
regarding mitigation measures and the Projects' impacts and mitigation measures
designed to address those impacts. In making these findings, the Town of Los Gatos
ratifies, adopts, and incorporates into these findings the analyses and explanations in the
Draft EIR and Final EIR, and ratifies, adopts, and incorporates in these findings the
determinations and conclusions of those documents relating to environmental impacts
and mitigation measures, except to the extent any such determinations and conclusions
are specifically and expressly modified by these findings.
11
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