1993-021-Approving A Request For Approval Of A Master Site Plan For The Community Hospital And Rehabilitation CenterRESOLUTION 1993 -21
RESOLUTION OF THE TOWN OF LOS GATOS DENYING AN APPEAL
OF THE PLANNING COMMISSION APPROVING A REQUEST FOR
APPROVAL OF A MASTER SITE PLAN FOR THE COMMUNITY
HOSPITAL AND REHABILITATION CENTER ON PROPERTY IN THE
O ZONE, CONDITIONAL USE PERMIT APPLICATION U- 74 -18E AND
NEGATIVE DECLARATION ND -92 -1
(PROPERTY LOCATED AT 815 POLLARD ROAD /OWNER, NATIONAL
MEDICAL ENTERPRISES, INC. /APPLICANT, ROBERT ELMORE/
APPELLANTS, CHESTER MALLORY AND JOSEPH JAMES ENFANTINO)
WHEREAS:
A. Property owner, National Medical Enterprises, Inc. (NME), applied to
construct a medical office building on a vacant parcel near the intersection of Knowles
Drive and Dardanelli Lane (Architecture and Site Application S- 90 -9A);
B. On April 6, 1992, the Town Council heard an appeal of Architecture and Site
Application S- 90 -9A. The Council directed NME to prepare a master plan that would
address future buildout of the hospital campus.
C. In May, a preliminary plan was brought before the Conceptual Development
Advisory Committee;
D. The Development Review Committee has reviewed the master plan both
formally and informally several times and recommended approval subject to conditions and
traffic mitigation measures;
E. On July 7, 1992 and November 18, 1992 the Planning Commission reviewed
this application. On November 18, 1992, the Planning Commission approved the master
plan with modifications;
F. There are two appellants of the Planning Commission's decision: (1) Chester
Mallory, a resident of Campbell representing the W. Parr Neighborhood Association, has
appealed the Planning Commission decision on the basis that the Commission erred by not
requiring the applicant to construct a cul -de -sac on Dardanelli Lane to reduce traffic
impacts on W. Parr Avenue; and (2) Joseph Enfantino whose property is included in the
hospital master plan and whose concern is that the property is on the market and that it
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may be difficult to sell the property knowing the master plan has been approved to expand
the hospital on this site; and
G. The Town Council held a public hearing on January 4, 1993.
RESOLVED:
A. The Town Council hereby finds the Planning Commission did not err in its
approval of Conditional Use Permit Application U- 74 -18E and Negative Declaration ND-
92-1 and makes the following findings:
(1) The community benefit offsets the traffic impact associated with this
project because the Master Plan improves the overall circulation on the site, reduces traffic
impacts on West Parr by Condition No. 7 and the on -site circulation plan reduces the level
of service on adjacent streets and intersections, provides an aesthetically pleasing
development, and provides a modern medical facility whose services benefit special needs
of the community and public at large.
(2) The proposed uses of the property which include the Community
Hospital and the medical office building and revisions to existing parking and circulation
and addition of a three -story structure in the center of the site are essential or desirable
to the public convenience or welfare because the Master Plan indicates the proposed
facility will maximize the use of the site and provide improved access, circulation, parking,
consolidate hospital services and provide improved facilities to the benefit of the general
public;
(3) The proposed uses will not impair the integrity and character of the
zone since the uses now exist and the Master Plan will serve to provide a guide for the
appropriate rearrangement of existing uses, facilities and amenities;
(4) The proposed uses would not be detrimental to public health, safety
or general welfare because the overall growth and pattern of future development will be
implemented by a thoughtfully prepared Master Plan with appropriate mitigation measures
which include traffic impact fees and improvements to the circulation, land use pattern and
landscaping; and
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(5) The proposed uses of the property and siting of the medical facility are
in harmony with the various elements or objectives of the general plan and the purposes
of Town Code Chapter 29.
(6) West Parr Avenue is designated a collector street in the Town's
General Plan and in fact, it functions as a collector street between the two arterial streets
of Winchester Blvd. and Pollard Road.
The traffic on West Parr Avenue is well within collector street volumes
both before and after this project.
(7) The traffic impacts of the project on West Parr Avenue and other
streets in the area are less than significant because, in part, of the traffic mitigation
measures required by the Plan including but not limited to:
a. The imposition of traffic impact fees to provide signalization
at Dardenelli Lane and Knowles Drive.
b. The internal circulation plan which directs traffic in an
east /west direction through the area rather than a north /south direction
along Dardanelli Lane as currently exists.
B. The Council also determined that the approval should be clarified by adding
new Condition #11 and renumbering Conditions #11 to #12.
C. The application is approved subject to the following conditions:
TO THE SATISFACTION OF THE PLANNING DIRECTOR:
(Planning Section)
1. Any future development that exceeds the parameters as shown on the approved
master plan or the thresholds identified in the traffic study prepared for this project,
will require a modification of the Conditional Use Permit.
2. Any new construction or demolition will require Architecture and Site approval.
3. No building may exceed 45 feet and any request exceeding the height limit of the
zone (35 feet) will require a Planned Development application.
4. Parking requirements for future development may be based on indicators other
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than hospital beds; including traffic trips, outpatient trips or a combination of
parking demand indicators.
5. Any removal of housing units as a result of the hospital expansion will require
either the construction of replacement housing or a contribution to the Town's
Below Market Price Housing Fund.
6. Maximum number of beds is 208.
7. New Construction for the hospital shall require eliminating access to the hospital
campus from West Parr Avenue in phases until all access to the project site from W.
Parr is eliminated.
8. New construction for the hospital will require the implementation of the on -site
circulation plan as feasible until completion.
9. Construction hours shall be limited from 8 AM to 8 PM Monday through Friday;
and 9 AM to 7 PM Saturday and Sunday.
10. Hospital grade mufflers shall be installed on all stationary noise sources and the
use of best available noise control techniques during construction.
11. Any property located within the Master Site Plan area which is not owned or
controlled by National Medical Enterprises, Inc. (NME) shall not be subject to the
Plan and may be developed or used in accordance with the zoning and land use
controls in effect at the time of such development or use. If such property is
hereafter acquired or controlled by NME or its subsidiaries, successors or assigns,
it shall become subject to the provisions of the Master Site Plan.
(Engineering Section)
12. The traffic mitigation required for this project is as follows
a. Implementation of the Master Plan project creates traffic impacts and
payment of a traffic impact mitigation fee is required pursuant to the Town's
Traffic Policy. Fees will be required for specific development projects that
result from implementation of this proposed Master Plan.
The first phase of Master Plan implementation is considered to be the
proposed medical office building at 555 Knowles Drive. The mitigation
measures listed in the staff report for that project will mitigate impacts
associated with this phase of Master Plan implementation. A traffic
mitigation fee shall be paid based on the net increase in traffic as established
by resolution and in effect at the time building permits are issued.
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b. A detailed internal circulation plan shall be completed as part of
subsequent phases of the Master Plan. The circulation plan shall provide the
east -west circulation that was included in the proposed Master Plan concept
and assumed in this traffic study.
c. Knowles Drive and Pollard Road shall be improved to arterial standards
along the hospital frontage, and this shall include provision of additional
right -of -way wherever possible. Improvements will include curb, gutter,
sidewalk and tie -in paving.
d. With the addition of project- related traffic to the Winchester
Boulevard /Knowles Drive intersection, the following improvements shall be
provided to address safety concerns:
(1) The Town of Los Gatos will provide a separate signal phase for all
eastbound movements, and a separate signal phase for all westbound
movements. As an alternative, separate eastbound and westbound
left -turn lanes with separate signal phasing for left turns will be
provided. Either of these improvements will improve intersection
operation to LOS D. It should be noted that, at present, all
movements for eastbound and westbound traffic share the same signal
phase (i.e., they proceed at the same time). Either change in signal
phasing will mitigate the existing safety hazard.
(2) To mitigate the existing backups which create potential safety
hazards at the northbound Winchester Boulevard intersection
approach, the applicant will provide two northbound left -turn lanes on
Winchester Boulevard.
(3) The Knowles Drive approach to Winchester Boulevard will be
widened to provide separate eastbound left and right -turn lanes.
e. To address pedestrian safety concerns on Dardanelli Lane just north of
Knowles Drive, the following measures will be implemented as part of the
proposed Master Plan:
(1) The existing crosswalk will be relocated to coincide with the Master
Plan's improved east -west vehicle circulation route. An all -way,
stop -sign controlled internal intersection should be provided along
Dardanelli Lane at the primary entrance to the new hospital building,
and crosswalks will be provided at this location. In addition,
landscaping in parking lots and along Dardanelli Lane and internal
pedestrian pathways will be designed to direct pedestrians to this
crossing.
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(2) To increase driver and pedestrian safety, internal signs along the
roadways will be in large print and be prominently displayed so that
drivers may be able to quickly and easily read them upon entering the
hospital campus on Dardanelli Lane.
f. A signal shall be provided at the Dardanelli Lane /Knowles Drive
intersection. The following measures will also be implemented in conjunction
with the signal:
(1) Pedestrian crosswalks will be provided across the north, west, and
south legs of this intersection. No crosswalk is recommended across
the east leg due to the relatively high number of vehicles turning left
from southbound Dardanelli Lane to eastbound Knowles Drive.
(2) Pedestrian - activated crossing buttons will also be provided and
programmed to allow a minimum of 26 seconds crossing time for the
Knowles Drive crossing and 23 seconds for both Dardanelli Lane
crossings.
g. The Capri Avenue /Knowles Drive and Dardanelli Lane /Knowles Drive
intersections will be widened to provide sufficient room for the eastbound
u -turn lanes and to create adequate right -of -way for proper signalization.
These improvements will include provision of four through lanes on Knowles
Drive with left turn pockets.
h. A Transportation Demand Management (TDM) Program will be provided
to reduce traffic volumes on roadways by promoting use of mass transit,
carpools, and vanpgols. At present, there are two bus lines serving the
project area. The following measures will be implemented as part of the
Master Plan's TDM program:
(1) A traffic management coordinator within the hospital staff will be
appointed to effectively manage employee trips in accordance with
applicable laws and ordinances.
(2) Bus, carpool, and vanpool schedules will be distributed to all
employees.
(3) Campus maps will be prominently displayed adjacent to parking
areas and pedestrian paths to encourage use of the Master Plan's
pedestrian pathway system between buildings and parking areas.
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(4) The existing bus shelter on Pollard Road (presently near the
eastern most hospital driveway on Pollard Road) will be retained in
the proposed Master Plan. A bus bay turnout will also be provided at
this location in conjunction with the planned widening of Pollard Road.
(5) A sheltered bus turnout bay will be provided adjacent to the
hospital campus entrance on Knowles Drive adjacent to Dardanelli
Lane. This could be incorporated into the planned widening of the
Dardanelli Lane /Knowles Drive intersection.
(6) A sheltered bus stop will be provided on the south side of Knowles
Drive opposite Dardanelli Lane.
(7) A sheltered bus turnout bay will be provided on the north side of
Knowles Drive between Capri Avenue and Dardanelli Lane. It could
be located at its existing location just east of the Master Plan area or
farther west, but should not block sight lines from the driveway(s)
associated with the proposed 555 Knowles medical office building.
(8) Provision of shuttle cars (golf carts) and shuttle car pathways will
be considered for use by invalid patients.
(9) Bicycle racks shall be provided at major entrances to buildings
Pursuant to Los Gatos Town Code Section 1.10.085, the time for seeking judicial
review for the Town Council decision is governed by California Code of Civil Procedure
Section 1094.6.
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PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos, California, held on the 19th day of January, 1993 by the following vote.
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, Linda Lubeck, Patrick O'Laughlin
NAYS:
ENOMWIN
ABSTAIN:
and Mayor Joanne Benjamin
SIGNED:
AYOR OF THE TOWN LOS GATOS
OS GATOS, CALIFORN
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