Item 2 - 475 and 485 Alberto WayTo:
From:
Subject:
CDAC 10-14-15
ITEM 2
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory Committee 1 /
Laurel R. Prevetti, Town Manager/Director of ~o~~el ~t
475 to 485 Alberto Way
Conceptual Development Advisory Committee CD-15-003
Requesting review of conceptual plans to merge two residentially (R-1 :20) zoned
properties with a property zoned O:PD, modify the existing Planned Development
Ordinance to permit medical office uses, demolish two existing residences, and
construct a new two story office building with additional parking APN 529-21-
039 ,042,043,044.
PROPERTY OWNER/APPLICANT: Alberto Way Holdings LLC
PROJECT PLANNER: Mami Moseley
Date: October 1, 2015
Role of the CDAC
The Conceptual Development Advisory Committee advises a pro spective applicant on the overall
consistency of a project with Town policies prior to submitting a formal application and investing
in the development review process. The Committee also endeavors to identify the potential issues
that will need to be addressed during the development review process should the applicant wish to
submit an application. The issues identified by the Committee are not intended to be all-inclusive
and other additional issues may be identified during the formal development review process.
None of the Committee's comments are binding on the Town and in no way are they intended to
indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in thi s memorandum, if an
application is filed , technical analysis would need to be done in the evaluation of the proposal. In
addition, public input is a required and essential component in the development review process.
All applicants are strongl y encouraged to hold neighborhood meetings to receive input as the
design of the project evolves should they decide to proceed with the development review process.
Background
The subject site has been considered by the CDAC several times in the past. The most recent
sub mittal in March of 2012 was to merge the three properties and construct single-or multi-family
residences on the site. The loss of office space was not supported by the CDAC, and the
residential community abutting the property spoke in oppos iti on of additional residential units in
their neighborhood.
Conceptual Development Advisory Committee
October 14, 2015
Page2
In 2007 the CDAC considered an application to construct a new 24,000 square foot office building
along the western property line. Minutes from the 2007 meeting are included as Attachment 5 due
to the similar nature of the application, the minutes from the 2012 meeting are not included.
Project Description
The applicant has submitted conceptual plans to merge 475 and 485 Alberto Way, a 2.64 -acre
parcel located at the end of Alberto Way, with two residential properties to the rear that are
accessed through a shared easement at the end of Pine Avenue. The three sites combined would
have a total area of 4.2 acres. The site is bounded by multiple-family residential uses to the south,
single-family residential to the east and north, and Highway 17 to the west. The conceptual plan
includes the following e l ements:
• Merge the three existing parcels and rezoning to O:PD.
• Modify the existing Planned Development Ordinance to permit Medical Office uses.
• Demolish the two existing residences and accessory structures.
• Construct one new 20,000-square foot , two story office building.
• Create 95 new parking spaces (total of 315).
• Focus all access would be from Alberto Way .
Existing General Plan and Zoning Designations
• The zoning designations: O:PD (475-485 Alberto Way) and R-1:20 (17250 and 17220
Pine Ave).
• General Plan designations: Office Professional and Low Density Residential (0-5 units per
acre).
• Surrounding General Plan designations: Highway 17 to the west. Medium Density
Residential (5-12 units per acre) to the south. Low and Medium Density Residential to the
east, Low Density Residential to the north.
• Zoning designation: CH, Restricted Highway Commercial
• Surrounding zoning designations: Highway 17 to the west. RM:5-12:PD to the south, R-
1 :8 to the north and east.
• The General Plan identifies Alberto Way as a Neighborhood Collector roadway and Los
Gatos-Saratoga Road as a highway roadway.
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the Conceptual Development
Advisory Committee (CDAC). Staffhas not reached conclusions on these topics and is identifying
them to help frame the discussion and to solicit input. The main question for the CDAC is whether
or not the applicant's concept for the project creates a high quality plan appropriate for Los Gatos.
If the application is filed, staff would evaluate the technical issues.
Conceptual Development Advisory Committ ee
October 14,2015
Page 3
1. Applicable General Plan Policies
a. LU-1.2 Ensure that new development preserves and promotes existing commercial
centers consistent with the maintenance of a small-scale, small-town
atmosphere and image.
b . LU-1.8 Commercial development of any type (office, retail, research and development,
etc.) shall be designed in keeping with the small-town character of Los Gatos.
c . LU-6.3 Protect existing residential areas from adjacent non-residential uses by assuring
that buffers are developed and maintained.
d. LU -9.1 Ensure that new development preserves and promotes existing commercial
centers consistent with the maintenance of a small -scale, small-town
atmosphere and image.
e . LU-9.6 Encourage development that maintains and expands resident-oriented services
and /or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
f. LU-9.9 Buffers shall be required as conditions of approval for non-residential projects
that are adjacent to residential areas and ma y consist of landscaping, sound
barriers, building setbacks, or open space.
g. CD-1.1 Building elements shall be in proportion with those traditionally in the
neighborhood.
h. CD-1.2 New structures, remodels, landscapes, and hardscapes shall be designed to
harmonize an d blend with the scale and rhythm of the neighborhood and
natural features in the area.
1. CD -3 .7 Roof mounted mechanical equipment shall be screened and such screening
shall be considered as part of the structure for height limitation s.
J. TRA-6.5 Require bicycle parking in private parking lots, and provide bicycle parking in
all public lots in the Downtown.
k. TRA-9.5 Alternative transportation means shall be required whenever the traffic
generated by a development would result in a significant increase in air
pollution, traffic congestion, or noise.
2. Use
General
a. Med ical office and other high traffic generators were restricted uses as part of the original
P lanned Development.
b. Is this an appropriate location for a medical office use?
c. A General Plan amendment would be required for the two residential properties.
Technical
a. What kind of medical office tenant would be proposed, and how would compliance with
parking standards be establi shed for a single medical user with rotating medical staff
(parking requirements are 1/250 gross square feet or six spaces per doctor)?
b. Will the medical office uses necessitate ambulance transportation on or offsite? Will any
emergency services be provided onsite?
Conceptual Development Advisory Committee
October 14 ,2015
Page4
3. Building Design and Site Layout
Gen eral
a. The proposal requires demolition of two single-family residences without replacement.
One of the residences is historic.
Technical
a. What is the topography of the site?
b. What is the height of the proposed building?
c. Will it match that of the existing, or will all buildings be modified?
d. Will secondary emergency access be maintained?
e . How many cubic feet of dirt will be affected with the project's construction?
f. Will a sound wall be provided between the site and the freewa y?
g . Will the mechanical equipment be screened appropriately?
h . Will the design incorporate sustainable building design and be eligible for LEED
certification?
4 . Parking/Circulation/Traffic
Gene ral
a. Will the site have sufficient parking for the medical uses proposed?
b . Is there sufficient buffers and landscaping around the parking lot?
c. Will any other modes of transportation be encouraged and if so how?
Technical
a. While a traffic report has been prepared, the analysis is based on the 2020 General Plan
data and does not include any projects that have been approved since or are currently
under review. Additional analysis would be required.
b . Any onsite or offsite signage would have to be considered based on Town Code
allowances at time of application.
5 . Potential Tree Impacts
Gen eral and Technical
a. Which trees are proposed to remain on site and which trees are proposed for removal?
b. A landscape and lighting plan will be required with the application.
Attachments:
1. Location map (one page)
2. CDAC application (one page)
3. Applicant's letter (two pages)
4. Provided traffic and parking report letters (19 pages)
5 . Previous CDAC comments (three pages)
6. Conceptual Plans (eight pages)
Conceptual Development Advisory Committee
October 14, 2015
Page 5
Distribution:
Alberto Wa y Hold ings LLC , Attn: Dan Rosenbaum , 101 Ygnacio Vall ey Road, Suite 450, Walnut
Creek, CA 94596
N :\DE V\C DAC\C DAC M EMO\A iberto 475-485 [CDAC I 0-14-I S).docx
475-485 Alberto Way
17220 and 17250 Pine Avenue
4TTACHMENT 1
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Laurel Prevetti
September 4, 2015
Page 2 of2
Summary of Proposal
Though the two existing office buildings are currently approximately 80% leased, they have somewhat
struggled over the years due to their hard-to-locate location at the end of a primarily residential street.
Our request to convert the zoning to eliminate the preclusion of medical office is an attempt to generate
longer-term tenancies proximate to downtown from this active and growing business segment. As
medical care is destination-oriented, patients will not have a problem "locating" this facility. The
attractive, heavily landscaped campus lends itself to this type of tenant, and our approach would be to
attempt to procure a full-campus user.
As for the two residential parcels that we request be re-zoned to allow for a complementary third
building, this request allows for a zoning approach that should have been adopted in the 1970's when the
office project was conceived and developed. That was not possible as the developer did not control these
parcels. These two homes are barely accessible from Pine Street due to the narrow and steep driveway
(that is actually an easement over the lands of the Town of Los Gatos and San Jose Water Company), have
almost always been rentals and their proximity to the freeway makes them an unattractive alternative as
residential. We view this as an opportunity to convert property near the downtown core to a more feasible
and appropriate use. We are pleased that we were able to obtain these parcels in 2011 to allow for this
"assemblage."
A May 2015 initial traffic analysis prepared by Fehr & Peers concluded that the incremental trips
generated by this potential development and change-in-use do not significantly impact the intersections
that require analysis, not Alberto Way. In fact, one could argue that, though additional daily trips are
generated as compared to the existing situation, these trips are spread out over the entirety of the day, and
produce a much better result than the influx of traffic in the AM and PM should the existing office
buildings get back to 100% leased, and densely populated by a tech company. The existing development is
generously parked at approximately 4.3 stalls per 1,000 square feet, and this zoning modification is thus
possible utilizing the existing parking.
Conclusion
We look forward to meeting with you and appreciate your feedback on the proposed change in use,
rezone and new potential development of the one building. If you have any questions or would like
additional information, please contact me directly at 408.460 .9911 or drosenbaum@nearon.com.
Sincerely,
Dan Rosenbaum
fEHR,fPEERS
MEMORANDUM
Date: May 15,2015
To:
From :
Dan Rosenbaum, Alberto Way Holdings, LLC
Franziska Church and Anais Schenk, Fehr & Peers
Subject: Preliminary Transportation Impact Assessment for 475-485 Alberto Way in
Los Gatos, California
SJ15 -1566
This memorandum documents Fehr & Peer s' Pre liminary Transportation Impact Analysis (TIA)
evaluating trip generation, potential transportation impacts at nearby intersections and on
freeways, parking demand and supply, as well as potential neighborhood co ncerns for the
proposed medical office development at 475 -485 Alberto Way in Los Gatos, California. No new
data was collected for this analysis; rather we relied on information available in the Los Gatos 2020
General Plan Environmental Impact Report (EIR) (2010) and the Traffic Impact Study (TIS) for the
Proposed Medical Office Development at 475-485 Alberto Way (2007) completed by TJKM
Transportation Consultants.
SUMMARY OF FINDINGS
This section presents a brief summary of our findings, discussed in more detail in the main body
of this memorandum.
• Th e impact of the Project's trips at most of the intersections evaluated as part of this
memorandum is estimated to be minimal, since Los Gatos generally has acceptable
driving conditions. Project Alternative 2 could moderately impact operations at Los Gatos
-Saratoga Road (SR 9)/Aiberto Way but the intersection is anticipated to operate at an
acceptable level (LOS D or better).
• Providing adequate parking supply and parking management strategies is important to
reducing the potential parking intrusion impacts into the surrounding residential
community.
• Alternative 2 would likely double daily traffic volumes on Alberto Way, which the Town of
Lo s Gatos could consider significant, since this is a substantial change to roadway
operating character of Alberto Way.
160 W Santa Clara St ree t I Suite 6751 San Jose, CA 951131 (408) 278 -1700 I Fax (408) 278 -1717
www.fehra ndpee rs.com ATTACHMENT 4
Dan Rosenbaum
May 15,2015
Page 2 of 14
PROJECT DESCRIPTION
The 7.4 -acre Project site is located northeast of the State Route (SR) 9 and SR 17 interchange.
There are two proposed Project alternatives:
o Alternative 1 would convert the two existing buildings totaling 56,000 square feet
(s.f.) from general office to medical office uses .
o Alternative 2 would add 20,000 s.f. of medical office space to the proposed Project
for a total of 76 ,000 s.f.
Under both alternatives access to the site would remain as it currently exists with a single
driveway located at the end of Alberto Way.
PROJECT TRIP GENERATION
Trip generation estimates for the Project were developed using appropriate land use rate s from
the Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition (2012). The trip
generation rates for the "General Office" land use (ITE Land Use 710) were applied to the existing
use and the trip generation rates for the "Medical Office Building" land use (ITE Land Use 720)
were applied to the proposed future alternatives. The trips for the existing use were subtracted
from the trips for the proposed alternatives to obtain net new trip estimates. The trip generation
rates and volumes are presented in Table 1 .
Alternative 1 would generate 1,230 net new daily vehicle trips, 14 net new AM peak hour trips (14
inbound and 0 outbound), and 32 net new PM peak hour vehicle trips (24 inbound and 8
outbound). Alternative 2 would generate 2,048 net new daily vehicle trips, 62 net new AM peak
hour trips (38 inbound and 24 outbound), and 87 net new PM peak hour vehicle trips (40 inbound
and 47 outbound). No trip credits were applied for potential transit use, since the site is currently
not directly served by public transit.
Dan Ro senbaum
May 15,2015
Page 5 of 14
Qua litative Assessm e nt o f Po t e ntia l In tersection Impacts
Table 3 summarizes our qualitative as sessment of how the added Project trips could affect
i ntersection operations for each of the two alternatives under 20 20 Genera l Plan conditions .
Alte rnative 1
Alternative 1 converts the existing office buildings to med ical office uses creating a total of 56,000
square feet of medical office use. Based on the trip generation presented in Table 2, the
proposed Proje ct adds a minimal amount of traffic (fewer than 15 AM pea k hour and 35 PM peak
hour net new vehicle trips) to the surrounding roadway network. These additional trips are not
likely cause LOS to change. Therefore, the operations at the fou r study intersections are estimated
to be minimally impacted by the net new project trips.
Alternative 2
Alternative 2 would convert the existing buildings to medical office uses and add an additional
20,000 -s quare foot building for a total of 76,000 square feet of medical office use . Based on the
trip generation presented in Table 2, the proposed Project add s a moderate amount of traffic
(approximately 60 AM peak hour and 80 PM peak hour net new vehicle trips) to the surrounding
roadway netwo r k. All trips accessing the site would travel through the Lo s Gatos -Saratoga Road
(SR 9) and Alberto Way (#2) intersection. This would likely change the year 2020 LOS from B to C,
but the intersection would continue to operate at an acceptable level (LOS D or better); therefore
the impact for thi s intersection is considered to be moderate.
As these project trips disperse along Los Gatos -Saratoga Road (SR 9) the project wou ld add a
minimal amount of traffic to the Lo s Gatos-Saratoga (SR 9) intersections at Lo s Gatos Boulevard
(#1), Un iversity Avenue (#3), and Santa Cruz Avenue (#4) under Alternative 2. These additional
t rips are unlikely to change the LOS and the net new trips from Alternative 2 are anticipated to
have a minimal impact at these three intersecti on s
Dan Rosenbaum
May 15,2015
Page 12 of 14
Parking Management
The Project site is located in a primarily residential area . Therefore, proactive strategies to manage
traffic and parking impacts on the surrounding community are recommended. The primary way to
avoid neighborhood impacts is to ensure that there is sufficient parking on site to accommodate
the parking demand and circulation of vehicles . Given the site location and the type of people
visiting the facility it is likely that people would want to drive and many of the normal
transportation demand management strategies , such as ridesharing and transit services, would
not be applicable to this site. However, the medical office could invest in smart parking
technology to monitor parking space utilization as well as to provide parking location information
patients.
Smart parking technology uses sensors to determine whether a particular spot in a parking lot is
occupied or vacant. This information can be relayed to drivers using colored light indicators
above parking spaces or via a smartphone application. Providing information about the location
of open spaces to drivers would reduce the time that drivers spend ci rculating and looking for a
parking space. Additionally, the building manager could monitor the utilization of spaces with this
technology and can address increasing demand in a timely manner before parking begins to
greatly impact the surrounding community.
Speeding
Often a concern with mixing residential and non-residential uses is potential speeding impacts.
Alberto Way is posted at 25 mph. To determine whether speeding is an existing issue, speed
count surveys were conducted on Wednesday, February 25, 2015 and Thursday, February 26,
2015 . The 85th percentile speeds were observed between 23 m iles pe r hour (mph) and 25 mph,
depending on location and direction of travel.
Alberto Way, at its widest segments closer to SR 9, is approximately 36 feet wide with on-street
parking on both sides, which leaves approximately 20 feet for travel lanes (10 feet per direction of
travel); thus to drivers, Alberto Way is a relatively narrow street that winds through the residential
neighborhood . Narrow and winding roadways generally result in lower travel speeds, which is
evident by the observed 85th percentile speeds .
However, in anticipation of neighborhood residents vo1cmg concern s over new vehicle trips
speeding along Alberto Way, the project could set up an annual monitoring program to evaluate
Dan Rosenbaum
May 15,2015
Page 14 of 14
Conversely for the peak hours, Alternative 1 would increase traffic volumes by approximately
seven to 15 percent and Alternative 2 would increase traffic volumes by approximately 35 percent.
For Alternative 1 this equates to 14 net new AM peak hour trips and 32 net new PM peak hour
trips, which is equal to about one additional car every four m inutes during the morning peak hour
and one additional car every two minutes during the evening peak hour. Alternative 2 would add
62 and 87 morning and evening peak hour trips, respectively; which equates to approximately
one additional car every minute in the morning and three additional cars every two minutes.
Date:
To :
From:
Subject:
fP
f E H R & pEERS
TRAN SPORTATION CONSULTANTS
MEMORANDUM
June 26, 2007
Dan Rosenbaum , Nearon Enterprises
Jason Nesdahl , P.E.
Ryan Walbert
475-485 Alberto Way Focused Traffic Analysis in Los Gatos, California
SJ07-961
This memorandum presents the results of a focused traffic analysis conducted for the proposed
475 -485 Alberto Way project in Los Gatos , California. The purpose of this analysis is to review
the traffic report previously prepared for this site and evaluate the trip generation and parking
demand estimates for medical office building (MOB) land uses on the site .
This report presents the differences between general office and medical office space in terms of
trip generation and parking generation . The following three scenarios were identified for analysis :
1) 56,000-square feet (s.f.) of general office space , 2) 56 ,000-s .f . of MOB space , and 3) 28,000-
s.f. of MOB space and 28,000-s.f. of general office space.
TRAFFIC REPORT REVIEW
T JKM Transportation Consultants prepared a Traffic Impact Study (TIS) dated April 27, 2006 for
the proposed office development at 475 -485 Alberto Way. The existing 5.17-acre site consists of
two general office buildings with a total of 56,000-square feet (s .f .). The project analyzed in the
traffic report proposed the addition of a new 40 ,000-s .f. office building on the site .
The study was reviewed for adequacy and appropriateness of project trip generation , distribution ,
and assignment, as well as level of service methods and analysis assumptions. We generally
concur with the findings in the traffic analysis. While the methodology used to determine the trip
generation estimates for general office building in the T JKM report varies from the approach Fehr
& Peers used in this analysis , the differences in the results between the methodologies are
considered negligible as discussed below.
TRIP GENERATION ESTIMATES
The amount of traffic generated by the proposed project was estimated by applying rates from
Trip Generation (ih Edition) by the Institute of Transportation Engineers (ITE) to the size of the
project. ITE's General Office Building (71 0) and Medical-Dental Office Building (720) land use
rates were used to represent the land uses . Trip generation estimates were determ ined for the
three scenarios described above and shown in Table 1 .
• Scenario 1 -General Office 56 ,000-s.f. -This scenario is estimated to generate 118 AM
peak-hour trips (1 04 inbound/14 outbound) and 142 PM peak-hour trips (24 inbound/118
outbound).
160 West Santa Clara Street, Suite 675 San Jose , CA 95113 (408) 278-1700 Fax (408) 278-1717
www.fehrandpeers .com
Mr. Dan Rosenbaum
June 26, 2007 tp
Page 2 of 5 f EH R & PEERS
TRA NSP ORTATIO N CO NSUL U.NlS
• Scenario 2 -Medical Office 56 ,000-s.f. -This scenario is estimated to generate 139 AM
peak-hour trips (11 0 inbound/29 outbound) and 208 PM peak-hour trips (56 inbound/152
outbound).
• Scenario 3-Med ical Office 28.000-s .f . and General Office 28,000 -s.f .-This scenario is
estimated to generate 128 AM peak-hour trips (1 06 inbound /22 outbound) and 175 PM
peak-hour trips ( 40 inbound /1 35 outbound).
TABLE 1
TRIP GENERATION ESTIMATES
Land Use Size Daily AM Peak Hour PM Peak Hour
(ksf)1 Rate Trips Rate In Out Total Rate In Out Total
Existing Office
General Office2 56 15.25 854 2 .11 104 14 118 2.54 24 118 142
Proposed Medical Office
100% MOB3 56 36 .13 2,023 2.48 110 29 139 3.72 56 152 208
50% Medical Office I 50% General Office
MOB3 28 36.13 1,012 2.48 54 15 69 3 .72 28 76 104
General Office2 28 15.25 427 2.11 52 7 59 2.54 12 59 71
Total 56 1,439 106 22 128 40 135 175
Notes:
1 ksf = 1 ,000 square feet
2 General Office Building trip gen erati on rates from Trip Genera tion (Institute of Transportation Engineers', tt'
Edition). For cons istency and comparison purposes, the general office tri p generation rat e wa s calculated for 56
ksf of building space using the equation methodology.
3 Medical Office Building trip generation rates fro m Trip Gene ration (Institute of Tran sportation Engineers', 7U1
Edition).
Trip generation surveys were conducted at the existing site to dete rmine the existing trip
generation rate of the site . The existing development on the site (general office 56 ksf) generated
28 AM peak-hour trips (24 in bound/4 outbound) and 25 PM peak-hour trips (3 inbound/ 22
outbound). These trips are lower than the trips that would be estimated using the ITE rates used
above. It is possible that the exi sting buildings were not fully occupied at the time the surveys
were completed.
The MOB land use would gene rate signif icantly more daily trips compared with the general office
land use . However , these trips are typically not included in the analysis and reflect a consistent
trip generation rate that ex ists th roughout the day.
Mr. Dan Rosenbaum
June 26, 2007
Page 3 of 5
PARKING STANDARDS AND ANALYSIS
fp
F E H R & P EERS
TI AN S,OltU.TIO N CON SULf ANf S
The ex isting parking supply was compared to estimated demand for the campus based on
published parking demand rates , local standards , and surveys of similar facilities to help identify
potential parking deficiencies.
Institute of Transportation Engineers
The Institute of Transportation Engineers (ITE) has published surveyed peak parking demand
rates in Parking Generation (3'd Edition , 2004). This publication is used by traffic engineers and
is recognized by public agencies as a guide for determining peak parking demand for various
types of facilities .
The rates presented in ITE 's Parking Generation were developed from occupancy surveys of
existing facilities . For each land use category, peak parking demand rates are presented using
one or more independent variables. The independent variables for medical and general office
are: gross floor area (in 1 ,000-s .f.) or number of employees. For the purposes of this analysis,
the gross floor areas for medical and general office uses were used.
Table 2 presents the average parking rates for each scenario and the estimated parking demand
(number of parked vehicles) for the Alberto Way office buildings using the ITErates.
TABLE 2
ITE PARKING GENERATION RATES AND DEMAND ESTIMATES
Land Use Average Rate Facility Size
Parking Demand
(No. of Vehicles)
Scenario 11 2.84 I 1 ,000 -s.f . 56,000-s.f. 159
Scenario 2 3.53 I 1 ,000-s.f . 56,000-s.f. 198
Scenario 3 2.84-3 .53 I 1 ,000-s.f. 56,000-s.f. 178
1 -The "Suburban" rate was used for th is land use category which assumes limited t ransit access to the site.
Source: Parking Generation, 3rd Edition, Institute of Transportation Engineers, 2004.
Based on the estimates presented in Table 2 , the demand for parking estimated using the
average parking rates from ITE would range from 159 parking spaces for general office use and
198 for 1 00% medical office use .
Palo Alto Medical Foundation Case Study
Fehr and Peers has conducted parking surveys for two Palo Alto Medical Foundation medical
office buildings. Parking occupancy surveys were conducted at both the Palo Alto and Fremont
MOB facilities. Neither of these sites includes inpatient facilities. The parking occupancy counts
indicated medical office demand (number of vehicles) rates of 3.4 vehicles per 1 ,000-s.f. in Palo
Alto (located near Caltrain) and 4 .0 vehicles per 1 ,000-s.f . in Fremont (where there is limited
transit access). Based on the simila r surrounding transportation network between Fremont and
Los Gatos , we would recommend using the parking rate of 4 .0 per 1 ,000-s .f . which would result in
a parking supply estimate of 224 spaces . These locally surveyed parking demand rates are
Mr. Dan Rosenbaum
June 26, 2007
Page 4 of 5
tp
FEHR & PEER S
TIAN SPOilATIOtl COti SULfA•U
comparable with the average demand rate of 3.53 vehicles per 1 ,000-s .f. presented in ITE
publication.
Town of Los Gatos Municipal Code
The Town of Los Gatos Municipal Code establishes m1mmum parking ~ requirements
(number of stalls) for medical office and business office facilities . The Town of Los Gatos uses a
parking supply ratio of 4 spaces per 1 ,000-s.f . of gross floor area or 6 spaces per doctor which
ever is more restrictive . For a general office the Town of Los Gatos uses a rate of 4 spaces per
1 ,000-s.f. of gross floor area. Table 4 presents the minimum parking requirements for medical
and general office uses .
TABLE 4
TOWN OF LOS GATOS PARKING SUPPL V REQUIREMENTS
land Use Parking Rate Facility Size
Parking Required
(No. of Stalls)
Per 1,000-s.t.
Scenario 11 4.0 I 1 ,000-s.f. 56,000-s.f. 224
Scenario 2 4.0 /1 ,000-s.f. 56,000-s.f. 224
Scenario 3 4.0 /1 ,000-s.f. 56 ,000-s.f. 224
Per Doctor
Scenario 2 6 .0 I Doctor 30 Doctors2 180
Scenario 3 6.0 I Doctor 15 Doctors2 90
4 .0 /1 ,000-s.f. 28 ,000-s.f. 112
SUBTOTAL 202
1 -Downtown Los Gatos rate used for general office use.
2-Total number of doctor"s information provided by Nearon Enterprises.
Source : Los Gatos Municipal Code, Town of Los Gatos, December 13, 2005.
Parking Assessment
Using traffic engineering industry standards and local municipal codes , parking supply estimates
were prepared for the 475-485 Alberto Way office park. Table 5 summarizes park ing supplies
using the methodologies discussed above. The parking supply estimates (based on industry
standards) for Scenario 1 range from 159 to 224 parking spaces . Scenario 2 parking supply
estimates range from 180 to 224 parking spaces. The parking supply estimates for scenario 3,
range from 178 to 224 parking spaces.
Mr. Dan Rosenbaum
June 26 , 2007
Page 5 of 5
TABLE 5
PARKING SUPPLY ESTIMATES
Source Scenario 1 Scenario 2
56,000-s.f. MOB
Size 56,000-s.f. Office
(30 doctors)1
Institute of Transportation Engineers (ITE)
Rate 2.84 I ksf 3.53 I ksf
Stalls Needed 159 198
PAMF Parking Study
Rate NA 4.0 I ksf
Stalls Needed NA 224
Town of Los Gatos Municipal Code
Rate 2 (per 1 ,000-s.f.) 4 .0 I ksf 4.0 1 ksf
Stalls Needed 224 224
Rate (per doctor) NA
6 .0 I doctor
Stalls Needed NA 180
Summary of Estimates
Range (per 1,000-s.f .) 2.84-4 .0 I ksf 3.53 -4.0 I ksf
Range (per doctor) NA 6.0 I employee
Notes:
ksf = 1,000 square feet of gross floor area.
1 -Total number of doctor's information provided by Nearon Enterprises.
2 -Downtown Los Gatos rate used for general office.
CONCLUSIONS
fP
F EHR & P EERS
U AN SPO ilAfiON CON SUUAN IS
Scenario 3
28 ,000-s.f. MOB
(15 doctors) 1
28 ,000 -s.f . Office
2.84 -3.53 I ksf
178
4 .0 I ksf
224
4.0 I ksf
224
6 .0 I doctor and
4.0 I ksf
202
2 .84 -4 .0 I ksf
6.0 I employee
Fehr and Peers generally agrees with the findings of the traffic study prepared by T JKM for the
project site. The proposed 56,000-s.f . medical office building is estimated to generate 1,100
additional daily trips , 21 additional AM peak hour trips , and 66 additional PM peak hour trips than
the existing office building based on ITE trip generation rates . These additional trips would not
likely result in any new significant peak-hour impacts beyond those identified in the April 2006
traffic impact study prepared by T JKM Transportation Consultants . Fehr and Peers recommends
using the surveyed PAMF and Town of Los Gatos municipal code parking rate of 4 parking
spaces per 1 ,000-s .f . for medical and general office space.
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TOWN OF LOS GATOS
11 0 East Main Street, Los Gatos, CA 95032 (408) 354-6872
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL
DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR
MARCH 14, 2007 HELD IN THE TOWN COUNCIL CHAMBERS , CIVIC CENTER, 110 EAST
MAIN STREET, LOS GATOS , CALIFORNIA.
The meeting was called to order at 4:30P .M .
ATTENDANCE
Members Present:
Joe Pirzynski
Barbara Spector
Joanne Talesfore
D . Michael Kane
Stephen M . Rice
Absences : None
Staff Present: Randy Tsuda, Assistant Director of Community Development; Curtis Banks ,
Project Planner
ITEM 1:
Comments:
475 -485 Alberto Way
Conceptual Development CD-07-5
Requesting preliminary review of plans to modify a previously approved Office
Planned Development to allow a new 24,000 square foot office building
consisting of two stories above two levels of parking on property zoned 0-PD.
APN 529-21-042 and 43.
PROPERTY OWNER: Alberto Way Holdings LLC
APPLICANT: Alberto Way Holdings LLC
Building Height and Design
1. There was concern expressed about the height of the building.
2 . There was concern about the building's visibility from Highway 17 and its impact on the
adjacent residential properties.
3. Some members felt the mass and bulk ofbuilding were not in keeping with the character of
the Town.
4. Clarification of the building materials was requested .
5. Some members felt the architecture might be compatible, but the height was a concern .
6. This area is considered a "Gateway" and new development should blend with the
environment.
ATI'ACHMENT 5
7 . The building should better compliment the existing buildings. The proposed design is more
compatible with a high technology park. Materials should be compatible with the
surroundings, but the design does not have to mimic the existing buildings.
8. Lighting could create impacts. Consideration should be given to window colo r/materials to
mitigate lighting impacts .
9 . Concern about the parking on the lower levels and suggestions to consider underground
parking or use of spiral ramps to reduce the height of the building.
10. Appreciated that the site layout retains most of the existing trees and supported keeping as
many trees as possible.
Traffic
11. Concern about added traffic in Alberto Way Basin . The previous General Plan allocated
3,500 daily trips for all properties along Alberto Way.
12 . Noted that Alberto Way is a narrow road with curves like a neighborhood street rather than a
commercial thoroughfare.
13. A traffic study is needed. In addition to Alberto Way, the study should evaluate potential
impacts to Los Gatos Boulevard, University A venue and Santa Cruz A venue.
14 . One member noted that it has been their experience that actual project traffic is often not as
bad as anticipated in the traffic study.
Parking
15 . Some members supported the requested reduction in required parking.
16. Some members wanted additional information to justify the reduction and felt the Town
should be cautious about setting a precedent.
17 . If supporting information justifies reducing the required parking, restrictions on the allowed
uses could be included in the conditions of approval.
18 . A parking study must be provided .
General Plan
19 . One member felt in addition to the General Plan policies listed in the staff report that the
following policies were applicable to the project: CD.P 1.4, 1.5 , 1.8 and 1.9.
20. Some members felt the project violates the General Plan policies listed in the staff report .
21 . Some members felt the project is generally in keeping with the General Plan policies, but
review ofthe project should consider how the proposal reflects implementation of the
policies , particularly visual impacts and the scale of the development.
Summary Comments
22 . Can support some exceptions if most other aspects of the proposal are consistent with Town
code. The applicant should also consider "green concepts" and provide community benefit.
23 . Not adverse to intensification of the site if done right. As proposed, the project is not
currently compatible with the surroundings.
24 . The building should be moved as far from Highway 17 as possible. The site is an entry to the
Town.
25 . The build ing should be s maller and the desi gn more consistent with th e surroundings .
Exce llence in design a nd open space will be key elements that will be considered when
reviewing amending the Planned Development Permit for the site.
ADJOURNME NT Meeting adjourned at 5 :40p.m . The next regular meeting of th e
Conceptual Development Advisory Committee is Wednesday, April I I ,
2007 .
Prepared by:
~
Randy Tsuda, Assistant Director of Community Development
cc: Planning Commission Chair
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