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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 This Page Intentionally Left Blank This Page Intentionally Left Blank 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. This Page Intentionally Left Blank 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 N:\D EV\CDA C\M INUTES\2007\3-14-07cdacmin .d oc This Page Intentionally Left Blank