12 Staff Report.TIP with attachments
PREPARED BY: Nicolle Burnham
Parks and Public Works Director
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL STUDY SESSION REPORT
MEETING DATE: 01/16/2024 ITEM NO: 12
DATE: December 21, 2023
TO: Mayor and Town Council
FROM: Laurel Prevetti, Town Manager
SUBJECT: Conduct a Public Hearing for the Town’s Transportation Impact Fee Program
to:
a. Adopt a Resolution to Adopt the Transportation Impact Nexus Study
Dated November 2023 (including the Project List – Appendix 1 Which
Serves as the Town’s Transportation Capital Improvement Plan);
b. Adopt a Resolution to Update a Transportation Impact Fee to Replace the
Town’s Existing Traffic Impact Mitigation Fee;
c. Introduce an Ordinance Titled “An Ordinance of the Town of Council of
the Town of Los Gatos Amending Town Code Section 15, Article VII
‘Traffic Impact Mitigation Fees’”; and
d. Adopt a Resolution to Modify Town Council Policy 1-08: “Transportation
Impact Policy.”
RECOMMENDATION:
Conduct a Public Hearing for the Town’s Transportation Impact Fee Program to:
a. Adopt a resolution to adopt the Transportation Impact Nexus Study dated November 2023
(including the Project List – Appendix 1 which serves as the Town’s Transportation Capital
Improvement Plan) (Attachment 1);
b. Adopt a resolution to update a Transportation Impact Fee to Replace the Town’s Existing
Traffic Impact Mitigation Fee (Attachment 2);
c. Introduce an ordinance titled “An Ordinance of the Town of Council of the Town of Los
Gatos Amending Town Code Section 15, Article VII ‘Traffic Impact Mitigation Fees’”
(Attachment 3); and
d. Adopt a resolution to modify Town Council Policy 1-08: “Transportation Impact Policy”
(Attachment 5).
PAGE 2 OF 6 SUBJECT: Conduct a Public Hearing Regarding the Town’s Transportation Impact Fee Program DATE: December 21, 2023
BACKGROUND:
In 1987 the State of California passed Assembly Bill 1600, which was codified in Government
Code Sections 66000-66025 and is commonly referred to as the Mitigation Fee Act (“the Act”).
The Act allows local governments to implement fees to defray all, or a portion of, the cost of
public facilities related to development projects. In adopting fees as allowed by the Act, the
following must be documented:
1. Project Effects: There must be a reasonable relationship established between the new
development and the need for public facilities.
2. Benefit: There must be a reasonable relationship between new development and the
use of revenue from the fee charged, meaning that the fee must be used to pay for
improvements that are needed to accommodate the development.
3. Proportionality: There must be a reasonable relationship between the amount of the
fee and the portion of public facilities cost associated with the new development.
In 2021, the State of California passed Assembly Bill 602, which, among other actions, amends
Government Code Section 66019 and adds Section 66016.5. Effective on January 1, 2022, AB
602 requires:
1. Adoption of a Nexus Study that identifies the existing level of service, identifies new
levels of service, and includes an explanation of why the new levels of service are
needed;
2. The Nexus Study calculates impact fees for housing projects based on the square
footage of the proposed units;
3. Large jurisdictions (defined to include cities within counties with populations over
250,000) must adopt a Capital Improvement Plan as part of the Nexus Study;
4. A 30-day public notice for a public hearing prior to adopting the Nexus Study; and
5. Nexus studies must be updated every eight years.
The Town of Los Gatos most recently updated its Nexus Study and Traffic Impact Fee (TIF) in
2014. Since that time, annual increases in the TIF have been adopted based on the Consumer
Price Index.
Since early 2022, staff has been working with DKS Associates to complete a Transportation
Nexus Study, update the current Traffic Impact Fee amount, and consider a Vehicle Miles
Traveled Impact Fee.
On May 2, 2023, the Town Council received a report on the technical work to calculate a
recommended fee for each land use type.
PAGE 3 OF 6 SUBJECT: Conduct a Public Hearing Regarding the Town’s Transportation Impact Fee Program DATE: December 21, 2023
BACKGROUND (continued):
On October 10, 2023, a study session was held to respond to questions that Town Council had
posed at the May 2, 2023, meeting. At that October meeting, Council took a series of actions
that provided the direction and feedback needed for staff to propose a Transportation Impact
Fee for consideration.
On November 21, 2023, Town Council reviewed the Nexus Study, including the Project List in
Appendix 1, which serves as the Town’s Transportation Capital Improvement Plan, and set a
Public Hearing date of January 16, 2024.
At each of these meetings, the public was provided the opportunity to submit written and
verbal comments pertaining to the Nexus Study and the Town’s proposed changes to the Traffic
Impact Fee Program.
The proposed actions for this Public Hearing, if approved, would result in adoption of the Nexus
Study, including the Project List which will serve as the Town’s Transportation Capital
Improvement Plan, adoption of the updated Transportation Impact Fee, and adoption of
ordinance changes and resolutions needed to administer the proposed fee.
DISCUSSION:
Nexus Study
Attachment 1 to this report is a draft resolution to adopt the Nexus Study prepared by DKS
Associates (the consultant) on behalf of the Town of Los Gatos. Exhibit A of the Resolution in
Attachment 1 includes the Nexus Study document.
In developing the Nexus Study, the Town’s various planning documents were considered,
including General Plan 2020, General Plan 2040, and the General Plan 2040 Environmental
Impact Report (EIR). These planning documents provided the basis for future development in
the Town of Los Gatos and the traffic generation and transportation impacts that would result
from that development.
Preparation of the Nexus Study also included review of the numerous transportation and traffic
related planning documents that have been developed by the Town, including the Bicycle and
Pedestrian Master Plan, projects included in the 2014 Nexus Study that were not completed,
the Town’s Downtown Parking Roadmap, needed improvements to the Town’s Traffic Signal
System, and the State Route 17/Highway 9 Congestion Relief Project. This information was
used to develop a Capital Improvement List for the Town, which is shown in Appendix Section 1
of the Nexus Study document.
PAGE 4 OF 6 SUBJECT: Conduct a Public Hearing Regarding the Town’s Transportation Impact Fee Program DATE: December 21, 2023
DISCUSSION (continued):
The Nexus Study defines the existing level of investment that the Town is making in the
transportation system, which sets the maximum justifiable fee that the Town may charge for
the Transportation Impact Fee. This maximum justifiable fee was determined to be $57,907
per dwelling unit equivalent (see Table 6 on page 15 of the Nexus Study Report). This fee is
based on the high level of historic investment the Town has made, and continues to make
annually, in its transportation and traffic infrastructure.
Proposed Transportation Impact Fees
Based on the analysis completed in developing the Nexus Study, the fees presented in Table 1
are proposed for adoption. Attachment 2 is a resolution to adopt these fees.
Table 1. Proposed Town of Los Gatos Transportation Impact Fees, 2024
Land Use Classification Proposed Fee
Single Family Residential (per square foot)2 $6.10
Multi-Family Residential (per square foot)3 $6.96
Retail (per 1,000 square feet) $22,391.00
Office (per 1,000 square feet) $19,731.00
Industrial (per 1,000 square feet) $9,255.00
Notes:
1. Taken from Nexus Study by DKS Associates.
2. Single family fee is $16,051 per dwelling unit; converted to a square foot basis using an average single family
residential unit size of 2,632 square feet.
3. Multi-family fee is $11,472 per dwelling unit converted to a square foot basis using an average multi- family
residential unit size of 1,649 square feet.
During development of the Nexus Study, staff considered implementing a Vehicle Miles
Traveled (VMT) Impact Fee separate from the Transportation Impact Fee. Adoption of separate
fees is not proposed currently due to the complexity of administering two fee programs, and
the fact that Valley Transportation Agency (VTA) is considering a County-wide VMT Mitigation
Program.
Amendments to Town Code Section 15
In adopting the new Nexus Study and developing the updated fee program, amendments to
Town Code Section 15 are required. Attachment 3 to this staff report details the proposed
changes. Attachment 4 is a redline of the changes proposed to Section 15. Of note, staff is
recommending:
PAGE 5 OF 6 SUBJECT: Conduct a Public Hearing Regarding the Town’s Transportation Impact Fee Program DATE: December 21, 2023
DISCUSSION (continued):
1. The title of this section and the name of the fee be changed to Transportation Impact
Fees to reflect the inclusion of bicycle and pedestrian projects in the Project List
included in Appendix 1 of the Nexus Study (i.e., the Capital Improvement Plan) rather
than just traffic-related projects;
2. The method of calculating the fees has been updated to reflect the methods used in the
Nexus Study and those required by AB 602; and
3. A section on credits was added, allowing deed restricted low- and very-low-income
housing units to receive a 50% credit against their fees, and to allow all developments to
receive credit for existing traffic from current uses of a property.
Town Council Policy 1-08 - Transportation Impact Policy
In adopting the Nexus Study, certain changes to Town Council Policy 1-08 are needed.
Attachment 5 is a resolution to support adoption of the changes, and the proposed revisions to
this Policy are attached to the resolution. Attachment 6 is a redline of the changes proposed to
Town Policy 1-08. Specific proposed changes to the Policy include:
1. Updating the name of the fee;
2. Allowing Transportation Impact Fees to be charged on Accessory Dwelling Units of 750
square feet or larger as allowed per State Law;
3. Clarifying that residential fees are calculated based on a per square foot basis, rather
than per dwelling unit;
4. Updating information about credits to be consistent with proposed Town Code Chapter
15; and
5. Replacing the project list in Attachment 2 with the Capital Improvement Plan in
Appendix 1 of the Nexus Study.
CONCLUSION:
The actions proposed herein will result in the Town of Los Gatos Transportation Impact Fee
being updated to reflect the Town’s capital improvement needs. The actions taken will update
pertinent Town Codes and Policies in accordance with the Nexus Study.
COORDINATION:
This agenda item was coordinated with the Town Manager, Town Attorney, and the Finance
Director.
PAGE 6 OF 6 SUBJECT: Conduct a Public Hearing Regarding the Town’s Transportation Impact Fee Program DATE: December 21, 2023
FISCAL IMPACT:
There is no fiscal impact associated with Town Council adopting the Nexus Study and updating
the Transportation Impact Fee Program. If adopted, the Fee program will support funding for,
and implementation of the Transportation Capital Improvement Projects defined in the Nexus
Study.
ENVIRONMENTAL ASSESSMENT:
In accordance with CEQA Guidelines Section 15378(b)(4), these actions are fiscal activities and
are not projects as defined in CEQA, and no further action is required.
Attachments:
1. Draft Resolution to Adopt the Nexus Study, including the Project List which serves as the
Town’s Transportation Capital Improvement Plan
2. Draft Resolution to Adopt Updated Transportation Impact Fee to Replace the Town’s
Existing Traffic Impact Mitigation Fee
3. Draft Ordinance Titled “An Ordinance of the Town of Council of the Town of Los Gatos
Amending Town Code Section 15, Article VII ‘Traffic Impact Mitigation Fees’”
4. Redline of Proposed Changes to Town Code Section 15, Article VII
5. Draft Resolution to Modify Town Council Policy 1-08, “Transportation Impact Policy.”
6. Redline of Proposed Changes to Town Council Policy 1-08
ATTACHMENT 1
TOWN OF LOS GATOS
RESOLUTION NO. ____ (2024)
ADOPTING THE NEXUS STUDY FOR THE 2023 UPDATE TO THE TRANSPORTATION IMPACT FEE
WHEREAS, the Town has an exis�ng traffic impact fee;
WHEREAS, the Town wishes to update the traffic impact fee to, among other things, rename it
as the “transporta�on impact fee” and u�lize the calcula�on methods required by AB 602 amending
the state Mi�ga�on Fee Act;
WHEREAS, Government Code Sec�on 66016.5 requires that the Town adopt a nexus study to
support changes to development impact fees;
WHEREAS, DKS Associates on behalf of the Town has prepared the Transporta�on Impact Fee
Update Nexus Study dated November 2023 (the “Nexus Study”);
WHEREAS, the Town has prepared a Capital Improvement Plan describing the improvements to be
funded with the Transporta�on Impact Fee, which is included in the Nexus Study;
WHEREAS, the Nexus Study describes the projects on which transporta�on impact fees are to be
imposed, the reasonable rela�onship between the impact fees and the various types of new
development, the need for new public facili�es and improvements to serve the new development, sets
forth a methodology for determining the rela�onship between new development and the needed public
facili�es and the es�mated cost of those improvements, and otherwise sa�sfies the requirements of the
state Mi�ga�on Fee Act;
WHEREAS, the Town has complied with the no�ce and hearing requirements of state law in that
the Town Council met on November 21, 2023, to schedule a no�ced public hearing for January 16, 2024,
and the Town mailed no�ce to any interested party who had filed a writen request with the Town Clerk
for mailed no�ce of a mee�ng on new or increased fees;
WHEREAS, the Town Council held a public hearing on January 16, 2024;
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS, CALIFORNIA, HEREBY
FINDS AND RESOLVES that:
1. Adop�on of the Nexus Study. The Town Council hereby approves the Nexus Study, which
includes the Town’s capital improvement plan, prepared by DKS Associates and dated
November 2023, and atached as Exhibit A to this Resolu�on. The Town Council further adopts
the methodology set forth in the Nexus Study for calcula�ng and collec�ng the impact fees. A
copy of the Nexus Study shall be on file with the Town Clerk and available during regular Town
business hours for public inspec�on.
ATTACHMENT 1
2. Severability. If any sec�on subsec�on, subdivision, paragraph, sentence, clause, or phrase of
this Resolu�on or any part hereof is for any reason held to be invalid or uncons�tu�onal, such
decision shall not affect the validity of the remaining por�on of this Resolu�on or any part
thereof. The Town Council hereby declares that it would have passed each sec�on, subsec�on,
subdivision, paragraph, sentence, clause or phrase hereof, irrespec�ve of the fact that any one
ore more sec�on, subsec�on, subdivision, paragraph, sentence, clause, or phrase be declared
invalid or uncons�tu�onal.
3. CEQA. Pursuant to sec�on 15378(b)(4) of the California Environmental Quality Control Act
(CEQA) Guidelines, the adop�on of the Nexus Study suppor�ng an update to the Town’s
transporta�on impact fee is not a project subject to CEQA in that it is a government fiscal
ac�vity which does not involve any commitment to any specific project which may result in
a significant impact on the environment.
4. Effec�ve Date. This Resolu�on will become effec�ve upon adop�on.
RESOLUTION NO. ____ (2024) adopted by the Town Council of the Town of Los Gatos, California at a
regular mee�ng held on January 16, 2024, by the following vote of the Town Council:
TRANSPORTATION IMPACT FEE NEXUS REPORT
NOVEMBER 2023
DRAFT
PREPARED FOR:
TOWN OF LOS GATOS
EXHIBIT A
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 2
PREPARED FOR TOWN OF LOS GATOS
PREPARED BY DKS ASSOCIATES
IN COORDINATION WITH URBAN ECONOMICS AND RINCON
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 3
TABLE OF CONTENTS
INTRODUCTION AND BACKGROUND .................................................................................................................... 5
SUMMARY OF FINDINGS ......................................................................................... 5
EXISTING AND FORECASTED LAND USE .............................................................................................................. 6
TRANSPORTATION DEMAND FACTORS ................................................................................................................. 6
TRANSPORTATION IMPROVEMENTS .................................................................................................................. 10
TOWN-WIDE MULTIMODAL TRANSPORTATION INFRASTRUCTURE .................................................................... 12
INVENTORY OF TOWN WIDE TRANSPORTATION INFRASTRUCTURE .............................. 12
EXISTING LEVEL OF INVESTMENT AND MAXIMUM JUSTIFIABLE FEE FOR THE
TRANSPORTATION IMPACT FEE .............................................................................. 12
TRANSPORTATION IMPROVEMENTS AND COST PER DUE ............................................. 15
FEE SCHEDULE ................................................................................................................................................... 16
RECOMMENDED FEE SCHEDULE .............................................................................. 16
Residential Fees per Square Foot ...................................................................................................................... 17
Fees for Specialized Land Uses ......................................................................................................................... 18
COMPARABLE FEE RATES ...................................................................................... 18
PROJECTS SUBJECT TO THE FEE PROGRAM ............................................................... 20
REVENUE PROJECTIONS AND USE ........................................................................... 20
APPENDIX ......................................................................................................................................................... 22
SECTION 1. PROJECT LIST .................................................................................... 24
SECTION 2. UNIT COST DETAIL ............................................................................. 26
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 4
LIST OF FIGURES
FIGURE 1: MAP OF TOWN-WIDE INFRASTRUCTURE ....................................................... 14
FIGURE 2: TIF PROJECTS ...................................................................................... 25
LIST OF TABLES
TABLE 1: EXISTING AND FORECASTED DEVELOPMENT ..................................................... 7
TABLE 2: DWELLING UNIT EQUIVALENT (DUE) RATES ..................................................... 8
TABLE 3: TRANSPORTATION DEMAND BY DWELLING UNIT EQUIVALENTS (DUES) .................... 9
TABLE 4: TRANSPORTATION IMPROVEMENT PROJECTS ................................................... 11
TABLE 5: TRANSPORTATION INFRASTRUCTURE UNIT COSTS (2022 $) ................................ 13
TABLE 6: EXISTING FACILITY STANDARD & LEVEL OF INVESTMENT .................................. 15
TABLE 7: TRANSPORTATION IMPROVEMENT COST PER DWELLING UNIT EQUIVALENT ............. 16
TABLE 8: RECOMMENDED FEE SCHEDULE ................................................................... 17
TABLE 9: CALCULATION OF RESIDENTIAL FEES PER SQUARE FOOT ................................... 17
TABLE 10: TRANSPORTATION IMPACT FEES IN COMPARABLE JURISDICTIONS ...................... 19
TABLE 11: MAXIMUM REVENUE PROJECTION ............................................................... 21
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 5
INTRODUCTION AND BACKGROUND
This report documents the update of the Transportation Impact Fee (TIF) for the Town of Los
Gatos. The updated fee program will fund all eligible transportation improvements based on a
reasonable relationship to transportation demand impacts from new development. The TIF will fund
expansion of the Town-wide multimodal transportation infrastructure. This report presents the
results of the fee calculations along with supporting documentation for the nexus study prepared
by DKS Associates with the assistance of Urban Economics and Rincon Associates.
SUMMARY OF FINDINGS
California local agencies may adopt impact fees under authority granted by the Mitigation Fee Act
(the Act), contained in Sections 66000 to 66025 of the California Government Code. This report
presents the key findings required by the act for adopting or increasing a development fee with
respect to the following reasonable relationships1:
Project effects– There must be a reasonable relationship established between new development
and the need for public facilities.
• This finding is based on the need to supply adequate transportation network improvements to offset transportation demand associated with new development.
Benefit – There must be a reasonable relationship between new development and the use of fee
revenue for public facilities to accommodate that development.
• This finding is based on the use of fee revenue for expansions to the Town-wide multimodal
transportation network.
Proportionality – There must be a reasonable relationship between the amount of the fee and the
portion of public facilities cost associated with new development.
• This finding is based on the cost of planned improvements to Town-wide multimodal transportation infrastructure per unit of new development and ensuring that this cost per unit is
not greater than the level of investment in existing infrastructure for existing development.
In addition to the above findings, the Act also requires findings regarding the purpose of the fee
and a description of the public facilities to be funded by the fee:
• The purpose of the fee is to expand the Town-wide multimodal transportation network to
accommodate increased demand from new development. The multimodal improvements to
be funded by the fee are described under “Transportation Improvements”.
1 California Government Code, section 66001(a)(3), 66001(a)(4), and 66001(b)
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 6
The proposed TIF also meets newer statutory requirements brought about by Assembly Bill 602,
including preparation of a nexus study and calculation of fees for residential developments
proportionate to square footage. The following additional findings are made:
a) The existing level of service is the historical level of investment made per unit of
development to fund the Town’s multimodal transportation network. This level of
investment will not be exceeded by the proposed fee.
b) The purpose of the fee to expand the Town-wide multimodal transportation network to
accommodate increased demand from new development.
c) The funds collected by the proposed fee will be used to deliver the projects described under
“Transportation Improvements”.
d) The reasonable relationship between the fee’s use and the type of development project is
derived from the relative levels of transportation demand associated with each land use
category.
e) The need for public facilities to be funded by the proposed fee has been documented by the
adopted planning documents that serve as the source for the transportation improvements
list.
EXISTING AND FORECASTED LAND USE
The proposed fee program is based on the demand for transportation infrastructure associated with
new development. This section documents the additional transportation demand from new
development in terms of “dwelling unit equivalents” (DUEs), a measure of transportation demand
across both residential and nonresidential land use categories that is based on key travel
characteristics.
Table 1 summarizes the existing and forecasted growth by type of land use. The forecasted growth
is consistent with that assumed for the Town’s most recent General Plan and Housing Element.
TRANSPORTATION DEMAND FACTORS
Scaling factors based on relative levels of transportation demand are applied to the different types
of land use to create a common land use unit. These common units or Dwelling Unit Equivalents
(DUEs) are equivalent to the transportation demand generated by one single family residential
unit. Once basic fee levels are calculated, the DUE rates are used to appropriately scale the fee
across different land use categories.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 7
TABLE 1: EXISTING AND FORECASTED DEVELOPMENT
a Residential based on CA Dept. of Finance. Nonresidential based on job estimate in General Plan Background Report multiplied by employment density factors derived from trip generation data published by the Institute for Transportation Engineers (471, 307, and 637 sq. ft. per job for retail/commercial, office, and industrial, respectively). Office land use includes institutional uses.
b Nonresidential includes intensification of development on existing developed parcels and deducts loss of 19,860 square feet of existing nonresidential development (assumed to be retail/commercial) due to redevelopment.
c Existing (2021) based on detached and attached single family. Growth (2022-2040) based on low and medium density
residential land use categories.
d Existing (2021) includes all multi-family dwellings plus mobile homes. Growth (2022-2040) includes high density residential land use and units in mixed use and nonresidential land uses.
e Accessory Dwelling Units (ADUs) of less than 750 square feet are exempt from impact fees. The number of ADUs that
would be subject to the fee is estimated based on 500 ADUs, per the Housing Element, and analysis of permit data from the last 5 years showing that about 44% of ADUs have been 750 square feet or larger.
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the
State — January 1, 2021-2022. Sacramento, California, May 2022; Institute for Transportation Engineers (ITE), Trip
Generation Handbook, 11th Edition, Sept. 2021; Town of Los Gatos 2040 General Plan Background Report, March 2019, Table 2.3-14, p. 2-34; Town of Los Gatos 2040 General Plan, June 2022, Table 3-1, p. 3-4; Town of Los Gatos, Resi and ADU SF Final.xlsx (September 2023).
LAND USE EXISTING (2021) a GROWTH (2022-2040) b TOTAL 2040
RESIDENTIAL (DWELLING UNITS)
SINGLE FAMILY c 10,100 113 10,213
MULTI-FAMILY d 3,792 2,072 5,864
TOTAL 13,892 2,185 16,077
ADD ESTIMATED ACCESSORY DWELLING UNITS (ADUs) 750 SF OR LARGER
SINGLE-FAMILY UNITS 113
NON-EXEMPT ADUs e 220
SINGLE-FAMILY FEE-
PAYING UNITS
333
NONRESIDENTIAL (BUILDING SQUARE FEET)
RETAIL/COMMERCIAL 2,633,475 367,860 3,001,335
OFFICE 3,987,091 146,548 4,133,639
INDUSTRIAL 1,061,766 157,440 1,219,206
TOTAL 7,682,332 671,848 8,354,180
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 8
TABLE 2: DWELLING UNIT EQUIVALENT (DUE) RATES
LAND USE ITE LAND USE (CODE) AVG. WEEKDAY
TRIP RATE
PERCENT NEW
TRIPS A
TRIP LENGTH
FACTOR B
DEMAND FACTOR B DWELLING UNIT
EQUIVALENT
SINGLE-FAMILY
(PER DWELLING
UNIT)
Single Family
Homes (210)
9.43 100 7.9 74.50 1.00
MULTI-FAMILY
(PER DWELLING
UNIT)
Multifamily
Mid-rise (221)
6.74 100 7.9 53.25 0.71
RETAIL (PER 1,000
SQUARE FEET)
Shopping
Center (820)
37.01 78 3.6 103.92 1.40
OFFICE (PER 1,000
SQUARE FEET) General Office
(710)
10.84 96 8.8 91.58 1.23
INDUSTRIAL (PER
1,000 SQUARE
FEET)
General Light
Industrial
(110)
4.87 98 9.0 42.95 0.58
a Includes diverted trips.
b Trip length and VMT factors provide a relative measure of transportation demand among land uses, and a reasonable
method for allocating improvement costs across land use categories to calculate the impact fee. Based on factors commonly used in planning studies. Absolute values for Los Gatos may differ.
Sources: Institute for Transportation Engineers (ITE), Trip Generation, 11th Edition; San Diego Association of Governments
(SANDAG), Brief Guide of Vehicular Trip Generation Rates, April 2002.
The DUE rates and travel demand factors are calculated using the daily trip rates from the 11th
Edition of the Trip Generation Manual, published by the Institute of Transportation Engineers (ITE).
The details of this calculation are shown in Table 2. The DUE rates are applied to the quantities of
land use growth shown in Table 1 to arrive at growth in DUEs as shown in Table 3.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 9
TABLE 3: TRANSPORTATION DEMAND BY DWELLING UNIT EQUIVALENTS (DUEs)
Sources: Table 1 and Table 2.
LAND USE EXISTING DUEs (2021) GROWTH DUEs (2023-2040) TOTAL DUEs (2040)
RESIDENTIAL
SINGLE FAMILY 10,100 333 10,433
MULTI-FAMILY 2,710 1,481 4,191
SUBTOTAL 12,810 1,814 14,624
NONRESIDENTIAL
RETAIL/COMMERCIAL 3,674 513 4,187
OFFICE 4,901 180 5,081
INDUSTRIAL 612 91 703
SUBTOTAL 9,187 784 9,971
TOTAL 21,997 2,598 24,595
SHARE 90% 10% 100%
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 10
TRANSPORTATION IMPROVEMENTS
This section summarizes the projects needed to expand the transportation network to
accommodate growth. A detailed list of projects may be found in the Appendix, Section 1.
Table 4 summarizes the improvements identified to expand the Town-wide circulation network to
maintain the Town’s historical level of investment. Note that project cost estimates have been
escalated where appropriate and historical levels of supplemental funding have been assumed to
derive the costs allocated to the fee calculations. There are seven categories of projects in this list:
1. Bicycle and Pedestrian Plan Priority Projects: These projects are selected from the Bicycle
and Pedestrian Master Plan of the Town of Los Gatos (Connect Los Gatos, 2020).
2. Complete Streets projects carried over from the existing traffic impact fee project list. The
funding of these projects continues to be a high priority for the Town and including these
projects ensures that the impact fees previously collected will be used to deliver projects
from the previously planned list.
3. Lighting and Signage projects will be drawn from needs identified in the Town’s Downtown
Parking Roadmap. The costs are based on delivery of about $50,000 per year in
improvements.
4. Bicyclist and Pedestrian Safety Projects identified in Connect Los Gatos.
5. New bicycle and pedestrian facilities identified in Connect Los Gatos.
6. Safety and Capacity Improvements are largely associated with the Town’s estimated local
match contribution to the State Route 17 (SR-17) Corridor Congestion Relief Project –
Among other objectives, this project will reduce cut-through traffic through the Town of Los
Gatos and features improvements to the ramp intersections as well as the freeway mainline.
While funding for final design and construction has not been finalized, it is expected to
include a combination of Measure B, local funds, and other funds. Also included in this
category is the Shannon Road widening and safety improvements project.
7. Upgrades to the Town’s traffic signal system – This category of projects includes signal
upgrades including but not limited to; signal synchronization; signal interconnects; signal
head replacements and fiber optic lines. In the past, the Town has sought and received
state and federal funding for this type of project and an assumption of continued grant
funding has been made for calculating costs allocated to the TIF program.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 11
TABLE 4: TRANSPORTATION IMPROVEMENT PROJECTS
CATEGORY UNFUNDED CAPITAL COSTS
($2022)
BPMP PRIORITY PROJECTS $13,201,857
COMPLETE STREETS (CARRYOVER) $3,522,227
LIGHTING AND SIGNAGE $400,000
OTHER BPMP PROJECTS - BICYCLIST AND PEDESTRIAN SAFETY $1,000,000
OTHER BPMP PROJECTS - NEW FACILITIES $2,600,000
SAFETY AND CAPACITY IMPROVEMENTS $13,382,000
TRAFFIC SIGNAL IMPROVEMENTS $8,000,000
SUBTOTAL $42,106,083
CURRENT TIF FUND BALANCE a $405,570
ALLOCATED COST FOR FEE CALCULATION $41,700,514
a Fund balance as of November 1, 2023.
Source: Connect Los Gatos, Town of Los Gatos
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 12
TOWN-WIDE MULTIMODAL TRANSPORTATION INFRASTRUCTURE
This section presents the Town’s standard for multimodal transportation infrastructure based on
the existing level of investment in that infrastructure. This standard is used to calculate the
Transportation Impact Fee (TIF).
INVENTORY OF TOWN WIDE TRANSPORTATION INFRASTRUCTURE
The investment that the Town has made to date in its transportation network depends upon the
multimodal transportation network that connects residential neighborhoods, retail and employment
centers, and other destinations across and outside the Town. Streets and other transportation
infrastructure that only provide access to individual residential properties and do not provide
connectivity between neighborhoods are excluded from this inventory.
The Town-wide multimodal transportation infrastructure was quantified using street centerline
Geographic Information System (GIS) data, the map of streets by classification published in the
Town’s General Plan 2040, and online aerial photographs. The transportation network is defined as
arterials and collectors that provide connectivity among different neighborhoods in Los Gatos and
to regional destinations. This network includes the entire roadway curb-to-curb (vehicle travel
lanes, bicycle lanes, and on street parking), as well as adjacent sidewalks, medians, traffic signals,
and off-street paths. As mentioned above, the network excludes local streets used primarily for
access to individual properties within specific neighborhoods.
Figure 1 shows a map of the Town’s existing citywide transportation network that is eligible for
improvement or expansion projects funded by the proposed Transportation Impact Fee. Note that
in addition to the collector streets shown in the map, there are some additional facilities that
provide access to school sites2. These facilities function as collectors, although not formally
classified as such, and would be eligible for TIF funded improvements.
EXISTING LEVEL OF INVESTMENT AND MAXIMUM JUSTIFIABLE FEE FOR THE
TRANSPORTATION IMPACT FEE
Total unit costs for transportation infrastructure are provided in Table 5. Additional details on the
unit costs may be found in the Appendix, Section 2. Quantities for each component of the inventory
and estimated historical level of investment per DUE are summarized in Table 6.
2 These facilities include Fischer Avenue and Roberts Road.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 13
TABLE 5: TRANSPORTATION INFRASTRUCTURE UNIT COSTS (2022 $)
a) Construction costs include temporary traffic control where applicable.
b) Percent of total before contingency. Includes 20% for project design, 15% for construction engineering, and 5% for
project management.
c) Construction Cost*(1+Design Management%) * (1+ Contingency%).
d) Cost of street lighting, water pollution prevention, street furniture and drainage not included in unit cost
Source: DKS Associates
INFRASTRUCTURE TYPE UNIT CONSTRUCTION COST a DESIGN & MANAGEMENT
COST b
CONTINGENCY TOTAL UNIT COST c
ROADWAY Square Foot $56 40% 20% $94
SIDEWALK Square Foot $38 40% 20% $64
CURB & GUTTER Linear Foot $127 40% 20% $214
MEDIAN Square Foot $50 40% 20% $85
BICYCLE PATH Square Foot $38 40% 20% $65
BICYCLE LANE Linear Foot $8 40% 20% $14
TRAFFIC SIGNAL Intersection $654,000 40% 20% $1,098,720
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 14
FIGURE 1: MAP OF TOWN-WIDE INFRASTRUCTURE
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 15
TABLE 6: EXISTING FACILITY STANDARD & LEVEL OF INVESTMENT
Note: All dollars in 2022 $.
Source: Table 10.
TRANSPORTATION IMPROVEMENTS AND COST PER DUE
The required projects identified to maintain the existing level of investment to accommodate future
growth are summarized in Table 4. A detailed listing of transportation improvements or projects is
provided in the Appendix, Section 1. Dividing the cost of the transportation improvements by the
expected growth in DUEs results in the cost per DUE or recommended fee level as shown in
Table 7.
INFRA-
STRUCTURE TYPE INVENTORY
EXISTING DWELLING
UNITS EQUIVALENTS DUE
EXISTING FACILITIES
STANDARD UNITS PER DUE
REPLACE- MENT
COSTS PER UNIT
EXISTING LEVEL OF
INVESTMENT ($ PER DUE)
ROADWAY 11,208,202 square feet 21,997 509.5 $94 $47,936
SIDEWALK 1,481,236 square feet 21,997 67.3 $64 $4,299
CURB &
GUTTER
311,245 linear feet 21,997 14.1 $214 $3,024
MEDIAN 88,386 square feet 21,997 4.0 $85 $340
BICYCLE
PATH 244,859 square feet 21,997 11.1 $65 $718
BICYCLE
LANE
65,719 linear feet 21,997 3.0 $14 $42
TRAFFIC
SIGNAL
31 intersections 21,997 0.001 $1,098,720 $1,548
Total $57,907
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 16
TABLE 7: TRANSPORTATION IMPROVEMENT COST PER DWELLING UNIT EQUIVALENT
ALLOCATED TRANSPORTATION IMPROVEMENT
COSTS
$41,700,514
GROWTH (2022-2040) IN DWELLING UNIT
EQUIVALENTS (DUES)
2,598
COST PER DUE (TRANSPORTATION
IMPROVEMENT FEE PER DUE)
$16,051
Sources: Table 5 and Table 3.
FEE SCHEDULE
This section summarizes the Town’s planned transportation improvements along with associated
costs to demonstrate a reasonable relationship between new development and the use of fee
revenues to accommodate that development.
The Town may adopt any fee level below the maximum justified fees, taking into account economic
development policy, other policy considerations, and fee levels charged by comparable jurisdictions
(see Table 11). The Town may also adopt fees with varying levels of discount by land use category
based on reasonable policy considerations, such as more deeply discounting industrial fees to
encourage industrial development as part of an economic development policy.
The allocated cost of the transportation capital improvements list totals $41,700,514. The full list of
projects and estimated costs is provided in the Appendix, Section 1.
The estimated cost to build out the capital improvement program is summarized in Table 4. Only
capital projects eligible for funding through the TIF program are listed. The estimated costs account
for known funding from other sources, such as the countywide Measure B program. The included
projects would improve, enhance, and/or expand the Town’s existing transportation system.
The basic fees per DUE described in the preceding sections are scaled according to relative
transportation demand rates to arrive at fee schedules by type of land use. The factors scaling the
fee by transportation demand (DUE rates) have been calculated using daily trip generation rates,
as explained under the section titled, “Transportation Demand Factors”.
RECOMMENDED FEE SCHEDULE
The recommended fee schedule shown in Table 8 is the cost per DUE to deliver the planned
Transportation Improvement projects and is below the maximum justifiable fee (historical level of
investment).
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 17
TABLE 8: RECOMMENDED FEE SCHEDULE
LAND USE
IMPROVEMENT
COST PER
DWELLING UNIT
EQUIVALENT
DWELLING UNIT
EQUIVALENT PER
UNIT
FEE UNIT
SINGLE-FAMILY
RESIDENTIAL
$16,051 1.00 $16,051 per dwelling unit
MULTI-FAMILY
RESIDENTIAL
$16,051 0.71 $11,472 per dwelling unit
RETAIL $16,051 1.40 $22,391 per 1,000 square
feet
OFFICE $16,051 1.23 $19,731 per 1,000 square
feet
INDUSTRIAL $16,051 0.58 $9,255 per 1,000 square
feet
Sources: Table 3 and Table 7
RESIDENTIAL FEES PER SQUARE FOOT
Per AB 602, residential fees adopted after July 1, 2022, must be charged proportionally to the size
of the dwelling unit. Fees per DUE are divided by the average size of single family and multifamily
units to arrive at a fee per residential square foot. The average size of single family and multi
family dwelling units is derived from the five years of building permit data in Los Gatos. Note that
the square footage is based on the physical coverage of the living quarters of the residential unit
(i.e., does not reflect yard, garage, or other areas of the property). The resulting residential fees
per square foot are summarized in Table 9.
TABLE 9: CALCULATION OF RESIDENTIAL FEES PER SQUARE FOOT
a Includes ADUs of 750 or more square feet.
Source: Town of Los Gatos.
TOTAL TIF
PROGRAM FEES
AVERAGE SIZE
(SQUARE FEET)
TIF PROGRAM FEES
PER SQUARE FOOT
SINGLE FAMILY DWELLING
UNITS a
$16,051 2,632 $6.10
MULTI FAMILY DWELLING
UNITS
$11,472 1,649 $6.96
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 18
FEES FOR SPECIALIZED LAND USES
Fees for development projects that do not correspond to one of the given generic land use
categories may be determined by multiplying the fee per single family dwelling unit by the
appropriate DUE rate and the quantity of specialized land use. The DUE rate is calculated with the
applicable average weekday trip generation rate using the following formula:
DUE Rate = Average weekday trips per unit of specialized land use/ Average weekday trips
per single family dwelling unit /
The transportation impact fees are given by:
Fee per single family dwelling unit * DUE rate * specialized land use quantity
Example: Fees for self-storage project
Average daily trip generation rates:
Single family dwelling unit = 9.43 trips per dwelling unit (DUE)
Mini warehouse or self-storage = 1.45 trips per thousand square feet (KSF)
DUE Rate = 1.45/9.43 = 0.15 DUE/KSF
Fee per KSF of mini warehouse = 0.15 DUE/KSF*$16,282/DUE = $2,407 per KSF
COMPARABLE FEE RATES
When adopting a fee level, one consideration is the level of fees charged by nearby jurisdictions as
well as the current transportation impact fees being collected in Los Gatos. Table 10 shows the fees
charged by several South Bay jurisdictions as well as the current fee level for Los Gatos.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 19
TABLE 10: TRANSPORTATION IMPACT FEES IN COMPARABLE JURISDICTIONS
a Based on $1,015 per daily trip.
Sources: Menlo Park: Development guidelines City of Menlo Park, rates updated June 2022. San Mateo: San Mateo 2022-2023 Fee Schedule. San Carlos: City of San Carlos Development Impact Fees 2022-2023 rates (cost is assessed as $7.316*PM peak hour trips). Los Altos: City of Los Altos Proposed 2022-2023 Fees. Redwood City: Redwood City Development Fee
Schedule (downtown area discounted fees not shown). Palo Alto: FY22 Impact Fee Information Sheet, $8,572.00 per net new PM peak hour trip, Charleston/Arastradero special zone discounted fees not shown. East Palo Alto: East Palo Alto Master Fee Schedule 2022, pm peak hour vehicle trip rate of $7,868.71 per trip, with internal trips percentage considered.
Mountain View: Mountain View Development Fee Schedule 2022-2023, other low-trip-generating uses are charged at $3,100.00/am and pm peak-hour trip. Cupertino: City of Cupertino Engineering Fee Schedule 2022. Gilroy: City of Gilroy 2022 Impact Fees. Morgan Hill: City of Morgan Hill Fee Schedule, 2021. Santa Clara: Santa Clara Master Fee Schedule (rates shown apply for projects entitled after Oct 22, 2018). Implementation Policy and Revenue Projections
JURISDICTION
(UPDATE YEAR)
SINGLE FAMILY
RESIDENTIAL PER DU
MULTIFAMILY RESIDENTIAL
PER DU
OFFICE
(PER KSF)
RETAIL
(PER KSF)
HOTEL
(PER ROOM)
MENLO PARK $18,845 $6,352 $21,880 $12,760 $11,422
SAN MATEO $6,868 $3,468 $8,367 $27,735 $4,368
SAN CARLOS $7,243 $4,097 $8,413 $27,874 $4,390
LOS ALTOS $6,774 $4,159 $9,994 $12,409
REDWOOD CITY $1,617 $992 $2,380 $940 $945
PALO ALTO Citywide: $9,266 per net new PM peak hour trip
Charleston/Arastradero district: $460/KSF commercial or $1,599 per DUE
EAST PALO ALTO $2,870 $2,025 $8,360 8,360
MOUNTAIN VIEW $5,364 $3,004 $5,720 5,720 $3,317
CUPERTINO $6,797 $4,215 $19,150 10,940 $3,278
GILROY “Low-Density”
$13,012
“High-Density”
$10,548
Low Traffic Commercial: 14,397
High Traffic Commercial:
$29,082
MORGAN HILL $3,585
>1,200SF:
$2222
<1,200: $1399
All remaining uses charged using $3,585/peak
hour trip
CITY OF SANTA CLARA $1,391 $618 $1,610
Retail
elements
>50KSF:
$5,350
$843
CURRENT LOS
GATOS FEES a $9,571 $6,841 $1,015 per daily trip
PROPOSED LOS GATOS FEES
$16,051 $11,472 $19,731 $22,391
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 20
PROJECTS SUBJECT TO THE FEE PROGRAM
The Town’s Transportation Impact Policy provides for the following:
1. Projects that are determined by the Town to generate one or more new net Average Daily
Trips (ADT) are subject to the Policy (and would presumably pay into the TIF program).
2. Accessory Dwelling Units (ADUs) smaller than 750 square feet shall be exempted from the
requirements of Transportation Analysis and the TIF program3.
3. The Town Council may exempt housing developments for extremely low, very-low, low-,
and moderate-income residents (as defined by Town Ordinance, General Plan, or statute)
from all or a portion of the traffic impact mitigation fee upon making a finding that the
development provides a significant community benefit by meeting current needs for
affordable housing. Any such exemptions will reduce the amount of revenue expected to be
collected and require additional supplemental funding sources to fully deliver the project list.
In addition, the Town’s TIF program will be subject to the requirements of California Government
Code Section 66005.1, which requires a discounted fee rate reflecting lower automobile trip
generation rates for qualifying housing developments. To qualify a development must be located
within a half mile of a transit station (as defined in California Government Code Section 65460.1),
include convenience retail uses a half mile of the housing, and limit parking spaces. Although the
Town does not currently have a transit station meeting the statutory requirement, this statute may
become applicable at some point in the future.
REVENUE PROJECTIONS AND USE
The amount of revenue that can be collected under the new TIF program will depend on the fee
levels adopted by the Town as well as the expected growth over the planning horizon. Table 11
shows the estimated revenue to be collected by the updated TIF program assuming adoption of the
recommended Transportation Improvement Fee.
3 Proposed change to current policy which exempts all ADUs.
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 21
TABLE 11: MAXIMUM REVENUE PROJECTION
LAND USE TIF FEES PER UNIT EXPECTED
GROWTH
REVENUE
ESTIMATE
SINGLE FAMILY
RESIDENTIAL
$16,051 per dwelling unit 333 $5,344,918
MULTI-FAMILY
RESIDENTIAL
$11,472 per dwelling unit 2,072 $23,770,305
RETAIL $22,391 per 1,000 square
feet
368 $8,236,767
OFFICE $19,731 per 1,000 square
feet
147 $2,891,486
INDUSTRIAL $9,255 per 1,000 square
feet
157 $1,457,037
Total $41,700,514
Sources: Table 1 and Table 8.
APPENDIX
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 23
CONTENTS
SECTION 1. PROJECT LIST
SECTION 2. UNIT COST DETAIL
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 24
SECTION 1. PROJECT LIST
Town of Los Gatos TIF Project ListIDProject Name Category Source DescriptionFee Program Component Cost Estimate ($2022) Estimated Funding from Other Sources Unfunded Cost Allocated to TIF Calculation1State Route 17 Corridor Congestion Relief Project 1Safety and Capacity ImprovementsSanta Clara VTA Measure B Projects Modify the SR 17/SR 9 interchange’s on- and off-ramps Implement advance transportation technology Install traffic signals control system, traveler information system, and ramp metersTI 110,820,000$ 99,738,000$ 10,482,000$ 2Shannon Rd Widening and Safety Improvements Safety and Capacity ImprovementsTown of Los Gatos Capital Improvement ProgramAdd shoulders and retaining wall between Santa Rosa Drive and Diduca Way.TI 4,371,513$ 1,471,513$ 2,900,000$ 3Union Avenue Widening and Sidewalks Complete Streets (Carryover) Carryover from previous TIF project listAdd sidewalks and bike lanes between Blossom Valley Dr to Lynne AveTI 4,226,672$ 3,170,004$ 1,056,668$ 4Traffic Signal Modernization Program Traffic SignalTown of Los Gatos Capital Improvement ProgramSmart Signals Project will modernize and upgrade the Town’s traffic signals/communications equipment to provide real‐time data for the advanced traffic management and adaptive traffic control systemsTI 20,452,114$ 12,452,114$ 8,000,000$ 5Highway 17 Bicycle & Pedestrian Overcrossing BPMP Priority Projects Bicycle and Pedestrian Master Plan Overcrossing of SR‐17 south of Blossom Hill RoadVMT 25,288,625$ 18,966,469$ 6,322,156$ 6Kennedy Sidewalk & Bike Lanes BPMP Priority Projects Kennedy RoadAdd sidewalks and Class II bicycle lanes from Los Gatos Bld to Englewood AveVMT 1,402,065$ 138,740$ $1,263,3257Sidewalk Gap Filling Projects Other BPMP Projects ‐ New Facilities Bicycle and Pedestrian Master PlanFill gaps in sidewalks, multiple locations on Town‐wide circulation networkVMT 600,000$ 600,000$ 8New and Expanded Bicycle and Pedestrian Facilities (Non Priority Projects) Other BPMP Projects ‐ New Facilities Bicycle and Pedestrian Master Plan Construct new bicycle lanes, cycle tracks and multiuse pathsVMT 2,000,000$ 2,000,000$ 9Los Gatos Almaden Road Complete Streets Improvements Complete Streets (Carryover) Carryover from previous TIF project listFill gaps in sidewalks between Peach Blossom Lane and Camino del CerroTI 4,226,672$ 3,170,004$ 1,056,668$ 10Los Gatos Boulevard Multimodal Widening Complete Streets (Carryover) Carryover from previous TIF project listAdd sidewalks and bicycle lanes between Samaritan Drive and Camino Del SolTI 5,635,562$ 4,226,672$ 1,408,891$ 11Parking Program Implementation Lighting and Signage Downtown Parking Roadmap Add lighting, signage, and other project elementsTI 400,000$ 400,000$ 12Bicyle and Pedestrian Improvements Program ‐Safety ImprovementsOther BPMP Projects ‐ Bicyclist and Pedestrian SafetyBicycle and Pedestrian Master Plan; Local Road Safety PlanHigh visibility crosswalks, midblock crossings, pedestrian beacons, and other project elements on Town‐wide circulation networkTI 1,000,000$ 1,000,000$ 13Priority Projects from Bicycle and Pedestrian Master Plan BPMP Priority Projects Bicycle and Pedestrian Master PlanWork towards implement priority projects from BPMP as feasibleVMT 11,232,751$ 5,616,375$ 5,616,375$ Notes:Total: 42,106,083$ 1) Unfunded cost for this project reduced by 2023 transfer of traffic impact fee funding to project account.11/14/2023
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 25
FIGURE 2: TIF PROJECTS
TOWN OF LOS GATOS TRANSPORTATION IMPACT FEE • NEXUS STUDY • NOVEMBER 2023 26
SECTION 2. UNIT COST DETAIL
# Infrastructure Type Unit Total Unit
Cost1 Total Quantity Total Cost
1 Roadway Square Foot 94$ 11,208,202 1,054,467,624$
2 Sidewalk Square Foot 64$ 1,481,236 94,562,121$
3 Curb & Gutter Linear Foot 214$ 311,245 66,511,907$
4 Median Square Foot 85$ 88,386 7,483,786$
5 Bicycle Path Square Foot 65$ 244,859 15,796,361$
6 Bicycle Lane* Linear Foot 14$ 65,719 927,422$
7 Traffic Signal** Intersection 1,098,720$ 31 34,060,320$
Sum 1,273,809,540$
1 See Unit Cost Table for detailed information
Town of Los Gatos Impact Fee
Transportation Infrastructure Costs (2022)
P:\P\22\22046‐000 Los Gatos TIF Update\05 Analysis\03 Inventory\Los Gatos Transportation Impact Fee Unit Costs 11‐21‐2022
# Infrastructure Type Unit
Construction
Cost ($)
Design &
Management
Cost1
Contingency Total Unit
Cost2
1 Roadway3 Square Foot 56$ 40% 20% 94$
2 Sidewalk Square Foot 38$ 40% 20% 64$
3 Curb & Gutter Linear Foot 127$ 40% 20% 214$
4 Median Square Foot 50$ 40% 20% 85$
5 Bicycle Path Square Foot 38$ 40% 20% 65$
6 Bicycle Lane Linear Foot 8$ 40% 20% 14$
7 Traffic Signal Intersection 654,000$ 40% 20% 1,098,720$
1
2 Construction Cost*(1+Design Management%)*(1+ Contingency%)
3 Cost of street lighting, water pollution prevention, street furniture and drainage not included in unit cost
Transportation Infrastructure Unit Costs (2022)
Town of Los Gatos Impact Fee
Percent of total before contingency. Includes 20% for project design, 15% for construction engineering, and 5% for
project management
Appendix, Section 2 ‐ 2
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Roadway
Date of Estimate:Jul. 9, 2022 Revision No.Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Clearing and Grubbing 1.00 SF $3.48 3.48$
2 Remove Existing Pavement (Obliteration)1.00 SF $6.50 6.50$
3Roadway Excavation (2' depth)0.07 CY $190.00 14.07$
4 Finish Grading within Right of Way 1.00 SF $0.38 0.38$
5 Class 2 Aggregate Base (18") 0.06 CY $196.00 11.76$
6
Asphalt Concrete (6")(Type A, assume 150
lbs/CF)0.04 Ton $280.00 10.50$ 7 Temporary Traffic Control 1.00 LS $4.70 4.70$ 8 Mobilization 1 LS 4.70$ 4.70$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 47.00$
Total Contract Items 56.00$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 3
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Sidewalk
Date of Estimate:Jul. 9, 2022 Revision No.
Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Clearing and Grubbing 1.00 SF $0.63 0.63$
2 Finish Grading within Right of Way 1.00 SF $0.38 0.38$ 3 Concrete Sidewalk 1.00 SF $28.63 28.63$ 5 Curb Ramp 0.0002 EA $5,000.00 1.00$ 6 Temporary Traffic Control 1 LS 3.10$ 3.10$ 7 Mobilization 1 LS 3.10$ 3.10$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 31
Total Contract Items 38$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 4
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Curb and Gutter
Date of Estimate:Jul. 9, 2022 Revision No.
Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Curb and Gutter 1 LF $106.40 106$
2 Sawcut Gutter 1 LF -$ 3Temporary Traffic Control 1 LS $10.60 11$ 4 Mobilization 1 LS $10.60 11$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 106$
Total Contract Items 127$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 5
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Median
Date of Estimate:Jul. 9, 2022 Revision No.
Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Median (Island) Paving 1.00 SF $17.00 17$
2 Class 2 Aggregate Base (6”)1.00 SF $4.00 4$ 3 Curb 0.20 LF $106.40 21$ 4Temporary Traffic Control 1 LS $4.20 4$ 5 Mobilization 1 LS 4.20$ 4$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 42$
Total Contract Items 50$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 6
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Bicycle Path (Shared Use Path)
Date of Estimate:Jul. 9, 2022 Revision No.
Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Clearing and Grubbing 1.00 SF $3.48 3.48$
2 Remove Existing Pavement (Obliteration)1.00 SF $6.50 6.50$ 3Roadway Excavation (1.5')0.06 CY $190.00 11.40$ 3 Finish Grading within Right of Way 1.00 SF $0.38 0.38$ 4 Class 2 Aggregate Base (4") 0.02 CY $196.00 2.94$
5
Hot Mix Asphalt (Type A) (4")(assume 150
lbs./CF)0.03 Ton $280.00 7.00$
6Temporary Traffic Control 1 LS $3.20 3.20$
7 Mobilization 1 LS 3.20$ 3.20$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 32$
Total Contract Items 38$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 7
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrastructure Type:Bicycle Lane (Class II)
Date of Estimate:Jul. 9, 2022 Revision No.
Revision Date
Prepared by:Tommy Cho Revised by
No. Description Quantity Units Unit Cost Total
1 Remove existing striping 1.00 LF $2.30 2.30$
2 Striping 1.00 LF $4.51 4.51$ 3 Signage 0.0008 EA $500.00 0.38$ 4Temporary Traffic Control 1 LS $0.70 0.70$ 5 Mobilization 1 LS 0.70$ 0.70$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL (TO NEAREST 1,000) 7$
Controtal Contract Items 8$
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is a bridge
Appendix, Section 2 ‐ 8
DKS Associates Planning Cost Estimate
1970 Broadway Ste 740, Oakland CA 94612 Project Number
Infrast Traffic Signal for One Intersection
Date oJul. 9, 2022 Revision No.Revision Date
PreparTommy Cho Revised by
No. Description Quantity Units Unit Cost* Total
1 Furnish & Install Cabinet and Controller on New Foundation 1 EA $45,000.00 45,000$
2 Furnish and Install Fiber Switch In Controller Cabinet. 1EA $2,500.00 2,500$
3 Terminate fiber optic cable in cabinet 1EA $2,500.00 2,500$
4 Splice 12 Strand SMFO Cable to trunk cable in vault 1EA $1,000.00 1,000$
5 Furnish & Install Opticom EVP system in signal cabinet 1EA $7,500.00 7,500$
6 Furnish & Install Opticom Card Rack 1 EA $1,000.00 1,000$
7 Furnish & Install Opticom Detector 4 EA $1,200.00 4,800$
8 Furnish & Install VIVDS System, incl. cameras, comms
manager, and SDLC hub (per intersection)1 EA $25,000.00 25,000$
9 Furnish & Install CCTV Camera 1EA $5,000.00 5,000$ 10 Furnish & Install Detector Handhole 4 EA $500.00 2,000$
11 Furnish & Install Detector Loops (6'x6')8EA $2,000.00 16,000$
12 Furnish & Install LED Countdown Pedestrian Signal Head 8EA $800.00 6,400$
13 Furnish & Install Polara Navigator Pedestrian Pushbutton 8EA $1,200.00 9,600$
14 Furnish & Install Polara CCU in Cabinet 1 EA $4,500.00 4,500$
15 Furnish & Install SNS on Mast Arm 4 EA $2,000.00 8,000$
16 Furnish & Install LED Luminaire 4 EA $1,500.00 6,000$
17 Furnish & Install Photoelectric Control Unit (PEU)1EA $500.00 500$
18 Furnish & Install Pull Box #5 4 EA $900.00 3,600$
19 Furnish & Install Pull Box #6 2 EA $1,000.00 2,000$ 20 Furnish & Install Fiber Optic Splice Vault 1 EA $1,250.00 1,250$ 21 Furnish and install 2" conduit with backfill and trenching 100 LF $120.00 12,000$ 22 Furnish and install 3" conduit with backfill and trenching 1000 LF $125.00 125,000$ 23 Furnish and install 4" conduit with backfill and trenching 100 LF $130.00 13,000$
24 Furnish & Install Type 1-B 4' Pole and Foundation 4EA $3,500.00 14,000$
25 Furnish & Install Type 1-B 10' Pole and Foundation 4EA $6,500.00 26,000$
26 Furnish & Install Type 28-5-100 Pole and Foundation 4EA $26,000.00 104,000$
27 Furnish & Install Signal Head Mount Type SV-1-T 4EA $700.00 2,800$
28 Furnish & Install Pedestrian Signal Head Mount SP-2-T 4EA $1,000.00 4,000$
29 Furnish & Install #14 Conductors 7000 LF $1.50 10,500$
30 Furnish & Install #10 Conductors 1500 LF $2.00 3,000$
31 Furnish & Install #8 Conductors 600 LF $2.50 1,500$
32 Furnish & Install #6 Conductors 50 LF $3.00 150$ 33 Furnish & Install #2 Conductors 1000 LF $4.00 4,000$ 34 Furnish & Install Detector Lead-in Cables 250 LF $3.00 750$ 35 Furnish & Install EVP Cable (Opticom Model 138)500 LF $3.00 1,500$
36 Furnish & Install CCTV Cable (CAT6)100 LF $3.00 300$
37 Furnish & Install VIVDS Cable (3-wire)500 LF $3.00 1,500$
38 Furnish & Install 12-strand Fiber Optic Cable 300 LF $5.00 1,500$
39 Furnish & Install Trace Cable (#10)300 LF $2.00 600$
40 Temporary Traffic Control 1 LS $54,500.00 54,500$
41 Mobilization 1 LS 54,500.00$ 54,500$
*2020 unit costs
545,000$
Total Contract Items 654,000$
CONTRACT ITEMS LESS MOBILIZATION AND TEMP TRAFFIC CONTROL, ESC TO 2022 AT 3% (TO
NEAREST 1,000)
Click here if this project is a surface treatment or overlay project.
Click here if the project schedule for this project is to be 50 days or more; also click here if this is
Appendix, Section 2 ‐ 9
ATTACHMENT 2
TOWN OF LOS GATOS
RESOLUTION NO. ____ (2024)
UPDATING THE TRANSPORTATION IMPACT FEE AND AMENDING THE 2023-2024 MASTER FEE
SCHEDULE TO INCLUDE THE UPDATED FEE
WHEREAS, the Town has adopted a traffic impact fee which is used to make traffic
improvements in the Town;
WHEREAS, the Town wishes to rename the traffic impact fee as the “transporta�on impact
fee” since it will be used to make transporta�on improvements, which include pedestrian and bicycle
improvements;
WHEREAS, the amount of the Town’s transporta�on impact fee is established by resolu�on at
the Town Council;
WHEREAS, the Town’s transporta�on impact fee is used to make transporta�on improvements
within the Town;
WHEREAS, the state Mi�ga�on Fee Act imposes requirements on local jurisdic�ons prior to
implemen�ng increases to development impact fees; and
WHEREAS, DKS Associates on behalf of the Town has prepared the Transporta�on Impact Fee
Update Nexus Study dated November 2023 (the “Nexus Study”);
WHEREAS, the Town has prepared a Capital Improvement Plan describing the improvements to be
funded with the Transporta�on Impact Fee, which is included in the Nexus Study;
WHEREAS, the Nexus Study describes the projects on which transporta�on impact fees are to be
imposed, the reasonable rela�onship between the impact fees and the various types of new
development, the need for new public facili�es and improvements to serve the new development, sets
forth a methodology for determining the rela�onship between new development and the needed public
facili�es and the es�mated cost of those improvements, and otherwise sa�sfies the requirements of the
state Mi�ga�on Fee Act;
WHEREAS, the Town has complied with the no�ce and hearing requirements of state law in that
the Town Council met on November 21, 2023, to schedule a no�ced public hearing for January 16, 2024,
and the Town mailed no�ce to any interested party who had filed a writen request with the Town Clerk
for mailed no�ce of a mee�ng on new or increased fees;
WHEREAS, the Town Council held a public hearing on January 16, 2024;
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS, CALIFORNIA, HEREBY
FINDS AND RESOLVES that:
ATTACHMENT 2
1. Mi�ga�on Fee Act (codified at CA Government Code Sec�ons 66000-66025) Findings. The
Town Council finds that:
a. The purpose of the fee is to fund transporta�on improvements described in the Town’s
Capital Improvement Plan.
b. The fee is used to fund transporta�on improvements such as roadways, pedestrian
facili�es, bicycle lanes, and traffic signal improvements as described in the Town’s
Capital Improvement Plan.
c. There is a reasonable rela�onship between the fee’s use and new development,
because the fee will be used to make improvements to the City’s transporta�on
infrastructure to serve new development and the fee is imposed on all new
development requiring a planning applica�on.
d. There is a reasonable rela�onship between the need for transporta�on improvements
and new development, because the fee is calculated based upon the addi�onal
transporta�on needs expected to be generated by each land use.
2. Adop�on of the Transporta�on Impact Fee. The Town Council hereby approves and adopts the
development impact fees for transporta�on improvements in accordance with the schedule
set forth in Exhibit A to this Resolu�on.
3. Methodology for Calcula�on, Adjustment, and Collec�on of Transporta�on Impact Fees. The
transporta�on impact fees shall be calculated, adjusted, and collected in accordance with the
Town ordinances and Nexus Study. The amount of the transporta�on impact fees shall be
automa�cally adjusted annually for infla�on on July 1st of each year by the percentage change
in the Consumer Price Index (Bureau of Labor Sta�s�cs, US Department of Labor for the San
Francisco / Oakland / San José Metropolitan Sta�s�cal Area (or any successor index) The
calcula�on for that annual adjustment shall be made using the month of April over the month
of April in the previous year.
4. Severability. If any sec�on subsec�on, subdivision, paragraph, sentence, clause, or phrase of
this Resolu�on or any part hereof is for any reason held to be invalid or uncons�tu�onal, such
decision shall not affect the validity of the remaining por�on of this Resolu�on or any part
thereof. The Town Council hereby declares that it would have passed each sec�on, subsec�on,
subdivision, paragraph, sentence, clause or phrase hereof, irrespec�ve of the fact that any one
ore more sec�on, subsec�on, subdivision, paragraph, sentence, clause, or phrase be declared
invalid or uncons�tu�onal.
5. CEQA. Pursuant to sec�on 15378(b)(4) of the California Environmental Quality Control Act
(CEQA) Guidelines, the adop�on of the resolu�on to approve the fee is not a project
subject to CEQA in that it is a government fiscal ac�vity which does not involve any
commitment to any specific project which may result in a significant impact on the
environment.
6. Effec�ve Date. This Resolu�on will become effec�ve 60 days a�er its adop�on.
RESOLUTION NO. ____ (2024) adopted by the Town Council of the Town of Los Gatos, California at a
regular mee�ng held on January 16, 2024, by the following vote of the Town Council:
Exhibit A
EXHIBIT A
Transportation Impact Fee, Adopted January 16, 2024
Land Use Classification Proposed Fee
Single Family Residential (per square foot)2 $6.10
Multi-Family Residential (per square foot)3 $6.96
Retail (per 1,000 square feet) $22,391
Office (per 1,000 square feet) $19,731
Industrial (per 1,000 square feet) $9,255
Notes:
1. Taken from Nexus Study by DKS Associates.
2. Single family fee is $16,051 per dwelling unit; converted to square foot basis using an average single family
residential size of 2,632 square feet.
3. Multi-family fee is $11,472 per dwelling unit converted to square foot basis using an average multi- family
residential size of 1,649 square feet.
This Page Intentionally Left Blank
1 of 6
Ordinance January 16, 2024
ATTACHMENT 3
DRAFT ORDINANCE AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AMENDING
TOWN CODE CHAPTER 15, ARTICLE VII, ‘TRAFFIC IMPACT MITIGATION FEES’
WHEREAS, the Town’s traffic impact mitigation fees are codified at Town Code Sections
15.70.010 and following;
WHEREAS, an update to these Sections is proposed in order to update the Town’s
transportation impact fee program;
WHEREAS, in accordance with Assembly Bill 602, revisions to the fee program are
required to, among other things, scale the fee based on the square footage of proposed projects
and adopt a nexus study and update it every eight years;
NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Los Gatos as
follows:
SECTION I. Chapter 15, Article VII, “Traffic Impact Mitigation Fees,” of the Town Code is
amended to read as follows:
TRANSPORTATION IMPACT FEES
Sec. 15.70.010. Short title.
This article shall be known as the "Town of Los Gatos Transportation Impact Fee
Ordinance" and may be so cited.
(Ord. No. 1828, § I(37.01.010), 7-2-90)
Sec. 15.70.015. Purpose.
(a) The Town Council finds that all new development and expansion of uses contribute to
cumulative transportation impacts. These impacts are difficult to measure and mitigate on
a project-by-project basis, yet are cumulatively measurable and mitigable. Failure to
expand the capacity and/or reduce the demand of the existing circulation system will
cause unacceptable levels of service and congestion on streets and intersections, traffic
accidents, air pollution, noise, and restrictions on access for emergency vehicles.
(b) The Town Council finds that the purpose of the transportation impact fee is to assure that
each new development or expansion of use pays its fair share of the transportation
improvements needed to accommodate the cumulative traffic impacts.
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Ordinance January 16, 2024
ATTACHMENT 3
(c) The Town Council declares the transportation improvement area shall be the Town limits
to finance transportation improvements where such improvements have been identified
by the Town's capital improvement plan.
(d) The Town Council has determined that transportation impact fees are necessary in order
to finance transportation and traffic improvements within the transportation
improvement area.
(e) These fees are in addition to project specific required capacity improvements and trip-
reduction measures.
(Ord. No. 1828, § I(37.01.015), 7-2-90; Ord. No. 2284, § 1, 6-18-19 )
Sec. 15.70.020. Scope.
This article establishes cumulative transportation impact fees on new developments and
expansion of uses authorized through the approval of minor land divisions, major subdivisions,
building permits, and all zoning approvals in the Town. This article further provides for the
establishment of trust funds to receive the revenues collected by the Town, and authorizes the
Council to establish the inventory of capital improvement facilities for which funds may be
expended and the amount of fees to be assessed, subject to periodic review.
(Ord. No. 1828, § I(37.01.020), 7-2-90)
Sec. 15.70.025. Definitions.
The following words, terms and phrases, when used in this article, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning:
Building permit shall mean the permit issued or required by the Town for the construction
of any structure pursuant to and as defined by the building code.
Development shall mean residential or nonresidential improvements on a site.
Existing development shall mean any already existing habitable residential or
nonresidential building or projects which rebuild or remodel the existing development without
increasing the trips generated. No fee shall be charged for existing development.
Expansion of use, to determine traffic increases, shall include any increase in the number
of living units, gross floor area in a nonresidential development and/or any intensification of
use which increases trips generated.
Future growth shall mean the level of future development anticipated in the Town
consistent with the general plan and any applicable specific plan and shall be expressed as the
difference between the existing and potential land use within the Town. Both the existing and
potential land use data shall be used to estimate the number of trips arriving and/or leaving
from various planning areas within the Town through the use of a trip generation rate.
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Ordinance January 16, 2024
ATTACHMENT 3
Project Generated VMT shall mean the VMT generated by the development.
Site shall mean a plot of ground consisting of one (1) or more lots or parcels on which a
common improvement is proposed or exists.
Transportation improvements shall mean those improvements and related actions
necessary to implement the circulation element of the Town's General Plan, any applicable
specific plan, and the Town’s capital improvement plan and shall include and not be limited to:
paving, curb and gutter, sidewalks, medians with landscaping, drainage facilities, traffic signals,
street lighting, signing, striping, noise walls, bicycle facilities, right-of-way and other
improvements or actions necessary to mitigate significant cumulative traffic impacts.
Trip generation rate shall mean the number of vehicle trips over a weekday twenty-four-
hour period generated by a particular type of land use and shall be expressed in terms of the
number of acres or square feet of land for each land use category. The Town Engineer may
exercise reasonable discretion to establish recommended trip generation rates for land use
categories consisting of groupings of land uses having similar use and functional characteristics.
When the trip generation rate is multiplied by the amount of land, the number of trips, both
incoming and outgoing, shall be estimated.
Use shall mean the purpose for which a site or structure is arranged, designed, intended,
constructed, erected, moved, altered or enlarged or for which either a site or a structure is or
may be occupied or maintained.
(Ord. No. 1828, § I(37.02.010), 7-2-90)
Sec. 15.70.030. Fee determination.
(a) The transportation impact fee shall be based upon the unfunded cost of the transportation
improvements necessary to upgrade the traffic circulation system as identified in the
Town's General Plan and capital improvements plan.
(b) The transportation impact fee shall be calculated through development of a Nexus Study
that takes into account projected development for various land uses and the cost of the
necessary transportation improvements to support the development. The following
factors shall be included:
(1) For non-residential land uses, the transportation impact fee shall be calculated per
1000 square feet of development.
(2) For single and multi-family development, the transportation impact fee shall be
calculated on a square foot basis using the average size of housing units based on
building permits issued by the Town for the prior three years.
(3) The Town will utilize its best efforts to maintain records for the purposes of
determining credits that may be due to any particular property. However, except as
otherwise specifically provided by law, the ultimate burden and responsibility for
4 of 6
Ordinance January 16, 2024
ATTACHMENT 3
establishing entitlement to any credit shall rest with the person claiming entitlement
to a credit.
(4) Unusual circumstances may result in this policy placing an undue burden on a
developer or landowner. In such cases, the Town reserves the right to enter into an
agreement to deviate from the policy as may be approved by the Town Council.
(Ord. No. 1828, § I(37.03.010), 7-2-90)
Sec. 15.70.035. Amount and payment of fee.
(a) The Town Council shall by resolution set forth the specific amount of transportation
impact fees. These fees are subject to periodic review by the Town Council.
(b) All projects which are determined by the Town Engineer to generate one or more new
vehicle trips per day are required to pay the transportation impact fee.
(c) The fee shall be paid in full to the Town of Los Gatos prior to issuance of the building
permit for the development. If no building permit is required for a change of use, the fee
shall be paid in full prior to issuance of a certificate of use and occupancy.
(Ord. No. 1828, § I(37.03.015), 7-2-90; Ord. No. 2284, § 1, 6-18-19 )
Sec. 15.70.040. Credits.
(a) Developers may request credits toward transportation impact fees based on
improvements proposed as part of a development project. Such requests will be
reviewed by the Town Engineer in accordance with Town policy.
(b) Developments that propose deed restricted low- and very-low-income housing units,
as defined by the County of Santa Clara, shall receive 50% credit against the
Transportation Impact Fee for those deed restricted units.
Sec. 15.70.050. Establishment of trust fund.
There is hereby established a special fund into which all transportation impact fees and
any interest thereon collected pursuant to this article, shall be deposited in a separate account
in a manner to avoid any commingling of the fees with other revenues and funds of the Town.
(Ord. No. 1828, § I(37.04.010), 7-2-90)
Sec. 15.70.055. Use of monies in trust fund.
(a) Money in the fund established in this article shall be used solely for construction of
identified transportation improvement projects.
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Ordinance January 16, 2024
ATTACHMENT 3
(b) The monies in the fund shall be eligible for expenditure only for projects related to
mitigating the cumulative impacts of new development. These funds cannot be used for
routine repairs and maintenance.
(Ord. No. 1828, § I(37.04.015), 7-2-90; Ord. No. 2284, § 1, 6-18-19 )
Sec. 15.70.060. Preclusion of additional mitigation measures not guaranteed.
This article shall not preclude the imposition of additional measures to address significant
direct impacts of any development or expansion of use or to address otherwise unfunded
transportation improvements, nor shall this article preclude adoption of statement of
overriding considerations where desirable and appropriate.
(Ord. No. 1828, § I(37.04.020), 7-2-90)
SECTION II. Severability.
In the event that a court of competent jurisdiction holds any Section, subsection,
paragraph, sentence, clause, or phrase in this Ordinance unconstitutional, preempted, or
otherwise invalid, the invalid portion shall be severed from this Section and shall not affect the
validity of the remaining portions of this Section. The Town hereby declares that it would have
adopted each Section, subsection, paragraph, sentence, clause, or phrase in this Section
irrespective of the fact that any one or more Sections, subsections, paragraphs, sentences,
clauses or phrases in this Section might be declared unconstitutional, preempted, or otherwise
invalid.
SECTION III. CEQA.
This Ordinance is not a project subject to CEQA because it relates to the creation of a
government funding mechanism which does not involve any commitment to a specific project
which may result in potentially significant physical impact on the environment (CEQA
Guidelines Section 15378(b)(4)).
Section IV. Publication.
In accordance with Section 36937 of the Government Code of the State of California,
this Ordinance takes effect 30 days from the date of its passage. The Town Council hereby
directs the City Clerk to cause this Ordinance or a summary thereof to be published or posted in
accordance with Section 36933 pf the Government Code of the State of California.
SECTION V. Effective Date.
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
6 of 6
Ordinance January 16, 2024
ATTACHMENT 3
Los Gatos on the 16th day of January, 2024, and adopted by the Town Council of the Town of
Los Gatos at its regular meeting on the ____ day of _____ 20 , by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
_______________________________
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
ATTEST:
___________________________________
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
ATTACHMENT 4
1 of 2
Resolution 20 - January 16, 2024
ATTACHMENT 5
RESOLUTION 2023-xx RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AMENDING THE
TRAFFIC IMPACT POLICY
WHEREAS, on August 5, 1991, the Town of Los Gatos adopted Resolution 1991- 174
adopting a Traffic Impact Policy; and
WHEREAS, Chapter 15, Article VI of the Town of Los Gatos Town Code provides for the
establishment of Traffic Impact Mitigation Fees; and
WHEREAS, because the fee will be used for transportation improvements, the Policy is
being revised to reference “transportation impact fees” rather than “traffic mitigation impact
fees;”
NOW, THEREFORE, BE IT RESOLVED, by the Town Council of the Town of Los Gatos that:
1. The Transportation Impact Policy attached as Exhibit A to this Resolution is hereby
adopted and the previous Traffic Mitigation Impact Policy is rescinded.
2. Adoption of this updated Policy is not a project subject to CEQA because it can be
seen with certainty that it will not have a significant impact on the environment.
(CEQA Guidelines Section 15378.)
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the 16th day of January, 2023, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
_______________________________
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
ATTEST:
2 of 2
Resolution 20 - January 16, 2024
ATTACHMENT 5
___________________________________
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
1
COUNCIL POLICY MANUAL. .
TITLE: Transportation Impact Policy
EFFECTIVE DATE: January 4, 1988
ENABLING ACTIONS: 1991-174; 2014-017,
2016-068; 2017-011
POLICY NUMBER: 1-08
PAGES: 37
REVISED DATES: 8/5/91; 3/24/14; 12/6/16;
3/21/17; 12/07/2021; 01/16/24
APPROVED:
PURPOSE
To provide guidance to Town staff and the development community in implementing the
provisions of the Town Municipal Code, Chapter 15, Article VII, Transportation Impact Fees, and
evaluating and mitigating California Environmental Quality Act (CEQA) transportation impacts.
SCOPE
This Policy is applicable to all land use entitlements, land use projects, and transportation
improvements Town-wide.
POLICY
I. GENERAL CONDITIONS AND APPLICABILITY
1. Projects that are determined by the Town to generate one or more new net Average
Daily Trips (ADT) are subject to this Policy.
2. An Accessory Dwelling Unit (ADU) of less than 750 square feet shall be exempted from
the requirements of Transportation Analysis and the Traffic Impact Fees. ADU’s of 750
square feet or greater shall be charged as a prorated portion of the single family rate
based on square footage.
Exhibit A
TITLE: Transportation Impact Policy PAGE:
2 of 37 POLICY NUMBER: 1-08
3. Attachment 1- Transportation Analysis (TA) Guidelines establish a process to
comprehensively and accurately analyze potential project effects (adverse and
beneficial) on transportation facilities and services in the Town of Los Gatos and other
jurisdictions. The TA Guidelines serve three primary purposes:
• Provide an evaluation for the California Environmental Quality Act (CEQA) significant
impacts and mitigation as a part of the environmental analysis process. • Evaluate a project's consistency with the Town's General Plan.
• Evaluate a project's consistency with the Santa Clara County Congestion
Management Program (CMP).
11. TRANSPORTATION IMPACT FEES
1. All Projects that generate one or more new Average Daily Trips are required to pay
Transportation Impact Fees, previously known as Traffic Impact Mitigation Fees.
2. All required Transportation Impact Fees shall be paid in full to the Town in
association with and prior to issuance of a building permit. If no building permit is
required, the fee shall be paid in full prior to issuance of a certificate of use and
occupancy, or similar entitlement. The amount due shall be calculated based on
the fee in place as approved by the Town Council by resolution at the time the fee
is paid.
3. The fee shall be as set forth by the Town Council by resolution, pursuant to Town
Municipal Code, Chapter 15, Article VII, Transportation Impact Fees.
4. Residential Fees shall be calculated by multiplying residential unit size by the per
square footage fee in the adopted fee schedule. Non-residential fees shall be charged
at the rate in the fee schedule.
5. Credit against Transportation Impact Fees due shall be granted up to the amount of
the Estimated Project Cost shown on Attachment 2, Town of Los Gatos
Transportation Mitigation Improvements Project List, for any listed projects for
which the developer, as a condition of approval, is required to either construct at
the developer's sole cost or contribute a fixed or percentage amount of funding toward
future construction of the listed improvement. Where construction is fully funded
and completed by the developer, said credit shall be equal to the Project Cost as
shown in Attachment 2. Where payment is a fixed amount or a percentage of
Project Cost, credit shall be equal to the actual amount due, whether the project is
constructed by the developer or others.
TITLE: Transportation Impact Policy PAGE:
3 of 37 POLICY NUMBER: 1-08
6. No credit shall be given for any public right-of-way dedication required for completion
of projects listed on Attachment 2.
7. Credit for existing development shall be determined by trips generated by the site at
the time of entitlement application to the Community Development Department.
Properties not generating trips at the time of application will not receive credit.
Underutilized property or properties not generating a typical amount of trips for the
existing unit type may receive a reduced credit based on actual trips generated. All
credits under this section shall be at the discretion of the Town Engineer.
8. A fifty percent (50%) credit will be issued for all housing units deed restricted for extremely
low- and very low-income categories. Extremely low- and very-low income categories will
be as defined by the County of Santa Clara. Prior to issuing any credit on the fee the
Community Development Director shall provide verification that the appropriate deed
restrictions have been filed.
9. Credit may be given on a case-by-case basis to development other than low- and very-
low income units and shall not exceed the impact fee payable. Credit under this section
shall only be granted by Town Council. Any request for credit shall be made prior to
the payment of the Transportation Impact Fees. No credit shall be given for installation
of Town- standard frontage improvements, Project access improvements, or internal
circulation improvements.
10. Credit shall only be granted for payment of costs or construction of projects listed
in Attachment 2, unless otherwise approved by the Town Council.
Ill. VEHICLE MILES TRAVELLED CEQA MITIGATION MEASURES
1. To mitigate VMT environmental impacts, the project shall be conditioned for
implementation of mitigation measures in the following categories: • Modify the project's built environment characteristics to reduce VMT generated by
the project;
• Implement transportation Demand Management (TDM) measures to reduce VMT
generated by the project; and/or
• Participate in a VMT fee program and/or VMT mitigation exchange/banking program
(if they exist) to reduce VMT from the project or other land uses to achieve
acceptable levels.
2. The Town is taking a Townwide approach for VMT impact mitigation. Attachment
3, VMT Reduction Actions for the Town of Los Gatos, provides a framework for
mitigating VMT in the Town.
APPROVED AS TO FORM:
i
TITLE: Transportation Impact Policy Attachment 1 - Transportation Analysis Guidelines
PAGE:
4 of 37
POLICY NUMBER: 1-08
Town of Los Gatos
Transportation Analysis Guidelines
Table of Contents
1. Introduction ............................................................................................................................. 1
1.1 Intent of TA Guidelines .......................................................................................................... 1
1.2 Environmental Evaluation ..................................................................................................... 2
1.3 Project Types ......................................................................................................................... 2
1.4 CEQA and Non-CEQA Terminology ........................................................................................ 3
2. Determining the Level of Transportation Analysis .................................................................. 3
2.1 CEQA Relief for Projects Consistent with General Plan or Zoning ........................................ 4
2.2 CMP Consistency Screening .................................................................................................. 4
2.3 Recommended Process and Documentation ........................................................................ 4
2.4 Contact with Appropriate Town Staff ................................................................................... 4
2.5 Consultation with Other Jurisdictions ................................................................................... 5
2.6 Project Trip Generation and Trip Reductions ........................................................................ 5
2.6.1 Vehicle Trips ................................................................................................................... 6
2.6.2 Person Trips .................................................................................................................... 6
2.6.3 Establishing Trip Generation Rates for an Unspecified Use ........................................... 6
2.6.4 Credit for Existing Trips – Local Analysis ........................................................................ 6
2.6.4 Credit for Existing Trips – VMT Analysis ......................................................................... 7
2.7 Vehicle Miles Traveled Methods ........................................................................................... 7
3. Transportation Analysis (CEQA) for Land Use Projects ........................................................... 8
3.1 VMT Analysis Methods .......................................................................................................... 8
3.1.1 Regional Transportation Plan/Sustainable Communities Strategy and General Plan
Consistency .............................................................................................................................. 9
3.1.2 VMT Assessment ............................................................................................................ 9
3.2 VMT Significance Thresholds ............................................................................................... 11
i
3.3 VMT Mitigation Measures ....................................................................................................11
4. Transportation Analysis (CEQA) for Transportation Projects.................................................12
5. Transportation Analysis per the Town’s Transportation Policies ..........................................12
5.1 Study Area ............................................................................................................................13
5.2 Key Study Elements ..............................................................................................................13
5.3 Data Collection .....................................................................................................................14
5.4 Project Site Access and Circulation Review ..........................................................................16
5.5 Analysis Scenarios ................................................................................................................16
5.6 Analysis Time Periods ...........................................................................................................17
5.7 Multimodal Analysis Methods .............................................................................................18
5.8 Traffic Operations Analysis ...................................................................................................19
5.9 Mobility Deficiency Criteria ..................................................................................................19
5.10 CMP Deficiency Criteria ......................................................................................................20
5.11 Mitigation Improvements ..................................................................................................21
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1. Introduction
Transportation Analysis (TA) Guidelines are routinely established by jurisdictions to assess
potential transportation effects of proposed projects on the local transportation system. These
guidelines are intended to provide a clear and consistent technical approach to evaluating both
land use and transportation infrastructure projects within Los Gatos.
These guidelines establish a process to comprehensively and accurately analyze potential
project effects (adverse and beneficial) on transportation facilities and services in the Town of
Los Gatos and other jurisdictions. This information is essential for decision-makers and the
public when evaluating land use development and transportation infrastructure projects. These
TA Guidelines serve three primary purposes:
• Provide an evaluation for the California Environmental Quality Act (CEQA) significant
impacts and mitigation as a part of the environmental analysis process.
• Guide the Local Transportation Analysis in evaluating a project’s consistency with the
Town’s General Plan Mobility Goals.
• Evaluate a project’s consistency with the Santa Clara County Congestion Management
Program (CMP).
1.1 Intent of TA Guidelines
The Town of Los Gatos General Plan 2040 seeks to “provide a well-connected transportation
system that enables safe access for all transportation modes, including pedestrians, bicyclists,
motorists, and transit riders of all ages and abilities.” The TA Guidelines support this goal by
evaluating new projects against the policies of the latest General Plan.
For CEQA-based environmental analysis, these TA Guidelines incorporate the use of vehicle
miles traveled (VMT) to disclose the effects of the project on the surrounding environment.
Town staff completed an SB 7431 implementation process, which included the preparation of
the SB 743 Implementation for the Town of Los Gatos (July 2020) document package. The
document package provides detailed technical information pertaining to the options and data
considered by the Town of Los Gatos to implement VMT as an impact criterion.
The TA Guidelines present the Town’s approach for determining the need for a transportation
analysis, its content, and identifying acceptable transportation improvements for land use and
transportation projects proposed within Los Gatos. The TA Guidelines establish a transportation
analysis protocol for the following:
• Environmental analysis
1 Senate Bill 743 (SB 743) changed some of the transportation significance criteria under the California
Environmental Quality Act (CEQA) CEQA. Specifically, vehicle level of service (LOS) is no longer used as a
determinant of significant environmental impacts, and a vehicle miles traveled (VMT) analysis is required.
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• General Plan consistency
• Congestion Management Program (CMP) evaluation
• Mobility deficiency criteria and thresholds
• Guidance on acceptable transportation improvements
Town staff will review transportation studies and reports based on the process presented in the
TA Guidelines. However, each project is unique, and the TA Guidelines are not intended to be
prescriptive beyond practical limits. Not all criteria and analyses described in the TA Guidelines
will apply to every project. Early and consistent communication with Town staff is encouraged
to confirm the type and level of analysis required for each study.
1.2 Environmental Evaluation
The TA Guidelines outline the methods and thresholds with which to evaluate projects
consistent with the latest CEQA Statue & Guidelines.
The latest CEQA Statue & Guidelines include revised Appendix G Checklist questions for
transportation impact evaluation. The four questions are as follows:
Would the project:
a) Conflict with a program, plan, ordinance, or policy addressing the circulation
system, including transit, roadway, bicycle, and pedestrian facilities?
b) Would the project conflict or be inconsistent with CEQA Guidelines Section
15064.3, subdivision (b)?
c) Substantially increase hazards due to a geometric design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
1.3 Project Types
A TA is prepared for a project before a discretionary action is taken. The following types of
projects, which involve development activity or infrastructure changes in and around the Town
of Los Gatos and affect the adjacent transportation system, should be evaluated for TA
requirements.
• Land use entitlements or changes in use requiring discretionary approval by Los Gatos,
which include General Plan amendments, specific plans (and related amendments),
zoning changes, use permits, planned developments, and tentative subdivision maps; or
any modifications of use that would generate 20 or more new Peak Hour (vehicle) Trips
or at the discretion of the Town’s Traffic Engineer
• Land use activity advanced by agencies other than Los Gatos that is subject to
jurisdictional review under state and federal law, such as school districts, Santa Clara
Valley Transportation Authority (VTA) Board of Directors, and others; or advanced
within Los Gatos by agencies other than the Town and inconsistent with the Town’s
General Plan.
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• Transportation infrastructure modification or expansion, including capital
improvement projects on Town roads, county roads, and state highways that may
impact Town facilities and services.
1.4 CEQA and Non-CEQA Terminology
To distinguish the CEQA analysis from the non-CEQA analysis (i.e., the local transportation
analysis) the analyses apply different terminologies as summarized below in Table 1.
Table 1: Comparison of Select CEQA and Non-CEQA Terms
CEQA Term Non-CEQA Term
CEQA Transportation Analysis Local Transportation Analysis
Significance criteria Threshold or performance standard
Significant impact Deficiency
Mitigation measure Mitigation improvement
Baseline Conditions Existing Conditions and Background Conditions
Future Year Cumulative Conditions Cumulative Conditions
2. Determining the Level of Transportation Analysis
Unless explicitly waived by the Town, a TA may be required when any one of the following
conditions is met.
• A project has the potential to create a significant transportation environmental impact
under CEQA.
• A project has the potential to generate daily vehicle miles traveled greater than the
Town’s General Plan future year VMT projections.
• For local transportation analysis, a project has the potential to generate 20 or more new
Peak Hour (vehicle) Trips.
• A project that is not consistent with the development density established by existing
zoning, community plan, or general plan policies for which an environmental impact
report (EIR) was certified, per CEQA Statue & Guidelines Section 15183.
• A project will alter physical or operational conditions on a Town pedestrian facility,
bicycle facility, transit facility or service, or other transportation facility.
• An Accessory Dwelling Unit (ADU) of 750 square feet or smaller shall be
exempted from the requirements of Transportation Analysis and the
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Transportation Impact Fees.
In general, a TA is applicable for two to five years. After two or more years of inactivity, a TA
may need to be updated to reflect changes in the study environment, including traffic growth
and other circulation issues.
Nothing in the Transportation Impact Policy shall prohibit or restrict a Project applicant from
completing a local transportation study for a Project anticipated to generate less than 20 new
Peak Hour trips.
2.1 CEQA Relief for Projects Consistent with General Plan or Zoning
Per CEQA Statue & Guidelines Section 15183, projects consistent with a general plan, zoning
action, specific plan, and certified environmental impact report (EIR) would not require
additional environmental review, except as might be necessary to examine whether there are
project-specific significant effects. Additionally, projects consistent with a general plan, zoning
action, or specific plan where cumulative impact(s) were adequately addressed in a prior EIR
would not require further CEQA transportation analysis. As noted below, projects consistent
with the Town’s General Plan, as determined by the Community Development Director, will
not be required to do any VMT Analysis since the Town is taking a Townwide approach for
VMT impact mitigation.
2.2 CMP Consistency Screening
Projects should reference the most recent VTA Transportation Impact Analysis (TIA) Guidelines
to determine the need for a transportation impact analysis. In most cases, projects that
generate fewer than 100 net new peak hour vehicle trips are not required to conduct VTA’s
CMP transportation analysis.
2.3 Recommended Process and Documentation
In coordination with Town staff, the project applicant shall retain a transportation professional
to conduct the TA. The transportation consultant should seek Town acceptance of the scope of
work before initiating the analysis. In some cases, review by other affected jurisdictions will be
required. Appendix A: Transportation Analysis Report Format Outline contains a
recommended outline for the TA document.
Each TA will begin by preparing a scope of work that describes the project description, site
location, analysis methods, area-wide assumption, study elements, study time periods, and
traffic data collection methods. To finalize a TA scope of work for the local transportation
analysis, the project applicant will provide an estimate of the project trip generation and trip
distribution . These estimates and scope of work should be shared with Town staff to finalize
the scope of services. Overall, the TA report will address: 1) environmental analysis, 2) project
site access and circulation, and 3) other transportation impacts and traffic deficiencies.
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2.4 Contact with Appropriate Town Staff
To minimize the potential for delays in project processing, it is important for the TA to be
prepared in coordination with Town staff. Timely coordination will also ensure that potential
transportation improvements and environmental consequences are considered as early as
possible in the planning process, as deficiencies and corresponding improvement costs can
have a substantial effect on project costs. Coordination should include the following:
• A pre-application meeting, which will include a discussion of the TA requirements.
• Development of an approved scope of work, which includes trip generation, study area,
analysis scenarios and parameters, data requirements, and provisions for pedestrians,
bicyclists, and transit users.
• Approval of the project trip generation (person and vehicle) and trip distribution.
• Review of all assumptions and the results of Existing Conditions analysis.
• Review of the administrative draft report, with adequate time for comments.
• Review of a draft report, with adequate time for comments.
If the TA report information will be incorporated into the transportation and circulation section
of an environmental document (e.g., Initial Study, Mitigated Negative Declaration, or
Environmental Impact Report), the format of this report may need to be discussed with the
environmental consultant, a peer reviewer, and/or Town staff. Upon circulation of the draft
environmental document, the format of the final TA report may need to be discussed with the
environmental consultant.
2.5 Consultation with Other Jurisdictions
If the study area overlaps with other jurisdictions, staff from other jurisdictions must be
consulted to verify study locations, the impact significance criteria, and to consider any current
development applications. Section 15086 of the CEQA Statue & Guidelines2 shall be followed as
the basis for satisfying consultation requirements. In most cases, overlap will occur for roadway
system analysis, but may also include impact analysis of active transportation modes (bicycling
and walking), as well as transit system facilities and services.
2.6 Project Trip Generation and Trip Reductions
Person and vehicle trip generation rates are a way to estimate the number of expected
pedestrian, bicycle, transit, and vehicle trips that a proposed development will generate. These
rates establish the basis of analysis for a proposed project and its effects on the transportation
network. Person trip generation should be reported for walking, bicycle, and pedestrian trips,
and vehicle trip generation should be reported for single-occupant, and carpool.
Methodologies to estimate project trip generation and trip reductions shall be prepared
consistent with the latest VTA TIA Guidelines, with the exceptions described in this document.
2 California Environmental Quality Act Statute & Guidelines, 2020.
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2.6.1 Vehicle Trips
Consistent with the VTA TIA Guidelines, pass-by trips shall not be considered in calculating the
20 new Peak Hour Trip threshold that triggers the requirement for conducting a comprehensive
local transportation analysis report.
The Institute of Traffic Engineers (ITE) Trip Generation Manual trip generation rates for
Specialty Retail Center shall apply to all Specialty Retail.
Uses within the Central Business District (C-2 Zone} are expected to change periodically as part
of the natural business cycle. For the purpose of Transportation Impact Fees, changes in use
without changes in net building square footage within the C-2 Zone shall not be considered to
create a traffic deficiency, shall be exempt from this policy, and no fees shall be charged for a
change in use. Any increases in building square footage shall pay impact fees at the ITE
Shopping Center rate or comparable equivalent rate for the expanded area, as determined by
the Town Traffic Engineer.
The Town reserves the right to require the project sponsor to conduct local trip generation
surveys for select projects, depending on land use and conditions in the field.
2.6.2 Person Trips
Person trip generation rates should be developed from empirical studies, person travel survey
data, or conversion of vehicle trip rates to person trip rates using a vehicle occupancy factor. In
addition, person trip generation by mode may be derived using an approved analysis tool that
incorporates data from local trip generation surveys or published trip generation rate data.
2.6.3 Establishing Trip Generation Rates for an Unspecified Use
For projects where the ultimate land use is not certain (for example, a large subdivision of
flexible commercial-industrial parcels), there are two options for establishing the trip
generation rates.
• Option 1: Town staff will recommend the use of the highest traffic intensity among all
permitted uses to establish traffic deficiencies.
• Option 2: Estimates can be made using a lower traffic intensity use if the Town and
developer establish a maximum trip allowance. Once a proposed land use has been
identified, then: 1) the subdivision trip generation allowance must be monitored by the
Town as development occurs; and 2) the TA report may need to be updated.
2.6.4 Credit for Existing Trips – Local Analysis
The estimate of new trips generated by the proposed development project may include credit
for trips associated with existing uses on the site. Uses are considered as existing if they are
actively present on the project site at the time that data is gathered for the transportation
impact analysis. Similarly, if a planned (but not constructed) use was already permitted for the
site and an improvement(s) was identified and funded, the new TA only needs to assess the
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effects of additional trips above and beyond the trips for the permitted use. Additionally,
certain commercial land uses attract vehicle traffic that currently exists on the roadway, rather
than generating new trips.
Understanding there are permitted reductions that may be taken under the circumstances
listed above, the Town requires that any reductions in project vehicle trip generation are
applied according to the latest VTA TIA Guidelines.
In calculating new Peak Hour Trips for purposes of determining whether or not a TA report is
required pursuant to this Policy, trip credit shall be granted for an existing use or the most
recent former use.
In calculating new Average Daily Trips for purposes of determining the amount of the
Transportation Impact Mitigation Fee due, trip credit shall be granted for an existing use or the
most recent former use.
Where the property is vacant, the most recent former use shall be used.
Where a portion of the space is changing use, credit will apply to the proportionate square
footage of the space under review.
Where the change in use results in fewer trips than the existing or former use, no credit or
refund will be due the applicant.
2.6.4 Credit for Existing Trips – VMT Analysis
For the evaluation of vehicle miles of travel, VMT credit for the prior use depends on how the
project changes the baseline condition, if the project sponsor had ownership and control of the
previous land use, and the reason for stopping the previous land use. Baseline conditions are
typically defined at the beginning of an environmental analysis and a CEQA analysis needs to
isolate the effects of the project to clearly define the project’s effect on the baseline condition.
To receive VMT credit, the project sponsor needs to demonstrate continuous ownership of site,
with on-site occupancy paused only due to the redevelopment activity and not because of
some economic or other condition outside the control of the project sponsor. However, this
credit should only be applied to total project generated VMT and should not be included when
calculating a VMT rate.
2.7 Vehicle Miles Traveled Methods
As noted, projects consistent with the Town’s General Plan, as determined by the Community
Development Director, will not be required to do any VMT Analysis since the Town is taking a
Townwide approach for VMT impact mitigation. Although the calculation of VMT is simply the
number of cars multiplied by the distance traveled by each car, VMT performance measures
can be reported differently. At a minimum, the VMT analysis for Los Gatos will be prepared
for two purposes:
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• Greenhouse gas and air quality analysis using project generated VMT on a VMT per
service population basis (residents + employment).
• Environmental evaluation by land use and/or transportation project.
The project generated VMT from new population and employment growth and the boundary
(total) VMT for a specific geographic area will be prepared using the latest Santa Clara Valley
Transportation Authority (VTA)-City/County Association of Governments of San Mateo County
(C/CAG) Bi-County Model (“VTA Travel Model”). Because emissions rates vary by vehicle speed,
the project generated VMT and total VMT should be disaggregated by speed bin (typically in
five mile an hour increments of speed from 0 to ~80 miles per hour) to allow different
emissions factors to be applied at different speeds, which allows for the preparation of a more
refined emissions analysis.
3. Transportation Analysis (CEQA) for Land Use Projects
For an environmental analysis, these TA Guidelines incorporate the use of vehicle miles
traveled (VMT) to disclose the effects of the project on the environment. Town staff completed
an SB 743 implementation process, which included the preparation of the SB 743
Implementation for the Town of Los Gatos (July 2020) document package. The document
package provides detailed technical information pertaining to the options and data considered
by the Town of Los Gatos to implement VMT as an impact criterion.
At its November 17, 2020 meeting, the Town Council adopted Resolution 2020-045, Designating
the Use of Vehicle Miles Traveled as the Metric for Conducting Transportation Analyses
Pursuant to the California Environmental Quality Act and Establishing the Thresholds of
Significance to Comply with California Senate Bill 743.
The CEQA Statue & Guidelines allow exemptions to projects meeting certain criteria. Project
applicant may review the exemptions before preparing CEQA analysis for projects.
Based on the Town’s implementation of SB 743, the following methods should be used to
determine VMT impact thresholds and mitigation requirements for land use projects.
3.1 VMT Analysis Methods
The Town elected to conduct a complete VMT analysis consistent with the General Plan future
year VMT projections based on long-term expectations for air quality and GHG expectations as
part of its General Plan EIR, so that it could make specific use of CEQA Statue & Guidelines
Section 15183 to streamline project-specific CEQA analysis that is consistent with its General
Plan and other Town documents. For the Town of Los Gatos, addressing transportation VMT
impacts in the Town General Plan EIR is a useful way of understanding VMT impacts and how
VMT reduction should be balanced against other community values related to the environment,
social justice, and the community. By conducting a Town-wide VMT impact analysis, the Town is
able to develop a program-based VMT mitigation approach. The concept of a ‘program’
approach to impact mitigation is commonly used in a variety of technical subjects, including
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transportation, air quality, GHG, and habitat. Absent a new program-level VMT mitigation
approach, there are limited feasible mitigation options for project sites, and as a result limited
ability to reduce VMT. Also, practically speaking, without feasible mitigation, significant VMT
impacts would be significant and unavoidable (SAU). Under these circumstances, a project must
prepare an EIR, thus adding time and cost to environmental review compared to an initial
study/negative declaration (IS/ND) that relies on streamlining offered in the CEQA Statue &
Guidelines.
Should a project not be consistent with the General Plan, as determined by the Community
Development Director, or for some other reason unable to benefit from streamlined CEQA
review under CEQA Statue & Guidelines Section 15183, the following sections provide details
on how to conduct a complete VMT analysis for land use plans and projects in the Town of
Los Gatos.
3.1.1 Regional Transportation Plan/Sustainable Communities Strategy and General Plan
Consistency
The first step in assessing project impacts is to determine if the project land use is contained
within the Town of Los Gatos residential and non-residential land use allocations in the current
Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), and if the project is
consistent with the latest General Plan. If the project is not consistent with the RTP/SCS and/or
the latest General Plan, amendments to those documents or the project would be needed prior
to proceeding with the project review.
3.1.2 VMT Assessment
Projects not consistent with the current RTP/SCS or the latest General Plan are required to
complete a VMT analysis using the VTA Travel Model to determine if there would be a
significant VMT impact. The tools and methodology of the VMT analysis shall be approved by
PPW Director (or Traffic Engineer). The impact analysis includes two types of VMT:
1. Total Project Generated VMT – Daily VMT of all vehicle trips, vehicle types, and trip
purposes for all project land uses, presented as a total project generated VMT.
2. Project’s Effect on VMT within the Town of Los Gatos. VMT that occurs within the
Town of Los Gatos by any type of vehicle. This captures all on-road vehicle travel on a
roadway network for any purpose, and includes local trips as well as trips that pass
through the area without stopping.
If the land use control totals increase between the without and with project conditions in the
travel model, these VMT metrics will need to be expressed on a per service population
(residents, employees, and other populations generating the VMT) basis to understand the
effects of the project between scenarios.
The types of VMT analysis are evaluated for the following scenarios:
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• Baseline Conditions – Conditions in the baseline year for the CEQA analysis, which is
most often chosen as the time of notice of preparation (NOP) of an environmental
document, but may be chosen as the baseline year of the VTA Travel Model, if land use
and transportation network conditions can be considered largely unchanged between
the model baseline year and the date of the NOP. For compliance with the CEQA Statute
& Guidelines Section 15125(a), the transportation impact analysis must include a
description of the physical environmental conditions near the project, as they exist at
the time the NOP is published, or if no NOP is published, at the time environmental
analysis is commenced, from both a local and regional perspective. Baseline VMT
estimates will be prepared using the most recent base year VTA Travel Model.
• Baseline with Project Conditions – The project land use is added to the project
Transportation Analysis Zone (TAZ), or a separate TAZ may be created to contain the
project land uses. A full model run is performed and VMT changes (by metric of choice)
are isolated for the project TAZ and across the full model network. The model output
must include reasonableness checks of the production and attraction balancing to
ensure the project effect is accurately captured. If this scenario results in a less-than-
significant impact, then additional cumulative scenario analysis may not be required.
• Future Year Cumulative Conditions – Conditions requiring an RTP/SCS and/or General
Plan amendment are also required to evaluate the project effect on VMT under Future
Year Cumulative Conditions. This scenario buildout of the region’s land use and
transportation system also provides the long-range view of future travel patterns.
Future Year Cumulative Conditions VMT estimates should be based on the horizon year
of the most recent VTA Travel Model, ensuring the model does not already contain the
land uses or transportation improvements associated with the project.
• Future Year Cumulative with Project Conditions – The project land use is added to the
project TAZ, or a separate TAZ is created to contain the project land uses. The addition
of project land uses may be accompanied by a reallocation of a similar amount of land
use from other TAZs throughout the model area (focusing on Santa Clara County),
especially if the proposed project is significant in size such that it would potentially
reduce the potential for development throughout the rest of the model area. Land use
projects will generally not change the Future Year Cumulative Conditions control totals
for population and employment growth within the model area. Instead, they will
influence the land use supply through changes in General Plan land use designations and
zoning. If project land uses are simply added to the Future Year Cumulative Conditions
scenario, then the analysis should reflect this limitation in the methods and
acknowledge that the analysis may overestimate the project’s effect on VMT. A full
model run is performed and VMT changes (by metric of choice) would be isolated for
the project TAZ and across the full model network. The model output must include
reasonableness checks of the production and attraction balancing to ensure the project
effect is accurately captured.
The model output should include the two VMT metrics listed earlier: 1) total project generated
VMT, and 2) project’s effect on VMT using the total boundary VMT. Emissions vary by speed
bin; disaggregating VMT by speed bin allows different emissions factors to be applied at
16
different speeds, which allows for the preparation of a more refined emissions analysis. The
total boundary VMT is needed as an input for air quality, greenhouse gas (GHG), and energy
impact analysis, while the project generated VMT metrics are used for the transportation
impact analysis.
Both “with project” scenarios noted above will summarize the two types of VMT and be
compared to the without project condition.
Project generated VMT should be extracted from the VTA Travel Model by combining either the
origin-destination (for total VMT) or production-attraction (for the other metrics) trip matrices
and congested skims (travel distances for each origin-destination pair in the travel mode) from
final assignment. The VMT should be adjusted to reflect trips that extend beyond the model
boundary. The project’s effect on VMT should be estimated using the Town limit boundary and
extracting the total link-level VMT for both the without and with project conditions. Additional
VMT metric specifications may be found in the SB 743 Implementation for the Town of Los
Gatos (July 2020) document package.
If a project is mixed-use (i.e., composed of both residential and retail/office uses), project
generated VMT should be extracted for both the total VMT and VMT per service population
(residents and employees).
3.2 VMT Significance Thresholds
The Town Council adopted Resolution 2020-045, Designating the Use of Vehicle Miles Traveled
as the Metric for Conducting Transportation Analyses Pursuant to the California Environmental
Quality Act and Establishing the Thresholds of Significance to Comply with California Senate Bill
743. The thresholds balance the Town’s priorities with respect to competing objectives,
including Los Gatos’s geographic and transportation context, greenhouse gas reduction goals,
interest in achieving the state’s greenhouse gas reduction goals, and the latest General Plan
goals and policies related to land use mix, economic development, and housing provision.
VMT analyses shall evaluate a project’s VMT impacts based on the thresholds established in the
latest Council-adopted resolution.
3.3 VMT Mitigation Measures
To mitigate VMT impacts, the project shall be conditioned for implementation of mitigation
measures in the following categories::
1. Modify the project’s built environment characteristics to reduce VMT generated by the
project;
2. Implement transportation Demand Management (TDM) measures to reduce VMT
generated by the project; and/or
3. Participate in a VMT fee program and/or VMT mitigation exchange/banking program (if
they exist) to reduce VMT from the project or other land uses to achieve acceptable
levels.
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The Town is in the process of updating the General Plan and the Draft Environmental Impact
Report (DEIR) for the 2040 General Plan was released for public review in July 2021. The 2040
General Plan DEIR identifies significant but unavoidable transportation impacts and the
mitigation measures. The Town is taking a Town-wide approach for VMT impact mitigation.
Attachment 3, VMT Reduction Actions for the Town of Los Gatos, provides a framework for
mitigating VMT in the Town. Attachment 2, Transportation Mitigation Improvements Project
List, has many improvements that are consistent with the VMT Reduction Strategies.
Evaluation of VMT reductions should be conducted using state-of-the-practice methods,
recognizing that many of the TDM strategies are dependent on building occupant performance
over time. As such, actual VMT reduction cannot be reliably predicted, and monitoring may be
necessary to gauge performance related to mitigation expectations.
4. Transportation Analysis (CEQA) for Transportation Projects
Transportation Analysis for transportation projects shall follow the latest CEQA Guidelines and
related technical advisories from the Governor’s Office of Planning and Research (OPR).
The Thresholds of Significance for all transportation projects are established in the latest
Council-adopted resolution.
Transportation projects that reduce, or have no impact on, vehicle miles traveled should be
presumed to cause a less than significant transportation impact.
In 2020 Caltrans adopted its guidance under SB 743. The department’s Transportation Analysis
Framework and Transportation Analysis for CEQA provide guidance for assessing induced travel
impacts from prospective projects on the State Highway System. CEQA analysis for proposed
transportation projects on the State Highway System should also follow Caltrans guidance.
5. Transportation Analysis per the Town’s Transportation
Policies
The contents and extent of a local transportation analysis per the Town’s General Plan depend
on the location and size of the proposed development, the prevailing transportation conditions
in the surrounding area, and questions from decision-makers and the public. The Town is
committed to a well-connected transportation system that enables safe access for all modes of
travel. The methods presented in this chapter include robust data collection and analysis
techniques for pedestrian, bicycle, and transit networks, in addition to vehicle circulation.
The local transportation analysis shall be prepared consistent with the latest VTA TIA
Guidelines, with the exceptions described in this document.
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5.1 Study Area
The study area is determined by evaluating the project location and how it may affect all
transportation modes and facilities. It is not simply a map showing where the project is located.
Rather, the study area is the area of influence of a project. Each local transportation analysis
will consider the adjacent transportation system for site access and circulation of land
development projects and street modifications for transportation projects. To properly assess
the site access, the Town may require off-site intersection analysis and/or other multimodal
analysis.
The study area may include the nearest CMP facility to evaluate the proposed project’s
conformity with the CMP facilities.
Applicants should consult with Town staff early regarding the need for a local transportation
analysis based on local or site-specific issues, especially those related to pedestrians, bicyclists,
and transit users.
5.2 Key Study Elements
The extent and complexity of a local transportation analysis will vary on the project attributes.
Table 2 summarizes the basic requirements for a local transportation analysis for every project
requiring a complete transportation analysis. Specific significance criteria for each of the listed
elements are described in further detail in the Transportation Analysis (CEQA) for Land Use
Projects and Transportation Analysis (CEQA) for Transportation Projects sections. To avoid
substantial off-site improvements or changes to the project site plan/description after the
transportation analysis is completed, a preliminary site plan shall be included for a “fatal flaw”
evaluation.
Table 2: Local Transportation Analysis – Evaluation Criteria
Study Element Evaluation Criteria
General Plan Consistency Evaluate the project against goals, policies, and actions set forth in the latest General Plan and other applicable Town plans.
Parking
Compare the project parking plan with Town and local specific plan
standards and discuss how the proposed supply will affect demand for
walking, bicycling, and transit modes. If a mix of land uses is proposed on
site, or complements adjacent land uses, justify how the development will
make use of shared on-site parking.
On-Site
Circulation
Review and evaluate site access locations, turning radii, truck loading areas,
emergency access, and other site characteristics with respect to operations
and safety for all modes of transportation.
Pedestrian
Facilities
Identify any existing or planned pedestrian facilities that may be affected by
the project. Document how the project will affect local pedestrian
circulation (e.g., disclose how widening a road or adding a driveway will affect pedestrian safety and walking time).
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Table 2: Local Transportation Analysis – Evaluation Criteria
Study Element Evaluation Criteria
Bicycle
Facilities
Identify any existing or planned facilities that may be affected by the
project.
Transit
Identify any existing or planned transit facilities that may be affected by the
project. If appropriate, document how the project improves access to or
utilization of transit. For system planning, use crush load as capacity, not
seated capacity.
Safety
Assessment
Evaluate project trips added to safety enhancement projects within the
study area that are proposed as part of other future safety studies by the
Town or other agencies.
Trucks (or
Other Large Vehicles)
For relevant industrial projects, identify the number of truck trips that will
be generated, and design facilities necessary to accommodate these trucks.
Automated
Vehicles or
Transportation
Network
Company Pick-
up/Drop-Off
For projects where automated vehicles and/or transportation network
companies may have a large concentration of pick-up/drop-off, the project
site circulation and pick-up/drop-off areas must be reviewed to identify
opportunities and constraints of the project site. Modifications to the site
circulation and/or pick-up/drop-off may be recommended.
Off-Site Traffic Operations All roadway facility analysis and Level of Service should be conducted using
the latest version of the Highway Capacity Manual (HCM).
Intersection
Traffic Control
Evaluate unsignalized intersections located within the study area to
determine appropriate traffic control. Analysis should include
documentation of the appropriateness of a roundabout as an alternative or
replacement to a traffic signal.
Other Issues
Consider other issues on a case-by-case basis (e.g., construction
deficiencies, queuing between closely spaced intersections, emergency
access, special event traffic)
Other
Jurisdictional
Requirements
In situations where several agencies must approve a development or are
responsible for affected roadways, the applicant must contact lead and
responsible agencies to determine issues to be addressed, scope of study,
etc. In general, the applicant will be responsible for analyzing project
impacts against appropriate jurisdictional thresholds; however, the analysis
method will be determined by the Town in compliance with CEQA, and the
impacts will be mitigated consistent with Town standards.
5.3 Data Collection
Accurate data is essential to achieve a high level of confidence in local transportation analysis
results. Existing transportation data shall be collected using the requirements set forth below.
Data should be presented on maps or figures where appropriate. To address the specific needs
of each project, the extent of data collected shall be at the discretion of Town staff.
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• Pedestrian/Bicycle Facilities – Document the existing pedestrian and bicycle facilities
serving the project site. Elements will include presence and width of sidewalks, curb
ramps, crosswalks, or other pedestrian facilities providing access to the nearest
attractors of the project site, such as transit stops, neighborhood attractors and/or
complimentary land uses, and bicycle facilities (e.g., routes, lanes, or shared-use paths)
within a two-mile bicycling distance of the project site. Document barriers, deficiencies,
and high pedestrian-demand land uses, including schools, parking, senior housing
facilities, and transit stops or centers. The report will note any deficiencies or
enhancements planned or recommended in the latest General Plan or future planning
documents.
• Transit Facilities and Ridership – Document transit lines nearest to the project site,
including stop locations, frequency of service, and any capacity issues. It will also
describe transit stop amenities (e.g., benches, shelters, etc.).
• Multimodal Peak-Period Turning Movement Counts – Turning movement counts,
including vehicles, bicycles, and pedestrians, will be collected for each study time period
at all study intersections. The following parameters will be followed (fall and spring days
while school is in session are preferred):
o Data collection will cover at least two hours to ensure the peak hour is observed.
o As applicable, 48-hour machine counts will be used to identify the peak period
before conducting other counts or analysis.
o Traffic volumes should not be influenced by a holiday, weather, construction, or
other temporary change.
o The percent of traffic that consists of heavy trucks will be noted/estimated
during data collection.
o Some projects may require vehicle classification or occupancy counts. Consult
with Town staff on a case-by-case basis.
o Traffic counts that are older than two years at study initiation will not be used
without consultation and approval by Town staff. These counts may need to be
adjusted to reflect current year traffic volumes.
• Daily Traffic Counts – Collect data for all study roadway segments using the parameters
described above for peak period turning movement counts, with the exception of
bicycle and pedestrian volumes. Daily counts are used to size facilities (e.g., 2-lane vs. 4-
lane) and to identify temporal changes in traffic.
• Roadway Geometry – Document existing roadway and intersection geometries and lane
configurations. Information from aerial photography and street views should be verified
based on a site visit(s).
• Intersection Controls and Signal Timings – For use in intersection analysis, intersection
control types and signal timings and phasing should be based on signal timing sheets
(available from Los Gatos or Caltrans) and verified during site visits.
• Five-Year Collision Data – Obtain Statewide Integrated Traffic Records System (SWITRS)
through the local California Highway Patrol or through the following web site:
www.chp.ca.gov/switrs.
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• Mode Split – Summarize daily and peak hour mode split for the study area land uses.
Data could include U.S. Census journey-to-work data, empirical surveys, or any other
available surveys.
5.4 Project Site Access and Circulation Review
A detailed site plan review is required for all projects. The local transportation analysis should
include a review and summary of findings of the following qualitative and quantitative features.
• Consideration of roundabouts are encouraged. Conduct roundabout analysis as
required by Town staff.
• Existence of any current traffic problems in the local area, such as a high-collision
location, non-standard intersection or roadway, or an intersection in need of a traffic
signal or a roundabout.
• Applicability of context-sensitive design practices compatible with adjacent
neighborhoods or other areas that may be impacted by the project traffic.
• Proximity of proposed site driveway(s) to other driveways or intersections.
• Adequacy of the project site design to convey all vehicle types.
• Number and type of parking provided, including vehicle and bicycle parking.
• On- and off-street loading requirements.
• Adequacy of on-site vehicle, bicycle, and pedestrian circulation and provision of direct
pedestrian paths from residential areas to school sites, public streets to commercial and
residential areas, and the project site to nearby transit facilities.
An important aspect of a TA is to provide sufficient information for the Town to determine that
a project is consistent with the latest General Plan and other applicable Town policies, plans,
and standards. As such, individual projects must be reviewed against relevant policies
contained in the latest General Plan or other plans and policies. Applicants should review the
full policy statements in the latest General Plan Mobility Element.
If the study area extends into an adjacent jurisdiction, the applicant may be responsible for
analyzing project generated operational impacts in these jurisdictions. These include
intersection or segment locations in any other jurisdiction, including Caltrans-maintained
facilities. The applicant shall refer to current policies in the respective jurisdiction to identify the
appropriate significance criteria.
5.5 Analysis Scenarios
The range of scenarios includes Existing Conditions, Background Conditions, and Cumulative
Conditions. Projects consistent with the latest General Plan will only be required to complete
the Existing and Background conditions analysis; where Existing Conditions looks at the effect of
the proposed project on the existing system within the next year or two, Background
Conditions typically looks at a longer time frame of about three to five years. Inclusion of all
three analysis conditions (e.g., Existing, Background, and Cumulative), would typically occur for
large development projects, General Plan amendments, specific plans (and related
amendments), with Cumulative Conditions having a time horizon of 10 to 20 years.
22
The following analysis scenarios will document existing or future conditions, any deficiencies,
and identify deficiencies that will result from the addition of the project. Each scenario will
include a qualitative description of transportation facilities for all modes (and any planned
enhancements), traffic volumes, and a quantitative analysis of intersection LOS. Key study
elements are identified in the Multimodal Analysis Methods section of this chapter. Details
regarding each local transportation analysis scenario are presented below.
• Existing Conditions – These conditions are based on recent field observations and
recent traffic count data.
• Existing with Project Conditions – Traffic volume forecasts for roadway analysis
reflecting Existing Conditions with traffic generated by the proposed project. For reuse
or conversion projects, this may involve accounting for any existing use of the site that
remains or will be removed. It should also qualitatively describe how the project will
affect transportation for other modes, including compliance or relation to other Town
documents.
• Background Conditions – Traffic volume forecasts for roadway segment and
intersection analysis should reflect Existing Conditions with growth due to approved
development that is expected to be operational before or concurrently with the
proposed project. This scenario may not be needed if the study area has limited or no
approved developments.
• Background with Project Conditions – This scenario represents the Background
Conditions with vehicle trips added by the proposed project. It provides decision-makers
and the public with a view of conditions with all recently approved development and
physical improvements, including the proposed project.
• Future Year Cumulative Conditions – This scenario represents transportation conditions
for all travel modes in the study area reflecting all approved projects, pending projects,
or expected development of other areas of Los Gatos designated for growth under the
latest General Plan or specific plan. In most cases, the project site will likely be vacant
under this scenario. In some cases, this scenario may need to account for any existing
uses on the site that could continue, and potential increases in development allowed by
ministerial approvals.
• Cumulative with Project Conditions – This scenario represents the cumulative future
transportation conditions with anticipated changes to the transportation system and the
additions of project trips, and provides the long-range view of future traffic operations.
5.6 Analysis Time Periods
Based on the land use of the proposed project and upon consultation with Town staff, the study
shall analyze traffic operations during the peak one hour of the following time periods:
• Weekday morning peak (7:00 – 10:00 AM)
• Weekday evening peak (4:00 – 7:00 PM)
23
For some projects, the Town may substitute or require additional peak hour analysis for the
following time periods as approved or requested by the Town’s Traffic Engineer:
• Weekday afternoon peak (2:00 – 4:00 PM)
• Friday evening peak (4:00 – 7:00 PM)
• Weekend midday peak (11:00 AM – 1:00 PM)
• Sunday or holiday evening peak (4:00 – 7:00 PM)
For example, retail commercial projects should evaluate operations for Saturday midday peak
hour conditions, in addition to the standard weekday morning and evening peak periods. The
determination of study time periods should be made separately for each proposed project,
based upon the peaking characteristics of the project generated traffic and peaking
characteristics of the adjacent street system and land uses.
5.7 Multimodal Analysis Methods
The report should provide a quantitative and/or qualitative evaluation of the project’s potential
adverse or beneficial effects on transportation facilities and services related to pedestrians,
bicyclists, and transit users.
For some projects, more detailed multimodal analysis may be required. Such analysis shall be
decided upon in consultation with Town staff and consider new tools, methods, and
performance measures, such as those listed below.
• Multimodal LOS – The latest Highway Capacity Manual (6th Edition) contains methods
for multimodal LOS.
• Person Delay – Simulation models can be used to measure system performance in
terms of overall person-delay for all modes within a transportation network. This
method provides a better decision-making tool for developing improvements to
promote efficient movement of people, rather than a particular type of vehicle.
• Safety Assessment – Evaluate whether the project adds vehicle trips to a safety
improvement identified within the study area. (If a project may affect a Caltrans facility,
a safety assessment may be needed for CEQA purposes as well.)
• Bicycle Level of Stress (LTS) – Evaluate LTS for all bicycle facilities within a two-mile
bicycling distance of the project site. There are several methods for evaluating LTS for
bicycle facilities, which generally rely on street widths/number of vehicle lanes, vehicle
speeds, daily volumes, and type of bicycle facility to evaluate “low stress” bike
networks. The Low-Stress Bicycling and Network Connectivity (2012) report and the
National Association of City Transportation Officials (NACTO) Urban Bikeway Design
Guide, Second Edition (2014) contains methods for LTS.
• Pedestrian Level of Stress (LTS) – Evaluate LTS for all pedestrian facilities providing
access to the nearest attractors (e.g., transit stops, neighborhood attractors and/or
complimentary land uses) of the project site. Compared to bicycle LTS, there are parallel
methods for calculating pedestrian comfort using best practiced from the NACTO Urban
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Street Design Guide (2013) and pedestrian safety research. As with bicycle comfort,
pedestrian comfort is based on a variety of factors ranging from the quality and
presence of sidewalks to the conditions of the adjacent roadway (speed, number of
travel lanes, frequency of trucks).
• Activity Connectedness – Travel time for each mode (e.g., walking, bicycles, transit, and
vehicles) between the project and surrounding land uses can be used to gauge the
degree of accessibility for a project. The Town desires to minimize travel time to
necessary destinations while minimizing unnecessary vehicle travel. Tools such as
geographic information systems or online tools (e.g., Index and Walk Score) can be used
to gauge this measure specifically for walking. The main idea is to evaluate activity
centers and destinations around projects to ensure that walk times to necessary
destinations are minimized and the walking experience is comfortable.
5.8 Traffic Operations Analysis
Traffic operational deficiencies shall be analyzed using standard or state-of-the-practice
professional procedures. The main issues related to traffic operations analysis are the method,
input data, and assumptions. These three items influence the level of confidence and the
associated level of defensibility of the local transportation analysis. For traffic operations, this
requires following the procedures and techniques published in the most recent Highway
Capacity Manual (HCM).
Traffic Operations Analysis should be conducted according to the latest VTA Traffic Level of
Service Guidelines.
5.9 Mobility Deficiency Criteria
The overall guiding principal of the General Plan 2040 Mobility Element is to, “[p]rovide a well-
connected transportation system that enables safe access for all transportation modes,
including pedestrians, bicyclists, motorists, and transit riders of all ages and abilities.” Los Gatos
evaluates each transportation mode to identify deficiencies. Local transportation analyses
evaluate intersection operations focused on specific traffic issues such as queuing and safety. A
greater emphasis is placed on pedestrian, bicycle, and transit facilities and services, in part to
reduce traffic congestion and air quality impacts associated with automobile use. Table 5
outlines deficiency criteria for each mode. The mobility deficiency criteria can be used to
identify conflicts with existing or planned multimodal facilities.
Table 5: Mobility Deficiency Criteria
Study Element Deficiency Determination
Parking Project increases off-site parking demand above a level required by the
Town Zoning Code and/or desirable by the Town.
On-Site
Circulation
Project designs for on-street circulation, access, and parking fail to meet
Town standards. Where Town standards are not defined, industry
standards [Highway Design Manual, California Manual on Uniform Traffic
Control Devices (MUTCD), etc.] should be referenced, as appropriate.
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Table 5: Mobility Deficiency Criteria
Study Element Deficiency Determination
Failure to provide adequate accessibility for service and delivery trucks on
site, including access to loading areas. Project will result in a hazard or
potentially unsafe conditions without improvements.
Pedestrian
Facilities
Project fails to provide safe and accessible pedestrian connections
between project buildings and adjacent streets, trails, and transit
facilities.
Bicycle Facilities
Project disrupts existing or planned bicycle facilities or is otherwise
inconsistent with the latest General Plan, Bicycle and Pedestrian Master
Plan, or other related plans. Project adds bicycle trips along project
frontage to an existing facility that needs improvements per the latest
BPMP.
Transit Project disrupts existing or planned transit facilities and services or conflicts with Town adopted plans, guidelines, policies, or standards.
Heavy Vehicles
(Trucks and Buses)
A project fails to provide adequate accommodation of forecasted heavy
traffic or temporary construction-related truck traffic consistent with
Town or industry standards (Highway Design Manual, MUTCD, etc.).
Off-Site Traffic
Operations
95th percentile vehicle queues exceed the existing or planned length of a
turn pocket. The proposed project introduces a design feature that
substantially increases safety hazards.
Signalized
Intersection
Traffic Control
Addition of project traffic causes a signalized intersection to 1) drop more
than one level overall or at the worst individual approach delay if it is at
LOS A, B, or C or 2) drop at all overall or at the worst individual approach
delay if it is at LOS D or below.
Unsignalized
Intersection Traffic Control
Addition of project traffic causes an all-way stop-controlled or side street
stop-controlled intersection to 1) operate at LOS E or F overall or the worst-case movement, and 2) meets the Caltrans signal warrant criteria.
General Plan Consistency Evaluate the project against mobility, safety, and other related goals, policies, and actions set forth in the latest General Plan.
Other Subject
Areas
Consider other areas on a case-by-case basis (e.g., construction impacts,
queuing between closely spaced intersections, emergency access, special
event traffic, etc.).
Requirements
for Other
Jurisdictions
The project exceeds established deficiency thresholds for transportation
facilities and services under the jurisdiction of other agencies.
5.10 CMP Deficiency Criteria
To determine consistency with the CMP, off-site intersection analysis may be needed and
should be applied according to the latest VTA TIA Guidelines.
26
5.11 Mitigation Improvements
All project deficiencies should be addressed consistent with the policies of the latest General
Plan Mobility Element. Under these circumstances, the applicant should meet with Town staff
to identify transportation improvements that address the deficiencies. Table 6 shows example
types of improvements to address transportation deficiencies.
Potential improvements may require a more detailed review, often including traffic operations,
to demonstrate how they address a specific deficiency.
Selected improvements should be identified whether they will be implemented under Existing
Conditions, Background Conditions, or Cumulative Conditions. Background Conditions generally
reflect conditions at the time of full occupancy of a project.
If a transportation improvement is selected to address a deficiency, it should include a
description of the benefit to traffic reduction generated by a proposed development and how
the improvement contributes to the multimodal transportation system in Los Gatos. In
addition, all transportation improvements need to consider whether they have secondary
effects to VMT [i.e., whether the improvement is VMT inducing per guidance in the OPR
Technical Advisory (December 2018, Pages 20-21)].
The improvement shall not unreasonably degrade bicycle, pedestrian or transit access, and
circulation. If a project proposes improvements in response to auto LOS deficiency involving a
change to existing roadway or intersection geometry, or changes to signal operations, the TA
shall analyze and disclose secondary effects on other modes, i.e., whether the mitigation would
affect pedestrian or bicycle conditions or increase transit vehicle delay, per the methodologies
in 5.7.
Table 6: Example Improvements
Study Element Improvement
Project Modifications
and Transportation
Demand Management
• Alter density or diversity of project uses or integrate
affordable housing
• Encourage telecommuting and alternative work schedules
• Provide ride-sharing programs to encourage carpooling and
vanpooling
• Provide local shuttle service
• Provide employer-sponsored vanpools or shuttles
• Provide pedestrian network improvements
• Provide traffic calming measures and low-stress bicycle
network improvements
• Implement car-sharing (e.g., ZipCar) program
• Limit parking supply
• Unbundle parking costs from property costs
• Institute on-street market pricing for parking
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Pedestrian and Bicycle
Facilities
• Provide for access to, from, and through the development
for pedestrians and bicyclists
• Construct Class I bicycle paths, Class II bicycle lanes, and
other facilities
• Provide secure bicycle parking and shower amenities
• Reduce travel lanes on a street to install a two-way left-turn
lane and Class II bicycle lanes
• Add corner bulbouts, reduce curb radii, add pedestrian
refuges, or implement other walking-related improvements
Transit Facilities
• Provide bus turnouts, bus shelters, additional bus stops, and
park-and-ride lots
• Fund increases in transit service
Parking Facilities
• Design parking facilities to allow free-flow access to and
from the street
• Provide off-street parking per Town standards or
recommendations
• Implement shared parking among complementary land uses
Traffic Control
Modifications
• Provide for yield or stop control
• Evaluate unsignalized intersections with substandard LOS
for conversion to roundabout intersection control or
for signalization
• Provide coordination/synchronization of traffic signals along
a corridor
• Provide turn-lane channelization through raised islands
• Restrict selected turning movements
Street Operations
Modifications
• Optimize location of access driveway(s)
• Provide improvements to traffic signal phasing, or lengthen
existing turning pocket
• Provide additional through traffic lane(s), right-turn lane(s),
and left-turn lane(s) if they do not adversely impact other
modes or induce additional vehicle travel
• Reduce travel lanes on a street to install a two-way left-turn
lane
• Address congestion pricing on roads or within a specific area
28
Appendix A: Transportation Analysis Report Format Outline
Note: Not all sections are required for all projects. The project applicant shall consult with the
Town Traffic Engineer to determine the required sections.
1. Introductory Items
• Front Cover/Title Page
• Table of Contents, List of Figures, and List of Tables
• Executive Summary
2. Introduction
• Project description
• Project sponsor/contact info
• Type and size of development
• Site plan (include proposed driveways, roadways, traffic control, parking facilities,
emergency vehicle access, and internal circulation for vehicles, bicyclists, and
pedestrians)
• Location map (include major streets, study intersections, and neighboring zoning and
land uses)
• Scope of transportation analysis
3. Current Conditions
• Description of existing street system within project site and surrounding area
• Location and routes of nearest public transit system serving the project
• Location and routes of nearest pedestrian and bicycle facilities serving the project
• Vehicle Miles Traveled Assessment
o Description of baseline VMT estimates (may include site and regional VMT
estimates)
• Intersection Analysis for Site Access and Circulation Evaluation and CMP Evaluation
o Figure of study intersections with peak hour turning movement counts, lane
geometries, and traffic control
29
o Map of study area showing average daily traffic (ADT) of study roadways
o Table of existing peak hour average vehicle delay and level of service (LOS)
4. Project Trip Generation
• Table of project generated trip estimate
• Figure/map of trip distribution (in percent)
5. Project Site Access and Circulation Evaluation
• Summary of a detailed site review for all modes of travel
• Mobility deficiency analysis and summary to vehicle, transit, bicycle, and pedestrian
facilities (under Project Conditions and Cumulative Conditions)
• Summary of transportation improvements
CEQA Transportation Analysis Report Section
6. Vehicle Miles Traveled Assessment
• Summary of project generated VMT under Baseline Conditions
• Summary of project’s effect on VMT under Future Year Cumulative Conditions
• Identification of significant impacts
• Discussion of mitigation measures
• Evaluation of impacts of mitigation measures
7. Other CEQA Requirements
• Summary of conflicts with a plan, ordinance, or policy addressing the circulation
system, including transit, roadways, bicycle lanes, and pedestrian paths. Present
mitigation measures, as needed.
• Evaluation of hazards due to a geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment). Present
mitigation measures, as needed.
• Emergency access evaluation. Present mitigation measures, as needed.
Local Transportation Analysis Report Section
8. Existing with Project Conditions
30
• Maps of study area with applicable peak hour turning movements (Project Only and
Existing with Project Conditions)
• Table of Existing Conditions and Existing with Project Conditions intersection peak hour
average vehicle delay and LOS (or other multimodal performance measure)
• Traffic signal and other warrants
• Changes/Deficiencies to bike, pedestrian, and transit networks
• Findings of project deficiencies
• Improvements for project deficiencies (include a map showing physical improvements)
• Scheduling and implementation responsibility of improvements
• Deficiencies of proposed improvements
9. Background Conditions
• Table of trip generation for approved project(s)
• Figure and/or table of approved projects trip distribution (in percent)
• Map of study area with applicable peak hour turning movements (Background
Conditions)
• Table of intersection peak hour average vehicle delay and LOS (or other multimodal
performance measure) (including queue lengths, etc)
• Changes/deficiencies to bike, pedestrian, and transit networks
• Traffic signal and other warrants
10. Background with Project Conditions
• Similar content to Existing with Project Conditions
11. Cumulative Conditions and Cumulative with Project Conditions
• Map of study area with Cumulative Conditions peak hour turning movements
• Map of study area with Cumulative with Project Conditions peak hour turning
movements
• Table of Cumulative Conditions and Cumulative with Project Conditions intersection
peak hour average vehicle delay and LOS (or other multimodal performance measure)
• Changes/Deficiencies to bike, pedestrian, and transit networks
• Traffic signal and other warrants
31
• Findings of project deficiencies
• Improvements for project deficiencies (include a map showing physical improvements)
• Scheduling and implementation responsibility of improvements
• Deficiencies of proposed improvements
Additional Sections for Transportation Analysis Report
12. Construction Deficiencies
• Trips due to construction workers
• Truck trips and truck access routes
13. Phasing Deficiencies (For Large Projects Only)
14. Appendices
• List of references
• List of authors
• Pedestrian, bicycle, and vehicle counts
• Technical calculations for all analyses
TITLE: Transportation Impact Policy Attachment 2 - Traffic Mitigation Improvements Project List
PAGE: 32 of 37 POLICY NUMBER: 1-08
Town of Los Gatos Transportation Mitigation Improvements Project List
TITLE: Transportation Impact Policy Attachment 3 - VMT Reduction Strategies
PAGE: 33 of 37 POLICY NUMBER: 1-08
VMT REDUCTION STRATEGIES
For projects that would generate Vehicle Miles Traveled (VMT), one or more VMT reduction
strategies shall be required to reduce VMT of the project. Examples of VMT reduction
strategies are provided below. The VMT reduction strategies are organized by their relative
scale for implementation (i.e., individual site level, Town-wide level, and regional level).
INDIVIDUAL SITE LEVEL
Encourage Telecommuting and Alternative Work Schedules: This strategy relies on
effective internet access and speeds to individual project sites/buildings to provide
the opportunity fortelecommuting. This strategy would reduce commute VMT but
also result in a change in VMTfor other travel purposes; thus, this strategy should
consider the net change in the Town’s project-generated VMT.
Provide Ride-Sharing Programs: This strategy focuses on encouraging carpooling and
vanpooling by project site/building tenants.
Implement Car-Sharing Program: This strategy reduces the need to own a vehicle or
reducesthe number of vehicles owned by a household by making it convenient to
access a shared vehicle for those trips where vehicle use is essential. Examples
include programs like ZipCar,Car2Go, and Gig.
Provide Employer-Sponsored Vanpool/Shuttle: This strategy relies on employers
purchasing orleasing vans or shuttles, and often subsidizing the cost of at least program
administration, if notmore. Vanpools typically service employee’s commute to work,
while shuttles service nearby transit stations and surrounding commercial centers.
Scheduling and rider charges, if any, are within the employer’s purview. A
supplemental strategy may include facilitating or enhancing the service by improving
the shuttle stops and biking/walking paths to the stops.
TOWN-WIDE LEVEL
Provide Bicycle and Pedestrian Network Improvements: This strategy focuses on
creating a comprehensive bicycle and pedestrian network within the project and
connecting to nearby destinations. Projects in Los Gatos tend to be smaller so the
emphasis of this strategy would likely be the construction of network improvements
that connect the project site directly to nearby destinations. Alternatively,
implementation could occur through an impact fee programor benefit/assessment
district based on regional or local plans such as the Bicycle and Pedestrian Master Plan.
Provide Local Transit or Microtransit Solutions: This strategy focuses on providing
transit solutions that serve the local circulation needs and connections to key regional
destinations. The service would connect to transit hubs, schools, commercial centers,
and residential areas to improve transit connectivity and address the “first/last mile”
problems. The service may be in the form of a local shuttle, microtransit service using
dynamic routing and scheduling, fare subsidies to private transportation network
companies (TNCs) or taxi companies, or other service delivery methods. The service
may be open to all or target a special population, such as seniors, disabled or students.
The implementation of this strategy may require regional or private partnership.
TITLE: Transportation Impact Policy Attachment 3 - VMT Reduction Strategies
PAGE: 34 of 37 POLICY NUMBER: 1-08
Provide Transit Signal Priority: This strategy would upgrade the Town’s traffic signals
along transit corridors to provide transit signal priority to improve transit bus travel
time.
Improve Biking and Walking Paths to Bus Stops and Transit Amenities: This strategy
improves the biking and walking paths to bus stops, enhances amenities at bus stops
such as shelters, benches, and ADA accessible loading areas.
Provide Traffic Calming Measures: This strategy combines the California Air Pollution
Control Officers Association (CAPCOA) research focused on traffic calming with new
research on providing a low-stress bicycle network. Traffic calming creates networks
with low vehicle speeds and volumes that are more conducive to walking and
bicycling. Building a low-stress bicycle network produces a similar outcome. One
potential change in this strategy over time is that ebikes (and e-scooters) could extend
the effective range of travel on the bicycle network,which could enhance the
effectiveness of this strategy.
Limit Parking Supply: When combined with companion TDM measures, reduced
parking supplydiscourages driving by limiting easy and convenient parking options.
Implementation of this strategy may require reducing (or removing) minimum parking
requirements and allowing developers to use shared parking strategies.
Unbundle Parking Costs from Property Cost: Unbundling separates parking costs from
propertycost, for instance by not including a parking space in a residential unit’s rent,
or by requiring employers to lease each parking space separately from the building
owner. This strategy ensures that the user understands that the cost of driving includes
parking and can encourage people to use an alternative mode to save money.
Implement Market Price Public Parking (On-Street): This strategy focuses on
implementing a pricing strategy for parking by pricing all on-street parking in central
business districts, employment centers, and retail centers. Priced parking would
encourage “park once” behaviorand may also result in area-wide mode shifts.
REGIONAL LEVEL
Increase Density: This strategy focuses on increasing density of land uses, where
allowed by the General Plan and/or Zoning Ordinance, to reduce distances people
travel and provide more travel mode options. This strategy also provides a foundation
for many other strategies. For example, densification increases transit ridership, which
justifies enhanced transit service.
Increase Diversity of Urban and Suburban Developments: This strategy focuses on
inclusion of mixed uses within projects or in consideration of the surrounding area to
minimize vehicle travelin terms of both the number of trips and the length of those
trips.
Increase Transit Accessibility: This strategy focuses on encouraging the use of transit by
locating a project with high density near transit. A project with a
residential/commercial center designed around a bus station is referred to as a transit-
oriented development (TOD).
Integrate Affordable and Below Market Rate Housing: This strategy provides
greater opportunities for lower income families to live closer to job centers since
TITLE: Transportation Impact Policy Attachment 3 - VMT Reduction Strategies
PAGE: 34 of 37 POLICY NUMBER: 1-08
income effectsprobability that a commute will take transit or walk to work.
Increase Transit Service Frequency/Speed: This strategy focuses on improving transit
service convenience and travel time competitiveness with driving. Given existing land
use density in LosGatos, this strategy may be limited to traditional commuter transit
where trips can be pooled at the start and end locations, or it may require new forms of
demand-responsive transit service. Note that implementation of this strategy would
require regional or local agency implementation, substantial changes to current transit
practices, and would not likely be applicable for individual development projects.
Implement Area or Cordon Pricing: This strategy focuses on implementing a cordon
(i.e., boundary) pricing scheme, where a cordon is set around a specific area to charge
a toll to enterthe area by vehicle. The cordon location is usually the boundary of an
area with limited points of access. The cordon toll may be constant, applied during
peak periods, or be variable, with higher prices during congestion peak periods. The
toll can also be based on a fixed schedule or be dynamic, responding to real-time
congestion levels. Note that implementation of this strategy requires alternative
modes of travel that are available and reliable, such as high-qualitytransit
infrastructure.
TITLE: Transportation Impact Policy Attachment 4 - Definitions
PAGE:
36 of 37
POLICY NUMBER: 1-08
DEFINITIONS:
Land use entitlements shall mean entitlement changes in use requiring discretionary approval
by Los Gatos, which include General Plan amendments, specific plans (and related
amendments), zoning changes, use permits, planned developments, and tentative subdivision
maps.
Land Use Projects or Development shall mean residential or nonresidential improvements on a
site.
Existing development shall mean any already existing habitable residential or nonresidential
building or projects which rebuild or remodel the existing development without increasing the
trips generated. No fee shall be charged for development already existing.
Expansion of use, to determine traffic increases, shall include any increase in the number of
living units, gross floor area in a nonresidential development and/or any intensification of use
which increases trips generated.
Transportation improvements shall mean those improvements to the transportation facilities
and related actions necessary to implement the transportation element of the Town's general
plan and any applicable specific plan.
Site shall mean a plot of ground consisting of one (1) or more lots or parcels on which a
common improvement is proposed or exists.
Trip generation rate shall mean the number of vehicle trips over a weekday twenty-four-hour
period generated by a particular type of land use and shall be expressed in terms of the number
of acres or square feet of land for each land use category. The Town Engineer may exercise
reasonable discretion to establish recommended trip generation rates for land use categories
consisting of groupings of land uses having similar use and functional characteristics. When the
trip generation rate is multiplied by the amount of land, the number of trips, both incoming and
outgoing, shall be estimated.
Average Daily Trips (ADT) shall mean the total number of trips, both in-bound and out-bound,
within a 24-hour weekday period, generated by a particular use or development.
Pass-By Trip: Trips generated by the proposed Project that would be attracted from traffic
passing the proposed project site on an adjacent street that contains direct access to the
Project.
Peak Hour Trips shall mean vehicle trips, both in-bound and out-bound, occurring during a 60-
minute period either during the A.M. Peak (7 A.M. to 9 A.M.) or the P.M. Peak (4 P.M. to 6
P.M.), generated by a particular use or Project.
TITLE: Transportation Impact Policy Attachment 4 - Definitions
PAGE:
37 of 37
POLICY NUMBER: 1-08
Specialty Retail. Specialty Retail uses are defined as walk-in and impulse businesses such as
juice bars, yogurt shops, coffee shops, donut shops, and similar uses which do not generally
serve meals and have limited or no seating. Specialty Retail uses are defined under this policy
for purposes of establishing trip generation data and this definition does not provide any land
use or zoning guidance.
Use shall mean the purpose for which a site or structure is arranged, designed, intended,
constructed, erected, moved, altered or enlarged or for which either a site or a structure is or
may be occupied or maintained.
Vehicle Trip End shall mean an incoming or outgoing trip going to or coming from anywhere
within the Town or outside the Town.
CEQA shall mean the California Environmental Quality Act. These terms are reserved for
definitions per the CEQA Guidelines: significance criteria, significant impact, and mitigation
measures.
Local Transportation Analysis shall mean analysis to assess potential mobility deficiencies
caused by new developments on the local roadway performance, following the Town’s
transportation policies. These terms are reserved for Local Transportation Analysis: threshold
or performance standard, deficiency, and mitigation improvement.
Vehicle Miles Traveled (VMT) is a metric that accounts for the number of vehicle trips generated
times the length or distance of those trips. VMT is an accessibility performance metric that
evaluates the changes in land use patterns, regional transportation systems, and other built
environment characteristics.
Level of Service (LOS) is a metric that assigns a letter grade to network performance. The typical
application is to measure the average amount of delay experienced by vehicle drivers at an
intersection during the most congested time of day and assign a report card range from LOS A
(fewer than 10 seconds of delay) to LOS F (more than 80 seconds of delay). Vehicle level of
service is used to measure vehicle mobility.
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TITLE: Transportation Impact Policy
ENABLING ACTIONS: 1991-174; 2014-017,
2016-068; 2017-011
APPROVED:
PURPOSE
POLICY NUMBER: 1-08
PAGES: 37
REVISED DATES: 8/5/91; 3/24/14;
12/6/16; 3/21/17; 12/07/2021;01/16/24
To provide guidance to Town staff and the development community in implementing the
provisions of the Town Municipal Code, Chapter 15, Article VII, +Transportation raffi€ Impact
Mitigation Fees, and evaluating and mitigating California Environmental Quality Act (CEQA)
transportation impacts.
SCOPE
This Policy is applicable to all land use entitlements, land use projects, and transportation
improvements Town-wide.
POLICY
I.GENERAL CONDITIONS AND APPLICABILITY
1.Projects that are determined by the Town to generate one or more new net Average
Daily Trips (ADT) are subject to this Policy.
2.An Accessory Dwelling Unit (ADU) of less than 750 square feet shall be exempted from
the requirements of Transportation Analysis and the Traffic Impact Fees. ADU's of 750
square feet or greater shall be charged as a prorated portion of the single family rate
based on square footage.
g_ The Town Council may exempt housing developments for very lo•.iv, lo•.v, and moderate
income residents (as defined by Town Ordinance, General Plan, or statute) from all or a
portion of the traffic impact mitigation fee upon making a finding that the development
provides a significant community benefit by meeting current needs for affordable
housing.
ATTACHMENT 6
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