2008-025-Authorizing The Town Manager-Executive Director To Execute An Agreement With Design, Community And Environment To Prepare An Update To The Housing Element Of The General PlanRESOLUTION 2008-025
RESOLUTION AUTHORIZING THE TOWN MANAGER/EXECUTIVE
DIRECTOR TO EXECUTE AN AGREEMENT WITH DESIGN, COMMUNITY
AND ENVIRONMENT TO PREPARE AN UPDATE TO THE HOUSING
ELEMENT OF THE GENERAL PLAN
WHEREAS, the Town of Los Gatos Town is required by State law to update the
Housing Element of the General Plan; and
WHEREAS, Design, Community and Environment is the most qualified firm to
prepare the Housing Element update because of their extensive experience preparing
Housing Elements that have been adopted and certified by jurisdictions throughout
California; and
WHEREAS, David Early, Design, Community and Environment's Principal-in-
Charge for this project, has extensive applicable experience preparing Housing Element
updates for jurisdictions throughout California.
RESOLVED, by the Town Council that the Town Manager/Executive Director is
authorized to execute an agreement with Design, Community and Environment for the
preparation of the Housing Element update to the General Plan.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of
Los Gatos, California, held on the 17th day of March, 2008, by the following vote:
COUNCIL MEMBERS:
AYES: Steve Glickman, Diane McNutt, Joe Pirzynski, Mike Wasserman, and Mayor
Barbara Spector
NAYS: None
ABSENT:
ABSTAIN:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
ERIC OF THE TOWN OF LOS GATOS
LO GATES, CALIFORNIA
D E S I G N C O M M U N I T Y & E N V I R O N M E N T
1625 SHATTUCK AVENUE
SUITE 300
BERKELEY, CA 9A709
TEL ; 5 1 0 8 4 8 3 8 1 5 March 4, 2008
F A x; 5 t o s a s a 3 t 5 Mr, Curtis Banks
Town of Los Gatos
Community Development Department
i 10 E. Main Street
Lost Gatos, CA 95030
Re: Los Gatos Housing Element Update
Dear Mr. Banks:
Thank you for inviting Design, Community & Environment to submit this .proposal to
conduct a Housing Element Update for the Town of Los Gatos.
This letter describes the work scope, costs and schedule for the preparation of the Housing
Element Update to be conducted by Design, Community & Environment, Inc. (DG&E) for
the Town of Los Gatos.
I. FIRM QUALIFICATIONS
Design, Community & Environment (DC&E) was founded by David fatly in 1995 to
provide the type of high-quality, comprehensive planning and design services '.the Town of
Los Gatos needs for the Housing Element Update, DC&E believes that responsible planning
and design reflect the communities they serve and work in concert with the natural
environment.
As its name implies, DC&E's work is based on three basic principles:
• Design. Almost every planning decision affects our physical environment, DC&E is
.committed to ensuring that development projects and planning policy have positive
design implications,
• Community. DC&E believes that planning and design decisions must reflect local
communities' needs. DC&E stresses community .involvement and public participation as
cornerstones of its work.
EXHIBIT A
Town of Los Gatos
March 4, 2008
page 2
• Environment. In order to sustain itself into the future, our society must find
development patterns that respect the natural environment. Therefore, DC&E stresses
environmental responsibility and stewardship in planning and design.
A. Key Sta f f
David Early, DC&E's Founding Principal, will serve as Principal-in-Charge :for the f-lousing
Element Update process. David .specializes in creating General Plans and f-lousing Elements
that effectively guide smart development decisions. Ells work emphasizes community
participation, meeting facilitation, and consensus building. David has 20 years of experience
in planning and design, and is a member emeritus of the California .Planning Roundtable,
whose mission is to promote creativity and excellence in planning by providing leadership in
addressing important planning issues in California. In addition, he has taught the annual UC
Davis Extension class on General Plan preparation for the .past eight years. David is
currently Principal-in-Charge of 'the Envision Chino -Genera! Plon 2025 for the City of
Chino, which indudes an update to that City's Housing Element. I-le oversaw work on
Napa County's 2004 Housing Element Update, successfully responding to major challenges
including the threat of litigation, environmental constraints on key sites, and political
constraints on housing growth in 'the County, He was also .Principal-in-Charge of the
Truckee Generol Plon and EIR for the Town of Truckee, the Tracy General Plan and EIR for
the City of Tracy, and the Calistoga Generol Plan and EIR for the City of Calistoga, all of
which included Housing Element Updates as pact oftheir General Plan Updates,
Ben Noble, AICP, Associate, will serve as DC&E's Project Manager. Ben has six years of
experience in both public- and private-sector planning. Currently Ben is Project Manager
for the San Carlos General Plan Update and EIR for the City of San Carlos, City of Tracy
Zoning Code Update, and the Monte Sereno General Plan Update for the City of Monte
Sereno. Both the San Carlos and Monte Serena General Plans .include Housing Element
Updates. Before joining DC&E in 2006, he served as Associate Planner for the City of
Sausalito and ..ailed as Planning Manager in the Community Development Director's
extended absence. Ben was the principal author of the Sausalito F-lousing Element and
served as staff liaison to the Historic Landmarks Board. For a prior employer, Ben assisted
with reports and facilitated public workshops for the Concord General Plan Update, and
drafted Zoning Ordinance updates for the Cities of EI Cerrito, Manteca, Yuba City,
Concord and Morro Bay. Ben offers in-depth knowledge of housing policy, transportation
planning,.plan implementation and environmental review.
Sara Press, AICP, Associate, will serve as Assistant Project Manager bringing familiarity
with Los Gatos from 'her current work on the Parks, Open Space and Trails Inventor. Sara
has managed a variety of planning and facilitation processes since joining DC&E in 2000. In
addition to her current work in 'Los Gatos, she is managing the Mira(lores Housing
Development Site Plan and EIR for the City of Richmond which will guide the development
of 198 units of new housing on a former nursery site, including 95 units of affordable
housing, Sara also served as key staff on the Napa County Housing Element Update, Generol
Plan Amendment and Measure A Reouthonzation for Napa County,
Town of Los Gatos
March 4, 2008
page 3
Agnes Chan, Planner, will support Ben and Sara by collecting data, .researching housing
programs and policies, providing support at meetings and by assisting with writing the
Housing Element update, Agnes is currently assisting with preparation of the Housing
Element update for the City of San Carlos and is also the key planner supporting the Monte
Sereno General .Plan Update for the City of Monte Sereno, She has a Master of Arts in
Urban Planning from the'University of California, Los Angeles.
B. Relevant Experience
OC&E .has completed numerous General Plans, Housing Elements and EIRs that have been
successfully adopted and certified by jurisdictions throughout California.
Yolo County Housing Element for Yolo County. DC&E is currently serving as the
lead consultant on the Yolo County General Plan, and is now beginning work on the Yolo
County Housing Element, with David Early and Ben Noble as key staff. The I~ousing
Element will consider the provision of housing for residents of all income levels in
unincorporated Yolo County. The analysis of potential housing sites will require careful
consideration in order to avoid impacts to agricultural and biological resow-ces and to
designate sites that are out of the 100-year floodplain.
Housing Element Update Preparation and CEQA Review for the County of
Napa, DC&E led a consultant team in amulti-pronged update of Napa County's 2004
Housing Element. The project included the followingtomponents:
• Preparation of the Housing Element itself, which was eventually certified by the State
Department of Housing and Community, .resulting in Napa County's first certified
Housing Element in 13 years,
• Identification of 14 sites in four different areas of the county as potential locations for
affordable housing development.
• Draft language far a new affordable housing zoning overlay.
• Combined programmatic and project-level environmental analysis of the Housing
Element Update under Section 65759 of the California Government Code. On the
programmatic level, the DC&E team, including David Early and Saia Press, analyzed
potential environmental impacts from the Draft Housing Element Update ranging from
new policies to encourage the construction of farmworker housing to changes in the
number of annual permits allowed for affordable housing development. On the project
level, the DC&E team analyzed potential impacts from the addition of an affordable
housing zoning overlay on the 14 sites.
• An urban design study to consider the conversion of the 220-acre Syar industrial site to
residential use. This site is one of the last developable, non-agricultural parcels in the
county that could provide land for badly-needed housing. DC&E developed
conceptual site plans for multi- and single-family housing and supporting commercial
uses on the site.
Town of Los Gatos
March 4, 2008
page 4
• An analysis of the reauthorization of the County's growth control ordinance, known as
Measure A.
blousing Element EIR for the Town of Corte Madera. DC&E conducted an
environmental review of the Town of Corte Madera's draft .Housing Element, which
included .policies to create several different kinds of "Affordable Housing Overlay Zones"
and lower multi-family housing parking requirements. In addition, the EIR provided
environmental review of the impacts of permitting construction of affordable housing in four
different parts of the town on sites whose development was foreseen in the Housing
Element. DC&E developed several conceptual alternative site plans for this multi-family
housing, while also overseeing analysis of biological, geotechnical, visual and other impacts
related 'to the sites' rezoning.
Calistoga General Plan and EIR for the City of Calistoga. DC&E prepared a complete
revision of the General Plan of this Napa Valley town, including an update to its Housing
Element. The public input process included planning open houses, public workshops and
regular meetings with a Citizens' Advisory Committee. An implementation matrix ensured
the General Plan can be used to guide annual budgeting and departmental planning efforts,
Work on'the EIR was folded into the General Plan so that the General Plan is largely "self-
mitigating," v~ith few impacts and mitigation measures left to the EIR.
Truckee Housing Element, General Plan and EIR for the Town of Truckee, DC&E
led a team of consultants to prepare the Town of Truckee 2025 General Plan Update,
including an update to Truckee's Housing Element. Truckee incorporated in 1993,
encompassing a total area of 34 square miles, with a development pattern of dispersed
residential areas loosely centered around the historic Town center, Although 'the previous
General Plan was less than ten years old, rapid growth led the Town to initiate an update.
The first phase of the General Plan Update consisted of an extensive public outreach effort,
including acommunity-wide survey, publication of an existing conditions "Briefing Book;'
and a series of public workshops to update the General Plan's Vision. DC&E carried the
Vision into Phase II of the project, which included a further series of public workshops to
develop a preferred land use alternative as well as specific policies regarding housing. bC&E
also prepared a full EIR on the General Plan, including the Housing Element.
Tracy Housing Element, General Plan Update and EIR for the City of Tracy, The
City of Tracy, located in the Central Valley of California, is arapidly-growing community on
the outskirts of the San Francisco Bay Area. Over the past two decades, the city's
population has doubled, leading to a number of growth-related issues such as traffic
congestion, increased home prices and loss of the small-town character, During the
General Plan process, DC&E worked with the City Council, Planning Commission and the
public to explore how innovative development patterns such as smart growth, new
urbanism and transit-oriented development could maintain and improve the quality of life in
the community, The issues raised at joint City Council/Planning Commission workshops and
public meetings were directly translated into detailed policies and actions in the General
Plan. One of the key components cornerstones of the updated General Plan was an
Town of Los Gatos
March 4, 2008
page 5
update to the Housing Element DC&E completed the EIR on the General Plan and
Housing Element,
2. DC&E APPROACH
DC&E has developed a scope of work that we believe can produce creative solutions to
meet housing needs for- the Town of Los Gatos, Working closely with the General Plan
Advisory Committee .and the public, we will develop a I-lousing Element that includes
policies and programs that responds to both community needs and to the California
Department of Housing and Community Development (HCD) requirements. Additionally,
DC&E's expertise with Housing Element law ensures that the Housing Element update will
address recent changes in the law including Senate Bill 2 and Assembly Bill 2348. DC&E will
work directly with HCD to ensure the Housing Element is completed by June 2009,
3. SCOPE OF WORK
Task A. Project Initiation
I. Project Initiation Staff Meeting
DC&E will attend a project initiation meeting with Town staff to discuss the work program
for the Housing Element Update, At this meeting we will review and refine the proposed
schedule, identify information needs and discuss expectations for the process and products.
As part of this task, DC&E will establish initial contact with HCD, DG&E will discuss with
HCD strategies to accommodate the Town's identified housing need and other procedural
and substantive issues related to the Housing Element Update. By -taking this proactive
approach, we will ultimately be able to submit a draft Housing Element to HCD that does
not require extensive revisions.
2. Initial Data Collection and Review
DC&E will also conduct an initial review of the programs, program objectives and quantified
objectives set forth in the current Housing Element, DC&E will collect and review housing
programs, plans, reports and other policy documents needed to prepare the Housing
Element Update. Background information to be reviewed includes the existing General
Plan, the Town Code .and other applicable policy documents as identified by Town staff.
DC&E will document constraints on development of vacant and undeivtilized parcels,
3. General Plan Advisory Committee Meeting I: Stakeholder Input
The purpose of the first General Plan Advisory Committee (GPC) meeting will be to
receive input from housing stakeholders in Los Gatos and to kick-off the GPC meetings.
Prior to the meeting, DC&E will prepare a letter inviting housing developers, affordable
housing advocates, Town residents and other stakeholders to attend the meeting. At the
meeting, DC&E will review the schedule and work program with stakeholders, will explain
Town of Los Gatos
March 4, 2008
page 6
TABLE I WORK PROGRAM SUMMARY
Task A: Projectlnitiation
I. Project Initiation Staff Meeting 3. General Plan Committee Meeting I;
2. Initial Data Collection and Review Stakeholder Input
Task B: Population and Housing Analysis
I. Evaluation of Existing Housing Element 3. Housing Constraints Analysis
2. Housing Needs Assessment 4. Housing Sites Inventory
Task C: Housing Policy Alternatives
I. Development of Housing Policy 2 General Plan Committee Meeting 2:
Alternatives 'Housing Policy Alternatives
Task D: Draft Housing Element Update
I. Policy and Program Revisions 4. General Plan Committee Meeting 4:
2. General Plan Committee Meeting 3: Administrative Draft Housing Element
Draft Policies, Programs and Actions 5. Public Review Draft Housing Element
3. Administrative Draft Housing Element
Task E: Environmental Review
I. Initial Study 4. Town Review and Revision
2. Mitigated Negative Declaration 5. Public Review/Responses to
3. Mitigation Monitoring Program Comments
Task E: HCD Review and Final Housing El ement
I, Submittal to {-ICD 4. Final h-lousing Element Re-submittal to
2 General Plan Committee Meeting 5: HCD
Review of HCD Comments 5, Adoption Hearings
3. Revisions to Public Review Draft 6, HCD Certification
Housing Element
Task G: Optional -Attend Housing Element Puhlic Workshop
State Housing Element law and will answer questions from GPC members and
stakeholders. Additionally, DC&E will facilitate a discussion of issues relating to .both
affordable and market rate housing in Los Gatos. Specifically, we will be seeking input
regarding housing needs for different population groups, constraints on the development of
affordable housing, preferred locations for new housing, and the effectiveness of'the existing
Town of Los Gatos and San Mateo County housing programs.
Town of Los Gatos
March 4, 2008
page 7
Task B. Population and Housing Analysis
I. Evaluation of Existing Housing Element
DC&E will conduct a thorough evaluation of the existing Housing Element. This evaluation
will consider the appropriateness of existing goals, objectives, and policies; the effectiveness
of these policies and programs; and progress in implementation.
2. Housing Needs Assessment
DC&E will prepare a.housing needs assessment, which will focus on local demographic and
household characteristics that affect local housing demand. Housing needs information in
the Town's current Housing Element will be updated with new data on population and
employment, housing types and conditions, household characteristics, housing costs,
household income and ability to pay, special needs housing, and affordable housing at risk of
conversion to market rate uses.
3. Housing Constraints Analysis
DC&E will revise the discussion of govemmental and non-governmental constraints on
housing production identified in the Town's current Housing Element. Examples of
govemmental constraints include development standards in the zoning ordinance, land use
controls such as urban growth boundaries and annexation restrictions, on- and off-site
improvement requirements, fees and exactions, and permit processing procedures,
Nongovernmental constraints include issues such as land .prices, financing availability, and
construction, This task will include an analysis of costs to develop housing in Los Gatos,
including estimated permit and land costs, site improvement costs, hard and soft
construction costs, marketing costs, and required developer profit.
4. Housing Sites Inventory
a. Identification of Land Suitable for Residential Development
DC&E will prepare an inventory of land suitable for residential development. This inventory
will include vacant sites zoned for residential development, vacant sites zoned non-
residential that allow residential uses, underutilized developed sites that are capable of being
redeveloped at a .higher density or with greater intensity and non-residential zoned sites
that can be redeveloped and/or rezoned for residential use,
b. Land Inventory Analysis
DC&E will determine which sites identified in the inventory are available and suitable to
accommodate Los Gatos's projected housing need, This analysis will determine the Town's
ability to provide for a variety of housing types including multifamily rental, factory-built,
mobile homes and transitional housing and emergency shelters.
DC&E will then establish the number of housing units that can potentially be
accommodated on each site, DC&E will calculate the .number of units that can
accommodate the Town's share of housing for lower-income households, and will
determine if existing land use controls allow for development of housing for lower-income
households. DC&E will evaluate the feasibility of redevelopment of underutilized sites,
Town of Los Gatos
March 4, 2008
page 8
considering factors such as the extent to which existing uses constitute and impediment to
additional residential development, recent development trends, market conditions, and
existing or proposed incentives,
Task C. Housing Policy Alternatives
I. Development of Housing Policy Alternatives
Based on the analysis of prior tasks, DC&E will prepare housing policy altematives for'the
updated Housing Element. Policy altematives will include:
• Sites to accommodate housing need.
• Programs to rehabilitate and conserve existing affordable housing,
• 'Programs to assist special-needs households.
• Programs to accommodate persons with disabilities.
• Other programs based on prior review in Task A.2.
DC&E will also identify sites to accommodate housing need.
If the land inventory analysis does not demonstrate an adequate supply of suitable, available
and appropriately zoned sites that are sufficient to accommodate the Town's housing need
by income level, DC&E will prepare a program to accommodate the remaining housing
need within the planning period. Strategies to increase total residential development
capacity include establishing minimum densities, modifying zoning and development
standards, encouraging the redevelopment and reuse of non-vacant or underutilized sites,
removing other housing-production constraints, assisting in the development of housing, and
conserving existing housing stock.
2. General Plan Committee Meeting 2: Housing Policy Alternatives
DC&E will present the policy and site altematives to the GPC and will facilitate a discussion
about the various options. This meeting will result In the selection of a preferred approach
to meet Housing Element requirements, especially adequate sites for housing need,
Taslc D. Draft Housing Element Update
I. Policy and Program Revisions
DC&E will recommend revisions to existing housing policies and the addition of new
policies and programs where needed. Programs will identify agencies or officials responsible
for implementation and include specific time frames.
Town of Los Gatos
March 4, 2008
page 9
2. General Plan Committee Meeting 3: Draft Policies, Programs and
Actions
DC&E will prepare and present draft Housing Element policies, programs and actions for
review and comment by the GPC. The meeting will be structured to obtain agreement on
the draft policies, programs and actions.
3. Administrative Draft Housing Element Update
DC&E will prepare an Administrative Draft Housing Element Update incorporating the
results of prior tasks. One electronic copy of the Preliminary Draft Housing Element will be
provided to the Town,
4. General Plan Committee Meeting 4: Administrative Draft Housing
Element
DC&E will present the Administrative Draft Housing Element to the GPC and will make
revisions based on GPC Comments.
5. Public Review Draft Housing Element
After receiving comments on the Administrative Draft Housing Element, DC&E will prepare
a Public Review Draft Housing Element Update. DC&E will facilitate a joint Planning
commission Town Council meeting to present 'the Public Review Draft Housing Element
and will revise the Housing Element based on Planning Commission and Town Council
comments, DC&E ~n.~ill provide 20 hard copies of the Public Review Draft Housing Element.
Task E. Environmental Review
Using existing documents, DC&E will prepare a detailed Initial Study using either the DC&E
formatted cheddist or the Town's version, if available. The Initial Study will include a project
description and information to support all the conclusions stemming from the threshold
questions. All references will be noted and appropriate technical information will be
appended as necessary,
The Initial Study will determine if any environmental impacts are anticipated due to
implementation of the project, and include mitigation measures as required. It is anticipated
that a Mitigated Negative Declaration will be prepared for the project, If it is determined
that an Environmental Impact Report will be required, a contract amendment would be
necessary,
I. Initial Study
DC&E will prepare an Initial Study to assess the environmental impacts that could result
from the updated F-lousing Element at a programmatic level, Impacts from and to the
following topics will be based on new analysis conducted for the Housing Element IS/MND
and described in detail below;
• Air Quality
• Land Use
Town of Los Gatos
March 4, 2008
page 1 0
e Noise
• Population and I-lousing
• Public Services
• Recreation
• Traffic and Transportation
Analysis of the following topics will be based on existing documentation:
• Aesthetics
• Cultural Resources
• Biological Resources
• Hazardous Materials
• Hydrology and Water Quality
• Geology, Soils and Seismicity
• Utilities and Infrastructure
a. Air Quality
Primary air quality issues associated with the Update would be impacts 'to regional air
quality from indirect sources (i.e., project traffic generation), exposure of sensitive receptors
to air pollution from the proposed transit facility and temporary emissions of dust and diesel
exhaust from construction. An air quality analysis would be prepared in accordance with
the Bay .Area Air Quality Management District (BAAQMD) CEQA Guidelines. The
following tasks would be conducted to address air quality issues:
i. Setting
Existing air quality conditions will be described'based on air quality monitoring data for
the area published by the BAAQMD. A brief description of the meteorological
conditions that affect air quality in the area, .along with a description of the regulatory
environment, will be prepared, Planning efforts to attain and maintain air quality
standards would be desa-ibed,
ii, Identify Receptors and Sources o f Air Pollution
Existing sensitive receptors and sources of air pollution that could affect new sensitive
receptors (e.g., residences) would be identified from site visits, review of project
documents and review of BAAQMD records,
iii. Assess Construction Impacts
An analysis of construction impacts will be based on the potential for health and
nuisance .impacts and the level of dust control measures. Typically, visible dust clouds
that extend beyond construction areas and affect sensitive land uses are an indication
of significant air quality impacts due to construction. Use of heavy-duty construction
equipment near sensitive receptors could lead to unhealthy exposure to diesel exhaust.
Since this is a plan levels analysis, these types of impacts would be evaluated on a
qualitative basis taking into account the .amount of activity and the proximity of
sensitive receptors.
Town of Los Gatos
March 4, 2008
page I I
iv. Assess Air Quality Impacts Affecting the Region
Air quality impacts that affect regional .air quality would be assessed in accordance with
the BAAQMD CEQA Guidelines. Air pollutant emissions associated with the five
development sites will be calculated using traffic data and the latest emission factors
available from the California Air Resources Board (e.g., URBEMIS2007). Changes in
daily emission rates for the project will be calculated and compared with the no-project
and current planning scenarios. The differences in emissions will be compared with
significance thresholds (e.g., thresholds published by the Bay Area Air Quality
Management District). Emissions of Carbon Dioxide (CO2), a greenhouse gas, would
also be calculated.
v. Assess Local Air Quality Impacts from Traf ~c
An assessment of changes to carbon monoxide concentrations will be conducted.
Roadside carbon monoxide concentrations will be ,predicted using screening methods
acceptable to the BAAQMD. These methods are based on the Caline4 Line-Source
Dispersion Model. If necessary, the Caline4 model would be used to model carbon
monoxide concentrations at receptors near busy roadways. The significance of the
results will be based on a comparison with ambient air quality standards.
vi, Plan Consistency with Clean Air Plan
A discussion of the consistency of the project growth scenarios with Clean Air Plan
assumptions will be included in the analysis. A letter from ABAG describing plan
consistency with the regional Clean Air Plan would be requested and incorporated. into
the .analysis.
b. Land Use
DC&E will analyze potential land use impacts from redesignating housing sites to
accommodate housing at the appropriate density. The analysis will consider impacts to
established communities, Conflicts with applicable Town land use policies, and conflict with
any applicable habitat conservation plan or natural community conservation plan.
c. .Noise
Illingwolth &Rodkin will complete the following tasks in the noise assessment for the
Housing Element Update;
i. Document Existing Baseline Conditions at Representative Locations.
Illingwolth &Rodkin will .monitor existing baseline noise levels at up to five areas
designated for development in the .Housing Element Update. The sites may be
selected along major roadway or at specific sites where development might occur- in
order to characterize ambient noise. levels, Noise levels will be monitored over a
continuous 24-hour period at up to five locations. Additional short-term spot
measurements may be made along other representative roadways or across sites in
orderto characterize variations in the noise environment.
Town of Los Gatos
.March 4, 2008
page 12
ii. .Assess Noise Impacts
There are two main noise issues associated with the implementation of the Housing
Element; (a) the potential for noise .sensitive housing developments to be placed in a
noise environment that would pose a constraint to the development; and (b)
implementation of the blousing Element may cause a substantial increase in noise at
existing sensitive receptors either due to construction or increased traffic, Noise and
land use compatibility issues will be assessed with respect to the guidelines set forth in
the Noise Element of the General Plan. Impacts resulting from project implementation
upon existing sensitive receptors will be assessed with respect to local guidelines or
other appropriate significance thresholds,
iii, Recommend Mitigotion Measures
If signif cant noise impacts are identified, Illingworth & Rodkin will recommend measures
to mitigate these impacts. These measures may include administrative measures,
including goals and policies within the Housing Element Update, or physical controls.
d, Population and Housing
DC&E will analyze potential impacts on population and housing that would result fi-om the
implementation of the updated Housing Element, This analysis will .include a discussion of
population growth, displacement of existing housing, and displacement of residents,
e.. Public Services
DC&E will contact local service providers to gather information on existing service levels
and capacity to serve additional new housing units that would be built under the Housing
Element This scope of work assumes that DC&E will contact the Santa Clara County Fire
Department, the Los Gatos/Monte Sereno Police Department, the Los Gatos Union School
District and the Los Gatos-Saratoga Union High School District. The analysis of potential
impacts to Parks will be based on DC&E's current work on the Parks and Open .Space
Inventory for the Town.
f Recreation
DC&E will analyze potential impacts to recreational facilities based on our. current work on
the Parks and Open'Space inventory for the Town.
g. Traffic and Transportation
Kimley-Horn Associates will complete the Traffic and Transportation analysis of the Housing
Element.
i. Data Collection and Field Reconnaissance
Several elements of information will be needed to complete the traffic analysis. Kimley-
Hom will obtain the following:
• Description of anticipated housing types, locations,. and completion .dates
• Existing traffic evaluation models including TRAFFIX, TransCAD, Emmet, or other
software models available and necessary for evaluation .purposes.
Town of Los Gatos
March 9, 2008
page 13
Turning movement counts for weekday AM and PM peak periods at selected
study intersections conducted within the last 12 months,
Traffic signal timing sheets for signalized intersections to be studied
Kimley-Hom will conduct intersection turning movement counts for both the weekday
AM peak period (7:00 Am to 9;00 AM) and PM peak period (4:00 PM to 6:00 PM) at
up to 16 intersections. The criteria set forth by the Valley Transportation Authority
(VTA) is to .prepare a transportation impact analyses for projects that generate 100 or
more peak hour trips.'Kimley-Horn will coordinate with Town staff on the selection of
intersections for evaluation, with intersections meeting the criteria set forth by VTA
listed as high priority.
Kimley-Hom will conduct field observations at each of the study intersections,
documenting existing field conditions during the peak traffic period. Kimley-Hom will
observe and note the following;
• Upstream and downstream conditions at each study intersection
• Queuing at each study intersection
• Any unusual problems identified during .field reconnaissance
• Qualitatively deso-ibe overall intersection performance
• Potential access issues and activity in the study area
ii. 7ra~c Impact Analysis
The analysis time periods for this study will be the weekday AM and PM peak hours at
the 16 study intersection selected in Task I .Additional intersections, if required by the
Town, will be studied as an additional service. An existing tr-affc conditions analysis will
be performed .utilizing the TRAFFIX computer model to determine current levels of
service at the study intersections, This step in the analysis makes rr possible to identify
the current baseline of traffic operations, regardless of the proposed project. Kirnley-
Horn will then add project traffic to existing traffic volumes to determine the total
traffic volumes in the project study area.
The trip generation analysis will be based on rates from the Institute of Transportation
Engineers (ITE), Trip Generation, 7th Edition. Kimley-Hom will include a table showing
the daily, AM, and PM trip rate and trips associated with each proposed development.
The trip distribution for the proposed developments will be constructed from 'the
adopted General Plan. Trip distributions will be submitted and verified with Town Staff
before further evaluation of the proposed impacts.
All intersections will be evaluated using the Operations Method.. from the 2000
Highway Capacity Manual as applied by the TRAFFIX software program, Existing signal
timings will be used for existing intersections, as provided by Town staff. Intersections
and roadway segments operating at LOS "A", "B", "C", or "D" are considered
acceptable, while those operating at LOS "E" or "F" conditions are considered
Town of Los Gatos
March 4, 200$
page I ~
unacceptable. For any impact found to be significant, the study will propose mitigation
measures,
The study will indude recommendations for mitigation or suggested improvements to
the roadway network, as warranted, based on 'the results of the analysis. Proposed
mitigation measures will address vehicular queues, progression quality and other factors
that affect traffic conditions that are not part of the level-of-service analyses. Signal
timing modifications may be considered as a measure to address capacity or .level of
service deficiencies,
iii, Housing Element TIA Report
Kimley-Horn will document the .analysis and prepare a report of our findings. The
report will include texk, charts, and figures describing the process, assumptions, and
results of the traffic impact .analysis. The memorandum will specifically detail impacts
directly .connected with traffic generated by the Housing Element and recommended
mitigation, if needed,
2. Mitigated Negative Declaration
Assuming that the Initial Study finds that there are no significant unavoidable impacts as a
result of the project, or if .potentially significant impacts can be avoided or mitigated to a
less than-significant level, a Mitigated Negative Declaration (MND) will be prepared for the
project. If the Initial Study concludes that the proposed project could have potentially
significant unavoidable impacts, an EIR will be required under a separate scope of work.
3. Mitigation Monitoring Program {MMP)
DC&E will .prepare a mitigation monitoring program to accompany the IS/MND, This
program, which will be shown in tabular form, will identify responsibility for implementing
and monitoring each mitigation measure contained in the Initial Study, along with monitoring
triggers and reporting frequency.
4. Town Review and Revision
The IS/MND and'MMP will be submitted to the Town of Los Gatos for review, as follows:
i. Administrative Dra ft IS/MND
DC&E will submit one paper and one electronic copy of this first draft to the Town for
review. The Town will provide DC&E with a single consolidated set of comments on
the report. This assumes that DC&E will respond to one round of comments on the
Administrative Draft received from the Town.
ii, screencheck Draft IS/MND
bC&E will submit a revised, second draft to Town staff as an electronic "screencheck"
prior to printing the public review draft, DC&E assumes that a minimal level of effort,
not exceeding four hours, would be required to respond to any comment from the
Town on the screencheck Draft IS/MND.
Town of Los Gatos
March ~, 2008
page 15
iii. Draft IS/MND
DC&E will provide the Town with one electronic copy and 30 paper copies, This
assumes that the Town will circulate copies of the document to the State
Clearinghouse, as required by CEQA, and to interested members of the public.
iv. Memorandum of Responses to Comments
DC&E will submit this memo to the Town for review. DC&E assumes that it will
respond to one round of comments from the Town on the proposed responses to
comments,
v, Administrative Draft Mitigation Monitoring Program (MMP)
DC&E will submit this f rst draft to the Town for review in paper and electronic
formats. The Town will provide DC&E with a consolidated set of comments on the
MMP. This assumes one round of review and comments by the Town.
vi. Screencheck Draft IS/MND
We will submit a revised, second draft of the MMP to Town staff as an electronic
"screencheck" prior to printing. This assumes one round of review .and comments by
the Town,
vii. Final MMP
DC&E will submit a final MMP'to the Town in electronic and paper formats.
5. Public Review/Responses to Comments
Once the IS/MND is published with the State Clearinghouse, CEQA requires a 30-day
public review period during which the document will be available for review and comment,
DC&E will respond to substantive comments ..received on the IS/MND in a memorandum
form. DC&E's labor for this task is limited to 24 hours, which includes the time required to
revise responses .based on input from the Town, .Any additional labor for this task beyond
24 hours would require a budget amendment,
Task F. HCD Review and Final Housing Element
I. Submittal to HCD
Following public comment and Planning Commission/Town Council review of 'the Public
Review Draft Housing Element, DC&E will submit a revised Draft Plousing Element to HCD
for certification.
2. General Plan Committee Meeting 5: Review of HCD Comments
DC&E will present HCD comments and recommended revisions on the Draft Housing
Element to the GPC. After the initial presentation, DC&E will facilitate a discussion about
responding to HCD comments, The desired outcome of the meeting is to obtain
agreement on revisions in response to HCD comments.
Town of Los Gatos
March 4, 2008
page 16
3. Revisions to Public Review Draft Housing Element
After HCD review and GPC Meeting 5, DC&E will 'be responsible for making revisions to
the Housing Element to address HCD comments. The budget assumes one round of
revisions for HCD.
4. Final Housing Element Re-submittal to HCD
Following public comment and Planning Commission/Town Council review of the Draft
Housing Element, DC&E will submit a .revised Draft Housing Element to I-ICD for approval.
5. Adoption Hearings
DC&E will prepare a draft Final Housing Element Update for adoption by the Town
Council. The Final Housing Element will incorporate modifications to the Public Review
Draft Housing Element as required by HCD and reviewed by the GPC. .Following Town
Council adoption of the Final Housing Element, DC&E will submit the adopted Final
Housing Element for certification by I-ICD. DC&E will attend two Planning Commission
and/or Town Council meetings for this task.
6. HCD Certification
Following Town Council adoption of the Final Housing Element, DC&E will submit the
adopted Final Housing Element for certif cation by HCD.
Task G. Optional -Attend Public Housing Element Public Workshop
DC&E will attend a public workshop regarding the Housing Element update, Possible
workshop topics indude identification of housing issues and gathering input for strategies to
meet housing needs. This task assumes attending one public workshop.
4. SCHEDULE
We believe this scope of work can be completed by June 2009, in order to meet the State
deadline. Please see attached schedule for a more detailed ,project timeline.
5. COST
As shown in Table 2, the estimated cost to complete the scope of work described in this
proposal is $ 108,228, The DC&E team will complete this scope of woli~ for a fixed fee not
to .exceed this amount.
This proposal includes an optional task to attend a public workshop. Costs for this task are
not included in the costs in Table 2. The estimated cost would be $5,000 per workshop.
Town of Los Gatos
March 4, 2008
page 17
We are flexible regarding. project costs and hope that you will not eliminate us from
.consideration on the basis of cost alone.
The billing rates for each team member are included in Table 2.
DC&E bills for its work on atime-and-materials basis with monthly invoices.
DC&E guarantees that it will complete a contracted scope of work for the contracted cost.
Any in-contract cost overruns are absorbed by the firm and are not passed onto 'the client,
This scope of work and cost estimate assumes that;
• Billing rates for this project are guaranteed through December 2009. Billing rates
would be subject to an increase of up to six percent on January I , 2010, and in each
subsequent year thereafter. A budget increase would be necessary to cover costs
incurred after January I, 2010.
• The Town already has a working knowledge of potential housing sites, and DC&E staff
will need to spend no more than 16 hours finalizing the site identification,
• The {-lousing Element document will be reviewed twice by HCD: once in Public
Review Draft form, and again in Final Draft form.
• The final'Housing Element will be adopted by June 2009.
Please do not hesitate to contact me if you need more information. The DC&E team looks
forward to working with you on this interesting project.
Sincerely,
DESIGN, MMUNITY & ENVIRONMENT, INC.
David Early, AICP
Principal
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