2011060610 - Attachment 01 and 02 - 16005 Los Gatos BoulevardDATE:
SUBJECT:
NOTICE OF
MITIGATED NEGATIVE DECLARATION
TOWN OF LOS GATOS
110 E. MAIN STREET
LOS GATOS, CA 95032
(408) 354-6872
December 10, 2010
AN INITIAL STUDY AND NEGATIVE DECLARATION HAVE
BEEN PREPARED BY THE TOWN OF LOS GATOS AND ARE
ON FILE IN THE COMMUNITY DEVELOPMENT
DEPARTMENT AT 110 E. MAIN ST.
PROJECT LOCATION: 16005 LOS GATOS BLVD & 625 BLOSSOM HILL RD
PROJECT DESCRIPTION: Planned Development Application PD-07-145
Requesting approval to rezone the project site from CH to CH:PD, to demolish the existing auto
dealership buildings, construct a mixed use development consisting of retail commercial space,
senior apartments, and single-family residences. No significant environmental impacts have been
identified as a result of this project, and a Mitigated Negative Declaration is recommended. APN
529-16-025 & 529-16-053.
The Initial Study and Mitigated Negative Declaration are available in the Community
Development Department of Town Hall at the above address for review. The public comment
period for this proposed Mitigated Negative Declaration is 20 days from the receipt of this notice
and will expire on January 10, 2011. Written comments should be submitted to the Community
Development Department. A public hearing on this matter is tentatively scheduled for January 12,
2011 at 7:00 PM in the Town Council Chambers at 110 E. Main Street. If you have any questions
in this matter please contact Heather Bradley at (408) 354-6806.
ATTACHMENT: Recommended Mitigated Negative Declaration and Initial Study
DISTRIBUTION:
Town Manager
Town Attorney
Director of Community Development
Town Engineer
Town Library
County Clerk
Planning Commission (7 copies)
Santa Clara County Clerk Recorders Office (1 original + 3 copies)
Los Gatos Union School District
Los Gatos Saratoga Union High School District
Bay Area Air Quality Management District
PG&E
San Jose Water Company
ATTACHMENT 1
Association of Bay Area Governments
Santa Clara County Fire Department
West Valley Sanitation District
South Bay Cablevision
Verizon
Valerie Geier (Notice only)
Carpenters Union (Notice only)
Kenneth Rodriguez & Partners
CHL Ventures, LP
N:\DEV\HEATHER B\16005 Los Gatos Blvd\Environmental\Legals\LGB 16005MNDnotice.doc
NOTICE
Town of Los Gatos
Environmental Impact Review
Mitigated Negative Declaration
Lead Agency: Town of Los Gatos
Community Development Department
110 East Main Street
Los Gatos, CA 95031
Project Title and
Location: 16005 Los Gatos Boulevard and 625 Blossom Hill Road
Planned Development Application PD-07-145
Project Description: The project applicant is requesting approval to do the following on the +4.5-acre
site (APN 529-16-025 and 529-16-053):
• Rezone the project site from CH to CH:PD
• Demolish existing auto dealership buildings
• Construct 23,267 square feet (s.f.) of retail commercial space
• Construct six senior apartments above the retail commercial space
• Develop 29 single-family residences
A breakdown of land use by area would be as follows:
Areal Extent (Square Feet)
Building Landscaping and Parking and
Proposed Use Coverage Patio Driveways
Commercial (23,267 s.f.) and Senior Housing 23,267 28,405 37,503
(6 Units, 8,628 s.f.) on 2.0 Acres
Residential Landscaping and Parking and
Lot Area Open Space Driveways
Single -Family Residences (29) on 2.4 Acres 35,612 47,588 20,723
The eastern half of the site (2.0 acres) would be developed with 23,267 s.f. of retail commercial space in
two structures. A one-story, retail commercial building (14,216 s.f.) would be located at the southeast
corner of the site (adjacent to Los Gatos Boulevard and Blossom Hill Road). Retail commercial space
(9,051 s.f.) would also be provided on the first floor of a two-story, mixed -use building proposed in the
northeast corner of the site (adjacent to Los Gatos Boulevard and Placer Oaks Road). Proposed
commercial uses are expected to include a sit-down restaurant/cafe and retail commercial space. The one-
story building would have a maximum height of 25.5 feet from existing grade, while the two-story
commercial building would have a maximum height of 35 feet from existing grade. There are two patios
proposed on the west side of both commercial buildings, away from both Los Gatos Boulevard and
Blossom Hill Road.
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MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The second floor of the mixed -use building would be developed with six senior apartments (8,628 s.f.),
which would all be designated as Below Market Rate units. Senior residential units would be one- and
two -bedroom apartments with one bath. All senior apartments would be age -restricted and for rent.
The western half of the site (2.4 acres) would be developed with 29 residential lots. Typical lot size is
proposed to be 2,450 s.f. Single-family homes would be constructed on all 29 lots, ranging in size from
2,003 to 2,684 s.f. All residences would be two stories (typically three to five bedrooms, two to three
baths) with garage and storage on the ground floor, living and bedrooms on the second floor, and
bedroom/bath on the optional third floor loft. The proposed site plan is included as Attachment 1.
Access to the two commercial buildings would be provided by three driveways, one located on each
adjacent street: Los Gatos Boulevard, Blossom Hill Road, and Placer Oaks Road. These three driveways
would be connected on -site by the proposed parking lot west of the commercial buildings. There is one
driveway on Placer Oaks Road that would provide direct access to the residential lots. A second
driveway would connect the southern part of the residential area to the commercial area parking lot
adjoining Blossom Hill Road. The driveway that intersects with the Blossom Hill Road driveway would
provide direct access to the commercial parking lot as well as the southerly residential driveway. With
the interconnection of the residential and commercial uses on the project site, project residents could also
use the site's commercial driveways on Los Gatos Boulevard and Placer Oaks Road to access the
residential development. The two residential driveways would be connected by one internal street, Street
`C'. Street `C' would range in width from 20 to 25 feet, and the two smaller internal streets, Streets 'A'
and 'B' would be 20 feet wide.
A total of 184 parking spaces would be provided. On the eastern portion of the site where commercial
uses are proposed, 104 parking spaces would be provided for retail commercial uses (4.5 spaces per
1,000 s.f.) and six spaces would be provided for senior housing (one space per unit). On the western
portion of the site where residential uses are proposed, 58 covered parking spaces would be provided as
two enclosed garage spaces in each unit and 16 guest spaces. The commercial parking lot would be
separated from residential parking spaces.
Project plans also include the installation of landscaping throughout the site as well as pedestrian
walkways and hardscape improvements. Landscaping on private lots and common open space in the
residential portion of the site would comprise approximately 46 percent of the residential site (47,588
s.f.), while landscaping and patio areas in the commercial portion of the site would cover approximately
32 percent of the commercial site (28,405 s.f.). Overall, landscaping, open space, and patio areas would
cover approximately 39 percent of the site (75,993 s.f.). A pedestrian corridor would connect the
residential portion of the project to the proposed commercial uses. The decorative walkway would
include curved seat walls and a gated entry.
Determination: Although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures listed below have been added
to the project, mitigating potential impacts to a less -than -significant level. An Environmental Impact
Report will not be required.
Statement of Reasons to Support Finding:
1. Aesthetics: Existing views of the project site consist of single -story commercial buildings previously
serving an auto dealership as well as vehicle service facilities. The site also contains extensive parking
areas for vehicle display and storage along Los Gatos Boulevard and Blossom Hill Road. Currently,
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MITIGATED NEGATIVE DECLARATION — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
screened chain link fencing obstructs potential views to the center of the site from Placer Oaks Road and
Blossom Hill Road.
Commercial Development. From Los Gatos Boulevard, the two commercial buildings of the proposed
project would be one and two stories high, with a maximum height of approximately 35 feet at the roof
peak. Building One would be a two-story structure providing retail uses on the first floor and six senior
apartments on the second level. This building would have a maximum height of 35 feet and would be
similar in height and bulk to a nearby commercial building on the northwest corner of the Los Gatos
Boulevard and Placer Oaks Road intersection. However, the architectural style of Building One would
differ from that of the existing commercial structure across Placer Oaks Road. In addition, the proposed
building's setback from Los Gatos Boulevard would be slightly less than the adjoining commercial
building, 25 feet rather than approximately 30 feet, respectively (including sidewalk in the public right-
of-way).
Building Two would be a single -story building with a maximum height of 25.5 feet, situated on the
southeastern portion of the project site. Building Two would be separated from Building One by the main
driveway entrance to the commercial facilities' parking lot, behind both of the commercial structures.
Building Two's single -story design would be similar to the single -story Blossom Hill Pavilion
commercial complex that is located opposite the project site on the southwest corner of the Los Gatos
Boulevard and Blossom Hill Road intersection. The project's site design proposes Building Two setbacks
from Los Gatos Boulevard similar to those of Blossom Hill Pavilion.
The proposed commercial buildings' single -story and two-story elements would be similar to the retail
commercial and office buildings to the north and south of the project site along Los Gatos Boulevard.
The proposed project's design would contrast with the Cornerstone and King's Court shopping centers
on the east side of Los Gatos Boulevard on either side of Blossom Hill Road. These retail centers consist
of single -story commercial buildings with parking facilities located along Los Gatos Boulevard and
commercial buildings situated to the rear of the properties, relative to Los Gatos Boulevard.
Presently, there are views to the Santa Cruz Mountains for pedestrians and motorists traveling
southbound along Los Gatos Boulevard and in both directions on Blossom Hill Road. Views of mountain
ridgelines from Blossom Hill Road would be to the south and, due to the project site's northerly location,
would remain as currently available. Ridgeline views from Los Gatos Boulevard in the project vicinity
are generally blocked and filtered by the project site's existing buildings and the Blossom Hill Pavilion
structure, respectively.
Residential Development. The residential component of the proposed project entails the development of
29 single-family units on the western portion of the project site. Lots 1 through 5 would front the north
side of Blossom Hill Road, while Lots 15 through 19 would front along the south side of Placer Oaks
Road. The proposed residential units would be two stories in height along the street front. The residential
units proposed within the project site could be developed as two-story homes with an option for a third
story loft. Access to all garages would be from internal driveways on the project site. Typical front
elevations for the units would be 30 feet from existing grade.
The proposed two-story units would be consistent with residential development adjoining the project site
to the west. Two-story single-family residences (condominiums) adjoin the project site to the northwest
on Placer Oaks Road; these residences are part of a residential development that is addressed on Oak Rim
Way. An access drive and parking facilities, including uncovered and carport parking spaces, for this
residential development immediately adjoin the northwestern perimeter of the project site. Although a
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
masonry wall separates the two properties, the upper stories of the residences proposed on Lots 9 through
14 would overlook the access driveway and parking facilities of the residential development to the west.
Similar to the northwestern portion of the project site, two-story single-family residential units are
proposed for the southwestern corner of the site. The Valley Oaks Apartments adjoin the subject property
to the west along Blossom Hill Road. The apartment buildings are also two-story structures with
residents' access along the western property boundary. A portion of the access drive and the carport
structure for the Valley Oaks Apartments adjoin the project site near the central western property line.
The project plans specify development of residential Lots 1 through 6 in the southwestern corner of the
project site. Of these lots, only Lots 5 and 6 would be in proximity to the Valley Oaks property. These
two lots are set back from the common property line and separated from the apartment buildings by a
proposed driveway and three parking spaces, common open space, and the Lot 5 side yard on the project
site. Unlike the northwestern corner of the project site, existing landscaping, including a mature redwood
and brush cherry trees, provide substantial screening between the two properties. Most of these trees
would be retained in place to preserve the effective screening provided by this landscaping; the proposed
landscaping plans would supplement existing landscaping with additional plantings.
The development of residential Lots 1 through 5 and Building Two would change the views of the
project site from Blossom Hill Road. Current views from this vantage include the walls of existing
service buildings, screened fencing of the center site, and expansive parking lots. The five residential
units proposed for this part of project site would extend the residential character established by the
Valley Oaks Apartments along the north side of Blossom Hill Road from Oak Rim Way close to the Los
Gatos Boulevard intersection. The commercial use proposed for Building Two would be consistent with
the views of commercial development of the Blossom Hill Pavilion at this intersection.
Los Gatos Boulevard Plan. The project site is located within the plan area for the Los Gatos Boulevard
Plan. The Plan provides direction and guidelines for overall development and improvements along Los
Gatos Boulevard. In addition to the Plan, the Town has adopted the Los Gatos Commercial Design
Guidelines, which include specific recommendations for the architectural treatment, organization, and
mix of buildings and open space in the Los Gatos Boulevard Plan area. The project's consistency with
these guidelines is discussed below in Section 10, Land Use and Planning, in Table 3 of the Initial Study.
Architectural Review of Project Plans. The Town retained Cannon Design Group (CDG) to evaluate the
project's architectural design and site plan for consistency with Design Standard objectives. In December
2009, CDG provided the Town with a letter report evaluating the architectural design elements of an
initial site design. The project plans were subsequently revised prior to submittal to the Town. In
response to project design revisions, the Town has required additional review of the revised design by
CDG to determine the revised project's consistency with Town design guidelines.
It should be noted that the revised project site plans include a reduction in the number of residential units
from previous proposals and an increase in the total retail space proposed on the project site. The current
project design also includes an architectural re -design of the commercial buildings to achieve better
integration with surrounding commercial designs. The proposed landscaping, open space, and patio areas
were expanded from the previous design. The proposed parking lot area was also expanded to meet the
parking requirements for increased retail uses on the project site.
In September 2010, CDG provided the Town with a subsequent review of the project's architectural
design and site plan. The CDG review identifies issues of concern such as lack of integration between
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
residential and commercial uses, lack of public and private open space, residential building orientation,
setbacks along Blossom Hill Road, lack of articulation in residential designs, design treatment for
commercial entries on Los Gatos Boulevard and Blossom Hill Road, and location of senior unit garages.
The review indicates that the commercial buildings are well designed with visual interest, appropriate
details, and window treatments suitable to the architectural style.
Comments provided by the CDG report included nine design considerations. The recommendations and
comments include the following items:
■ The design should integrate proposed residential styles with commercial development design
• Residential common open space is minimal and public open space is lacking
■ Larger setbacks on Blossom Hill Road, and between residential and commercial uses are needed
■ Horne entries should be designed to avoid facing rows of garages across narrow driveway
• Front and side elevations of some 3-story units (e.g. French Country Style) would add substantial
visual bulk
■ The proposed alignment of homes on Lots 1 through 5 is inconsistent with orientation of nearby uses
• Senior housing lacks associated common open space
■ Commercial access from sidewalks would be desirable
• Location of garages for senior housing should be reviewed for privacy and security concerns
The proposed buildings would introduce new nighttime lighting to the project site. To reduce the
potential for disturbance due to nighttime lighting, the project will need to satisfy Town Code Section
29.10.09035, which prohibits the production of direct or reflected glare (such as that produced by
floodlight onto any area outside the project boundary).
2. Agriculture Resources: The 4.4-acre project site is currently developed with facilities associated
with the former auto dealership use. Development of the proposed mixed -use project would replace the
remnants of the site's previous commercial use with new residential and retail commercial development.
Since the site is not in agricultural use and has no agricultural potential due to its small size, location, and
previous use, the project would not adversely affect any existing agricultural resources or operations.
Since the properties surrounding the project site are developed with commercial and residential uses, the
proposed project would not adversely affect other agricultural properties or result in the conversion of
farmland to non-agricultural use.
3. Air Quality: The San Francisco Bay Area Air Basin is classified by the Bay Area Air Quality
Management District (BAAQMD) as non -attainment for ozone and inhalable particulates (PM10). To
address these exceedances, the BAAQMD, in cooperation with the MTC and ABAG, prepared the Bay
Area 2005 Ozone Strategy (BAOS) in September 2005 and Particulate Matter Implementation Schedule
(PMIS) in November 2005. The PMIS discusses how the BAAQMD implements the California Air
Resources Board's 103 particulate matter control measures. In September 2010, the BAAQMD adopted
the 2010 Bay Area Clean Air Plan (CAP), which updates the BAOS. The consistency of the proposed
project with the most recently adopted regional air quality plan, the CAP, is determined by comparing the
project's consistency with the Los Gatos General Plan. Since the CAP is based on population projections
of the Association of Bay Area Governments (ABAG) that are based on the Town's General Plan in
effect at the time the CAP was approved, consistency of the project with the General Plan would indicate
consistency with the CAP. While the proposed mix of uses would be allowed by the site's current
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MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
General Plan designation, the level of development for the site is not defined by the General Plan or
Zoning Ordinance. However, the project's projected population growth would be consistent with
ABAG's 2009 population projections, and therefore, the project would be consistent with the CAP.
Construction Impacts. The project's construction -related air pollutant emissions would result from
demolition, surface disturbance. The recently adopted BAAQMD CEQA Guidelines (June 2010) outline
screening criteria, and considers a project's construction -related impact to be less than significant if it
meets the screening level size, incorporates all Basic Construction Mitigation Measures, and does not
include demolition, simultaneous occurrence of more than two construction phases, simultaneous
construction of more than one land use type, extensive site preparation, or extensive material transport
(more than 10,000 cy import/export). Since this project includes demolition and more than one land use
type could be constructed simultaneously, the project's construction -related emissions were estimated
based on project -specific construction factors and results are presented in Table 1 of the Initial Study
(model output included in Attachment 2 of the Initial Study). As indicated in this table, the project's
estimated emissions would not exceed the BAAQMD's significance thresholds for construction -related
emissions. Therefore, the project's construction emissions are considered to be less than significant with
implementation of the following BAAQMD-recommended Basic Construction Mitigation Measures:
MITIGATION MEASURE 1: To limit the project's construction -related dust, criteria pollutant, and
precursor emissions, the following BAAQMD-recommended Basic Construction Mitigation
Measures shall be implemented:
■ All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered two times per day.
■ All haul trucks transporting soil, sand, or other loose material off -site shall be covered.
■ All visible mud or dirt track -out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
■ All vehicle speeds on unpaved roads shall be limited to 15 mph.
■ All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are
used.
■ Idling times shall be minimized either by shutting equipment off when not in use or reducing
the maximum idling time to 5 minutes (as required by the California airborne toxics control
measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage
shall be provided for construction workers at all access points.
■ All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
■ A publicly visible sign with the telephone number and person to contact at the Lead Agency
regarding dust complaints shall be posted at the site. This person shall respond and take
corrective action within 48 hours. The Air District's phone number shall also be visible to
ensure compliance with applicable regulations.
MITIGATION MONITORING: The Building Division of the Community Development Department will
be responsible for ensuring that all measures are properly implemented during construction.
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MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Operational Impacts. Air pollutant emissions associated with operation of the project would result
primarily from project -related traffic (mobile sources) with a smaller increment from the project's space
heating/cooling and electricity generation (area sources). The proposed project would generate
approximately 1,647 average daily trips, with 194 AM peak hour trips and 146 PM peak hour trips. When
trip generation from the former auto dealership is considered, the proposed mixed -use project would
result in a net increase of 955 daily trips, with 151 AM peak hour trips and 92 PM peak hour trips. In
accordance with recently adopted BAAQMD CEQA Guidelines (June 2010), the project's contributions
to regional air quality (within San Francisco Bay Area Air Basin) were estimated using the CARB's
URBEMIS 2007 computer model. The results for the project's operational average daily and annual
emissions are presented in Table 2 of the Initial Study. This table indicates that pollutant emissions
associated with average daily and annual project -related mobile and area sources would not exceed the
recently adopted BAAQMD thresholds of significance for operational criteria pollutants and precursors.
Since the BAAQMD thresholds address the impacts of project -related source emissions on local and
regional air quality, the project's contribution to the total pollution burden in the region is considered to
have a less -than -significant impact on local and regional air quality.
4. Biological Resources: The project site is developed with a parking lot and auto dealership buildings
from previous commercial use of the property. Vegetation on the site consists of landscape trees, shrubs,
and groundcover along the perimeter of the property, consisting primarily of street trees on Los Gatos
Boulevard, Blossom Hill Road, and Placer Oaks Road. Trees along the southwestern boundary of the site
serve as an effective screening element for the nearby residential properties on Blossom Hill Road. The
habitat value of site vegetation is limited to urban -adapted species.
Policy O.P.3.3 of the Open Space Element of the Los Gatos General Plan emphasizes preservation of
public and private landscaping along Town streets. The Los Gatos Tree Protection Ordinance states that
the preferred tree replacement is two or more trees of a species and size designated by the Director of the
Parks and Public Works Department. Tree replacement requirements are based on canopy size, which is
defined in Table 3-1 of the Ordinance, Tree Canopy — Replacement Standard. Tree canopy replacement
requirements range from two to six 24-inch box size trees or two 36-inch and/or 48-inch box size trees,
depending on the canopy size of the tree to be removed.
A tree survey was prepared for the project by the Town's consulting arborist, Arbor Resources (AR), in
November 2009 and updated in October 2010. Copies of these studies are on file with the Los Gatos
Community Development Department. The AR assessment and revised project plans serve as the basis
for the following evaluation of the project's potential effects on trees at the property.
The AR survey identified a total of 38 trees that could be affected by the proposed project. Of these 38
trees, 37 are on the subject property and one is sufficiently close on the property adjoining the site as to
be vulnerable to potential damage during development [Section 29.10.0995(B) of the Town's Municipal
Code]. The 38 trees listed in the inventory include 12 that are located within the public right-of-way and
are regarded as "street trees," (Trees #1 through 11, and 20). Tree #38 is situated on the neighboring
western property, at the northwest property corner. Trees #23 through 33 are brush cherries (Eugenia
myrtifolia) that form a row along the front, western section of the site. Their conditions vary from poor to
good, but serve to provide an effective screen between the project site and the neighboring western
residential property.
Of the 38 trees on the site, 19 trees (#3, 5 - 8, 11, 13 - 22, and 35 - 37) would be removed as a result of
project implementation. Trees #6, 7, 8, and 20 (all street trees) would be scheduled for removal due to
required roadway widening of Placer Oaks Road and Blossom Hill Road. Based upon species, condition,
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MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
size, and assigned suitability for preservation, the proposed removal of all but four (Trees #5, 17, 19, and
22) of these trees would conform to Town code. Tree #17, a coast redwood (Sequoia senzpervirens), is
located in the southwest corner of the property. The tree is situated within the footprint of proposed Lot
5. This redwood has a trunk diameter of 40 inches and a canopy spread of 35 feet. Its overall health is
fair, possibly due to a lack of adequate water to the root zone. The AR report concludes that the tree
appears sufficiently viable and its vigor could potentially be improved through regular watering,
fertilization, and mulching. Without suitable irrigation, the tree's condition can be expected to decline
further.
With regard to Tree #5, this is a southern magnolia (Magnolia grandiflora) in good condition, located in
the sidewalk strip in conflict with the proposed driveway to the commercial building on Placer Oaks
Road. Trees #19 and 22 are crape myrtles (Lagerstroemia indica) in healthy and apparently stable
condition. These trees would be suitable for relocation rather than removal.
The AR report also provides an assessment of Tree #12, a coast redwood that is situated along western
perimeter of the project site. Although planned for retention, Tree #12 would be severely impacted and
subjected to premature demise and instability. This is a large redwood that has a 40-inch trunk diameter,
an extremely sparse canopy, and appears beyond recovery. The proposed new parking spaces adjacent to
Lot 6 would be only a few feet from its trunk and, due to overcut to form and pour the curb and gutter,
root loss or trunk damage at its base would be expected. When considering this tree's poor and
irreversible condition, redesign to avoid this impact does not seem warranted and it should be removed.
If efforts were made to retain this tree, the AR report recommends that the three parking spaces planned
for this area should be omitted from the design to achieve a minimum setback of 20 feet from its trunk
for any ground disturbance.
The Town will require implementation of the following measure to reduce impacts on trees to be
retained, and adequately replace trees to be removed:
MITIGATION MEASURE 2: With review and approval by the Town, all recommendations made by
Arbor Resources (October 11, 2010 and any updates) will be implemented to eliminate or
minimize the construction -related impacts on the trees to be retained. Recommendations are
listed under Section 5.0, Recommendations, of the arborist's report. These include
recommendations under the Design Guidelines section addressing tree retention and relocation,
soil disturbance, mulching, trenching, drainage facilities, and installation of new trees. The report
also provides recommendations for Protection Measures before and during construction,
encompassing fencing, removal of hardscape, demolition, work within tree canopies, etc. The
report's recommendations are included as Attachment 3 of the Initial Study.
MITIGATION MONITORING: The Planning Division of the Community Development Department will
be responsible for ensuring that all recommendations made by the arborist are reflected in final
project plans. The Building and Planning Divisions of the Community Development Department
will be responsible for ensuring that all tree protection measures are properly implemented
during construction.
5. Cultural Resources: Project implementation would result in demolition of existing buildings on the
site. No significant impacts on historic resources would result from the proposed demolition.
An archaeological literature review was undertaken by Holman & Associates at the Northwest
Information Center (NWIC) located at Sonoma State University (file no. 09-1292) to obtain information
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MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
about recorded historic and prehistoric archaeological sites in and around the project area, and
information about previous archaeological field studies of the project area and its surroundings. A copy
of the Holman report is on file and available for public review at the Los Gatos Community Development
Department. The review of NWIC records indicates that there has been no previous archaeological field
inspection of the project area, and that there are no recorded historic or prehistoric sites inside the project
borders, or within 1,000 feet of the project site. The NWIC inventory maps indicate a possible
archaeological site (otherwise not described) located along Blossom Hill Road west of the project area.
Holman & Associates conducted a visual inspection of the project site as part of their evaluation of the
project site for the presence of potential archaeological resources. No evidence of historical or
archaeological resources was discovered during either the field inspection or the literature review.
Holman concluded that the project site has a low potential for containing buried cultural resources, and
therefore, mechanical subsurface presence/absence testing is not warranted, nor is it recommended that
an archaeologist be present during construction -related earthmoving activities. However, since over 90%
of the ground surface on the project site is covered either by buildings, pavement, and/or landscaping, the
potential for discovery of obscured cultural resources during future development of the project site would
still remain. Given the site's proximity to the historic alignment of Los Gatos Creek and proposed
grading for residential and commercial construction, the potential for encountering cultural resources
cannot be completely eliminated. Therefore, the following mitigation measures will be required:
MITIGATION MEASURE 3: Construction personnel involved with earthmoving shall be alerted to the
potential for the discovery of prehistoric materials and in particular, concentrations of historic
artifacts. Prehistoric archaeological resources could include but not be limited to the following:
darker than surrounding soils of a friable nature, concentrations of stone, bone or fresh water
shellfish, artifacts of these materials, and evidence of fire (ash, charcoal, fire altered earth or
rock) and of course, burials, both human and animal.
MITIGATION MEASURE 4: In the event that archaeological traces are encountered, all construction
within a 20-foot radius of the find shall be halted, the Community Development Director shall be
notified, and an archaeologist shall be retained to examine the find and make appropriate
recommendations.
MITIGATION MEASURE 5: In the event that it appears further earthmoving will affect a resource
eligible for the California Register of Historic Resource (CRHR), a plan for evaluation of the
resource through limited hand excavation should be submitted to the Town's Community
Development Department for approval. If evaluative testing demonstrates that the project will
affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be
submitted to the Community Development Department for approval before construction is
allowed inside the zone designated as archaeologically sensitive.
MITIGATION MEASURE 6: If the Community Development Director finds that the archaeological find
is not a significant resource, work will resume only after the submittal of a preliminary
archaeological report and after provisions for reburial and ongoing monitoring are accepted.
Provisions for identifying descendants of a deceased Native American and for reburial will
follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a
significant archaeological site, a mitigation program will be prepared and submitted to the
Community Development Director for consideration and approval, in conformance with the
protocol set forth in Public Resources Code Section 21083.2.
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MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
MITIGATION MEASURE 7: A final report shall be prepared when a find is determined to be a
significant archaeological site, and/or when Native American remains are found on the site. The
final report will include background information on the completed work, a description and list of
identified resources, the disposition and curation of these resources, any testing, other recovered
information, and conclusions.
MITIGATION MONITORING: The Planning and Building Divisions of the Community Development
Department will be responsible for ensuring that these measures are implemented appropriately
during construction as the need arises.
6. Geology and Soils: A review of the Town's hazards maps indicates that the project site has a
moderate shrink -swell potential, very low potential for liquefaction, moderate potential for fault rupture,
and moderate potential for seismic shaking. Due to the site's relatively level topography, no erosion,
slope stability, or debris flow hazards were identified for the site. The Town's Fault Map indicates that
there is a concealed fault trace that may traverse the northeast corner of the site.
Cornerstone Earth Group (CEG) conducted a geotechnical investigation of the project site and presented
the results of the analysis in a report dated October 21, 2009. The CEG geotechnical investigation
consisted of field and laboratory programs to evaluate physical and engineering properties of the
subsurface soils (including borings), review of aerial photos, and engineering analysis. The Town
retained AMEC Geomatrix Consultants, Inc. (Geomatrix), a geotechnical consulting firm, to review the
CEG study. The Geomatrix assessment (dated December 3, 2009) concluded that the CEG geotechnical
study characterized the project site and generally made appropriate recommendations for the project.
Geomatrix identified three residual concerns that required further evaluation by CEG. These concerns
addressed the geologic and seismic conditions, and geotechnical engineering considerations as these
relate to the proposed project. On December 18, 2009, CEG provided additional information and
clarification on its analyses in a response to the Geomatrix review. In a March 23`d 2010.1etter,
Geomatrix provided additional observations concerning CEG responses and concurred with CEG that the
proposed project is feasible, provided CEG's geotechnical engineering recommendations are
incorporated into the project design. Copies of all reports are on file at the Los Gatos Community
Development Department.
The property is located east of Los Gatos Creek, on an alluvial plain that is rimmed on the west, south
and east by the foothills of the Santa Cruz Mountains. The subject property is underlain, at depth, by
sedimentary bedrock materials of the Tertiary -age Monterey Shale and Temblor Sandstone formations.
However, bedrock units were not observed in the site vicinity due to concealment by overlying valley
floor sediments. According to CEG, regional geologic maps indicate that the overlying sediments are
Pleistocene -age alluvial fan deposits. The depth to Tertiary bedrock below the property is not known, but
is assumed to be on the order of 100 feet or more. Geotechnical borings previously drilled on the site in
2006 encountered imported fill and the native alluvial materials consisting of clayey sands and clayey
sands with gravels, cobbles, and boulders. A small area of artificial fill encountered near the center of the
property is associated with an excavation and loose backfill by the previous property owner.
CEG indicated that the project site is not located in a currently designated Alquist-Priolo Earthquake
Fault Zone. However, the property is situated within the Santa Clara County Fault Hazard Zone, which is
based on mapping of the Shannon fault zone. A concealed, possible fault trace that is projected more than
a mile from a fault observed in the Blossom Hill area is depicted as crossing the northeastern comer of
the property.
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The property is located in a "moderate" fault rupture potential zone, according to the Town of Los Gatos
fault rupture hazard zone categories. The "moderate" category includes properties that meet one of the
following criteria: 1) areas located within 400 to 500 feet of the dotted, concealed fault traces; 2) areas
containing concentrated clusters of mapped aerial photo lineaments; or 3) areas with widespread
evidence of coseismic deformation caused by the 1989 Loma Prieta earthquake. The property is not
located within an area of mapped aerial photo lineaments or coseismic deformation caused by the 1989
Lorna Prieta earthquake. However, fault mapping for the project area indicates that the property is
located within 400 to 500 feet of a concealed fault trace. According to CEG, the Geotechnical and
Seismic Safety Element Working Paper for the Town of Los Gatos recommends that fault hazard studies
(i.e. geologic investigations that include trenching) be prepared for structures situated in the "high"
ground rupture potential category, but not for structures in the "moderate" category.
Based on review of available information as well as site -specific data, CEG concluded that the potential
for fault rupture hazards at the site during the lifetime of the project is considered to be low. CEG also
determined that the potential for liquefaction, lateral spreading, or seismic settlement to occur at the site
is low. However, CEG indicated that the proposed project, similar to other development in the Bay Area,
would be subject to strong ground shaking in the event of a moderate to severe earthquake. The primary
geotechnical concern identified by CEG is differential settlement that could occur in engineered fill when
in proximity to dense native soils. The review by Geomatrix recommended further evaluation of the
potential for this hazard to occur with project development. CEG has indicated that the slight increase in
potential differential settlement could be accommodated in the structural design of the building
foundations.
The following measure shall be required to reduce potential geotechnical hazards to a less -than -
significant level:
MITIGATION MEASURE 8: The recommendations of the CEG geotechnical investigation and project
review (October 21, 2009 and December 18, 2009) shall be incorporated in the final construction
plans for the proposed project (Attachment 4 of the Initial Study). These recommendations
address site preparation, earthwork operations, drainage, and foundations.
MITIGATION MONITORING: The Building Division of the Community Development and Engineering
Division of the Parks and Public Works Departments will be responsible for ensuring that all
recommendations are incorporated into the project design and properly implemented during
construction.
7. Greenhouse Gases: Implementation of the proposed project would contribute to long-term increases
in greenhouse gases (GHGs) as a result of traffic increases (mobile sources) and minor secondary fuel
combustion emissions from space heating, etc. Development occurring as a result of the proposed project
would also result in other secondary operational increases in GHG emissions as a result of electricity
generation to meet project -related increases in energy demand. Electricity generation in California is
mainly from natural gas -fired power plants. However, since California imports about 20 to 25% of its
total electricity (mainly from the northwestern and southwestern states), GHG emissions associated with
electricity generation could also occur outside of California. Space or water heating, water delivery,
wastewater processing and solid waste disposal also generate GHG emissions. Short-term GHG
emissions would also be generated by project -related construction activities.
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MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The General Reporting Protocol (GRP) in the California Climate Action Registry (CCAR) divides
project -related operational GHG emissions into three categories. These three sources include the
following:
Source 1: On -site combustion of fossil fuels (space and water heating, fireplaces,
landscape utility equipment, etc.)
Source 2: Consumption of purchased energy (electricity)
Source 3: Indirect emissions (transportation, solid waste disposal, fresh -and wastewater
conveyance and treatment)
For general development projects such as the proposed project, Source 3 is typically a much larger
contributor to the GHG burden than Sources 1 and 2. For purposes of analysis, project -related GHG
emissions were aggregated into transportation and non -transportation sources. The transportation
component is calculated and reported in the URBEMIS2007 computer model. The non -transportation
sources require separate analysis, and both calculation methods are included in Attachment 2 of the
Initial Study.
Construction Impacts. Project construction would generate exhaust emissions from off -road equipment,
on -road trucking, and construction worker commuting traffic during this period, but these emissions are
expected to contribute minimally to long-term regional increases in GHGs. No state agency or the
BAAQMD has adopted a methodology or quantitative threshold that can be applied to a specific
development project to evaluate the significance of an individual project's construction -related contribution
to GHG emissions, such as those that exist for criteria pollutants. However, the recently adopted BAAQMD
CEQA Guidelines recommend that a project's construction -related GHG emissions be quantified and a
significance determination be made in relation to meeting AB 32 GHG reduction goals.
Pursuant to the BAAQMD Guidelines, the URBEMIS2007 computer model was used to estimate the
project's construction -related GHG emissions. Project -related construction activities are estimated to
generate a maximum of approximately 89 short tons (91 metric tons, MT) in 2010 and 523 short tons
(475 MT) in 2011 of CO2 (see URBEMIS Model output in Attachment 2 of the Initial Study). Since
equipment exhaust also contains small amounts of methane and nitric oxides, also GHGs, the project's
total CO2-equivalent (CO2e) emissions (all GHGs) would be approximately 91 MT in 2010 and 475 MT
in 2011.1 While there is no adopted or proposed significance threshold for construction -related
emissions, the construction -related GHG emissions would be well below the proposed BAAQMD
significance threshold for long-term operational emissions of 1,100 MT of CO2e per year. Therefore, the
project's construction -related GHG impacts would not conflict with the state's goals of reducing GHG
emissions to 1990 levels by 2020, and is considered less than significant. Implementation of Mitigation
Measure #1, which limits idling of construction equipment (as required by Title 13 of the California
Code of Regulations, Section 2485), would also further reduce the project's construction -related GHG
emissions.
Operational Impacts. Implementation of the proposed project would contribute to long-term increases in
greenhouse gases (GHGs) as a result of traffic increases (direct emissions from mobile sources) and
minor secondary fuel combustion emissions from electrical consumption, space heating, etc. (indirect
When CO2 and non-0O2 GHG emissions are considered together, they are referenced as CO2-Equivalents (CO2-E), which add
approximately three percent to CO2 emissions from diesel equipment exhaust.
DECEMBER, 2010 12
MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
emissions from non -mobile sources). Estimated annual GHG emissions, from project -related direct and
indirect would be as follows:
■ Total Non -Transportation 449 tons/year
■ Total Transportation 2,152 tons/year
■ Combined CO2e 2,601 tons/year or 2,365 MT/year
The recently adopted BAAQMD CEQA Guidelines include the following significance thresholds for
GHG: annual GHG emissions of 1,100 MT or 4.6 MT/service population (residents and employees). The
project's annual emissions would exceed the 1,100 MT annual threshold and would also exceed the 4.6
MT per person threshold (2601 MT per 131 residents and 38 employees). Therefore, the project's
operational GHG emissions are considered potentially significant. Therefore, it is recommended that
energy efficiency measures be incorporated into the proposed building to the maximum extent feasible
until such time that a methodology is adopted and mitigation can be applied.
While the proposed building will be required to comply with energy efficiency requirements of the
California Energy Code (Title 24, Part 6 of the California Administrative Code), the Town will also
require completion of the LEED checklist for commercial portion of the project and GreenPoint checklist
for single-family residential portion (pursuant to the Town's adoption of near -term policy
recommendations from the Santa Clara County Cities Association Green Building Collaborative in April
2008). The Town has not adopted rating standards for private development, but adopted the LEED Silver
standard for all new public construction and renovation projects over 5,000 s.f. The project applicant
completed the LEED and GreenPoint checklists and based on proposed energy efficiency features, the
project would meet the LEED Platinum standard, LEED's highest standard. The project is estimated to
achieve a GreenPoint rating score of 148, which exceeds the minimum GreenPoint rating score of 50
points. The GreenPoint checklist considers project design elements, but also considers recycling of
construction waste, community planning (i.e. infill), and material source locations (within 500 miles).
Pre -certification LEED and GreenPoint estimates are included as Attachment 5. Implementation of
LEED and GreenPoint standards is considered to reduce the project's impact to a less -than -significant
level since this would be consistent with the Town's adopted GHG policies.
For the proposed project, the transportation component would comprise approximately 83% of the
project -related GHG emissions. Reductions in the vehicular contribution are therefore critical in
achieving adopted state and local goals for reducing GHG emissions. However, except for encouraging
infill development, achieving substantial mobile sources emissions reductions by reducing vehiculartrips
or trip lengths and increasing vehicle fuel efficiency are not achievable on a project -specific basis. State
and national programs are in place to significantly upgrade fuel efficiencies. The proposed mix of uses,
internal pedestrian connections proposed (paseos), centralized project location (infill development)
would help to capture or share trips, encourage pedestrian access to nearby commercial amenities. The
project's location on a bus route would also encourage use of transit, particularly with the provision of
senior housing at this location. GHG reduction measures that can be implemented on a project -level basis
are similar to measures that also reduce criteria air pollutants.
In general, measures that reduce trip generation or trip lengths, optimize the transportation efficiency of a
region, and promote energy conservation within a development will reduce GHG emissions.
Additionally, carbon sequestering can be achieved through urban forestry measures. Project -specific
design measures that could be implemented to reduce the project's contribution to the cumulative GHG
impacts include the following:
DECEMBER,2010 13
MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Land Use and Transportation
• Promote increased utilization of public transit
• Provide continued support for rideshare programs to encourage the use of alternatives to the
single occupant vehicle (SOV) for site access and trips originating at the site
Energy Conservation
• Construct the new residential building to exceed California Title 24 energy efficiency
requirements by ten (10) percent.
• Construct the new commercial buildings to meet LEED (Leadership in Energy and
Environmental Design) Silver Certification
• Maximize use of low pressure sodium and/or fluorescent lighting
• Require acquisition of new appliances and equipment to meet Energy Star certification
Urban Forestry
• Participate in green waste collection and recycling programs for landscape maintenance
• Encourage use of landscaping with low water requirements and fast growth.
• Plant trees or vegetation to shade buildings and thus reduce heating/ cooling demand
As indicated in the LEED and GreenPoint checklists completed for the project, three of the above
measures have been incorporated into the project design. The project site is located adjacent to a bus
stop, the commercial component of the project would exceed the LEED Silver standard, Energy Star
appliances are proposed to be installed, landscaping is proposed to be have low water requirements, and
shade trees would be planted.
8. Hazards and Hazardous Materials: A Phase I Environmental Site Assessment (ESA) was conducted
for the project site by EFI Global in February 2006. The ESA is on file with the Los Gatos Community
Development Department.
The project site was used for agricultural purposes (fruit orchard) from at least 1939 until 1959. By 1959,
the eastern and northern portions of the site were developed by Mr. Paul Swanson as a car sales and
service dealership. The auto dealership consisted of two buildings and a covered auto detail area:
• The first building, located in the eastern portion of the project site, was used as an auto showroom,
offices, parts department, and service area.
• The second building, located in the center of the site, had office and lunch areas,, a car wash, and
service bays.
• The covered detail structure and outdoor service area, located between these two buildings, has one
three -stage clarifier on the northeast side of the detail area, a second clarifier located west of the third
building, 25 underground hydraulic lifts located in service areas of the facility, and five aboveground
hydraulic lifts in an outdoor service area located between the first and second buildings.
The residence remained in use on the southwestern portion of the site until sometime between 1965 and
1971. The residence was then removed and the dealership expanded into that area with the construction
of a building, which was initially used for the sales and service of recreational vehicles (RVs). This
building has offices, a spray booth and service area.
In 1991, two underground storage tanks (UST) were removed from the project site. Subsurface
investigations and remediation were conducted subsequent to their removal in 1991. Based on the results
DECEMBER, 201'0 14
MITIGATED NEGATIVE DECLARATION — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
of the investigation, the Santa Clara County Valley Water District provided a Case Closure letter for the
project site regarding these USTs on December 29, 1995. In 1993, five additional USTs were removed.
Petroleum hydrocarbon constituents were detected below the waste oil piping. Additional sampling
conducted in the piping area did not reveal the presence of petroleum hydrocarbons, and a 1997 letter
from the Santa Clara County Fire Department indicates that the UST closures were considered complete
by that agency.
According to the regulatory agency database report obtained by EFI, several off -site facilities have
reported that the subsurface below those off -site facilities is impacted with petroleum hydrocarbons and
chlorinated solvents. However, based on review of Santa Clara County Department of Environmental
Heath (SCCDEH) Leaking Underground Storage (LUST) case files and Santa Clara County Valley
Water District (SCCVWD) Solvent Case file, these facilities do not appear to be a potential
environmental concern to the project site at this time based on distance and direction from the site with
respect to groundwater flow direction and gradient.
Based upon reconnaissance of the project site and adjacent properties, review of regulatory agency lists
and files, review of historical documents and interviews with knowledgeable persons, the EFI assessment
reveals the following evidence of recognized environmental conditions (RECs) in connection with the
site:
■ One groundwater monitoring well was installed at the project site as part of a LUST investigation,
conducted in 1991. The investigation was completed, and the project site received Case Closure in
1995. It appears that this well has not been used since 1991, and should have been properly
abandoned prior to granting of the closure status of the site, and was probably inadvertently missed.
EFI recommends that this groundwater monitoring well should be properly destroyed under permit to
the proper regulating agency.
• While the facilities on the project site appeared in good condition overall, some spillage has been
noted in the past by SCCDEH and SCCFD hazardous materials inspectors. In addition, some staining
and spillage was noted at the time of the site visit. While spills were reportedly cleaned with
absorbent material and concrete flooring in service areas generally appears to be in good condition, it
is possible that some impact on the subsurface soils has occurred during the time the project site was
used as a dealership and repair facility.
There are 26 underground and hydraulic lifts, and most of these have a subsurface oil reservoir
enclosed in the piston of each lift. There was also one other underground lift in the car wash area
adjacent to the body shop (formerly located in the second building) that was reportedly abandoned
and removed, but no soil sampling was done at the time of the removal. EFI recommends that
removal of these lifts be observed and soil samples collected as part of the removal process.
• There are two clarifiers (exterior oil/water separators) on the project site. EFI recommends that the
clarifiers be removed and that the condition of the soil below these features be assessed.
• A stormwater sump is located on the southeast side of the second building and it is used to collect
stormwater, then direct it northward toward storm drains located along the northern site boundary.
The proximity of this sump in proximity to the hazardous materials storage and service areas of the
facility poses an environmental concern. EFI recommends that the soils below this feature be
assessed to evaluate subsurface soil conditions in the vicinity of this feature.
DECEMBER, 2010 15
MITIGATED NEGATIVE DECLARATION - 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
■ Hazardous materials have been stored on the site and a Hazardous Materials Management Plan/
Hazardous Materials Business Plan (HMMP/HMBP) is maintained with the SCCFD. A facility
closure notice documenting compliance with the Santa Clara County Fire Department (SCCFD)
requirements should be obtained. Based on EFI's experience with other facility closures within Santa
Clara County, it is likely that the facility closure would involve the removal of the hoists, sumps,
clarifier, hazardous materials and debris. Any confirmation soil sampling and subsurface closure
activities would be overseen by the Santa Clara County Department of Environmental Health
(SCCDEH).
During this assessment of the subject property, EFI has identified the following potential environmental
issue, which is not considered a REC:
■ A limited visual asbestos -containing materials (ACMs) survey was conducted at the site. The facility
was constructed in 1959 when ACMs were still commonly used in building materials. In addition,
limited testing of potential ACM conducted in 1996 revealed the presence of ACM in heating duct
insulation and wrap in the first building. Potential ACM observed during the site inspection included
wallboard and joint compounds, roofing materials, and vinyl floor tiles and sheeting.
Although no inspection for lead -based paints was conducted by EFI, it is possible that lead -based paints
could also be present in existing structures. Proposed demolition of these structures could result in
airborne release of hazardous building materials, such as asbestos fibers or lead dust. If found to be
present in building materials to be removed, asbestos and/or lead abatement practices such as
containment and removal will be required prior to demolition. The project applicant will be required to
obtain clearance for asbestos removal from the Bay Area Air Quality Management District prior to
issuance of a demolition permit. Therefore, compliance with this requirement will reduce to less than
significant the potential for public health hazards associated with the release of airborne asbestos fibers
at the project site.
Due to the extent of grading required, proposed demolition of existing facilities and proposed removal of
underground facilities, the following measures will be required to reduce potential hazardous materials
impacts to a less -than -significant level:
MITIGATION MEASURE 9: The project applicant and/or Town shall prepare a management plan to
identify all suspected hazardous materials and specify applicable regulations that would
determine appropriate handling and disposal of these materials. For suspected hazardous
materials (contaminated soil and groundwater) that may be encountered during construction, the
management plan shall include contingency plans for site safety, worker protection, sampling and
investigation, and disposal or remediation; these shall be based on soil and groundwater sampling
and testing that have been completed to date. The management plan shall be filed with the Town
of Los Gatos and all other jurisdictional agencies prior to issuance of the demolition and grading
permits.
MITIGATION MEASURE 10: If groundwater is encountered during project construction and dewatering
is required, the project applicant shall undertake sampling and testing of the encountered
groundwater in accordance with the contingency sampling and investigation plan. If groundwater
is found to contain contaminants that exceed regulatory action levels, it may not be discharged
into the existing storm drainage system. Removal and handling of the contaminated groundwater
should be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional
agencies.
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MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
MITIGATION MEASURE 11: A state certified lead -based paint professional shall be retained to
perform a lead -based paint survey of the existing structures and the recommendations of the
professional shall be followed for abatement of any identified Lead -based paint prior to
demolition of the structures.
MITIGATION MONITORING: The Building and Planning Divisions of the Community Development
Department will be responsible for ensuring that these measures are implemented prior to
construction.
9. Hydrology and Water Quality: Storm Drainage. Approximately 95 percent (or 186,363 s.f.) of the
4.4-acre project parcel is covered with the impervious surfaces of the site's building, concrete slab
foundation and asphalt parking lot. Project development would result in approximately 75 percent
(147,909 s.f.) of the site being covered by driveways, parking, sidewalks, or building. This would result
in approximately 20 percent net decrease in impervious surfaces on the project site and potential
reduction in peak surface flows from the project site, a beneficial impact of the proposed project.
Presently, storm runoff flows on the project site discharge to storm drains on the site, which connect to
two 18-inch storm drains in Los Gatos Boulevard. Since the project would result in a net reduction in
impervious surfaces, the project would not adversely affect the capacity of existing storm drains.
Flood Hazards. According to the Federal Emergency Management Agency's (FEMA) Flood Insurance
Rate Map (FIRM) (May 18, 2009) for Los Gatos, the project site is located in Zone X, consisting of areas
with 0.2% annual chance of flood, areas of one percent annual chance flood with average depths of less
than one foot or with drainage areas less than one square mile, and areas protected by levees from one
percent chance flood. The Hydrology and Water Quality Map in the Background Report for the General
Plan Update also indicates that the project site is located outside mapped 100-year flood hazard areas.
Water Quality. Stringent water quality regulations of the Clean Water Act have recently been triggered
because the NPDES (National Pollution Discharge Elimination System) permit program has failed to
protect beneficial uses of Santa Clara County's creeks and the South San Francisco Bay, as evidenced by
such observations as violations of ambient water quality criteria, high concentrations of toxic substances,
and fish consumption health advisories, These regulations require that all discharges shall comply with
Provision C.3, New and Redevelopment Performance Standards of Order No. 01-024 of the NPDES
permit program.
The project site is located within the Los Gatos Creek watershed and runoff from the site ultimately
discharges into Los Gatos Creek (west of the site) and eventually into the Bay. Los Gatos Creek is on the
Clean Water Act Section 303(d) List of Water Quality Limited Segments due to the presence of diazinon,
a pesticide, and its primary source is identified as urban runoff and storm drains. Best Management
Practices (BMPs) outlined by the Santa Clara Valley Urban Runoff Pollution Prevention Program
(SCVURPPP) for treatment control of pesticides are bioretention, infiltration, and media filter with
adsorption/absorption as the removal process.
After project completion, surface runoff from the site would be expected to carry typical urban pollutants
generated by parking lots, building surfaces, and landscape areas. As a condition of project approval, the
Town will require preparation and implementation of interim and final erosion control plans as well as
non -point source pollution prevention measures such as installation of filtration devices or use of bio-
swales. Implementation of such measures would reduce potential water quality impacts to a less -than -
significant level. Project plans include a preliminary grading plan and a stormwater management plan
DECEMBER,2010 17
MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
that identify existing and proposed drainage facilities for the site. The proposed drainage plan delineates
runoff source control measures and Best Management Practices (BMPs) to be used in the control of
runoff originating on the project site. The proposed treatment measures for this project are three
proprietary, manufactured bioretention units, and two bioswales. The three units would be located in the
area of the residential lots and would treat street, driveway, walkway, and building runoff. The roof
downspouts from the single-family homes would drain to landscaping and excess runoff would flow to
the street.. The two bioswales, shown in four segments on project plans, would be located on the eastern
edge of the site along Los Gatos Boulevard and would drain the remainder of the retail area and entrance
road.
The proposed project involves removal and replacement of more than 10,000 s.f. of impervious surfaces
and thus must satisfy C.3 numerical requirements for treatment. The C.3 requirements also specify thata
trash enclosure area is to be covered and connected to the sanitary sewer system. Since the area of
disturbance would involve more than one acre, a Storm Water Pollution Prevention Plan (SWPPP) would
be required by the Town. The State General Permit requires the applicant to file a Notice of Intent (NOI)
to obtain coverage, and to prepare a Stormwater Pollution Prevention Plan (SWPPP) for the construction
phase of the project. The Town is responsible for ensuring that the applicant has filed the NOI and that
the SWPPP is consistent with local ordinances. With the required SWPPP, the project's potential impact
on water quality would be less than significant. Final detailed plans and calculations will be submitted to
the Town for final review and approval.
In order to determine the adequacy of the water quality control measures proposed by the project, the
Town has retained an engineering consultant, Eisenberg, Olivieri & Associates (EOA), to review
submitted project plans for compliance with the stormwater requirements in the Town's NPDES Permit.
The EOA reviews of the project (included as Attachment 6) indicate that the total amount of impervious
surface created and/or replaced at this site is 147,909 square feet (3.4 acres). Since this is greater than the
C.3 threshold of 10,000 square feet, the C.3 treatment requirements would apply to this project.
During the review process the project plans were revised to address recommendations provided by
EOA's Memorandum dated May 22, 2010. EOA's subsequent review dated November 15, 2010 of the
revised plans indicates that the project's proposed stormwater treatment facilities have incorporated some
of the EOA recommendations (e.g. reduction of mechanical treatment and use of bioswale treatment of
all commercial area runoff). The applicant has also committed to the use of additional landscape areas for
stormwater filtration pending the results of a soils investigation to determine percolation characteristics
of site soils. Although no design details for the bioswales are included in the proposed stormwater
treatment plans, the BOA review indicates that the area reserved for the bioswales ranges from about 5 to
20% of the contributing area and concludes that this area would be sufficient for adequate treatment. The
engineering review of the project indicates that the stormwater treatment measures specified for this
project meet the Town's NPDES Permit Provision C.3 requirements, and therefore, the project's water
quality impact would be less than significant.
The project site is located in a "red" area of the Santa Clara Valley Urban Runoff Pollution Prevention
Program (SCVURPPP) Hydromodification Management Plan (HMP) Applicability Map, which means
that the site is exempt from hydromodification requirements. Also, projects that do not create an increase
in impervious surface over pre -project conditions are exempt. Since the proposed project would reduce
the amount of impervious surface on subject property, the project is not required to implement
hydromodification control measures.
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The preliminary erosion control measures shown on the project plans (Sheet C-8.0) are consistent with
the Town's ordinances addressing stormwater pollution control and erosion and sediment control
requirements.
10. Land Use and Planning: The site is currently developed with facilities related to the former auto
dealership use, paved parking lots, and landscaping. The project parcel is currently designated by the
existing General Plan as "Mixed Use Commercial," while the site is zoned "CH, Restricted Highway
Commercial." The Mixed Use Commercial General Plan designation allows for "a mixture of retail,
office, residential in a mixed use setting, along with lodging, service, auto -related businesses, non -
manufacturing industrial uses, recreational uses and restaurants." The CH zone allows retailing, office,
service business, and limited manufacturing uses. The proposed project's mix of retail commercial and
residential uses would be consistent with these General Plan and Zoning Ordinance land use designations
for the site. The project applicant proposes to add a Planned Development (PD) zone (CH:PD) because
the General Plan encourages sites larger than 40,000 square feet to be processed as a PD. Additionally,
the Town Council directed staff to process a proposed change in land use from auto dealership to other
uses as a PD.
The density of the residential portion of the project is proposed to be 12.1 units per acre. Existing multi-
family residential development located adjacent to the project's western boundary have higher densities
of 18.4 units per acre and 20 units per acre. The single-family neighborhood to the northwest has a lower
density of approximately 5 units per acre.
The project's consistency with CEQA-relevant plans and policies is presented in Table 3 of the Initial
Study. The Los Gatos General Plan and its Elements, Commercial Design Guidelines, and Los Gatos
Boulevard Plan contain goals, policies, and implementation strategies that pertain to future development
of the project site. However, Section 15131 of the CEQA Guidelines states that the "economic and social
effects of a project shall not be treated as significant effect on the environment." Many of the goals,
policies, and strategies of these plans and guidelines relate to the economic and fiscal well-being of the
community as well as architectural design, and are not a subject for discussion in this CEQA document.
Only those goals, policies, strategies, and guidelines that could result in a physical environmental change
are listed and evaluated in Table 3 of the Initial Study. However, these policies will be considered
separately by Town staff, as part of the Town's project review and approval process.
The project vicinity is comprised of a mix of commercial, office, and residential uses. Adjacent parcels to
the north, south, southeast, and east of the project site (also fronting on Los Gatos Boulevard) are
currently in retail commercial or office use; residential development adjoins the project site to the west.
The proposed residential use on the western portion of the site would be consistent with existing multi-
family residential (apartment) uses located along the western project boundary and single-family
residences adjacent to the northwestern project boundary (across the street). The proposed retail
commercial buildings on the eastern portion of the site would be consistent with the existing mix of retail
commercial and office uses to the north, east, and south. However, proposed senior apartments on the
eastern portion of the site would not be consistent with adjacent office and commercial uses. Although
residential use is allowed in the Mixed Use Commercial General Plan designation, it is a conditional use
in the CH zone (a conditional use permit is required).
In 1997, the Town completed the Los Gatos Boulevard Plan, which presents the Town's vision for the
development of the Los Gatos Boulevard corridor. The Plan provides land use goals and guidelines for
the Los Gatos Boulevard Plan area, which includes the project site. While the Plan does not include
specific direction for land use at the project site, the proposed retail commercial component of the project
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would be consistent with existing commercial uses to the east, south, and southeast, while the proposed
residential use would be consistent with residential uses to the north and west of the site. By locating
residential uses adjacent to existing residential uses and retail commercial uses contiguous to existing
retail commercial uses, the project attempts to minimize land use compatibility problems with existing
uses.
11. Mineral Resources: The Los Gatos General Plan does not identify any regionally or locally -
important mineral resources on the project site or in its vicinity.
12. Noise: Construction Noise. Project construction would result in temporary short-term noise increases
due to the operation of heavy equipment. Construction noise sources range from about 76 to 85 dBA at
50 feet for most types of construction equipment with slightly higher levels of about 88 to 91 dBA at 50
feet for certain types of earthmoving and impact equipment. If noise controls are installed on
construction equipment, the noise levels could be reduced by 1 to 16 dBA, depending on the type of
equipment. The potential for construction -related noise increases to adversely affect nearby residential
receptors would depend on the location and proximity of construction activities to these receptors.
The Town Noise Ordinance (Chapter 16) restricts construction activities to the hours of 8:00 a.m. to 8:00
p.m. on weekdays and 9:00 a.m. to 7:00 p.m. on weekends and holidays. This ordinance also limits noise
generation to 85 dBA at the property line or 85 dBA at 25 feet. Adjacent uses include condominiums and
the Valley Oaks Apartments located 15 to 70 feet from the western project boundary, two single-family
homes located across Placer Oaks Road, approximately 90 feet from the northern project boundary, an
office building located approximately 80 feet from the northern project boundary, as well as retail
commercial buildings located approximately 150 feet from the eastern project boundary and 100 feet
from the southern project boundary. There is also a combination of masonry, wood, and chainlink
fencing located along the western project boundary. While construction equipment is expected to operate
at least 50 feet from adjacent condominiums and apartments most of the time, there is one area in the
southwest corner of the site where construction equipment could operate as close as 15 to 20 feet from
existing condominiums and apartments for short periods. At 50 feet, the ordinance noise limit would
result in maximum noise levels of 79 dBA at the closest condominiums to the northwest, while at 15 to
20 feet, Valley Oaks Apartments to the southwest would be subject to maximum noise levels of up to 89
dBA when equipment operates adjacent to the southwestern project boundary. Temporary disturbance
(e.g., speech interference) can occur if the noise level in the interior of a building exceeds 45 to 60 dBA.
To maintain such interior noise levels, exterior noise levels at the closest residences (with windows
closed) should not exceed 70 to 80 dBA and this exterior noise level is used as a significance threshold or
criterion. It appears that construction noise levels could be maintained below 80 dBA most of the time
except when equipment is operated in the southwest corner adjacent to the project boundary.
Construction equipment would operate as close as 15 to 20 feet from the existing Valley Oaks
Apartments to the southwest for a short period, but would be setback more than 50 feet from other
adjacent uses to the west, north, east, and south. Due to the proximity of existing apartments to the
southwest, construction -related noise increases could be significant periodically, and implementation of
the following measure, in conjunction with enforcement of time restrictions and noise level standards
contained in the Town Noise Ordinance, will be required to reduce temporary noise impacts to a less -
than -significant level:
MITIGATION MEASURE 12: To minimize construction noise impacts on existing adjacent residences
to the west, existing boundary fencing shall be retained throughout the noisier earthmoving phase
of construction or proposed fencing along this boundary shall be constructed as early as possible
(prior to project grading activities if feasible). To maximize the fence's noise attenuation effects,
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proposed fencing shall be solid with no gaps, cracks, or openings (e.g., high quality air -tight
tongue -and -groove, board and batten, or shiplap design).
MITIGATION MONITORING: The Building and Planning Divisions of the Community Development
Department will be responsible for ensuring proper implementation of this measure prior to and
during construction.
Impacts associated with groundborne vibration and noise are typically less than significant for most types
of construction activities (i.e. vibration levels generated by most types of construction equipment would
not exceed threshold levels for cosmetic damage to structures). However, operation of impact or
vibration pile drivers or large truck -mounted compactors can generate vibration levels that would disturb
neighbors and could result in cosmetic damage to adjacent structures at distances of less than 50 feet.
Operation of such equipment as part of project construction would not be required. Therefore, impacts
associated with groundborne vibration and noise are expected to be less than significant.
Operational Noise. Sources of noise associated with the proposed retail commercial use would include
delivery trucks and associated loading and unloading activities, parking cars, garbage trucks and refuse
bins as well as rooftop air conditioning and heating units. The proposed loading space would be located
on the north end of the parking lot adjacent to Placer Oaks Road, approximately 100 feet from the office
building to the north, 280 feet from the closest existing residence to the northwest, 50 feet from the
closest proposed single-family residence to the west, and approximately 10 feet from the closest senior
apartment to the east. Noise levels due to loading activities would be variable, but typically do not exceed
60 dBA (Leq) at 100 feet for loading activities on loading docks. Since small retail uses in proposed
commercial buildings would not require loading docks and only small delivery trucks are expected, noise
from loading/unloading activities would be less and not expected to generate exceed existing or future
ambient noise levels.
Two trash enclosures are proposed, one at the northwest corner of Building One (adjacent to Placer Oaks
Road) and a second at the southwest corner of Building Two (adjacent to Blossom Hill Road). The
northerly trash enclosure would be located directly below the proposed senior apartment Unit 1, while
both enclosures would be approximately 60 feet from the closest single-family residences to the west.
Section 16.20.055 of the Noise Ordinance prohibits refuse collection with a refuse collection vehicle
between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone. Since the western portion of the
project site is located in a residential zone, these time restrictions on refuse collection would not apply to
the commercial portion of the project and it is possible that disturbance of residents living in the
westernmost senior apartments and easternmost single-family homes would be subject to disturbance in
the early morning hours from trash collection activities, a potentially significant impact. To ensure that
such noise disturbance is avoided, the following measure shall be required to reduce potential operational
noise impacts to less than significant:
MITIGATION MEASURE 13: As a condition of project approval, the Town will require the
commercial -related trash collection activities to comply with Section 16.20.055 of the Noise
Ordinance, which prohibits refuse collection with a refuse collection vehicle between the hours
of 6:00 p.m. and 6:00 a.m. in a residential zone.
MITIGATION MONITORING: The Planning Division of the Community Development Department will
be responsible for ensuring this condition is included as part of the Planned Development.
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When the Los Gatos Noise Ordinance noise limits are applied to the project site, the ordinance noise
limits would be 55 dBA from 6 a.m. to 1 p.m., 59 dBA from 1 p.m. to 10 p.m., and 48 dBA fiom 10 p.m.
to 6 a.m. Project operations, including rooftop equipment and loading activities, will be required to
comply with these ordinance noise limits. Noise abatement measures (e.g., use of quieter equipment,
provision of equipment enclosures or sound barriers, or use of parapet roof design) will be incorporated
into the project as required in order to comply with these noise limits.
Project -related traffic increases on Placer Oaks Road would also result in long-term noise increases along
this roadway. Based on traffic volumes presented in Section 16, Transportation and Traffic, project -
related traffic increases along existing neighborhood streets would increase noise levels by less than 1
dBA, which would be less than significant. In general, noise increases of 3 dBA are barely perceptible to
most people. When traffic increases on Placer Oaks Road due to this project are considered with
estimated traffic increases from the proposed Placer Oaks project, cumulative traffic increases on Placer
Oaks Road would be approximately 1 dBA, also a less -than -significant noise increase.
Noise Compatibility of Proposed Use. A detailed noise study was prepared by Edward L. Pack
Associates, Inc. (ELPA) in October 2010, and this report is included in Attachment 7 of the Initial Study.
As part of this study, a continuous, 24-hour noise measurement was taken at two locations on the site:
128 feet from the centerline of Los Gatos Boulevard and 50 feet from the centerline of Blossom Hill
Road. The results of these measurements indicate that noise levels at 64 dB (DNL) at 128 feet from the
Los Gatos Boulevard centerline (daytime Leg of 60 to 65 dBA and nighttime Leg of 50 to 58 dBA) and 65
dB (DNL) at 50 feet from the Blossom Hill Road centerline (daytime Len of 60 to 66 dBA and nighttime
Len of 47 to 58 dBA). Noise exposure of proposed uses are estimated to be as follows:
• Senior apartments would be exposed to noise levels of 67 dB (DNL) at the closest balconies and
exterior walls. Under future traffic conditions, the noise exposure is expected to increase to 68 dB
(DNL).
■ Single-family homes located adjacent to Blossom Hill Road would be exposed to noise levels of up
to 64 dB (DNL) on the first floor and 65 dB (DNL) on the upper floor. Under future traffic
conditions, the noise exposure is expected to increase to 65 dB (DNL) and 66 dBA (DNL),
respectively.
• Balconies of single-family homes located closest to Blossom Hill Road (79 feet from the centerline)
would be exposed to noise levels of 67 dB (DNL). Under future traffic conditions, the noise
exposure is expected to increase to 68 dB (DNL).
• The common open space area in the residential portion of the project would be subject to noise levels
of 47 to 50 dB (DNL) or 45 to 48 dBA (Leq(24)) under existing conditions and 48 to 51 dB (DNL) or
46 to 49 dBA (Leq(24)) under future traffic conditions.
■ Exterior noise exposures in the patio of Building 1 (northerly building) would be subject to noise
levels of 53 to 56 dBA (Leq(24)) under existing conditions and 54 to 57 dBA (Leq(24)) under future
traffic conditions.
■ Exterior noise exposures in the patio of Building 2 (southerly building) would be subject to noise
levels of 51 to 55 dBA (Leq(24)) under existing conditions and 52 to 56 dBA (Leq(24)) under future
traffic conditions.
To determine noise compatibility of the proposed use, noise levels at the site were compared to the
Town's outdoor noise goals specified in the Noise Element of the General Plan for new commercial and
residential developments. Policy N.P.1.7 of the Noise Element specifies outdoor noise limits of 70 dBA
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(Leq(24) or Len averaged over 24 hours) for commercial uses, 55 dBA (4424I) for open space (developed
park) uses, and 55 dB (DNL) for residential uses, stating that these noise limits represent the "long range
community aspirations" and acknowledging that such goals may not be attainable at this time. When
existing and future noise exposures at proposed uses are compared to these noise goals, proposed senior
apartments and single-family homes would be subject to existing and future noise levels that exceed the
Town's 55-dB (DNL) noise goal. The proposed common open space park in the residential portion of the
site would be subject to existing and future noise levels that would not exceed the Town's 55-dBA
(Leq(24)) noise goal for open space (developed parks) areas. The proposed commercial buildings would be
subject to existing and future noise levels that would not exceed the Town's 70-dBA (Leq(24)) noise goal
for commercial uses. The Town Noise Element does not specify a noise goal that could appropriately be
applied to the proposed patios on the west side of both commercial buildings, but if the commercial noise
goal were to be applied, existing and future noise levels at the proposed patios would meet the 70-dBA
(Leq(24)) noise goal.
Although the Town's 55-dB (DNL) residential noise goal would not be met at proposed residential uses,
the Town's Noise Element (Policy 9) states that these noise limits represent the "long range community
aspirations" and acknowledges that such goals may not be attainable at this time. Such goals may be
more appropriate for residential neighborhoods that are located away from major noise sources (such as
freeways or arterial roadways). In areas where the Town's noise goal cannot be met, the Town also uses
the land use compatibility noise guidelines included in the Town's Noise Element as a criterion for
defining significance of a noise impact under CEQA. These noise guidelines define noise limits as
follows:
■ Single-family Residential Uses: normally acceptable up to 60 dB (DNL) in exterior living areas
(yards and common open space); conditionally acceptable between 55 and 70 dB (DNL); normally
unacceptable between 70 and 75 dB (DNL); and clearly unacceptable above 75 dB (DNL).2
• Multi -family Residential Uses: normally acceptable up to 65 dB (DNL) in exterior areas (balconies);
conditionally acceptable between 60 and 70 dB (DNL); normally unacceptable between 70 and 75 dB
(DNL); and clearly unacceptable above 75 dB (DNL).
• Commercial Uses: normally acceptable up to 70 dB (DNL); conditionally acceptable between 55 and
70 dB (DNL); normally unacceptable between 70 and 75 dB (DNL); and clearly unacceptable above
75 dB (DNL). Noise levels up to 70 dB (DNL) are considered acceptable for commercial uses.
In addition, Title 24, Part 2 of the California Code of Regulations contains requirements for construction
of new hotels, motels, apartment houses, and dwellings other than detached single-family dwellings
intended to limit the extent of noise transmitted into habitable spaces. For limiting noise transmitted
between adjacent dwelling units, Title 24 standards specify the extent to which walls, doors, and floor -
ceiling assemblies must block or absorb sound, requiring a Sound Transmissions Class (STC) rating of
50 or higher in common walls and floor/ceiling assemblies. As design details for the interior partitions of
the project are not currently available, an evaluation of the interior partitions has not been made. For
limiting noise from exterior sources, Title 24 specifies an interior standard of 45 dB (CNEL or DNL) in
any habitable room with all doors and windows closed and requires an acoustical analysis demonstrating
how dwelling units have been designed to meet this interior standard where such units are proposed in
2 Under Normally Acceptable conditions, no special noise insulation requirements are needed. Under Conditionally Acceptable, a
detailed noise analysis and needed noise attenuation design measures are required, but conventional construction, but with closed
windows and fresh air supply systems or air conditioning will normally suffice. Where noise levels are considered Normally
Unacceptable, new construction is generally discouraged but if it proceeds, a detailed noise study and needed noise attenuation
design measures are required.
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areas subject to noise levels greater than 60 dB (CNEL or DNL). The ELPA noise study fulfills the Title
24 requirement of an acoustical study.
When compared to the above land use compatibility noise guidelines and Title 24, project consistency
would be as follows:
■ Senior Apartments: Noise levels at balconies of the four units facing Los Gatos Boulevard (Units 1
to 4) would exceed the 65 dB (DNL) noise guideline for multi -family residential uses by 3 dB and
apartment interiors exceed the Title 24 requirement by 8 dB, a significant noise impact.
■ Single-family Homes: Exterior noise levels at single-family residences located closest to Blossom
Hill Road would exceed the 60 dB (DNL) noise guideline for single-family residential uses by up to
3 dB, a significant noise impact.
• Common Open Space Area: Noise levels in the common open space area in the residential portion of
the project would not exceed the Town's 55-dBA (Leq(24)) for open space (developed park) uses, a
less -than -significant noise impact.
• Patios of Buildings 1 and 2: Noise levels at both patios would not exceed the Town's 70-dBA (Leq(240
noise goal for commercial uses, a less -than -significant noise impact.
To reduce the significant noise impacts identified above for the senior apartments and single-family
residences, the following noise attenuation measures will be incorporated into the project design to
ensure that acceptable interior noise levels are achieved, reducing identified impacts to a less -than -
significant level:
MITIGATION MEASURE 14: To meet the Town's 55-dB (DNL) residential noise goal, balconies and
decks shall be completely enclosed so that these spaces were no longer exterior spaces. If such a
design is undesirable, the following design requirements shall be implemented to achieve Town -
recommended exterior noise guidelines in usable outdoor spaces on proposed senior apartments
and single-family residences:
a. To achieve compliance with the Town's 65-dB (DNL) exterior noise guideline at proposed
senior apartments, 42-inch high acoustically -effective railings shall be constructed on the
balconies of Units 1 to 4 along Los Gatos Boulevard. The balcony railing height is in
reference to the nearest balcony floor elevation.
To achieve an acoustically -effective balcony railing, it must be constructed air -tight (i.e.
without cracks, gaps, or other openings) and must provide for long-term durability, including
the balcony floor. The railings can be constructed of masonry, wood, concrete, stucco, metal
or a combination thereof, and must have minimum surface weight of 1.5 pound per square
foot. If wood fencing is used, homogenous sheet materials are preferable to conventional
wood fencing as the latter has a tendency to warp and form openings with age. However,
high quality, air -tight tongue -and -groove, board and batten, or shiplap construction can be
used, provided that the construction is air -tight and the minimum surface weight is met.
Translucent materials, such as glass, Lexan, or Plexiglas, may be incorporated into the
barriers to provide for light and views, however, they must have a minimum thickness of
3/16 inches to meet the minimum surface weight requirement. Downspouts and scuppers are
preferable over sheet draining. All connections with posts, pilasters, and the building shells
must be sealed air -tight. No openings are permitted between the upper railing components
and the balcony floor.
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
b. To achieve compliance with the Town's 60-dB (DNL) exterior noise guideline at side and
rear yards of proposed single-family residences, six-foot high acoustically -effective barriers
between proposed homes on Lots 1 through 5 and along the west side of Lot 5, terminating
near the garage (see Figure 1 of Attachment 7 for the locations of the recommended noise -
control barriers). The barriers shall connect air -tight to the sides of the homes. The barrier
height is in reference to the nearest building pad elevation.
To achieve an acoustically -effective barrier, it must be constructed air -tight, i.e., without
cracks, gaps or other openings, and must provide for long term durability. The barriers can
be constructed of masonry, wood, concrete, stucco, metal, earth berm or a combination
thereof, and must have a minimum surface weight of 2.5 pounds per square foot. If wood
fencing is used, homogeneous sheet materials are preferable to conventional wood fencing as
the latter has a tendency to warp and form openings with age. However, high quality, air-
tight tongue -and -groove, board and batten or shiplap construction can be used, provided that
the construction is air -tight and the minimum surface weight is met. Gates may be
incorporated into the barriers; however, they must meet the minimum surface weight and
height requirements and must fit tight when closed. Astragals or stops shall be used over the
hinge jamb and closure jamb gaps. A gap under a gate may be no more than 1-inch high. All
connections with posts, pilasters and the building shell must be sealed air -tight. No openings
are permitted between the upper barrier components and the ground.
MITIGATION MEASURE 15: To achieve the acceptable interior noise levels of 45 dB (DNL) at
proposed senior apartments (Title 24) and single-family residences, the following noise control
measures shall be incorporated into the project design:
a. All windows and glass doors of living spaces that are proposed within 270 feet of the Los
Gatos Boulevard centerline and with a direct or side view of the roadway (Units 1 to 5) shall
be kept closed at all times. All windows and glass doors on these units shall have a minimum
Sound Transmission Class (STC) rating of 28. Mechanical ventilation shall be provided in
these units.
b. All windows and glass doors of living spaces that are proposed within 120 feet of the
Blossom Hill Road centerline and with a direct or side view of the roadway (Lots 1 to 5)
shall be kept closed at all times. All windows and glass doors on these units shall have a
minimum Sound Transmission Class (STC) rating of 28. Mechanical ventilation shall be
provided in these units.
When windows and doors are maintained closed for noise control, some type of mechanical
ventilation to assure a habitable environment must be provided. The mechanical ventilation
requirements are specified in the Uniform Building Code (UBC) and described in Appendix B of
the ELPA study, which is included as Attachment 7 of the Initial Study. The windows that are
specified to be maintained closed are to be operable, as the requirement does not imply a "fixed"
condition. All other windows of the project and all bathroom windows may have any type of
glazing and may be kept opened as desired unless the bathroom is an integral part of a living
space without a closeable door.
In addition to the required STC ratings, the windows and doors shall be installed in an
acoustically -effective manner. To achieve an acoustically -effective window construction, the
sliding window panels must form an air -tight seal when in the closed position and the window
frames must be caulked to the wall opening around their entire perimeter with the non -hardening
DECEMBER, 2010 25
MITIGATED NEGATIVE DECLARATION — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
caulking compound to prevent sound infiltration. Exterior doors must seal air -tight around the
full perimeter when in the closed position,
The acoustical test report of all sound -rated windows and doors should be reviewed by a
qualified acoustician to ensure that the chosen windows and doors will be adequately reduce
traffic noise to acceptable levels. Many dual -pane windows and glass door assemblies have
inherent noise reduction problems in the traffic noise frequency spectrum due to resonance that
occurs within the air space between the window lites, and the noise reduction capabilities vary
from manufacturer to manufacturer.
MITIGATION MONITORING: The Building and Planning Divisions of the Community Development
Department will be responsible for ensuring these noise abatement measures are properly
incorporated into the project design.
13. Population and Housing: A detailed evaluation of the population and housing conditions in the San
Francisco Bay area, including the Town of Los Gatos, has been prepared by the Association of Bay Area
Governments (ABAG) as part of its Projections 2009 assessment of population, housing, and
employment for the region. This ABAG report serves as a basis for the formulation of the Town's 2007 —
2014 Housing Element. ABAG's Projections 2001 provided the background data used for the Town's
2002 — 2007 Housing Element. The 2007 — 2014 Housing Element and its supporting technical analyses
are incorporated herein by reference.
As discussed in the Housing Element, regional governments are required by State law to estimate and
allocate the number of housing units needed among each member community. This estimated number of
housing units is called the Regional Housing Needs Allocation (RHNA) and is broken down by income
level with the goal of fairly distributing affordable housing throughout the region. The Town of Los
Gatos is located in Santa Clara County, one of the nine Bay Area counties that are represented by ABAG.
ABAG estimates the total RHNA for Los Gatos to be 562 housing units for the planning period starting
July 1, 2007 and ending June 30, 2014. The RHNA number presented in the Housing Element was
adjusted to account for residential units built, under construction, or approved since 2007. The adjusted
RHNA is currently 521 dwelling units.
The technical study prepared in support of the Housing Element includes an inventory and analysis of
land available for potential use in residential development, either entirely as residential or as part of a
mixed -use project. The study identifies seven sites, including the proposed project site (Swanson Ford
property), as potential locations for new residential uses. It should be noted that most of the candidate
sites have been previously developed with other uses and would be converted to residential or mixed
uses. The technical study indicates that the seven sites have a realistic development capacity of 611
dwelling units. This capacity exceeds the ABAG-identified RHNA, as adjusted, by 90 units.
Consequently, the Town has sufficient available sites to meet its share of allocated regional housing
demand for the planning period of 2007 to 2014.
The proposed mixed -use development of the project site includes residential use that is incorporated into
the residential land inventory used for the 2007 — 2014 Housing Element. The Element's technical study
provides a discussion of the residential uses planned for this site (Swanson Ford) and recognizes that the
proposed project encompasses development of six senior apartments. To the extent that the proposed
project contributes additional residential uses to the anticipated housing needs within the community
through 2014, the project would be consistent with the level of growth planned for Los Gatos through
2014.
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MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Since the proposed project would replace an auto dealership with 23,267 s.f. of retail commercial space,
six senior apartments, and 29 single-family homes, the project would increase the Town's population.
The proposed project could generate approximately 80 additional residents. The project's addition of 80
persons would represent a 0.3% increase over the Town's current population of 28,810, as indicated in
the technical study for the Housing Element. ABAG projects that Los Gatos' population will increase to
30,000 by 2020, a growth rate of 1 percent that would be consistent with the growth rate of the past 30
years. Such increases in population would not represent a significant increase in local or regional
population.
The project would not be considered growth -inducing, since the project would involve redevelopment of
an existing developed parcel and the project would not extend roads or infrastructure to any adjacent
properties. The General Plan encourages redevelopment of the project area since it designates the project
site and surrounding properties as "mixed use commercial." Although the project helps to fulfill the
Town's desire for redevelopment of this area as indicated by the General Plan, the project is only
partially consistent with the economic -related General Plan and Los Gatos Boulevard Plan goals and
policies for the site.
14. Public Services: Services are currently provided to the project site as well as to adjacent commercial
and residential uses. No significant increase in demand on public safety services is expected to be
required for the proposed project since services were previously provided to the former auto dealership
use on the site.
The Santa Clara County Fire Department has reviewed the project plans for site access and water supply,
and the project will be required to meet Department requirements for minimum fire flow, automatic fire
sprinklers, hydrant spacing/location (including three private on -site hydrants), building access
requirements, etc. The project will be required to install an automatic fire sprinkler system, appropriate
fire lane marking, and fire department emergency access key lock box. Adequate fire apparatus (engine)
access will need to be provided on any access roads, which includes 20-foot pavement width, a minimum
turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15 percent. The Fire
Department also requires potable water supplies to be protected from contamination caused by fire
protection water supplies. The proposed plan will be subject to formal plan review by the Santa Clara
County Fire Department to determine compliance with adopted model codes.
The project would increase Town population by 0.5%, which would incrementally increase demand for
recreational facilities. The project's potential impact on the demand for recreational facilities is discussed
in Section 15, Recreation, below.
Based upon population growth estimates in Projections 2009 from the Association of Bay Area
Governments (ABAG), the project would add approximately 11 new students to the Los Gatos Union
School District and Los Gatos -Saratoga High School District. The Los Gatos Union School District has
advised the Town that the development of 47 new residential units under the previous plan would
generate approximately 20 new students for the elementary and middle schools in Los Gatos. Under the
revised project design of 29 residential units, the project would be expected to generate 12 new students.
The District is currently operating at or near capacity at all of the downtown schools and proposed
development will result in the need for new classrooms. The District proposes to use funds from an
approved bond initiative (Measure E) to fund new facilities that would accommodate some of the new
growth in student population.
DECEMBER,2010 27
MITIGATED NEGATIVE DECLARATION— 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM IILL ROAD
Project students would attend Louise Van Meter Elementary School, Fisher Middle School, and Los
Gatos High School. To offset potential additional service costs for enrolling new students from the
proposed project, the Los Gatos Union School District and Los Gatos -Saratoga High School District will
charge the project applicant impact fees based on the size of new homes (per square foot basis) and by
supplemental parcel taxes on the new residential parcels. Payment of impact fees and supplemental taxes
would mitigate the project's impacts on school services to a less -than -significant level.
15. Recreation: The proposed net addition of 29 single-family residences and six senior apartments
would increase local population, and thereby incrementally increase demand for recreational facilities. A
common open space area or park is proposed in the residential portion of the project near the western
project boundary. The common open space area would be decomposed granite, with an existing redwood
tree to be retained along the western project boundary and a seating area to be provided in this area. This
common open space is located adjacent to the western project boundary, and existing residential uses are
located adjacent to this boundary (see Section 12, Noise, for more discussion of potential noise impacts
associated with this park). Private open space associated with the 29 single-family residences would be
limited to rear yards and sideyards for all units; Lots 1 through 5 and 15 through 19 would also have
small front yards along Blossom Hill Road and Placer Oaks Road, respectively.
No private open space is proposed for senior apartments. However, outdoor dining patios for ground
floor commercial tenants are proposed adjacent to both commercial buildings where senior apartments
would be located. A pedestrian corridor is proposed to connect the residential and commercial
components of the project, which would enable senior apartment residents to access the common open
space on the western portion of the site. While the provision of a small common open space area is
relatively limited for the total number of single-family and apartment units, the project is proposed as a
Planned Development, which allows for Town discretion in the evaluation and approval of project
elements. The Town has no specific open space standards to determine adequacy of proposed open space
for the number of residential units proposed.
Nearby recreational facilities include Louise Van Meter Elementary School (one-half mile to the south),
Los Gatos High School (one mile to the southwest), and Vasona Park (one-third mile to the west). The
project's incremental increase in demand for recreational facilities is considered to be less than
significant given the project's proximity to existing recreational facilities, and proposed provision of
common open space on the project site.
16. Transportation and Traffic: The Town's Traffic Impact Policy (Resolution 1991-174) requires
preparation of a detailed traffic study for any project with the potential to generate 20 or more additional
AM or PM peak hour trips. The Town's contract transportation engineering firm, TJKM Transportation
Consultants, has completed an assessment of potential traffic impacts resulting from the proposed
project. The traffic impact study is on file at the Town Community Development Department.
Trip Generation. Based on the estimated trip generation for proposed uses (29 single-family homes, six
senior apartments, and 23,267s.f. of specialty retail), the project would generate approximately 1,647
average daily trips, with 194 AM peak hour trips and 146 PM peak hour trips. According to TJKM, when
trip generation from the former auto dealership is considered, the proposed mixed -use project would
result in a net increase of 955 daily trips, with 151 AM peak hour trips and 92 PM peak hour trips.
Project -related Traffic Impacts. TJKM evaluated the project's impact at the following intersections: Los
Gatos Boulevard/ Los Gatos -Almaden Road, Los Gatos Boulevard/Blossom Hill Road, Los Gatos
Boulevard/Shannon Road/Roberts Road, Blossom Hill Road/Roberts Road, and Blossom Hill
DECEMBER,2010 28
MITIGATED NEGATIVE DECLARATION — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Road/Camellia Terrace. Under Existing Conditions, all study intersections operate acceptably during the
AM and PM peak hours, LOS D or better. With 13 approved projects identified in the project area
(Existing Plus Background Conditions), these intersections would continue to operate acceptably (LOS D
or better) during the AM and PM peak hours, with a negligible increase in delay (less than two seconds
of average delay). With the proposed project (Background Plus Project Conditions), all study
intersections are expected to continue operating at essentially the same level of service as Existing Plus
Background Conditions (LOS D or better) during the AM and PM peak hours.
The TJKM study also concluded that the there is sufficient roadway capacity on the Los Gatos Boulevard
and Blossom Hill Road study segments to accommodate proposed project trips. With addition of traffic
generated by approved projects and the proposed project, study segments would operate within
acceptable capacity limits (LOS D).
Under Existing Conditions, TJKM found that the eastbound left -turn lane on Blossom Hill Road at Los
Gatos Boulevard is inadequate for queuing. Addition of traffic generated by approved projects and the
proposed project (Background Plus Project Conditions) would significantly increase this left -turn
movement queue. However, implementation of either of the following turning lane improvements will
reduce this impact to a less -than -significant level:
MITIGATION MEASURE 16: A second eastbound left -turn lane shall be added on Blossom Hill Road
and both left -turn storage lanes shall be extended to 250 feet (per lane) to accommodate future
traffic levels OR The applicant shall contribute to the addition of a second eastbound left -turn
lane at the Los Gatos Boulevard/Blossom Hill Road intersection and lengthening both left -turn
lanes to 250 feet for its incremental share of impact as determined by the Town Engineer.
MITIGATION MONITORING: The Building and Planning Divisions of the Community Development
and the Engineering Division of the Parks and Public Works Departments will be responsible for
ensuring these measures are implemented prior to project completion.
The proposed project is estimated to generate approximately 10 trips during the highest peak hour (PM
peak hour) on Placer Oaks Road (i.e. one car every six minutes). Such an increase should not be
noticeable and TJKM concluded that these additional trips are not expected to cause a significant traffic
impact.
Traffic Safety. The proposed project is expected to have little or no impact on the collision rate (or
safety) at study intersections or study road segments. Based on the 2004 Accident Data for California
State Highways, the average statewide accident rate is 0.58 accidents per million vehicles for four -
legged, suburban signalized intersections and 0.34 accidents per million vehicles for suburban,
unsignalized intersections. Based on collision reports obtained from Town staff for the last three years
(January 1, 2006 to December 31, 2008) and existing peak hour turning movement counts, the collision
rates for all study intersections are below the statewide average collision rates. Therefore, the proposed
project is not expected to have a significant impact on future collision rates.
Vehicular Access. Currently, the project site is accessed via three driveways on Blossom Hill Road and
five driveways on Placer Oaks Road. The all -way access closest to an intersection is located on Blossom
Hill Road, approximately 180 feet west of the stop line of the Los Gatos Boulevard/Blossom Hill Road
intersection. Additionally, there is a right-in/right-out access for the site on Los Gatos Boulevard, and it
is located approximately mid -block between Placer Oaks Road. Project implementation would reduce the
total number of driveways from ten to four: two on Placer Oaks Road, one on Los Gatos Boulevard, and
DECEMBER,2010 29
MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
one on Blossom Hill Road. Although the proposed all -way access on Blossom Hill Road would be
located approximately 260 feet from the curb line of the Los Gatos Boulevard/Blossom Hill Road
intersection, this proposed location would meet corner clearance distance requirements and would not
interfere with.the dual, 250-foot long left -turn lanes required on eastbound Blossom Hill Road under
Mitigation Measure #16. Therefore, no significant traffic safety impacts would be associated with the
proposed driveway configuration.
Pedestrian, Bicycle, and Transit Access. At present, there are sidewalks along both sides of Los Gatos
Boulevard and Blossom Hill Road in the project vicinity and these sidewalks would be sufficient to
handle project -related pedestrian traffic. In addition, pedestrian connections (paseos) are proposed to
extend between project homes and the commercial uses to facilitate pedestrian access between uses on
the project site. The Los Gatos School District has expressed concerns about the safe travel of both cars
and children across the Los Gatos Boulevard/Blossom Hill Road intersection, both before and after
school. Based on the accident history of this intersection described. above, this intersection is not
considered unsafe for pedestrians. However, the potential increase of up to 20 students crossing this
street due to the project is considered a potentially significant safety concern. As a condition of project
approval, the Town will require the project to complete improvements at this intersection such as
modifying the wheelchair ramps (ADA), pedestrian refuge islands (pork -chop islands), and adding
bicycle lane stripes at intersection approaches, which will enhance pedestrian and bicycle safety. In
addition, the following measure will be required to further reduce safety concerns to a less -than -
significant level:
MITIGATION MEASURE 17: The project will be required to modify their fair share of the Blossom Hill
Road/Los Gatos Boulevard intersection and upgrade existing traffic signal to .current Town
standards including but not limited to ADA ramps, pedestrian islands, signing, striping, vehicular
signal heads, pedestrian signals, video detection, safety lighting, as directed by Town Engineer,
MITIGATION MONITORING: The Engineering Division of the Parks and Public Works Department
will be responsible for ensuring that these improvements are reflected in project plans and the
Building Division of the Community Development Department will be responsible for ensuring
that these improvements are properly constructed.
Currently, there are striped bicycle lanes along Los Gatos Boulevard and Blossom Hill Road in the
project vicinity. The project is not expected to generate a significant volume of bicycle traffic, and
therefore, no significant impacts on roadway or bike lane capacities are expected.
Based on field observations, Santa Clara Valley Transportation Authority (VTA) Bus Line 49 runs along
Los Gatos Boulevard in the vicinity of the site. The nearest bus stops for Line 49 are located to the north
of the project site on both sides of Los Gatos Boulevard. The project is not expected to have a significant
impact on transit ridership levels. The VTA has provided the Town with design recommendations that
provide for enhanced pedestrian and bicycle accommodations in the project vicinity. The requested
facilities include bicycle parking for the mixed -use condominium and commercial portions of the project.
VTA supports bicycling as an important transportation mode and thus recommends inclusion of
conveniently located bicycle parking for the project. Bicycle parking facilities can include bicycle
lockers for long-term parking and bicycle racks for short-term parking. VTA's Bicycle Technical
Guidelines provide guidance for estimating supply, siting and design for bicycle parking facilities.
Parking. The Town Code would require provision of one parking space for every 300 s.f. of retail
commercial space (or 3.3 spaces for every 1,000 s.f.), one and one-half spaces per unit in multiple -unit
DECEMBER,2010 30
MITIGATED NEGATIVE DECLARATION— 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
dwellings, and two spaces for each single-family residential unit. On the eastern commercial portion of
the site, 104 parking spaces are proposed for retail commercial uses (4.4 spaces per 1,000 s.f.), which
would exceed Town parking requirements. Six spaces are proposed to be provided for senior housing (1
space per unit), which would be less than the required one and one-half spaces per unit. However, the age
restrictions (seniors only) would minimize parking demand of proposed apartments and the shared nature
of parking with commercial uses would minimize potential parking shortages. Therefore, no significant
impacts from this shortfall of parking spaces are expected. On the western, residential portion of the site,
58 covered parking spaces (two enclosed garage spaces in each unit) and 16 guest spaces would be
provided, which would exceed Town parking requirements.
Cumulative Impacts. TJKM identifies 10 pending projects that could contribute a total of 293 AM peak
hour trips and 557 PM peak hour trips onto the Los Gatos street network. When traffic from pending
projects are added (Background Plus Project Plus Pending Conditions), study intersections are expected
to operate acceptably and at essentially the same level of service as under Background Plus Project
Conditions, LOS D or better during the AM and PM peak hours. However, southbound left -turn storage
at the Los Gatos Boulevard/Blossom Hill Road would not be adequate to accommodate future cumulative
traffic increases. Therefore, the proposed project would contribute incrementally to the future need to
increase storage capacity for this movement. TJKM recommends that the Town consider increasing
southbound left -turn storage capacity as part of future capital improvement projects. This could be
accomplished by reconfiguring the median of the southbound approach to accommodate the extension of
the existing second left -turn lane to 275 feet. To reduce the project's contribution to this cumulative
traffic congestion problem to a less -than -significant level, the following measure containing two options
shall be required:
MITIGATION MEASURE 18: The applicant shall modify the Los Gatos Boulevard/Blossom Hill Road
intersection to add southbound left -turn storage capacity by increasing the second left -turn lane
to 275 feet OR The applicant shall contribute to increased southbound left -turn storage capacity
at the Los Gatos Boulevard/Blossom Hill Road intersection for its incremental share of impact as
determined by the Town Engineer.
MITIGATION MONITORING: The Community Development and Engineering Division of the Parks
and Public Works Departments will be responsible for ensuring this measure is implemented
prior to project completion.
There are six auto dealership sites located on Los Gatos Boulevard and Blossom Hill Road and four of
these are currently vacant (former Los Gatos Chevrolet at15600 Los Gatos Boulevard, Swanson Ford at
16005 Los Gatos Boulevard, South Bay Honda at 6213 Los Gatos Boulevard, and Bentley Silicon Valley
at 620 Blossom Hill Road). TJKM examined two future cumulative traffic scenarios that could result if
these currently vacant auto dealerships (other than the proposed project) were to either: (1) become re-
occupied with the previously -approved auto dealership use; or (2) redevelop into other uses (assumptions
developed by Town staff).
Under the first scenario, re -occupation of the three vacant auto dealerships could add 111 AM peak hour
trips and 189 PM peak hour trips. With such traffic increases, study intersections would operate
acceptably and at essentially the same level of service as under Background Plus Project Plus Pending
Conditions, LOS D or better during the AM and PM peak hours.
Under the second scenario, redevelopment of the three vacant auto dealerships could add 1,383 AM peak
hour trips and 584 PM peak hour trips. With such traffic increases, study intersections would operate at
DECEMBER, 2010 31
MITIGATED NEGATIVE DECLARATION — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
essentially the same level of service as under Background Plus Project Plus Pending Conditions (LOS D
or better during the AM and PM peak hours) with one exception. The Los Gatos Boulevard/Blossom Hill
Road intersection would operate unacceptably at LOS E during the AM peak hour, a potentially
significant cumulative impact. However, this intersection would operate acceptably (LOS D during the
AM peak hour) with addition of a second eastbound left -turn lane. This improvement is already
identified above and will be required as part of the proposed project. Therefore, this cumulative impact
would not be cumulatively considerable with implementation of the above project -related Mitigation
Measure # 16.
17. Utilities and Service Systems: Utilities are currently provided to the project site. The proposed
building would be required to connect to the existing water and sewer lines located on or adjacent to the
site. Project development would also include construction of storm drainage facilities (see Section 9,
Hydrology and Water Quality). The Fire Department will require provision of an approved, automatic
fire sprinkler system in the proposed building. Other utilities (electrical, gas, telephone, cable TV
facilities) will be upgraded as necessary.
Sewer service to the proposed development is available from a six-inch sewer line in Blossom Hill Road
and another six-inch sewer line in Placer Oaks. Due to the size of the development, the District will
require the developer to conduct a flow study determining the project's impact to these two lines. Based
on the results of this study, the developer may be required to replace the existing sewer line(s) in order to
handle the increased sewage flow from the development.Required upgrades would reduce potential
impacts on utilities to less than significant.
Copies of the Initial Study used to make the above recommendation are on file and available for public
inspection during regular business hours at the Town Community Development Department, 110 East
Main Street, Los Gatos, California.
ate l " Wendie R. Rooney, irector of Community C eloi'r ent
DECEMBER,2010 32
INITIAL STUDY
16005 LOS GATOS BOULEVARD
AND
625 BLOSSOM HILL ROAD
LOS GATOS, CALIFORNIA
PLANNED DEVELOPMENT APPLICATION PD-07- 145
PREPARED FOR
TOWN OF Los GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. MAIN STREET
Los GATOS, CA 95030
DECEMBER 2010
PREPARED BY
GEIER & GEIER CONSULTING, INC.
P.O. Box 5054
BERKELEY, CA 94705-5054
510/644-2535
ATTACHMENT 2
TOWN OF Los GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
ENVIRONMENTAL CHECKLIST FORM
PROJECT INFORMATION
PROJECT TITLE:
16005 Los Gatos Boulevard and
625 Blossom Hill Road
Planned Development Application PD-07-145
LEAD AGENCY NAME AND ADDRESS:
Town of Los Gatos
Community Development Department
110 East Main Street
Los Gatos, CA 95030
PROPERTY OWNER:
CHL Ventures, LP
489 S. El Camino Real
San Mateo, CA 94402
GENERAL PLAN DESIGNATION:
Mixed Use Commercial
PROJECT LOCATION:
16005 Los Gatos Boulevard and
625 Blossom Hill Road
(Figure 1)
CONTACT PERSON AND PHONE NUMBER:
Heather Bradley, 408/354-6806
PROJECT APPLICANT:
Kenneth Rodrigues & Partners
445 N. Whisman Road, Suite 200
Mountain View, CA 94043
ZONING:
CH, Restricted Highway Commercial
PROJECT DESCRIPTION
The project applicant is requesting approval to do the following on the ±4.5-acre site (APN 529-16-025
and 529-16-053):
• Rezone the project site from CH to CH:PD
• Demolish existing auto dealership buildings
• Construct 23,267 square feet (s.f.) of retail commercial space
• Construct six senior apartments above the retail commercial space
• Develop 29 single-family residences
A breakdown of land use by area would be as follows:
Proposed Use
Commercial (23,267 s.f.) and Senior Housing
(6 Units, 8,628 s.f.) on 2.0 Acres
Areal Extent (Square Feet)
Building Landscaping and Parking and
Coverage Patio Driveways
23,267 28,405 37,503
Residential Landscaping and
Bldg Floor Open Space
Area
Parking and
Driveways
Single -Family Residences (29) on 2.4 Acres 35,612
47,588 20,723
DECEMBER,2010 1
PROJECT LOCATION
FIGURE 1
016005 LOS GATOS BOULEVARD
A
NO SCALE N
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The eastern half of the site (2.0 acres) would be developed with 23,267 s.f. of retail commercial space in
two structures. A one-story, retail commercial building (14,216 s,f.) would be located at the southeast
corner of the site (adjacent to Los Gatos Boulevard and Blossom Hill Road). Retail commercial space
(9,051 s.f.) would also be provided on the first floor of a two-story, mixed -use building proposed in the
northeast corner of the site (adjacent to Los Gatos Boulevard and Placer Oaks Road). Proposed
commercial uses are expected to include a sit-down restaurant/cafe and retail commercial space. The one-
story building would have a maximum height of 25.5 feet from existing grade, while the two-story
commercial building would have a maximum height of 35 feet from existing grade. There are two patios
proposed on the west side of both commercial buildings, away from both Los Gatos Boulevard and
Blossom Hill Road.
The second floor of the mixed -use building would be developed with six senior apartments (8,628 s.f.),
which would all be designated as Below Market Rate units. Senior residential units would be one- and
two -bedroom apartments with one bath. All senior apartments would be age -restricted and for rent.
The western half of the site (2.4 acres) would be developed with 29 residential lots. Typical lot size is
proposed to be 2,450 s.f. Single-family homes would be constructed on all 29 lots, ranging in size from
2,003 to 2,684 s.f. All residences would be two stories (typically three to five bedrooms, two to three
baths) with garage and storage on the ground floor, living and bedrooms on the second floor, and
bedroom/bath on the optional third floor loft. The proposed site plan is included as Attachment 1.
Access to the two commercial buildings would be provided by three driveways, one located on each
adjacent street: Los Gatos Boulevard, Blossom Hill Road, and Placer Oaks Road. These three driveways
would be connected on -site by the proposed parking lot west of the commercial buildings. There is one
driveway on Placer Oaks Road that would provide direct access to the residential lots. A second driveway
would connect the southern part of the residential area to the commercial area parking lot adjoining
Blossom Hill Road. The driveway that intersects with the Blossom Hill Road driveway would provide
direct access to the commercial parking lot as well as the southerly residential driveway. With the
interconnection of the residential and commercial uses on the project site, project residents could also use
the site's commercial driveways on Los Gatos Boulevard and Placer Oaks Road to access the residential
development. The two residential driveways would be connected by one internal street, Street `C'. Street
`C' would range in width from 20 to 25 feet, and the two smaller internal streets, Streets 'A' and `B'
would be 20 feet wide.
A total of 184 parking spaces would be provided. On the eastern portion of the site where commercial
uses are proposed, 104 parking spaces would be provided for retail commercial uses (4,5 spaces per 1,000
s.f.) and six spaces would be provided for senior housing (one space per unit). On the western portion of
the site where residential uses are proposed, 58 covered parking spaces would be provided as two
enclosed garage spaces in each unit and 16 guest spaces. The commercial parking lot would be separated
from residential parking spaces.
Project plans also include the installation of landscaping throughout the site as well as pedestrian
walkways and hardscape improvements. Landscaping on private lots and common open space in the
residential portion of the site would comprise approximately 46 percent of the residential site (47,588
s.f.), while landscaping and patio areas in the commercial portion of the site would cover approximately
32 percent of the commercial site (28,405 s.f.). Overall, landscaping, open space, and patio areas would
cover approximately 39 percent of the site (75,993 s.f.). A pedestrian corridor would connect the
residential portion of the project to the proposed commercial uses. The decorative walkway would
include curved seat walls and a gated entry.
DECEMBER,2010 3
INITIAL STUDY 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
SURROUNDING LAND USES AND SETTING
The project site is comprised of approximately 4.4 acres located on the west side of Los Gatos Boulevard,
extending between its intersections with Blossom Hill Road and Placer Oaks Road. This site forms the
northwest corner of the Los Gatos Boulevard/Blossom Hill Road intersection. The project site is bounded
by Los Gatos Boulevard on the east, Blossom Hill Road on the south, and Placer Oaks Road on the north.
The project site was previously used by the Swanson Ford auto dealership, and is developed with three
main buildings, a covered auto detail area, landscaping, and asphalt paving associated with the site's
previous use as an auto dealership. There is a narrow strip of landscaping (lawn, shrubs, and some trees)
along portions of the site's southwestern, southern and southeastern boundaries. The first building is
located in the eastern portion of the project site and was used as an auto showroom, offices, parts
department, and service area. The second building is located near the center of the site and includes office
and lunch areas, a car wash, and service bays. These two buildings are currently occupied by Akeena
Solar. A covered detail structure and outdoor service area are between these two buildings.' The third
building is located in the southwest corner of the site and was formerly used for auto painting and detail
work; the structure includes offices, a spray booth, and service area. This building is currently vacant. The
northwest portion of the site is undeveloped (exposed soil surface) and fenced off.
Land uses adjoining the project site include multi -family residential (condominiums and Valley Oaks
Apartments located immediately to the west), single family residential and office uses to the north (across
Placer Oaks Road), and retail commercial uses to the east, southeast, and south (across Los Gatos
Boulevard and Blossom Hill Road). A combination of wood, masonry, and chain link fences extend along
the western project boundary. Landscaping and mature trees located along the southwestern project
boundary provide moderate to heavy screening between the project site and adjacent multi -family
residences located along the southwest project boundary.
Access to the site is currently provided by three driveways on Blossom Hill Road and five driveways on
Placer Oaks Road. The driveways on Placer Oaks Road provide access to parking areas located along the
eastern and northern project boundaries as well as site buildings on the eastern portion of the site. There is
one access driveway (right-in/right-out only) on Los Gatos Boulevard, approximately mid -block between
Placer Oaks Road and Blossom Hill Road.2
OTHER AGENCIES WHOSE APPROVAL IS REQUIRED
In addition to the Town, the BAAQMD will issue a demolition permit to ensure asbestos -containing
materials are properly removed and disposed. No other agencies would issue permits or approve financing
or participation agreements for this project.
There is one three -stage clarifier on the northeast side of the detail area, a second clarifier located west of the third building, 25
underground hydraulic lifts located in service areas of the facility, and five aboveground hydraulic lifts in an outdoor service area
located between the first and second buildings.
2 There is one existing driveway cut on Los Gatos Boulevard, but it has a chain across this driveway, precluding its use.
DECEMBER,2010 4
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages:
Aesthetics
Agriculture Resources
X
Air Quality
X
Biological Resources
X
Cultural Resources
X
Geology/Soils
X
Hazards & Hazardous Materials
Hydrology/Water Quality
Land Use/Planning
Mineral Resources
X
Noise
Population/Housing
Public Services
Recreation
X
Transportation/Traffic
Utilities/Service Systems
Mandatory Findings of Significance
DETERMINATION: (TO BE COMPLETED BY THE LEAD AGENCY)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
X
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided
or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
Wendie R. Roo
Director of Communit elopment
j---Q
DECEMBER, 2010 5
Date
la-Ict I O
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
EVALUATION OF ENVIRONMENTAL IMPACTS
Issues:
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
1. Aesthetics - Would the project:
a) Have a substantial adverse effect on a scenic vista?
X
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
X
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
X
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
X
Existing views of the project site consist of single -story commercial buildings previously serving an auto
dealership as well as vehicle service facilities. The site also contains extensive parking areas for vehicle
display and storage along Los Gatos Boulevard and Blossom Hill Road. Currently, screened chain link
fencing obstructs potential views to the center of the site from Placer Oaks Road and Blossom Hill Road.
Commercial Development. From Los Gatos Boulevard, the two commercial buildings of the proposed
project would be one and two stories high, with a maximum height of approximately 35 feet at the roof
peak. Building One would be a two-story structure providing retail uses on the first floor and six senior
apartments on the second level. This building would have a maximum height of 35 feet and would be
similar in height and bulk to a nearby commercial building on the northwest corner of the Los Gatos
Boulevard and Placer Oaks Road intersection. However, the architectural style of Building One would
differ from that of the existing commercial structure across Placer Oaks Road. In addition, the proposed
building's setback from Los Gatos Boulevard would be slightly less than the adjoining commercial
building, 25 feet rather than approximately 30 feet, respectively (including sidewalk in the public right-
of-way).
Building Two would be a single -story building with a maximum height of 25.5 feet, situated on the
southeastern portion of the project site. Building Two would be separated from Building One by the main
driveway entrance to the commercial facilities' parking lot, behind both of the commercial structures.
Building Two's single -story design would be similar to the single -story Blossom Hill Pavilion
commercial complex that is located opposite the project site on the southwest corner of the Los Gatos
Boulevard and Blossom Hill Road intersection. The project's site design proposes Building Two setbacks
from Los Gatos Boulevard similar to those of Blossom Hill Pavilion.
The proposed commercial buildings' single -story and two-story elements would be similar to the retail
commercial and office buildings to the north and south of the project site along Los Gatos Boulevard.
The proposed project's design would contrast with the Cornerstone and King's Court shopping centers on
the east side of Los Gatos Boulevard on either side of Blossom Hill Road. These retail centers consist of
single -story commercial buildings with parking facilities located along Los Gatos Boulevard and
commercial buildings situated to the rear of the properties, relative to Los Gatos Boulevard.
DECEMBER, 2010 6
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Presently, there are views to the Santa Cruz Mountains for pedestrians and motorists traveling southbound
along Los Gatos Boulevard and in both directions on Blossom Hill Road. Views of mountain ridgelines
from Blossom Hill Road would be to the south and, due to the project site's northerly location, would
remain as currently available. Ridgeline views from Los Gatos Boulevard in the project vicinity are
generally blocked and filtered by the project site's existing buildings and the Blossom Hill Pavilion
structure, respectively.
Residential Development. The residential component of the proposed project entails the development of
29 single-family units on the western portion of the project site. Lots 1 through 5 would front the north
side of Blossom Hill Road, while Lots 15 through 19 would front along the south side of Placer Oaks
Road. The proposed residential units would be two stories in height along the street front. The residential
units proposed within the project site could be developed as two-story homes with an option for a third
story loft. Access to all garages would be from internal driveways on the project site. Typical front
elevations for the units would be 30 feet from existing grade.
The proposed two-story units would be consistent with residential development adjoining the project site
to the west. Two-story single-family residences (condominiums) adjoin the project site to the northwest
on Placer Oaks Road; these residences are part of a residential development that is addressed on Oak Rim
Way. An access drive and parking facilities, including uncovered and carport parking spaces, for this
residential development immediately adjoin the northwestern perimeter of the project site. Although a
masonry wall separates the two properties, the upper stories of the residences proposed on Lots 9 through
14 would overlook the access driveway and parking facilities of the residential development to the west.
Similar to the northwestern portion of the project site, two-story single-family residential units are
proposed for the southwestern corner of the site. The Valley Oaks Apartments adjoin the subject property
to the west along Blossom Hill Road. The apartment buildings are also two-story structures with
residents' access along the western property boundary. A portion of the access drive and the carport
structure for the Valley Oaks Apartments adjoin the project site near the central western property line.
The project plans specify development of residential Lots 1 through 6 in the southwestern corner of the
project site. Of these lots, only Lots 5 and 6 would be in proximity to the Valley Oaks property. These
two lots are set back from the common property line and separated from the apartment buildings by a
proposed driveway and three parking spaces, common open space, and the Lot 5 side yard on the project
site. Unlike the northwestern corner of the project site, existing landscaping, including a mature redwood
and brush cherry trees, provide substantial screening between the two properties. Most of these trees
would be retained in place to preserve the effective screening provided by this landscaping; the proposed
landscaping plans would supplement existing landscaping with additional plantings.
The development of residential Lots 1 through 5 and Building Two would change the views of the project
site from Blossom Hill Road. Current views from this vantage include the walls of existing service
buildings, screened fencing of the center site, and expansive parking lots. The five residential units
proposed for this part of project site would extend the residential character established by the Valley Oaks
Apartments along the north side of Blossom Hill Road from Oak Rim Way close to the Los Gatos
Boulevard intersection. The commercial use proposed for Building Two would be consistent with the
views of commercial development of the Blossom Hill Pavilion at this intersection.
Los Gatos Boulevard Plan. The project site is located within the plan area for the Los Gatos Boulevard
Plan. The Plan provides direction and guidelines for overall development and improvements along Los
Gatos Boulevard. In addition to the Plan, the Town has adopted the Los Gatos Commercial Design
Guidelines, which include specific recommendations for the architectural treatment, organization, and
DECEMBER,2010 7
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
mix of buildings and open space in the Los Gatos Boulevard Plan area. The project's consistency with
these guidelines is discussed below in Section 10, Land Use and Planning, in Table 3.
Architectural Review of Project Plans. The Town retained Cannon Design Group (CDG) to evaluate the
project's architectural design and site plan for consistency with Design Standard objectives. In December
2009, CDG provided the Town with a letter report evaluating the architectural design elements of an
initial site design.3 The project plans were subsequently revised prior to submittal to the Town. In
response to project design revisions, the Town has required additional review of the revised design by
CDG to determine the revised project's consistency with Town design guidelines.
It should be noted that the revised project site plans include a reduction in the number of residential units
from previous proposals and an increase in the total retail space proposed on the project site. The current
project design also includes an architectural re -design of the commercial buildings to achieve better
integration with surrounding commercial designs. The proposed landscaping, open space, and patio areas
were expanded from the previous design. The proposed parking lot area was also expanded to meet the
parking requirements for increased retail uses on the project site.
In September 2010, CDG provided the Town with a subsequent review of the project's architectural
design and site plan. The CDG review identifies issues of concern such as lack of integration between
residential and commercial uses, lack of public and private open space, residential building orientation,
setbacks along Blossom Hill Road, lack of articulation in residential designs, design treatment for
commercial entries on Los Gatos Boulevard and Blossom Hill Road, and location of senior unit garages.
The review indicates that the commercial buildings are well designed with visual interest, appropriate
details, and window treatments suitable to the architectural style.
Comments provided by the CDG report included nine design considerations. The recommendations and
comments include the following items:
• The design should integrate proposed residential styles with commercial development design
• Residential common open space is minimal and public open space is lacking
■ Larger setbacks on Blossom Hill Road, and between residential and commercial uses are needed
■ Home entries should be designed to avoid facing rows of garages across narrow driveway
• Front and side elevations of some 3-story units (e.g. French Country Style) would add substantial
visual bulk
• The proposed alignment of homes on Lots 1 through 5 is inconsistent with orientation of nearby uses
■ Senior housing lacks associated common open space
■ Commercial access from sidewalks would be desirable
• Location of garages for senior housing should be reviewed for privacy and security concerns
The proposed buildings would introduce new nighttime lighting to the project site. To reduce the potential
for disturbance due to nighttime lighting, the project will need to satisfy Town Code Section 29.10.09035,
which prohibits the production of direct or reflected glare (such as that produced by floodlight onto any
area outside the project boundary).
3 Copies of the CDG reviews dated December 21, 2009 and September 30, 2010 are on file at the Community Development
Department,
DECEMBER, 2010 8
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
2. Agriculture Resources - Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency,
to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use?
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
The 4.4-acre project site is currently developed with facilities associated with the former auto dealership
use. Development of the proposed mixed -use project would replace the remnants of the site's previous
commercial use with new residential and retail commercial development. Since the site is not in
agricultural use and has no agricultural potential due to its small size, location, and previous use, the
project would not adversely affect any existing agricultural resources or operations. Since the properties
surrounding the project site are developed with commercial and residential uses, the proposed project
would not adversely affect other agricultural properties or result in the conversion of farmland to non-
agricultural use.
Issues (and Supporting Information Sources)
3. Air Quality - Would the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions, which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
Air Quality Planning. The San Francisco Bay Area Air Basin is classified by the Bay Area Air Quality
Management District (BAAQMD) as non -attainment for ozone and inhalable particulates (PM10).
To
e
address these exceedances, the BAAQMD, in cooperation with the MTC and ABAG, prepared the Bay
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less, Than
Significant
Impact
No
Impact
DECEMBER, 2010
9
INITIAL STUDY — 16005 LOs GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Area 2005 Ozone Strategy (BAOS) in September 2005 and Particulate Matter Implementation Schedule
(PMIS) in November 2005. The PMIS discusses how the BAAQMD implements the California Air
Resources Board's 103 particulate matter control measures. In September 2010, the BAAQMD adopted
the 2010 Bay Area Clean Air Plan (CAP), which updates the BAOS. The consistency of the proposed
project with the most recently adopted regional air quality plan, the CAP, is determined by comparing the
project's consistency with the Los Gatos General Plan. Since the CAP is based on population projections
of the Association of Bay Area Governments (ABAG) that are based on the Town's General Plan in
effect at the time the CAP was approved, consistency of the project with the General Plan would indicate
consistency with the CAP. While the proposed mix of uses would be allowed by the site's current
General Plan designation, the level of development for the site is not defined by the General Plan or
Zoning Ordinance. However, the project's projected population growth would be consistent with
ABAG's 2009 population projections, and therefore, the project would be consistent with the CAP.
Construction Impacts. The project's construction -related air pollutant emissions would result from
demolition, surface disturbance. The recently adopted BAAQMD CEQA Guidelines (June 2010) outline
screening criteria, and considers a project's construction -related impact to be less than significant if it
meets the screening level size, incorporates all Basic Construction Mitigation Measures, and does not
include demolition, simultaneous occurrence of more than two construction phases, simultaneous
construction of more than one land use type, extensive site preparation, or extensive material transport
(more than 10,000 cy import/export). Since this project includes demolition and more than one land use
type could be constructed simultaneously, the project's construction -related emissions were estimated
based on project -specific construction factors and results are presented in Table 1.
Table 1
Construction Activity Emissions (2010)
Construction Phasing
Estimated Average Daily Emissions (Pounds per Day)1
ROG NOx CO SO2 PM10 PM2.5 CO2
Grading2
Construction, Paving and Coating
5.0 45.5 22.5 0.0 75.5 17.3 5,200.9
28.7 36.0 35,5 0.0 2.9 2.6 4,647.6
BAAQMD Significance Thresholds
54 54 82 54
NOTES: ROG: Reactive Organic Gases NOx: Nitrogen Oxides CO: Carbon Monoxide
PMio: Inhalable Particulates PM2.5: Fine Inhalable Particulates SO2: Sulfur Dioxide
CO2: Carbon Dioxide
Exhaust emissions will result from on- and off -site heavy equipment. The types and numbers of equipment will vary among
contractors such that such emissions cannot be quantified with certainty. The URBEMIS2007 computer model was used to
calculate emissions from the following prototype construction equipment fleet:
Grading —1 grader, 1 rubber -tired dozer, 1 tractor/loader/backhoe, 1 water truck, 2 bobcats
Construction — 1 crane, 2 forklifts, 1 generator set, 3 welders, 2 tractors/loaders/backhoes
Paving — 4 cement mixers, 1 paver, 1 paving equipment, 1 roller, 1 tractor/loader/backhoe.
2 Assumed grading duration: one month (20 days) of grading; 10,181 cubic yards (cy) of cut, 48 cy of fill, 10,133 cy off -site haul
using 14 cy haul trucks
SOURCE: URBEMIS 2007 Model (Model output included in Attachment 2)
DECEMBER,2010 10
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
As indicated in this table, the project's estimated emissions would not exceed the BAAQMD's
significance thresholds for construction -related emissions. Therefore, the project's construction emissions
are considered to be less than significant with implementation of the following BAAQMD-recommended
Basic Construction Mitigation Measures:
1. To limit the project's construction -related dust, criteria pollutant, and precursor emissions, the
following BAAQMD-recommended Basic Construction Mitigation Measures shall be implemented:
■ All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered two times per day.
• All haul trucks transporting soil, sand, or other loose material off -site shall be covered.
• All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power
vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
■ All vehicle speeds on unpaved roads shall be limited to 15 mph.
■ All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are
used.
■ Idling times shall be minimized either by shutting equipment off when not in use or reducing the
maximum idling time to 5 minutes (as required by the California airborne toxics control measure
Title 13, Section 2485 of California Code of Regulations [CCRJ). Clear signage shall be
provided for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
■ A publicly visible sign with the telephone number and person to contact at the Lead Agency
regarding dust complaints shall be posted at the site. This person shall respond and take
corrective action within 48 hours. The Air District's phone number shall also be visible to ensure
compliance with applicable regulations.
Operational Impacts. Air pollutant emissions associated with operation of the project would result
primarily from project -related traffic (mobile sources) with a smaller increment from the project's space
heating/cooling and electricity generation (area sources). The proposed project would generate
approximately 1,647 average daily trips, with 194 AM peak hour trips and 146 PM peak hour trips. When
trip generation from the former auto dealership is considered, the proposed mixed -use project would
result in a net increase of 955 daily trips, with 151 AM peak hour trips and 92 PM peak hour trips. In
accordance with recently adopted BAAQMD CEQA Guidelines (June 2010), the project's contributions
to regional air quality (within San Francisco Bay Area Air Basin) were estimated using the CARB's
URBEMIS 2007 computer model. The results for the project's operational average daily and annual
emissions are presented in Table 2.
This table indicates that pollutant emissions associated with average daily and annual project -related
mobile and area sources would not exceed the recently adopted BAAQMD thresholds of significance for
operational criteria pollutants and precursors. Since the BAAQMD thresholds address the impacts of
project -related source emissions on local and regional air quality, the project's contribution to the total
pollution burden in the region is considered to have a less -than -significant impact on local and regional
air quality.
DECEMBER,2010 11
INITIAL STUDY - 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 2
Project Regional Emissions (2011)
Project Buildout Year
2011
Total Average Daily Emissions
BAAQMD Average Daily Significance
Thresholds
Project -Related Average Daily Area Source Emissions
(Pounds per Day)
ROG NOx CO SO2 PMio PM2.5 CO2
4.6 1.0 7.6 0.0 0.0 0.0 1,121.9
Project -Related Average Daily Mobile Source Emissions
(Pounds per Day)
10.3 13.0 131.9 0.1 21.9 4.2 12,346.7
14.9 14.0 139.5 0.1 21.9 4.2 13,468.6
54 54 - - 82 54
Project Buildout Year
Project -Related Annual Area Source Emissions
(Tons per Year)
1.1 0.2 1.9 0.0 0.2 0.2 233.8
2011 Project -Related Annual Mobile Source Emissions
(Tons per Year)
2.0 2.8 24.7 0.0 4.0 0.8 2,151.7
Total Annual Emissions 3.1 3.0 26.6 0.0 4.2 0.9 2,385.5
BAAQMD Annual Significance Thresholds 15 15
NOTES: ROG: Reactive Organic Gases NOx: Nitrogen Oxides CO: Carbon Monoxide
PM2.5: Fine Particulates S02: Sulfur Dioxide CO2: Carbon Dioxide
SOURCE: URBEMIS 2007 Model (Model output included in Attachment 2)
15
PMio: Inhalable Particulates
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
4. Biological Resources - Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
X
b) Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
X
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means?
X
DECEMBER, 2010
12
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
impact
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
X
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
X
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
X
The project site is developed with a parking lot and auto dealership buildings from previous commercial
use of the property. Vegetation on the site consists of landscape trees, shrubs, and groundcover along the
perimeter of the property, consisting primarily of street trees on Los Gatos Boulevard, Blossom Hill
Road, and Placer Oaks Road. Trees along the southwestern boundary of the site serve as an effective
screening element for the nearby residential properties on Blossom Hill Road. The habitat value of site
vegetation is limited to urban -adapted species.
Policy O.P.3.3 of the Open Space Element of the Los Gatos General Plan emphasizes preservation of
public and private landscaping along Town streets. The Los Gatos Tree Protection Ordinance states that
the preferred tree replacement is two or more trees of a species and size designated by the Director of the
Parks and Public Works Department. Tree replacement requirements are based on canopy size, which is
defined in Table 3-1 of the Ordinance, Tree Canopy — Replacement Standard. Tree canopy replacement
requirements range from two to six 24-inch box size trees or two 36-inch and/or 48-inch box size trees,
depending on the canopy size of the tree to be removed.
A tree survey was prepared for the project by the Town's consulting arborist, Arbor Resources (AR), in
November 2009 and updated in October 2010. Copies of these studies are on file with the Los Gatos
Community Development Department. The AR assessment and revised project plans serve as the basis
for the following evaluation of the project's potential effects on trees at the property.
The AR survey identified a total of 38 trees that could be affected by the proposed project. Of these 38
trees, 37 are on the subject property and one is sufficiently close on the property adjoining the site as to be
vulnerable to potential damage during development [Section 29.10.0995(B) of the Town's Municipal
Code]. The 38 trees listed in the inventory include 12 that are located within the public right-of-way and
are regarded as "street trees," (Trees #1 through 11, and 20). Tree #38 is situated on the neighboring
western property, at the northwest property corner. Trees #23 through 33 are brush cherries (Eugenia
myrtifolia) that form a row along the front, western section of the site. Their conditions vary from poor to
good, but serve to provide an effective screen between the project site and the neighboring western
residential property.
Of the 38 trees on the site, 19 trees (#3, 5 - 8, 11, 13 - 22, and 35 - 37) would be removed as a result of
project implementation. Trees #6, 7, 8, and 20 (all street trees) would be scheduled for removal due to
required roadway widening of Placer Oaks Road and Blossom Hill Road. Based upon species, condition,
size, and assigned suitability for preservation, the proposed removal of all but four (Trees #5, 17, 19, and
DECEMBER,2010 13
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
22) of these trees would conform to Town code. Tree #17, a coast redwood (Sequoia sempervirens), is
located in the southwest corner of the property. The tree is situated within the footprint of proposed Lot 5.
This redwood has a trunk diameter of 40 inches and a canopy spread of 35 feet. Its overall health is fair,
possibly due to a lack of adequate water to the root zone. The AR report concludes that the tree appears
sufficiently viable and its vigor could potentially be improved through regular watering, fertilization, and
mulching. Without suitable irrigation, the tree's condition can be expected to decline further.
With regard to Tree #5, this is a southern magnolia (Magnolia grandiflora) in good condition, located in
the sidewalk strip in conflict with the proposed driveway to the commercial building on Placer Oaks
Road. Trees #19 and 22 are crape myrtles (Lagerstroemia indica) in healthy and apparently stable
condition. These trees would be suitable for relocation rather than removal.
The AR report also provides an assessment of Tree #12, a coast redwood that is situated along western
perimeter of the project site. Although planned for retention, Tree #12 would be severely impacted and
subjected to premature demise and instability. This is a large redwood that has a 40-inch trunk diameter,
an extremely sparse canopy, and appears beyond recovery. The proposed new parking spaces adjacent to
Lot 6 would be only a few feet from its trunk and, due to overcut to form and pour the curb and gutter,
root loss or trunk damage at its base would be expected. When considering this tree's poor and
irreversible condition, redesign to avoid this impact does not seem warranted and it should be removed.
If efforts were made to retain this tree, the AR report recommends that the three parking spaces planned
for this area should be omitted from the design to achieve a minimum setback of 20 feet from its trunk for
any ground disturbance.
The Town will require implementation of the following measure to reduce impacts on trees to be retained,
and adequately replace trees to be removed:
2. With review and approval by the Town, all recommendations made by Arbor Resources (October 11,
2010 and any updates) will be implemented to eliminate or minimize the construction -related impacts
on the trees to be retained. Recommendations are listed under Section 5.0, Recommendations, of the
arborist's report. These include recommendations under the Design Guidelines section addressing
tree retention and relocation, soil disturbance, mulching, trenching, drainage facilities, and
installation of new trees. The report also provides recommendations for Protection Measures before
and during construction, encompassing fencing, removal of hardscape, demolition, work within tree
canopies, etc. The report's recommendations are included as Attachment 3.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
5. Cultural Resources - Would the project:
a) Cause a substantial adverse change in the significance of a
historical resource as defined in 15064.5?
X
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064.5?
X
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
X
d) Disturb any human remains, including those interred
outside of formal cemeteries?
X
DECEMBER, 2010
14
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Project implementation would result in demolition of existing buildings on the site. No significant
impacts on historic resources would result from the proposed demolition.
An archaeological literature review was undertaken by Holman & Associates at the Northwest
Information Center (NWIC) located at Sonoma State University (file no. 09-1292) to obtain information
about recorded historic and prehistoric archaeological sites in and around the project area, and
information about previous archaeological field studies of the project area and its surroundings. A copy of
the Holman report is on file and available for public review at the Los Gatos Community Development
Department.
The review of NWIC records indicates that there has been no previous archaeological field inspection of
the project area, and that there are no recorded historic or prehistoric sites inside the project borders, or
within 1,000 feet of the project site. The NWIC inventory maps indicate a possible archaeological site
(otherwise not described) located along Blossom Hill Road west of the project area.
Holman & Associates conducted a visual inspection of the project site as part of their evaluation of the
project site for the presence of potential archaeological resources. No evidence of historical or
archaeological resources was discovered during either the field inspection or the literature review.
Holman concluded that the project site has a low potential for containing buried cultural resources, and
therefore, mechanical subsurface presence/absence testing is not warranted, nor is it recommended that an
archaeologist be present during construction -related earthmoving activities. However, since over 90% of
the ground surface on the project site is covered either by buildings, pavement, and/or landscaping, the
potential for discovery of obscured cultural resources during future development of the project site would
still remain. Given the site's proximity to the historic alignment of Los Gatos Creek and proposed grading
for residential and commercial construction, the potential for encountering cultural resources cannot be
completely eliminated. Therefore, the following mitigation measures will be required:
3. Construction personnel involved with earthmoving shall be alerted to the potential for the discovery
of prehistoric materials and in particular, concentrations of historic artifacts. Prehistoric
archaeological resources could include but not be limited to the following: darker than surrounding
soils of a friable nature, concentrations of stone, bone or fresh water shellfish, artifacts of these
materials, and evidence of fire (ash, charcoal, fire altered earth or rock) and of course, burials, both
human and animal.
4. In the event that archaeological traces are encountered, all construction within a 20-foot radius of
the find shall be halted, the Community Development Director shall be notified, and an archaeologist
shall be retained to examine the find and make appropriate recommendations.
5. In the event that it appears further earthmoving will affect a resource eligible for the California
Register of Historic Resource (CRHR), a plan for evaluation of the resource through limited hand
excavation should be submitted to the Town's Community Development Department for approval. If
evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the
mitigation of impacts to the resource should be submitted to the Community Development
Department for approval before construction is allowed inside the zone designated as
archaeologically sensitive.
6. If the Community Development Director finds that the archaeological find is not a significant
resource, work will resume only after the submittal of a preliminary archaeological report and after
provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants
of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines
DECEMBER,2010 15
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program
will be prepared and submitted to the Community Development Director for consideration and
approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2.
7. A final report shall be prepared when a find is determined to be a significant archaeological site,
andior when Native American remains are found on the site. The final report will include
background information on the completed work, a description and list of identified resources, the
disposition and curation of these resources, any testing, other recovered information, and
conclusions.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
6. Geology and Soils - Would the project expose people or
structures to potential substantial adverse effects, including
the risk of loss, injury, or death involving:
a) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
X
b) Strong seismic ground shaking?
X
c) Seismic -related ground failure, including liquefaction?
X
d) Landslides?
X
e) Result in substantial soil erosion or the loss of topsoil?
X
f) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on- or off -site landslide, lateral
spreading, subsidence, liquefaction or collapse?
X
g) Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial
risks to life or property?
X
h) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of waste
water?
X
A review of the Town's hazards maps4 indicates that the project site has a moderate shrink -swell
potential, very low potential for liquefaction, moderate potential for fault rupture, and moderate potential
for seismic shaking. Due to the site's relatively level topography, no erosion, slope stability, or debris
" Nolan Associates, 1999. Draft Erosion Potential Map, Shrink -Swell Potential of Soils, Slope Stability Hazard. Map, Debris
Flow Hazard Map, Liquefaction Hazard Zones Map, Seismic Shaking Hazards Map, Geologic Map, Fault Rupture Hazard Zones
Map for the Town of Los Gatos General Plan Update, March 20,
DECEMBER,2010 16
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
flow hazards were identified for the site. The Town's Fault Map indicates that there is a concealed fault
trace that may traverse the northeast corner of the site.
Cornerstone Earth Group (CEG) conducted a geotechnical-investigation of the project site and presented
the results of the analysis in a report dated October 21, 2009. The CEG geotechnical investigation
consisted of field and laboratory programs to evaluate physical and engineering properties of the
subsurface soils (including borings), review of aerial photos, and engineering analysis. The Town retained
AMEC Geomatrix Consultants, Inc. (Geomatrix), a geotechnical consulting firm, to review the CEG
study. The Geomatrix assessment (dated December 3, 2009) concluded that the CEG geotechnical study
characterized the project site and generally made appropriate recommendations for the project. Geomatrix
identified three residual concerns that required further evaluation by CEG. These concerns addressed the
geologic and seismic conditions, and geotechnical engineering considerations as these relate to the
proposed project. On December 18, 2009, CEG provided additional information and clarification on its
analyses in a response to the Geomatrix review. In a March 23rd 2010 letter, Geomatrix provided
additional observations concerning CEG responses and concurred with CEG that the proposed project is
feasible, provided CEG's geotechnical engineering recommendations are incorporated into the project
design. Copies of all reports are on file at the Los Gatos Community Development Department.5
The property is located east of Los Gatos Creek, on an alluvial plain that is rimmed on the west, south and
east by the foothills of the Santa Cruz Mountains. The subject property is underlain, at depth, by
sedimentary bedrock materials of the Tertiary -age Monterey Shale and Temblor Sandstone formations.
However, bedrock units were not observed in the site vicinity due to concealment by overlying valley
floor sediments: According to CEG, regional geologic maps indicate that the overlying sediments are
Pleistocene -age alluvial fan deposits. The depth to Tertiary bedrock below the property is not known, but
is assumed to be on the order of 100 feet or more. Geotechnical borings previously drilled on the site in
2006 encountered imported fill and the native alluvial materials consisting of clayey sands and clayey
sands with gravels, cobbles, and boulders. A small area of artificial fill encountered near the center of the
property is associated with an excavation and loose backfill by the previous property owner.
CEG indicated that the project site is not located in a currently designated Alquist-Priolo Earthquake
Fault Zone. However, the property is situated within the Santa Clara County Fault Hazard Zone, which is
based on mapping of the Shannon fault zone. A concealed, possible fault trace that is projected more than
a mile from a fault observed in the Blossom Hill area is depicted as crossing the northeastern corner of the
property.
The property is located in a "moderate" fault rupture potential zone, according to the Town of Los Gatos
fault rupture hazard zone categories. The "moderate" category includes properties that meet one of the
following criteria: 1) areas located within 400 to 500 feet of the dotted, concealed fault traces; 2) areas
containing concentrated clusters of mapped aerial photo lineaments; or 3) areas with widespread evidence
of coseismic deformation caused by the 1989 Loma Prieta earthquake. The property is not located within
an area of mapped aerial photo lineaments or coseismic deformation caused by the 1989 Loma Prieta
Cornerstone Earth Group, Updated Geotechnical Investigation, Mixed -Use Development, 16005 Los Gatos Boulevard, Los
Gatos, California. October 21, 2009.
Cornerstone Earth Group, Response to Peer Review Comments, Mixed -Use Development, 16005 Los Gatos Boulevard, Los
Gatos, California. December 18, 2009.
AMEC Geomatrix, Inc. Peer Review — Geotechnical Investigations and Plans, Mixed Use Development, 16005 Los Gatos
Boulevard, Los Gatos, California. December 3, 2009.
AMEC Geomatrix, Inc. Supplemental Peer Review — Geotechnical Investigations and Plans, Mixed Use Development, 16005 Los
Gatos Boulevard, Los Gatos, California. March 23, 2010.
DECEMBER,2010 17
INITIAL STUDY — 16005 LOs GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
earthquake. However, fault mapping for the project area indicates that the property is located within 400
to 500 feet of a concealed fault trace. According to CEG, the Geotechnical and Seismic Safety Element
Working Paper for the Town of Los Gatos6 recommends that fault hazard studies (i.e. geologic
investigations that include trenching) be prepared for structures situated in the "high" ground rupture
potential category, but not for structures in the "moderate" category.
Based on review of available information as well as site -specific data, CEG concluded that the potential
for fault rupture hazards at the site during the lifetime of the project is considered to be low. CEG also
determined that the potential for liquefaction, lateral spreading, or seismic settlement to occur at the site is
low. However, CEG indicated that the proposed project, similar to other development in the Bay Area,
would be subject to strong ground shaking in the event of a moderate to severe earthquake. The primary
geotechnical concern identified by CEG is differential settlement that could occur in engineered fill when
in proximity to dense native soils. The review by Geomatrix recommended further evaluation of the
potential for this hazard to occur with project development. CEG has indicated that the slight increase in
potential differential settlement could be accommodated in the structural design of the building
foundations.
The following measure shall be required to reduce potential geotechnical hazards to a less -than -
significant level:
8. The recommendations of the CEG geotechnical investigation and project review (October 21, 2009
and December 18, 2009) shall be incorporated in the final construction plans for the proposed
project (Attachment 4). These recommendations address site preparation, earthwork operations,
drainage, and foundations.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
7. Greenhouse Gases - Would the project:
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment, based on any applicable threshold of
significance?
X
b) Conflict with any applicable plan, policy or regulation of
an agency adopted for the purpose of reducing the
emissions of greenhouse gases?
X
"Greenhouse gases" (so called because of their role in trapping heat near the surface of the earth) emitted
by human activity are implicated in global climate change, commonly referred to as "global warming."
These greenhouse gases contribute to an increase in the temperature of the earth's atmosphere by
transparency to short wavelength visible sunlight, but near opacity to outgoing terrestrial long wavelength
heat radiation. The principal greenhouse gases (GHGs) are carbon dioxide, methane, nitrous oxide, ozone,
and water vapor. Fossil fuel consumption in the transportation sector (on -road motor vehicles, off -
highway mobile sources, and aircraft) is the single largest source of GHG emissions, accounting for
6 Nolan Associates, 1999. Geotechnical and Seismic Safety Element Working Paper, Los Gatos General Plan Update: report to
William. Frost & Associates. January 30, 1999.
DECEMBER,2010 18
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
approximately half of GHG emissions globally. Industrial and commercial sources are the second largest
contributors of GHG emissions with about one-fourth of total emissions.
California has passed several bills and the Governor has signed at least three executive orders regarding
greenhouse gases. The Governor's Office of Planning and Research is in the process of developing
CEQA significance thresholds for GHG emissions but thresholds have yet to be established. GHG
statutes and executive orders (BO) include AB 32, SB 1368, EO S-03-05, EO S-20-06 and EO S-01-07.
AB 32 is one of the most significant pieces of environmental legislation that California has adopted.
Among other things, it is designed to maintain California's reputation as a "national and international
leader on energy conservation and environmental stewardship." It will have wide-ranging effects on
California businesses and lifestyles as well as far reaching effects on other states and countries. A unique
aspect of AB 32, beyond its broad and wide-ranging mandatory provisions and dramatic GHG reductions
are the short time frames within which it must be implemented. Major components of the AB 32 include:
• Require the monitoring and reporting of GHG emissions beginning with sources or categories of
sources that contribute the most to statewide emissions.
• Requires immediate "early action" control programs on the most readily controlled GHG sources.
• Mandates that by 2020, California's GHG emissions be reduced to 1990 levels.
• Forces an overall reduction of GHG gases in California by 25 to 40%, from business as usual, over
the next 13 years (by 2020).
• Must complement efforts to achieve and maintain federal and state ambient air quality standards and
to reduce toxic air contaminants.
Statewide, the framework for developing the implementing regulations for AB 32 is under way.
Additionally, through the California Climate Action Registry (CCAR, now called the Climate Action
Reserve), general and industry -specific protocols for assessing and reporting GHG emissions have been
developed. GHG sources are categorized into direct sources (i.e. company owned) and indirect sources
(i.e. not company owned). Direct sources include combustion emissions from on -and off -road mobile
sources, and fugitive emissions. Indirect sources include off -site electricity generation and non -company
owned mobile sources.
Project -Related Greenhouse Gas Emissions. Implementation of the proposed project would contribute to
long-term increases in greenhouse gases (GHGs) as a result of traffic increases (mobile sources) and
minor secondary fuel combustion emissions from space heating, etc. Development occurring as a result of
the proposed project would also result in other secondary operational increases in GHG emissions as a
result of electricity generation to meet project -related increases in energy demand. Electricity generation
in California is mainly from natural gas -fired power plants. However, since California imports about 20
to 25% of its total electricity (mainly from the northwestern and southwestern states), GHG emissions
associated with electricity generation could also occur outside of California. Space or water heating,
water delivery, wastewater processing and solid waste disposal also generate GHG emissions. Short-term
GHG emissions would also be generated by project -related construction activities.
The General Reporting Protocol (GRP) in the California Climate Action Registry (CCAR) divides
project -related operational GHG emissions into three categories. These three sources include the
following:
Source 1: On -site combustion of fossil fuels (space and water heating, fireplaces,
landscape utility equipment, etc.)
Source 2: Consumption of purchased energy (electricity)
DECEMBER,2010 19
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Source 3: Indirect emissions (transportation, solid waste disposal, fresh -and wastewater
conveyance and treatment)
For general development projects such as the proposed project, Source 3 is typically a much larger
contributor to the GHG burden than Sources 1 and 2. For purposes of analysis, project -related GHG
emissions were aggregated into transportation and non -transportation sources. The transportation
component is calculated and reported in the URBEMIS2007 computer model. The non -transportation
sources require separate analysis, and both calculation methods are included in Attachment 2.
Construction Impacts. Project construction would generate exhaust emissions from off -road equiptent,
on -road trucking, and construction worker commuting traffic during this period, but these emissions are
expected to contribute minimally to long-term regional increases in GHGs. No state agency or the
BAAQMD has adopted a methodology or quantitative threshold that can be applied to a specific
development project to evaluate the significance of an individual project's construction -related contribution
to GHG emissions, such as those that exist for criteria pollutants. However, the recently adopted BAAQMD
CEQA Guidelines recommend that a project's construction -related GHG emissions be quantified and a
significance determination be made in relation to meeting AB 32 GHG reduction goals.
Pursuant to the BAAQMD Guidelines, the URBEMIS2007 computer model was used to estimate the
project's construction -related GHG emissions. Project -related construction activities are estimated to
generate a maximum of approximately 89 short tons (91 metric tons, MT) in 2010 and 523 short tons (475
MT) in 2011 of CO2 (see URBEMIS Model output in Attachment 2). Since equipment exhaust also
contains small amounts of methane and nitric oxides, also GHGs, the project's total CO2-equivalent
(CO2e) emissions (all GHGs) would be approximately 91 MT in 2010 and 475 MT in 2011.7 While there
is no adopted or proposed significance threshold for construction -related emissions, the construction -
related GHG emissions would be well below the proposed BAAQMD significance threshold for long-
term operational emissions of 1,100 MT of CO2e per year. Therefore, the project's construction -related
GHG impacts would not conflict with the state's goals of reducing GHG emissions to 1990 levels by
2020, and is considered less than significant. Implementation of Mitigation Measure #1, which limits
idling of construction equipment (as required by Title 13 of the California Code of Regulations, Section
2485), would also further reduce the project's construction -related GHG emissions.
Operational Impacts. Implementation of the proposed project would contribute to long-term increases in
greenhouse gases (GHGs) as a result of traffic increases (direct emissions from mobile sources) and
minor secondary fuel combustion emissions from electrical consumption, space heating, etc. (indirect
emissions from non -mobile sources). Estimated annual GHG emissions, from project -related direct and
indirect would be as follows:
■ Total Non -Transportation
• Total Transportation
• Combined CO2e
449 tons/year
2,152 tons/year
2,601 tons/year or 2,365 MT/year
The recently adopted BAAQMD CEQA Guidelines include the following significance thresholds for
GHG: annual GHG emissions of 1,100 MT or 4.6 MT/service population (residents and employees). The
project's annual emissions would exceed the 1,100 MT annual threshold and would also exceed the 4.6
MT per person threshold (2601 MT per 131 residents and 38 employees). Therefore, the project's
When CO, and non -CO, GHG emissions are considered together, they are referenced as CO2-Equivalents (CO2-E), which add
approximately three percent to CO, emissions from diesel equipment exhaust.
DECEMBER,2010 20
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
operational GHG emissions are considered potentially significant. Therefore, it is recommended that
energy efficiency measures be incorporated into the proposed building to the maximum extent feasible
until such time that a methodology is adopted and mitigation can be applied.
While the proposed building will be required to comply with energy efficiency requirements of the
California Energy Code (Title 24, Part 6 of the California Administrative Code), the Town will also
require completion of the LEED checklist for commercial portion of the project and GreenPoint checklist
for single-family residential portion (pursuant to the Town's adoption of near -term policy
recommendations from the Santa Clara County Cities Association Green Building Collaborative in April
2008). The Town has not adopted rating standards for private development, but adopted the LEED Silver
standard for all new public construction and renovation projects over 5,000 s.f. The project applicant
completed the LEED and GreenPoint checklists and based on proposed energy efficiency features, the
project would meet the LEED Platinum standard, LEED's highest standard. The project is estimated to
achieve a GreenPoint rating score of 148, which exceeds the minimum GreenPoint rating score of 50
points. The GreenPoint checklist considers project design elements, but also considers recycling of
construction waste, community planning (i.e. infill), and material source locations (within 500 miles).
Pre -certification LEED and GreenPoint estimates are included as Attachment 5. Implementation of LEED
and GreenPoint standards is considered to reduce the project's impact to a less -than -significant level since
this would be consistent with the Town's adopted GHG policies.
For the proposed project, the transportation component would comprise approximately 83% of the
project -related GHG emissions. Reductions in the vehicular contribution are therefore critical in
achieving adopted state and local goals for reducing GHG emissions. However, except for encouraging
infill development, achieving substantial mobile sources emissions reductions by reducing vehicular trips
or trip lengths and increasing vehicle fuel efficiency are not achievable on a project -specific basis. State
and national programs are in place to significantly upgrade fuel efficiencies. The proposed mix of uses,
internal pedestrian connections proposed (paseos), centralized project location (infill development) would
help to capture or share trips, encourage pedestrian access to nearby commercial amenities. The project's
location on a bus route would also encourage use of transit, particularly with the provision of senior
housing at this location. GHG reduction measures that can be implemented on a project -level basis are
similar to measures that also reduce criteria air pollutants.
In general, measures that reduce trip generation or trip lengths, optimize the transportation efficiency of a
region, and promote energy conservation within a development will reduce GHG emissions.
Additionally, carbon sequestering can be achieved through urban forestry measures. Project -specific
design measures that could be implemented to reduce the project's contribution to the cumulative GHG
impacts include the following:
Land Use and Transportation
• Promote increased utilization of public transit
• Provide continued support for rideshare programs to encourage the use of alternatives to the
single occupant vehicle (SOV) for site access and trips originating at the site
Energy Conservation
• Construct the new residential building to exceed California Title 24 energy efficiency
requirements by ten (10) percent.
• Construct the new commercial buildings to meet LEED (Leadership in Energy and
Environmental Design) Silver Certification
DECEMBER,2010 21
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
• Maximize use of low pressure sodium and/or fluorescent lighting
Require acquisition of new appliances and equipment to meet Energy Star certification
Urban Forestry
Participate in green waste collection and recycling programs for landscape maintenance
Encourage use of landscaping with low water requirements and fast growth.
• Plant trees or vegetation to shade buildings and thus reduce heating/ cooling demand
As indicated in the LEED and GreenPoint checklists completed for the project, three of the above
measures have been incorporated into the project design. The project site is located adjacent to a bus stop,
the commercial component of the project would exceed the LEED Silver standard, Energy Star appliances
are proposed to be installed, landscaping is proposed to be have low water requirements, and shade trees
would be planted.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
8. Hazards and Hazardous Materials - Would the project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
X
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
X
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one -
quarter mile of an existing or proposed school?
X
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
X
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
result in a safety hazard for people residing or working in
the project area?
X
f) For a project within the vicinity of a private airstrip, would
the project result in a safety hazard for people residing or
working in the project area?
X
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
X
DECEMBER, 2010
22
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
X
A Phase I Environmental Site Assessment (ESA) was conducted for the project site by EFI Global in
February 2006.8 The ESA is on file with the Los Gatos Community Development Department.
The project site was used for agricultural purposes (fruit orchard) from at least 1939 until 1959. By 1959,
the eastern and northern portions of the site were developed by Mr. Paul Swanson as a car sales and
service dealership. The auto dealership consisted of two buildings and a covered auto detail area:
• The first building, located in the eastern portion of the project site, was used as an auto showroom,
offices, parts department, and service area.
• The second building, located in the center of the site, had office and lunch areas, a car wash, and
service bays.
• The covered detail structure and outdoor service area, located between these two buildings, has one
three -stage clarifier on the northeast side of the detail area, a second clarifier located west of the third
building, 25 underground hydraulic lifts located in service areas of the facility, and five aboveground
hydraulic lifts in an outdoor service area located between the first and second buildings.
The residence remained in use on the southwestern portion of the site until sometime between 1965 and
1971. The residence was then removed and the dealership expanded into that area with the construction of
a building, which was initially used for the sales and service of recreational vehicles (RVs). This building
has offices, a spray booth and service area.
In 1991, two underground storage tanks (UST) were removed from the project site. Subsurface
investigations and remediation were conducted subsequent to their removal in 1991. Based on the results
of the investigation, the Santa Clara County Valley Water District provided a Case Closure letter for the
project site regarding these USTs on December 29, 1995. In 1993, five additional USTs were removed.
Petroleum hydrocarbon constituents were detected below the waste oil piping. Additional sampling
conducted in the piping area did not reveal the presence of petroleum hydrocarbons, and a 1997 letter
from the Santa Clara County Fire Department indicates that the UST closures were considered complete
by that agency.
According to the regulatory agency database report obtained by EFI, several off -site facilities have
reported that the subsurface below those off -site facilities is impacted with petroleum hydrocarbons and
chlorinated solvents. However, based on review of Santa Clara County Department of Environmental
Heath (SCCDEH) Leaking Underground Storage (LUST) case files and Santa Clara County Valley Water
District (SCCVWD) Solvent Case file, these facilities do not appear to be a potential environmental
" EFI Global, Phase 1 Environmental Site Assessment, Swanson Ford, 16005 Los Gatos Boulevard & 625 Blossom Hill Road,
February I, 2006.
DECEMBER,2010 23
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
concern to the project site at this time based on distance and direction from the site with respect to
groundwater flow direction and gradient.
Based upon reconnaissance of the project site and adjacent properties, review of regulatory agency lists
and files, review of historical documents and interviews with knowledgeable persons, the EFI assessment
reveals the following evidence of recognized environmental conditions (RECs) in connection with the
site:
• One groundwater monitoring well was installed at the project site as part of a LUST investigation,
conducted in 1991. The investigation was completed, and the project site received Case Closure in
1995. It appears that this well has not been used since 1991, and should have been properly
abandoned prior to granting of the closure status of the site, and was probably inadvertently missed.
EFI recommends that this groundwater monitoring well should be properly destroyed under permit to
the proper regulating agency.
• While the facilities on the project site appeared in good condition overall, some spillage has been
noted in the past by SCCDEH and SCCFD hazardous materials inspectors. In addition, some staining
and spillage was noted at the time of the site visit. While spills were reportedly cleaned with
absorbent material and concrete flooring in service areas generally appears to be in good condition, it
is possible that some impact on the subsurface soils has occurred during the time the project site was
used as a dealership and repair facility.
• There are 26 underground and hydraulic lifts, and most of these have a subsurface oil reservoir
enclosed in the piston of each lift. There was also one other underground lift in the car wash area
adjacent to the body shop (formerly located in the second building) that was reportedly abandoned
and removed, but no soil sampling was done at the time of the removal. EFI recommends that
removal of these lifts be observed and soil samples collected as part of the removal process.
• There are two clarifiers (exterior oil/water separators) on the project site. EFI recommends that the
clarifiers be removed and that the condition of the soil below these features be assessed.
• A stormwater sump is located on the southeast side of the second building and it is used to collect
stormwater, then direct it northward toward storm drains located along the northern site boundary.
The proximity of this sump in proximity to the hazardous materials storage and service areas of the
facility poses an environmental concern. EFI recommends that the soils below this feature be assessed
to evaluate subsurface soil conditions in the vicinity of this feature.
• Hazardous materials have been stored on the site and a Hazardous Materials Management Plan/
Hazardous Materials Business Plan (HMMP/HMBP) is maintained with the SCCFD. A facility
closure notice documenting compliance with the Santa Clara County Fire Department (SCCFD)
requirements should be obtained. Based on EFI's experience with other facility closures within Santa
Clara County, it is likely that the facility closure would involve the removal of the hoists, sumps,
clarifier, hazardous materials and debris. Any confirmation soil sampling and subsurface closure
activities would be overseen by the Santa Clara County Department of Environmental Health
(SCCDEH).
During this assessment of the subject property, EFI has identified the following potential environmental
issue, which is not considered a REC:
• A limited visual asbestos -containing materials (ACMs) survey was conducted at the site. The facility
was constructed in 1959 when ACMs were still commonly used in building materials. In addition,
DECEMBER,2010 24
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
limited testing of potential ACM conducted in 1996 revealed the presence of ACM in heating duct
insulation and wrap in the first building. Potential ACM observed during the site inspection included
wallboard and joint compounds, roofing materials, and vinyl floor tiles and sheeting.
Although no inspection for lead -based paints was conducted by EFI, it is possible that lead -based paints
could also be present in existing structures. Proposed demolition of these structures could result in
airborne release of hazardous building materials, such as asbestos fibers or Lead dust. If found to be
present in building materials to be removed, asbestos and/or lead abatement practices such as containment
and removal will be required prior to demolition. The project applicant will be required to obtain
clearance for asbestos removal from the Bay Area Air Quality Management District prior to issuance of a
demolition permit. Therefore, compliance with this requirement will reduce to less than significant the
potential for public health hazards associated with the release of airborne asbestos fibers at the project
site.
Due to the extent of grading required, proposed demolition of existing facilities and proposed removal of
underground facilities, the following measures will be required to reduce potential hazardous materials
impacts to a less -than -significant level:
9, The project applicant and/or Town shall prepare a management plan to identify all suspected
hazardous materials and specify applicable regulations that would determine appropriate handling
and disposal of these materials. For suspected hazardous materials (contaminated soil and
groundwater) that may be encountered during construction, the management plan shall include
contingency plans for site safety, worker protection, sampling and investigation, and disposal or
remediation; these shall be based on soil and groundwater sampling and testing that have been
completed to date. The management plan shall be filed with the Town of Los Gatos and all other
jurisdictional agencies prior to issuance of the demolition and grading permits.
10. If groundwater is encountered during project construction and dewatering is required, the project
applicant shall undertake sampling and testing of the encountered groundwater in accordance with
the contingency sampling and investigation plan. If groundwater is found to contain contaminants
that exceed regulatory action levels, it may not be discharged into the existing storm drainage system.
Removal and handling of the contaminated groundwater should be done in a manner acceptable to
the RWQCB, the Town, and other jurisdictional agencies.
11. A state certified lead -based paint professional shall be retained to perform a lead -based paint survey
of the existing structures and the recommendations of the professional shall be followed for
abatement of any identified lead -based paint prior to demolition of the structures.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
9. Hydrology and Water Quality - Would the project:
a) Violate any water quality standards or waste discharge
requirements?
X
DECEMBER, 2010
25
INITIAL STUDY - 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant '
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
X
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production rate
of pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on- or off -site?
X
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner, which would result in
flooding on- or off -site?
X
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
X
f) Otherwise substantially degrade water quality?
X
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
X
h) Place within a 100-year flood hazard area structures, which
would impede or redirect flood flows?
X
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
•X
j) Inundation by seiche, tsunami, or mudflow?
X
Storm Drainage. Approximately 95 percent (or 186,363 s.f.) of the 4.4-acre project parcel is covered with
the impervious surfaces of the site's building, concrete slab foundation and asphalt parking lot. Project
development would result in approximately 75 percent (147,909 s.f.) of the site being covered by
driveways, parking, sidewalks, or building. This would result in approximately 20 percent net decrease in
impervious surfaces on the project site and potential reduction in peak surface flows from the project site,
a beneficial impact of the proposed project.
Presently, storm runoff flows on the project site discharge to storm drains on the site, which connect to
two 18-inch storm drains in Los Gatos Boulevard. Since the project would result in a net reduction in
impervious surfaces, the project would not adversely affect the capacity of existing storm drains.
DECEMBER, 2010
26
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Flood Hazards. According to the Federal Emergency Management Agency's (FEMA) Flood Insurance
Rate Map (FIRM) (May 18, 2009) for Los Gatos, the project site is located in Zone X, consisting of areas
with 0.2% annual chance of flood, areas of one percent annual chance flood with average depths of less
than one foot or with drainage areas less than one square mile, and areas protected by levees from one
percent chance flood. The Hydrology and Water Quality Map in the Background Report for the General
Plan Update also indicates that the project site is located outside mapped 100-year flood hazard areas.
Water Quality. Stringent water quality regulations of the Clean Water Act have recently been triggered
because the NPDES (National Pollution Discharge Elimination System) permit program has failed to
protect beneficial uses of Santa Clara County's creeks and the South San Francisco Bay, as evidenced by
such observations as violations of ambient water quality criteria, high concentrations of toxic substances,
and fish consumption health advisories. These regulations require that all discharges shall comply with
Provision C.3, New And Redevelopment Performance Standards of Order No. 01-024 of the NPDES
permit program.
The project site is located within the Los Gatos Creek watershed and runoff from the site ultimately
discharges into Los Gatos Creek (west of the site) and eventually into the Bay. Los Gatos Creek is on the
Clean Water Act Section 303(d) List of Water Quality Limited Segments due to the presence of diazinon,
a pesticide, and its primary source is identified as urban runoff and storm drains. Best Management
Practices (BMPs) outlined by the Santa Clara Valley Urban Runoff Pollution Prevention Program
(SCVURPPP) for treatment control of pesticides are bioretention, infiltration, and media filter with
adsorption/absorption as the removal process.
After project completion, surface runoff from the site would be expected to carry typical urban pollutants
generated by parking lots, building surfaces, and landscape areas. As a condition of project approval, the
Town will require preparation and implementation of interim and final erosion control plans as well as
non -point source pollution prevention measures such as installation of filtration devices or use of bio-
swales. Implementation of such measures would reduce potential water quality impacts to a less -than -
significant level. Project plans include a preliminary grading plan and a stormwater management plan that
identify existing and proposed drainage facilities for the site. The proposed drainage plan delineates
runoff source control measures and Best Management Practices (BMPs) to be used in the control of
runoff originating on the project site. The proposed treatment measures for this project are three
proprietary, manufactured bioretention units, and two bioswales. The three units would be located in the
area of the residential lots and would treat street, driveway, walkway, and building runoff. The roof
downspouts from the single-family homes would drain to landscaping and excess runoff would flow to
the street.. The two bioswales, shown in four segments on project plans, would be located on the eastern
edge of the site along Los Gatos Boulevard and would drain the remainder of the retail area and entrance
road.
The proposed project involves removal and replacement of more than 10,000 s.f. of impervious surfaces
and thus must satisfy C.3 numerical requirements for treatment. The C.3 requirements also specify that a
trash enclosure area is to be covered and connected to the sanitary sewer system. Since the area of
disturbance would involve more than one acre, a Storm Water Pollution Prevention Plan (SWPPP) would
be required by the Town. The State General Permit requires the applicant to file a Notice of Intent (NOI)
to obtain coverage, and to prepare a Stormwater Pollution Prevention Plan (SWPPP) for the construction
phase of the project. The Town is responsible for ensuring that the applicant has filed the NOI and that the
SWPPP is consistent with local ordinances. With the required SWPPP, the project's potential impact on
water quality would be less than significant. Final detailed plans and calculations will be submitted to the
Town for final review and approval.
DECEMBER,2010 27
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
In order to determine the adequacy of the water quality control measures proposed by the project, the
Town has retained an engineering consultant, Eisenberg, Olivieri & Associates (EOA),9 to review
submitted project plans for compliance with the stormwater requirements in the Town's NPDES Permit.
The EOA reviews of the project (included as Attachment 6) indicate that the total amount of impervious
surface created and/or replaced at this site is 147,909 square feet (3.4 acres). Since this is greater than the
C.3 threshold of 10,000 square feet, the C.3 treatment requirements would apply to this project.
During the review process the project plans were revised to address recommendations provided by EOA's
Memorandum dated May 22, 2010. EOA's subsequent review dated November 15, 2010 of the revised
plans indicates that the project's proposed stormwater treatment facilities have incorporated some of the
EOA recommendations (e.g. reduction of mechanical treatment and use of bioswale treatment of all
commercial area runoff). The applicant has also committed to the use of additional landscape areas for
stormwater filtration pending the results of a soils investigation to determine percolation characteristics of
site soils. Although no design details for the bioswales are included in the proposed stormwater treatment
plans, the EOA review indicates that the area reserved for the bioswales ranges from about 5 to 20% of
the contributing area and concludes that this area would be sufficient for adequate treatment. The
engineering review of the project indicates that the stormwater treatment measures specified for this
project meet the Town's NPDES Permit Provision C.3 requirements, and therefore, the project's water
quality impact would be less than significant.
The project site is located in a "red" area of the Santa Clara Valley Urban Runoff Pollution Prevention
Program (SCVURPPP) Hydromodification Management Plan (HMP) Applicability Map, which means
that the site is exempt from hydromodification requirements. Also, projects that do not create an increase
in impervious surface over pre -project conditions are exempt. Since the proposed project would reduce
the amount of impervious surface on subject property, the project is not required to implement
hydromodification control measures.
The preliminary erosion control measures shown on the project plans (Sheet C-8.0) are consistent with
the Town's ordinances addressing stormwater pollution control and erosion and sediment control
requirements.
issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
10. Land Use and Planning - Would the project:
a) Physically divide an established community?
X
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental
effect?
X
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X
9 Memoranda Dated May 22, 2010 and November 15, 2010 from Jill Bicknell, P.E„ Eisenberg, Olivieri & Associates to John
Gaylord, Town of Los Gatos, Regarding 16005 Los Gatos Blvd. Mixed Use Project - Conceptual Plan Review of Project
Submittals for Compliance with Stormwater Requirements.
DECEMBER, 2010
28
INITIAL STUDY - 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The site is currently developed with facilities related to the former auto dealership use, paved parking Lots,
and landscaping. The project parcel is currently designated by the existing General Plan as "Mixed Use
Commercial," while the site is zoned "CH, Restricted Highway Commercial." The Mixed Use
Commercial General Plan designation allows for "a mixture of retail, office, residential in a mixed use
setting, along with lodging, service, auto -related businesses, non -manufacturing industrial uses,
recreational uses and restaurants." The CH zone allows retailing, office, service business, and limited
manufacturing uses. The proposed project's mix of retail commercial and residential uses would be
consistent with these General Plan and Zoning Ordinance land use designations for the site. The project
applicant proposes to add a Planned Development (PD) zone (CH:PD) because the General Plan
encourages sites larger than 40,000 square feet to be processed as a PD. Additionally, the Town Council
directed staff to process a proposed change in land use from auto dealership to other uses as a PD.
The density of the residential portion of the project is proposed to be 12.1 units per acre. Existing multi-
family residential development located adjacent to the project's western boundary have higher densities
of 18.4 units per acre and 20 units per acre. The single-family neighborhood to the northwest has a lower
density of approximately 5 units per acre.
The project's consistency with CEQA-relevant plans and policies is presented in Table 3. The Los Gatos
General Plan and its Elements, Commercial Design Guidelines, and Los Gatos Boulevard Plan contain
goals, policies, and implementation strategies that pertain to future development of the project site.
However, Section 15131 of the CEQA Guidelines states that the "economic and social effects of a project
shall not be treated as significant effect on the environment." Many of the goals, policies, and strategies of
these plans and guidelines relate to the economic and fiscal well-being of the community as well as
architectural design, and are not a subject for discussion in this CEQA document. Only those goals,
policies, strategies, and guidelines that could result in a physical environmental change are listed and
evaluated in Table 3. However, these policies will be considered separately by Town staff, as part of the
Town's project review and approval process.
The project vicinity is comprised of a mix of commercial, office, and residential uses. Adjacent parcels to
the north, south, southeast, and east of the project site (also fronting on Los Gatos Boulevard) are
currently in retail commercial or office use; residential development adjoins the project site to the west.
The proposed residential use on the western portion of the site would be consistent with existing multi-
family residential (apartment) uses located along the western project boundary and single-family
residences adjacent to the northwestern project boundary (across the street). The proposed retail
commercial buildings on the eastern portion of the site would be consistent with the existing mix of retail
commercial and office uses to the north, east, and south. However, proposed senior apartments on the
eastern portion of the site would not be consistent with adjacent office and commercial uses. Although
residential use is allowed in the Mixed Use Commercial General Plan designation, it is a conditional use
in the CH zone (a conditional use permit is required).
In 1997, the Town completed the Los Gatos Boulevard Plan, which presents the Town's vision for the
development of the Los Gatos Boulevard corridor. The Plan provides land use goals and guidelines for
the Los Gatos Boulevard Plan area, which includes the project site. While the Plan does not include
specific direction for land use at the project site, the proposed retail commercial component of the project
would be consistent with existing commercial uses to the east, south, and southeast, while the proposed
residential use would be consistent with residential uses to the north and west of the site. By locating
residential uses adjacent to existing residential uses and retail commercial uses contiguous to existing
retail commercial uses, the project attempts to minimize land use compatibility problems with existing
uses.
DECEMBER, 2010
29
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQRA�S' -Related Goals, Policies, Strategies
trategies
Project CIYonsistency
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L,G.1,1
To preserve promote, and protect the existing small
town character and quality of life within Los Gatos.
The project is considered an infill development, converting an
underutilized commercial site into a development with a mix of
residential and commercial uses. Residential uses on a portion of the
site would be consistent with the neighboring residential uses to the
north and west, while commercial uses fronting on Los Gatos
Boulevard and Blossom Hill Road would be consistent with other
commercial uses at this corner. Residential densities on the
properties to the west range from 18.4 to 20 dwelling units per acre,
while the proposed residential density would be 12.0 units per acre.
L.P.1.1
Development shall be of high quality design and
construction, a positive addition to and compatible with
the Town's ambiance. Development shall enhance the
character and unique identity of existing commercial
and/or residential neighborhoods.
The project proposes a high quality design and utilizes high quality
materials and would be compatible with the Town's unique aesthetic
character. However, Town Planning staff has expressed concerns
with the senior housing component of the project, which is
concentrated on the second floor of a two-story commercial building
and has no dedicated open space or amenities other than those
provided in the ground floor retail space,
L.P.1.2
Encourage developers to engage in early discussions
regarding the nature and scope of the project and
possible impacts and mitigation requirements. These
discussions should occur as early as possible in the
project planning stage, preferably preceding land
acquisition.
Town staff and the project developers have worked closely for
approximately 3 years to develop the proposed plan and have held
several meetings including Conceptual Development Advisory
Committee meetings, a Planning Commission study session, and
neighborhood meetings. Through this review, the project scope and
scale has been reduced and refined to the current proposed project.
L.P.1.6
Encourage mixed use development consisting of
residential above or behind non-residential uses in
commercial areas,
The proposed development provides some residential use above
(limited to six senior apartments) and behind (single-family
residences) the proposed commercial buildings. Town Planning staff
has expressed concerns that the proposed project would not
sufficiently integrate the two development areas and the residential
neighborhood, and commercial development would appear as two
distinct developments rather than a cohesive mixed -use project.
Additionally, an exclusive single-family development would not
provide an optimal transitional density between the proposed
commercial development to the east and the existing condominiums
and apartments to the west.
L.P.1.7
In -fill projects shall contribute to the further
development of the surrounding neighborhood (e.g.
improve circulation, contribute to or provide
neighborhood unity, eliminate a blighted area, not
detract from the existing quality of life),
The scale and height of the proposed project would be consistent
with the existing residential neighborhood to the north and west.
However, the density would be slightly lower at 12.0 dwelling units
per acre where the neighboring apartments are 20 du/acre and the
condominiums are 18.4 du/acre (note: single family residential is
located to the northwest of the site at approximately 5 du/acre).
Proposed circulation would not unduly impact the existing
neighborhood, as accommodations have been made in the site layout
and street Improvements are proposed to limit access to the adjacent
neighborhood. Commercial redevelopment of this site would further
enhance the Boulevard, However, Town Planning staff has
expressed concerns with the small scale of the commercial portion of
the project and believes that a larger development, with a two-story
structure at the Blossom Hill corner would be more compatible with
the scale and size of the other commercial sites at this intersection,
as well as provide a greater amount of available commercial space
for the Town. Town Planning staff has noted that a well designed,
two-story with a stepped back second floor could provide visual
enhancement and still preserve views of the hillsides.
L.P.1,8
In -fill projects shall be designed in context with the
neighborhood and surrounding zoning with respect to
the existing scale and character of surrounding
structures, and should blend rather than compete with
the established character of the area.
L.G.2.1
To limit the intensity of new development to a level
consistent with surrounding development and with the
Town at large.
L.G.2,2
To reduce the visual impact that new construction
and/or remodeling has on our town and its
neighborhoods.
DECEMBER, 2010
30
INITIAL STUDY - 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistency
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L,G.2.3
To preserve the quality of the personal open space
(yards) throughout the town.
Town Planning staff has expressed concerns that the amount of
private and public open space would not be sufficient to serve the
residents.
L,P,2.4
Increase building setbacks as mass and height
Increase.
Residences have been designed to face the street along Blossom Hill
Road and Placer Oaks Road. A landscaped buffer is provided along
Blossom Hill Road. Residential front yard setbacks on Placer Oaks
Road and Blossom Hill Road vary, but are eight feet minimum.
L.P,2.5
Maximize quality usable open space in all new
developments.
Town Planning staff has indicated that with a different mix of
development (i.e. vertical mixed use), more and higher quality open
space could be provided to the residents of the development.
•
L.G.3.1
To maintain the existing character of residential
neighborhoods by controlling development.
The proposed development is generally compatible with the existing
character of the residential neighborhood; however, this is a
commercial site, and Town Planning staff has indicated that a greater
intensity of development should be expected.
L.P.3.3
Protect existing residential areas from adjacent
nonresidential uses by assuring that buffers are
developed and maintained. Buffers shall be required as
conditions of approval and may consist of landscaping,
sound barriers, building setbacks or open space,
The proposal includes good -neighbor fences, pedestrian gate
connections to the commercial area, and landscaping between
parking and residential side yards. Additional landscape buffers could
improve the transition between the proposed commercial and
residential uses and between the proposed residential uses and the
existing residential uses to the west.
L.P.3.4
Prohibit uses that may lead to deterioration of
residential neighborhoods, or adversely impact the
public safety or the residential character of a residential
neighborhood.
Town Planning staff finds that the project would be consistent with
this policy and would not lead to the deterioration of the residential
neighborhood.
L.P.3,6
Develop and implement appropriate traffic controls to
protect residential neighborhoods from the impacts of
through traffic such as safety hazards, speeding, noise,
and other disturbances,
The project proposes a raised median curb on Placer Oaks Road to
prohibit inbound and outbound left turns at the commercial
development driveway, which would protect the neighborhood to the
west from commercial traffic. Additionally a new U-Turn movement
would be provided for vehicles traveling southbound on los Gatos
Boulevard at the Blossom Hill intersection (currently there is no U-
Turn movement allowed).
L.P,4.1
Continue to encourage a variety of housing types and
sizes that is balanced throughout the Town and within
neighborhoods and that is also compatible with the
character of the surrounding neighborhood.
The proposed single-family units would be compatible In character
with the surrounding neighborhood. While the project contributes to
the variety of housing types throughout the Town, it should be noted
that there is limited variety in the types and sizes of proposed
residences.
LP,4.2
Ensure that new developments area a positive addition
to the Town's environment and do not detract from the
nature and character of appropriate nearby established
development.
The project would be consistent in architectural design, residential
scale and commercial character,
,
L.G.7.1
To provide a transition from higher intensity uses at the
north end of Los Gatos Boulevard at Lark Avenue to
existing residential uses at the south end of Los Gatos
Boulevard.
The proposed project is termed a "vertical" mixed use development,.
providing a transition from areas of greater residential use to greater
commercial use, Town Staff believe this commercial desirable corner
is not the most appropriate location to propose a majority single
family development.
DECEMBER, 20 10
31
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistency
-
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L.G.7.6
To encourage a mixture of uses along Los Gatos
Boulevard, including where appropriate, mixed -use
parcels that are compatible with surrounding uses.
The proposed project would provide a mixture of uses with
approximately 1/2 of the site dedicated to residential use and 1/2
dedicated to commercial with associated parking. However, Town staff
notes this site is located at a highly desirable commercial corner of Los
Gatos Boulevard that is dominated by retail, service and office uses,
L.G.7.8
To encourage pedestrian amenities, scale, and design.
The project is designed with one pedestrian connection between the
residential and commercial areas.
L.P.7.1
New development must be designed in order to
minimize adverse impacts upon adjacent residential
areas.
Circulation on the site has been designed to minimize impacts on the
existing neighborhood.
L.P.7.2
Encourage mixed uses to increase residential
opportunities in commercial zones,
The project is consistent with this policy. However, Town staff believes
that single-family development does not provide an adequate mix of
housing types. Provision of senior apartments above retail uses is
consistent with the mixed -use residential opportunities encouraged in
this policy.
L.P.7.6
Neighborhood commercial, multi -family residential and
office uses shall be concentrated south of Los Gatos-
Almaden Road.
The proposed development is consistent with this policy in regard to
neighborhood commercial but does not propose multi -family or office
uses.
L.P.7.9
Establish and maintain strong boundaries between the
commercial uses along Los Gatos Boulevard and
adjacent residential neighborhoods.
The proposed project would provide fences and landscaping as a
buffer between the commercial development and proposed residential
development as well as a good neighbor fence/wall along the west
property line
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H,G.1.1
Expand the choice of housing opportunities for all
economic segments of the community through a variety
of housing types and sizes, including a mixture of
ownership and rental housing.
The project proposes two housing types, 29, 3 - 4 bedroom/2 - 3 bath
single-family detached for sale residences and six, 1-bedroom/1 bath
senior apartments for rent.
H.1.1.4
Mixed Use Developments: Encourage mixed - use
developments that provide affordable housing close to
employment centers and/or transportation facilities.
The proposed development would provide affordable housing in
proximity to commercial uses and bus routes. However, staff is
concerned that the location, size and type of BMP units provided do
not adequately match the goals of the BMP program and are not
consistent with the needs of the majority of people on the BMP interest
list. Staff believes that integrating the BMP units within the residential
development would be more in keeping with the BMP Guidelines.
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T.P.1.7
Require roadway improvements and dedications for any
development proposal with an associated traffic impact.
Mitigation measures listed in the Section 16, Transportation/Traffic,
require completion of necessary road improvements, including a
second eastbound left turn storage lane for Blossom Hill at Los Gatos
Boulevard and increasing the southbound left turn storage at Blossom
Hill and Los Gatos Boulevard by reconfiguring the median.
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0,P.5.1
Promote private open space in all planning decisions.
The project includes private open space consisting of residential side
yards of approximately 4 feet, front porches and some rear yards.
Given that this is a mixed -use development, private open space is
expected to be limited, while public open spaces are expected to be
more generous.
DECEMBER, 2010
32
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistency
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O.P.5.4
Provide permanent common open space in high-0.02
density developments.
The project includes a common open space area of approximately
acre consisting of a decomposed granite seating area with three
benches located adjacent to Lot 6 near some guest parking spaces.
Town staff is concerned that due to its location on the site it will not be
well utilized by residents.
O.P,5.5
Encourage the use of innovative, development
techniques which will provide open space within
individual developments, public private.
The proposal provides limited private open space within the residential
properties, and very little public open space within the residential
development. Public open spaces within the commercial development
include large patios with outdoor seating.
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C.P.3.7
Maintain street trees, plant additional street trees
and encourage preservation and planting of trees on
private property,
The majority of existing street trees are proposed to be retained and
additional street trees and landscaped areas are proposed.
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N.P.1.13
Noise Level: The Town shall require all noise
sensitive developments hall adjacent or within an area
where noise levels exceed community aspirations to
include a noise study and recommendation for
reducing noise impact to acceptable level.
A detailed noise study was completed for the residential portions of the
project. Noise levels at proposed residences located adjacent to Los
Gatos Boulevard and Blossom Hill Road would be subject to noise
levels that exceed applicable thresholds, a significant impact. Required
noise abatement mitigation measures are outlined in Section 12,
Noise, and would reduce noise impacts to less than significant.
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CD.P.1.4
Promote and protect view sheds.
The project's impact on viewsheds would be less than significant (see
Section 1, Aesthetics).
CD.P.1,5
Avoid abrupt changes in scale and density.
Within the proposed site plan, abrupt changes in scale and density are
avoided between the commercial and the residential portion of the
development. However, Town staff believes that the commercial
development could be taller at the corner of Los Gatos Boulevard and
Blossom Hill and the density of the residential portion could be higher.
More land area could be devoted to the commercial development and
less to the residential if attached residential units were proposed, rather
than exclusively detached single-family units.
CD.P.1.8
Building elements shall be in proportion with those
traditionally in the neighborhood.
The project design would be consistent with this policy.
CD,P.1.9
Building, landscape and hardscape materials shall
be used that will reinforce the sense of unity of a
neighborhood and blend with the natural setting.
The project design would be consistent with this policy.
CD.P.1.14
Minimize visual impacts of lighting
The project's lighting impact would be less than significant (see
Section 1, Aesthetics).
CD.P.1.15
Utility connections and meters shall be located as to
be visually unobtrusive from the street.
The project design would be consistent with this policy.
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LU-12
To ensure an appropriate mix of land use types
along Los Gatos Boulevard in order to maintain the
economic vitality of the corridor and continue to
serve the needs of Town residents.
The project proposes a mix of single family residential and mixed use
commercial land uses consistent with this goal.
LU-13
To promote appropriate and compatible development
along Los Gatos Boulevard that compliments the
whole Town and serves residents and families,
Refer to L.G.7.1
DECEMBER, 2010
33
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistenc
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CD-1
Preserve and enhance the Town's character through
exceptional community design.
The overall design of the commercial development is consistent with
this policy. The residential portion of the development is not consistent
as described in the review by Cannon Design Group in the Aesthetics
section of this document.
CD-2
To limit the intensity of new development to a level that
is consistent with surrounding development and with
the Town at large.
The project's development intensity would be consistent with this goal,
CD-7
To preserve the quality of the private open space
throughout the Town.
Refer to 0.P.5.1, O.P. 5.4 and O.P.5.5.
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5.A.2.1
Los Gatos Boulevard setbacks should be substantially
landscaped.
The project would provide approximately 15 feet of landscaped
setback adjacent to the commercial buildings along Los Gatos
Boulevard and Blossom Hill Road.
5.A.2.2
Automobile entries to projects and individual buildings
shall be given special treatment with paving and
landscaping.
The project would provide bulb -outs, decorative sidewalk paving, and
landscaping, consistent with this guideline.
5,A.2.3
All projects shall have a clear and direct walkway
between fronting streets and one or more of the primary
building entries.
The project would provide walkways which connect the buildings to the
street frontage and sidewalks.
5.A.2.4
Parking lots should be located behind or to the side of
buildings facing Los Gatos Blvd, whenever possible.
Proposed parking lots for the commercial portion of the project would
be located behind proposed commercial buildings, consistent with this
policy.
5.A.2.5
Parking lots shall be heavily landscaped.
Landscaping is proposed in proposed parking lots, consistent with this
policy.
5.A.2.6
Projects located on corner parcels at signalized
intersections should incorporate major design features
on the intersection corner.
Although the individual buildings are considered to be architecturally
well -articulated. Town Planning staff and Cannon Design Group
indicate that this corner would benefit from a two-story building with a
stepped second floor office above retail to provide a more compatible
sense of scale. The building corner is architecturally detailed and
articulated consistent with this policy.
5.A,2.7
Projects backing up to residential neighborhoods
should be sensitive to their potential impacts on the
residents.
The residential development has been designed so that the rear
elevation the proposed residences are adjacent to the property line
with the condominium and apartment developments to the west. Visual
breaks would be provided by a parking area between lost 11 and 12.
On Placer Oaks Road and Blossom Hill Road, proposed residences
would be oriented with their front doors facing those streets.
5.A.3.1
Integrate the design of all buildings in larger projects.
The development is divided into a residential subdivision and a
commercial development. The Town Staff believes that the residential
buildings are not architecturally similar and are not well integrated in
terms of form and style with the proposed commercial development or
the surrounding neighborhood (Cannon Design Group),
5.A.3.2
Design buildings to relate to the unique qualities of Los
Gatos.
5.A.3.3
Provide well defined project and building entries.
Well defined project and building entries are proposed for the
commercial buildings.
5.A.3.4
Relate architectural focal point elements to pedestrian
scale rather than automobile scale,
Focal points such as patios proposed within the retail development and
patterned walkways proposed within the parking lot would help create
a pedestrian scale.
5.A.3.5
Design all projects with a strong commitment to human
scale.
The proposed buildings are designed and detailed at a human scale.
DECEMBER, 2010
34
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HIL); ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistency
5,A.3,6
Select colors to be compatible with other projects along
the Boulevard.
Proposed materials include; clay tile roof, stone veneer and stucco
exterior surfaces, wood shutters and roof details, wood trellis and
lattice, and wrought iron details.
LGB.2
Major entrances to the Boulevard will have special
landscaping, architecture, and/ or artistic displays that
announce Los'Gatos as a distinct area.
The project provides approximately 15 feet of landscaped setback
adjacent to the commercial buildings along Los Gatos Boulevard and
Blossom Hill.
LGB,3
Land Uses will include 'the following: open space;
community recreation; auto related, regional and
neighborhood commercial; retail entertainment; and
sufficient housing to support regional transportation
centers. These uses will be implemented in such a way
to keep the transition from the higher density mixed use
area In the north to a mixture of residential and
commercial clusters, and then to existing residential In
the south.
The proposed project would be consistent with this policy in that the
mix of retail and residential uses at this location on Los Gatos
Boulevard provides a mixed -use development in a transition area
where the Boulevard is beginning to change from higher density
commercial in the north to residential in the south. However, this
intersection is a gateway to the Boulevard, is located at a corner that is
developed with higher density commercial uses, and the site is of
adequate size to provide a greater amount of commercialdevelopment
while still providing a mixed use residential project,
'
LU.G.4
Provide a transition from higher density uses at the
north end of Los Gatos Boulevard to existing residential
uses at the south end of Los Gatos Boulevard.
LU.G.3
Encourage a mixture of uses along Los Gatos
Boulevard that are compatible with surrounding uses.
The proposed mixed -use project would include retail commercial and
residential uses, which would be compatible with surrounding uses.
PIP 1
Proposals shall be designed to fit the natural conditions
of a site and respect scenic corridors.
View shed preservation has been accommodated through site design
and keeping building heights low. Town Planning staff notes, however,
that view sheds could still be preserved if a larger commercial
development were proposed.
PI.P.3
Proposals shall be designed to minimize interference
with the privacy, quiet, and views of surrounding
residential properties.
The project would be consistent with this policy since the western
portion of the project site would be developed with single-family
residences, which would be compatible with adjacent residential uses
to the west. Views from surrounding properties would not be blocked
by project structures. However, the location of this property adjacent to
two busy streets does not provide the quiet environment typically
associated with single-family residential neighborhoods.
PI.P.6
Pedestrian access to buildings and sites shall be
encouraged.
The project is designed with a pedestrian walkway between the
residential and commercial areas. This would encourage pedestrian
access from residences to commercial uses on the site as well as
across Los Gatos Boulevard and Blossom Hill Road.
N.G,1
Encourage pedestrian activity at and movement across
Los Gatos Blvd. at key points along the Boulevard.
N,G,3
Connect and unify the streetscape on both sides of Los
Gatos Boulevard
As described in Section 1, Aesthetics, the proposed commercial
buildings' single -story and two-story elements would be similar to the
retail commercial and office buildings to the north and south of the
project site along Los Gatos Boulevard. The proposed project's design
would contrast with the Cornerstone and King's Court shopping
centers on the east side of Los Gatos Boulevard on either side of
Blossom Hill Road. These retail centers consist of single -story
commercial buildings with parking facilities located along Los Gatos
Boulevard and commercial buildings situated to the rear of the
properties, relative to Los Gatos Boulevard. However, the project's
commercial buildings would be more similar in design with the +1-story
commercial center located to the south across Blossom Hill Road,
where parking is located behind the center.
DECEMBER, 2010
35
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Table 3 (Cont'd)
Project Consistency with CEQA-Related Goals, Policies, and Implementing Strategies
Pertinent CEQA-Related Goals, Policies, Strategies
Project Consistency
01.401.aa
..s
The project proposes a focal point - the outdoor patios proposed on
N,G.4 the west sides of both commercial buildings, which would be a
gathering point.
Source: H. Bradley, Town of Los Gatos Community Development Department (November 2010)
Establish activity focal points on private
property along Los Gatos Boulevard.
and public
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
11. Mineral Resources - Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
X
b) Result in the loss of availability of a locally -important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
X
The Los Gatos General Plan does not identify any regionally or locally -important mineral resources on
the project site or in its vicinity.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
12. Noise - Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
X
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
X
c) A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the
project?
X
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
X
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
X
DECEMBER, 2010
36
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
X
f) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive noise levels?
Construction Noise. Project construction would result in temporary short-term noise increases due to the
operation of heavy equipment. Construction noise sources range from about 76 to 85 dBA1° at 50 feet for
most types of construction equipment with slightly higher levels of about 88 to 91 dBA at 50 feet for
certain types of earthmoving and impact equipment. If noise controls are installed on construction
equipment, the noise levels could be reduced by 1 to 16 dBA, depending on the type of equipment. The
potential for construction -related noise increases to adversely affect nearby residential receptors would
depend on the location and proximity of construction activities to these receptors.
The Town Noise Ordinance (Chapter 16) restricts construction activities to the hours of 8:00 a.m. to 8:00
p.m. on weekdays and 9:00 a.m. to 7:00 p.m. on weekends and holidays. This ordinance also limits noise
generation to 85 dBA at the property line or 85 dBA at 25 feet. Adjacent uses include condominiums and
the Valley Oaks Apartments located 15 to 70 feet from the western project boundary, two single-family
homes located across Placer Oaks Road, approximately 90 feet from the northern project boundary, an
office building located approximately 80 feet from the northern project boundary, as well as retail
commercial buildings located approximately 150 feet from the eastern project boundary and 100 feet from
the southern project boundary. There is also a combination of masonry, wood, and chainlink fencing
located along the western project boundary. While construction equipment is expected to operate at least
50 feet from adjacent condominiums and apartments most of the time, there is one area in the southwest
corner of the site where construction equipment could operate as close as 15 to 20 feet from existing
condominiums and apartments for short periods. At 50 feet, the ordinance noise limit would result in
maximum noise levels of 79 dBA at the closest condominiums to the northwest, while at 15 to 20 feet,
Valley Oaks Apartments to the southwest would be subject to maximum noise levels of up to 89 dBA
when equipment operates adjacent to the southwestern project boundary. Temporary disturbance (e,g.,
speech interference) can occur if the noise level in the interior of a building exceeds 45 to 60 dBA."" To
maintain such interior noise levels, exterior noise levels at the closest residences (with windows closed)
should not exceed 70 to 80 dBA and this exterior noise level is used as a significance threshold or
criterion. It appears that construction noise levels could be maintained below 80 dBA most of the time
except when equipment is operated in the southwest corner adjacent to the project boundary. Construction
equipment would operate as close as 15 to 20 feet from the existing Valley Oaks Apartments to the
southwest for a short period, but would be setback more than 50 feet from other adjacent uses to the west,
north, east, and south. Due to the proximity of existing apartments to the southwest, construction -related
noise increases could be significant periodically, and implementation of the following measure, in
conjunction with enforcement of time restrictions and noise level standards contained in the Town Noise
Ordinance, will be required to reduce temporary noise impacts to a less -than -significant level:
'a Environmental noise is measured in units of dBA. The dBA, or A -weighted decibel, refers to a scale of noise measurement
that approximates the range of sensitivity of the human ear to sounds of different frequencies.
" In indoor noise environments, the highest noise level that permits relaxed conversation with 100% intelligibility throughout the
room is 45 dBA. Speech interference is considered to become intolerable when normal conversation is precluded at 3 feet, which
occurs when background noise levels exceed 60 dBA (U.S. Environmental Protection Agency, Information on Levels of
Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (Condensed Version).
1974).
DECEMBER,2010 37
INITIAL STUDY — 16005 LOs GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
12. To minimize construction noise impacts on existing adjacent residences to the west, existing boundary
fencing shall be retained throughout the noisier earthmoving phase of construction or proposed
fencing along this boundary shall be constructed as early as possible (prior to project grading
activities if To maximize the fence's noise attenuation effects, proposed fencing shall be
solid with no gaps, cracks, or openings (e.g., high quality air -tight tongue -and -groove, board and
batten, or shiplap design).
Impacts associated with groundborne vibration and noise are typically less than significant for most types
of construction activities (i.e. vibration levels generated by most types of construction equipment would
not exceed threshold levels for cosmetic damage to structures). However, operation of impact or vibration
pile drivers or large truck -mounted compactors can generate vibration levels that would disturb neighbors
and could result in cosmetic damage to adjacent structures at distances of less than 50 feet. Operation of
such equipment as part of project construction would not be required. Therefore, impacts associated with
groundborne vibration and noise are expected to be less than significant.
Operational Noise. Sources of noise associated with the proposed retail commercial use would include
delivery trucks and associated loading and unloading activities, parking cars, garbage trucks and refuse
bins as well as rooftop air conditioning and heating units. The proposed loading space would be located
on the north end of the parking lot adjacent to Placer Oaks Road, approximately 100 feet from the office
building to the north, 280 feet from the closest existing residence to the northwest, 50 feet from the
closest proposed single-family residence to the west, and approximately 10 feet from the closest senior
apartment to the east. Noise levels due to loading activities would be variable, but typically do not exceed
60 dBA (Leq) at 100 feet for loading activities on loading docks. Since small retail uses in proposed
commercial buildings would not require loading docks and only small delivery trucks are expected, noise
from loading/unloading activities would be less and not expected to generate exceed existing or future
ambient noise levels.
Two trash enclosures are proposed, one at the northwest corner of Building One (adjacent to Placer Oaks
Road) and a second at the southwest corner of Building Two (adjacent to Blossom Hill Road). The
northerly trash enclosure would be located directly below the proposed senior apartment Unit 1, while
both enclosures would be approximately 60 feet from the closest single-family residences to the west.
Section 16.20.055 of the Noise Ordinance prohibits refuse collection with a refuse collection vehicle
between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone. Since the western portion of the
project site is located in a residential zone, these time restrictions on refuse collection would not apply to
the commercial portion of the project and it is possible that disturbance of residents living in the
westernmost senior apartments and easternmost single-family homes would be subject to disturbance in
the early morning hours from trash collection activities, a potentially significant impact. To ensure that
such noise disturbance is avoided, the following measure shall be required to reduce potential operational
noise impacts to less than significant:
13. As a condition of project approval, the Town will require the commercial -related trash collection
activities to comply with Section 16.20.055 of the Noise Ordinance, which prohibits refuse collection
with a refuse collection vehicle between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone.
When the Los Gatos Noise Ordinance noise limits are applied to the project site, the ordinance noise
limits would be 55 dBA from 6 a.m. to 1 p.m., 59 dBA from 1 p.m. to 10 p.m., and 48 dBA from 10 p.m.
to 6 a.m. Project operations, including rooftop equipment and loading activities, will be required to
comply with these ordinance noise limits. Noise abatement measures (e.g., use of quieter equipment,
provision of equipment enclosures or sound barriers, or use of parapet roof design) will be incorporated
into the project as required in order to comply with these noise limits.
DECEMBER,2010 38
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Project -related traffic increases on Placer Oaks Road would also result in long-term noise increases along
this roadway. Based on traffic volumes presented in Section 16, Transportation and Traffic, project -
related traffic increases along existing neighborhood streets would increase noise levels by less than 1
dBA, which would be less than significant. In general, noise increases of 3 dBA are barely perceptible to
most people. When traffic increases on Placer Oaks Road due to this project are considered with
estimated traffic increases from the proposed Placer Oaks project,12 cumulative traffic increases on Placer
Oaks Road would be approximately 1 dBA, also a less -than -significant noise increase.
Noise Compatibility of Proposed Use. A detailed noise study was prepared by Edward L. Pack
Associates, Inc. (ELPA) in October 2010, and this report is included in Attachment 7. As part of this
study, a continuous, 24-hour noise measurement was taken at two locations on the site: 128 feet from the
centerline of Los Gatos Boulevard and 50 feet from the centerline of Blossom Hill Road. The results of
these measurements indicate that noise levels at 64 dB (DNL) 19 at 128 feet from the Los Gatos Boulevard
centerline (daytime Leg14 of 60 to 65 dBA and nighttime Ley of 50 to 58 dBA) and 65 dB (DNL) at 50 feet
from the Blossom Hill Road centerline (daytime Leq of 60 to 66 dBA and nighttime Ley of 47 to 58 dBA).
Noise exposure of proposed uses are estimated to be as follows:
■ Senior apartments would be exposed to noise levels of 67 dB (DNL) at the closest balconies and
exterior walls. Under future traffic conditions, the noise exposure is expected to increase to 68 dB
(DNL).
• Single-family homes located adjacent to Blossom Hill Road would be exposed to noise levels of up to
64 dB (DNL) on the first floor and 65 dB (DNL) on the upper floor. Under future traffic conditions,
the noise exposure is expected to increase to 65 dB (DNL) and 66 dBA (DNL), respectively.
• Balconies of single-family homes located closest to Blossom Hill Road (79 feet from the centerline)
would be exposed to noise levels of 67 dB (DNL). 'Under future traffic conditions, the noise exposure
is expected to increase to 68 dB (DNL).
• The common open space area in the residential portion of the project would be subject to noise levels
of 47 to 50 dB (DNL) or 45 to 48 dBA (Leg(24)) under existing conditions and 48 to 51 dB (DNL) or 46
to 49 dBA (Leq(24)) under future traffic conditions.
■ Exterior noise exposures in the patio of Building 1 (northerly building) would be subject to noise
levels of 53 to 56 dBA (Leg(24)) under existing conditions and 54 to 57 dBA (Leg(24)) under future traffic
conditions.
• Exterior noise exposures in the patio of Building 2 (southerly building) would be subject to noise
levels of 51 to 55 dBA (Legt24l) under existing conditions and 52 to 56 dBA (Leq(24)) under future traffic
conditions.
12 Geier & Geier Consulting, Inc., Initial Study for Placer Oaks, Placer Oaks Road, Los Gatos, California, June 2009.
13 Because community receptors are more sensitive to unwanted noise intrusion during the evening and at night, state law requires
that, for planning purposes, an artificial decibel (dB) increment be added to quiet time noise levels in a 24-hour noise descriptor
called the Community Noise Equivalent Level (CNEL). CNEL adds a 5-dB "penalty" during the evening hours (7:00 p.m. to
10:00 p,m.) and a 10-dB penalty during the night hours (10:00 p.m, to 7:00 a,m,), Another 24-hour noise descriptor, called the
day -night noise level (DNL), is similar to CNEL. While both add a 10-dB penalty to all nighttime noise events between
10:00 p.m. and 7:00 a.m„ DNL does not add the evening 5-dB penalty. In practice, DNL and CNEL usually differ by less than
1 dB at any given location for transportation noise sources. Both also use the A -weighted dB scale, dBA.
14 Leq: The energy equivalent noise level, a steady-state energy level which represents the acoustical energy of a given
measurement period that is equal to the actual time -varying sound level measured during the same period.
DECEMBER,2010 39
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
To determine noise compatibility of the proposed use, noise levels at the site were compared to the
Town's outdoor noise goals specified in the Noise Element of the General Plan for new commercial and
residential developments. Policy N.P.1.7 of the Noise Element specifies outdoor noise limits of 70 dBA
(Leq(24) or Leg averaged over 24 hours) for commercial uses, 55 dBA (Leg(24)) for open space (developed
park) uses, and 55 dB (DNL) for residential uses, stating that these noise limits represent the "long range
community aspirations" and acknowledging that such goals may not be attainable at this time. When
existing and future noise exposures at proposed uses are compared to these noise goals, proposed senior
apartments and single-family homes would be subject to existing and future noise levels that exceed the
Town's 55-dB (DNL) noise goal. The proposed common open space park in the residential portion of the
site would be subject to existing and future noise levels that would not exceed the Town's 55-dBA (Legt24))
noise goal for open space (developed parks) areas. The proposed commercial buildings would be subject
to existing and future noise levels that would not exceed the Town's 70-dBA (Leq(24)) noise goal for
commercial uses. The Town Noise Element does not specify a noise goal that could appropriately be
applied to the proposed patios on the west side of both commercial buildings, but if the commercial noise
goal were to be applied, existing and future noise levels at the proposed patios would meet the 70-dBA
(Leq(24)) noise goal.
Although the Town's 55-dB (DNL) residential noise goal would not be met at proposed residential uses,
the Town's Noise Element (Policy 9) states that these noise limits represent the "long range community
aspirations" and acknowledges that such goals may not be attainable at this time. Such goals may be
more appropriate for residential neighborhoods that are located away from major noise sources (such as
freeways or arterial roadways). In areas where the Town's noise goal cannot be met, the Town also uses
the land use compatibility noise guidelines included in the Town's Noise Element as a criterion for
defining significance of a noise impact under CEQA. These noise guidelines define noise limits as
follows:
■ Single-family Residential Uses: normally acceptable up to 60 dB (DNL) in exterior living areas
(yards and common open space); conditionally acceptable between 55 and 70 dB (DNL); normally
unacceptable between 70 and 75 dB (DNL); and clearly unacceptable above 75 dB (DNL).15
■ Multi -family Residential Uses: normally acceptable up to 65 dB (DNL) in exterior areas (balconies);
conditionally acceptable between 60 and 70 dB (DNL); normally unacceptable between 70 and 75 dB
(DNL); and clearly unacceptable above 75 dB (DNL).
• Commercial Uses: normally acceptable up to 70 dB (DNL); conditionally acceptable between 55 and
70 dB (DNL); normally unacceptable between 70 and 75 dB (DNL); and clearly unacceptable above
75 dB (DNL). Noise levels up to 70 dB (DNL) are considered acceptable for commercial uses.
In addition, Title 24, Part 2 of the California Code of Regulations contains requirements for construction
of new hotels, motels, apartment houses, and dwellings other than detached single-family dwellings
intended to limit the extent of noise transmitted into habitable spaces. For limiting noise transmitted
between adjacent dwelling units, Title 24 standards specify the extent to which walls, doors, and floor -
ceiling assemblies must block or absorb sound, requiring a Sound Transmissions Class (STC) rating of 50
or higher in common walls and floor/ceiling assemblies. As design details for the interior partitions of the
15 Under Normally Acceptable conditions, no special noise insulation requirements are needed. Under Conditionally Acceptable,
a detailed noise analysis and needed noise attenuation design measures are required, but conventional construction, but with
closed windows and fresh air supply systems or air conditioning will normally suffice. Where noise levels are considered
Normally Unacceptable, new construction is generally discouraged but if it proceeds, a detailed noise study and needed noise
attenuation design measures are required.
DECEMBER,2010 40
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
project are not currently available, an evaluation of the interior partitions has not been made. For limiting
noise from exterior sources, Title 24 specifies an interior standard of 45 dB (CNEL or DNL) in any
habitable room with all doors and windows closed and requires an acoustical analysis demonstrating how
dwelling units have been designed to meet this interior standard where such units are proposed in areas
subject to noise levels greater than 60 dB (CNEL or DNL). The ELPA noise study fulfills the Title 24
requirement of an acoustical study.
When compared to the above land use compatibility noise guidelines and Title 24, project consistency
would be as follows:
• Senior Apartments: Noise levels at balconies of the four units facing Los Gatos Boulevard (Units 1
to 4) would exceed the 65 dB (DNL) noise guideline for multi -family residential uses by 3 dB and
apartment interiors exceed the Title 24 requirement by 8 dB, a significant noise impact.
• Single-family Homes: Exterior noise levels at single-family residences located closest to Blossom
Hill Road would exceed the 60 dB (DNL) noise guideline for single-family residential uses by up to 3
dB, a significant noise impact.
■ Common Open Space Area: Noise levels in the common open space area in the residential portion of
the project would not exceed the Town's 55-dBA (Leq(24)) for open space (developed park) uses, a
less -than -significant noise impact.
• Patios of Buildings 1 and 2: Noise levels at both patios would not exceed the Town's 70-dBA (Leq(24))
noise goal for commercial uses, a less -than -significant noise impact.
To reduce the significant noise impacts identified above for the senior apartments and single-family
residences, the following noise attenuation measures will be incorporated into the project design to ensure
that acceptable interior noise levels are achieved, reducing identified impacts to a less -than -significant
level:
14. To meet the Town's 55-dB (DNL) residential noise goal, balconies and decks shall be completely
enclosed so that these spaces were no longer exterior spaces. If such a design is undesirable, the
following design requirements shall be implemented to achieve Town -recommended exterior noise
guidelines in usable outdoor spaces on proposed senior apartments and single-family residences:
a. To achieve compliance with the Town's 65-dB (DNL) exterior noise guideline at proposed senior
apartments, 42-inch high acoustically -effective railings shall be constructed on the balconies of
Units 1 to 4 along Los Gatos Boulevard. The balcony railing height is in reference to the nearest
balcony floor elevation.
To achieve an acoustically -effective balcony railing, it must be constructed air -tight (i.e. without
cracks, gaps, or other openings) and must provide for long-term durability, including the balcony
floor. The railings can be constructed of masonry, wood, concrete, stucco, metal or a
combination thereof, and must have minimum surface weight of 1.5 pound per square foot. If
wood fencing is used, homogenous sheet materials are preferable to conventional wood fencing
as the latter has a tendency to warp and form openings with age. However, high quality, air -tight
tongue -and -groove, board and batten, or shiplap construction can be used, provided that the
construction is air -tight and the minimum surface weight is met. Translucent materials, such as
glass, Lexan, or Plexiglas, may be incorporated into the barriers to provide for light and views,
however, they must have a minimum thickness of 3/16 inches to meet the minimum surface weight
requirement. Downspouts and scuppers are preferable over sheet draining. All connections with
DECEMBER, 2010 41
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
posts, pilasters, and the building shells must be sealed air -tight. No openings are permitted
between the upper railing components and the balcony floor.
b. To achieve compliance with the Town's 60-dB (DNL) exterior noise guideline at side and rear
yards of proposed single-family residences, six-foot high acoustically -effective barriers between
proposed homes on Lots 1 through 5 and along the west side of Lot 5, terminating near the
garage (see Figure 1 of Attachment 7 for the locations of the recommended noise -control
barriers). The barriers shall connect air -tight to the sides of the homes. The barrier height is in
reference to the nearest building pad elevation.
To achieve an acoustically -effective barrier, it must be constructed air -tight, i.e., without cracks,
gaps or other openings, and must provide for long term durability. The barriers can be
constructed of masonry, wood, concrete, stucco, metal, earth berm or a combination thereof and
must have a minimum surface weight of 2.5 pounds per square foot. If wood fencing is used,
homogeneous sheet materials are preferable to conventional wood fencing as the latter has a
tendency to warp and form openings with age. However, high quality, air -tight tongue -and -
groove, board and batten or shiplap construction can be used, provided that the construction is
air -tight and the minimum surface weight is met. Gates may be incorporated into the barriers;
however, they must meet the minimum surface weight and height requirements and must fit tight
when closed. Astragals or stops shall be used over the hinge jamb and closure jamb gaps. A gap
under a gate may be no more than 1-inch high. All connections with posts, pilasters and the
building shell must be sealed air -tight. No openings are permitted between the upper barrier
components and the ground.
15. To achieve the acceptable interior noise levels of 45 dB (DNL) at proposed senior apartments (Title
24) and single-family residences, the following noise control measures shall be incorporated into the
project design:
a. All windows and glass doors of living spaces that are proposed within 270 feet of the Los Gatos
Boulevard centerline and with a direct or side view of the roadway (Units 1 to 5) shall be kept
closed at all times. All windows and glass doors on these units shall have a minimum Sound
Transmission Class (STC) rating of 28. Mechanical ventilation shall be provided in these units.
b. All windows and glass doors of living spaces that are proposed within 120 feet of the Blossom
Hill Road centerline and with a direct or side view of the roadway (Lots 1 to 5) shall be kept
closed at all times. All windows and glass doors on these units shall have a minimum Sound
Transmission Class (STC) rating of 28. Mechanical ventilation shall be provided in these units.
When windows and doors are maintained closed for noise control, some type of mechanical
ventilation to assure a habitable environment must be provided. The mechanical ventilation
requirements are specified in the Uniform Building Code (UBC) and described in Appendix B of the
ELPA study, which is included as Attachment 7. The windows that are specified to be maintained
closed are to be operable, as the requirement does not imply a `fixed" condition. All other windows
of the project and all bathroom windows may have any type of glazing and may be kept opened as
desired unless the bathroom is an integral part of a living space without a closeable door.
In addition to the required STC ratings, the windows and doors shall be installed in an acoustically -
effective manner. To achieve an acoustically -effective window construction, the sliding window
panels must form an air -tight seal when in the closed position and the window frames must be
caulked to the wall opening around their entire perimeter with the non -hardening caulking compound
DECEMBER, 2010 42
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
to prevent sound infiltration. Exterior doors must seal air -tight around the full perimeter when in the
closed position.
The acoustical test report of all sound -rated windows and doors should be reviewed by a qualified
acoustician to ensure that the chosen windows and doors will be adequately reduce traffic noise to
acceptable levels. Many dual -pane windows and glass door assemblies have inherent noise reduction
problems in the traffic noise frequency spectrum due to resonance that occurs within the air space
between the window lites, and the noise reduction capabilities vary from manufacturer to
manufacturer.
Issues (and Supporting. Information Sources)
Potentially
Significant
Impact
Potentially
Significant
• Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
13. Population and Housing - Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
X
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
X
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
X
A detailed evaluation of the population and housing conditions in the San Francisco Bay area, including
the Town of Los Gatos, has been prepared by the Association of Bay Area Governments (ABAG) as part
of its Projections 2009 assessment of population, housing, and employment for the region. This ABAG
report serves as a basis for the formulation of the Town's 2007 — 2014 Housing Element. ABAG's
Projections 2001 provided the background data used for the Town's 2002 — 2007 Housing Element. The
2007 — 2014 Housing Element and its supporting technical analyses are incorporated herein by reference.
As discussed in the Housing Element, regional governments are required by State law to estimate and
allocate the number of housing units needed among each member community. This estimated number of
housing units is called the Regional Housing Needs Allocation (RHNA) and is broken down by income
level with the goal of fairly distributing affordable housing throughout the region. The Town of Los Gatos
is located in Santa Clara County, one of the nine Bay Area counties that are represented by ABAG.
ABAG estimates the total RHNA for Los Gatos to be 562 housing units for the planning period starting
July 1, 2007 and ending June 30, 2014. The RHNA number presented in the Housing Element was
adjusted to account for residential units built, under construction, or approved since 2007. The adjusted
RHNA is currently 521 dwelling units.
The technical study prepared in support of the Housing Element includes an inventory and analysis of
land available for potential use in residential development, either entirely as residential or as part of a
mixed -use project. The study identifies seven sites, including the proposed project site (Swanson Ford
property), as potential locations for new residential uses. It should be noted that most of the candidate
sites have been previously developed with other uses and would be converted to residential or mixed uses.
The technical study indicates that the seven sites have a realistic development capacity of 611 dwelling
units. This capacity exceeds the ABAG-identified RHNA, as adjusted, by 90 units. Consequently, the
DECEMBER, 2010
43
INITIAL STUDY — 16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Town has sufficient available sites to meet its share of allocated regional housing demand for the planning
period of 2007 to 2014.
The proposed mixed -use development of the project site includes residential use that is incorporated into
the residential land inventory used for the 2007 —2014 Housing Element. The Element's technical study
provides a discussion of the residential uses planned for this site (Swanson Ford) and recognizes that the
proposed project encompasses development of six senior apartments. To the extent that the proposed
project contributes additional residential uses to the anticipated housing needs within the community
through 2014, the project would be consistent with the level of growth planned for Los Gatos through
2014.
Since the proposed project would replace an auto dealership with 23,267 s.f. of retail commercial space,
six senior apartments, and 29 single-family homes, the project would increase the Town's population. The
proposed project could generate approximately 80 additional residents. The project's addition of 80
persons would represent a 0.3% increase over the Town's current population of 28,810, as indicated in the
technical study for the Housing Element. ABAG projects that Los Gatos' population will increase to
30,000 by 2020, a growth rate of 1 percent that would be consistent with the growth rate of the past 30
years. Such increases in population would not represent a significant increase in local or regional
population.
The project would not be considered growth -inducing, since the project would involve redevelopment of
an existing developed parcel and the project would not extend roads or infrastructure to any adjacent
properties. The General Plan encourages redevelopment of the project area since it designates the project
site and surrounding properties as "mixed use commercial." Although the project helps to fulfill the
Town's desire for redevelopment of this area as indicated by the General Plan, the project is only partially
consistent with the economic -related General Plan and Los Gatos Boulevard Plan goals and policies for
the site.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
14. Public Services -
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
X
Police protection?
X
Schools?
X
Parks?
X
Other public facilities?
X
Services are currently provided to the project site as well as to adjacent commercial and residential uses.
No significant increase in demand on public safety services is expected to be required for the proposed
project since services were previously provided to the former auto dealership use on the site.
DECEMBER, 2010
44
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The Santa Clara County Fire Department has reviewed the project plans for site access and water supply,
and the project will be required to meet Department requirements for minimum fire flow, automatic fire
sprinklers, hydrant spacing/location (including three private on -site hydrants), building access
requirements, etc.t6 The project will be required to install an automatic fire sprinkler system, appropriate
fire lane marking, and fire department emergency access key lock box. Adequate fire apparatus (engine)
access will need to be provided on any access roads, which includes 20-foot pavement width, a minimum
turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15 percent. The Fire
Department also requires potable water supplies to be protected from contamination caused by fire
protection water supplies. The proposed plan will be subject to formal plan review by the Santa Clara
County Fire Department to determine compliance with adopted model codes.
The project would increase Town population by 0.5%, which would incrementally increase demand for
recreational facilities. The project's potential impact on the demand for recreational facilities is discussed
in Section 15, Recreation, below.
Based upon population growth estimates in Projections 2009 from the Association of Bay Area
Governments (ABAG), the project would add approximately 11 new students to the Los Gatos Union
School District and Los Gatos -Saratoga High School District. The Los Gatos Union School District has
advised the Town that the development of 47 new residential units under the previous plan would
generate approximately 20 new students for the elementary and middle schools in Los Gatos.'7 Under the
revised project design of 29 residential units, the project would be expected to generate 12 new students.
The District is currently operating at or near capacity at all of the downtown schools and proposed
development will result in the need for new classrooms. The District proposes to use funds from an
approved bond initiative (Measure E) to fund new facilities that would accommodate some of the new
growth in student population.
Project students would attend Louise Van Meter Elementary School, Fisher Middle School, and Los
Gatos High School. To offset potential additional service costs for enrolling new students from the
proposed project, the Los Gatos Union School District and Los Gatos -Saratoga High School District will
charge the project applicant impact fees based on the size of new homes (per square foot basis) and by
supplemental parcel taxes on the new residential parcels. Payment of impact fees and supplemental taxes
would mitigate the project's impacts on school services to a less -than -significant level.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
15. Recreation -
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
X
'Santa Clara County Fire Department, 2010. Development Review Comments. March 9.
" Written communication from Richard Whitmore, Superintendent, Los Gatos School District, dated April 26, 2010, commenting
on Project File PD-07-145 for 16005 Los Gatos Boulevard.
DECEMBER, 2010
45
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment?
X
The proposed net addition of 29 single-family residences and six senior apartments would increase local
population, and thereby incrementally increase demand for recreational facilities. A common open space
area or park is proposed in the residential portion of the project near the western project boundary. The
common open space area would be decomposed granite, with an existing redwood tree to be retained
along the western project boundary and a seating area to be provided in this area. This common open
space is located adjacent to the western project boundary, and existing residential uses are located
adjacent to this boundary (see Section 12, Noise, for more discussion of potential noise impacts associated
with this park). Private open space associated with the 29 single-family residences would be limited to
rear yards and sideyards for all units; Lots 1 through 5 and 15 through 19 would also have small front
yards along Blossom Hill Road and Placer Oaks Road, respectively.
No private open space is proposed for senior apartments. However, outdoor dining patios for ground floor
commercial tenants are proposed adjacent to both commercial buildings where senior apartments would
be located. A pedestrian corridor is proposed to connect the residential and commercial components of the
project, which would enable senior apartment residents to access the common open space on the western
portion of the site. While the provision of a small common open space area is relatively limited for the
total number of single-family and apartment units, the project is proposed as a Planned Development,
which allows for Town discretion in the evaluation and approval of project elements. The Town has no
specific open space standards to determine adequacy of proposed open space for the number of residential
units proposed.
Nearby recreational facilities include Louise Van Meter Elementary School (one-half mile to the south),
Los Gatos High School (one mile to the southwest), and Vasona Park (one-third mile to the west). The
project's incremental increase in demand for recreational facilities is considered to be less than significant
given the project's proximity to existing recreational facilities, and proposed provision of common open
space on the project site.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
16. Transportation/Traffic - Would the project:
a) Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance
of the circulation system, taking into account all modes of
transportation including mass transit and non -motorized
travel and relevant components of the circulation system,
including but not limited to intersections, streets, highways
and freeways, pedestrian and bicycle paths, and mass
transit?
X
DECEMBER, 2010
46
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Conflict with an applicable congestion management
program, including, but not limited to level of service
standards and travel demand measures, or other standards
established by the county congestion management agency
for designated roads or highways?
X
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results
in substantial safety risks?
X
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
X
e) Result in inadequate emergency access?
X
f) Conflict with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities, or
otherwise decrease the performance or safety of such
facilities?
X
The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a detailed traffic study
for any project with the potential to generate 20 or more additional AM or PM peak hour trips. The
Town's contract transportation engineering firm, TJKM Transportation Consultants, has completed an
assessment of potential traffic impacts resulting from the proposed project.tsThe traffic impact study is
on file at the Town Community Development Department.
Trip Generation. Based on the estimated trip generation for proposed uses (29 single-family homes, six
senior apartments, and 23,267s.f. of specialty retail), the project would generate approximately 1,647
average daily trips, with 194 AM peak hour trips and 146 PM peak hour trips. According to TJKM, when
trip generation from the former auto dealership is considered, the proposed mixed -use project would
result in a net increase of 955 daily trips, with 151 AM peak hour trips and 92 PM peak hour trips.
Project -related Traffic Impacts. TJKM evaluated the project's impact at the following intersections: Los
Gatos Boulevard/ Los Gatos -Almaden Road, Los Gatos Boulevard/Blossom Hill Road, Los Gatos
Boulevard/Shannon Road/Roberts Road, Blossom Hill Road/Roberts Road, and Blossom Hill
Road/Camellia Terrace. Under Existing Conditions, all study intersections operate acceptably during the
AM and PM peak hours, LOS D or better. With 13 approved projects identified in the project area
(Existing Plus Background Conditions), these intersections would continue to operate acceptably (LOS D
or better) during the AM and PM peak hours, with a negligible increase in delay (less than two seconds of
average delay). With the proposed project (Background Plus Project Conditions), all study intersections
are expected to continue operating at essentially the same level of service as Existing Plus Background
Conditions (LOS D or better) during the AM and PM peak hours.
`s TJKM Transportation Consultants, Final Traffic Impact Study for the Proposed Mixed -Use Development at 16005 Los Gatos
Boulevard. December 23, 2009,
TJKM Transportation Consultants, Addendum for 16005 Los Gatos Boulevard Mixed -Use Traffic Study. April 26, 2010,
TJKM Transportation Consultants, Addendum #2 — Revised Site Access Located on Blossom Hill Road for 16005 Los Gatos
Boulevard Mixed -Use Project. November 4, 2010.
DECEMBER,2010 47
INITIAL STUDY — 16005 LOs GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
The TJKM study also concluded that the there is sufficient roadway capacity on the Los Gatos Boulevard
and Blossom Hill Road study segments to accommodate proposed project trips. With addition of traffic
generated by approved projects and the proposed project, study segments would operate within acceptable
capacity limits (LOS D).
Under Existing Conditions, TJKM found that the eastbound left -turn lane on Blossom Hill Road at Los
Gatos Boulevard is inadequate for queuing. Addition of traffic generated by approved projects and the
proposed project (Background Plus Project Conditions) would significantly increase this Left -turn
movement queue. However, implementation of either of the following turning lane improvements will
reduce this impact to a less -than -significant level:
16. A second eastbound left -turn lane shall be added on Blossom Hill Road and both left -turn storage
lanes shall be extended to 250 feet (per lane) to accommodate future traffic levels.
OR
The applicant shall contribute to the addition of a second eastbound left -turn lane at the Los Gatos
Boulevard/Blossom Hill Road intersection and lengthening both left -turn lanes to 250 feet for its
incremental share of impact as determined by the Town Engineer.
The proposed project is estimated to generate approximately 10 trips during the highest peak hour (PM
peak hour) on Placer Oaks Road (i.e. one car every six minutes). Such an increase should not be
noticeable and TJKM concluded that these additional trips are not expected to cause a significant traffic
impact.
Traffic Safety. The proposed project is expected to have little or no impact on the collision rate (or safety)
at study intersections or study road segments. Based on the 2004 Accident Data for California State
Highways, the average statewide accident rate is 0.58 accidents per million vehicles for four -legged,
suburban signalized intersections and 0.34 accidents per million vehicles for suburban, unsignalized
intersections. Based on collision reports obtained from Town staff for the last three years (January 1,
2006 to December 31, 2008) and existing peak hour turning movement counts, the collision rates for all
study intersections are below the statewide average collision rates. Therefore, the proposed project is not
expected to have a significant impact on future collision rates.
Vehicular Access. Currently, the project site is accessed via three driveways on Blossom Hill Road and
five driveways on Placer Oaks Road. The all -way access closest to an intersection is located on Blossom
Hill Road, approximately 180 feet west of the stop line of the Los Gatos Boulevard/Blossom Hill Road
intersection. Additionally, there is a right-in/right-out access for the site on Los Gatos Boulevard, and it is
located approximately mid -block between Placer Oaks Road. Project implementation would reduce the
total number of driveways from ten to four: two on Placer Oaks Road, one on Los Gatos Boulevard, and
one on Blossom Hill Road. Although the proposed all -way access on Blossom Hill Road would be
located approximately 260 feet from the curb line of the Los Gatos Boulevard/Blossom Hill Road
intersection, this proposed location would meet corner clearance distance requirements and would not
interfere with the dual, 250-foot long left -turn lanes required on eastbound Blossom Hill Road under
Mitigation Measure #16. Therefore, no significant traffic safety impacts would be associated with the
proposed driveway configuration.
Pedestrian, Bicycle, and Transit Access. At present, there are sidewalks along both sides of Los Gatos
Boulevard and Blossom Hill Road in the project vicinity and these sidewalks would be sufficient to
handle project -related pedestrian traffic. In addition, a pedestrian corridor and gate is proposed between
project homes and the commercial uses to facilitate the resident's access to commercial uses on the
DECEMBER, 2010 48
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
project site. The Los Gatos School District has expressed concerns about the safe travel of both cars and
children across the Los Gatos Boulevard/Blossom Hill Road intersection, both before and after school.'
Based on the accident history of this intersection described above, this intersection is not considered
unsafe for pedestrians. However, the potential increase of up to 20 students crossing this street due to the
project is considered a potentially significant safety concern. As a condition of project approval, the Town
will require the project to complete improvements at this intersection such as modifying the wheelchair
ramps (ADA), pedestrian refuge islands (pork -chop islands), and adding bicycle lane stripes at
intersection approaches, which will enhance pedestrian and bicycle safety. In addition, the following
measure will be required to further reduce safety concerns to a less -than -significant level:
17. The project will be required to modify their fair share of the Blossom Hill Road/Los Gatos Boulevard
intersection and upgrade existing traffic signal to current Town standards including but not limited to
ADA ramps, pedestrian islands, signing, striping, vehicular signal heads, pedestrian signals, video
detection, safety lighting, as directed by Town Engineer.
Currently, there are striped bicycle lanes along Los Gatos Boulevard and Blossom Hill Road in the
project vicinity. The project is not expected to generate a significant volume of bicycle traffic, and
therefore, no significant impacts on roadway or bike lane capacities are expected.
Based on field observations, Santa Clara Valley Transportation Authority (VTA) Bus Line 49 runs along
Los Gatos Boulevard in the vicinity of the site. The nearest bus stops for Line 49 are located to the north
of the project site on both sides of Los Gatos Boulevard. The project is not expected to have a significant
impact on transit ridership levels. The VTA has provided the Town with design recommendations that
provide for enhanced pedestrian and bicycle accommodations in the project vicinity. The requested
facilities include bicycle parking for the mixed -use condominium and commercial portions of the project.
VTA supports bicycling as an important transportation mode and thus recommends inclusion of
conveniently located bicycle parking for the project. Bicycle parking facilities can include bicycle lockers
for long-term parking and bicycle racks for short-term parking. VTA's Bicycle Technical Guidelines
provide guidance for estimating supply, siting and design for bicycle parking facilities.20
Parking. The Town Code would require provision of one parking space for every 300 s.f. of retail
commercial space (or 3.3 spaces for every 1,000 s.f.), one and one-half spaces per unit in multiple -unit
dwellings, and two spaces for each single-family residential unit. On the eastern commercial portion of
the site, 104 parking spaces are proposed for retail commercial uses (4.4 spaces per 1,000 s.f.), which
would exceed Town parking requirements. Six spaces are proposed to be provided for senior housing (1
space per unit), which would be less than the required one and one-half spaces per unit. However, the age
restrictions (seniors only) would minimize parking demand of proposed apartments and the shared nature.
of parking with commercial uses would minimize potential parking shortages. Therefore, no significant
impacts from this shortfall of parking spaces are expected. On the western, residential portion of the site,
58 covered parking spaces (two enclosed garage spaces in each unit) and 16 guest spaces would be
provided, which would exceed Town parking requirements.
Cumulative Impacts. TJKM identifies 10 pending projects that could contribute a total of 293 AM peak
hour trips and 557 PM peak hour trips onto the Los Gatos street network. When traffic from pending
projects are added (Background Plus Project Plus Pending Conditions), study intersections are expected
'9 Written communication from Richard Whitmore, Superintendent, Los Gatos School District, dated April 26, 2010, commenting.
on Project File PD-07-145 for 16005 Los Gatos Boulevard.
20 Santa Clara Valley Transportation Authority (VTA), Bicycle Technical Guidelines. Available on the Internet at:
www.vta.org/news/vtacmpBikes. Accessed on May 20, 2010.
DECEMBER,2010 49
INITIAL STUDY — 16005 LOs GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
to operate acceptably and at essentially the same level of service as under Background Plus Project
Conditions, LOS D or better during the AM and PM peak hours. However, southbound left -turn storage at
the Los Gatos Boulevard/Blossom Hill Road would not be adequate to accommodate future cumulative
traffic increases. Therefore, the proposed project would contribute incrementally to the future need to
increase storage capacity for this movement. TJKM recommends that the Town consider increasing
southbound left -turn storage capacity as part of future capital improvement projects. This could be
accomplished by reconfiguring the median of the southbound approach to accommodate the extension of
the existing second left -turn lane to 275 feet. To reduce the project's contribution to this cumulative
traffic congestion problem to a less -than -significant level, the following measure containing two options
shall be required:
18. The applicant shall modify the Los Gatos Boulevard/Blossom Hill Road intersection to add
southbound left -turn storage capacity by increasing the second left -turn lane to 275 feet.
OR
The applicant shall contribute to increased southbound left -turn storage capacity at the Los Gatos
Boulevard/Blossom Hill Road intersection for its incremental share of impact as determined by the
Town Engineer.
There are six auto dealership sites located on Los Gatos Boulevard and Blossom Hill Road and four of
these are currently vacant (former Los Gatos Chevrolet at15600 Los Gatos Boulevard, Swanson Ford at
16005 Los Gatos Boulevard, South Bay Honda at 6213 Los Gatos Boulevard, and Bentley Silicon Valley
at 620 Blossom Hill Road). TJKM examined two future cumulative traffic scenarios that could result if
these currently vacant auto dealerships (other than the proposed project) were to either: (1) become re-
occupied with the previously -approved auto dealership use; or (2) redevelop into other uses (assumptions
developed by Town staff).
Under the first scenario, re -occupation of the three vacant auto dealerships could add 111 AM peak hour
trips and 189 PM peak hour trips. With such traffic increases, study intersections would operate
acceptably and at essentially the same level of service as under Background Plus Project Plus Pending
Conditions, LOS D or better during the AM and PM peak hours.
Under the second scenario, redevelopment of the three vacant auto dealerships could add 1,383 AM peak
hour trips and 584 PM peak hour trips. With such traffic increases, study intersections would operate at
essentially the same level of service as under Background Plus Project Plus Pending Conditions (LOS D
or better during the AM and PM peak hours) with one exception. The Los Gatos Boulevard/Blossom Hill
Road intersection would operate unacceptably at LOS E during the AM peak hour, a potentially
significant cumulative impact. However, this intersection would operate acceptably (LOS D during the
AM peak hour) with addition of a second eastbound left -turn lane. This improvement is already identified
above and will be required as part of the proposed project. Therefore, this cumulative impact would not
be cumulatively considerable with implementation of the above project -related Mitigation Measure #16.
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
17. Utilities and Service Systems — Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
X
DECEMBER, 2010
50
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
X
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant
environmental effects?
X
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed?
X
e) Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the projects projected demand in
addition to the providers existing commitments?
X
f) Be served by a landfill with sufficient permitted capacity to
accommodate the projects solid waste disposal needs?
X
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
X
Utilities are currently provided to the project site. The proposed building would be required to connect to
the existing water and sewer lines located on or adjacent to the site. Project development would also
include construction of storm drainage facilities (see Section 9, Hydrology and Water Quality). The Fire
Department will require provision of an approved, automatic fire sprinkler system in the proposed
building. Other utilities (electrical, gas, telephone, cable TV facilities) will be upgraded as necessary.
Sewer service to the proposed development is available from a six-inch sewer line in Blossom Hill Road
and another six-inch sewer line in Placer Oaks. Due to the size of the development, the District will
require the developer to conduct a flow study determining the project's impact to these two lines. Based
on the results of this study, the developer may be required to replace the existing sewer line(s) in order to
handle the increased sewage flow from the development.21 Required upgrades would reduce potential
impacts on utilities to less than significant.
21 Email communication dated April 23, 2010 from Jonathan Lee, Senior Civil Engineer, West. Valley Sanitation District, to
Heather Bradley regarding Project File #PD-07-145, 16005 Los Gatos Boulevard (Swanson Ford Site).
DECEMBER, 2010
51
INITIAL STUDY — 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
Issues (and Supporting Information Sources)
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
18. Mandatory Findings of Significance -
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
X
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
X
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
X
DECEMBER, 2010
52
INITIAL STUDY -16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 1
PROPOSED SITE PLAN
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INITIAL STUDY -16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 2
URBEMIS MODEL RUN
Page: 1
4f22/2010 12:16:20 PM
Urbemis 2007 Version 0.2.4
Combined Summer Emissions Reports (Pounds/Day)
Flle Name: CPDocuments and SaOings\Sara Garrick\Application Data\Urbemis\Version9a\Projacts\Los Gatos and Blosson Hill.Road,urb924
Project Nome: Blossom HIA Road at Los Gatos
Project Location, Bay Area Alr District
On -Road Vehicle Emissions Based on: Version : Ernlac2007 V2.3 Nov 1 2006
011•Road Vehicle Emissions Based on: OFFROAD2007
Page: 2
4f22R01012:16120 PM
Summary Report:
CONSTRUCTION EMISSION ESTIMATES
2010 TOTALS (byday unm0gated)
2010 TOTALS (bsrday Mtl5ato4)
2011 TOTALS (bsiday unnitl8ated)
2011 TOTALS 16dday lM6patod)
AREA SOURCE EMISSION ESTIMATES
Bata lion ' co 602 PM topug PM10Fdhaug MI PM2.5Dua1 Py2.0 P.M2.5 c02
FzDaual
4.44 3676 19.71 0.01 43.02 1,81 44.64 e.09 1.67 10,66 3,962.10
4.44 32.02 19.71 0.01 4.85 0.56 5,21 0.98 0.51 1.49 3582.10
28.67 38.02 35.45 0.01 0.07 2.84 2.91 0.02 2.61 2.63 4,647.55
26.50 31.90 35.45. 0.01 0.07 0.49 0.55 0.02 0.45 0.47 4,647.55
TOTALS (balday, unmlegata )
OPERATIONAL (VEHICLE) EMISSION ESTIMATES
TOTALS (brrday, unmPogatod)
Bag _ N9a 00 Sot 2fSI0 EM2.6 Gait
4.80 0.97 7.62 0.00 0.02 0.02 1,121.95
Bata Nax 00 602 P.SUG 2bf2,5 Got
18,28 13.03 131.89 0.13 21.92 4,18 12,346.70
SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES
Bab ttaa GO 502 MUG EMU Gat
TOTALS(barday, unreelgabd) 14.80 14.00 139.51 0.13 21.94 4.20 13,468.85
Construction 1511NUgated Walt Report:
CONSTRUCTION EMISSION ESTIMATES Suemor Pounds Par Day. Unmitigated
Boa rtoa GO 602 pima out p60g Egytyt MI6 5121.11141 PM) E P.E92.S 002
Page:3
4/22/201012:16:20 PM ,
1194810e 1111/2010.12/31/2010 4,4 36.7a 16.21 011 90.02 1.01 99.04 0,80 102 10.00 0087.10
AOWo Days: 45
Mass 0re4003 111012010. 4.44 38.78 19.71 0.01 43,02 1.01 44.04 0.99 1.67 10.68 3.002.10
12/3I2010
Mass Otodng Dun 0.00 0.00 0,00 0.00 4297 0.00 42,97 8.97 0.00 0.07 0.00
Masa Grading 00 Road 010681 3.02 27.50 15.08 0.00 000 1.48 1.48 0,00 1.30 1.36 2.614,14
Most Oradng On Road 014501 0.60 9.09 290 0.01 0.05 0.33 0.30 0.01 0.31 0.32 1295,10
Mass Grading Warhol' Taps 0.06 0.10 1.74 0.00 0.01 0.00 0.01 0,00 0.00 0.0, 162.87
Time Mao 142011.5/312011 4.31 20.67 23.94 0.01 0.00 1.50 1.50 0.02 1.38 1.40 • 3,135,60
Addeo Days: 107
Bdldyg 0IATl/2011.12l3I/2011 4,31 20.67 23.94 0.01 0.00 1.50 1,58 0.02 1.38 1.40 3,135.50
Bulldog 09 /load 09oa41 3.01 19.02 33.12 0.00 000 1.44 1,44 0.00 1.32 1.32 1.040.63
Buad'ng VondorTrips 0,00 1.10 0.67 0.00 0.01 0.04 0.05 0.00 0,04 0.04 238,83
Bu0dl g Wotkar Trips 0.32 0.55 9.95 0.01 0,05 0.02 0,07 0.02 002 0.04 94822
Page: 4
422/201012316:20 PM
11m8Sara 011/2011.12/30/2011 20.02 88.02 06.90 201 0.92 204 201 0.02 261 2.21 4.047,55
AttNo Ooys:153
Asphalt 080112011.12/312011 257 16.33 11,24 0,00 0.01 1.33 1.34 0.00 1.23 1,23 1,488,13
Vos 000'Oas 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Paving 00 Road 09301 248 15.15 9,07 0.00 0.00 1.33. 133 0.00 1.22 1,22 1,272.04
Paving On Road Obsol 0.00 0,06 0.02 0.00 0.00 0.00 0.00 0,00 0.03 0.00 10,14
Payton Worker Taps 0.07 0.12 214 0.00 0.01 0.01 0.02 060 0.00 0.01 203.95
Buading 011012011-12/31/2011 4,31 20.07 23.94 0.01 0.00 1.50 1.58 0.02 1.30 1,40 3,135.50
29/1900500 /load 240001 3.01 19.02. 13.12 0.00 0.00 1.44 1.44 0.00 1,32 1.32 1,948.88
Bu009g Vendor Tr¢ts , 0,00 1.10 0.87 0.00 0.01 0.04 0.05 0.00 0.04 0.04 238.03
Bulldog Workor Tips 0.32 0,55 8.95 0.01 0.05 0.02 0.07 0.02 ' 0.02 0.04 94822
Coalig 0&012011.12/31f2011 21,79- 0.02 027 0.00 0.00 0.00 0.00 0.00 0.00 0.00 25.92
Archllocwral Cooling 21.79 0.00 0.00 0.00 0.00 600 0.00 0.00 0.00 0.00 0.00
Coalk6 Worker Tdp3 0.01 0.02 027 0,00 Om 0,00 0.00 0,00 0.00 0,00 25.02
ehas624,2205d252
Phase: Mass Otadlog 11/12010. 12412010.0a10ub Few 5110 OraWg ()ascription
Total Actaa ObNrba4: 5.18
Madmum Oa0yAcroage 0144ttbod: 1.3
Fug9Wo Oust Laval of Data:Love
Oru0a COVFI0 254 adc yards410y1 Off Oa CUVFia: O ado yards/day
On Rood Tad1 Tr0vo1 (VMT): 321.68
064load P.gtdpnsnb
16961ers (I74 hp) oporathsg at a 0.61 load lacta 090 halts par day
1 Rubb0r Nod 0orata(357 hp) oporatbg al a 0.59 Iced !actor lot 0 how par day
2 Skid Stoat London (44 hp) operation at a OM bad !attar for 0 hours pot day
1 Tr04110t0409d01A35446w0a (10014) oPo Woo a1 a 0.85load factor lot 7 touts per day
Paget
4220201012:18:20 PM
1 Water Trtlda (189 hp) operating at a 0.5 bad factor for 8 hours par day
Phase: Paving WI /2011 • 12/31/2011 •0alaua Paving 0ascription
Acne to bo Paved: l.3
OffMRord Egulpman5
4 CameM and Mortar Mama (10 hp) operating at o 0.58 bad factor for 8 hours par day
1 Pavers (100 hp) apomt0g al a 0.02 bad (actor tot 7 toms pm day
f Po ing EQ44m0M (104.hp) 0pmatYq al a 0.53 load factor lot 81ours par day
1 Rollin (95 hp) oporattq M a 0.58 bed lacier for 7 hours per day
1 Tra1Wr1M1aadorLHocbbea (108 hp) 0panting at a 0.55 bad factor for 7 hours pm day
Phase: BWb4g CM3lmgbn 1/12011 •12/312011 • Defautr Bulking CoMmbion Descriptlon
0841aad Equipment
1 Cranes (399 W) operating at a 0.43 bad factor fm 6 hours par day
2 Parallta (I45Ip) opomt4g at a 0.3 bad factor br 8 tours par day
1 gmamtor Seta (49 hp) operating at a 0.74 load factor for 8 hours per day
2 Tra0nmAaedemr0atldaoa (108 hp) operating at a 0.55 bad lector lore hours par day
3 Walden (45 hp) 0parsteg at a 0.45 bad factor for 8 holm par day
Phase; Ar0Nto0Wml Coating 8/12011 • 12/31/2011 • Dalaul ArcNtacturol Coating Desmiptlan
Rub: Ra11doM4d k0odor Coatings begins 1/12005 ends 12/31/2043 spod00s a VOC o1250
Rub: Resldsnl1N Esador Coa0ngs begins 1/12005 ends 121312040 sp0dtios a VOC of 250
Rub: Nar0e0Na0W interior Coalinga begins 1112005 ends 12/312040190000s a VOC at 250
Rub: Nonresidential Emados Coatb0a begins 1/12005 ands 12/312040 specifies a VOC o1250
Corntludbn 8688atad Detail Rapott
CONSTRUCTION EM15S10N ESTIMATES Summer Pounds Par Day, Mitgatad
002 210E CQ S02 pule noq P21IOFtfmr6 ELM 5152.1.0851 EM2.5.2shaul EM2.5 CO2
Page:6
4/22/201012;1810 PM
Time Shoo 11112010.12/31/2010 999 32.82 1221. 9.51 9.81 0.50 521 0.80 0.51 1.02 2.082.10
Actho Oay4: 45
Mass Oredsg 11/01/2010• 4.44 32.62 19.71 0.01 4.65 0.56 5.21 0.98 0.51 1.49 3,682.10
12/31/2010
Mass Orading Dust 0.00 0.00 0.00 0.00 4.60 0.00 4.60 0.98 0.00 0.90 0.00
Mass Grading 0ll Road Nasal 3.82 23.43 15.03 0.00 0.00 0.22 0.22 0.00 0.20 0,20 2,514.14
Moss Wading On Road Diesel 0.58 8.09 2.90 0.01 0.05 0.33 0.38 0.01 0,31 0.32 1,295.10
Mate 0mmng Worker Tdps 0.08 0.10 1.74 0.00 0.01 0.00 0.01 0.00 0.00 0.0, 152.87
TIme Slice 1r72011.0/312011 4.31 18.82 23.84 0,01 0.08 0.28 0.34 0.02 0.26 0.28 3,135.50
Acid, Days; 107
600641p 010112011.12/31/2011 4.31 18.82 23.94 0.01 0.06 0.28 0.34 0.02 0.26 0.28 3,135.50
Wilding 00 Rood Mosel 3.91 17.17 13.12 0.00 0.00 0.22 0.22 0.00 0.20 0,20 1,848.68
Building Vandoc Trips 0.08 1,10 0.87 0.00 0.01 0.04 0.05 ' 0.00 0.04 0.04 238.63
Bulking Wmkar Trips 0.32 0.65 9.95 0.01 0,05 0.02 0.07 0.02 0.02 0.04 948.22
Pago: 7
4122/2010 12:16:20 PM
Tinto Silo o/I2011.12/302011 26.00 aL22 26.46 0.01 092 092 0,65 0.02 04.5 RAL 4.647,56
Ac1No Cloys: 163
Aspho508/012011. 12/312011 2.67 13,00 11,21 0.00 0.01 0.21 0.22 0.00 0.19 0,10 1,180.13
P866000003 0,02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00
PevIng00 Rood Moo! 2.48 12.00 9.07 0.00 0.00 0.20 0.20 0.00 0.18 0.10 1,272,04
Paving On Rood (Mosel 0.00 0.06 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 10,14
Paving Worker Trips 0.07 0.12 2.14 0.00 0.01 0.01 0.02 0.00 0.00 0.01 203.95
&663001/012011.12/312011 4.31 10.82 23.94 0.01 0,05 0.28 0.34 0.02 026 0.20 3,135.60
Biddxg 0(0 Road Mosel 3.91 17.17 13.12 0.00 0.00 0.22 0.22 0.00 0.20 0.20 1,048.60
Budd:no VerNor Trips 0.00 1,10 0.87 0.00 0.01 0.04 0.05 0.00 0.04 0.04 238.53
B1er&g Worker Trips 0.32 0.55 9.95 0.01 0.05 0.02 0.07 0,02 0.02 0.04 948.22
Coating 05012olt•twatnot 1 19.61 0.02 0.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 25.02
Ardtkemaat Coating 19.60 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00
Coating Worker Trips 0,01 0.02 0.27 0.00 0.00 0.00 0.00 0.00 0.00 0.00 25,92
fmntnonion Roletod MIOaslbn Measures
Tho following magallon moaaures apply to Phew; Moss Orod(Og 11/12010. 12/312010. 001auk Fires Slto Grading Description
For Sok Slabbing Measures, Ow Apply sob stahitaare to Inactive areas minga0on roducos omissions by:
PM10: 04% PM25: 84%
For Soli Stabbing Moasuris, Ito Replace ground cover In dlaturbad Bran quickly mkgauon reduaos erds51ans by:
PM10: 6% PM25: 5%
For Soil Stabbing Measures, the Water exposed summates 2x daily watering mkg60en reduces emeiskna by:
PM10: 55% PM25: 55%
For Urpavod Roads Measures, the Reduce speed on unpaved toads to loss than 15 mph rti0gs0on reduces emissions by:
P010:44%PM25:44%
For Unpaved Roads Moowras, rho Manage haul mad runt 2x dairy watering mitigation reduces omisstn by:
PM10; 55% PM25: 55%
Pago: 8
4/22/2010 12:18:20 PM
For °radon, the 0bs01 Pa/Wu:af Flier (DPP) 1st TMir mitigation redu0oa omissions by:
PMIO:65%P1A25:85%
For 0radon, 610 Olo1ol Odda6mt Catays( 15%m8ga0on rodocos on/ssbns by:
NOX:16%
For Rubber Tkod Dozers, the D1ese1 Particulate Flier (OPF) 10 Tlor m1Ugsaon reduces emissions by:
PM10: 85%PM25:85%
For Rubber Mod 0000rs, 610 Diesel Oxidation Catalyst 15%mitlg0lon radoone omissions by;
NOX: 15%
For Tre0Oa2Aa0darslBaddwos, thu Nasal Particulate FlI(Or (OPF) Isl Tier megaton raducea emissions by:
PM10; 8500 PM26: 65%
For TndorsILOadorNBad610os, the Diesel Oxldellon Oiteyst 15% mitigation reduces omissions by:
NOX: 16%
For Water Trucks, tho Oleael Pamculoto Filter (OPF) 1s17Mr nil gelbn reduces eteerom by:
PM10: 85% P1425: 85%
For Water Tmcks, th0 Cassel Odda6on Catalyst 15% mitigation ruducos am(sebna by:
NOX; 16%
For Skid Moor toodnrs, the Masai Penculato Fitter (OPF) 1M Tier mitigator: roduoos emissions by:
P0010: 86% PM25: 85%
For Sidd Stier Loaders. 61u Dkael 0dda60d Catalyst 15% midgetlon redacos emissions by:
NOX: 15%
1ho lonevdrg mitigation nnasurm apply to Phut: Paving 6112011 • 12/31/2011 • Deleon Paving Destr(Xbn.
Poi Cement and Mortar Mixers, tin Nasal Particulate Fitter (OFF) 1st Tier rrstigation educes anesslins by:
PM10: 85% P1,125: 05%
For Camera end Mortar Mbers, 61e Ousel Oxidation Catalyst 15% mitigation roduaea erNssi0 3 by:
NOX: 15%
For Povars, 610 Olosel Perlkulata Akor (OPF) int Tlor mitigation reduces omissions by:
PM10: 85% P1.426: 85%
For Peyote, tin Olasol O dd: Pon Catalyst 15%mago0on rod000a emissions by:
NOX: 16%
For Rolla%6,i 01o101 Pa/Umtata Filter (DPF) 1st nor raft:Pion roduces emissions by:
Pape: 9
4/22/201012116:20 PM
PMI0: 85% PM25: 65%
For Ro2Ns, the Diesel Cddetlon Catalyst 16%mitigation rodcos emission by:
N0X:15%
FO,Trectorwtoodoro/aoddnee, the Diesel Partl0mite Attar (OPF)1st Tier mitigation roduoas omissions by:
PM10: 65% PM25: 85%
For TradOnt ondo000ntld1oes, Ilia Mewl Oxidation Catalyst 16% mitigation reduces on+lssbns by:
NOX:16%
For Paving Equipment, the Diesel Partlwtata Filler (DPF) 1st Tier mitigation reduces omissions by:
P210: 66%P2020: 85%
For Paving Eg4unerd, the Diesel Oddafbn Catalyst 15% mitigation ,educes emissions by:
NOX: 16%
Th0 foaming mitigation measures espy to Phase: BWldeg Construction 1/1/2011 - 12/3 2011 • Derma IM01g Construction Oescripdon
Far Cranes, tine Mosel Particulate Filer (DPF) 1 at liar mitigation mdoMO emissions by:
PM10:86%PM25:85%
For Cranes. tlt9 010101 Oxidation Catalyst 15% mitigation radn0es emissions by:
NOX: 15%
For Foddns, the Diesel Partadato Rtior(DPF) 1st Tier mitigation reduces emissions by:
PM10:65% PM25: SS%
For ForkVts, the Valet Oddalton Catalyst 15% mitigation reduces emissions by:
NOX: 15%
For TmctorM oodo2/Bod hoe., the Dlasal Particulate Filler (OFF) 1st Tier Mdgetion reduces emissions by:
PM10:65%PM25:85%
For 0onomtor 8020, the Diesel Particulate Filer (OFF) 1st Rot mitigation reduces emissions by:
PM10:65% PM25:85%
For Generator Sots, the Mewl Oddelkin Catalyst 16%mitigation roduooe OMISSION by:
NO* 16%
Far Welders, Ilc Oie0al Particulate Filter (DPF) 1st Tier mitigation roduco$ emissions by:
PMIO:85% PM26:85%
For Welders, Oto 0ie1e1 Oxidation Catalyst 15% mitigation,,d40a$ emissions by:
NOX: 16%
Pape:10
4/22/201012:16/0 PM
The kraohirg mitigation mee0la0.e apply Io Pitaoa: Anohlto lust Coating 8/12011-12012011 • Dolma Arnadu,IWOI0oating Description
For Residential Architectural Cooling Measures, One Rasidomlal E0odor: Usti Low VOC Coatings mitigation 'odour's emissions by:
R00:10%
For Residential Architectural Coating M00sum0, tic Rosldantial interior: Uso low VOC Coatings mitigation radices oml=d0 s by:
ROO: 10%
Foe Nonresidential ArWtoctural Coating Me0sums, Oq NOw00460n0at Emtirior: Use tow UDC Coatings mitigation reduces omissions by:
R00:10%
For Nomesidonlial Architectural Coating Measures, llc Nomosidontlel imedor: Uso Low VOC Coalinga mitigation reduces omissions by.
R00:10%
Area Source Umnyigetlsd Deta5 Roporb
AREA SOURCE EMISSION ESTOAATES Summar Pounds Per Oay, Unmitigated
Sous 000 04a G0 542 PAW EMU G02
N0N10l Gas 0.07 0.88 0.44 0.00 0.00 0,00 1.109.44
Hearth • No Summer Emissions
Lardlcopo 0.80 0.09 7.18 0.00 0.02 0.02 1251
Consumer Products 2.79
Arcl3eclural Coatings 0.91
TOTALS(WMay, unmitigatod) 4.60 097 7.62 0.00 0.02 202 1,121.55
Arno Source ).herg.2 to neleurts
Page: 11
4A227201012316:20 PM
Oporosoml Unmitigated Dotall Depart
OPERATIONAL 065505I0N ESTIMATES Summar Pounds Par Day, Urvnkl001od
ji4u1ffi R00 PDX co 602 PMIO PM25 CO2
Singlo foray housing 3.30 3.01 40,93 0.04 8.81 1.20 0,74814
Ratlromentcornmuriy 033 0.30 3.10 000 0.51 0.10 280.01
High 0 m0var.(tlid0Mm) lost. 340 4,87 40.63 0.05 0.17 1.68 4,680.97
S15sma0 2,00 • 3.05 30,27 0.04 0.03 1.20 3,721,44
TOTALS(031May. unmitigated) 10.28 13.03 131.80 0.13 21.02 ' 4,10 12,340.70
0poradaral 60ttlrgss
Doss not include oormaaan far posiby trips
Does not !Wilda doublo counbna adjustment iar hdornol hips
Analysis Yam: 2011 Tampoloturo (P)I 05 Soasom Summar
Emiam Waled : Em14a2007 72.3 Nov 12006
4ammary ell and Ulu
Land Usa typo A4voogo Trip Fiala Urrl Typo No. UNts Total Trips Total VMT
Single lan450 !lading 2.98 0157 dwolloo units 47.00 449.79 3,845.67
Ra0rame4commur:y 1A2 347 dnoling units 10.03 34.70 290.87
Mgh turnover(sR-0oso) mat 12139 1000 sq It 6.26 037,09 4,767,76
SWp nub' 4432 1000546 11.70 52209 3,659.01
1,644.57 12,750,03
Pago: 12
4/22/201012116:20 PM
Vehicle Pint MIS
Volado Typo Parson Typo Non•Calayst Catalyst Dlosol
U1144 Mb 63.8 0.9 00,7 0.4
Ugtd Track<31601bs 12.0 1.6 05,3 3,1
Wit Tnsd 3761.676010s 19.0 0.5 09.5 0.0
Mod Truck 5751.8500W 0.6 0.0 100.0 0.0
Utmliaavy Truk 8601.10,000 Ds 0.0 0.0 77.0 22.2
Ut441aavy Truck 10.001.14,000 Ds 0.8 0.0 50.0 60.0
Med4laaW Truck 14001.33,00010s 1.0 0.0 20.0 80.0
H0r4y1aavyTnxk33,0e1.80,0001bs a.4 0.0 0.0 100.0
Other Bus 0.1 0.0 0.0 100.0
Urban Goa 0.1 0.0 0.0 100.0
Motorcycle 3.2 02.5 37.6 0,0
School Bus 0,1 0,0 0.0 100.0
Motet Ramo 0.0 0.0 63.3 16,7
Trim' CnrvlaMn1
Roskloetlol Coronado!
Homo.Wotk Homo•Shop Homo•OOwr Commulo Non•Wark Cottony
Uman Trip tanglh (m000) 10.0 7,3 7.5 9,5 7.4 7.4
Rural Tdp Langih(mlloa) 10.0 7.1 7,9 14,7 6,0 0.0
Trip apoods (rrph) 35.0 35.0 35.0 35.0 35.0 35.0
%ol Trips-RosIdon0al 32.9 10.0 49.1
Page:13
4122/20101240:20 PM
T,vICd %
Residential Commerdal
HamaWodc Homo -Shop HomaOthor Connate NarWork CuRarwr
1 %ol Trips - Consnerdd (by tend use)
100h wmovor(st.dorm) rota. 5.0 2.5 026
Strip moo 2.0 1.0 07.0
t chase, m Waits
Page:1
4/221201012:20:21 PM
Murals 2007 Version 9.2.4
Combined Annual Emissions Reports (Tons/Year)
Filo Name: CADocuments and Solings\S6ra GonicV ppllcnllon Data\UlbomisWeroton9o\Projectsllos Gatos and Blosson Hill Road,urb924
Project Name: Blossom Hill Road at Los Gatos
Project Location: Bay Area Alr District
On•Road Vehicle Emissions Based an: Version : Em1ac2007 V2.2 Nov 1 2000
OlhRood Vehicle Emissions Based on: OPFROAD2007
Page:2
4/22/201012:20:21 PM
Summary Myatt
CONSTRUCTION EMISSION ESTIMATES
00/2 d0x 00 802 215aDusiPMl0 Fdwrrs1 P1110 PM25 noel PM)5 Pu25 '002
ELb011}1
2010TOTALS Sonslyaarunmaigatad) 0.10 0.03 0.44 0.00 0.97 0.04 1,01 0.20 0.04 024 09.15
2010 TOTALS (Ionayoot mslgalod) 0.10 0,73 0.44 0.00 0.10 0.01 0.12 0.02 0,01. 0.03 09.15
Forooa 9e:Walml 0.00 11.25 (W0 0.00 09.19 69.29 00.30 89.13 6920 00.80 0.00
2011 TOTALS (tonsamar unNtlsorad) 242 3.80 3.00 0.00- 0.01 0.30 0.31 0.00 0.27 022 52329
2011 TOTALS (I0 nlyoar adlgarad) 220 3.45 3.99 0.00 0.01 0.05 0.08 0,00 0.05 0.05 52320
Peroont Reduction 6.07 10,72 0.00 0.00 0.00 0242 80,25 0.00 0254 8150 0.00
AREA SOURCE EMISSION ESTIMATES
TOTALS (l4Mlyesr, urunhloolod)
OPERATIONAL (VEHICLE) EMISSION ESTIMATES
TOTALS (toneyaat, Lnm810110d)
B01 H0x Ir0 502 EM.10 £MZ5 002
1,09 0,10 1.04 0,00 0.10 0.18 • 233,70
E00 NQx CO S02 P1110 PM2:5 CO2
159 2.78 24.69 0.03 4.00 0.76 2,161.74
SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES
BM NOx C 3 E122 E6110 EM2.5 G02
TOTALS(I5Wy0or, Im:AIWd) 3.00 2.95 20.63 0.03 4,19 0.94 226552
Comauafon UtmM9atad Detail Rap=
CONSTRUCTION EMISSION ESTIMATES Annual Tom Par Year, Umi019alod
Page:3
4422010 12:20:21 PM
HOG 0.00 GO 202 E6S1IIR19 2MI21ihs81 E6110 P1425 Dust 0M2 a r,ssos emu G02
2010 0.10 0.83 0.44 0.00 0.97 0.04 1.01 020 0.04 0.24 69.15
Mass CrodMp 111012010• 0.10 0.83 0.44 0,00 0.97 0.04 1.01 0.20 0.04 0.24 89.15
12/31/2010
Man Gracing Dust 0.00 0.00 0.00 0.00 0.97 0.00 0.97 0.20 0.00 0.20 0.00
Mass Gracing 011 Road (Nasal 0.09 0.62 0.34 0.00 0.00 0.03 0.03 0.00 0.03 0.03 58.5/
Masa arerarg On Road Diesel 0.01 0.20 0.07 0.00 0,00 0.01 0.01 0.00 0.01 0.01 29,14
Mass Grading Waller Trips 0.00 0.00 0.04 0.00 0,00 0.00 0.00 0.00 0,00 0.00 3,44
2011 2.42 3.66 3.99 0.00 0.01 0,30 0.31 0.00 0.27 0.28 523.29
MAIM 01/01 2011• 12/31/201 t 0.56 2.69 3.11 0.00 0.01 0.20 0.20 0.00 0.18 0.18 407.62
Bulking 09 Road Obsel 0.51 2.47 1.71 0A0 0.00 0.19 0.19 0.00 0.17 0.17 253.33
Bulking Van don Taps 0.01 0.14 0.11 0.00 0.00 0.01 0.01 0.00 0.00 0.01 31.02
&Airing Workor Trps 0.04 0.07 1.29 0.00 0.01 0.00 0.01 0.00 0.00 0.00 12327
Alphas 00012011.12,3120i i 0.20 1.17 0,86 0.00 0.00 0.10 0,10 0.00 0.09 0.09 113,60
P0555900-004 0.00 0.00 0.00 0.00 0.00 0,60 0.00 0.00 0,00 0.00 0.00
Paving 00 Road Distal 0.19 1.18 0.69 0.00 0.00 0,10 0,10 0.00 0.09 0.09 97.31
Pavkg On Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.70
Paving Worker Trips 0.01 0,01 0.18 0.00 0.00 0.00 0.00 0.00 0.00 0.00 15.60
Casting 00012011.12/312011 1.87 0,03 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1,98
Atchaoc7urol Coating 1.87 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0,00
Coaling Worker Trips 0.00 0.00 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.98
Phase AUummkvn
Phew: Moss Gracing I II1/2010. 12/312010 •0aloe Flno Sho Grading ()ascription
Toth Agree Dtsturbod: 5.10
Page:4
422/201012:2021 PM
Magnum 0&1. AaooBa Dlsarbod: 1.3
Fugitive Dust Leval of Dolan: Low
0ns0o CuVFl1 254 curio yards/day; 00stta Cu5P16: 0 cubic yards/day
On Road Truck Trove! (VW): 321.68
04.Rood Equfpmont
1 Graders (174 p) opamtkg as a 0.e1 bad factor to 6 Fora per doy
1 Rubbar Tired Ducey (357 hp) 0puratkg at o 0.59 bad factor for 8 hours per day
2 Skld Storer Loaders (44 hp) operating at a 0.55 bad factor for 6 hours per day
1 Tradorelloaderaladenoe (108 p) oporatkg at a 0.551oad facto for 71ours par day
1 Water Trucks (189 hp) operating at a 0,5 bad factor for 0 fours per day
Phase:Paving 012011 • 127312011 • Doloue Paving Description
Asa to be Paved: 1.3
00•Road Equprrkhb
4 Commit and Mo9O1 M0oots (10 hp) oparst n at a 0.66 bad facto. for 8 hours par day
1 PavOrs (100 hp) upending et o 0.02 bad factor for 7 hours per doy
1 Paving Egtripnlaa (104 hp) operatkrp 01 a 0.53 bad factor for 8 tours poi day
1 Rollers (95 hp) oparelk9 a1 a 0.66 bad lector for 7 hours per day
1 Trecwa0nedars/2arifoes (I081p) oparainp 41 a 0.65 Mad !actor for 7 hags per day
Phase: 0r2karg Construction 1/12011 • 12/312011-Oofau9 Bulking Construction DOsaptlon
0041oad Equipment:
1 Cranes (099 p) operating m a 0.43 bad factor tar 6 tours par day
2 ForMM (145 p) eparstig or a 0.3 bad lector for 8 houn pot day
1 Generator Sots (49 p) operating at a 0.74 bad factor for 0 hours par day
2 Tr9cbr940adati9adaods (108 p) operating at a 0.5510ad !ado. for 8 hours per day
3 Welders (45 p) 0peradr0 at a 0.451ood factor for 0 hours per day
Phase: Arddtothwal Coating B112a11 • 127312011 • Waite Arctvtocturat Combo 00984paon
Rule: Rea:Sa dal Works Coatlrgs bopku 1/12005 WAS 12/312040 spedtos a VOC a 250
Pag0:5
4/22/2010 12:20:21 PM
Rub: Residamial Exada CoOUnge bopins 1/1/2005 ends 12731/2040 spod6os 0 VOC 01250
Ruh: NoruoaIdandel Interior Coadngs begins 1/1/2005 ends 12/312640 spodAas a VOC o1250
Rub: Nonreskaraal Fanorhr Coa9ngs bog0u 1/1/2005 ands 12/31/9040 spoolllns a VOC o1260
Conswalbn 69dgelod D4lall Rapo0l
CONSTRUCTION EMISSION ESTIMATES Annual Tons Par Vow, Mttlgolod
6R6 (00X 00 502 pm1oDud 111315940 1 EMU/ PM2.5Dull pinsFsheel EMU 002
2010 0.10 0.73 0.44 0,00 0.10 0.01 0.12 0.02 0.01 0,03 09.16
Mass Gredrg 11/012019 0.10 0.73 0.44 0.00 0.10 0,01 0.12 0.02 0.01 0.03 09,15
12/31/2010
Mass Grading Dust 0.00 0.00 0.00 0.00 0.10 0.00 0.10 0.02 0.00 0,02 0.00
Moss Greding 00 Road Diesel 0.09 0.63 0.34 0.00 0.00 0.00 0.00 0.00 0.00 0.00 68.57
Mass Grr0ng On Rood Mosel 0.01 0.20 0,07 0.00 0.00 0.01 0,01 0.00 0.01 0,01 29.14
Mess 01e0ng Worker Trips 0.00 0.00 0.04 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3.44
Pag9: 6
4/22/201012120 21 PM
2011 2.20 3,45 3.09 0.00 0.01 0.05 0.00 0.00 0,05 0.06 62320
Buidkq 01/012011.12/312011 0.68 2.45 3.11 0.00 0,01 0.04 0.04 0.00 • 0.03 0.00 407.82
BulkSg O6 Road (Soul 0.51 223 1.71 0.00 0.00 0.03 0.03 0.00 0.03 0.03 263.33
&Wing Vendor Taps 0.01 0.14 0.11 0.00 0.00 0.01 0.01 0.00 0.00 0.01 31.02
Bu6Gg Wafter Trips 0.04 0.07 1.29 0.00 0.01 0.00 0.01 0.00 0.00 0.00 12327
Aa9b0106012011.127312011 0.20 1.00 0.86 0.00 0.00 0.02 0.02 0.00 0.01 0.01 113.80
Pavng00-0es 0,00 0.0g 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 moo
Paving Off Rood Mead 0.19 0.00 0.69 0.00 0.00 0.02 0.02 0.00 0.01 0,01 07.31
Paving On Road Dhsel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.70
Paving Wakes Trips 0.01 0.01 0.18 0.00 0.00 0.00 0.00 0.00 0.00 0.00 16.60
Cooing 06012011.12/31NMI 1.60 0.00 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.98
MWtalurd Coning 1.60 0,00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Cootkg Worker Trips 0,00 0.00 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.98
C_ ,boot/n Ralead Meaatbn Mnos/ooa
Tbo tol40Mrg m6gotlon na951.004 *pry to P1as0: Mass Otnablg 11/12010. 12/312010 •00 0 5 Flno Sao Gradug Description
For Sou Stamina Moasuros, trio Apply sou sabluors to tnnc0v0 areas mld0atlon toaucas omisslom by:
PM10: 84%PM25:64%
For Soo 81ab114q Mo0nuros, the Roche ground cover In simonised areas quIclty meigetlon reduces ordseimu by:
P1M0:6% PM26:5%
For Soil Slabbing Meoeur0e, the Water exposed sudacas 24 dolly waatlng mulg0tlon roduaos Gmisslons by:
PM10: 65%PM26: 56%
Fa Unpovod Roads Mansura', tlw Reduce speed on unpevad toads to loss than 15 mph mitlge0on reduces omissions by:
PM10: 44% PM26: 44%
For Unpevad Roads Measures, IN Menage haul road dust 2x daily walori g mNgallon reduces amlesla» by:
PM10: 65% PM26: 65%
Page: 7
4122)201012:20:21 PM
For graders, One Dlose( Paniptalo Attar (DPF) 1st 11er mitigation roduest amlaslona by;
PM10: 85% PM25: 85%
For Graders, tiro 0bsol Oxklalbn Catalyst 16% mitigation aducce omissions by:
NOX: 16%
For Rubber Ned Dozers, da Dloul Partetate Fitter (DPF) 1e1 Tier mitigation reduces ombdass by:
PM10: 05% PM26: 05%
For Rubber Nod Dozers, ono Dlosal Oxidation Catalyst 16% mitigation reduces 004040ng by:
NOX: 15%
Far TractorsOnadeninackhoos, 010 Dleset Penkadalo Flitor (DPF) IN Tbt macadam reduces emissions by:
PM10:05% PM25:05%
For Tractorskaadarafilackhoas, the Dlesal Oxidation Catalyst 16% mitigation asthma, emissions by:
NOX: 15%
For Wets Truck*, the Diesel Pan:a Tate Flier (DPF) let Tier Mdg0tari loch/cos emissions by:
PM10:85%PM2$:85%
For Mato, Trucks, the Diesel Odda0on Catalyst 15% mitigation roducoa emissions by:
NOX: IS%
For Slid Stem t.oadars, the Colossi Partiedate Filler (OPF) Ist Ter mkug00on aim os arrissia:s by:
PM10: 85% P1.125: 85%
For slid Steer loaders, the dotal Oddatlon Catalyst 15% mrogoaan reduces emissions by:
NOX: 15%
The tireMst mitigation measuroe eppy to Phase: Pavig 6/12011 . 12/312011 •Oelaua PoNag Doccdpnan
For Cement and Matter Mirara. 0a Otosel Para:Mato Flier (DPF) tat Tier ni08aeon roduoo0 emissions by:
PM10: 85% P1.25: 85%
For Cement and staler Mast., 0 0 Olosel Oddalion Catalyst 15%mitigation reduces emissions by:
NOX: 15%
For Pavers, the Diesel Panterno 1ior (DPF) t M Tier oitlgo0on (Owes emissions by:
PM10; 85% PM25: 85%
For Pavers, 0a Diesel 0a5da11on Catalyst 16% midgatbn Wools amiss:ma by:
NOX: 16%
For Roque, 0a dotal Penkuato FOfar (DPF) 1 al Ter attrition reduces omllalons by:
Page:8
4/22201012:20:21 PM
PM10: 85%PM26: 85%
For Rollers, 0a Meant Oddatian Catalyst 15% ralgaOon reduces omissions by:
NOX: 15%
For Tr0daKoadera/13oWaoe, to Diesel Pankuato Flnar (DPF) tat Tier 'natation reduces emissions by:
PM10: 85% P1A25: 85%
For TI0GON-aad0te/Dadd000a, tee Metal Odda1on Catalyst 15% [natation reduces ,missions by:
NOX: 1S%
For Paving Egtpnam, tla Dena PONwaa Mbar (DPF) 1st Ter mitt Mon reduces emissions by:
PM10: 85% PM25: 05%
Fa Paving Equipment the doses 07/sdadan Catalyst 15% mitigation reduces emissions by:
NOX:16%
The Iodoorq mitigation mammas apply to Phase; Bu0005 Construction 1112011 • 12/3120/1 - Default DAWN Construction Description
For Cranes, die Diesel PMlalate Filter (DPF) 1st Ter rrc0gatlon radix:of omissions by.
PM10:85% PM26; 05%
For Cranes, the Wesel Oxidation Catalyst IS%mitigation radixes emissions by:
NOX: IS%
For Pandits, do dotal Ptu0tulat0 Fear (OPF) 1st Tlef mitigation radius emissions by:
PM10: 85%PM25:85%
For FOd18s, tin OMNI0x:dation Caayst IS% ni0gatbn reduces omissions by:
NOX: IS%
For Tmcare4.0adoNBackhooe, Ua d0u1 Pordculaa Fluor (DPF)1st Tar nangaaon raducas emissions by:
PMIO:85%PM26:85%
Fa Conoco Sots.lho Diesel Particulate, Flier (DPF) 1st Tar mitigation rodocus embaions by:
PM10: 85% PM25: 85%
For oanronr Sala, the Maui °Mattta Caloyal 16% agitation reducer' omissions by:
NOX: 16%
For Welders, the Diesel Particulate Flier (DPF) del Ter mlti5Od0n rodu0os emissions by:
PM10: 85%PM25:05%
For Walden, Oho Oeul Oddatbn Catalyst 15% mitigation rodu00e omisalons by:
NOX: 15%
Pago:9
4/22/201012:20:1 PM
Tin ioaosi g 11114211n moaauros apply to Phase: Atchhodurol Coatag 01 VN11 •12/312011 • Saba It Arddtoctuml Coating Oosc4ption
For Rosldomdnl Ard.toctural Coatlrp Moasuros, the Rasidendol Esorlon Usti Low VOC o0atin0s ml0Jati0D reduces missions by:
R00:10%
Far Rasldanaal Arddadurd CooU g 14o0suros, the, Residential Interior; Use Low VOC Coatings mitigation reduces omissions by:
R00:10%
For Nonrasldon09l Architectural Coating Moosuros, lln Nonrosldon0al Esto0on Uso Low VOC Coatings m0$ oOo0 radocos emissions by:
R00:10%
For NomosldcnUal Ard0lactural Coaling Measures, the Nonrasldontial Inlorior: Uao low VOC Coatings mitigation rodu0os omissions by:
R03:10% •
Ansa Source Unn00gotod Ooloi Report
AREA SOURCE EMISSION ESTIMATES Annual Tom Par Year, UnrNtigatod
Smuto HO(i ti00 al • 002 CM10 EMU 002
Natural Om 0.01 0.10 0.00 0.00 0.00 0.00 202.47
600101 033 0.02 1,21 0.00 0.10 0.16 30.10
l.mtdscapa 047 0.01 0.65 0.00 020 0.00 1.13
Canwmor Products 0.51
AroNtadural Coatings 0.17
TOTALS (tans/you, unmalgat0d) 1.09 0.19 1,04 0.00 0.10 0,18 ' 233.70
Aran Rome 015 gn%to D01411s
Page: 10
422/201012:2021 PM
Opora0m;a1 Una:f9 tedoo1a0 Report:
OPERATIONAL EMISSION ESTIMATES Annual Tons Pot Yonr, Urvnalg0lod
`J90[SO ROO NOX CO 502 PM10 P1425 CO2
Single lamlly housing 0.63 0.03 7,01 0.01 1.21 . 0.23 653.10
Retirement community 0A8 0.00 0.59 0,00 ' 0.09 0.02 5028
High tunover(Nldofw) rant. 0.71 1,03 8.11 0.01 1,40 026 709,01
nip mall 0.69 0.84 7,38 0.01 1,21 0R3 848.45
TOTALS (tonsyoar, won0galad) 1,99 2.70 24.00 0.03 4.00 0.70 2,161.74
Op0r5808 1 Settings:
0aos not Indu4o0onedlon for p0as0y taps
Oous not Indudedouttemumhg miles:mint for internal trips
MNysls Yea02011 Season: Annual
Emlao: Vorden : Emlaa2007 V2.3 Nov 12000
'511MmaNal I and 111p6
Land Uso Typo Acreage Trip Rato IJa5 Typo No. Units Talol Trips Total VMT
Single family housing 2.98 9.57 dwailing010o 47.00 449.70 3,845.57
Rodronant community 1,42 3.47 dwaling units 10.00 34,70 200.67
High tulnaoor (slldo*n) rosl 12129 1000 aq a ' 5.20 837,00 4,757,70
Gulp mall 4432 1000 so it 11,78 622.00 3,650.81
1,044.57 12,759.83
Page:11
4/22/20l012:20:21 PM
VONdo Type
light Mno
tight Ruck a 3750105
U9hl Truck 3751.57501Ma
Mod Truck 5751450001s
LIN•Hoavy Truck 8501.10.0001bs
Uto•Heavy Truck 10.001.14,000 es
Mod'Noa y Truck 14,001.33,00011s
Hosvy4Ho0vy Truk 33,001. 30,000I bs
Otter Sus
Urban Bus
Mdoaydo
School Blla
Moor Homo
Urban Tdp Long% (mllea)
Rum, Tdp Length (80oi)
TA) sp00ds(mph)
%ofTdps • Raakfo0Onl
Page: 12
4722/201012120:21 PM
% olTdps • Commercial (by land usai
High tomovor (544o6n) roll
6166 mall
Vehldo Root MN
Porcont Typo NonCmolyst Catalyst Diosol
63.0 0.9 08.7 0.4
12.0 1.8 95.3 3.1
19.8 AS 80.5 0A
6.0 0.0 100,0 0.0
0,9 0.0 77,8 222
08 0,0 50.0 50.0
1.0 0,0 20.0 80.0
0.4 00 0.0 100.0
0.1 0.0 0.0 100,0
0.1 0.0 0.0 100.0
3.2 625 37,5 OA
0.7 0.0 0.0 100.0
0.6 0.0 a7.3 , 16.7
Trawl CondNions
Rosidon0al Commardol
Homa•Work lloma'Shop Horm'Othar Cammulo Non.Walk Sustoma r'
10.8 7.3 7.5 9S 7,4 7.4
16.8 7.1 7.9 14,7 0.0 8.8
35.0 35.0 35.0 35.0 35.0 35.0
32.9 18.0 49.1
Thrall Certddlona
Rosidaml0l
Homo -Work Homo'Shop Homo•Othor
Qoarellonel C.hangaa to 001me1
Coou90 :1M
Commute Nan•Work CaslOmOr
6.0
2.0
2,5 92.5
1.0 97.0
Table 1
Annual Non -Transportation Consumption/Generation
Land Use
Unit
Electricity Nat. Gas Solid Waste Water
(MWHR) (106 cu ft) (tons) (106 gal)
•
Residential SF
Senior Housing
Retail
Restaurant
DU 4.40
DU 2.20
KSF 13.55
Seats or KSF 47.45
0.0481
0.0240
0.0348
0.0576
0.73
0.75
2.40
1.72
0.064
0.041
0.032
0.0878
Conversion to CO2(e) [tons/year]
Electricity MWHR x 0.364 tons/MWHR (1)
Nat. Gas 106 cubic feet x 54.6 tons/106 cubic feet (2)
Solid Waste tons x 0.46 tons/ton (3)
Water and Wastewater 106 gal(MG) x 1.46 tons/MG (4)
(1) California Climate Action Registry
(2) California Climate Action Registry
(3) Energy Information Admin., Voluntary Reporting of GHG
(4) California Energy Commission, Integrated Energy Policy Report (12.7 MWHR per MG
conveyed, treated and disposed in Southern California)
Table 2
Project -Related GHG Emissions (2011)
2011
Unit
Electricity
(MWHR)
Nat. Gas
(106 cult)
Solid Waste
(tons)
Water
(MG))
Residential (SF)
47 DU
207
2.26
34.3
3.0
Senior Housing
10 DU
22
0.24
3.7 ,
0.4
Restaurant
5.265 KSF
250
0.30
9.0
0.4
Retail
11.8 KSF
160
0.41
28.3
0.5
Total
639
3.21
15.3
4.3
Conversion Factor
0.364
54.6
0.46
1.46
CO2(e) tons/yr
232.6
175.3
34.6
6.3
Total Non -Transportation 449 tons/year
Total Transportation* 2,152 tons/year
Combined tons C0z(e)/yr 2,601 "short" tons = 2,365 metric tons
Transportation Share 83%
Residential and retail = 365 days/yr
INITIAL STUDY -16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 3
RECOMMENDATIONS
FROM
A TREE INVENTORY AND REVIEW
OF THE
PROPOSED DEVELOPMENT AT
16005 Los GATOS BOULEVARD
Los GATOS, CALIFORNIA
BY
ARBOR RESOURCES
OCTOBER 11,2010
David L. Babby, Registered Consulting Arborisi® October 11, 2010
5.0 RECOMMENDATIONS
Recommendations presented within this section are based on the design reviewed, and
serve as guidelines for avoiding or mitigating impacts to trees being retained, removed or
relocated. They should be carefully followed and incorporated into the project plans, and
are subject to revision upon reviewing any additional or revised plans.
5.1 Design Guidelines
1. The recommendations and setbacks provided in Section 4.0 of this report should be
followed or considered.
2. All existing, unused lines or pipes beneath the canopies of retained trees shall be
abandoned and cut off at existing soil grade (rather than being dug up and causing
subsequent root damage).
3. The permanent and temporary drainage design, including downspouts, should not
require water being discharged towards a tree's trunk.
4. Per Section 29.10.1000(C.1) of the Ordinance, a copy of this report must be
incorporated into the final set of project plans; titled Sheets T-1, T-2, etc. ("Tree
Protection Instructions"); and referenced on all site -related project plans.
5. Mitigation is necessary to compensate for the loss of trees removed. Pursuant to
Section 29.10.0985 of the Town Code, this shall be determined by the Parks and
Public Works Department. I recommend that Table 3-1 of Section 29.10.0985 of the
Town Code is used as the framework for determining the size and amount of new
trees to install. The trees shall be planted prior to final inspection, double -staked
with rubber tree ties (may not be necessary for trees of 48-inch box size and larger),
and all forms of irrigation be of an automatic drip or soaker hose system placed on
the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of
16005 Los Gatos Boulevard, Los Gatos Page 6 of 9
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborisl® October 11, 2010
proper installation, all new trees shall be installed, including necessary irrigation, by
an experienced state -licensed landscape contractor or a professional tree company.
6. The landscape design should incorporate the following guidelines:
a. For tree #9 the grates surrounding its trunk should be removed, and the existing
planter enlarged.
b. Most of the brush cherry trees (#23 thru 33) along the front, western section of
the property should be retained as an existing screening element (the ones
retained should also be pruned).
c. Water should be supplied to the street trees in the form of a drip- or bubbler -type
system established on -grade and not in a sleeve.
d. Within planter areas containing trees, I suggest a four -inch layer of coarse wood
chips or other high -quality mulch is used as ground cover (no gorilla hair, bark,
rock/stone or black plastic).
e. Irrigation should not strike within 12 to 24 inches from a tree's trunk.
f. In the event trenches for irrigation and/or lighting are required beneath a canopy,
they shall be installed in a radial direction to the trees' trunks. If irrigation
trenches cannot be routed as such, the work should be performed using a
pneumatic air device (such as an Air -Spade®).
g. Mulch should be placed no closer than three inches from a tree's trunk.
h. Tilling beneath canopies should be avoided, including for weed control.
i. Bender board or other edging material proposed beneath the canopies should be
established on top of existing soil grade (such as by using vertical stakes).
5.2 Protection Measures before and during Construction
7. All recommendations presented in Section 5.1 of this report shall be followed.
8. Tree protective fencing shall be erected to restrict access into unpaved areas beneath
the canopies of retained trees. Where it is placed along existing hardscape, it should
be no farther than 12 inches from the hardscape edge. It shall be installed prior to
any demolition, trenching, soil scraping, or construction, and comprised of five- to
16005 Los Gatos Boulevard, Los Gatos Page .7 of 9
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborisl® October 11, 2010
six-foot high chain link mounted on two-inch diameter steel posts that are driven at
least two feet into the ground and spaced no more than 10 feet apart. Once
established, the fencing shall remain in place and be undisturbed throughout
construction until final inspection.
9. Unless otherwise approved, all development activities must be conducted beyond any
unpaved areas beneath the trees' canopies. These activities include, but are not
limited to, the following: demolition, grading, stripping of topsoil, trenching,
equipment cleaning, stockpiling/dumping of materials, and equipment/vehicle
operation and parking. Tree trunks must also not be used as winch support for
transporting or lifting heavy loads.
10. Prior to construction, a four -inch layer of coarse wood chips ('/a- to 3/a-inches in size)
from a local tree service company shall be manually spread within the fenced -areas.
11. Any approved activity required on unpaved areas beneath the trees' canopies must be
manually performed using hand tools and wheelbarrows, and not require heavy
equipment or tractors traveling or operating on unpaved ground.
12. If a section of new property fence is to be installed, the posts should be situated at
least 24 inches from any trunk, and manually dug using a post -hole digger. In the
event a root of two inches and greater in diameter is encountered during the process,
the hole should be shifted over by about 12 inches and the process repeated.
13. Great care should be taken by construction personnel and any heavy equipment
operator to avoid damaging tree trunks, limbs and branches.
14. Where beneath canopies of retained trees, the removal of existing hardscape must be
carefully performed to avoid excavating soil and damaging roots during the process.
This work should not involve the use of heavy equipment or tractors operating or
traveling on unpaved soil.
16005 Los Gatos Boulevard, Los Gatos Page 8 of 9
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborisfl October 11, 2010'
15. Throughout construction during the months of March thru November, supplemental.
water should be supplied. to the retained trees. In doing so, I recommend a rate of
approximately five to ten gallons per inch of trunk diameter is applied to the ground
beneath the canopies (and not at the trunks) every two weeks via deep -root soaking,
such as using soaker hoses or filling a basin formed by a 1.2-inch high berm.
16. All tree pruning shall be performed in accordance with the most recent ANSI
standards, and by a California state -licensed tree service company that has an ISA
(International Society of Arboriculture) certified arbori.st in a supervisory role. The
company selected should also carry General' Liability and Worker's Compensation
insurance, and shall abide by ANSI Z133,1-2006 (Safety Operations). All pruning
should be limited to the removal. of deadwood ?1 in diameter, heavy limb weight
reduction,. and clearance for vehicles and equipment.
17. Tree relocation shall performed according to the standards set forth in ANSI A300
(Part 6)-2005 Transplanting, and by a company described in the previous
recommendation. All recommendations provided by the company for pre-, during
and post -transplant care shall be followed.
18. The disposal of harmful products (such as cement, paint, chemicals, oil and gasoline)
is prohibited beneath canopies or anywhere on site that allows drainage beneath
canopies, Herbicides should not be used beneath the trees' canopies; where used on
site, they should: be labeled. for safe use near trees.
Prepared By:
David L. Babby
Registered Consulting Arborie #399
Board -Certified Alasler Arborist #! E-400:1.13
Date: October 11., 2010
16005 Los Gatos Boulevard, Los Gatos
Town of Los Gatos Community Development Department
Page 9 of,9
INITIAL STUDY -16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 4
RECOMMENDATIONS
FROM
UPDATED GEOTECHNICAL INVESTIGATION
FOR
MIXED -USE DEVELOPMENT
16005 Los GATOS BOULEVARD
Los GATOS, CALIFORNIA
BY
CORNERSTONE EARTH GROUP
OCTOBER 21, 2009
r�i'p CORNERSTONE
=71 EARTH GROUP
site where lateral spreading could occur and the potential for liquefaction is low; therefore, in our
opinion, the potential for lateral spreading to affect the site is low.
4.5 SEISMIC SETTLEMENT/UNSATURATED SAND SHAKING
Loose unsaturated sandy soils can settle during strong seismic shaking. With the range of blow
counts found in the lower portions of the environmental excavation fill, the estimated static
settlements of foundations with anticipated column loads of 400 kips was found to be about 11/2
to 31/2 inches, with the same anticipated loads for the native soils were found to be 1/3 to 1/2 inch.
Static settlements of the wail foundations with the anticipated loads of 4 to 6 kips per lineal foot
for the native soils were found to be less than 0.1 inch to about'/ inch. This differential
settlement is beyond normally acceptable limits of differential settlement of fill and native soils,
especially without a transition between the differential settlement locations. Likewise, the
estimated seismic dry sand settlement of foundations with the same anticipated loads was
found to be about 11/4 to 41/2 inches and the seismic dry sand settlement of the foundation on
native soils with the same anticipated loads was found less than inch. This differential
settlement is also beyond normally acceptable limits for differential seismic dry sand settlement.
As discussed above, the native soils are dense to very dense and it is our opinion, the potential
for significant differential seismic settlement in the native soils affecting the proposed
improvements is low. However, the loose fill in the environmental excavation is susceptible to
several inches of settlement as a result of strong earthquake shaking as discussed in the
subsurface section of the report. We recommend that this material be removed and
recompacted to mitigate this concern. Recommendations are presented in the earthwork
section of the report.
SECTION 5: CONCLUSIONS
From a geotechnical viewpoint, the project is feasible provided the concerns listed below are
addressed in the project design. Descriptions of each concern with brief outlines of our
recommendations follow the listed concerns,
• Temporary excavations in close proximity of property lines, shoring and underpinning
support of adjacent structures during construction.
• Presence of boulders and cobbles that can interfere with earthwork, trenching, drilling
and compaction operations.
• Waterproofing and drainage of below grade retaining walls.
• Undocumented fill in the vicinity of Boring EB-1 and other areas, as well as loose fill in
the environmental excavation.
• Proximity of the site to a mapped portion of the Monte -Vista Shannon fault.
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5.1 TEMPORARY EXCAVTIONS, SHORING AND UNDERPINNING
Vertical excavations, generally in the upper 12 to 14 feet, are anticipated to construct the one -
level below -grade for parking immediately adjacent to the property lines. It should be the
contractor's responsibility to design and install stiff enough shoring systems or other systems to
avoid distress to the adjacent existing structures and any nearby improvements due to
deflection of the shoring systems. If required, it should be the contractor's responsibility to
design and install underpinning support of adjacent existing structures. Recommendations are
presented in the `Temporary Slopes, Trench Excavations Shoring and Underpinning" section
below.
5.2 PRESENCE OF BOULDERS AND COBBLES
Soii deposits at the site include boulders and cobbles that can interfere with earthwork,
trenching, drilling, and compaction operations. Encountering such conditions should be
anticipated and earthwork operations should be performed in accordance with the applicable
recommendations in this report.
5.3 WATERPROOFING AND DRAINAGE OF BELOW GRADE RETAINING WALLS
Retaining walls should be waterproofed and drainage systems should be installed behind the
walls to remove free water that might migrate to the back of the wall. A waterproofing
consultant should be contacted for waterproofing designs. Geotechnical recommendations for
design of retaining walls are presented in the "Retaining Walls" section of this report.
5.4 UNDOCUMENTED FILL AND LOOSE FILL IN THE ENVIRONMENTAL EXCAVATION
Loose fill is present in the backfilled environmental excavation and undocumented fill is present
in the vicinity of Boring EB-1. In addition, undocumented fill may be present in other areas, of
the site and should be expected. The backfili material in previous environmental excavation
below the proposed basement excavation subgrade elevation and any other fill should be
removed. The approximate limits of the environmental excavation are shown on the Site Plan,
Figure 2. Excavations extending below the planned finished site grades should be cleaned and
backfilled with suitable material compacted as recommended in the "Compaction" section of this
report.
If mitigation of this area is performed prior to site demolition, it may be necessary to demolish
portions of the adjacent existing buildings so that the sidewalis of the excavation will meet safety
standards. The east side of the environmental excavation is immediately adjacent to one of the
existing buildings. It appears as though some demolition of this building will be necessary so
that the 1:1 (horizontal to vertical) temporary cut slope can be made. This cut would result in
earthwork for the excavation extending about 30 feet beyond the bottom of the excavation
extending about 30 feet beyond the bottom of the excavation. The new earthwork to remove
the existing backfitl in the environmental backfill should be performed while a representative of
our office is present.
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As mentioned above, fill In the vicinity of Boring EB-1 is present. However, as the excavation
for the below grade parking will extend about 12 feet below grade, these fills may be removed
and exported as part of the basement excavation process.
Hydraulic lifts may still be present below the existing grade In service bays within some of the
existing building areas. Associated pipelines may also be present. The site should be cleared
of all existing hydraulic lifts and related below grade pipelines. We anticipate that hydraulic lifts
would not extend below the bottom of the garage excavation, However, if they extend below the
planned finished grade, the portion of the excavation that extends below the graded should be
cleaned and backfilied with suitable material as discussed in the "Compaction" section of this
report.
5.5 PROXIMITY OF THE SITE TO A MAPPED CONCEALED PORTION OF THE MONTE-
VISTA SHANNON FAULT
As discussed in Appendix C, the site is not located within a currently designated Alquist-Priolo
Earthquake Fault Zone, known formerly as a Special Studies Zone, but is located in a Santa
Clara County fault rupture hazard zone and is located in a "moderate" fault rupture zone
according to the Town of Los Gatos. Based on the information available to us at this time, the
probability for fault rupture to occur through the site during the lifetime of the project is
considered low. We recommend that the excavation for the below -grade parking level be
examined by a certified engineering geologist while the earthwork is being performed to
determine if the Shannon Fault crosses the site or related coseismic deformation may affect the
site. See Appendix C for further details.
5.6 PLANS AND SPECIFICATIONS REVIEW
We recommend that we be retained to review the geotechnical aspects of the project structural,
civil, and landscape plans and specifications, allowing sufficient time to provide the design team
with any comments prior to issuing the plans for construction.
5.7 CONSTRUCTION OBSERVATION AND TESTING
As site conditions may vary significantly between the small -diameter borings performed, we also
recommend that a Cornerstone representative be present to provide geotechnical observation
and testing during earthwork and foundation construction. This will allow us to form an opinion
and prepare a letter at the end of construction regarding contractor compliance with project
plans and specifications, and with the recommendations In our report. We will also be allowed
to evaluate any conditions differing from those encountered during our investigation, and
provide supplemental recommendations as necessary. For these reasons, the
recommendations in this report are contingent of Cornerstone providing observation and testing
during construction. Contractors should provide at least a 48-hour notice when scheduling our
field personnel.
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SECTION 6: EARTHWORK
6.1 SITE DEMOLITION, CLEARING AND PREPARATION
6.1.1 Site Stripping
The site should be stripped of all surface vegetation, and surface and subsurface improvements
within the proposed development area. Demolition of existing improvements is discussed in
detail below. A detailed discussion of removal of existing fills is provided later in this report.
Surface vegetation and topsoil should be stripped to a sufficient depth to remove all material
greater than 3 percent organic content by weight. Based on our site observations, surficial
stripping should extend about 2 to 4 inches below existing grade in vegetated areas, with the
exception of tree areas which are discussed below.
6.1.2 Tree and Shrub Removal
Trees and shrubs designated for removal should have the rootbalis and any roots greater than
1/2-inch diameter removed completely. Excavations down to about 2 to 3 feet below grade may
be needed to remove tree roots; this will be done as part of the garage excavation. Grade
depressions resulting from rootball removal should be cleaned of loose material and backfilied
in accordance with the recommendations in the "Compaction" section of this report.
6.1.3 Demolition of Existing Slabs, Foundations and Pavements
All slabs, foundations, and pavements should be completely removed from within planned
building areas. A discussion of recycling existing improvements is provided later in this report.
6.1.4 Abandonment of Existing Utilities
All utilities should be completely removed from within planned building areas. For any utility line
to be considered acceptable to remain within building areas, the utility line must be completely
backfilied with grout or sand -cement slurry (sand slurry is not acceptable), the ends outside the
building area capped with concrete, and the trench fills either removed and replaced as
engineered fill with the trench side slopes flattened to at least 1:1, or the trench fills are
determined not to be a risk to the structure. The assessment of the level of risk posed by the
particular utility line will determine whether the utility may be abandoned in place or needs to be
completely removed. The contractor should assume that all utilities will be removed from within
building areas unless provided written confirmation from both the owner and the geotechnicai
engineer.
Utilities extending beyond the building area may be abandoned in place provided the ends are
plugged with concrete, they do not conflict with planned improvements, and that the trench fills
do not pose significant risk to the planned surface improvements.
The risks associated with abandoning utilities in place include the potential for future differential
settlement of existing trench fills, and/or partial collapse and potential ground loss into utility
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. EARTH GROUP
lines that are not completely filled with grout. In general, the risk Is relatively low for single utility
lines less than 4 inches In diameter, and Increases with increasing pipe diameter.
6.2 REMOVAL OF EXISTING FILLS
All fills, including fill in the environmental excavation, should be removed vertically and laterally
to firm, undisturbed native soil. Side slopes of fill excavations in building and pavement areas
should be sloped at Inclinations no greater than 3:1 (horizontal to vertical) to•minimize abrupt
variations in fill thickness. However, the sidewalls in the environmental excavation should be
sloped at inclinations no greater than 1:1 (horizontal to vertical). As mentioned above, it may be
necessary to demolish adjacent, existing buildings. The subgrade should be scarified, moisture
conditioned to near optimum moisture content and compacted in accordance with the
recommendations for fill presented in the "Compaction" section of this report. Fill should be
benched into the sidewalls of excavation with approximate 2 foot wide, 2 foot high benches. If
the fill material meets the requirements in the "Material for Fill" section below, it may be reused
as engineered fill. All fill should be compacted in accordance with the recommendation for fill
presented in the "Compaction" section of this report. Removal, replacement and compaction of
fill should occur while a representative of our firm is present to document earthwork operations
and compaction of the subgrade and the fill.
6.3 TEMPORARY CUT AND FILL SLOPES
The contractor Is responsible for maintaining all temporary slopes and providing temporary
shoring where required. Temporary shoring, bracing, and cuts/fills should be performed in
accordance with the strictest government safety standards. On a preliminary basis, the upper
20 feet at the site may be classified as OSHA Site B materials. Recommended soil parameters
for temporary shoring are provided in the "Temporary Shoring" section of this report.
6.4 SUBGRADE PREPARATION
After site clearing and demolition is complete, and prior to backfilling any excavations resulting
from fill removal or demolition, the excavation subgrade and subgrade within areas to receive
additional site fills, slabs -on -grade and/or pavements should be scarified to a depth of 6 inches,
moisture conditioned, and compacted in accordance with the "Compaction" section below.
Due to the sandy soils likely to be encountered at the subgrade elevation, we suggest
recommend that subgrade compaction and proof rolling be performed within 24 hours of
capillary break layer or slab -on -grade construction.
6.5 MATERIAL FOR FILL
6.5.1 Re -Use of On -site Soils
On -site soils with an organic content Tess than 3 percent by weight may be reused as general
fill. General fill should not have lumps, clods, cobble, or boulder pieces larger than 8 inches In
diameter; 50 percent of the fill should be smaller than 21/x inches in diameter. Minor amounts of
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oversize material (smaller than 12 inches in diameter) may be allowed provided the oversized
pieces are not allowed to nest together and the compaction method will allow for loosely placed
lifts not exceeding 12 inches, such an 815 or REX compactor. The contractorshould anticipate
removing some oversized materials (Le. boulders larger than 12 inches) from the existing soils
prior to reuse as fill.
6.5.2 Potential Import Sources
Imported and non -expansive material should be inorganic with a Plasticity index (Pi) of 15 or
Tess, and not contain recycled asphalt concrete where it will be used within interior habitable
building areas. To prevent significant caving during trenching or foundation construction,
imported material should have sufficient fines. Samples of potential import sources should be
delivered to our office at least 10 days prior to the desired import start date. Information
regarding the import source should be provided, such as any site geotechnical reports. If the
material will be derived from an excavation rather than a stockpile, potholes will likely be
required to collect samples from throughout the depth of the planned cut that will be imported.
At a minimum, laboratory testing will include PI tests. Material data sheets for select fill
materials (Class 2 aggregate base, 3/4-inch crushed rock, quarry fines, etc.) listing current
laboratory testing data (not older than 6 months from the import date) may be provided for our
review without providing a sample. If current data is not available, specification testing will need
to be completed prior to approval.
Environmental and soil corrosion characterization should also be considered by the project team
prior to acceptance. Suitable environmental laboratory data to the planned import quantity
should be provided to the project environmental consultant; additional laboratory testing may be
required based on the project environmental consultant's review. The potential import source
should also not be more corrosive than the on -site soils, based on pH, saturated resistivity, and
soluble sulfate and chloride testing.
6.6 COMPACTION REQUIREMENTS
All fills, and subgrade areas where fill, slabs -on -grade, and pavements are planned, should be
placed in loose lifts 8 inches thick or Tess and compacted in accordance with ASTM D1557
(latest version) requirements as shown in the table below. In general, clayey soils should be
compacted with sheepsfoot equipment and sandy/gravelly soils with vibratory equipment; open -
graded materials such as crushed rock should be placed in lifts no thicker than 18 inches
consolidated in place with vibratory equipment. Each lift of fill and all subgrade should be firm
and unyielding under construction equipment loading in addition to meeting the compaction
requirements to be approved. The contractor (with input from a Cornerstone representative)
should evaluate the in -situ moisture conditions, as the use of vibratory equipment on soils with
high moistures can cause unstable conditions.
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General backfill over shading materials may consist of on -site native materials provided they
meet the requirements in the "Material for Fir section, and are moisture conditioned and
compacted in accordance with the requirements in the "Compaction" section.
Where utility lines will cross perpendicular to strip footings, the footing should be deepened to
encase the utility line, providing sleeves or flexible cushions to protect the pipes from anticipated
foundation settlement, or the utility lines should be backfilled to the bottom of footing with sand-
cement slurry or lean concrete. Where utility lines will parallel footings and will extend below the
"foundation plane of influence," an imaginary 1:1 plane projected down from the bottom edge of
the footing, either the footing will need to be deepened so that the pipe is above the foundation
plane of influence or the utility trench will need to be backfilled with sand -cement slurry or lean
concrete within the influence zone. Sand -cement slurry used within foundation influence zones
should have a minimum compressive strength of 75 psi.
6.8 SITE DRAINAGE
Ponding should not be allowed adjacent to building foundations, slabs -on -grade, or pavements.
Hardscape surfaces should slope at least 1 percent towards suitable discharge facilities;
landscape areas should slope at least 2 percent. Roof runoff should be directed away from
building areas.
6.9 BELOW -GRADE EXCAVATIONS
Below -grade excavations may be constructed with temporary slopes in accordance with the
"Temporary Cut and Fill Slopes" section above if space allows. Alternatively, temporary shoring
may support the planned cuts up to 14 feet. We have provided geotechnical parameters for
shoring design in the section below. The choice of shoring method should be left to the
contractor's judgment based on experience, economic considerations and adjacent
improvements such as utilities, pavements, and foundation loads. Temporary shoring should
support adjacent improvements without distress and should be the contractor's responsibility. A
pre -condition survey including photographs and installation of monitoring points for existing site
improvements should be included in the contractors scope. We should be provided the
opportunity to review the geotechnical parameters of the shoring design prior to implementation;
the project structural engineer should be consulted regarding support of adjacent structures.
6.9.1 Temporary Shoring
Based on the site conditions encountered during our investigation, the cuts may be supported
by soldier beams and tie -backs, braced excavations, soil nailing, or potentially other methods.
Where shoring will extend more than about 10 feet, restrained shoring will most likely be .
required to limit detrimental lateral deflections and settlement behind the shoring. In addition to
soil earth pressures, the shoring system will need to support adjacent loads such as
construction vehicles and incidental loading, existing structure foundation Toads, and street
loading. We recommend that heavy construction Toads (cranes, etc.) and material stockpiles be
kept at least 15 feet behind the shoring. Where this loading cannot be set back, the shoring will
need to be designed to support the loading. The shoring designer should provide for timely and
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Table 2: Compaction Requirements
Description
Material Description
Mtnimurn Relative
Compaction (percent)
Moisture 2 Content
(percent)
General Fill
(within upper 5 feet)
On -Site Low Expansion Soils
90
>1
General Fill
(below a depth of 5 feet and
beneath footings)
On -Site Low Expansion Soils
95
>1
Basement Wall Backfiil
Without Surface Improvements
90
>1
Basement Wall Backfili
With Surface improvements
954
>1
Trench Backfill
On -Site Low Expansion Soils
90
>1
Trench Backflll (upper 6
Inches of subgrade)
On -Site Low Expansion Soils
95
>1
Crushed Rock Fill
314-inch Clean Crushed Rock
Consolidate in -Place
NA
Non -Expansive Fill
Imported Non -Expansive Fill
90
Optimum
Flatwork Subgrade
On -Site Low Expansion Soils
90
>1
Flatwork Aggregate Base
Class 2 Aggregate Bases
90
Optimum
Pavement Subgrade
On -Site Low Expansion Soils
95
-
>1
Pavement Aggregate Base
Class 2 Aggregate Bases
95
Optimum
Asphalt Concrete
Asphalt Concrete
95 (Marshall)
NA
1 — Relative compaction based an maximum density determined by ASTM D1557 (latest version)
2 -- Moisture content based on optimum moisture content determined by ASTM D1557 (latest version)
3 — Class 2 aggregate base shall conform to Caltrans Standard Specifications, latest edition, except that the relative
compaction should be determined by ASTM D1557 (latest version)
4 — Using Tight -weight compaction or walls should be braced
6.7 TRENCH BACKFILL
Utility lines constructed within public right-of-way should be trenched, bedded and shaded, and
backfilled in accordance with the local or governing jurisdictional requirements. Utility lines in
private improvement areas should be constructed in accordance with the following requirements
unless superseded by other governing requirements.
All utility lines should be bedded and shaded tout least 6 inches over the top of the fines with
crushed rock (%-inch-diameter or greater) or well -graded sand and gravel materials conforming
to the pipe manufacturer's requirements. Open -graded shading materials should be
consolidated in place with vibratory equipment and well -graded materials should be compacted
to at least 90 percent relative compaction with vibratory equipment prior to placing subsequent
backfill materials.
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uniform mobilization of soil pressures that will not result in excessive lateral deflections.
Minimum suggested geotechnical parameters for shoring design are provided in the table
below.
Table 3: Recommended Temporary Shoring Design Parameters
Design Parameter
Design Value
Minimum Lateral Wall Surcharge (upper 5 feet)
120 psf
Cantilever Wall — Triangular Earth Pressure
40 pcf
Restrained Wall — Trapezoidal Earth Pressure
Hinge points at H/4 and 3/4H (feet)
Increase from 0 to 25H" psf
Restrained Wall — Uniform Earth Pressure
25H*
Passive Pressure —Starting at the bottom of the
excavation
420 pcf up to 2,000 psf
maximum uniform pressure
" H equals the height of the excavation; passive pressures are assumed to act over twice the soldier pile
diameter
The restrained earth pressure may also be distributed as described in Figure 24 of the FHWA
Circular No. 4 — Ground Anchors and Anchored Systems provided the total pressure is
established from the uniform pressure above.
If shotcrete lagging is used for the shoring facing, the permanent retaining wall drainage
materials, as discussed in the `Wall Drainage" section of this report, will need to be Installed
during temporary shoring construction. At a minimum, 2-foot-wide vertical panels should be
placed between soil nails or tiebacks that are spaced at 6-foot centers. For 8-foot centers, 4-
foot-wide vertical panels should be provided. A horizontal strip drain connecting the vertical
panels should be provided, or pass -through connections should be included for each vertical
panel.
The borings were performed with hollow -stem auger drilling equipment and as such were not
able to evaluate the potential for caving soils, which can create difficult conditions during soldier
beam, tie -back, or soil nail installation; caving soils can also be problematic during excavation
and lagging placement. The contractor is responsible for evaluating excavation difficulties prior
to construction. Where relatively clean sands (especially encountered below ground water) or
difficult drilling or cobble conditions were encountered during our exploration, pilot holes
performed by the contractor may be desired to further evaluate these conditions prior to the
finalization of the shoring budget. It has been our experience in Los Gatos to encounter cobbles
and boulders on the order of 12 inches in diameter within the sand/gravel layers. Shoring
contractors should take into consideration the potential for slower production rates, and the use •
of casing for drilled piers. Additionally, difficult drilling conditions should be anticipated.
In addition to anticipated deflection of the shoring system, other factors such as voids created
by soil sloughing, and erosion of granular layers due to perched water conditions can create
adverse ground subsidence and deflections. The contractor should attempt to cut the
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excavation as dose to neat lines as possible; where voids are created they should be backfilled
as soon as possible with sand, gravel, or grout.
As previously mentioned, we recommend that a monitoring program be developed and
implemented to evaluate the effects of the shoring on adjacent improvements. All sensitive
improvements should be located and monitored for horizontal and vertical deflections and
distress cracking based on a pre -construction survey. The monitoring frequency should be
established and agree to by the project team prior to start of shoring construction.
The above recommendations are for the use of the design team; the contractor in conjunction
with input from the shoring designer should perform additional subsurface exploration they
deem necessary to design the chosen shoring system. A California -licensed civil or structural
engineer must design and be in responsible charge of the temporary shoring design. The
contractor is responsible for means and methods of construction, as well as site safety,
SECTION 7: FOUNDATIONS
7.1 SUMMARY OF RECOMMENDATIONS
In our opinion, the proposed structures may be supported on shallow foundations provided the
recommendations in the "Earthwork" section and the sections below are followed.
7.2 SEISMIC DESIGN CRITERIA
We understand that the project structural design will be based on the 2007 California Building
Code (CBC), which provides criteria for the seismic design of buildings in Chapter 16. The
"Seismic Coefficients" used to design buildings are established based on a series of tables and
figures addressing different site factors, including the soil profile in the upper 100 feet below
grade and mapped spectral acceleration parameters based on distance to the controlling
seismic source/fault system. Based on our borings and review of focal geology, the site is
underlain by deep alluvial soils with typical SPT "N" values between 15 and 100+ blows per foot.
Therefore, we have classified the site as Soil Classification C. The mapped spectra!
acceleration parameters Ssand S1 were calculated using the USGS computer program
Earthquake Ground Motion Parameters, Version 5.0.9, revision date October 6, 2008, based on
the site coordinates presented below and the site classification. The table below lists the
various factors used to determine the seismic coefficients and other parameters.
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Table 4: CBC Site Categorization and Site Coefficients
Classltication/Coefficlent
Design Value
Site Class
C
Site Latitude
37.2365°
Site Longitude
-121.9639°
0.2-second Period Mapped Spectral Acceleration', SS
2.339g
1-second Period Mapped Spectral Acceleration', Si •
0.836g
Short-PeriodSite Coefficient — Fa
1.0
Long -Period Site Coefficient — Fv
1,3
0.2-second Period, Maximum Considered Earthquake Spectral Response
Acceleration Adjusted for Site Effects - SMs
2.339g
1-second Period, Maximum Considered Earthquake Spectral Response
Acceleration Adjusted for Site Effects — SM,
1.087g
0.2-second Period, Design Earthquake Spectral Response Acceleration — SDS
1.56g
1-second Period, Design Earthquake Spectral Response Acceleration — SDI
0.725g
'For Site Class B, 5 percent damped.
7.3 SHALLOW FOUNDATIONS
7.3.1 Spread Footings
Spread footings should bear on natural, undisturbed soil or engineered fill, be at least 12 inches
wide, and extend at least 18 inches below the lowest adjacent grade. Lowest adjacent grade Is
defined as the deeper of the following:1) bottom of the adjacent interior slab -on -grade, or 2)
finished exterior grade, excluding landscaping topsoil.
Footings constructed to the above dimensions and in accordance with the "Earthwork"
recommendations of this report are capable of supporting maximum allowable bearing
pressures of 3,000 psf for dead Toads, 4,500 psf for combined dead plus live loads, and 6,000
psf for all loads including wind and seismic. These pressures are based on factors of safety of
3.0, 2.0, and 1.5 applied to the ultimate bearing pressure for dead, dead plus live, and all loads,
respectively. These pressures are net values; the weight of the footing may be neglected for
the portion of the footing extending below grade (typically, the full footing depth).
7.3.2 Footing Settlement
Structural loads were not provided to us at the time this report was prepared; therefore, we
assumed the typical loading in the following table.
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Table 5: Assumed Structural Loading
Foundation Area
Range of Assumed Loads
Interior Isolated Column Footing
300 to 400 kips
Exterior Isolated Column Footing
200 to 300 kips
Perimeter Strip Footing
4 to 6 kips per lineal foot
Based on the above loading and the allowable bearing pressures presented above, we estimate
that the total static footing settlement will be on the order of 1/2-inch, with about Ya-inch of post -
construction differential settlement between adjacent foundation elements This foundation
settlement assumes that the loose soils in the environmental excavation are removed and
recompacted as recommended in our report.
7.3.3 Lateral Loading
Lateral loads may be resisted by friction between the bottom of footing and the supporting
subgrade, and also by passive pressures generated against footing sidewalls. An ultimate
frictional resistance of 0.40 applied to the footing dead load, and an ultimate passive pressure
based on an equivalent fluid pressure of 450 pcf may be used in design. The structural
engineer should apply an appropriate factor of safety (such as 1.5) to the ultimate values above.
Where footings are adjacent to landscape areas without hardscape, the upper 12 Inches of soil
should be neglected when determining passive pressure capacity.
7.3.4 Spread Footing Construction Considerations
Where utility lines will cross perpendicular to strip footings, the footing should be deepened to
encase the utility line, providing sleeves or flexible cushions to protect the pipes from anticipated
foundation settlement, or the utility lines should be backfilled to the bottom of footing with sand -
cement slurry or lean concrete. Where utility lines will parallel footings and will extend below the
"foundation plane of influence," an imaginary 1:1 plane projected down from the bottom edge of
the footing, either the footing will need to be deepened so that the pipe is above the foundation
plane of influence or the utility trench will need to be backfilled with sand -cement slurry or lean
concrete within the influence zone. Sand -cement slurry used within foundation influence zones
should have a minimum compressive strength of 75 psi.
Footing excavations should be filled as soon as possible or be kept moist until concrete
placement by regular sprinkling to prevent desiccation. It is noted that footing excavations may
encounter cobbles and boulders and the sides may be irregular and require additional concrete.
Forming of the excavations may be required. A Cornerstone representative should observe all
footing excavations prior to placing reinforcing steel and concrete. If there is a significant
schedule delay between our initial observation and concrete placement, we may need to re -
observe the excavations.
Mixed Use Development
16005 Los Gatos Boulevard
156-2-2
Page 17
cvE CORNERSTONE
EARTH GROUP
SECTION 8: CONCRETE SLABS AND PEDESTRIAN PAVEMENTS
8.1 PODIUM GARAGE SLABS -ON -GRADE
Garage slabs -on -grade should be at least 5 inches thick and if constructed with minimal
reinforcement intended for shrinkage control only, should have a minimum compressive
strength of 3,000 psi. If the slab will have heavier reinforcing because the slab will also serve as
a structural diaphragm, the compressive strength may be reduced to 2,500 psi at the structural
engineer's discretion. Garage slabs should be underlain by at least 4 inches of Class 2
aggregate base or 3A-inch clean, crushed rock place and compacted in accordance with the
"Compaction" section of this report. If there will be areas within the garage that are moisture
sensitive, such as equipment and elevator rooms, the recommendations in the "Interior Slabs
Moisture Protection Considerations" section below may be incorporated in the project design if
desired. Consideration should be given to limiting the control joint spacing to a maximum of
about 2 feet in each direction for each inch of concrete thickness.
8.2 INTERIOR SLABS MOISTURE PROTECTION CONSIDERATIONS
The following general guidelines for concrete slab -on -grade construction where floor coverings
are planned are presented for the consideration by the developer, design team, and contractor.
These guidelines are based on information obtained from a variety of sources, including the
American Concrete Institute (ACi) and are intended to reduce the potential for moisture -related
problems causing floor covering failures, and may be supplemented as necessary based on
project -specific requirements. The application of these guidelines or not will not affect the
geotechnical aspects of the slab -on -grade performance.
■ Place a 10-mil vapor retarder conforming to ASTM E 1745, Class C requirements or
better directly below the concrete slab; the vapor retarder should extend to the slab
edges and be sealed at all seams and penetrations in accordance with manufacturer's
recommendations and ASTM E 1643 requirements. A 4-inch-thick capillary break,
consisting of 1/2- to a/a-inch crushed rock with less than 5 percent passing the No. 200
sieve, should be placed below the vapor retarder and consolidated in place with
vibratory equipment
■ The concrete water:cement ratio should be 0.45 or less. Mid -range plasticizers may be
used to increase concrete workability and facilitate pumping and placement.
■ Water should not be added after initial batching unless the slump is less than specified
and/or the resulting water:cement ratio will not exceed 0.45.
■ Polishing the concrete surface with metal trowels should not be allowed versus light
broom or limited trowel finishing.
■ Where floor coverings are planned, all concrete surfaces should be moist cured (kept
continuously wet) for at least 7 days by soaking burlap, cotton mats, or carpet, or
frequent sprinkling. The moist cure method should be placed as soon after concrete
Mixed Use Development
16005 Los Gatos Boulevard
156-2.2
Page 18
1:1CORNERSTONE
L. EARTH GROUP
finishing as possible, while resisting surface damage. Chemical curing may be an option
depending on the floor covering type.
a Water vapor emission levels and concrete pH should be determined in accordance with
ASTM F1869-98 and F710-98 requirements and evaluated against the floor covering
manufacturer's requirements prior to installation.
8.3 EXTERIOR FLATWORK
8.3.1 Pedestrian Concrete Flatwork
Exterior concrete flatwork subject to pedestrian and/or occasional light pick up loading should
be at least 4 inches thick and supported on at least 4 inches of Class 2 aggregate base
overlying subgrade prepared in accordance with the "Earthwork" recommendations of this
report. Flatwork that will be subject to heavier or frequent vehicular loading should be designed
In accordance with the recommendations in the "Vehicular Pavements" section below. To help
reduce the potential for uncontrolled shrinkage cracking, adequate expansion and control joints
should be included. Consideration should be given to limiting the control joint spacing to a
maximum of about 2 feet In each direction for each inch of concrete thickness. Flatwork should
be isolated from adjacent foundations or retaining walls except where limited sections of
structural slabs are included to help span irregularities in retaining wall backfill at the transitions
between at -grade and on -structure flatwork.
SECTION 9: VEHICULAR PAVEMENTS
9.1 ASPHALT CONCRETE
The following asphalt concrete pavement recommendations tabulated below are based on the
Procedure 608 of the Caltrans Highway Design Manual, estimated traffic indicies for various
pavement -loading conditions, and on a design R-value of 30. The design R-value was chosen
based on the results of the laboratory testing performed on a surficial sample collected from the
proposed pavement area and engineering judgment considering the variable surface conditions.
Table 6: Asphalt Concrete Pavement Recommendations, Design R-value = 30
Design
Traffic Index
(Ti)
Asphalt
Concrete
(inches)
Class 2 .
Aggregate
Base* (Inches)
Total Pavement
Section Thickness
(Inches)
4.0
2.5
4.0
6.5
4.5
2.5
5.5
8.0
5.0
3.0
5.5
8.5
5.5
3.0
7.5
10.5
6.0
3.5
7.5
11.0
6.5
4.0
8.5
12.5
altrens Class 2 aggregate base; minimum H-value of 78
Mixed Use Development
16005 Los Gatos Boulevard
156.2.2
Page 19
CORNERSTONE
EARTH GROUP
Frequently, the full asphalt concrete section is not constructed prior to construction traffic
loading. This can result in significant loss of asphalt concrete layer life, rutting, or other
pavement failures. To improve the pavement life and reduce the potential for pavement distress
through construction, we recommend the full design asphalt concrete section be constructed
prior to construction traffic loading. Alternatively, a higher traffic index may be chosen for the
areas where construction traffic will be using the pavements.)
SECTION 10: RETAINING WALLS
10.1 LATERAL EARTH PRESSURES
The structural design of any site retaining wall should include resistance to lateral earth
pressures that develop from the soil behind the wall, any undrained water pressure, and
surcharge loads acting behind the wall, Provided a drainage system is constructed behind the
wall to prevent the buildup of hydrostatic pressures as discussed in the section below, we
recommend that the walls with level backfill be designed for the following pressures:
Table 7: Recommended Lateral Earth Pressures
Wall Condition
Lateral Earth Pressure*
Additional Surcharge Loads
Unrestrained — Cantilever Wall
40 pcf
% of vertical loads at top of wall
Restrained — Braced Wall
40 pct + 8H** psf
1/2 of vertical loads at top of wall
Lateral earth pressures are based on an equivalent fluid pressure for level backfill conditions
* H is the distance in feet between the bottom of footing and top of retained soil
Basement walls should be designed as restrained walls. If adequate drainage cannot be
provided behind the wall, an additional equivalent fluid pressure of 40 pcf should be added to
the values above for both restrained and unrestrained walls for the portion of the wall that will
not have drainage. Damp proofing or waterproofing of the walls may be considered where
moisture penetration and/or efflorescence are not desired.
10.2 WALL DRAINAGE
Adequate drainage should be provided by a subdrain system behind all walls. This system
should consist of a 4-inch minimum diameter perforated pipe placed near the base of the wall
(perforations placed downward). The pipe should be bedded and backfilled with Class 2
Permeable Material per Caltrans Standard Specifications, latest edition. The permeable backfill
should extend at least 12 inches out from the wall and to within 2 feet of outside finished grade.
Alternatively, 1f2-inch to 3/4-inch crushed rock may be used in place of the Class 2 Permeable
Material provided the crushed rock and pipe are enclosed in filter fabric, such as Miraff 140N or
approved equivalent. The upper 2 feet of wall backlit] should consist of compacted on -site soil.
The subdrain outlet should be connected to a free -draining outlet or sump.
Mixed Use Development
16005 Los Gatos Boulevard
156.2-2
Page 20
CORNERSTONE
LEs
d EARTH GROUP
Miradrain, Geotech Drainage Panels, or equivalent drainage matting can be used for wall
drainage as an alternative to the Class 2 Permeable Material or drain rock backfill. Horizontal
strip drains connecting to the vertical drainage matting may be used in lieu of the perforated
pipe and crushed rock section. The drainage panel should be connected to the perforated pipe
or horizontal drainage strip at the base of the wail, or to some other closed or through -wall
system such as the TotalDrain system from AmerDrain. Miradrain panels should terminate 18
to 24 inches from final exterior grade. The Miradrain panel filter fabric should be extended over
the top of and behind the panel to protect it from intrusion of the adjacent soil.
10.3 BACKPILL
Where surface improvements will be located aver the retaining wall backfill, backfill placed
behind the walls should be compacted to at least 95 percent relative compaction using light
compaction equipment. Where no surface improvements are planned, backfill should be
compacted to at feast 90 percent, if heavy compaction equipment is used, the walls should be
temporarily braced. Based on the current plans, we understand that v-ditches are planned
behind the retaining walls, which we highly recommend.
Previously, consideration should be given to the transitions from on -grade to on -structure.
Providing subslabs or other methods for reducing differential movement of flatwork or
pavements across this transition should be included in the project design.
10.4 FOUNDATIONS
Retaining walls may be supported on a continuous spread footing designed in accordance with
the recommendations presented in the "Foundations" section of this report.
SECTION 11: LIMITATIONS
This report, an instrument of professional service, has been prepared for the sole use of CHL
Ventures, L.P. specifically to support the design of the Mixed Use project in Los Gatos,
California. The opinions, conclusions, and recommendations presented in this report have been
formulated in accordance with accepted geotechnical engineering practices that exist in
Northern California at the time this report was prepared. No warranty, expressed or implied, is
made or should be inferred.
Recommendations in this report are based upon the soil and ground water conditions
encountered during our subsurface exploration. If variations or unsuitable conditions are
encountered during construction, Cornerstone must be contacted to provide supplemental
recommendations, as needed.
CHL Ventures L.P. may have provided Cornerstone with plans, reports and other documents
prepared by others. CHL Ventures L.P. understands that Cornerstone reviewed and relied on
the information presented in these documents and cannot be responsible for their accuracy.
Mixed Use Development
16005 Los Gatos Boulevard
156.2-2
Page 21
INITIAL STUDY -16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 5
PRELIMINARY LEED AND GREENPOINT CHECKLISTS
(PRE -CERTIFICATION ESTIMATES)
a
Possible Points: 26
N N
22 1!!
P P Y Y r
Possible Points:
Indoor Environmental Quality
:a
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Possibte_Points:
Water Efficiency
O O
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Possible Points: 35
•
Energy and Atmosphere
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GreenPoint Rated Checklist: Single Family
rflo GreenPoint Rased checklist becks green foaluioo incorporated Into the Nana. A home le only Groan Point Rated R
ell features are verified by a Codified GroenPolnt Rater through Build It Orson, GroanPo!nl Rated la provided as a.
p.?NiC aasaco by Build It Groan, n professional ncn•ptoSt vdsoso misdeal Is to promote hay, energy and roman
alfrentbulki:•+gsin Cafanis.
Tirs overrun ra tarenua!s of GrcanPo.M Rolad are as Mow vankeaicn of 50 no more pants' Earn rho tdknvosg
Total Pointe Achlllvet
148
35
GreenPnintfATED
.
roirim rn points per cMa;a(k y. Energy (30), Indoor Air mSryMoalh (5), Resources (6), and Wolof (0); and meet rho
Piaoaui,ile1A.3.a (50%calc0ua'co waste dive:do:n), 3:1(Exceed Tille 24 by 15! ), end N.1(limpet eta Green Prim
Relod Cneek.at in b uelxgU*).
Thncriteria Ica lhogreen bad b;gpracticeslistedbe!vlvarodescribedfntheGreenPanl[totedSingleFam!lyRiding
Manual, For mom Information plume visit www.bulldllgroon.orglgroenpolnlralod
Singio Featly Haw ludo 3.7
e
rtter Project Name
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A.SrrE .,`-`r'. ',,*'. o'1s .1_ 1- -- .ors r -s, ?,:
tt^ fan i„�'0G
1, Protect Topsoil Ind h5nimlu Disruption a Existing Santa 8 Trees
Yosa
Protect Tcprnf from 6oaian and Rouse a!ta Ccnseuceon
... 7......
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........_ j.._.
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No
b.Unit and Da8,eaa Ceostution Footprint farllarmumr PmlOuion
o
,.......
' 1
No
2 Deconstruct indeed of De mdiahAEaistbtp Buildings On 011
0
:S
3. Recycle Job Site Construction West/ (Including Green Waste)
aEkor,rn5r14 Waste Cia7co by Weight (Rocyuloyo Reuse)• feepanrd
.,...6
..........................._........._........_...............,.....,..:........................._.__._.._...................._..._._._
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Yes
Yos.
b: Wirral' 65% MYE/d011byW6aju (Recyd319or R(4ie)
a Vainest 6Pbaverslon by Wei t R 6h orOl'r o
.... .._...
2
.......«..__.....-.... _..,... ... ., .... .......^..,._••.••••.,,
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4. the Recycled Content Aggregate (Minimum 25%)
Yesa:
Wrilanay rrd Drhowey Rua
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...._._:....... !......;.... 3......j...........................,,...•..,____.._._______...._.__..,_._,..,,,..._
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bRoadway Dace
1
i : Y I
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12
D
pp ��^^/r..a, ryry,alca,r4,PRaerinteAvalab'alnSae
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7t'�.-�f��QY::�ta�Q -�� �a,^�(i, �a �. �;s�
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1, Replace PordaM Cement In Concrete wah Recycled flyaah or Slag
y
Yos
a. lAtsmam20X Fyashor Nag
t„
�,.�,,W.... .........i
..... ..-...:�
-Yes:i
b. Madrx,m25%Flusher Stag,_.ww.„._..„,._---.......„_.._....
t
No.
ills' FrostProtected 6hetlow foundation In Cold Aroee jo.£.C. Cllrnate zone raj (.
Die Radon Reslitan1ConsfrucUon
D�.............._µ•••_,„_..,_,.
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4; O,aign and guild Structural Pest Conbalr
aInstalTermite Shields 8Soper ate Ali Exterior WeoataCcnaole Cmnocrbstn lay Mehra Pla0o.
i
1 ?
No
Fastale,' 6,"ders
0
C1 nle.pvramose!eeaelli4.'r1?snP.Cieltmssfs93!err1res g.:17L55xa15A0L.,.W,..........._.»........,,_......,. _
b./AWlerw Plat% lure Tttmk,Oase,orStem Located Ai Least 36 Inches from fowdalkn
........
..................<..._.__.........................................................._._—_
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foldPealsAvald.om famda+on 8
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1. Construct Resoureo•Efficlent Landscapes
Yoa-
a No IreanoSpoda Nand byCal,IPGN0 Planted
1
1s"a
b. No. Finn( SpciasWIN.4.•e Nad$n9
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....... ..:....._._. .F_.......,`.....;!,.....'...._.._....._..._.......,,.,......,:...,•,,...,................_.....,...._..»..w...,..».,._...�.
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Yes.
3
Yee
2.UseFfre•Ref etends capingTxhnlgues ,,y«»•„»�,,,_,,,•,•,__,
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a. tAmmire TudAreas in Landscape IneWIk4 by OWIQer
f... _..
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No
a ASTurlYta RaveaWaarRegire,•err?tteal than orEodaltoTalk-scud (caOAdmll(Wm)
0
': l
Yes
It TwMShu, del eoI:eddied on Sieges Exrnodag10% or in Arum Lora Elan a Feet Ma
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u.iedis410%ofLadrorradAreaebe4pdeua)
0
- 2
Yes :
4, Pant Shade Trees
fie: .
&GroupManta byWetarNeedtgotloxonf0gj
&Install Illgh•ElRdancy irrigation Systems
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a.SytomUses Only tow -Flow Nip,flult'ora,orLow•todSprinklers
2
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b. Siam Iles (kart lweada•oaset�Cpnuolbra
0
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- T. bar red+ Two Inches of Compost In the Top a fa t2 Inches of Sap
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• ,µ& Vuiah All Planting Beds to the O,atar of 2)nrhet or Loal Water Ordinance Requirement
0
.,, ?. ,_, ,_,,,.,,,_,,,, m_,,,,,•,,, ,:` ?
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9. Use 50% Salvaged or Recycled -Content' Materiels for 56Ye of Ron•Piant landscape Etomenhs
0
10. Reduce I1,oht P olhlt„onby Shielding Fixtures end Directing U8ht Downward;,•••w,„„•, ,,,�,,,,,• •••,,,,,i
Pan a Avara,sin landxrph9-31
0
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a;Iwo Briton and Studs at 2l-Inch On Cantor Framing
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b. Slto °wend WNAow Headers for Load
,.1 .:
......... i. s T 1
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Yes
o. UsoOrd•/Jakand Cn0jfo Sluda00lu!rad for tontt .„,
2 Use Engineered. (.umber
a (dams and Udders
b. Imolafud Enituoced Roa1esa
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No
d.Wood IJoistsfor Roof Rafters
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' ....... _.)......................
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No.
aEngoaaalaFinger-Jointed Shale for Vort't lAppkatees
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..:......„
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No: -
I Ofmn ad Strand Board fa Sub'oor
0
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y0' 0oI Shand goaxller tedam1Rxhorfh! i Sn9.....«_._...,, ... ,,, . ..,,.,..,..
a. Use Ufted Wood
f6C.Cer
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Yes
a:D'm+,sdonel tenter, Shade and Tinto,. Mann40%
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Yes
b.l)rswnsmalurbu, Sake and Terbx; M6oru rn 70'fi
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Build II Green
SF Data Collection Form v.3.7
Page 1 et G
yi
rater
3.
Prof c Name kt
4. Use Solid Wail Systeme(Includes SIP*, ICE,. 5 Airy Nor Stlek Frame Assembly}
a Pons
b.SYnila...............,_....._...,...,"_,._....._._�,_._.._...
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S: Reduce Mullen Entering the tlones (rnmthe Garage
I'Pdntsa;#r,m ecaDvvotedAltonmtecot*ArmalamiasmaJ3.ESwith1A2I
's, Tightly Sad Mak&vela lot+xm Ocoee) ani Living Ansa
h. Instal tiaapExhaust Fan gRD+sllnDolathadGaFae
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( ?
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Yea-
Yies
es Oeel Ene Heals on Trusses 5%ofAttle insulation Height et 0ut Ida Edge of Exterior Wag) ? 1
a
Yea:
7Design Roof Trusses la Aceommadida Ductwork 1
- 1
do
flecieled•Contant,D191 Studelciles ciletterle!yel Feeming D
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}
fro
_Jive
RThermel Ftne YNlls VilAk Orywel(on,AglnUdotWalN otWdls V641*Nmnre tlnn rig lbku.R 1 p
1
10 M+WI Werhargs and Cotten
i
a 6(rd;mun 184nch Overhangs and Guitars
('Polnlstulamaticaty gamed when pro(ocl mudirws lorraawra J3t ES eith IA0)
0
t
EMI
b. grimes 24dndlOvehangs and Goiters p
Tdat Pen%AvaithbM SNacant&Adel Excess and E)veloce a 34 12
go. (,�E'�(i�}j�T1 �"''�£ .x, ..a.��.-� _._ _..�x,. ;i
iftxozi[sAvailal3oPnetloasuro�
Nos1.U+e Re9cledGentant Rio Virgin Plastic)or FSC-Certi0ed Wood Decking 2
2 ,
®
31ns4l a Rein ScreenINAA System 0
2
am
3, Use Durable and Neo-CombuuUbla Siding Materiels 0
1
4.00 Durable and Non•CombuuuWe Roofing Matedafs i 0
"+ '
Tdtafromsn MalaYeExteriorfrah 7 2
F,if
..'hark: iit3111 .. ar'$ y ._i?,
1. Install Insulation with 15%Recycled Content
n SrsaePnr! sue' a'"
,- r.,?.,y ,
Yea
a Welk and Flours
i h....._.
Yes
...1.
w 0 Cotird.. ..._...._................................ ._ ...... ....._l !
i IrutUS Insulation that le taw•En6Uing (Cedlfied Seeaon 01359)
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a Wals earl Moms
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t33 :
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'--
3 Ins eat Quality oflnsulaiion Mstellatlon helaeApplying Drywall (
,rPoetts
Yes
automaficntygatod%tsxm Dra;fdpa<3es for mama J3; ES with 1A0) l 1
? ,
Told kills AvsEd5a in iristaadon a 5 1 3
.Ts.;,KD
IN - `'1i� ,m,.
..
PointsA0 14btoiSdtManutou.-.a
a
, e,012
2.4._..m. .......v_;r..',„"-__...;:i:;.
,.Mi..;,_.....x.;t .,,..,m
1, Dlefrlbute Domestic Hot Waist Efficiently (Additive, Maximum 7 Pointe) i•—
,u,
'
Yeti
a.!nubile Hot Water P}ar from Wales Heaterlo 0ikhen i
2
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Yon-
b: MwimeNI HolWatetRe a Im.,,..,..._..»
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o UM Eryins mud Para0eliKprg..........................;...............#................,.................L......1.......,.._._.�—._...
5o
d Um E58nemed Pratte ffitieigwidt Demand Corimied Cira4ateu Lcnp =, . D
o. UseSMa4memd P}an00ig Min Damand CCe7Uted Gtadatvn l oop r 0
Use GanacCoPAxr27ry _ p
tra
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Menial] Only Hlgh Efficiency Tellers,(Owl•Fiush or 5123 gp1) I 4
Toed PoglshvaIMMta Plum a To1N 11 id
112.1.. aG I33,11' 1121 `MAIM. NIKAY it 1
Pis)' 16lseige1�i2PWMeaoliittiA
eY, r;.
..:,-1a ,aa h _ i
El i 0a11Sn and Install WAG System W ACCA Ma noel J D and S Recommendations
Meets mimeo* gmod Mum prgnctgoatees for measure J36S whit lAgJ.... ..... .........._.................,.......i a,_...,m,..,....._.._._i_......._,..__.._....._._„__...r._.._............_..............._........,........._.,._.................,.......
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if 1
2.Imta1i Soalcd.Combuatlon at. i
t'Pointa sauterne& waled xtnn Wad mates for meaaso J3: ES wiyt IAO1
Yew.
a.Pummel
2
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Yon, ..
b,lYatrs.Hoalms
e- 7 !
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3.Ins052nncd,HydnudeRadiant Rating 0
A i
4. Install High EfiwkncyAlr Cmtd'dioning with Environmentally Reaponsibio Re5Hgerente € p
t
_.........6,,.Dealien end In MilE_e._.._.0u,w0.,.,w........"......................................,..,.._...,......__........__........_._.........,...,.«....,..,....................__-'—;_.._.,..,....._........M;......,......_............w.....,....._...„.....,..,..,..,...._..,....,..._._....._....-.,
5, Daelgmrhd Imtal) Effective Ductwork
..��������
Per` .d.&a We au:0113 caAM rOM?6dsehen aaal audifes for measure J3-. ES with IA0i
a. Incla4HYAC Unlud Ductwontwidhn Ccev4fiunotl Spew
b. Ura Crud Mastic mAl Dud JdntS and Souris
Yt1A
• Yon .-
Yon
a. Insist 0vxrwakmidst Aida lnwie50n1Uuead guars) i 1
ti.Pinsuiro Remo Me Dt%hlurk System
a Pratat(Ahds darn Gcnatrixixh arvlCWmA90.cis before ga'y>rc'1...,_......... ........
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Yos.`
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S.ImUS High Efficiency Hos
('Wntawicmedcaly 7aMedwhanpqul quii[va for msun uJ3: ES Anti MR
1
_..... ..........,_"_...�_
T.Don't Install Fireplaces or Install Sealed Gas Fireplaces with Efficiency Rating NOT Lass Than 69%using
YBn.
CSASlanderd+
t
_
Ainstall Et/active Exheust Systema In Bathrooms and Kitchens
leta5a am oulorreDialy monied when paint Qualifies for measure J3: ES wen IAQI
a.inuaU ENERGY STAR DYmWaled
a4la the Outside
„
Yem
Ye6.
b,A4Bathroom Fens Ara on Timnro Him slat
1.
YQ9
aInthe10dunRarguHoalNnbliroda,9'414e
1
a ImtaH MechanicalWntlUUan Syslam for Coaling (Max, 4 Poinb!
'(elm
a 1OI1I ENERGY STAR eating Cam &Ughl las in Wes/Vans &findroams
1
I t i i
- -
ib
b, inslatAtde Hams Fanwiyi Weida Spaeaz ? o
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tb0
0Aahm+aud'' y Cu.NJ1`kd IMaryroad Syolom } 0
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d.kutxnsiceiy Coneeitadlmo5a'od5 stun cies YainUe Scend Coma
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1a.Inatall Mechanical freak Air Vanu4opnn6ystem(Maximum 3 Pointe)
......
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w,......._,......,,..,,.,,,._
No
a.Any %bok Reuse YenteaconSysem That MoatsASHRAE 62.2
b.InstatAk•taNr Noel Exehanparthat monisASHRAE622
.. 0
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I'Pa'nts automat'oah'y granted when prfom gualdas lormeacvo J3 CS w0hlA0l
0
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,... . .,..,.w...
11.!Wall Gerhart Monoxide Marmie)
0
__ _ _
4 ] .
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('PoimsmtcmaSdty panted when Repel qu1Fasfor manzon J3. ES with b10,1
Tad Points t+rain%M Homing. 4Wnteet'en and Air Ccrd:drxiM j331
. 19
5110611d It Groan
SF Osta Collec1on Fort v.3.7
Page 2 of 0
Enter Project Name g»
- tN° `A
a 4 ARER-li%lYa.+'.d_r n„•, ;'.-$2..e"•- t $t,y i_ ax,2 `f T } --
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1,Pm•Plumb for Solar Hot%War Heating 0
..2, moan Solar Wafer Heating byearn «...�.,....._..,..._..._ .., i 0
3,Install Wiring Conduit for Future Photovoltaic InsUlUNon & Provide 200 It' of 6outh•Fecing Roof 1 0
4 I
l0 1,,....».._....»,........-L.— ................................_..
2 i
..,,._..........._.._._......_...____.__._.._
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e:Imtall Ffiotovo7Wk )PV) Panels r
a51Ke4 n'ddrie Hoods OR 12 kW (fuaI6 &toU) i
b. 10% cfd'ecbc nemis0R 24LY7{kld 12pcints) r
0.50%ofabccbrood OR3.BLWJt01at 1 nls) b
No
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TccdAvalablo Pons M Renpwabla Enotgy 0 28 0
..KIKI1AUEAIi
iggk. iTN# ; ..,. , z,ir,r,..,a._ 4., ,, 1-2-ii. :1A ,.,.u„
f. Dlagnoadc Evaluations
a (loco Panne 010Att Ma Rol
I
)'Pointsautann7c0lygmiroJwhOnproscttrpm2fostttrronsonsJ3:41w0.IA0)
b Haan Pasxs Carbuston Swot R.ackdrail Toot .
.,-P tIcAP �P P ti ut6
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1 1
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230
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1511
2. Design and Budd High Performance Homes •15% above 2005 TItie 24• Rectum .
3. House Obtains ENERGY STAR with Indoor Air Package Codification • Illor Moat oro (Total 41 Onto; road ) 0
4omMA•__. L
„ 2.
lord AvalabDPun0inildhingpa,onnaxa 39 : 32,
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: _ .„i. 0osign Entrim to Wino Tracked In Contaminant. ,,..,.. ...... .. „ ..,.,.. ,)
1. Use I.ow•VOC or Zeto•VOC Paint (Maximum 3 Points)
alow•VOC InteriorWOiCalilg Prints `04p0VOCs(Finl) & 44000pIVOCd(Non•Plat)) I
b 7,dro•VOC:Interfa WadiCe0n0panlatSypIVOCs(Flal).....,„,,.._.,....,»m......,...,.._...._........
3, Use loot VOC,WaferW+ed Wood FInIthas(a25oHi VOCo)...
4,Use low•VOC Caulkand ConaWotton Adhesives 4g VOCa for AllAdhotWee '
B. Uw t Pe Recysied•Conlanen! ,i
6, Use EnvironmenUgy Preferable fistulae for Interior Finish; A) PSC•Certifed Wood, 0) Reolemed, C)
Rapidly Renewable, 0)Recyded.Contant or E) FingerJo(nted
aCah:asU (50%l4inkntun)
b. 0Maia4dm(50X Mi0orn) .
0Sh0+ing{60%kffeemin)
d. Doors (50% 0An0nnm)
Cou0 erWls•(SOM Minims;ml......................._...._..:,...,,...,. 1
7, Reduce Formaldehyde to Interior Finish (CA Section 01350)
a. Sob(na&Staff/Tieads(90%M Mum) i:....>,.
b.Ca0*ola &Cosmitlops(40%14:'nbnum) s..._1.->
o, losedit Tr'in00% fikimu1l) t
d. Sha&4 %Mt vrun
8, Alter Installation cf Flnithas, Yost of Indoor Air Shows Ponnaidehyde tool 427ppb (
._.._...._.».._........ •
Yes
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Yes`:'
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:............._..
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Told &YaaebePeels lo Mhos o 21 12
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{.;:'%gi311:6tip: s(1,.__, _ ._ltgz , ,,,, W_.�. ,•.„.-- v,..• .�: _,,, iiir
r_'rye,ednlc�in'1'aWGRXr,Maa3,fntW;T':.-'
.thtGir3 s-iiiit,....
1,Ute Environmentally Profitable Flobnng;A)FSC-COn1Rad Wood, S) Reclaimed of Refinished, 6) Rapidly (
Ranewsble,01Recvoled•Conlen7 El booted Console. Hoofing Adhesives Mar (logo 4100nl VOOe,
a.Minmut15%ofRoofNoe j._
b.MiNrrum 30% clfkorAran
a Mkdmtan 600% 01 Mork -ea
4..Argrosn15%of Floor Area
2Thermal Miss Floor Covarin001hat0an.Carpnt on50% of 1dore of Commis Flans
I„,,,•_.......__..._._.....,,..,..._._._....
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a.
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0
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No.
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.....,,..,.,....,.._.,.,............_,,......_.,..,„„,,...:....
: 7t0 -
3. Fbaing CRI Label Plus Requirements (E0% Minimum)
_._...._)'Pints adanalcavoo�,yr,ontod 020,0koo0tAyalwslun• suet J3: ESe.Nr1A µM.._...._.._._......_..................3..,......_.........___i:....._,,,.:_.__....._.._...__.........,...._,
Tot0Ava7abl0 P0411,114 Flxa( 1
P.I A RH kid ` :,, sic `.Pit fi, 3. '0 .,a, 1( y.,.. ? 4 ,4st
7 is pofni. iya(ata
. r
1, Install Water and Enorgy Efficient Gishwsther
a. ENERGY STAR Hold I ponll
•.,..b,(Maratha( Mos No Mama1._5Gdkn.�?,01ldld2 i'ti51....._.........,_.........,_........,„...._...........»»�_...>,m-U
2.nU_ENERGYS_AR_Iothe*Wiuhn4Medlin* wtJ_WAlar Factor of 4 or Lass
& Meets Erargy Star aryl CEE Tie 2tapltenorda(modO4i°a,y factor 2.0.WaM0r Factor 6.0 or sou)
b.T4a*U&NV SW and CEE Tiara towFiera'uato(mdItiod mug? la0a 22.Wdwr Facts 4.6 or !ow
3, instsg ENERGY STAR Refngent011
I a ENERGY STAR Ou6Aad& 425Gaffe foot Croadty
6. ENERGY STAR 0rnx5Rad0 ‹ 20 Cutrn Poet C nd
4.In W li Builb(n Recycling Confer and Canpo*tang Center
aE07idnRarydingCanter
b. Euilin CompostCantor _..
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0
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0
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i 0
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.
(26
his
ToldAvai7le Pants in Ap T*'.*lamd II to 12 y 5
e ;� 4t� � d : y � A.t: la'ft e "(
. apolh(gAo*o iflorjfnoWm
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1 Ineotpevale GteenPdGW nt Rated Checldlstin eptts Nagvfrod ,,, ,, ,,,, D,«.
2. Develop Humane Miotal of Otto Foatutcti0en44U 3
r. Pr1ots aufanatbattyr mlod whoa torr4 g4aaS famaasan AESei0IA0)
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n . II,.d_„
1 } 1 , 3:
.
TotalAvc7a14o Points in City 3 7
..„.&„.„
,�.,�2Ef�,U�d(1Y..9��1�11w&PI,At�N1N.�2<t�D,�(!i�[n.�a�Itl;�tt)L�..�4.�4i�tt}...�.�...:.�
IAMINTe^^.' FL ..t pT...,kl*Y ""f „�,s
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f, Developineil SHas. '
& Prgddls Locator InoDui Whoa Solting with Utiibea In Need rot ()goon Vora
b.Orrrebpmentis tocato0 within 1t2 Min of a WO Trardt Stop
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Yes-
0 Build It Green
SF Data, Collection Form v,3.7
Page 3 of 6
P�rpa��jaax�axaa{�i}y�
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a roject NQlal�
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7,dudes Homeit5KldpSlztInCheek
a Chssfvttortps for Land Pros,Nakn
( b. Conserve Resaumeabylncmaaiag0<..n:Jry(1ptkrovary 5ulagnsduShad 10da) Enka(0rraaiDeesnytin
Oat ParAaal
a Horne Sfto EfCrdorc
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3, Subdivision Wool a Orientation to Improve Natural Cooling and Passivo Solar Attributes •
4. Design for Walking&Bicycling
a. Pe3a4LianAwes lo Neighborhood Serrcesniddn SiMk 1)Community Cauwf!;taary, 2) G•ow,y WO; 3)
Snod; 4) DayCae; 5) Lewdly; 6) Med1cal; 7) EEtoddlnwnVReslaarradla; 8) Post Olgca; 9) Plow of Worai2p; 10)
Bank; Emu raun00u elsor 0ua
c,AlLout % oafUnFd,H;ingTraYwCdmrgSua;o as:
-Dosivolad f2ey 00 Lanes an Proton( on Roeienye
b. Devekornanl Is Ccmcetad all ACedicalod Pedsstdan Pathway to Planes of Roaeafcnd inlutestwitbk 1P2 oat,II
TenFoo(Masa Trees Lenox
-SimetCmstingnCbns( to Situ ao Looted Les; RIM3OSFiwt,t{n
._.,Simotal7Tsi. StlaSkiaa,,a2Suds,SsiaodCm:awaikaa3iiMunT.ldanda_.
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5,&sign for Safety a Soots{ Gathering
al3 limo Fmnl Entranaas Have WM WTI VA Gaddy to Dut4adn Cn!hsrs
b,AIHOMOFtOMFulbsnoonCmboSoonfromtheSkeatmsibrbanOherFrcolDWrs
aWentfor Oh;;ante H,fssholdt oats and Pubs Bya✓sss................._...............................,...._.....,,,......_,..._..,..........,.,...!>,,,...:,,..._)::......,.«.,..«..__.„..w._m»».,.,_...._......,.,«,:____....._....,-,.,,,,.,_,_,,.,_..,.,.,,,...._..„_
a Deign for BWene flawahald4
a M Henoa Hera a! Least Onu Zuto-Slep Enbanaa i
Is. All Main Rot Willa* Want Pasaagoaays Wm, aMin+num 32-I ngroan Paraago Spa:o ;
a saws atLoaat alidFDa1t on the Grourd Floor Kith Blocking fn Wdla far Grab MIi
it. Prcvvkle Fui.Fincdun in'..e{wndant RonidU
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1. Radom Haat-Hart Effoot•Insia4(lghtmkmd,. NO abrdoma:rrlds(SMar ro:'lactaroasndaa >�0.3) for al toast
�6, of Sldanmdmlineo14 son(ama
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PPOintwautanagoall2otonledwhan pdoct ova 5fenfoaMono J3: ESe24 IA01mem `
llnsldtuiaildafonOtcamgoSyobun
Seded and Mature C rga llxd GaMson.4
C. tandsupinp ....w.., ..1
1, Gloats .Pdo:d LarWew Pavan not rrsrara! r ninOne idr PC 2 (
Y Y ( �,a
2.McHSCMSfallo-Priendyt.anlceopzProgramRca2Eromont
3.RdnWhier ttxv»s;nq Systm(I peintfor c350 ga5eng.2pints tor r350 peons)
aWas Stan 350gn00oenaa`ity !
b. Credar than Sal galm ca€+uity
4,Assoss SPA Cfmam,G ono,T h, and Dtairw
Ps. of�+a3aap Y ge )...,,...._
5, Won a SoilAndyss
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INITIAL STUDY —16005 Los GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 6
REVIEW OF PROJECT SUBMITTALS
FOR •
COMPLIANCE WITH
STORMWATER REQUIREMENTS
BY .
EISENBERG, OLIVIERI & ASSOCIATES
NOVEMBER 15, 2010
Eisenberg, Olivier! & Associates
Environmental and Public Health Engineering
MEMORANDUM
TO: John Gaylord, Town of Los Gatos
FROM: Jill Bicknell, P.E.
DATE: November 15, 2010
SUBJECT: 16005 Los Gatos Blvd, Mixed Use Project — Conceptual Plan Review #2 •
Review of Project Submittals for Compliance with Stormwater Requirements
Project Description
This redevelopment project located at the corner of Los Gatos Boulevard and Blossom Hill Road will
consist of 47 single family residential units, one retail building, and one building with a combination of
retail and 10 units of senior housing. The existing site was previously used as an auto dealership and
contains several existing buildings and pavement covering most of the rest of the site, The total site area
is 4.49 acres, and the existing impervious area is 4.28 acres (95,2%). After construction of the proposed
project, the impervious area will be reduced to 3.4 acres (75.6%).
I performed a regulatory review of the project and submitted comments on May 22, 2010. The applicant
resubmitted plan sheets and responses to comments on September 30, 2010. I reviewed the following:
Plan Sheets for "Mixed Use Project — Blossom Hill Road at Los Gatos Boulevard", 6/3/10:
o C-6.0: Stormwater Treatment Plan.
I reviewed the project submittals for compliance with the stormwater requirements in the Town of Los
Gatos' NPDES Permit' and consistency with related ordinances2. The project submittals are still
considered to be at the conceptual stage; therefore, some information on the stormwater treatment
measure sizing calculations and design details were not provided or reviewed. My comments on the
applicant's responses are presented below:
Comments and Responses
Comment a. (5/22/10 memo)
While the treatment measures selected are technically allowed under the current permit
requirements, it is recommended that the applicant look for additional opportunities for stormwater
treatment in landscaped features as opposed to treating the majority of the residential area with
manufactured devices. For example, the swale and common area in the southwest corner of the site
could be used for stormwater infiltration. A recommended site design measure, which the engineer
says will be incorporated but is not shown on the plans, is to drain the single family home roofs to
landscaping. Pervious paving could also be used for some of the entrance roads and driveways, or in
the patio area of the retail building.
I California Regional Water Quality Control Board, San Francisco Bay Region, Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-0074, October 14, 2009, Provision C.3.
2 Town of Los Gatos Municipal Code, Chapter 12, Article II. Grading Permit, Sec. 12.20.050 Erosion
control plan, Chapter 12, Article ill. Design Standards, Sec. 12,30.080, Erosion and sediment control, and
Chapter 22, Article III. Stormwater Pollution Control, Sec.22.30.035. New development/redevelopment,
1
EOA, Inc. • 1 1 1 W. Evelyn Ave. • Sunnyvale, CA 94086 • Tel: (408) 720-8811 • Fax: (408) 720-8812
Applicant Response
As the design moves forward, the civil team will assess all areas for natural cleansing as well as
pervious pavement area. Engineering team is waiting for a soils investigation to determine the
percolation of existing soils.
Response to Applicant
This response is acceptable. The revised Sheet C-6.0 has also eliminated one Filterra unit, so
that now all of the runoff from the commercial area drains to bioswales.
Comment b. (5/22/10)
For this stage of the planning process, it is recommended that the Town request the applicant to
submit a revised version of Sheet C-6.0. At a minimum, the "Swale C Tributary Area" should be
shown to drain to the Filterra unit instead of Bioswale C, and the Filterra unit size indicated.
Applicant Response
Please refer to the revised plan, Area C drains to a Filterra, sizing information is included.
Response to Applicant
Revised Sheet C-6.0 clearly shows the drainage areas and treatment measures. The three
drainage areas in the residential portion of the site drain to three Filterra units. The Filterra
units are correctly sized per the manufacturer's sizing chart,. based on a design flow intensity
of 0.2 inches per hour, which is in compliance with Provision C.3.d. of the Town's stormwater
permit.
Two bioswales, shown in four segments on the plan, will be located on the eastern edge of the
site along Los Gatos Boulevard and will receive runoff from the entire commercial portion of
the site. Stormwater residence times were listed for the bioswales, and these times are more
than sufficient for adequate treatment. No design details were provided for the bioswales, so
the calculated residence times cannot be checked. However, the area reserved for the
bioswales ranges from roughly 5 to 20% of the contributing drainage area, which should be
sufficient for adequate treatment.
Comment c. (5/22/10)
The Town and applicant should be aware that if this project does not complete "final discretionary
review" before December 1, 2011, it will be subject to new Low Impact Development (LID) treatment
requirements in the Town's permit, which limit the treatment options to infiltration, evapotranspiration,
and rainwater harvest and use. If these are infeasible on the site, the applicant may use
"biotreatment" (i.e., bioretention or infiltrating swales). The Filterra units do not currently meet the
definition of biotreatment because of rapid infiltration rate of their filter media.
Applicant Response
Design team is aware of the time limitations. 1 believe the project team is aiming to complete review
prior to that date.
Response to Applicant
This response Is acceptable.
Conclusions
The applicant has addressed the comments in my 5/22/10 memo and I have no additional comments
on the current submittal. The design details and sizing calculations for the bioswales will need to be
provided for final approval of the stormwater plan for this project.
16005 Los Gatos Blvd Review #2 11-15-10.doo 2
INITIAL STUDY -16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD
ATTACHMENT 7
NOISE ASSESSMENT STUDY
FOR THE
PLANNED MIXED -USE DEVELOPMENT
Los GATOS BOULEVARD AND BLOSSOM HILL ROAD
. Los GATOS
BY
EDWARD L. PACK ASSOCIATES, INC.
OCTOBER 15, 2010
EDWARD L. PACK ASSOCIATES, INC.
1975 HAMILTON AVENUE
SUITE 26
SAN JOSE, CA 95125
Ms. Valerie Geier
Geier & GeierConsulting, Inc.
P.O. Box 5054
Berkeley, CA 94705
Acoustical Consultants
TEL: 408-371-1195
FAX: 408-371-1196
www.packassociates.com
October I5.2010
Project No. 42-014-1
Subject: Noise Assessment Study for the Planned Mixed -(.Ise .Development,
16005 Los Gatos Boulevard, Los Gatos
Dear Ms. Geier:
This report presents the results of a noise assessment study for the planned mixed -use
development at 16005 Los Gatos Boulevard in Los Gatos, as shown on the Site Plan, Ref.
(a). The noise exposures at the site were evaluated against the standards of the Town of
Los Gatos Noise Element, Ref (b), and the State of California Code of Regulations, Title
24. Ref. (c), which applies to the multi -family housing portion. of the project. The
analysis of the on -site sound level measurements indicates that the existing noise
environment at the site is due primarily to traffic sources on Los Gatos Boulevard and
Blossom I1i11 Road The results of the study reveal that exterior and interior noise
exposure excesses occur and mitigation measures will be required.
Sections I and II of this report contain a summary of our findings and recommendations.
respectively. - Subsequent sections contain the site, traffic, and project descriptions,
analyses and evaluations. Attached hereto are Appendices A, 13, and C, which include the
list of references, descriptions of the applicable standards. definitions of the terminology,
descriptions of the acoustical instrumentation used for the field survey, ventilation
requirements, general building shell controls, and the on -site noise measurement data and
calculation tables.
MEMBER: ACOUSTICAL SOCIETY OF AMERICA NATIONAL COUNCIL OF ACOUSTICAL CONSULTANTS
-2-
I. Summary of Findings
The noise assessment results presented in the findings are shown in reference to
the Town of Los Gatos Noise Element, which utilizes the Day -Night Level (DNL) 24-
hour noise descriptor to define community noise impacts. The Noise Element, Section
H.P.1.7. (Policies), states to pursue a 55 decibel (dB) DNL outdoor noise limit as
representing the long range community aspirations and work toward their
accomplishment, even though some may not be presently unattainable. The Noise
Element specifies a limit of 45 dB DNL for residential interiors.
For commercial uses, the Noise Element specifies a limit of 70 dBA averaged
over 24 hours with no time weighting (Leq(24)).
For common open space, the Noise Element specifies an exterior noise limit of 55
dBA Leq(24).
Due to the existing noise exposures at the site, achieving 55 dB DNL at the
private exterior areas (balconies and decks) will not be feasible. Therefore, the Town
should impose a design noise goal of 60 dB DNL for the exterior living areas (side and
rear yards) of the single-family homes of the project and 65 dB DNL for the multi -family
exterior areas (balconies) of the project. Noise design goals of 60 dB DNL for single-
family homes and 65 dB DNL for multi -family units are the noise exposures
recommended by the State of California for adoption into Noise Elements throughout the
State. We concur that these goals are reasonable and attainable for this project.
The Title 24 standards also use the DNL descriptor and specify that when the
exterior noise exposures exceed 60 dB DNL at planned multi -family dwelling units an
acoustical analysis must be performed to limit interior noise exposures to 45 dB DNL or
less.
-3-
The Title 24 standards also specify minimum sound insulation ratings for
common partitions separating different dwelling units and dwelling units from interior
common spaces. The standards specify that common walls and floor/ceiling assemblies
must have a design Sound Transmission Class (STC) rating of 50 or higher. As design
details for the interior partitions of the project were not available at the time of this study,
an evaluation of the interior partitions has not been made.
The noise levels shown below are without the application of mitigation measures
and represent the noise environment for existing site conditions.
A. Exterior Noise Exposures
• The existing exterior noise exposure in the most impacted
balconies and planned minimum setback of units from Los Gatos
Boulevard (79 ft. from the centerline) is 67 dB DNL. Under future
traffic conditions, the noise exposure is expected to increase to 68
dB DNL. Thus, the noise exposures will be up to 3 dB in excess of
the recommended noise goal for the balconies and up to 8 dB in
excess of the Title 24 criterion.
• The exterior noise exposures in the patio of Building 1 along Los
Gatos Boulevard will be 53-56 dBA Leq(24) under existing traffic
conditions and 54-57 dBA Leq(24) under future traffic conditions.
Thus, the noise exposures will be within the 70 dBA Leq(24)
standard of the Town of Los Gatos Noise Element.
• The exterior noise exposures in the patio of Building 2 along Los
Gatos Boulevard will be 51-55 dBA Leq(24) under existing traffic
conditions and 52-56 dBA Leq(24) under future traffic conditions.
Thus, the noise exposures will be within the 70 dBA Leq(20
standard of the Town of Los Gatos Noise Element.
- 4 -
• The existing exterior noise exposure at the most impacted planned
building setback at the first floor of homes from. Blossom Hill
Road (52 ft. from the centerline) is 64 dB DNL. Under future
traffic conditions, the noise exposure is expected to increase to 65
dB DNL.
• At the most impacted upper floor building setback, the noise
exposures are 65 and 66 dB DNL under existing and future traffic
conditions, respectively.
• The exterior noise exposure in the most impacted side and rear
yards of homes along Blossom Hill Road will be 62 and 63 dB
DNL under existing and future traffic conditions, respectively.
Thus, the noise exposures will be up to 8 dB in excess of the 55 dB
DNL limit of the Town of Los Gatos Noise Element, but will be 3
dB in excess of the recommended 60 dB DNL noise goal
recommended for this project.
The exterior noise exposures in the balconies of the four units facing Los Gatos
Boulevard (Units 1-4) exceed the 65 dB DNL noise goal recommended for this project.
The exterior noise exposures in the side and rear yards of the homes closest to Blossom
Hill Road will also exceed the 60 dB DNL noise goal recommended for this project.
Mitigation measures, therefore, will be required. The recommended measures are
described in Section II, below.
As the exterior noise exposures at the planned building setback of the multi-
family units exceed the criterion of Title 24, an acoustical analysis is required. This study
is intended to satisfy that requirement.
-5-
B. Interior Noise Exposures
• The interior noise exposures in the most impacted planned
dwelling units closest to Los Gatos Boulevard will be up to 52 and
53 dB under existing and future traffic conditions, respectively.
Thus, the noise exposures will be up to 8 dB in excess of the
standards of the Town of Los Gatos Noise Element and Title 24.
• The interior noise exposures in the most impacted planned homes
closest to Blossom Hill Road will be up to 50 and 51 dB under
existing and future traffic conditions, respectively. Thus, the noise
exposures will be up to 6 dB in excess of the standards of the
Town of Los Gatos Noise Element.
As shown above, interior noise exposure excesses will occur and mitigation
measures will be required. The recommended measures are described in Section II,
below.
II. Recommendations
A. Exterior Noise Control
To achieve compliance with the 55 dB DNL limit of the Town of Los Gatos Noise
Element at the noise impacted balconies and decks, complete enclosure of balconies and
decks would be required, rendering these spaces no longer exterior spaces. A noise
design criterion of 55 dB DNL in a suburban setting along major roadways is not a
practical goal.
To achieve compliance with the 65 dB DNL noise design goal recommended for
the multi -family balconies of this project, noise control balcony railings will be required,
as described below:
- 6 -
• Construct 42 in. high acoustically -effective balcony railings at the
balconies of Units 1-4 along Los Gatos Boulevard. The balcony
railing height is in reference to the nearest balcony floor elevation.
To achieve compliance with the 60 dB DNL noise design goal recommended for
the single-family side and rear yards, the following noise control barriers will be required,
as described below:
1) Construct 6 ft. high acoustically -effective barriers between the
homes on Lots 1-5 and at the west side of Lot 5 to terminate near
the garage. The barriers shall connect air -tight to the sides of the
homes.
The barrier height is in reference to the nearest building pad elevation.
Please see Figure 1 for the locations of the recommended noise control barriers.
To achieve an acoustically -effective barrier, it must be constructed air -tight, i.e.,
without cracks, gaps or other openings, and must provide for long term durability. The
barriers can be constructed of masonry, wood, concrete, stucco, metal, earth berm or a
combination thereof, and must have a minimum surface weight of 2.5 lbs. per sq. ft. If
wood fencing is used, homogeneous sheet materials are preferable to conventional wood
fencing as the latter has a tendency to warp and form openings with age. However, high
quality air -tight tongue -and -groove, board and batten or shiplap construction can be used
provided that the construction is air -tight and the minimum surface weight is met. Gates
may be incorporated into the barriers, however, they must be meet the minimum surface
weight and height requirements and must fit tight when closed. Astragals or stops shall
be used over the hinge jamb and closure jamb gaps. A gap under a gate may be no more
than 1" high. All connections with posts, pilasters and the building shell must be sealed
air -tight. No openings are permitted between the upper barrier components and the
ground.
The implementation of the above recommended measures will reduce the exterior
noise exposures to 65 dB DNL or lower in the noise impacted balconies of the multi-
family units and to 60 dB DNL or lower in the single-family rear and side yards.
rIAL STIEETSCAP . PLANTING.
CHANT(LEER FLOWERING LOT 11
APE MYRTLE OR F TOWERING-
)D W/ WATER-CONOERVING
GRt3UN .GIVERS). ; `�-
L1 LOT 10
)SEP GRANITIC
AREA W/ BEN:GHES,.
TREES TO -.
IEt L(TYP.)
,r' 3tt
4 35
12
WO= STORY
ES1p,piTIAL
FREES
I (TYP.)
LOT 8
14
1 STREET „A"
LOT 4
GATE
LOT 25 f'
LOT 26
J LOT 27
LOT 28
LOT 29
EXISTING REDWOOD
TREE TO BE REMOVED'
STONE, ENTRY yv,A,cL.(TO MATCH .DLDG.
COLUMNS) AND`ORNAMENTAL WATERFALL
FOUNTAIN WITH PROJECT SIGNAGE ON WALL
FIGURE 1
Locations of the recommended 6 ft.
high acoustically -effective barriers.
The barrier height is in reference to the
nearest building pad elevation.
-7-
B. Interior Noise Control
To achieve compliance with the 45 dB DNL interior standard of Town of Los
Gatos Noise Element and Title 24, the following window controls will be required:
• Maintain closed at all times all windows and glass doors of living
spaces within 270 ft. of the centerline of Los Gatos Boulevard and
with a direct or side view of the roadway (Units 1-5). Install
windows and glass doors rated minimum Sound Transmission
Class (STC) 28. Provide some type of mechanical ventilation.
• Maintain closed at all times all windows and glass doors of living
spaces within 120 ft. of the centerline of Blossom Hill Road and
with a direct or side view of the roadway (Lots 1-5). Install
windows and glass doors rated minimum Sound Transmission
Class (STC) 28. Provide some type of mechanical ventilation.
When windows and doors are maintained closed for noise control, some type of
mechanical ventilation to assure a habitable environment must be provided. The
mechanical ventilation requirements specified by the Uniform Building Code (UBC) are
described in Appendix B. The windows specified to be maintained closed are to be
operable, as the requirement does not imply a "fixed" condition. All other windows of
the project and all bathroom windows may have any type of glazing and may be kept
opened as desired unless the bathroom is an integral part of a living space without a
closeable door.
-S-
In addition to the required STC ratings, the windows and doors shall be installed
in an acoustically -effective manner. To achieve an acoustically -effective window
construction, the sliding window panels must form an air -tight seal when in the closed
position and the window frames must be caulked to the wall opening around their entire
perimeter with a non -hardening caulking compound to prevent sound infiltration.
Exterior doors must seal air -tight around the full perimeter when in the closed position.
Please be aware that many dual -pane window and glass door assemblies have
inherent noise reduction problems in the traffic noise frequency spectrum due to
resonance that occurs within the air space between the window lites, and the noise
reduction capabilities vary from manufacturer to manufacturer. Therefore, the acoustical
test report of all sound rated windows and doors should be reviewed by a qualified
acoustician to ensure that the chosen windows and doors will adequately reduce traffic
noise to acceptable levels.
The implementation of the above recommended measures will reduce excess
noise exposures to achieve compliance with the interior noise exposure standards of the
Town of Los Gatos and Title 24.
III. Site, Traffic and Project Descriptions
The planned project site is located at the southwest quadrant of the intersection of
Los Gatos Boulevard and Blossom Hill Road in Los Gatos. The 4.40 acre site is
relatively flat and at -grade with the surrounding roadways. The presently contains the
former Swanson Ford automobile dealership, which is occupied by Akeena Solar.
Surrounding land uses include an office building and single-family residential across
Placer Oaks Drive to the north, two-story apartment adjacent to the west, retail uses
across Blossom Hill Road to the south and retail uses across Los Gatos Boulevard to the
east.
-9-
The primary sources of noise in the site vicinity are traffic on Los Gatos
Boulevard, which carries an Average Daily Traffic (ADT) of 22,630 vehicles and
Blossom Hill Road carries an ADT volume of approximately 16,350 vehicles, as reported
by the consulting traffic engineer for the project, Ref. (d).
The planned project includes the construction of 23,267 sq. ft. of retail space on
the ground floors of the two building along Los Gatos Boulevard with senior housing on
the second floor of the northerly building (Building 1). The project also includes 29
single-family homes. Ingress and egress to the project are by way of driveways off of Los
Gatos Boulevard, Blossom Hill Road and Placer Oaks Road.
IV. Analysis of the Noise Levels
A. Existing Noise Levels
To determine the existing noise environment at the site, continuous recordings of
the sound levels were made at two locations. Location 1 was 128 ft. from the centerline
of Los Gatos Boulevard. Location 2 was 50 ft. from the centerline of Blossom Hill Road.
The measurements were made on April 13-14, 2010 for a continuous period of 24 hours
at each location and included representative hours during the daytime and nighttime
periods of the DNL index.
The noise level data were acquired using Larson -Davis Model 812 Precision
Integrating Sound Level Meters. The meters yield, by direct readout, a series of
descriptors of the sound levels versus time, which are commonly used to describe
community noise, as described in Appendix B. The measured descriptors include the LI,
Lip, L50, and L90, i.e., those levels exceeded 1%, 10%, 50% and 90% of the time. Also
measured were the maximum and minimum levels and the continuous equivalent -energy
levels (Leg), which are used to calculate the DNL's. The results of the measurements are
shown in the data table sin Appendix C.
-10-
The results of the field survey reveal that the Leq's at Location 1, 128 ft. from the
centerline of Los Gatos Boulevard, ranged from 60.3 to 65.2 dBA during the daytime and
from 49.7 to 58.3 dBA at night.
The Leq's at Location 2, 50 ft. from the centerline of Blossom Hill Road, ranged
from 59.8 to 66.0 dBA during the daytime and from 46.9 to 58.0 dBA at night.
Traffic noise dissipates at the rate of 3 to 6 dB for each doubling of the distance
from the source (centerline of the roadway) to the receiver. Therefore, other locations on
the site at greater distances to the roadways will have lower noise levels. Additional
noise shielding will be provided by interposed buildings of the project.
Vehicular traffic noise contains wide spectra of frequency components (from 100
to 10,000 Hertz), which are associated with engine, tire, drive -train, exhaust and other
sources. The frequency components are centered primarily in the 500 and 1,000 Hz
octave bands and were used in determining the noise control measures recommended for
this project.
B. Future Noise Levels
The future traffic volumes for Los Gatos Boulevard and Blossom Hill Road were
provided by the consulting traffic engineer, Ref. (d). The future traffic volume for Los
Gatos Boulevard is expected to increase from the existing 22,630 ADT to 28,120 ADT
under the Cumulative + Future Redevelopment of Auto Dealerships scenario. This
increase in traffic volume yields a 1 dB increase in the traffic noise levels. The future
traffic volume for Blossom Hill Road is expected to increase from the existing 16,350
ADT to 21,100 ADT under the same future scenario. This increase in traffic volume also
yields a 1 dB increase in the traffic noise levels.
-11-
V. Evaluations of the Noise Exposures
A. Exterior Noise Exposures
To evaluate the on -site noise exposures against the Town of Los Gatos standards
and the Title 24 criterion, the DNL's for the survey locations were calculated by decibel
averaging of the Leas as they apply to the daily time periods of the DNL index. The DNL
is a 24-hour noise descriptor that uses the measured Leg values to calculate a 24-hour
time -weighted average noise exposure. The formula used to calculate the DNL is
described in Appendix B. The 24-hour Leq's were calculated by decibel averaging of the
hourly Leq's without daytime or nighttime weighting factors. Adjustments were made to
the measured noise levels to account for the various building setback distances from the
roadways and measurement locations using methods established by the Highway
Research Board, Ref. (e).
The noise exposure calculations are shown in greater detail in Appendix C.
The results of the calculations indicate that the exterior noise exposures at
measurement Location 1, 128 ft. from the centerline of Los Gatos Boulevard and at the
second floor elevation, are 64 dB DNL and 61 dBA Leq(24) under existing traffic
conditions.
At the most impacted planned building setback and in the most impacted
balconies of the multi -family units, 79 ft. from the centerline of the roadway, the noise
exposure was calculated to be 67 dB DNL. Under future traffic conditions, the noise
exposure is expected to increase to 68 dB DNL. Thus, the noise exposures will be up to 8
dB in excess of the Title 24 criterion and up to 3 dB in excess of the 65 .dB DNL noise
goal recommended for this project.
In the patio of Building 1 of the commercial portion of the project, the noise
exposures were calculated to be 53-56 dBA Leq(24) under existing traffic conditions, and
54-57 dBA Leq(24) under future traffic conditions. Thus, the noise exposures will be
within the limits of the Town of Los Gatos Noise Element standards.
-12-
In the patio of Building 2 of the commercial portion of the project, the noise
exposures were calculated to be 51-55 dBA Leq(24) under existing traffic conditions, and
52-56 dBA Leq(24) under future traffic conditions. Thus, the noise exposures will be
within the limits of the Town of Los Gatos Noise Element standards.
At measurement Location 2, 50 ft. from the centerline of Blossom Hill Road the
noise exposures were calculated to be 65 dB DNL and 63 dBA Leq(24).
At the most impacted planned building setback of the first floor elevation of the
single-family homes, 52 ft. from the centerline of the roadway, the noise exposures were
calculated to be 64 dB DNL under existing traffic conditions and 65 dB DNL under
future traffic conditions. At the upper floor setbacks of the homes, the noise exposures
were calculated to be 65 and 66 dB DNL under existing and future traffic conditions,
respectively.
In the most impacted side yards of the homes closest to Blossom Hill Road, the
noise exposures were calculated to be 62 and 63 dB DNL under existing and future traffic
conditions, respectively. A 2 dB downward adjustment was applied to the noise exposure
at the building setback to account for partial shielding of traffic noise provided by the
buildings of the project.
Thus, the noise exposures will be up to 3 dB in excess of the 60 dB DNL noise
goal recommended for this project.
B. Interior Noise Exposures
To evaluate the interior noise exposures in project living spaces, a 15 dB
reduction was applied to the exterior noise exposure to represent the attenuation provided
by the building shell under annual -average conditions. The annual -average condition
assumes that windows have single -strength (3/32") glass and are kept open up to 50 % of
the time for natural ventilation. Thus, the interior noise exposures in living spaces closest
to Los Gatos Boulevard will be 52 dB DNL under existing traffic conditions and 53 dB
DNL under future traffic conditions. Thus, noise exposures will be up to 8 dB in excess
of the standards of Town of Los Gatos Noise Element and Title 24.
- 13 -
The interior noise exposures in living spaces closest to Blossom Hill Road will be
50 dB DNL under existing traffic conditions and 51 dB DNL under future traffic
conditions. Thus, noise exposures will be up to 6 dB in excess of the standards of the
Town of Los Gatos Noise Element.
As shown by the above evaluations, exterior and interior noise exposures excesses
will occur and mitigation measures will be required. The recommended mitigation
measures are in described in Section II of this report.
This report presents the results of a noise assessment study for the planned mixed -use
development at 16005 Los Gatos Boulevard in Los Gatos. The study findings and
recommendations are based on field measurements and other data and are correct to the
best of our knowledge. However, significant changes in the predicted traffic volumes,
speed limits, motor vehicle technology, noise regulations, or other future changes beyond
our control may produce long-range noise results different from our estimates.
If you have any questions or would like an elaboration on this report, please call me.
Sincerely,
EDWARD L. PACK ASSOC., INC.
Jeffrey IC. Pack
President
Attachments: Appendices A, B, and C
(e)
APPENDIX A
References
(a) Site Plan, "Los Gatos Boulevard and Blossom Hill Road", by Kenneth Rodrigues
& Partners, Inc., August 2, 2010
(b) Town of Los Gatos General Plan, Chapter 8.0, "Noise Element", July, 2000
(c) California Code of Regulations, Title 24, Part II, "Sound Transmission Control",
Revised 1989
(d) "Traffic Impact Study for the Proposed Mixed -Use Development at 16005 Los
Gatos Boulevard", by TJKM Transportation Consultants, December 23, 2009
Highway Research Board, "Highway Noise - A Design Guide for Highway
Engineers", Report 117, 1971
APPENDIX B
Noise Standards, Terminology, Instrumentation
Ventilation Requirements, and Building Shell Controls
1. Noise Standards
A. Town of ,Los Gatos Noise Element Standards
The Noise Element of the General Plan of the Town of Los Gatos, adopted July,
2000, specifies noise limits for various land uses.
Land Use dB DNL dBA Leq(24)
Residential 55
Commercial 70
Industrial 70
Open Space
Intensive (developed park) 55
Passive (natural park) 50
Hospital 55
Educational 55
Interior noise exposures for single-family developments are specified to be the
same as multi -family developments. This statement asserts coincidence with the standard
of the State of California Code of Regulations, Title 24 noise limit of 45 dB DNL for all
new housing.
B-1
B. Title 24 Noise Standards
The California Code of Regulations, "Sound Transmission Control", Title 24, Part
II, applies to all new multi -family dwellings including condominiums, townhouses,
apartments, hotels and motels. The standards, which utilize the Day -Night Level (DNL)
descriptor, establish an exterior reference or criterion level of 60 dB DNL, and specify
that multi -family buildings to be located within an annual DNL zone of 60 dB or greater
require an acoustical analysis. The analysis report must show that the planned buildings
provide adequate attenuation to limit intruding noise from exterior sources to an annual
DNL of 45 dB or less in any habitable space. The Community Noise Equivalent Level
(CNEL) descriptor, which is similar to the DNL, may also be used, as the DNL and
CNEL are considered to be equivalent.
The Title 24 standards also establish minimum sound insulation requirements for interior
partitions separating different dwelling units from each other and dwelling units from
common spaces such as garages, corridors, equipment rooms, etc. The common interior
walls and floor/ceiling assemblies must achieve a minimum Sound Transmission Class
(STC) rating of 50 for airborne noise. Common floor/ceiling assemblies must achieve an
Impact Insulation Class (IIC) rating of 50 for impact noise. These ratings are based on
laboratory tested partitions. Field tested partitions must achieve ratings of NIC and FIIC
45.
B-2
2. Terminology
A. Statistical Noise Levels
Due to the fluctuating character of urban traffic noise, statistical procedures are
needed to provide an adequate description of the environment. A series of statistical
descriptors have been developed which represent the noise levels exceeded a given.
percentage of the time. These descriptors are obtained by direct readout of the
Community Noise Analyzer. Some of the statistical levels used to describe community
noise are defined as follows:
L i A noise level exceeded for 1% of the time.
Li0 A noise level exceeded for 10% of the time, considered
to be an "intrusive" level.
L50 The noise level exceeded 50% of the time representing
an "average" sound level.
L90 The noise level exceeded 90 % of the time, designated
as a "background" noise level.
Leg
The continuous equivalent -energy level is that level of a
steady-state noise having the same sound energy as a given.
time -varying noise. The Leg represents the decibel level of
the time -averaged value of sound energy or sound pressure
squared and is used to calculate the DNL and CNEL.
13-3
B. Dav-Night Level (DNL)
Noise levels utilized in the standards are described in terms of the Day -Night
Level (DNL). The DNL rating is determined by the cumulative noise exposures
occurring over a 24-hour day in terms of A -Weighted sound energy. The 24-hour day is
divided into two subperiods for the DNL index, i.e., the daytime period from 7:00 a.m. to
10:00 p.m., and the nighttime period from 10:00 p.m. to 7:00 a.m. A 10 dB weighting
factor is applied (added) to the noise levels occurring during the nighttime period to
account for the greater sensitivity of people to noise during these hours. The DNL is
calculated from the measured Leq in accordance with the following mathematical formula:
Where:
DNL = [(Ld+l0logiol5) & (4+10+101ogio9)] - 101ogio24
Ld = Leq for the daytime (7:00 a.m. to 10:00 p.m.)
L„ = Leq for the nighttime (10:00 p.m. to 7:00 a.m.)
24 - indicates the 24-hour period
& - denotes decibel addition.
C. A -Weighted Sound Level
The decibel measure of the sound level utilizing the "A" weighted network of a
sound level meter is referred to as "dBA". The "A" weighting is the accepted standard
weighting system used when noise is measured and recorded for the purpose of
determining total noise levels and conducting statistical analyses of the environment so
that the output correlates well with the response of the human ear.
B-4
3. Instrumentation
The on -site field measurement data were acquired by the use of one or more of the
precision acoustical instruments shown below. The acoustical instrumentation provides a
direct readout of the L exceedance statistical levels including the equivalent -energy level
(Leg). Input to the meters was provided by a microphone extended to a height of 5 ft.
above the ground. The meter conforms to ANSI S 1.4 for Type 1 instruments. The "A"
weighting network and the "Fast" response setting of the meter were used in conformance
with the applicable ISO and IEC standards. All instrumentation was acoustically
calibrated before and after field tests to assure accuracy.
Bruel & Kjaer 2231 Precision Integrating Sound Level Meter
Larson Davis LDL 812 Precision Integrating Sound Level Meter
Larson Davis 2900. Real Time Analyzer
4. Ventilation Requirements
Ventilation requirements to be applied when windows are maintained closed for
noise control are specified in the Uniform Building Code (UBC), 2001 edition, Section
12.03.3 as follows:
"In lieu of required exterior openings for natural ventilation, a
mechanical ventilating system may be provided. Such system shall
be capable of providing two air changes per hour in guest rooms,
dormitories, habitable rooms, and in public corridors with a
minimum of 15 cubic feet per minute (7L/s) of outside air per
occupant during such time as the building is occupied."
Based on our previous experience, a "summer switch" on the furnace fan is
normally considered acceptable as a ventilation system by FHA and other agencies. Air-
conditioning is also an acceptable system.
B-5
5. Building Shell Controls
The following additional precautionary measures are required to assure the
greatest potential for exterior -to -interior noise attenuation by the recommended mitigation
measures. These measures apply at those units where closed windows are required:
• Unshielded entry doors having a direct or side orientation toward
the primary noise source must be 1-5/8" or 1-3/4" thick, insulated
metal or solid -core wood construction with effective weather seals
around the full perimeter. Mail slots should not be used in these
doors or in the wall of a living space, as a significant noise leakage
can occur through them.
• If any penetrations in the building shell are required for vents,
piping, conduit, etc., sound leakage around these penetrations can
be controlled by sealing all cracks and clearance spaces with a non -
hardening caulking compound.
• Fireplaces should be provided with tight -fitting dampers.
B-6
APPENDIX C
Noise Measurement Data and Calculation Tables
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DNL CALCULATIONS
GEIER & GEIER
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