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2011060610 - Attachment 04 - 16005 Los Gatos BoulevardTOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: April 27, 2011 PREPARED BY: APPLICATION NO.: LOCATION: APPLICANT: Heather Bradley, Contract Planner hbradleyc losgatosca.gov Planned Development PD-07-145 Negative Declaration ND-07-148 ITEM NO: 1 16005 Los Gatos Boulevard (Located on the northwest corner of' Los Gatos Boulevard and Blossom Hill Road) Kenneth Rodrigues and Partners PROPERTY OWNER: CHL Ventures, LP APPLICATION SUMMARY: Requesting approval to rezone the project site from CH to CH:PD to demolish the existing auto dealership buildings, to construct a mixed - use development consisting of retail and office commercial space, townhomes, and single-family residences. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNs 529-16- 025and 053. RECOMMENDATION: 1. Forward a recommendation to Town Council for approval of the Mitigated Negative Declaration (MND) and Mitigation Monitoring Program (1VIl1/IP). 2. Forward a recommendation to Town Council for soft approval of the proposed Planned Development (PD) application. PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Mixed Use Commercial Restricted Highway Commercial (CH) General Plan, Commercial Design Guidelines, and Los Gatos Boulevard Plan 4.4 acres Existing Land Use General Plan Zoning 0 & R-1:8 North Office & Single Family Residential Mixed Use Commercial & Low Density Residential East Commercial Mixed Use Commercial C-1 South Commercial Mixed Use Commercial CH West Multi -Family Medium Density Residential RM5:12 Attachment 4 Planning Commission Staff Report - Page 2 16005 Los Gatos BoulevardlPD-07-145,"ND-07-148 April 27, 2011 CEQA: It has been determined that this project will not have a significant impact on the environment and a MND is recommended. FINDINGS: • The Planning Commission must make a finding that the zone change is consistent with the General' Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines if their recommendation is for approval. ■ As required by theTown's Traffic Policy for community benefit, • As required by the Town's Traffic. Impact Policy. ACTION: 1. Forward the project to the Town Council with a recommendation on the Mitigated Negative Declaration and Mitigation Monitoring Plan. 2. Forward the project to the Town Council with a recommendation on the proposed zone change (PD application). EXHIBITS: 1 - 15. Previously Submitted 16. Required Findings and Considerations for approval (revised, 2 pages) 17. Architect's Exhibits " of road/driveway distances and renderings 18. Architect's letter describing plan revisions, received March 1, 2011 (3 pages) 19. Architect's Exhibit , of project corrections m response to Technical Review comments (8 pages) 20. Revised Justification letter (9 pages) received April 20, 2011 21, Peer review from Consulting Architect dated April 6, 2011 22. Memorandum from TJKM. Traffic Consultants dated, April 21, 2011 (4 pages). 23. TJKM Memorandum dated April 26, 2010 (2 pages), Traffic Impact Study prepared by TJKM December 23, 2009 (34 pages) and TJKM Memorandum dated November 4, 2009 (4 pages). 24. Revised Single -Family Green -Point -Rated Checklist (5 pages) and LEED Checklist (5 pages) 25. Excerpt from Summary Planning Commission minutes of January 12, 2011 (17 pages) 26. Story pole photos from January 2011 27. Revised Draft Planned Development Ordinance (28 pages) (including zone change map with revised Development Plans, received March 11, 2011) Planning Commission Staff Report - Page 3 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 BACKGROUND: On January 12, 2011, the Planning Commission considered a Planned Development application for a new mixed use development at 16005 Los Gatos Boulevard at the intersection with Blossom Hill Road. During the public testimony and Commission discussion, concerns were raised regarding the proposed project. As a result, the Commission continued the project and directed the applicant to respond to the following concerns: • Circulation Patterns — Improve the vehicular and pedestrian circulation within the development, and add pedestrian connections to the commercial buildings from Los Gatos Boulevard and Blossom Hill Road to encourage pedestrian activity along the sidewalk. • Traffic — Address the safety of the distance to weave over to left/U-turn on Los Gatos Boulevard from Placer Oaks Road. The Commission also directed staff to provide additional information on the inputs and analysis used in the traffic study (refer to Exhibits 22 & 23). Project Density — Reduce the number of dwelling units and the Floor Area Ratios (FAR). • Open Space — Provide adequate common and private residential open space. • Setbacks — Provide greater building setbacks on Los Gatos Boulevard and additional landscaping. • Zoning Exceptions — Conform to all requirements of the Zoning Ordinance and eliminate exception requests.. • Below Market Price (BMP) units •— Incorporate BMP units within the residential deVelopment rather than within the commercial portion. • Node/Gateway — Add a Node/Gateway feature at the corner of Los Gatos Boulevard and Blossom Hill Road. • Building Heights — Lower the residential and commercial building heights. • Community Benefit — Focus on impacts to traffic and safe pedestrian circulation to the schools. • Parking -Provide all required parking for both the residential and commercial portions of the development. DISCUSSION: The applicant has submitted revised plans in an attempt to address the Commission's concerns, and a letter, Exhibit 18 outlining changes to the project from the previous proposal. The Planning Commission Staff Report - Page 4 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 applicant has also submitted Exhibit 19 in response to deficiencies outlined of the Technical Review Committee meeting of March 30, 2011. Since the applicant had already printed plans for Exhibit 27, and in an effort to avoid additional delay, staff did not ask for a complete set of revised plans incorporating the deficient information, However, the applicant will need to incorporate the deficient information from Exhibit 19 directly into the plans prior to the Town Council meeting on the PD Ordinance, The current proposal includes two commercial buildings totaling 30,790 square feet (an increase of 7,523 square feet of commercial space in part due to the removal of the senior BMP units) and 25 residential units (a decrease of 10 residential units ineluding the senior BMP units). Commercial Building One, located at the corner of Los Gatos Boulevard and Blossom Hill Road, consists of a first floor of 11,326 square feet and a second floor or 3,346 square feet, Commercial Building Two, located along Placer Oaks Road near the corner of Los Gatos Boulevard, consists of a first floor of 9,770 square feet and a second floor of 6,348 square feet. The 25 residential units vary in size from approximately 1,500 to 2,500 square feet and include 14 detached .single- family residences, a single family duet (for sale duplex units) and nine townhomes located along Blossom Hill Road. Three BMP units would include the two duet units located along Placer Oaks Road and one townhome along Blossom. Hill Road. The following is a discussion of the plan changes as they relate to the Planning Commission's concerns as stated above. A. Circulation Patterns The applicants have added pedestrian connections to both commercial buildings from Los Gatos Boulevard and Blossom Hill Road. An internal sidewalk, adjacent to the open space, links the commercial development portion of the site to the residential and an additional sidewalk runs the length of the residential street. A row of shade trees and shrubs runs adjacent to this'sidewalk to screen the residential development from the parking lot. The applicant has added an outdoor dining patio area to enliven the commercial comer of Los Gatos Boulevard and Blossom Hill Road. Refer to the Node/Gateway discussion below. The Town's Consulting Architect has expressed concern with the pedestrian connections between the two commercial buildings through the parking lot and has suggested project improvements to strengthen these connections (refer to Exhibit 21 and Conclusion discussion below). The entry driveways to the project have remained in the same general locations except for the project exit onto Placer Oaks Road which has moved closer to Los Gatos Boulevard so that the building at that comer can be set back from the Boulevard. The Town's traffic consult has evaluated the revised driveway location and finds it acceptable (refer to Exhibit 22). Planning Commission Staff Report -Page 5 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 B. Traffic The applicant's architect has prepared Exhibit 17 to show the distances from the driveways of neighboring shopping centers on the three adjacent comers of the Los Gatos Boulevard and Blossom Hill Road intersections to illustrate that the proposed weave movement over to the left turn lane on the Boulevard is comparable or greater in length than the left movements from the adjacent shopping centers. Additionally the Town's Traffic Consultant has evaluated the exit from Placer Oaks Road over to the left turn lane on the Boulevard (eastbound to Blossom Hill Road). No accidents have been reported involving this maneuver and the traffic consultant does not anticipate safety problems at this intersection due to the project. The intent to provide the southbound Los Gatos Boulevard u-tum movement at Blossom Hill Road and the associated median island modifications have been removed from the current proposal. The Town's traffic consultant, TJKM Transportation Consultants completed an assessment of potential impacts for the project as submitted in 2009 (consisting of 47 single family residences, ten senior BMP apartments and approximately 17,000 square foot of retail space). Subsequent to the TJKM report prepared in December 2009 an addendum was prepared in April 2010 for the revised project that was presented at the Public Hearing on January 21, 2011. An additional addendum was prepared in April 2011 for the current project (consisting of fourteen single family homes, one single family duet and nine townhomes (25 residential units in total) with approximately 21,000 square feet of ground floor commercial and approximately 9,600 square feet of second floor commercial). The 2009 Traffic Study analyzed the impacts on the following five intersections: 1. Los Gatos Boulevard/Los Gatos Almaden Road 2. Los Gatos Boulevard/Blossom Hill Road 3. Los Gatos Boulevard/Shannon Road/Roberts Road 4. Blossom Hill Road/Roberts Road 5. Blossom Hill Road/Camellia Terrace The following six scenarios were addressed: 1. Existing Conditions - Current (Year 2009) traffic volumes and roadway conditions. 2. Existing plus Approved (Background) Conditions - Current Year (2009) traffic volumes and roadway conditions with the addition of traffic from approved developments within the vicinity of the proj ect. 3. Background plus Project Conditions - Identical to Background Conditions, but with traffic added from the development of the proposed project. 4. Background plus Project plus Pending Conditions - Identical to Background plus Project Conditions, except for additional (forecasted) traffic from future pending projects in the vicinity of the project. Planning Commission Staff Report - Page 6 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 5. Cumulative + . Vacant Auto Dealerships Conditions — trips estimated based on the previously approved auto dealership use, and 6. Cumulative + Future Redevelopment of Auto Dealerships Conditions trips estimated for potential future development of the vacant automobile dealerships TJXM concluded that all study intersections would continue to operate at level of service (LOS) D or better during both AM and PM peak hours, and found that the roadway capacity at the study intersections was sufficient to accommodate the additional project trips (refer to Exhibit 23) without degrading the LOS. Future development of this site was included in the cumulative impact analysis in the Environmental Impact Report for the 2020 General Plan at a projected ratio of 50% residential and 50% commercial mixed -use development. The current project proposes a ratio of 45% commercial and 55% residential land area development which would be considered generally consistent with the projected ratio analyzed. C. Protect Density The applicants have worked toward reducing both the number of dwelling units and the FAR by designing a mix of single family residences and townhomes. Townhomes will face Blossom Hill Road with a higher FAR (80%) while the single family residences internal to the site and facing Placer Oaks Road will have a 50% to 60% FAR. These lots average approximately 3,500 square feet with houses averaging 2,200 square feet. The commercial FAR has decreased slightly from 35.7% to 34.7%, however because the senior BMP apartments have been eliminated from the commercial portion of the project the amount of commercial (retail +.:office) space has increased; D. Open Space The applicants have provided a centrally located open space area which will provide a focal point for the project consisting of a 7,200 square foot lawn area bordered by flowering trees. The area is designed to serve the residents as well as business patrons and employees. However, staff is concerned with how the space would be utilized (refer to the Conclusion section below). E. Setbacks The applicants have set back Building 2 in conformance with the Planning Commission's direction while keeping Building 1 closer to the intersection corner in conformance with the Boulevard Plan. Fifteen feet of landscape buffer is still proposed (pursuant to Town Code requirements, the wheel -overhang area in the parking area adjacent to Los Gatos Boulevard will be landscaped to add an additional 1 % feet of green -space with a six inch curb without affecting Planning Commission Staff Report - Page 7 _ 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 the required parking space dimension). Minimum residential setbacks of 15 feet from the streets along Blossom Hill Road and Placer Oaks are provided. Internally the minimum residential setback is four feet from the entry/garage to the auto court, which will preclude any parking outside the garage. F. Zoning Exceptions The applicants have eliminated all exception requests except for the dead end street length for one proposed street within the residential development of approximately 200 feet. The Fire District has reviewed the plan and has accepted the dead end street as proposed. Staff has incorporated specific fire safety conditions into performance standards within the Draft Planned Development Ordinance (Exhibit 27). G. BMP Units The six senior BMP apartments have been eliminated from the project and replaced with three BMP units integrated within the residential development. As indicated in the Architect's Exhibit in response to the Technical Review comments (Exhibit 19), two of the BMP units would be located in a duet facing Placer Oaks Road adjacent to the commercial Building 2 and one would be located within the row of townhomes facing Blossom Hill Road. The number of units is consistent with the Town's Inclusionary Housing Program. H. Node/Gateway The Los Gatos Boulevard Plan (Boulevard Plan) indicates that nodes are intended to provide a heightened sense of awareness for motorists and pedestrians through strong architecture, spatial form, amenities, plazas, water features, public art, pocket parks, landscaping, and ;crossing surfaces. The Boulevard Plan further indicates that Gateways to the Boulevard should have special landscaping, architecture, and/or artistic displays that announce Los Gatos as a distinct area. The applicants have proposed an outdoor dining patio to enliven the building corner and have designed a focal point tower as an open pedestrian pass-thru, separating the restaurant portion of Building 1 from the retail portion. The tower is designed at a height of 28 feet and could be considered a gateway feature. Additionally a fountain and patio area adjacent to the parking lot side of Building 1 will be visible through the open pass-thru. For additional information on the Node and Gateway features of the project refer to discussion in Justification letter (Exhibit 20). I. Building Heights The applicants have lowered the building heights for all proposed structures. Residential heights have been lowered from a previously proposed range of 28 to 32 feet down to a range of 26 to 28 Planning Commission Staff Report - Page 8 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 feet. Commercial building heights have been lowered from a range of 24 to 33 feet down to a range of 18 to 26 feet (excluding the tower element at 28 feet). J. Community Benefit The applicant is required to dedicate land in order to widen Blossom Hill Road and proposes to install a new east bound left turn lane and stripped bicycle lanes in both east and westbound directions. These improvements also require relocation of an existing utility pole on Blossom Hill Road. This turn lane had been identified as being inadequate even under existing conditions and the applicants' agreement to construct this improvement goes above their fair share of costs fiom the impact of their project. However, by agreeing to construct improvements on Blossom Hill Road the applicants do not propose to contribute funds to improve the southbound queuing lane on Los Gatos Boulevard. The Engineering Department has estimated that the cost of constructing the Blossom Hill Road improvements is in excess of the developers fair share contribution to what would otherwise be required for both the Blossom Hill Road and Los Gatos Boulevard improvements. In addition to the improvements to Blossom Hill Road, the proposed open space area and outdoor patios will be a benefit to residents and customers, and given that this is considered a local shopping center, could also be considered a benefit to the community. Although the applicant's Letter of Justification references a dollar amount for the proposed contributions, many of the items identified are project requirements. While many of these requirements will provide community benefit, the dollar amounts provided have not been verified, due to the limited staff review time, and are inclusive of required improvements. K. Schools The project is expected :to generate 4,47. students :based on the formulas provided by the School District in the 2020 General Plan which are:.208 students per single family residence (14x.208 =2.912), .08 students per townhome (8 x .08=.64) and .305 students per below market price unit (3 .x .305=.915). Staff has forwarded the revised project plans to the School District and followed up by phone. Staff was able to briefly discuss the project with Leslie Paulides, Assistant Superintendent of Business Services. Ms. Paulides did expect to submit comments on the project; however no comments have been received at the date of preparation of this report. L. Parking The proposed number of parking spaces has increased from combined (commercial and residential) parking for 185 vehicles to parking for 196 vehicles and meets the total number of spaces required. The commercial portion of the property is short 11 spaces; however, the residential portion of the development has an additional 22 spaces, thus providing 11 extra spaces overall for the entire development. Staff supports this arrangement of parking spaces because one of the intended benefits of mixed use developments is to provide residents with Planning Commission Staff Report - Page 9 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 commercial services without needing to use their vehicles. Further, by locating the 11 additional parking spaces within the residential portion of the development the residents have more available guest parking spaces for use on a regular basis. M. Story Poles Since the time of the public hearing in January, several storms made it impossible to keep the story poles in place and the applicants were required to remove them. Staff strongly encouraged the applicants to construct new story poles for the revised project. However, due to cost constraints the applicants chose not to erect them a second time and have opted to provide illustrated notice boards on the three street sides of the project site instead. Exhibit 26 shows photos of the story ,poles that were in place at the time of the prior public hearing in January 2011. N. Architecture and Site Staff has received comments from the Town's Consulting Architect with concerns and suggested changes to the project (Exhibit 21). Staff agrees with these recommended changes and the applicant will need to address them prior to Architecture and Site approval. The concerns are summarized below: 1. The residential site plan does not create a strong streetscape along the interior roadway because front entries do not line the street to create a sense of neighborhood. 2. The visual terminus of the residential entry is a view of the rear of parked cars. 3. The fronts of some residential units face continuous garage facades across a narrow auto court. 4. The visual .edge between residential and commercial areas are not well defined 5. The shifting of Building 2 away from Los Gatos Boulevard is a move away from the contemporary approach to building placement and is a more common suburban model. 6. By shifting Building 2 the relationship between the two commercial buildings is weakened by the distance pedestrians must travel across the main project entry drive and the parking lot. 7. By shifting Building 2 the vehicle exit onto Placer Oaks has a shorter distance to Los Gatos Boulevard. 8. The outdoor seating area at the corner of Blossom Hill Road and Los Gatos Boulevard may benefit from a stronger buffer and additional landscaping. The suggested changes are summarized below: 1. Additional pedestrian crosswalks through the commercial parking lot to connect Buildings 1 and 2. Planning Commission Staff Report - Page 10 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 2. Additional landscaping along the crosswalks in the commercial area to enhance the pedestrian experience. 3. Enhance the building and landscaping edge for Building 1 at the corner of Blossom Hill Road and Los Gatos Boulevard. 4. Provide a stronger separation treatment at the western edge of the commercial parking lot to shield views of the parking lot from the residential areas, 5. Street facing facades should be developed` which allow transparent views. 6. An additional sidewalk should be added along the west side of the internal residential street and the residential units should be redesigned to have front entries facing streets. Side elevations facing internal streets should be fully articulated. 7. Eliminate the condition where unit entries face a continuous wall of garages by provide a landscaped entry walk from the internal residential street to serve units at the southwest corner of the site, 8. Utilize modular /decorative paving in the residential auto courts to give them more of a home entry feel. 9. Submit all elevations of all residential units. 10. Recess windows from exterior wall surfaces. O. Consistency with Town Plans and Guidelines The applicants have revised the project plans to in an effort to incorporate changes as directed by the Planning Commission; however, staff finds that the project continues to be inconsistent with several goals and policies of the General Plan, Los Gatos Boulevard Plan and Commercial Design Guidelines as follows (for additional discussion refer to Exhibit 3): General Plan: • Inf ll projects shall be designed in context with the neighborhood - The proposed project will have a lower residential density at 10 dwelling' units per acre (du/acre) than the neighboring multi -family residential projects which are 18 to 20 du/acre. • Encourage mixed use development consisting of residential above of behind non- residential uses in commercial areas- A horizontal mixed -use development does not sufficiently integrate the uses into a cohesive mixed use project. Further, the lower density diminishes the projects ability to buffer residential uses to the west and south which is typically the reason for placing higher density residential between residential and commercial areas. Provide residents with adequate commercial and industrial services — The loss of a portion of the site to residential use restricts the viability of the site to meet the greater commercial goods and service needs of the Town. • Retail sales tax leakage should be kept to a minimum by providing in -town convenience and comparative shopping opportunities — A Town leakage study conducted in 2009 identified the need for a large format retailer requiring sites of 3 to 10 acres. Planning Commission Staff Report - Page 11 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 Los Gatos Boulevard Plan: • Promote commercial activity that complements the whole Town — Introducing residential use at this valuable commercial corner could be precedent setting for other vacant or underutilized parcels north of Los Gatos -Almaden Road. • Provide a dependable source of income, employment opportunities, goods and services — The amount of retail and restaurant uses proposed will not provide meaningful employment opportunities. • Establish gateways as architectural or landscape elements which welcome people to Los Gatos and Los Gatos Boulevard as a destination & Ensure gateway features shall create a landmark spark civic pride, and add a heightened sense of identity to the Town — Building 1 provides a node and gateway feature through use of a pedestrian entrance tower and landscaped outdoor seating area. However, the Town's Consulting Architect and Town staff recommends strengthening this corner through use of a solid feature such as a low wall or landscape hedge (refer to discussion below under Commercial Design Guidelines and Exhibit 21). Commercial Design Guidelines: • Parking lots should be located behind or to the side of buildings facing Los Gatos Boulevard, whenever possible — The applicant has relocated Building 2 away from the Boulevard to soften -the mass and scale of the building from the street view, however, this is inconsistent with the Guidelines and the overall goals for development of the Boulevard (refer to concerns of the Town's Consulting Architect summarized in Section M above). • Projects located on corner parcels at signalized intersections should incorporate major design features on the intersection corner — The applicant has incorporated an open pedestrian entry tower and outdoor seating area for the future restaurant use, however, the outdoor seating area is not well defined (the Town's Consulting Architect has made recommendations to improve this corner which staff recommends be incorporated as a required change to the project during the Architecture and Site approval process. • Integrate the screening for all trash and service areas into the design of the buildings — The trash and service areas have been enclosed within the buildings, however staff would like to ensure that the roll up door be a high quality material consistent with the materials proposed within the development and has added a performance standard within the PD Ordinance. CEQA DE'1`ERMINATION: An Initial Study and Mitigated Negative Declaration were prepared for this project (Exhibit 12, previously submitted). The public comment period ended on January 10, 2011. Changes made to the project did not necessitate any additional mitigation measures. However staff is working Planning Commission Staff Report Page 12 - 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 with the Town's Environmental Consultant to ensure that changes to the proposed public improvements are consistent with the environmental documents. If there are any issues staff will follow up with a desk item. The areas of mitigation are as follows: • Air Quality • Biological Resources • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Noise • Transportation and Traffic All mitigation measures have been included as conditions in the Draft PD Ordinance (Exhibit 24). In addition, a Mitigation Monitoring Program has been prepared to designate the responsible depaitnient or agency, and timing of each mitigation measure (Exhibit 13, previously submitted). PUBLIC COMMENTS: Because the item was continued to a date uncertain; mailed notice of this public hearing was provided to property owners and tenants within 300 feet of the subject property and the application was re -advertised. At the writing of this report no written communications were received. CONCLUSION / RECOMMENDATION: A. Conclusion Staff believes the Commission should carefully consider the following issues when formulating a recommendation to Town Council: Architecture and Site Applications Staff concurs with architecture and site issues as described by the Town's Consulting Architect and recommends the applicant address these concerns with additional plan details provided during the Architecture and Site process. Staff has included a performance standard in the PD ordinance to ensure these changes are made during the Architecture and Site process. Circulation Staff concurs with pedestrian 'circulation issues as described by the Town's Consulting Architect and recommends that applicant incorporate additional landscaping and Planning Commission Staff Report - Page 13 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 walkway treatments provided to enhance the pedestrian experience during the Architecture and Site application process. Open Space Staff is concerned with how the open space area would be utilized and recommends the applicant provide details in the landscape plan aimed at strengthening the integration of the open space with the residential development such as delineation of; areas for passive uses (seating, eating) and active uses (playground), areas for shade (pergola) or sun, and/or community garden areas. Staff is concerned that the open space would not be fully utilized by the residents due to its proximity to the commercial development, and thus would not fully meet the intent of residential development open space requirements. Setbacks Staff remains concerned about the project's overall compatibility with the Los Gatos Boulevard Plan in regards to separating commercial buildings from the street with parking lots. Density While staff believes that the proposed density is in line with the direction provided by the Planning Commission, staff remains concerned that the density is not appropriate for the Boulevard site, in that multi -family rather than single family uses typically serve as a transition from higher intensity commercial development along major arterials to lower intensity adjacent residential uses. Consequently higher density, mixed use multi -family residences may be a more appropriate use in this location. Staffis satisfied with the Amount of commercial space provided in that the applicants were able to incorporate the BMP units into the residential development thereby freeing additional office space that was otherwise occupied by the senior BMP units. Street Length Exception Request Staff believes that the street length exception request can be supported for the following reasons: The Fire Department has determined that they can adequately access the structures; • Appropriate safety conditions have been incorporated as performance standards within the Draft Planned Development Ordinance, Planning Commission Staff Report - Page 14 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 April 27, 2011 Node/Gateway Staff believes the tower entry element and outdoor seating area for the restaurant use will enliven the intersection corner and adequate meet the intent of the node and gateway goals of the Los Gatos Boulevard Plan. Community Benefit The Planning Commission should provide input regarding the applicant's proposed Community Benefit and determine if it outweighs the traffic impact as requiredby the Traffic Impact Policy. Parking Staff believes that the minor inadequacy of parking provided in the commercial portion of the development is acceptable for the following reasons: • The parking spaces are accounted for as additional spaces within the residential portion of the development; • The project is a mixed use development; • The overall parking requirements are met. Consistency with Town Plans and Guidelines The Commission should ° also carefully consider whether the proposed project is consistent with the General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines. Staff remains concerned with several inconsistencies with the Commercial Design Guidelines and Los Gatos Boulevard Plan as they pertain to the placement of proposed Building 2 (refer to discussion above and Staff Report of January 12, 2011) and General Plan goals as they pertain to the loss of available commercial land (refer to Exhibit 3). B. Recommendation Staff recommends that the Commission take the following actions: 1. Find that the Planned Development is consistent with the General Plan, Los Gatos Boulevard Plan, and. Commercial Design Guidelines (Exhibit 2, previously submitted); and 2. As requiredby the Town's Traffic Policy for community benefit (Exhibit 2, previously submitted); and Planning Commission Staff Report - Page 15 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 Apri127, 2011 3. Forward a recommendation for approval of the following to the Town Council: a, Mitigated Negative Declaration (Exhibit 12, previously submitted) b. Mitigation Monitoring Program (Exhibit 13, previously submitted) c. Planned Development Ordinance (Exhibit 27) Alternatively, the Commission can: 1. Forward a recommendation for denial of the Planned Development application to the Town Council: or 2. Forward a recommendation for approval of the Planned Development application to the Town Council with direction for modifications to the proposed development: or 3. Continue the matter to a date certain with specific direction. P pared by: Heather Bradley Contract. Planner WRR:HB:ct Approved by: Wendie R. Rooney Director of Community Development cc: Kenneth Rodrigues and Partners Inc., 445 Whisman Rd., Ste,200, Mountain View, CA 94043 CHL Ventures, 489 S. El Camino Real, San Mateo, CA 94402 N;IDEV\PC REPORTS12011\16005 LOB-PD 2.doc PLANNING COMMISSION — April 27, 2011 REQUIRED FINDINGS & CONSIDERATIONS FOR: 16005 Los Gatos Boulevard Planned Development PD-07-145 Negative Declaration ND-07-148 Requesting approval to rezone the project site from CH to CH:PD, to demolish the existing auto dealership buildings to construct a mixed -use development consisting of retail commercial space, single- family residences, and townhomes. No significant environmental impacts have been identified as a result of this project, and a Mitigated Negative Declaration is recommended. APN 529-16-025 and 053 PROPERTY OWNERS: CHL Ventures, LP APPLICANT: Kenneth Rodrigues & Partners FINDINGS: Required consistency with the Town's General Plan: The proposed Zone Change is internally consistent with the General Plan and its Elements. Required consistency with the Town's Traffic Policy for a community benefit: Projects that generate additional traffic of five or more peak hour trips may only be recommended for approval if the project's benefits to the community override the traffic impacts as determined by specific sections of the General Plan and/or any Specific Plan. If a project generates additional traffic of five or more peak hour trips the burden is on the applicant to cite economic or housing benefits to the Town and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Community which outweighs the traffic impact. The deciding body must make specific findings which demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. The applicant is offering a community benefit to construct improvements on Blossom Hill Road including street widening for an eastbound double left turn lane, east and westbound bike lanes, and modifications to the pedestrian refugee islands (pork -chop islands) to improve bicycle and pedestrian safety. The cost of these improvements would exceed the applicants combined fair share contribution toward improvements to Los Gatos Boulevard and Blossom Hill Road. Required consistency with the Town's InfiliPolicy for community benefit: 1. The project contributes to the further development of the surrounding neighborhood by: improving circulation and pedestrian safety through the improvements proposed as the community benefit for traffic impacts; contributing to neighborhood unity by providing single family residents and neighborhood serving commercial development; and will not detract from the existing quality of life. 2. The project is designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding residential development, provides adequate circulation and on -street parking, 3. Corridor lots are not proposed. 4. The applicant has demonstrated the benefit of a Planned Development through excellence in design. 5. The project demonstrates a strong community benefit and findings of benefit are part of the record. N:1DEVIFINDINGS12011116005 LOB PC Findings & Considerations 4-27-2011.doc F.XNIBIT 17 Kenneth Rodrigues it Partners ED r 2011 TOWN j OF LOS GATOS --PLANNING-o(VrS10N February 24, 2011 Ms. Heather Bradley Town of Los Gatos Planning Department 110 East Main Street Los Gatos, CA 95030 RE: 16005 Los Gatos Boulevard Dear Heather: Attached please find 5 - full size, and 20 - 11x17, colored drawings for our next planning commission hearing. Thenew drawings include: AO Design Imagery Al Site Plan A2 Building One Exterior Elevation A3 Building Two Exterior Elevation A4 Building One and Two Lower Level Floor Plan A5 Building. One and Two Upper Level Floor Plan A6 Lane Homes Floor Plans and Elevations A7 Street Facing Floor Plans and Elevations A8 Townhorries' Floor Plans and Elevations The following changes have beenmade to the'drawings in an effort to design project following the planning commission's direction on January 12, 2011. a SITE PLAN The site plan for both uses has been revised to respond to the planning commission's direction. Al[ building setbacks meet the zoning code requirements. The residential and commercial' uses have been linked together by an increased open, space area. This "COMMON OPEN SPACE" fully integrates the two uses as a true'horizontal mixed- use project. The overall density, scale and massing of the project has been reduced while landscaping, open space, pedestrian walks and: outdoor dining .areas have been increased. 445 North V./his:non Rood Suite-200 Mounloin_View, CA.` --94043` 650965.0Z00_:___—_ EXHIBIT h8 Residential - Access points remain the same as previous project. - Density has been reduced from 12 units/acre (29 homes) to 10 units/acre (25 homes). - BMR units are distributed throughout the residential portion of the project. - Open space has increased from 1,200ft2 to 7,200ft 2 . - Open space has been integrated between residential and commercial projects. - View corridors from the residential properties to the west have been increased to the east foothills. - Resident and guest parking has been increased from 2.5 spaces/unit to 3.0 spaces/unit. - FAR has decreased from .90 to .50 and .60. - Three different types of homes and elevations are proposed; Lane Homes, street facing homes along Placer Oaks Road and Townhomes along Blossom Hill Road. dl. Commercial - Access points remain the same on Blossom Hill Road and Los Gatos Boulevard. Access on Placer Oaks Road has been moved further away from the existing neighborhood toward Los Gatos Boulevard. - Building Area has been reduced from 31,895ft2 to 30,790ft2. - Street level Retail Area is 21, 096ft 2. - Second level Office Area is 9,694ft2 . - Building 2 has been set back on Los Gatos Boulevard and Placer Oaks Road to improve the massing and scale of the project along the Boulevard. - Parking increased from 110 spaces to 120 spaces. - Landscape, sidewalks and patio areas have been increased from 28,405ft 2 to 33,314ft 2. - Paving has been decreased from 37,503ft2 to 34,286ft2 . - The "NODE" at the corner of Los Gatos Boulevard and Blossom Hill Road has been enhanced with an outdoor dining patio, a pedestrian entry element set back from Blossom Hill 'Road and increased lighting and landscaping. - Pedestrian circulation has been Increased from all public streets and throughout the development. - Outdoor dining areas have been increased and enhanced, - The heights of both buildings have been lowered from 19-35 feet to 18-28 feet. - The scale and massing of the project has been reduced by breaking up roof forms and size of the retail units. ELEVATIONS Commercial The overall quality of the materials for the project have been elevated. The commercial elevations have been broken down to smaller scale lease units further enhancing the pedestrian scale of the project. These smaller building. forms are very similar t clustered residential units. Wood trellis arbors with bougainvillea vines have been added to both buildings. A stone pedestrian entry feature adjacent to the project "NODE" is set back from Blossom Hill Road. This stone feature allows pedestrians to enter the project from the Blossom Hill/Los Gatos corner which helps activate the retail shops. Pale stucco walls, clay tile roofs, exterior balconies and wrought iron detailing add to the Spanish Revival architecture. II. Residential The elevations, scale and massing have all been reduced. Three product types have been designed, all with Spanish Revival facades to further compliment and stitch the residential and commercial uses together. Entry porches with sloped tile roofs further breakdown the scale of the facades. Wood balconies matching the commercial shops have been added. Wrought iron accent details and wood shutters have been added to further compliment the pedestrian scale of the project. Should, you have any questions regarding our resubmittal please call me to discuss. Sincerely, Keth Rodrigues & Partners, Inc. enn= h Rodrigues, FAIA Kenneth Rndriguir.& Partnars, VK. '13.11-mh- -4.1,1. '4,-;44r.,Y. ce 2011 TOWN OF LOS GATOS PLANNING. QIVISION April 5, .201,1 Ms. Heather Bradley Town of Los Gatos. Planning Department 110 E. Main St. Los Gatos, CA 95031 Re: Tech Review Comments Dear Heather: I have prepared this letter in response fo our Tech Review last week. Plannina Department Comments Residential Development 1. Identify the Vocation of the BMR units, We have. Identified the location of the three EMR Units. (see aftccId site plan exhibit 1) 2. Future plans must show the minimum setbacks provided. Staff notes fhat on several floor.plans the setback lines. is drown to a recess in the building wall rather than the outermost wall projection where the setback Must be measured to. We have *shown Inc mrkj setbacks on the site plan, No btiliding area will encroach info the required Setback. Each buildina will be fully dirnensioned on the si e end archaectural submittal to follow. (see affectled site plan, exhibit 1) 3: Floor plans for Private. Lane. Homes and Street Facing Homes do hot match elevations provided in all cases. The elevations ere conceptual and each specific floor pier, along with its elevation will be provided during the site and architectural application te •submitted at a later date, 4. Provide rear setback measurements for the Street Facing Homes. ec attached site pion, exhibit 1. EXHIBIT 1 9 5.. Provide interior Minimum dimensions for all garages which must be 20 feet x 20 feet, clear of any shelving, mechanical equipment or appliances.. Ail interior dimensions for all garages shall be 20 feet 20 feet dear. 6. Clarify if there is any driveway parking proposed for any of the residences. There is no driveway parking proposed for tiny of the residences, 7. Provide Lot Area and FAR information for the Townhomes. The lot area for the townhornes is 1,670 ill and the far is .80. See exhibit 1, 8. Provide information on the average amount of private open space for each •housing type. The average amount of private open space within the residential development is 832 ft'. 9. indicate in the letter of Justification that residential building heights have decreased from: 28-32 feet to 25-28 feet Building heights have been reduced from 28-32 feet to 25-28 feet. Commercial Development The corner of Los Gatos Boulevard and Blossom Hill is a Gateway as identified in the iLos :Gaitos Boulevard Plan (L.GBP). in addition to your discussion of Nodes In the Letter of Sustification, discuss the .projects consistency With theT-LGBP objective that "Maor entrances ,to the Boulevard wITI have a special landscaPing area, drohitecture, and/or artistic display that 'announces Los -Gates as a distinctive area," vnique outdoor dining patio, lanciscapina, loy:( stone wails,0 .peaeshkzr walkway -and entry, tower all :make this 1project consistent with the LC-8P abler:fives. 2. Provide a breakdown:of square:footage for each commercial ground 'floor space OS well. as separate calculation of the outdoor patia.for the proposed -restaurant use. See ailached floor plans, 04hibit. 2 and 3. 3., identify the -location of trash enclosures, .ditr,lched floor plans, -exhibit 2 and 3. 4. Ideplity the purpose/use of the garage door on The west elevation of Building 1, Th rail u door ss...rves the trash enclosure room 'beyo,nd, :Bee e;ttn.l.b. it 2 and 3, 5. Parking spaces shall be 16 f,eet in depth wit t,,qo feet of overhang: 'The -spaces fronting Los Gatos Boulevard should be designed to have a landscaped oVerhang of two feet to increase the VLsual appearance of landscaping along the Boulevard. As per our discussion at the Tech Review meeting the 13 stalls along Los Gatos Boulevard shall be .,:x16 with a 2 foot oVerhang, This will increcte the landscape from 15 feet to 17 feet in this area. Ali other stalk shciltbe "‘Px18. 6, Future plans must show the Minimum Setbacks provided. Staff notes. that on seVeral floor plans the Setbackline is drawn to a recess in the building rather than the outermost wall projection:Where the Setback must be measured to. Ali blinding walls shall be setback 15 feet minimum from Blossom H111 Road, Los Gatos Boulevard and Placer Oaks. 10. Provide a list of all deviations iron zoning standards that are requested With the Planned Development application. There are no deviations from thezonina standards request on the commercial DeVeloprnent. The only requested deviation from the zoning standard' on the residential develOt.s..Ment occurs at the Streets that exceed 150 feet. The fire deparinnent has reviewed cur plan and is supportive of the streets that exceed 15Q feet. t. PrOvide on updated aolOr arid Material board. for the project. The cClor and Material board has been reVised and rtellvered to the Town Planning Department. • Building Division Carnments Conditions 1-18 Wni be addressed at he time of site ancl architectural/blinding permit submittal. Public Works Comments 1, Traffic Consultant is awaiting funding for final review - plans have been forwarded, A check has been delivered to the Town by Sand Hill Property Company. 2. Setbacks to residential units, shall be shown for all typical unit layout. EnsUre sheets Al and A6, 7 and 8 are consistent. Selbc,Icks have been show: an ex It 1. A 3, Sheet Al - Typical parking stall •dimensions shall be shown as done on prior plan set. Ail stalls are 9x18 feet except as noted on #5 of the Planning Comments. 4. Sheet AT - Residentiol area Summary does not include full (building square footage), Please review and clarify. See exhibit 1. 5, Unclear on plan set that duplex !mitts a duplex. Please note or identify as such. See exhibit 1 for DEAR duet Ong, located on Placer Oaks. 6. C2.0 - One stall on the residential street adjacent to walk at the open space is shown as landscaping on Shr Al thus parking counts do not match. This will be corrected on the site and architectural submittal. 7. Please add -typical dimensions for .street, .stalls, drive dies on one of the Civil Sheets. This Will be added to the drawings for the site and architectural stibrnifical. 8. Grades on parking lot in north east corner the of site are not provided, it is unclear how .drainage from lot will be directed to ensure required residence tirne in proposed bioswale for cleansing. If grades become an issue an alternate means of treatment may be required including biofiltration or additional Pilierra Units. See attached exhibit. 4. 9. Minor clerical items on Sht 7.0 - median doesn't scale •5' OIS- shOWn and new entry location conflicts with :Electr011er relocation:.on southern Side of prOjeci. This will be corrected prior to site and architectural -submittal. 10. Street tree replacements will be required to be from the Town ivi,aster Tree List. Magnolias as proposed along Plocer Oaks will note be allowed. This will be revi.sed In the :final landsdape .plan submittal to ale: ano a tc hit 6c turd approval. Sincerely, Kenneth Rodrigues & Partners, Inc. • • '90). K.Dare S.Yashlina LOS GATOSS. GALIFORN!A 2 BMR UNTS » ! 00 )kk ( { { 2 $ k 7 } ; [ \ (/) AB -moo ma, ma\ \ 1'S' SETBACK }) <0 X w ...., 0 :=•j- ,.3 ..., cc/3 ,rx ,,. ..c „rs 0-- 8 il 0 on- 8 _1 2 cn w t,-,,, gge.0 = 0 to- o CD it. to g g. o ,dF 0 ' 4 13` 0 • Z %I Z Z CI z z M Z. •2 0 tt,. t. CL CL Z Z halnou 8 8 (9 cc cc 8 8 ouvsalvo o-r"2u3 w ce. rc tt 4/9 w w ---,....., -4- 1 .f0 • • - • -."-••-.•,_ L .to Lid a. 0 0 LL. LJJ (Y. 0 0 2 I— iv's. LIJ 1 I fI1 .1 0 Z..... .+--, i:F 0 i. .. i uiii . i '.0 i t t 1- .7i 0 Li„.. I''',.01 . t! o ... 0 :IX 0 0 • ,_1 'LL i 1 0 0 :CC 0 B F'ir , ..,, ...... ......., ,.1..1. , ... .. ,.....,-.. Li g (2t W I fri (9 :g • .1 1 o t-1 z tn i 1" z LOS GATOS; CALIFORNIA tiTs L. b a. BUILDING ONE UPPER FLOOR PLAN -.3,46 SF 1:1 ci 5 Q0 0 U.1 0- D 0 z 0 0 LL LU CI. 0 w 06 0 0 5 co ..C. 36168. .......; TC,::34 y . 3;62626..14 ...... „ TC,3614Q . I/RR"NFF� TO EU7S .F � P . 361 �= :JOSWALE SSCO CURB CUTS, F RUNOFF TO �B/OSWALE - E, 362'8 :P 36 35 - P �77- 65.45 P3625 %kutiai.` SANDIS YSAJWYOR IAMMEM[; /[x3 I36Ebuone Ave-.J.SunngvMle, CA 9-0095.1'P. 448.6360903 P.468.636,0999'r.ww.Eondiwn¢ OAKLANG CON P 3% 04..14-zOf3 210031 DCB'REM1 / 359,68 .:CONFORM 1.360, 6± SCHEMATIC GRADINQ AND DRAdNAOE PLAN 16005 Los Gatos Boulevard Justification Letter RECEIVED APR 20?Oil TOWN OF LOS GATOS PLANNING DIVISION Project Description 16005 Los Gatos Blvd is a pedestrian -oriented, horizontal mixed -use project comprising 16 single family houses, 9 townhouses including 3 BMP units, 21,096 square feet of street retail and 9,694 square feet of second floor office, The project in its current form is the product of a 4 year development process that has been shaped by the Los Gatos community and its numerous stakeholders, On one hand, the property is located on a vital commercial corridor, but on the other it needs to integrate well with the surrounding neighborhoods and embody the goals of the Los Gatos Blvd Plan, General Plan, and Town development standards. The proposed project reflects the Town's goals (as expressed in the Town guidelines) and also integrates project'specific community input resulting in a development that is expected to thrive in the short and long term. The buildings have been designed to comply with the requirements of the CH zone district as well as the goals and policies of the Los Gatos Boulevard Plan. The project adheres to the mixed -use General Plan designation and provides sufficient off-street parking for the proposed uses. The layout and access points to the buildings are intended to attract a combination of uses that will enhance the area while respecting the. needs of nearby residential uses. Design Process Comments received from the CDAC, Planning Commission, school district, elected council members, Town staff, neighbors and general community were positive influences in shaping the design and scale of the commercial and residential buildings. Stakeholders expressed a fundamental concern to protect the views of the hillsides. The commercial building on the corner of Los Gatos Blvd and Blossom Hill Road was designed as a single story building to maximize these views. The relatively low mass of that building minimizes view impacts while creating a presence on the boulevard. The massing and scale of the commercial building on Placer Oaks is greater but does not block view corridors and it matches the scale of the buildings across the street. The commercial significance of this location is clear. It was important to community stakeholders that the project incorporate community -serving retail and complement the other 3 corners of Los Gatos Blvd and Blossom Hill Road without forcing uncharacteristic density, massing, or height. Concerns about scale, massing, and density also impacted the residential project. A combination of small lot, single family homes and townhouses was selected to accomplish multiple goals. It eliminates large massed structures typically found in condominium. style developments, reduces the densities relative to multi -family projects, maximizes view corridors and minimizes traffic impacts. Also, the mixture of small lot single family and town homes addresses concerns about integrating well with the 1 EXHIBIT 20 neighboring areas and provides more affordable family housing, Another design feature shaped through the community process is the access to the property. The project design promotes access off of the commercial streets of Los Gatos Blvd and Blossom Hill Road, A key project goal is to minimize traffic and parking impacts on the neighboring areas. To that end, the project includes a median that will limit access off of Placer Oaks through a right -in and right -out from the property. The project sponsor also received critical input to that it should be mindful of the local and regional impact of this project. The proposed 16 single family lots and 9 townhouses are adjacent to the residential buildings directly to the west of the property. Placing single family residential and townhouses next to multi -family residential not only provides transitional buildings between adjacent residential and commercial, but also creates an effective site plan that includes public common open space and walkways which promote pedestrian activity.. Most Recent Changes to the Project: SITE PLAN The site plan for both uses has been revised to respond to the planning commission's direction. All building setbacks meet the zoning code requirements. The residential and commercial uses have been linked together by an increased open space area. This "COMMON OPEN SPACE" fully integrates the two uses as a true horizontal mixed -use project. The overall density, scale and massing of the project has been reduced while landscaping, open space, pedestrian walks and outdoor dining areas have been increased. I. Residential - 'Access points remain the same as previous project. - Density has been reduced from 12 units/acre (29 homes) to 10 units/acre (25 homes). - BMP units are distributed throughout the residential portion of the project • ','... - Open space has increased from 1,200ft2 to 7,200ft2 . - Open space has been integrated between residential and commercial projects. - View corridors of the eastern foothills from the residential properties to the west have been increased - Resident and guest parking has been increased from 2.5 spaces/unit to 3.0 spaces/unit. - FAR has decreased from .90 to .50 and .60. - Three different types of homes and elevations are proposed; Lane hoiues, street facing homes along Placer Oaks Road and Townhomes along Blossom Hill Road. II. Commercial - Access points remain the spine on Blossom Hill Road and Los Gatos Boulevard. Access on Placer Oaks Road has been moved further away from the existing neighborhood toward Los Gatos Boulevard. 2 - Building Area has been reduced from 31,895ft2 to 30,790ft'. - Street level Retail Area is 21, 096ft2. - Second level Office Area is 9,694ft2. - Building 2 has been set back on Los Gatos Boulevard and Placer Oaks Road to improve the massing and scale of the project along the Boulevard. - Parking increased from 110 spaces to 120 spaces. - Landscape, sidewalks and patio areas have been increased from 28,405ft2 to 33,314ft2. - Paving has been decreased from 37,503ft2 to 34,286ft2. - The "NODE" at the corner of Los Gatos Boulevard and Blossom Hill Road has been enhanced with an outdoor dining patio, a pedestrian entry element set back from Blossom Hill Road and increased.lighting and landscaping. Pedestrian circulation has been increased from all public streets and throughout the development. - Outdoor dining areas have been increased and enhanced. - The heights of both buildings have been lowered from 19-35 feet to 18-28 feet. - The scale and massing of the project has been reduced by breaking up roof forms and reducing the size of the retail units. ELEVATIONS I. Commercial The overall quality of the materials for the project have been increased. The commercial elevations have been broken down to smaller scale lease units further enhancing the pedestrian scale of the project. These smaller building forms are verysimilar to clustered residential iinits. Wood trellis arbors with bougainvillea vines have been added to both buildings. A stone pedestrian entry feature adjacent to the project "NODE" is set back from Blossom Hill Road. This stone feature allows pedestrians to enter the project from the Blossom Hill/Los Gatos corner which helps activate the retail shops. Pale stucco walls, clay tile roofs, exterior balconies and wrought iron detailing add to the Spanish Revival architecture. II. Residential The elevations, height, scale and massing have all been reduced. Three product types have been designed, all with Spanish Revival facades to further compliment and stitch the residential and commercial uses together, Entry porches with sloped tile roofs further breakdown the scale of the facades. Wood balconies matching the commercial shops have been added. Wrought iron accent details and wood shutters have been added to further compliment the pedestrian scale of the project. Market Dynamics 3 A core goal of the project -is to create long term value for -the community. It does not serve the community or project sponsor if the project only provides current or short- sighted commercial viability. The spectrum of market -driven options on this particular property is vast Dne optlon is to press the density, height -and -massing to its. limits. Creating an extremely dense plan works well financially because additional i-nfrastructure costs and underground parking are amortized against more units and commercial square footage. It was evident from meetings with community stakeholders and analysis of Town development guidelines that a tall, dense, large massing approach is not consistent with Town or community goals. The project sponsor is in full agreement with community members who advocate a moderate and less intense project. The key question the project sponsor analyzes is "What would make this the best project for all the stakeholders?" This is a loaded question because it must take into account the collective (and sometimes conflicting) constraints and requirements while maintaining commercial viability. It is the project sponsor's belief that the proposed plan is the optimal plan that best addresses stakeholder's interests while ultimately providing the greatest value to the community. The project sponsor has analyzed a wide range of size alternatives for the commercial • area. After working directly with numerous local, regional, and national tenants and commercial real estate brokers, it is well understood that this property cannot support large foiuiat retailers in the short or long terms. Similar to the car dealerships, larger, national tenants want easier freeway accessibility and visibility and they want to be in regional markets or in locations like the Yuki site where there is sufficient land area and visibility to accommodate strong co -tenancy. The commercial format as submitted is sufficiently large to meet Los Gatos' increased demand for retail space, The retail will be community serving and will be positioned to remain vibrant by leasing to well chosen, stable, and successful tenants. Likely there will be a restaurant with an outdoor patio for dining, which will further contribute to attracting gnslity tenants. A mix of single family and townhouse style units is the best use for the residential component. Not only do they integrate well with the adjoining commercial uses, but also help satisfy the demand for quality, moderately sized and reasonably priced housing. Single family homes not only are in demand, but they do not require construction of underground parking or a superstructure, which can add to the cost, and delay the completion of the desired housing units. In the current economic climate where financing of commercial projects is very cautious, condominium projects with structured or podium parking are the least likely to be funded. The project format as submitted can be built even in today's challenging economic environment. More importantly, the submitted project adds the most value to the ,community in the short and long term. One of the worst things imaginable is fora new project to be completed, but then sit vacant for months or even years. Not only will a • 4 vacant project detract from the area, but it will signal a lack of activity and market strength to future commercial tenants and developers. Design Features The project is considered horizontally integrated mixed -use. The commercial and residential components are connected through wide paseos which promote pedestrian accessibility throughout the entire project area including large common open space. The design incorporates multiple product types and formats into a setting that is height constrained and density conscious. Typical vertically integrated mixed -use projects are more appropriate for urban areas where height limits usually reach 4+ stories. The subject property has urban attributes, but it is cast in a suburban setting. While the property has commercial significance, the project density, height, and massing fit well into the area. The project is designed to be commercially viable and overall create long term value for the entire community. The architecture for the commercial buildings is modem Spanish. style that reflects the character of Los Gatos and draws from quality design elements and features found throughout the Town. The residential architecture is Spanish Revival; this modernized version of a classic style pays homage to the rich Spanish architecture of the community. Incorporating Spanish architectural elements promotes an established and unique community environment. A mixture of recessed planes for the facade, low-pitched tile roofs, recessed windows, unique detailing, and landscaped courtyards characterize the project. The buildings will be high quality in their construction and appearance with a mixture of clay tile roofs, wrought iron railings and accents, natural wood elements, trellises, and stone veneer cladding. The combination of complementing uses, distinctive architecture and quality materials contributes to an overall design aesthetic that is reflective of the character of the Town of Los Gatos and enhances pedestrian interaction, promotes community gathering, and embodies the goals of the Los Gatos Boulevard Plan. Proposed Uses The project complies with the CH Zoning standards and the mixed -use General Plan designation. Commercial The commercial buildings will serve the whole of Los Gatos with easy access, practical floor plans, high quality materials designed to attract desirable community -serving tenants. These buildings are designed to reflect L.G.1.1 of the General Plan which "calls for the preservation, promotion, and protection of existing small town character and quality of life within Los Gatos." Additionally they embody the Los GatosBlvd Vision Statement to "promote commercial activity that complements the whole Town" and to "Provide a dependable source of income, employment opportunities, goods and services." There are two commercial buildings that comprise the 30,790 square feet of retail/office, with ingress and egress off of Los Gatos Blvd and Blossom. Hill Road. Additionally, the buildings are designed to support a restaurant with an outdoor patio area to encourage community gathering and pedestrian interaction. The commercial portion of the property fronts Los Gatos Blvd and wraps around Blossom Hill Road and Placer Osks Road. The commercial uses embodies the vision of the Los Gatos Blvd Plan by promoting commercial activity that complements_,the.whole-Town, providing attractive, -easy, and effective access to and through the Boulevard, and providing effective links and interfaces between neighborhoods and commercial uses. Also, the comrnereial uses achieve an additional goal of the Los Gatos Blvd plan to provide a dependable source of revenue for the Town. Residential The residential site is designed for 16 detached, single family dwellings with 2 car garages, 9 townhouses with 2 car garages. Overall, the parking ratio is 3.0'spaces per unit and the project enjoys 7,200 square feet of public open space. The proposed 25 homes have an overall density of —10 units/acre; this makes an appropriate transition between the commercial area and the abutting residential uses. Based on the efficient site plan and house design, the unit density of the project is significantly less that the alternative of multi -family residential product types. The proposed plan incorporates the request from the community to include residential uses while minimizing massing and maximizing views to the mountains. The residential uses also achieve the goal of the Los Gatos Blvd Plan which encourages a mix of uses along Los Gatos Blvd that are compatible with surrounding uses. Also, the Plan calls for new developments to minimize impacts on adjacent residential uses. The proposed project will support the goals of the General Plan Land Use Designation and the Housing Element. BMP Housing Units There are three units dedicated through the site for the BMP program. The project supports the goals of the General Plan Land Use Designation and the Housing Element by providing affordable housing units. Parking The project includes a total of 196 parking stalls located in individual garages (for the single family and townhouse residences) and a surface lot for the other uses. This number of spaces is sufficient to accommodate the residential and commercial uses. CI I Zone District The project complies with the development requirements of the CH Zone District including setbacks and lot coverage., In addition, the proposed uses are consistent with the permitted and conditional uses allowed in the zone district and with those found in the immediate commercial district on Los Gatos Boulevard. The project also complies with the intent of the zone district by providing commercial uses that are intended for 6 vehicular -oriented activities and sales which do not unreasonably interfere with nearby residential uses. General Plan The project also complies with the intent of the Los Gatos General Plan as follows: Mixed Use Commercial Land Use The project complies with the intent of the Mixed Use Commercial land use designation which was established to promote a mixture of uses including retail restaurant, and residential. It also provides a small town, residential design that is oriented to all three public streets. The residential uses provide needed transition from the commercial buildings and residential neighborhood to the west. Commercial Design Guidelines The project complies with the Los Gatos Boulevard Plan and the policies of the General Plan including: Vision Statement • Preserve and protect the essence of Los Gatos' history, individuality, character, and natural environment. • Promote commercial activity that complements the whole Town. Provide a dependable source of income, employment opportunities, goods and services. • Provide for attractive, easy and effective access to, from and through the Boulevard. • Provide effective links and interfaces between neighborhoods and commercial areas. Nodes • Encourage pedestrian activity and movements across Los Gatos Boulevard at key points along the Boulevard. • Establish the perception of Los Gatos Boulevard as people -friendly. • Connect, improve and unify the streetscape on both sides of Los Gatos. • Establish focal points on private and public property along Los Gatos Boulevard. Land Use • Promote commercial activity that complements the whole Town. • Provide a dependable source of income, employrrient opportunities, goods and services. • Encourage a mixture of uses along Los Gatos Boulevard that are compatible with surrounding uses. • Provide a transition from higher density uses at the north end of Los Gatos Boulevard to existing residential uses at the south end of the Los Gatos Boulevard. Private Improvements 7 • Preserve and protect the Town's scenic beauty through careful planning. • Encourage site and building design that is particularly suited to the site and contributes to the Town's unique character, natural beauty and openness. • Ensure new development will enhance the use, enjoyment and value of neighboring residential and commercial property. • Encourage a compatible relationship between proposed and existing development. • New development must be designed to minimize adverse impacts upon adjacent residential areas. Community Benefit: The project at 16005 Los Gatos Blvd provides the Los Gatos community a high quality retail, restaurant, and housing the project that benefits the community with services, tax revenue, and a revitalized commercial corner. While the project creates intrinsic Town benefits, the project sponsor wants to contribute more to the community. Even though these issues are not fully a result of the proposed project, the project sponsor will help address pre-existing traffic and bicycle capacity issues, public landscaping improvements, and vehicle, pedestrian and bicycle safety concerns. 1) Traffic and Bicycle Capacity, Current Condition • Street Width — The current width of Blossom Hill Road can not accommodate the Town's existing need for an Eastbound double left turn lane and stripped bicycle lanes on both East and Westbound directions. The road configuration and lack of available land area does not sufficiently address capacity requirements. • Queuing lane — Single left turn that is 185 feet long which is inadequate under existing conditions. Project Sponsor Action The current plans propose completion of the street widening improvements. In addition, the project will dedicate land required for the widening (2,711 square feet of land). • Creation of double queuing lane to 2501, i • Creation of Eastbound and Westbound bicycle lanes • Relocate a utility pole and signal to accommodate the widening. Result Alleviate pre-existing vehicle left turn queuing constraints. Improve vehicle and bicycle movement and spacing along Blossom. Hill Road. 8 2) Pedestrian and Bicycle Safety. Current Condition Community stakeholders including the neighbors and the elementary school district have voiced concern over pedestrian and bicycle safety at this intersection. The current "pork chop" configuration will not accommodate a full bike lane. Project Sponsor Action The project sponsor proposes improvements to modify wheelchair ramps, pedestrian refugee islands (pork -chop islands) and adding bicycle lane stripes at intersection approaches. Result Enhanced pedestrian and bicycle movements, area and safety at the intersection. The project sponsor will complete the improvements discussed above. It is estimated'that the costs for the improvements will be approximately $250,000. Additionally, the land value the project sponsor is dedicating is over $275,000. In total, the community benefit is valued above $525,000. 9 ARCHITECTURE PLANNING 1JRL3AN DESIGN April6, 2011 M. Heather, Bradley Community'Development Department Town of Los Gatos 110 E. Mairl Street P.O. Box: 949 Loa Gaitos, CA 95031 RE: 166005 Los Gatos Boulevard Dear Heather: I reviewed the revised drawings and the minutes of the January 12 Platitvng Commission hearing. My comments areas follows: ISSUES AND CONCERNS While the concerns expessed at the Planning Commission hearing were understandable, and some changes that have been made to the planreviewed at the hearing are very positive, overall I feel that the project site plan.and the sense of f a unified: design has suffered. The below compares the Characteristics Of each site plan. For the purposes of the diagram, l have used Solid lines for elements that.l regard as posiu . and dashed lines for those that :art. less successful. Site PlanElements Comparison Goad steetscape with unit fronts. and entries Several units with entrie facing onto- garages Adequate distance to -earner Entrees not oriented to street Retail frontages close together Only one anti Strong visual terminus wi h front entry , of end of entry streetdoors faring garage ' PREVIOUS SITE PLAN Weak steetscape', with :no.unit fronts and entries Open space is more usable , Weak visual terminus at end of entry street a Several units with entries facing onto garages CURRENT SITE PLAN Short..+ distance to comer Entries are .;. visible from street UNNIVEnzstit Retail frontages ` widely separated'. 1. The previous site, plan created a strong residential streetscape along the interior roadway with front entries lining the street to crease a sense of .neighborhood. That has been lostin the new site plan with Only side walls facing the internal street (Note: The applicant should submit all elevations of their residential' units since under any site plan configuration, they will have a signli.6cant influence on the visual environment.) TEL 415.331.3795 t•AX: 413.331.3707 EMAIL' u104n(iutiatt>t11001 160 t1ARSOR DRIVE 5t1tYE.10 SAVSALITO- CA 94963 EXHIBIT 21 t 66005 i i» C. atoll Blvd. t)ostgn ttetiu z f:tarnmrnts April G, AM' Page 2. "fhc visual terminus of the residential entry street on the luerious plan was the front of a resideiittal unit while the revised.pla.n terminates in a View of the rear of parked cars. 3. Both plans have some negative conditions where the fronts of some residential units face continut us.gtrage fiacatIes across a narrow auto court. 4. The visual edge between the residential and commercial portions of the project were strongly dei`aned'in tlw previ- nos plan, bur much less so in the current plan. Ivor enough information n was pro ided to make a complete judgement on that issue. a. • On the positive side, the revised site plan does provide .much more usable and ile.6ned open space: than.did the earlier ,plan. i. 'I'h . shifting of 'Building 2 away from Los Gatos Blvd: has a number crtnsecjueuces, and various people will view them differently accotcling to their percepticnts and preferences. The. previous plan represented a more: contemporary approach to building placement along major :streets With the structures used to -define the street edge while the refused planis a more common stiburban.inodel, The revised plan allows motorists along Los Gatos:Blvd. to see the fronts of shops in Building 2 while the previous plan preSeaitcd the usual challenge of treating retail facades that are not primatry shop entries. 7, Another.coaseyue.nce of shifting the location of Puilding n is thatit weakens the relationship between the retail uses in the:prc)jects•since they would now be separated by the smtin project entry drive and..a parking lot.. Another issue with this separation, arleast as illustrated in the hand drawn site plan, is ilia r. the pedestrian crossing is lacking 1 ttitlscap- ink and not very attractive. .8. Another impact of the :l3tiildin; 2 move is that the distance between the parking lot exit on :Placer. Oalta Road and Los Gatos •Blvd. would-be substantially shortened. 9. The final concern regards the Los Gatus Blvd.,/Blossom Hill Road corner. It is a bit hard u, assess from just look- ingat. the site plan and elevation drawings. Perbaps:a.stnall study model of this corner would help.' he.?ppro tth'is some tithar be t<veen rhace that were t cmtitrticted at the:Vorthe.O. and sourhnvi st• .ttrner+;.of the.irsteraection,It is not. as strong ly. stated' xs'the corner.aerttssBlnsso n'I fill Road, and,not a under.tate;d as nc� corner building nk the Cornerstone. ihoi ping Center The..placeaient of an outdoor ;r1ining patio at. the corner, as :sht wn;could :be a part•of the solution,: but.one has. to wonder how usable: that might be at. 'such is bus} intersection r'1 similar condition at the ry C Cherrchar f Center In::Sunn}'vale appe trs, to riot 11a e heep all that used: f.ext outdoor aeUtity. fuze adants•,nal:thought:and.sturtt� o this cdtner cif the project wrxiilil:lii ct e1coi it. RECOMMENDATIONS ilfy~cmm.preft rence would be a.retutn rp some clernernts t>f the prt,viiiUs plan (Llutldtng:2;.nsoved closer tQ Los Gauss Bhd'.: and: a rt'hirn tt> residential front doers hnnn ;both wid'es of The interna residential: street}.'ci�snbuie tidith the lixfirieg crommon goert:spice shown in :the revisrsl:pltw :Ibtiwever,.Iaiiavelitnitcd m r`recttnmendations below tt7:tnodest changes to,the Currently proposed plan. They tare:as dr scribed and::tllitrtratkttl,on tbe, follo4ting j ages. CANNON•DESIGN GROUP 180 HARBOR DRIVE . SUITE 219 _:SAUSALITO . CA9.-196z5 ;Use pavers in !auto courts i(See example) Orient home entry to Street Orient home entryto entry walkway Provide side andrear elevations for all units and add porches here to enhancethe residential: entry Streetscape Strengthen .edge Strengthen landscaping as .visual• terminus I f fiot)Sy I.us G tos Lind. Design Rrtiicw Comments: April 6,.2()11, Page 3 Add .landscaping at walkways (See example): Add crosswalk to better link the two buildings together .Provide: enhanced outaide dining :landsea .e buffer Shaped tto. corner 1.. .Adcl anadditional pedestrian crosswalk link through the parking lot to nnect Baildings'1 and 2. This would provide a more -direct link between the retail shop entries facing I.os-Gatos Blvd. in Building 2 and the entry fronts of .Building 1: 2. Add additional landscaping along all retail center crosswalks tia to enhance the: pedestrian experience, and provide a stronger Lela- tionship between the two halves of the project ..See the photo to. the right for one positive extunple. 3. Restudy options.far.hoth building and landscaping changes at: tlie.Los Gatos Blvd./Blossom Hill Road intersection...* sense:is that it should be less aggressive that the approach across Blossoin: - Hill Read in terms of the building form, but stronger and.more dis- tinctive than currently proposed.. Some photos are showia tin tie .f<al-• lowing page illustrating the approach: referenced:above in ;Bunn! vale: where berth the building and the laridscaping.*ere empksyesi:to create a strong corner statement. In the case of this Los Gatos'project; it: Maybe be that. the reliance on a strong landscape and.Iow wall- statement might be enough, but that conclusion should be based,. I believe;. on -the study of alternatives. CANNON DESIGN GROUP 180 HARBOR DRIVE . SUITE 219 . SAUSALITO . CA 9.496_, 166005 Los Gatos Blvd. 'Design Review Comments April 6,2011 Page 4 Corner treatment at •PF Chang Restaurant' in'Surinyvate 4 Provide a stronger treatment at the avestern edge of the commercial parking lot: The separation.should Shield views to the parking lot from the residential area,:have substantial landscaping, and have forms and details that are comfortably scaled and related to boh tliecoturnertiat and residential projects. One ex un file is shown below, but something else with similar visual quality, but. lrawing upon the pi oposed.i aterials and architectural stj le of this preject'shoul l be explored. CANNON DESIGN GROUP 1'130 HARBOR.DRIVE . SUITE 219 . SAUSALITO . CA 94905 1(161)05 LOS Gatos 111vd. .Design Itevie‘i,, Comments April 6, 2011. Page 5 5. The commercial elevation facing $lossom Hill Road look intctesting, hut the degree to. which the Windows 'Shown will be transparent is unknown„and Will depend on the tenants. The two photo S shown below for itiformation.,pur- poses only, and illustrate examples of street,facing facade treatments where internal commercial uses do not allow views into the tenant paces. 6. Add a sidewalk along the west aide of the internal residential:street, and redesign the units: tO provide frOnt entry doors along the street frontage (See example below). Also, fully develop the side elevations of the two units on Place Oaks Road that front on this internal street. CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219 . SAUSALITO CA 94965 16600514)s Gatos WA. Des* Review Comments Apt-11.6,2011 Rap 6 7. Provide.a landscaped entry walk from the internal reSidential street -to serve units at the southwest corner of the site, and redesigii the units to provide unit entries facing north (see one example. below). This will elimitutte the currently proposed.culdition Where those unit entries are facing a continuous wall of garage doom. . . . 8. Utiiizeinodialar .andior -decorative .paving example is shown in the photo below. . . in -the residential. auto cotes to gibe them More Of a horde entry.fe l..An 9. The applicant should submit all elevations df theirre.sidentiaf units .since under iiuy site plan cokfiguration, they will have a significant influence on the visual environment. • • 10. In terms of the architecture of the structures, they appearVat done and iikereSting. Por thin to her.thOst.stkethis-, ful, hoer, a would be advisable to ensure that all windows ate.sUbstantially inset -from the exterior.Surfaces.(e,g, 6 inches or mote) as would be typical for this architectunkstyle.. Heather, please let me know if you have any questions or if there are issues or eoncems-thatThave:not addreSsed. Sincerely, CANNON DESIGN GROUP Larry Cannon A1CP President CANNON DESIGNGROUP 100 HARBOR DRIVE . SUITE 219 . SAUSALITO . CA 94965 Transportation Consultants Pleasanton 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 925.463.0611 925.463.3690 fax Fresno 516 W. Shaw Avenue Susie 200 Fresno,CA. 93704-2515 559.325.7530 559,221.4940 fax Sacramento 980 Ninth Street I6d Floor Sacramento, CA 95814-2736 916.449.9095 Santa Rasa 1400 N. Dutton Avenue Suite 21 Santa Rosa, CA 95401.4643 707,575.5809 707,575.5888 fax tjkm©tikrn.com www,tjkm.com Vision That Moves Your Community April 21, 2011 Mr. jessy Pu Traffic Engineer Town of Los Gatos 4.1. Miles Avenue Los Gatos, CA 95031 Via e-mail only: jpu(alosgatosca.gov Subject: .Addendum #3 - Addendum Traffic Analysis for the Proposed Mixed -use Development at 16005 Los Gatos Boulevard Dear jessy, This letter report is an addendum traffic analysis to the previously conducted comprehensive traffic impact study dated December 23, 2009 and an addendum traffic study that addressed relocation of project driveways along Blossom Hill Road dated November 4, 2010. Currently, the project applicant is proposing the following revisions to the project composition, The project will now consist of 16-single family detached homes, 9-town homes, high turn -over restaurant with 13.2 seats, 9,694 square feet of general office and 12,496 square feet of specialty retail, The purpose of this addendum is to compare the current project trip number estimate to the previous project trip estimate as summarized in thecomprehensive traffic study dated December 23, 2009 using ITE trip rates; to analyze if the traffic study conclusions remain valid: Additionally, this addendum evaluates the relocated driveway location on Placer Oaks Avenue by Los. Gatos. Boulevard as shown in.the newly ,revised site plan. An aerial photo showing the vacant property at the project site EXHIBIT 22 TJICM Transportation Consultants Jessy Pu Aprrl21, 2011 Page 2 Proposed project revised site plan (March 9, 2011) Table 1 shows the project trip generation: estimates for,the previously proposed mixed -use development as stated in the comprehensive traffic study dated ..Dece.mber23,.2009, The: proposed project was: expected to generate 1,646 daily trips; 181 trips (81 'inbound and 1,00"outbound) :during the a.m. peak hour and 136 trips (76 :Inbound and 60 outbound) during the,p.m.: peak hour. Table:ll shows the project trip generation estimates for the newly proposed mixed -use development, With the revised land use data, the proposed project is expected to generate 1,503 daily trips, 180 trips (92 inbound and 88 outbound) during the a.m. peak hour and 122 trips (60 inbound and 62 outbound) during the p.m. peak hour. With the comparison ofthe;above mentioned trip, generation estimates, it is safe to assume that the conclusions of.the :comprelensivetraffic study remains valid as the total trips for the revised project land use are relatively less. TJKM Transportation Consultants Jessy Pu Apri1 2 , 201 1 Page 3 Table 1: Summary of Previous P Land Use (ITE Code) - Size Daily ' AM Peak Hour PM Peak Hour Rate Trips Rate /n:Out In Out Total Rate In:Out In Out Total Single Family Detached (210) 47 DU 9.57 450 0.75 25:75 9 26 35 1.01 63:3'7 30 18 47 Senior Housing (251) 10 DU 3,71 37 0.22 35:65 1 1 2 0.27 61:39 2 1 3 Specialty Retail (814) 11.779 ,. ICF 44• 32 522 6• 84 48:52 39 42 81 2.71 44:56 (4 18 32 Hi -Turnover Restaurant (932) 132 Seats 4.83 638 0.47 52:48 32 30 62 0,41 57:43 31 23 54 Total 1,646 81 100 181 76 60 136 Previous Land use - New Car Sates (84 I) Notes: KSF = 20.744 ksf mon en' inrn 33.3 Coat. 692 ill 1 tt ru.m.,.. 2.05 1 74:26 32 /I 43 2.59 39:61 2! 33 54 Source - ITE To Generation, 8,11 Edition Table 11: Summary of New Proiect TriD G tIA Land Use (ITE Code) - Size ' Daily AM Peak Hour PM Peak Hour Rate Trips Rate In:Out In Out Total Rate huOut In Out Total Single Family Detached (210) 16 DU 9,57 153 0.75 25:75 3 9 12 1.01 63:37 10 6 16 Senior Housins - (251) 9 DU 3.71 33 0.22 35:65 1 1 2 0.27 61:39 1 1 2 Speciality Retail (814) 12.90 KSF 44.32 572 6.84 48:52 42 46 88 2.71 44:56 15 20 35 Hi -Turnover Restaurant (932) 132 Seats 4,83 638 0.47 52:48 32 30 62 0.41 57:43 31 23 54 General Office (710) - Proposed 9.694 KSF 11.01 107 1.55 88:12 13 2 15 1.49 17:83 2 12 14 Total 1,503 42 88 180 60 62 /22 Previous Land use - New Car Sales (841) Notes: KSF = 20.744 ksf I(On ..ori qnt Inrc. 33.3 for,. 692 imi i = 205 74:26 32 1! 43 2.59 39:61 2! 33 54 , Source - 1TE Trip Generation, Eth Edition Project Driveway on Placer Oaks Avenue by Los Gatos Boulevard There is a proposed raised median island on Placer Oaks Avenue west of Los Gatos Boulevard. The purpose Is to prevent commercial traffic from entering the Placer Oaks neighborhood. A project driveway on Placer Oaks Avenue is being proposed at approximately 40 feet from Los Gatos Boulevard as shown in the revised site plan. This driveway would allow right -turn in and right -turn out only. Traffic accessing this driveway would experience no conflict with left -turn movements and therefore, TJKM does not expect any safety problems with this driveway location. Conclusions and Recommendations: Based on the comparison of the trip generation estimates between the previous and the current project land use data,. TJKM expects that the comprehensive traffic study (dated December 23, 2009) conclusions remain valid, The driveway on Placer Oaks Avenue by Los Gatos Boulevard is proposed for right-in/right-out access only. Traffic accessing this driveway would experience no conflict with left -turn movements and therefore, TJKM does not expect any safety problems with this driveway location, TJKM Transpormdon Consultants jessy Po 2/'2V// .-TJKM-)Yovlcl.-Ijk5�.to �hankiyo.Lt.for-,pr-o.viding.an.-opp-o.rtun.ity.to presentour analysis, Please do not hesitate to call us If you have,'questiQns. Yishnu lyru Tr--r----'Engineer - Transportation Consultants Pleasanton 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 925.463,06 i 1 925.463.3690 fax Fresno 516 W. Shaw Avenue Suite 200 Fresno, CA 93704-2515 559.325.7530 559,221.4940 fax Sacramento 980 Ninth Street t6e+ Floor Sacramento, CA 95814-2736 916.449.9095 Santa Rosa 1400 N, Dutton Avenue Suite 21 Sane Rosa, CA 95401-4643 707.5753800 707575.5888 fax tikm§tikm.cam www.tjkm.com Vision That Moves'Your Community MEMORANDUM Dote: • April 26, 2010 7o: Jessy Pu, P.E. Project No.: 021-093 T01 I Town Traffic Engineer Town of Los Gatos From: Subject Vishnu Gandluru Jurisdiction: Los Gatos Transportation Engineer Addendum for 16005 Los Gatos Boulevard Mixed -Use Traffic Study The purpose of this memorandum is to analyze potential traffic impacts from the proposed modification of Fire Truck only access to an All -way residential access on Placer Oaks Avenue. Estimation of trip increase on Placer Oaks Avenue west of the driveway is included. There are no changes to the commercial driveway layout. TJKM received an updated version of the project site plan dated March 1, 2010 from the Town of Los Gatos staff. The latest site plan differs from the original layout in terms of project driveways but not with the size of the project. The latest site plan as shown in Figure 1 on page 2 of this memorandum has an all -way access residential driveway and aright-in/right-out commercial access driveway to the west of Los Gatos Boulevard/Placer Oaks Avenue intersection. The all -way access residential driveway would allow left -turn access from the proposed residential site to the Placer. Oaks neighborhood.The Town's Traffix model is incorporated with this project driveway change and the model output reflects the project related trips on Placer Oaks Avenue. It should be noted that there are t4va residential access driveways on Blossom Hill Road to the west of Los Gatos Boulevard. The estimated trips on Placer Oaks Avenue are based on the project trip distribution and assignment assumptions for the study area. Based on the Town's Traffix model output, the project site is expected to add 6 Inbound trips and 4 outbound trips on Placer Oaks Avenue west of the residential driveway during the highest peak hour (p.m. peak hour) i.e., one car every six minutes. The existing p.m, peak hour traffic volumes on Placer Oaks Avenue were 78 cars per hour in 2007 based on traffic counts provided by Town staff. Adding 10 car trips will result in a total of 88 cars per hour, well under the roadway capacity and should not be noticeable considering it is adding one car every six minutes. TJKM concludes that the proposed project additional trips on Placer Oaks Avenue are not expected to cause significant traffic impact. Town of Los Gatos - 16005 Los Gatos Blvd. Mixed -Use Addendum Traffic Study Proposed Site Plan Figure i NORTH Not to Scale T KmiS Dale: 03/O1/2010 Source: Sandis Civil Engineers Inc. 21-093 T11 - 4/14/10 - VG TJKM Transportation Consultants Vision That MovesYour Community Final Traffic Impact Study for the Proposed Mixed.Use Development at 16005 Los Gatos Boulevard For The Town of Los Gatos December 23, 2009 Pleasanton Fresno Sacramento Santa Rosa www.tjkm.com TJKM Transportation Consultants Vision ThatMovesYaur Community Final Traffic Impact Study for the Proposed Mixed -Use Development at 16005 Los Gatos Boulevard For The Town of Los Gatos December 23, 2009 www.tlkm.com Prepared by: TJKM Transportation Consultants 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 Tel: 925.463.061 I Fax: 925,463.3690 J:\Jurisdiction\L\Los Gatos\021-093 On -call Services\Task 011 - Mixed Use et 16005 LGB\ReportAR 122309.docx TJKM Transportation Consultants Table of Contents Introduction and Summary Introduction Summary Intersection Analysis Methodology 4 Intersection Analysis Methodology 4 Level of Service Analysis Methodology 4 Significant Impact Criteria 5 Study Intersections 5 Freeway Segments 5 Existing Traffic Conditions 6 Level of Service Analysis 6 Existing plus Approved (Background) Conditions 8 Level of Service Analysis 8 Background plus Project Conditions I0 Project Trip Generation 10 Project Trip Distribution and Assignment I 0 Project Access and Circulation I I Level of Service Analysis 14 Queuing Analysis 16 Pedestrian, Bicycle and Transit Accessibility 16 Neighborhood Traffic Impacts 16 SWITRS Analysis 16 Freeway Segment Analysis 17 Background plus Project plus Pending Conditions 18 Level of Service Analysis 18 Vacant Auto Dealerships and Future Redevelopment . 20 Cumulative plus Vacant Auto Dealerships Conditions 21 Level of Service Analysis 21 Cumulative plus Future Redevelopment of Auto Dealerships Conditions 23 Level of Service Analysis 23 Conclusions 25 Study Participants and References 26 TJKM Personnel 26 Others 26 References 26 TJKM Transportation Consultants List of Appendices__. Appendix A — Level of Service Analysis Methodology Appendix B — Traffic Data Appendix C — Level of Service Worksheets: Existing Conditions Appendix D — Level of Service Worksheets: Existing plus Approved: Conditions Appendix E — Level of Service Worksheets: Existing + Approved + Project Conditions Appendix F — Level of Service Worksheets: Existing + Approved + Project + Pending Conditions Appendix G — Level of Service Worksheets: Future + Vacant Auto Dealerships. Conditions Appendix H — Level of Service Worksheets: Cumulative + Future Redevelopment of Auto Dealerships Conditions List of Figures Figure I: Vicinity Map 2 Figure 2: Proposed Site Plan 3 Figure 3: Existing Peak Hour Turning Movement Volumes 7 Figure 4: Existing + Approved Peak Hour Turning Movement Volumes 9 Figure 5: Project Trip Distribution and Assignment 13 Figure 6: Background plus Project Peak Hour Turning Movement Volumes 15 Figure 7: Background + Project + Pending Turning Movement Volumes 19 Figure 8: Cumulative + Vacant Auto Dealerships Peak Hour Turning Movement Volumes 22 Figure 9: Cumulative + Future Redevelopment of Auto Dealerships Peak Hour Turning Movement Volumes 24 List of Tables Table I: Intersection LOS — Existing Conditions 6 Table 11: Intersection LOS - Existing plus Approved (Background) Conditions 8 Table 111: Project Trip Generation I 0 Table IV: Intersection LOS - Background plus Project Conditions 14 Table V: Summary of Collision Rates l7 Table VI: Summary of Freeway Segment Analysis 17 Table VII: Intersection LOS Background + Project + Pending Conditions 18 Table VIII: Intersection LOS - Cumulative + Vacant Auto Dealerships Conditions 21 Table IX: Intersection LOS Cumulative + Future Redevelopment of Auto Dealerships Conditions 23 TJKM Transportation Consultants Introduction and Summary Introduction This report presents the results of TJKM's traffic impact analysis for the proposed mixed -use development at 16005 Los Gatos Boulevard in the Town of Los Gatos. The proposed mixed -use development consists of 47 single-family residential homes, 10 senior housing dwelling units, 11,779 square feet (sq. ft) of specialty retail and 132-seat high -turnover restaurant. The project applicant is proposing to demolish the vacant Swanson Ford Auto Dealership building to develop the proposed project. Figure 1 illustrates the project location and its vicinity. Figure 2 represents the proposed site plan. Summary Based on the trip generation rates provided in the ITE Trip Generation Manual (8th edition), the proposed project is expected to generate 1,646 daily trips; 181 trips during the a.m. peak hour and 136 trips during the p.m. peak hour. All study intersections operate at an acceptable level of service (LOS) D or better under existing conditions. With the addition of project trips, all the study intersections are expected to continue to operate acceptably (LOS D or better) during both the peak hours. The existing eastbound left -turn storage for Blossom Hill Road at Los Gatos Boulevard is inadequate under Existing Conditions. With the addition of the approved and project trip increase to the Background Conditions, the queuing far the left -turn movement increases. It is recommended that a second eastbound left -turn lane be added and the resulting two eastbound left -turn storage lanes be extended to 250 feet per lane to accommodate the future traffic increase such as approved, pending, and future redevelopment of auto dealership sites. It is also recommended that the existing southbound left -turn storage at Blossom Hill Road/Los Gatos Boulevard be increased to accommodate the near term and future traffic growth. This can be achieved by re -configuring the median of southbound approach to accommodate the extension of the existing second left -turn lane to 275 feet. For the Cumulative plus Future Redevelopment of Auto Dealerships Conditions, it should be noted that the Los Gatos Boulevard/Blossom Hill Road intersection is expected to operate at LOS E during the a.m. peak hour. With the recommended second eastbound left -turn lane, the study intersection is expected to operate at an acceptable LOS D condition. Given that the current traffic volumes during the highest peak hour on Los Gatos Boulevard and Blossom Hill Road (approximately 741 vehicles per hour (vph) and 303 vph, respectively), there is sufficient roadway capacity on the study segments to accommodate the proposed project trips. Final — Traffic impact Study for the Proposed Mixed -Use Development at Page 1 16005 Los Gatos Boulevard December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Vicinity Map Figure Study Intersection 21.083 T11 •12/18/09 - VG Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Proposed Site Plan Figure 2 EXISTING MA ZONE A._L MEETING LANDSCAPE TO REMAIN • MEETING R14 ZONE EXISTING OFFICE ZONE PWESTRKNACCESS NE VISCHALASESKYWALL AWNS PROPERLY ME BETWEEN REDENML AND COMMERCIAL S ELWEE1uSES FEa1vacwN ,72. IINKFENCE TO SE TRMA 1URNNLWNDPER SANTAOTARA FIRE DEPARTMENT t7 OUTSIDE I. P9 WSSLETIRNWR RADIUS PER FIRE LIEW SLEDS HASONRY WAR ALONG PHCPERIVIDE PECESTNaH SIDEWALK GATES ARE Fat EMERGENCY VEHICLEACCESS NEWMEOVNTO MONT LEFT TURNS TO NEIGHSWUIODD IS SENIOR PNLgNGSTALLS 3 BUILDING ONE iS,STORYMIXEOUSERLRLDING .7,49E SF RETAILVATH SENIOR i HOUSING MOW 1f�1Gfj�"II[E�I�r`� I�I�alIVEzuk .11=��� �I��I�=HrtlLLiii MI ME NEWRESIDEMNL MONUMENT EXtWING REDPVODOTREETO RFAASN - 1S/481.0AOWIGAREA EXISTING CH ZONE TO REUSED DURING NON-KEINEEG HOURS EAISTEOTREESTO REWLIN B, LXRTq C, mum gE010ATWNFORWGHTTIM P(IS STANDARDPARWNG STALLWITH GVE H WGWHERE OCCURS '- •LTA. ll� OUTOOGROU5NGPAH0 TOR SP FOUNTAIN WTHTU3LIS ANC) VINES. SEEM -MOAT EXISTING 01 ZONE ITRASH ENCLOSURE, PRo 1DESA7GTAFIY SEMI CONNECTION OUTDOCROWINGPATIO • MOO SF a FOUMAIH wars TRELLIS ANOVWES,SEE SHEETAG BUILDING TWO 1-STORY S•51EEF ROAD. NORTH Not to Scale TJKM 21-093T11-12/1109-VG TJKM Transportation Consultants Intersection Analysis Methodology Intersection Analysis Methodology The following five intersections were selected by Town staff for analysis; 1. Los Gatos Boulevard/Los Gatos Almaden Road 2. Los Gatos Boulevard/Blossom Hill Road 3. Los Gatos Boulevard/Shannon Road/Roberts Road 4. Blossom Hill Road/Roberts Road 5. Blossom Hill Road/Camellia Terrace Six scenarios were addressed in this study: I . Existing Conditions - Current (Year 2009) traffic volumes and roadway conditions. 2. Existing plus: Approved (Background) Conditions Current (Year 2009) traffic volumes and roadway conditions with the addition of traffic from approved developments within the vicinity of the project, 3. Background plus Project Conditions — Identical to Background Conditions, but with traffic added from the development of the project. 4. Background plus Project phis Pending Conditions — Identical to Background plus Project Conditions, except for additional (forecasted) traffic from future pending projects in the vicinity of the project; 5. Cumulative + Vacant Auto Dealerships Conditions (trips estimated based on the previously approved auto dealer use), and 6. Cumulative + Future Redevelopment ofAuto Dealerships Conditions (trips estimated for potential future development) Level of Service Analysis; Methodology The operating conditions at all the five:" signalizedstudy Intersections were evaluated using the 2000 Highway Capacity Manual (HCM) Operations Method contained in TRAFFIX software in compliance with the Congestion Management Program (CMP) methodology, adopted 6y the Santa Clara Valley Transportation Authority (VTA). Peak hour intersection conditionsare reported as average delay in seconds per vehicle with corresponding levels of service. The operating conditions at unsignalized study intersection were evaluated using the 2000 Highway Capacity Manual (HCM) Operations Method contained in TRAFFIX software. Peak hour intersection conditions are reported as average delay in seconds per vehicle with corresponding levels of service (LOS). A level of service rating is qualitative descriptions of intersection operations and is reported using an A through F letter rating system to describe travel delay and congestion. LOS A indicates free flow conditions with little or no delay and LOS F indicates jammed conditions with excessive delays and Tong back-ups. The methodology is described in detail in Appendix A. Final — Traffic impact Study for the Proposed Mixed -Use Development at Page 4 16005 Los Gatos Boulevard December 23, 2009 TJKM Transportation Consultants Significant Impact Criteria Study intersections The Town's level of service standard is LOS D. Intersections that fall below LOS D are considered impacted and should be considered for mitigation. Also, the proposed project is considered to have a significant impact if it causes the levels of service for the study intersections to drop more than one level if it is at LOS A, B, or C, and drop any further if it is at D or worse. Freeway Segments Based on VTA's Transportation impact Analysis Guidelines, a project is said to impact a freeway segment determined to be at LOS F under existing or background conditions, if the number of new added project trips is more than one percent of the freeway capacity. Final — Traffic impact Study for the Proposed Mixed -Use Development at Page 5 16005 Los Gatos Boulevard December 23, 2009 TJKM Transportation Consultants Existing Traffic Conditions Level of Service Analysis Peak hour turning movement counts at the study intersections were conducted during October of 2009.Additional sample traffic counts were conducted at key study intersections for quality control by TJKM staff. Figure 3 illustrates the peak hour turning movement volumes at the study intersections. The raw traffic counts are provided in Appendix B. Table 1 summarizes the results of the intersection analysis under Existing Conditions. The detailed LOS calculations (TRAFFIX Output) are contained in Appendix C. Under Existing Conditions, all study intersections operate at an acceptable service level (LOS D or better). Table I: Intersection LOS — Existing Conditions Intersection Control A.M. Peak Hour P.M. Peak Hour Average Delay (seclveh) LOS Average belay (seclveh) LOS I, Los Gatos Boulevard/Los Gatos Almaden Road Signal 30.4 C 30.3 C 2. Los Gatos Boulevard/Blossom Hill Road Signal 36.7 D+ 37.4 D+ 3, Los Gatos Boulevard/Shannon Road/Roberts Road Signal 24.3 C 14.6 B 4, Blossom Hill Road/Roberts Road Signal 16,1 B 15.0 B 5. Blossom Hill Road/Camellia Terrace Signal 20.1 C+ 23.5 C Note; Delay = Overall average intersection delay in seconds for signalized intersections; LOS = Level of Service Final — Traffic impact Study for the Proposed Mixed -Use Development at Page 6 16005 Los Gatos Boulevard December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Existing Turning MovementVolumes Figure 3 Intersection # 1 Los Gatos Blvd./Chirco DrJ Los Gatos Almaden Rd. Intersection #2 Los Gatos Blvd,/ Blossom Hill Rd. Intersection #3 Los Gatos Blvd./Roberts Rd./ Shannon Rd. Intersection #4 Blossom Hill Rd./ Roberts Rd. Intersection #5 Blossom Hill RdJ Camelia Ter. 1 0)41 to v-330 (224) 4-4 (6) B 28 �232(167) y ��� ar y ory CI,,^ 794, 413(24—/ LEGEND ® Study Intersection XX AM Peak HourVolume XX) PM Peak HourVolume 21-093 T11-12/180/09 - VG NORTH Not to Scale TJKM Transportation Consultants -Existing plus Approved (Background) -Conditions This Scenario Is similar to Existing Conditions, but with the addition of traffic from approved developments within the site vicinity. Approved projects consist of developments that are either under construction, are built but not fully occupied, or that are not built but have final development approval from the Town. Based on recent communication with the Town staff, the following thirteen approved projects are expected to contribute some traffic through the study intersections: 1. 300 Calle Marguerita (single-family residential) 2. 17975 Foster Road (residential sub -division) 3. 15700 Shady Lane (single family residential) 4, 371 Los Gatos Boulevard (retail) 5, 55 Los Gatos Saratoga (retail/office) 6. 15720 Winchester Boulevard (office development replaces a single-family home) 7. 14881 National Avenue (medical office development replaces a single-family home) 8. 15344 National Avenue (single-family housing replaces a church) 9. 15400 Los Gatos Boulevard (office/retail) 10. 930 University Avenue (self -storage) 11. 506 University Avenue (single-family housing) 12. 50 Samaritan (medical office) 13. 15940 Blossom Hill Road/Old Blossom Hill Road(single-family residential) These projects are expected to add a total of 640 vehicular trips during the a.m. peak hour and 724 vehicular trips during the p,m. peak hour in the Town of Los Gatos street network. Level of Service Analysis Figure 4 illustrates the Existing plus Approved turning movement volumes and Table 11 summarizes the results of the intersection analysis. The detailed LOS calculations are contained in Appendix D. Table II: Intersection LOS - Existing plus Approved (Background) Conditions Intersection Control A,M. Peak Hour P.M. Peak Hour AveragebelayLOS (seclveh) Average Delay (seclveh) LOS 1. Los Gatos Boulevard/Los Gatos Almaden Road Signal 30.5 C 30.4 C 2. Los Gatos Boulevard/Blossom Hill Road r.• Signal 37.3 D+ 37.7 D+ 3. Los Gatos Boulevard/Shannon Road/Roberts. Road Signal 24.3 ` C 14.6 B 4, Blossom Hill Road/Roberts Road Signal 16.2 - B 15,1 B 5, Blossom Hill Road/Camellia Terrace Signal 20.0 C+ .23.4 C Note: Delay = Overallaverage intersection delay In seconds for signalized intersections; LOS = Level of Service With the addition of trips from the approved developments, the increase in average delay at the study intersections Is negligible (less than two seconds of average delay). Therefore, all study intersections are expected to continue to operate at acceptable conditions (LOS D or better). under the Existing plus Approved (Background) Project Conditions. Find — Traffic impact Study for the Proposed Mixed -Use Development at 16005 Los Gatos Boulevard Page 8 December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Existing +Approved Peak HourTurning MovementVolumes Intersection## I Los Gatos Blvd./Chirco DrJ Los Gatos Almaden Rd: Figure 4 Intersection #2 Los Gatos B(vd.l Blossom Hill Rd. Intersection #3 Los Gatos Blvd./Roberts Rd./ Shannon Rd. Intersection #4 Blossom Hill Rd/ Roberts Rd, ti o+-'v n k.335 (232) Ali 4-4 (6) 6 g 4 �232 (la) -44 ry Ofi t`• LEGEND e Study Intersection XX AM Peak HourVolume (XX) PM Peak HourVolume 21-093 T11-12/10/09 - VG Intersection #5 Blossom Mill Rd./ Camella Ter. (( )) 6 (Ar 1,023(58) 442) 4 3(885 � lzgj).Y h - NORTH Not to Scale kt.IKM TJKM Transportation Consultants Background plus Project Conditions__..___... ---------------------..-.-.----------------.--___.- This Scenario is identical to the Existing plus Approved Conditions, but with traffic added from the. proposed mixed -use development. The project applicant is proposing, to demolish the existing vacant Swanson Ford Auto Dealership building to build 47 single-family residential homes, 10 senior housing dwelling units, 11,779 sq. ft, of specialty retail and f32-seat high -turnover restaurant. Project Trip Generation The Institute of Transportation Engineers (ITE) has compiled the results of trip generation research from over 4,250 individual land use studies throughout the United States and Canada. The 8th edition of Trip Generation contains trip generation rates for over 140 different land use codes, Trip generation rates for the proposed project are based on data published in this manual. Table III shows the project trip generation estimates for the proposed mixed -use development. The proposed project is expected to generate 1,646 daily trips; 181 trips (81 inbound and 100 outbound) during the a.m. peak hour and 136 trips (76 inbound and 60 outbound) during the p.m. peak hour. Table 111: Project Tr p Generation Land Use (ITE Code } Size Daily AM Peak Hour PM Peak Hour Rate. Trips Rate In:Out In Out Total Rate In:Out In Out Total Single Family Detached (210) 47 du 9.57 450 0.75 25:75 9 26 35 1.01 63:37 30 18 47 Senior Housing (251) 10 du 3,71 37 .0.22 35:65 1 1 2 . 0.27 61:39 2 1 3 Specialty Retail (814) 11.779 ksf 44.32 522 6.84 48:52 39 42 81 2.71 44:56 14 18 32 Hi -Turnover Restaurant (932) 132 seats 4.83 638 0.47 52:48 32 30 62 0.41 57:43 31 23 54 Total 1,646 81 100 181 76 60 136 Previous Land use - New Car Sales (841) 20.744 ksf 33.3 692 2.05 74:26 32 _ 11 43 2.59 39:61 21 33 54 Notes: KSF = 1000 square feet; DU = Dwelling Units; • Source - ITE Ti p Generation, 8th Edition. - - Project Trip Distribution and Assignment Trip distribution assumptions for the, proposed project were developed based on existing travel patterns, knowledge of the study area and input from Town staff. Traffic from the proposed project is expected to travel to and from the site according to the distribution assumptions shown on Figure 5 and described below: • 10 percent will travel to/from the north via Winchester Boulevard • 35 percent will travel to/from the north via SR 17 • 15 percent will travel to/from the north via Los Gatos Boulevard • 10 percent will travel to/from the east via Los Gatos Alamaden Road • 10 percent willtravel to/from the east via Blossom Hill Road • 2 percent will'travel to/from the east via Shannon Road • 5 percent will travel to/from the south via Los Gatos Boulevard • 5 percent will travel to/from the south via SR 17 • 8 percent will travel to/from west via Los Gatos Saratoga Road Final —Traffic Impact Study for the Proposed Mixed -Use Development at Page 10 16005 Los Gatos Boulevard December 23, 2009 TJKM Transportation Consultants Project Access and Circulation Currently, the access to the project site (vacant Swanson Ford Auto Dealership) is via three driveways on Blossom Hill Road and five driveways on Placer Oaks Avenue. The all -way access closest to an intersection on Blossom Hill Road is located approximately 180 feet to the west of the stop line of Los Gatos Boulevard/Blossom Hill Road intersection. Additionally, there is right-in/right- out access for the current site on Los Gatos Boulevard at approximately mid -block between Placer Oaks Avenue and Blossom Hill Road. An Aerial photo showing the vacant project site The proposed project expansion would consist of five access driveways as shown on the site plan (see Figure 2). There are two access driveways for the project site on Blossom Hill Road and two access driveways on Placer Oaks. One of the driveways on Placer Oaks Drive is a Fire Truck access and the driveway closer to Los Gatos Boulevard is a right-in/right-out access. The proposed right-in/right-out driveway on Los Gatos Boulevard is approximately 170 feet to the north of stop line of Los Gatos Boulevard! Blossom Hill Road intersection, which is approximately the same location as the existing site driveway. Final —Trafc Impact Study for the Proposed Mixed -Use Development at Page 11 16005 Los Gatos Boulevard December 23, 2009 _ -TJKM _ Transportation Consultants .._...._......_..__ _.. _._ _ .. __-._ __.._ _SPHMAG1.16611 —' IMPAP-NYSE3 7... E7837116 EAI ZONE A. w6na1+_ IPn'0.SCAPE TO RE3LLLV TIdY.K 3.m.WICA9m POP S.ORA UNWIRE O@Art)1lIIlt PEC SVAH. W Ait do--s,u_ 6ESpEYNS:`JOt6RO11 EaNiY70 Rowoc0 TRE6TOPLAN. TAEES TOPEutIV�;yw�r' Proposed Project Site Plan N.qVei1Q1FUSPAYrtNkAld.'06HC111,1Yl4'+Q 1,11114 *.$11 GN(tLL uk) mama mattaNOLW.T 4W .11A<M1 MWPP.01Q TOPMENT(EFT7UINSTONEKPOSO +011 4540401 MW/t8MAUS C,k{1[tN 7SAO60dATINP :ma ItihtIT 1TSIN 111111'MAhLAROYAApNShc1WIW .O OIENEVVSY)ER60GW6{S IG13611.0.i. Y6A*•Ei. 1OSE WED W10501011SUSINE'63 iGWPS Final — Tragic Impact Study far the Proposed Mixed -Use Development at Page 12 December 23, 2009 16005 Los Gatos Boulevard Town of Los Gatos - 16005 Los Gatos BIvd.Traffic Study ProjectTrip Distribution and Assignment Assumptions Intersection #i Los Gatos BIvdfChirco Dr. Los Gatos Almaden Rd, Intersection #2 Los Gatos Blvd./ Blossom Hill Rd. Figure 5 Intersection #3 Los Gatos Blvd./Roberts RdJ Shannon Rd. Intersection #4 Blossom Hill Rd! Roberts Rd. 8(8) Intersection #5 Blossom Hill Rd. CameliaTer. 12(7) (8) LEGEND Study Intersection XX AM Peak HourVolume (XX) PM Peak Hour Volume NORTH Not to Scale xJKM 21.093 T11-12/18199'- VG TJKM Transportation Consultants —Level of Service Analysis Figure 6 illustrates the Background plus Project turning movement volumes. The results of the LOS analysis are summarized in Table IV and detailed calculations are provided in Appendix E. With the addition of project trips, all the study Intersections are expected to operate at essentially the same level of service as Background Conditions, Table IV: Intersection LOS - Background plus Project Conditions intersection Control . A.M. Peak Hour P.M. Peak Hour Average belay (seelveh) Las Average Delay (seclveh) LOS I. Los Gatos Boulevard/Los Gatos Almaden Road Signal 30.3 C 30.3 C 2. Los Gatos Boulevard/Blossom Hill Road Signal 39.8 D 38.4 D 3. Los Gatos Boulevard/Shannon Road/Roberts Road Signal 24.3 . C 14.5 B 4. Blossom Hill Road/Roberts Road Signal 16.1 B 15,1 B 5. Blossom Hill Road/Camellia Terrace Signal 20.0 C 23.3 C Note: Delay = Overall average intersection delay in seconds for signalized intersections; LOS =. Level of Service The peak hour capacity of a multi -lane highway with a free flow speed of 35 mph or Tess is approximately 1,070 vehicles per hour per lane (vphpl) based on Highway Capacity Manual 2000 Edition, Based on the machine counts conducted in 2009, the highest peak hour (p.m. peak) the peak directional traffic flow on Los Gatos Boulevard and Blossom Hill Road are approximately 741 vehicles per hour (vph) and 303 vph, respectively. The resulting peak hour lane volumes are approximately 244 vphpl on Los Gatos Boulevard and 152 vphpl an Blossom Hill Road. With the addition of approved and project trips (see Table 111) onto the study street network, the study segment is expected to remain within the acceptable capacity limits at LOS D. The level of service conditions with and without proposed project trips are included In Appendix E. Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 14 16005 Los Gatos Boulevard December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Background + Project Peak Hour Turning MovementVolumes Intersection #i Los Gatos BlvdJChirco DrJ Los Gatos Almaden Rd. Figure 6 Intersection #2 Los Gatos.Blvd. Blossom HIII Rd. Intersection #3 Los Gatos Blvd./Roberts Rd./ Shannon Rd. Intersection #4 Blossom Hill RdJ Roberts Rd. 1K--330 (232) Y-240)(176) Or Intersection #5 Blossom Hill RdJ CameliaTer. aim hil ( t� tt. IL* 10316) 457 (882 4 9 ( (450) 13124�`Y ) LEGEND ® Study Intersection XX AM Peak HourVolume (XX) PM Peak How -Volume NORTH Not to Scale TJKM 21-093 T11-12/18109 - VG _ TJKM Transportation Consultants Queuing Analysis TJKM analyzed the traffic conditions for the future scenarios and forecasted the expected queuinglstacking. The existing eastbound left -turn storage for Blossom Hill Road at Los Gatos Boulevard is inadequate under Existing Conditions. With the addition of the approved and project trip increase to the Background Conditions; the queuing for the left -turn movement increases. It Is recommended that a second eastbound left -turn lane be added and the resulting two eastbound left -turn storage lanes be extended to 250 feet per lane to accommodate the future traffic increase such as approved, pending, and future redevelopment of auto dealership sites. It is also recommended that the existing southbound left -turn storage at Blossom Hill Road/Los Gatos Boulevard be increased to accommodate the near term and future traffic growth. This can be achieved by re -configuring the median of southbound approach to accommodate the extension of the existing second left -turn lane to 275 feet. Detailed queuing results are also provided in Appendix E. Pedestrian, Bicycle and Transit Accessibility Currently, there are sidewalks along both sides of Los Gatos Boulevard and Blossom Hill Road in the project vicinity.' These sidewalks are expected to be sufficient in handling pedestrian traffic generated by the project, Currently, there are striped bike lanes along Los Gatos Boulevard and Blossom Hill Road in the vicinity of the project site. This project is not expected to generate a significant volume of bicycle traffic that may cause significant impact to the roadway capacity. Based on field observations, Bus Line 49 (VTA — Valley Transportation Authority) runs along Los Gatos Boulevard in the vicinity of the project site. The nearest bus stops for the Line 49 are located to the north side project site on both sides of Los Gatos Boulevard. The proposed project is not expected to cause significant impact to the transit ridership. Neighborhood Traffic impacts The Proposed project is expected to generate approximately six trips during the highest peak hour on Placer Oaks Road. It is expected that the impact of project trips on the residential neighborhood streets is not significant. SWITRS Analysis Based on the 2004 Accident Data on California State Highways, the average statewide accident rate for a four -legged suburban signalized' intersection is 0,58 accidents per million vehicles. The statewide average for suburban unsignalizedintersections is 0.34 accidents per million vehicles. Based on collision reports obtained from the Town staff for the last three years (January 1, 2006 December 3l, 2008) and the existing peak hour turning movement counts, the collision rates for ail the study intersections are below the statewide average collision rates.' The proposed project is not expected to have significant impacts oh the future collision rates. The summary of the accident rates for the study intersections are provided in Table V. Final — Traffic Impact Study far the Proposed Mixed -Use Development at Page 16 I6005 Los Gatos Boulevard December 23, 2009 TJKM Transportation Consultants Table V: Summary of Collision Rates Intersection ADT Accident Rate Above Statewide Average? (Yes 1 No) I. Los Gatos Boulevard/Los Gatos Almaden Road 28,945 0.06 No 2. Los Gatos Boulevard/Blossom Mill Road ' 37,605 0.24 No 3. Los Gatos Boulevard/Shannon Road/Roberts Road 20,275 0.05 No 4. Blossom Hill Road/Roberts Road 16,715 0.05 No 5. Blossom Hill Road/Camellia Terrace Aln�....• Ar1T - A......__., r\_I.. r.__tn._ .__,..___ _ 19,335 0.05 No YOIUme, nca❑ent rcate - cou[mons per million vehicles Freeway Segment Analysis Based on the 2006 Monitoring & Conformance Report by the Santa Clara Congestion Management Program (CMP), dated April 2006, the freeway segment speed, volume, density and LOS information were analyzed for project impacts. Freeway segment analysis` standards were obtained from Transportation Impact Analysis Guidelines (updated March 29, 2004) by Valley Transportation Authority. For this traffic study, SR 17 freeway study segments are from Saratoga Avenue to Lark Avenue in both directions. It is estimated that the project would add traffic of less than one percent of the study freeway segment traffic during both the a.m. and the p.m. peak hours. Based on the CMP LOS criteria, there are no impacts at the study segments. The freeway segment analysis for the study segments of SR (7 are summarized in Table VI. Table VI: Summary of Freeway Segment Analysis SR 17 Freeway Study Segments Direction Peak HourSpeedVolume Existing (Year 2006) Proposed Project Impact Lanes Average (veh) Densky (pcpmpl) LOS Project Trips Denslt (pcpmp;) LOS Percent Impact Bear Creek Rd. to Los Gatos Saratoga Rd. NB a.m. 2 29 3830 66.0 F 4 66.1 F 0.10% p.m, 2 66 2770 21.0 C 4 21.0 C 0,14% Los Gatos Saratoga Rd. to Bear Creek Rd, SB a.m. 2 66 2770 21.0 C 5 21.0 C 0.I8% p.m. 2 59 4370 37.0 D 3 37.1 D 0.07% Los Gatos Saratoga Rd. to Lark Ave. NB a.m. 2 47 4320 46.0 D - 35 46.3 D 0.81% p.m. 2 65 3770 29.0 D 21 29.2 D 0.56% La'rkAvenue to Los Gatos Saratoga Rd. SB a.m. 2 66 3040 23.0 C 28 23.2 C 0,92% p.m. 2 47 4320 46.0 D 27 46.2 D 0.63% e ex st ng year 2006 volumes and other related data were obtained from VTA staff during my 2007. Density = passenger cars per mile per lane (pcpmpl) Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 17 December 23, 2009 16005 Los Gatos Boulevard T1KM Transportation Consultants -Background plus Project plus Pending Conditions This Scenario evaluates future conditions with the addition of traffic from pending projects added to Background plus Project traffic. The pending projects are foreseeable developments that are likely to add traffic to the study intersections, According to Town staff, the following developments are pending projects: I. 475.485 Alberto Way (medical -dental office building) 2. 15405 Los Gatos Boulevard (office buildings replace an auto -dealership) 3. 15928 Union Avenue (a single family -detached) • 4. Placer Oaks (a single family -detached) 5. Town Library (New library replaces the existing library) 6. Safeway Expansion Project (additional square footage) 7. 16213 Los Gatos Boulevard(rnixed-use at vacant South Bay Honda site) 8. 416 N. Santa Cruz Avenue (a new bank replaces shopping center land use) 9. 192 Los Gatos Saratoga Road (Chase bank evening hours extension) 10. 14966 Terrence De Flores (single family development replaces Senior housing) These pending projects are expected to contribute a total of 293 vehicular trips during the a.m. peak hour and 557 vehicular trips during the p.m. peak hour on the Los Gatos street network. 7 Level of Service Analysis Figure 7 summarizes the Background plus Project plus Pending peak hour turning movement volumes and Table VII summarizes the results of the LOS analysis. The detailed LOS calculations are contained in Appendix F. With the addition of the estimated pending project trips, all of the study intersections are expected to operate at an acceptable LOS. intersection Control- A.M. Peak Hour P.M.Peak Hour Average Delay (sec/veh) LOS AYerage Delay , (sedveh) LOS I. Los Gatos Boulevard/Los Gatos Almaden Road Signal 30.2 C 30.2 C 2. Los Gatos Boulevard/Blossom Hill Road Signal 40.5 D 384 D+ 3. Los Gatos Boulevard/Shannon Road/Roberts Road Signal 24.5 C 15.0 13 4. Blossom Hill Road/Roberts Road Signal I 6.2 B 15.9 B 5. Blossom Hill Road/Camellia Terrace Signal 19.9 B. 23.1 C Note: Delay = Overall average Intersection delay in seconds for s gnallzed intersections; LOS = Level of Service Final — Traffic impact Study for the Proposed Mixed -Use Development at Page 18 December 23., 2009 16005 Los Gatos Boulevard Town of Los Gatos - 16005 Los Gatos BIvd.Traffic Study Figure Background + Project + Pending Peak Hour Turning MovementVolumes 7 Intersection #1 Los Gatos Bivd./Chirco Dr./ Los Gatos Almaden Rd. Intersection #2 Los Gatos Blvd./ Blossom Hill Rd. Intersection #3 Los Gatos Blvd./Roberts Rd,I Shannon Rd, Intersection #4 Blossom Hill Rd./ Roberts Rd. Intersection #5 Blossom Hill RdJ CameliaTer. w.-335 (232) jr-240 075) LEGEND a Study lntersecdon XX AM Peak HourVolume (XX) PM Peak HourVolume NORTH Not to Scale h:JK M 21-083 T11 • 12/18109 - VG TJKM Transportation Consultants Vacant Auto Dealerships and Future Redevelopment The following is the list of both vacant and currently operational auto dealerships in the Town of Los Gatos based on the information provided by the Town staff: 15500 Los Gatos Boulevard.— Moore Buick GMC (currently operational) Zoning: CH; GP: Mcced Use Commercial; Lot Size: 4.5 acres FAR: 50% (commercial only) = 98,010 SF Existing Building: 14,259 sq. ft. 2. 15600 Los Gatos Boulevard — Los Gatos Chevrolet (vacant site) Zoning: CH; GP: Mixed Use Commercial; Lot Size: 2.7 acres FAR: 50% (commercial only) = 58,806 SF Existing Building. 7,880 sq. ft. 3. 16005 Los Gatos Boulevard — Swanson Ford (vacant project site) Zoning: CH; GP: MixedUse Commercial; Lot Size: 12.7 acres Components: Refer to proposed project Existing Building. 20,744 sq. ft. 4. 16213 Los Gatos Boulevard — South Bay Honda (vacant site) Zoning: CH; GP: Mixed Use Commercial; Lot Size: 1.9 acres Components: 41 single family units, 4 apartments, and 3,000 sq. ft. of specialty retail Existing Building 15,578 sq. ft, 5. 620 Blossom Hill Road — Bentley Silicon Valley (vacant) Zoning: CH; GP: Mixed Use Commercial; Lot Size: 2.6 acres FAR: 35% = 39,639 sq. ft. commercial + 52 residential units Existing Building: 18,0I 6 sq. ft. 6. 16151 Los Gatos Boulevard =- Acura of Los Gatos (no intention of closing) Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 20 16005 Los. Gatos Boulevard December 23,' 2009 TJKM Transportation Consultants Cumulative plus Vacant Auto Dealerships Conditions This Scenario evaluates traffic conditions assuming that the vacant auto dealerships (other than the project site) are re -occupied with the previously approved auto dealership use, and the resulting trips are added to the Background plus Project plus Pending traffic. These vacant auto dealerships may contribute a total of 1 I 1 trips during the a.m. peak hour and 189 trips during the p.m. peak hour, if they are operational. Level of Service Analysis Figure 8 summarizes the Cumulative + Vacant Auto Dealerships peak hour turning movement volumes and Table VIII summarizes the results of the LOS analysis. The detailed LOS calculations are contained in Appendix G. With the addition of the estimated vacant auto dealerships traffic, all of the study intersections are expected to operate at the same LOS as Background plus Project plus Pending Conditions. Table VIII: Intersection LOS — Cumulative + Intersection Control A.M. Peak Hour P.M. Peak Hour Average Delay (sec/veh) LOS Average Delay (seclveh) LOS I. Los Gatos Boulevard/Los Gatos Almaden Road Signal 30.4 C 30.3 C 2. Los Gatos Boulevard/Blossom Hill Road Signal 38.5 _ D+ 38.6 D+ 3. Los Gatos Boulevard/Shannon Road/Roberts Road Signal 24.5 C 15.0 B 4. Blossom Hill Road/Roberts Road Signal 16.3 B l5.9 B 5. Blossom Hill Road/Camellia Terrace Signal ,19.9 B- 23.1 C verall ar� vage lntersecnon delay in seconds tor signalized intersections; LOS = Level of Service Final —Tragic Impact Study for the Proposed Mixed•Use Development at Page 21 l600S Los Gatos Boulevard December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Figure Cumulative +VacantAuto Dealerships Peak Flour Turning MovementVolumes-- 8 - Intersection #1 Los Gatos BlvdiChlrco Dr,/ -Los Gatos Almaden Rd. — Intersection #2 Los Gatos Blvd./ - -Blossom HIll Rd. Intersection #3 Los Gatos Blvd./Roberts Rd./ Shannon Rd, Intersection #4 Blossom Hill Rd,/ Roberts Rd, Intersection #5 Blossom Hill Rd./ Camelia Ter. tFj,lfs2 1C-336 (234) 4-4 n ai )4-238 (17 0.) •-• LEGEND • Study Intersection XX AM Peak HourVolume (XX) PM Peak HotrVolume 6 ,, t, ,048 8507 94 (55i 4 482(92 13 (24 I to, NORTH Not to Scale k r.JM 21-093 T11 - 12/1E09 - VG TJKM Transportation Consultants Cumulative plus Future Redevelopment of Auto Dealerships Conditions This Scenario evaluates future conditions assuming that the auto dealerships are redeveloped in the future. The addition of traffic is estimated based on the redevelopment assumptions developed by the Town staff as listed previously (page 21). These trips are then added to the Background plus Project plus Pending Conditions. The auto dealership redevelopment projects are expected to contribute a total of 1,383 trips during the a.m. peak hour and 584 trips during the p.m. peak hour. Level of Service Analysis Figure 9 summarizes the Cumulative + Future Redevelopment of Auto Dealerships peak hour turning movement volumes and Table IX summarizes the results of the LOS analysis. The detailed LOS calculations are contained in Appendix H. With the addition of the estimated Future Redevelopment of Auto Dealerships traffic, all of the study intersections are expected to operate the same as Background plus Project plus Pending Conditions except for Los Gatos Boulevard/Blossom Hill Road intersection. Table IX: Intersection LOS —Cumulative + Future Redevelopment of Auto Dealerships Conditions Intersection Control A.M. Peak Hour P.M, Peak Hour Average Delay (seclveh) LOS Average Delay (secIveh) LOS I. Los Gatos Boulevard/Los Gatos Almaden Road Signal , 31.1 C 30.6 C 2. Los Gatos Boulevard/Blossom' Hill Road Signal 60.0 E 440,7 D Mitigation —Additional (2nd) eastbound left -turn lane Signal 4I , i D 37.3 D+ 3. Los Gatos Boulevard/Shannon Road/Roberts Road Signal 23.7 C 14.8 B 4. Blossom Hill Road/Roberts Road Signal 16.1 B 16,0 B 5. Blossom Hill Road/Camellia Terrace A I ��-. Signal 19,5 B- 22.8 C+ Delay _Overall average Intersection delay In seconds for signalized intersections; LOS = Level of Service It should be noted that the level of service condition at Los Gatos Boulevard/Blossom Hill Road is expected to be LOS E during the a.m. peak hour. With the recommended addition of a second eastbound left -turn lane, the study intersection is expected to operate at acceptable LOS D conditions. Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 23 16005 Los Gatos Boulevard December 23, 2009 Town of Los Gatos - 16005 Los Gatos Blvd.Traffic Study Cumulative + Future Redevelopment of Auto Dealerships Peak Hour Turning MovementVolumes Figure Intersection # i -- -- Los Gatos BIvd./Chirco Dr,/ Los Gatos Almaden Rd.. Intersection #2 Los Gatos Blvd./ Blossom Hill Rd. Intersection #3 Los Gatos Blvd,/Roberts Rd,/ Shannon Rd. Intersection-#4 Blossom Hill Rd./ Roberts Rd. Intersection#5 Blossom Hill Rd./ Camelia Ten LEGEND O Study Intersection XX AM Peak HourVolume XX) PM Peak'HourVolume NORTH Not to Scale LIN MIA 21-093 T11-12118/09 - VG TJKM Transportation Consultants Conclusions TJKM has reached the following conclusions regarding the proposed mixed -use development at 16005 Los Gatos Boulevard in the Town of Los Gatos: • Based on the trip generation rates provided in the ITE Trip Generation. Manua! (8th edition), the proposed project is expected to generate 1,646adaily trips; 181 trips during the a.m. peak hour and 136 trips during the p.m. peak hour. • All study intersections operate at an acceptable level of service (LOS) of D or better under existing conditions. With the addition of project trips, all the study intersections are expected to continue to operate acceptably (LOS D or better) during both the peak hours. • The existing eastbound left -turn storage for Blossom Hill Road at Los Gatos Boulevard is inadequate under Existing Conditions. With the addition of the approved and project trip increase to the Background Conditions, the queuing for the left -turn movement increases. It is recommended that a second eastbound left -turn lane be added and the resulting two eastbound left -turn storage lanes be extended to 250 feet per lane to accommodate the future traffic increase such as approved, pending, and future redevelopment of auto dealership sites. • It is also recommended that the existing southbound left -turn storage at Blossom Hill Road/Los Gatos Boulevard be increased to accommodate the near term and future traffic growth. This can be achieved by re -configuring the median of southbound approach to accommodate the extension of the existing second Left -turn lane to 275 feet. • For the Cumulative plus Future Redevelopment of Auto Dealerships Conditions, it should be noted that the Los Gatos BoulevardlBlossom Hill Road intersection is expected to operate at LOS E during the a.m. peak hour. With the recommended second eastbound left -turn lane, the study intersection is expected to operate at an acceptable LOS D condition. • Given that the current traffic volumes during the highest peak hour on Los Gatos Boulevard and Blossom Hill Road (approximately 741 vehicles per hour (vph) and 303 vph, respectively), there is sufficient roadway capacity on the study segments to accommodate the proposed project trips. Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 25 16005 Los Gatos Boulevard December 23, 2009 TJKM Transportation Consultants Study Participants and References TJKM Personnel Rich Haygood, P.E., T.E. Vishnu Gandluru Geri Foley Margie Pfaff Others Jessy Pu, P.E. Project Manager Project Engineer Graphic Designer Word Processor Traffic Engineer, Town of Los Gatos References ITE Trip Generation Manual, 8th Edition, 2003 Traffic Level of Service Analysis Guidelines: Congestion Management Program, Santa Clara Valley Transportation Authority, 2003 Final — Traffic Impact Study for the Proposed Mixed -Use Development at Page 26 16005 Los Gatos Boulevard December 23, 2009 Transportation Consultants Pleasanton 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 925463.0611 925.4633690 lax Fresno 516 W. Shaw Avenue Suite 200 Fresno, CA 93704-2515 559,325.7530 559.221.4940 tax Sacramento 980 hands Street 16" Floor Sacramento. CA 95814-2736 916.449.9095 Santa Rosa 1400 N. Dutton Avenue Suite 21 Santa Rosa, CA 95401-4643 707.575.5800 707.575.5888 tax tikm©tikm.com www.tt'lan.cam VisionThat MovesYour Community November 4, 2009 Mr. Jessy Pu Traffic Engineer Town of Los Gatos Miles Avenue Los Gatos, CA 95031 Via e-mail only: Jpu@losgajosca.gov Subject: Addendum #2 — Revised site access located on Blossom Hill Road for 16005 Los Gatos Boulevard mixed -use project Dear Jessy, This letter report is Addendum #2 to the previously conducted traffic impact analysis report by TJKM for16005 Los Gatos Boulevard. Based on your email dated October 14, 2010, we understand that the project developer is proposing changes to the site access on Blossom Hill Road by including an all -way access at approximately 260 feet to the west of study intersection, Los Gatos Boulevard/Blossom Hill Road. The purpose of this addendum is to evaluate if an all -way access should be permitted at this location, Figure € shows the approximate location of the proposed project access on Blossom Hill Road (Google Maps). Figure 2 shows a view of the approximate access location (Google Street View). This access is In addition to the access points on Los Gatos Boulevard and Placer Oaks Road. Figure 3 shows the proposed site layout. Figure I: An aerial photo showing the vacant property at the project site _.. -T)KM. Transportation Consultants f essy Pu November 4, 2010 Page 2 Figure 2: Looking; west on Blossom Hill Road towards the future project access IWO STORY RSSIDSNTU+t. .TWO. STORY' RESIOSHTtAL Figure 3: Proposed project revised site plan EIUsino oFFIOEZONE-` •-• hEtlh£OUNIOPROMTIEFTTURRSIOPUGZR OAKS TJKM Transportation Consultants fessy Pu November 4, 20l0 Page 3 Analysis of the Project Access on Blossom Hill Road The proposed all -way access on Blossom Hill Road is via a 25-feet wide driveway approximately 260 feet from the curb line of the study intersection, Los Gatos Boulevard/Blossom Hill Road. The posted speed limit on Los Gatos Boulevard at the project site is 35 miles per hour (mph). Based on the Access Spacing Guidelines provided by National Highway Institute (NHI), the minimum spacing for unsignalized driveways or local streets should consider the speed of the roadway, stopping sight distance, the elimination of right-tum conflict overlays and the functional area of unsignalized access points. When a driveway is to be located upstream of a major intersection, the possibility of weaving or lane shifts to make a left turn at the major intersection should also be considered. Figure 4 shows the physical area and the functional area as defined by NHI guidelines. Figure 4{: Physical and functional area of an intersection Corner clearance is the distance between a private access drive and the nearest cross road intersection. It should provide drivers with adequate perception -reaction time to assess potential downstream conflicts and is aimed at preventing the location of driveways within the functional area of an intersection. It will also minimize driveway/intersection conflicts by preventing blockage of driveways upstream of an intersection due to standing traffic issues. Generally, the driveways on corner lots should be located near the property line most distant from the intersection. Minimum driveway setback distances should take into consideration typical traffic queue lengths while permitting sufficient space for movements of driveway vehicles. Corner clearances are applicable to all categories of roadways. On a major roadway the corner clearance should be the same as driveway spacing. The corner clearance on the upstream side should be longer than the longest expected queue, or at a minimum, the distances indicated on Table I. On the downstream side, the minimum distance should also conform to Table I. TJKM. Transportation Consultants Jessy Pu November 4, 20-10 Page 4 —Table 1:- Minimum -Corner-Clearance Feet) Speed (mph) Distance From Near Sideof Street toNear Side of Access Driveway Major Generator(ft) " Minor Generator (ft) Minimum Generator (ft) 35 195 150 80 40 . ., 260 2.15 .... .. .. • 115 _... 45 330 260 150 50 395 3.10 180 Source: TRB, Access Management Guidelines for Activity Center, NCHAP Report 348, 1992. To access the project site, the vehicles would make a westbound right -turn or eastbound left -turn movement. However, the exiting vehicles from the project site would need to find sufficient vehicular gaps to merge onto Blossom Hill Road. If the exiting vehicles intend to travel southbound on Los Gatos Boulevard, they would exit the project access when it is safe to weave and merge on to the eastbound right -turn lane. In the previous traffic study for the proposed project, TJKM estimated left -turning project trips and travel gaps on Blossom Hill Road at the access driveway. It is expected that the exiting left -turn project traffic (approximately 3 vehicles per cycle, assuming thirty 120-second cycles during a peak hour) will find adequate vehicular gaps at the project build - out. In addition, TJKM also performed the queuing analysis for the study intersection Los Gatos Boulevard/Blossom Hill Road as part of the previous traffic stud y and found that an 85w percentile queue of 250 feet is expected for the eastbound left -turn lanes during both the a.m. and the p.m. peak hours. The proposed project driveway at 260 feet from the intersection is not expected to cause any major egress issues for the project driveway. TJKM also concludes that the minimum corner clearance of the project access at 260 feet is in the acceptable range based on the TRB guidelines (refer to Table I). Conclusions and Recommendations: Based on the traffic analysis using TRB / NHI guidelines, TJKM; concludes that the revised 'location of the project access meets the corner clearance distance requirements. Based on the travel speed and the queuing analysis of eastbound approach of the study intersection Los Gatos Boulevard/Blossom Hill Road, the setback of the project access is adequate. TJKM would like to thank you for providing an opportunity to present our analysis. Please do not hesitate to call us if you have questions: Sincerely, Vishnu Gandluru Transportation Engineer J:1JUR1SD1CT10ML\Los Gatas1021-093 On -call Services \Task'017 - 16005 La Addendum Traffic Study\LR 110410.docx GreenPoint Rated Checklist: Single Family The Greot ednt Rated checklist tracks green features incorporated Into the home.'A home is only GreenPolnt Rated if all features are verified by a Certified GreenPolnt Rater through BulfdH Green, Green PdntRated is provided as a public service by 8dad It Green, timeless -tonal non -prat$ whose missfan Is to promote healthy, energy and resource ef2elent buildings in California - The minimum requirements of Greenpolnt Rated are as Wows: verification of 50 or more pdnls; Earn the Total Points Achieved:. 148 Greenpoint k'EG • RECEIVED ♦ PcOO\wrr •: • rr_ Nn4Snng mlrlanum points per category. Energy (301 IndoorAtr Quality/Health (5) Reso:aees (8), and Water {9); and meet thelxereputstesA3.a (60%consW0Oonwaste diversion), J.1(Exceed Tile 24 by 16%), and N,1 {Incorporate Green Point Rated checklist in blueprints). The criteria forte green bmldmg practices fisted below are described in the GreenPdnt Rated Single Fanrty rm RabngManual.Farmerenfoabonplease*Owwwbulidllgreen,orgtgraenpolniratad Los'Gatos Slvd-�a Blossom Hill Ltd _ -- 12ar20ii --_ I:f_ - A Stu& ._...-_._..._ - .........:..:..._ .1�i 13 5 - i5 24 A - i rc 25 9,i q• Nc�s Td PL./ • 1. Protect TopsoOand fAdml:eDlsngr8anoft�iCUnetHams&Tress ..--..-_...__. Yes' a Retool Toped tom Erosion end Reuse eiterConNne9on - b.LrnitandDelineate Consoue6onFootprint lorMadneemProtectien No :2 I -1 L 1 1 :0' i ( I 1 NO ' 2 Deconstruct Instead of ttemollshing Edsting Buildings On Site 3 1 3. Recycle Job Site Construction Waste Oneroding Green Waste) a. Minimum 50%WneteDIvmsanbyMight (Recyc3nBorReuse)-Reeerraf A3Uninmm85%D3tersonbyWeight (tecy¢rrgarReuse) oMinimum 60%DNersicnbyWeight INKYePryorRama ) ' Yes.: Yes o. '-h'- ! 4 R 1 • Yes ;2. 2 ; 1 ' 2 11 4. Use Recycled Content Aggregate (Minimum 26%) a Walkway and Oakway Base b. Roxhvay Base • Yes Yes f 1 i 4. ( 1 1 1 1 Total PontaAvarabip In Site=12 B::IibIJN1Y.CTIOLV ?::,t_� �;.:: ?i.::., -,c:=- ;:> =:::;M:_:7::-_ �=:.- •-c:6S=i::Sr ._- __ Ro(nisA"valtab)eRefeasiux'=a°;t-=iw_ -.._ .... ..:' >>;: _•_ii°a• f. Replace Portland Cement hnConcrete withRecycled FlyasharSlag aWhom 20%Rosh orSlag b.bimimum25%lirasharskin .. _• .'= Yee . Yes 1 '•1 1 1 • No 2 Use Frost-Prelected Shallow Foundation In Cold Areas (C.EC. Climate Zone 16) 4 1 f 13 0 3. Use Radon Resistant Construction fPohtheale atcryjanedehanpntedwarfas fan areJ36WJh IA01 1 1 4. Design and Sued Structural Pest Controls alnsta1TemsleMelds&SepamleNIExterierWoaHo-C.oncreleCannestfensbyMelalorPlesge• Feslanare eta Mot* automatcallygantedMen proJeclqua06esfor Measure J1Eswith IAQ] :.. I :No', '' -:�• , . .. i , 1. .'Yes b..NINew PhntsHave Trunk, Basket Stem LocaledAtLeast 38Inches fomFoundation ':1 1 1 ToklPaints Available inFoundation =8 - ;3 ^... •. r= _irT. ;;q s._.: Frilnfs9VlilaBlePetlleasure =_ �' �L .;, -.:; _,:_ :--x:F:..::_�.-: .. _..._.... _::.;:: .. 1. ConsOusiResouree•E(fielentLenduepes a No Invasive Species Uetedbyeat•PCAre Ptaded b. No Plaid Species Wit Require Fledging a Mar Plant$ Aro Callfomb Nadvse or Mediterranean Species or Other Appropriate Specks • Yes' No .: :0 :Yes , 1 I 1 3 t ! I 3 Yes 2. Use FlreSafeLandscaping Techniques 1 1 ) ) ) 3, Minimize Turf Areas it landscape installed by Builder • B. All Turt Wit Have a Water Requitement Less than or Equal to Tall Fescue (0.0.8 plant feeler) b.TudStma Not Be rrrsielfed on Slopes Exceeding in% or in Aress Loss than B FeetWIde e. Turf bs33%ofLandsopedArea (total 2pole's) d. lid Iss10%ofLandscaped Area Val 4points) • - i No Yes ;g I 1 , 1 No. 2 1 f 2 r No ...EO.. j--` It 2 fg. • i 1 2 Yes 4.Rant Shade Trees 3. 1 ( 3 No 3. Group Plants by Water Reads (Hydrozcni ) - nD :D... 1 r I � 2 6. Install High•Fd0cisnty Irrigation Systems aSystem Uses Only Low•FAwOdp, Bubblers, or Low•DewSprinNe4 b.SyslemHas Smart (Weather-Based)Conhoters Yes - 1 2 -No 1 ( 3 :No 7.InoorporeteTwo inches ofCompost inthe Top 61012inches ofSol :g .` 1 3 No 8.MulehAll Planting Bads to the Greater oft Inches or Local Water Ordinance Requirement .D 1 ; ' 2 No e.Usese%SelvagedorRecyoled•ConlentMateriatsfor60%er4en•PlantLandscapetlements .D 1 I ) 1 I No 10. Reduce Light Pollution by Shielding Fixtures and CtrecUng light Downward D ., - i ( 1 1 i Total Petals Avaiat4eInlend r-aping=3l. -- 12 . 11:!StRfJ. •`FaFRP;11i1;'&<$F1NCaTtYdtt1�ZlP7,`-; ::-_._'"'= I':•,:'-.-:: ;:42.::: 'rrLI:: . ._>201nisew2tia61e:)?eafeasuieej"'% -::`_'-�;'=S ^ �;r, :::d:=:. =- _- 1.AppiyOptimalValueEngineering a. Place Rafters and aids at244rah OnCeeterFrar g b.Ire Door end Window Headers (mixed a Use OrdyJack and CrirpleMuds ReyyVaiter load .- - .-`-,ii�`_; -' - Yes Yes 1 1 1 1 y : ( ] ] 1 I 'Yes -,1 1 - 1 1 I 2. Use Engiooeredlumbar a Beans end Headers b.'nsul led Engineered Headers c.WoodlJalslsorWeb Trusses:a Floors d. Wood Waists fur Roof Rafters e.Engineered orFnger ointedSNdolorVerdes'Apprka4ona !.Oriented Strand Board fur Sabrina/ g. Oriented Strand Board for W6Dand Roof Shoaling "0 No No ' • !'0; . :.1 1 ? ( 1 1 i Yes . 1 1 I ' Tie : I , I 1 -f- • No _' No I . O . I 1 1 t t ] `. I I 1 I ' 440 . ¢ I - I 1 I T 3. deo ESC-Certified Wood - a Dimensional lumber, Studs and Timber. lordman 40% b. Dlmenstond Lumber, Studsand Timber:ldimn sn 70% a Panel Products:60nhmnmm40°A d. Panel Products: hynbmm 70% Yes I Z 1 : Yes L+ :NO - U ) ; -I' 1 ' No ` `0 1 i i -i 1 I ® Build 0 Green SF Data Collection Form v,3.7 MAR 2011 N OF 1.0S GAT OS NNING DIVISION =MIT 24 NO No •No -Yes Yos Yes Yes .No •No No •No 4 the Said Wag Systems (heehaw' SIPS, ICFs, & Any Non.StktRsine Meemhly) a. Rads • b. Reduce Cahalan Sala ring ,the Homo from the Garage rot* auuxnafcalygreptedvdren Relent qud4es for measure J3: ESw1th IAO! _`a Tightly Simi the Ar.BaHetbetieonGeiege.and living /aea___._ ---_-.— . h. mobil Garage Exhaust Fen CRBuld 0 Dandled Garego*�- 4• Design Energy Heels on Trusses (7611 of Attie lnsulegon Height et outside Edge of Exterior Wall) 7. Design Roof Trusses toAccommodale Dish -Obits I. Use Recycled•Content Steel Studs for90% of Interior Wall Framingi - - C. Thermal Masa Walls: bte•Inch Drywall on All Interior Walls or Waite Wllghing more (Iran AD Ibfout, 10.1neta00verhangaand Gutters a Minimum Clinch Ooeihongs Offal Galore Mobile aulomagsally granted when project quagges tar measure J3: ES well IA0).• b. Mdilmum 24- rwh Overhangs and Gutters Total PellaAvogable it Structural Bolding Frame and Envelops=36 ._....... i. t.:E1CTORJ31711'StL ' vtx3=::.... 1 Yes No 1. Use Reeycted.Cantent(No Wain Plastic) or FSCCerUgedWood 0egldng 21natall aRain Screen Wall System l21 12 J 2 !2 2 2 1- i— 1 _ 1,._.. —I 1 i11 1 1 • :::iPoTn[sAssT�i�P,er.1Neasu a.>`?� . 2 No No 3. Use Durable and Non -Combustible Siding Materals - 4. Use Durable and Non•Combustibte Roofing Materials, 0 1 TotalNiels Aoaladein Edam Finish 7 1. Install Ins Wagon with 73% Recycled Content a Walla end Floes b. Canes ._ . 2. Install Insulation that Is Low•EmlWng (CertMed Section G135D) a Wells and Room h Gaines 3. Inspect Quality al/mutation Installation before Applying Drywall, ('Points sularoa telly vented when prolectplan for measure J3: ES with IA Told Fable Available InInsulates =5 - - SU�:=P.Gtlb1$I'Cl�G�rec:; ..__.. a..`....-...... ......._...._�..._.......... a.;...,.. ... ,: ......_-.._. L Distribute Domestic Hot Water EHiclen6y(Additive, Maximum 7 Pointe) a Insulate HotWaler goes Imo Water Heater to Kkhen G Insulate Al Hot Water Pipes o.Use Engineered ParaCelPiping .. Ng d. Use Engineered Parallel Piping with Demand Canbolled CawlalonLoop e. Use Structured Plumbing wilt Demand Controlled Circulate LUse Central Core Maki . . - .. Yes • Yes • No No Yes Yes " Yes No No • No Yes ]Si 7Ij-'a Yes Yes 2lnMall Only Ugh Efficiency Toleta (Duar•Flush or 51.26 qpt) Taal PalnisAvailable InMeting Total.11 - - -- — - _ - ::),,._ice• . ............rp ;2"�v`,sN,Pii�C%tot�z�n'ntctfY3btxloNuvC::-;r �� = �::''.. .— .. - -. .. . 1. Design and Instill HVAC System to ACCA Manual J, D, and S Recommendations" CPoinls aubma0alty granter/Men projeatquerdies for measure ES wilt 2, Install Sealed Combustion Units - paints arrlomageolly granted don projeel quat0es for measure J3: ES with. NGa. e, Fumaces b. WalerEeabeW - NO 3.1nstallZoned, Hydronle Radiant Heating ND 4. Instal High EficiencyAir Conditioning von Envuonmanblly Responsible Refrigerants 5. Design and installEHectIve Ductwork.-- ('bn,d,&a aro eutomalically granted Whet/Prefect qrieffies for masons 33: ES with IAO). &Installl1VACWised St4I0OrkvilldnConddorrodSpace -... -..... Yes�b. Use Duct Metric onAADuclJaintshridSeams a. install DucMarkunder Agb lawlalan(Duriedoods) d.PressureRetmve'he DuchverkSystem 'MS .1 a PMintDucts duing Cmsbmionwid Clean All Ducts before 'Occupancy 6. mstail High Efficiency HVAC Fitter (MERV.ia) rPdms anamagcallygraitedwhen prcjecl quaggas fameasure J3: ES w10bIAC) Yes. • No Yes Yes Yos _ • Yes Yes Von No No No Ng Ne 7. Don't Install Rreplaces or Install Sealed Gas Rroptaces with EIRdoneyRadno NOT Less Than 60% using CSASlandads.. 3. Install ERectivo Exhaust Systems hi Bathrooms and IMishima. _. raa&eareautomat),grantedalienproJaclgu4llesformeasureJ3;ESWAlilAC a inssdl ENERGY STAR BaOuoomFenaVantedto Um Caddo b. AA Bat room Penske fal afelorHonidlotrt a Instal KOdxnFarme Hoed Vested bthe G aLHde.: 9.Instal MochnnlcalVeotllaion System for Cooling (Max, 4 Points) a lead ENFRGYSTAR Cellos Faris '&LW10lsIn-lwd Aloes &Bedrooms b. load .Whole HOMOFan vat Valable`Speed' a:.... a.Aulama leallyCm¢oped Integrated System ._ :.• d. Automatically Controlled lobar/laud System faith Variable Speed Central 1G.Install Mechanical Fresh Air Ventilation System'(Maxknum S Pouts) a My Whole Howe VenhladonSste5TlietMeals ASF60AE622 -- - - b. held Alr-Ortdr Heal Enhanger Thal mole A6HRA.E 62.2 redo automagoalygmtodWW1 project oaths for measure J3: ES wgh NO) 11.inatabCarbon McrlbyideAllnn(s) - -` • -. - rPosnls automarvaD/gantedi'dren_proicatgU4Ibua for measure J3: ES WOINOI Total Pointe mantis in Hosting. Yoshioka and AlrCandtlonhg=30. .2 }''�� IRA�Gi�:AyarlaylaI?et.Measui�'?;??� 1 A ( 1 e i 1 I .=-?I'oints"':A'vaTla'lile'•Per tvteg's`vie' 3 1 1 ) ! 4 pdijils74115 lA'P t'Mbiiiii i:t ! 4 (((( St 1-3 1 1 1 1- 1 19 1 0 Bad: It Green SF Date Collection Form v.3.7 Cos latENEWABLE.EtvEHGY'- Gatos Blvd @ Blossom Elul R{C .... ...- : : - a. a. tit. --,, Ness . ..::.. ..: ...... .. : --• : :;: °:: E.'_.:•:_ ,........ .., .: „ . . •. • �.:...l3NmsAvapablea?e[Nfeasure: 4 •No 1. Pro -Plumb for Solar Hot Water Heating 0 • No Lindell Solar Water Heating System _, 01- 10 1 NO 3.1netatl Wiring Conduit for Future Pholovoltic installation & Provide 200 ft` of South•Factng Roof A 2 1 :No 4.iretall Photovoltaic (PV) Pane - a30BofelecVloneeds OR12kW Mal 6prints) b.60%of sledge needs0R2411W(total 12ponts) ae6%ofoleo* need OR3.6kWWarta pdnis) :0: �B , '�"— No .0. -0 ; '— No .�( t 6 1 I Total AvmlahlePointe inRenewatisEnergy =18 .0 • ••,YiIlliltiiTblCI1.ItEpRMAN.EE��:•.....:';i1.y:. ..�:ir:.'Y-.it::e.:��:;.:]---_.. _ :.•--._. ,._.: �.� . �,.._.. W..PoYniSlSV21)i teR;eF.?Aeasure'� :<>: �:��n ��:�. �,E_,:��-�,� � :-,:r-�-•. -�: 1. Diagnostic Evaluations a Nona Passes Bow Door Test rPninlsautomat/4granted when pro(e31warms for measure .11ESw Rol b. House Passes Combustion Safely BadedrafTest _.....>-: Ycs 1 1 1 I i Yes 4 t 1 1 I 16%- 2. Design and Bad Nigh Performance Homes -16%above 2605Title 24.Nara 10 i B30 11 No • 3. House Obtains ENERGY STAR with lndoorAlrPackage Certfcation-Pfkt&asure(Total 45points; read comment) ..0 I 1 i 1 i Tole' AvelalloPoints hi Bu31aLPedormance=30 ISHES'�- ..'.., .... �::•wty� -.� :ms.�•;.;,:.�...-ram:•.. _ ...s�.r-�: �.,,;.,....;..z.._..._:... _ ..:�:OtnLs:AtailaWe'.f?eafea4die:P<< °) :_._ , - 3--` ns F. � e::: a No 1 1. Baden Entryways to Reduce Tracked In Contaminants .0 1 1 1 i 2. Use Low-VOC orZero•VOC Paint (Nahum 3 Paints) aLo.VOC Interior Wall/Canna Paints (4505pIV0Cs(FlMG*<1S3epl VOCs(lbn•Flaq) h;Zem-VOC: Interior Wall/CannPahk(<SgpIVOCs(Fleq) Yrs' ) ! i 1 • N0 . ;0 I 1 3 1 r Yes 3. Um Low VOC, Water -Based Wood Finishes (<y50ypfVOCs) '2 ) ! 2 'Yes 4. Use low-VOC Contend Construction Adhesives KO gall/COO for Al Adhesives 2 1 2 -No 5, Use Recycled -Content Paint 0 • 1 ( ( 1 I Use Environmentally Preferable Materials for Interior Finish: A) FSC-CergOed Wood, B) Reclaimed, C) Replay Renewable, 0) Reayeled-Content or E}Finger-Jointed aCanes (50%1diHrraan) b.Interior Tern (EO%Minimum) aSheMng (93%M'mirmm) dean (56%helium) aCamderlops(60%Uhlman) .. Yes i ) 1 1 Yes rn-• 2 L. 1 Yes 1 iI Yes ) , 1 1 No •.lk : i { ]. T. Roducs Formaldehyde In Interior Fuiish (CA Section 01350) a. Rubber & Stair Treads (SO%Mii4mum) b.Cabbala & Countertops (S0%h4dmrm) a Interior Trim (S6%Menem) Yes 1 1 1 Yes 4 1 I 1 Yes • 1 1 I NO d Shelving M i lman4 Iva 0' a Alnsla4atonof Finishes, Test of Indoor Air Shows Formaldehyde Laval<27ppb -0 3 1 TofelAvalobla Rd BB Mobiles =21 12 :k F4t70RIN(:.�"...,'•.':[-.;..:M:yc::::.:(2�.,. _._....:i'-=.-: pit;rko'uiGf'A.Ye1a%lelPef:Me0sille:=.:�;i.._-'74;t -:��_;-ji:•t= 1. Uee Environmentally Preferable Flooring: A) FSC•Ceralled Wood, R) Reclaimed or RelMehed, C) Rapidly Renewable, 0)Recycled-Cantant,E) Exposed Concrete. Aoen'ly Adhesives Must Have 470gpf VOCa, aMinearil5%of Floor Area b.Minimum 30%ofFloorArea aWhom 50%ofFloorA.rea tanni 75%afFloorArea dn • __[•=_[F371: NO '0- ) 1 'No ' .7k : _.1_± f 1 I No : - ' ! No : p � ' t 1 No 2 Thermal Mass Floors Floor Covering Other than Carlon 50% or More ofCancrete Moore D. I 1 1 1 3. Footingfdeets Ses2on 01350or CM Green label Plus Requtremente(60%MIN mum) Peas,�. automatic* When qua60esfor measure 33: ES van IA0) • ) ! -.2 Ir Total Avelo1ePointe M Mooting=7 .:g• . 14[.7lP;'.. G'•h`S-AlY1F3LI�`H-'PING.-....;:._::.-r.: ..... ...c;.7,21,..__-fir .. �Edlils[AVailS¢teiParMe6sdre;,` _::;_;: -_c:, 1.kmtall Water end Energy Efficient Dishwasher a ENERGY STAR (total 1 point) le. Dishwasher Uses No Mae than G.5 GalonslCyrJe (blot 2points)_ _______.. _--,._...._.._.>:-:-.: Yes 1 1 1 i NO 0 1 1 1 2Install ENERGY STAR Clothes Washing Machine with Water Fader of 6 or Loss aMeets Energy Star and CEETier2requiemenls(t Eedsnowfador2D,WaterPasta6.0orless) 3points) b.MeotsEnergy Star and CEETier3 requirementsna �0i'ed energy fink 22, Water Fads 4.6 or less) poml6points) Yes •(fold 1 1 2 .-• :O I. 1 I --J.- 2 ( 3. Instal ENERGY STAR Refrigerator a.ENERGY STARQuelled &<25Co oFeetCapeosy b. ENERGY STAR Qualified &< 20 Cubic Feel Capacity Yes 1 I •No ' :g - 4: Nnaiakllm'S4n Recycling Center and Composting Center a But!-krRecycling Color 6 Guilin Compas&1gCenta NO g 2 No o-' r 1 . Total Available PoiitsInAi.pliantesand Lightin . _ ..c. �- =- ;' .:.•_;.. -#:-.:..:''e _;-..v .. =kuiniihthlabraer:hteasure .W = _ ....�-..,..:�--.c.`='-r:--� Yes 1. Incorporate GreonPolnt Rated Checilbtin Blueprints•Requied D j t1 R l Yes 2, Develop HameovmerManual ofGreen FeatureslBeneflts (Points atonnicalr graded Y inn WOValles for mesons 4B ES with KC] • 1 1 11 ( I ( Total AvalobreFable inOther =3 '3 . — "aCOMmIDNAVAA51'GIY=&N7NC3-,'(niaziirium:2Bp0iirtw7ni$tu:3ecffOdj;.--;�'-•-;==�d x:-�QgmIs-9Y�leWe:Pa �ieasu�.-�•-,_:<.•::r, ; :;�",.�::-�•".;^,...._.r.:<� 1. Develop lnNlSites Yes aPropellaLocated lna0utUrban Soling nth UlBYoshiPima for Rem Years hoevelopmentistooled wiiNn12tfdeofaMajor Bang Stop : '2 11 1 t 1 Yes k :l 2 ) 01 Build It Green SF Data Collection Form v.3.7 No Yes 24/201 2. Cinder Ironies & Nog Sze le Mack _ aChisierHews for Lend Rwcr.Aar b. Conserve Resowaeeby Incoming °easily (lot for every 5 Wa greater than.10 ura) 'E>tlar.Project Dendy a Homo Ste Efficiency 3. Subdlvtslon Layout & Orientation to Improve Natural Cooling and Passive Solar Attributes a D -2 2'. 5 Cr . 3 7 9 4 Yes Yes 4. Design for Walking & Bicycling e, P6desNan Access lo Nebhbakad 9834cea WNn y Minn 1) Comma* CenterL18rary; 2) Grocery Coro; 3)Sdroc 4)Day Cato; 5) Larndryi 6) Medea; 7) EntertalnincntReslaurants: 8) Post Ogre; 9) Flaw of Worship;10) Santo Enter number aiaaMbes b, Development% Corylected vith A Dedicated Podoehlen Pathway to Places of Recreations& Interest Wen ,f2ndo a AtLeast Two pigs FdbntrgTref50-Cabr11013 Strategics: - Daadgrated Breysk Lanes are Present on Rand roya -Ten•FwtVehlde Travel Lester .• Shoot Crossings Closest toS8aarotoasted Lees Than 330Foot/yea ._ - Shoals Have Rumble Sidps, BrdboWe,Raised Gmmv+Btksor Refuge islands 2( 1 2 2 Yes • No No Vaa eso Total AohievaNn Pdnls In Comrnmily8asgn & Planting = 20. /;1NNbVA1'rriftl m ibiltm2O;uolaistuiithis:sectldar.ri-.:- A. Site .. . 1. Reduce Heat -Island Mot- instil Gehltslored, high albedo materials (solar reflectance index 7=03) for at Ica sI E0%oI site's non -roof i r18oMore surfaces 2Mold onledgoatodbrownfieldale H. Foundation rPekrhautema5ealygranted %lienm ixtquaafesfor measure Ja:ESwell VW] 1. Instal a Foundafion Drainage System 2. Sealed andMolsbuo Controlled Cradspece C. Landscaping 1. Meets Bay-FrierulyLandscape PragremRequkement (mutually exclusive wbh P.C.2) 2. MoatsCaBointa-Finn* LarrdsoapeProgram Requirement 3. Rate Water Haves]ng System (1 poinllc <350 galons, 2 pints for o 350 gdlene) a.Lesslhan 350 gallon warty b. Gre star then 350 gallon capacity 4. Assess Silo Carole, Exposure, Topography, and Drainage b.Perform aSoh Anaysh 6, Irrigation System Unes Recycled Wastewater 7. FSCGcnlfnd,Rev/tied Pias%orComposite Lumber • Fendng: 70% D. Structural Fraine end Bolding Envolape 1, Darien, Shiner and Maintain SWchnal Post and RolCantrds a Locate A]Wood (Ming,Trim,Share) At Least 12' Above Sol - b. All Wad Framing 3 Foot lento Foundation is TreatedwM Boraces for Use Factory -Impregnated Marottals) ORWalls aro Not Made of Wood 2 Ure Moisture ResblantMakrlds]n Wel areas of Rolm, Bathrooms, UDly Rooms, and Basements PPoints aeon** lledvtren pried qua5fes formeaswe a ; E2 with NOj 3 Use FOC CerOged Engineered Lumber (3 points a Beams and Headers b. insulated Eogineerad Madera o.Wood l;ldistteorWeb Trusses tor Floors d Wood Waists for Root Rain e. Engineered or Rigor-JM*4 Sbndsfor Varllcal Appkafions f, 800lTrussao.• 100% 4, FSC Called Wood a Wmanderal Labor, sbdsand 'limber: 100% h Panel Fredricks 100% E. Exterior finish 1. Green Roos (26%of roof marlin: am) 2 Flasbing lndaoalonTedidrNes Dpec3'ed ('Points automagc02ygraniededren project qualifies fa measure 33: E8 Wh h IAO) F. insulation 1 1 • i1 14 1 1 Yes No 110111 11211 TBD T8D. No 0 'No Yes 140 • No No Yes Yes 'No• :No :No :No •No No Yes :No• No fNo TBD • -No • : No• No ' No ' Yes • Yes 5,DesforSa&Solefhadng lHareFrontEkansHateinsidOutsideG0asb,AlHonorFrontE1VanceaCarbeSeanamNoSheoland/orfromOaerFrontDooreaOda IPorhes(min iDOr) to 5laeis and Pubic Spaces 6,DnorDtvseNouseholdsaA0HsHLOnoZoroStopEntranceb.Al Main Hoor IneriorDove&Passageways Nave aMinimum32•Inoh ClerPassae SpaceLoca061aNa0GothontheGrandFloorlibInWellsfaGrabBarsd.ProideFulfunc6onIndependadRentalUnil 0, Plumbing - 1,GraywalorPneituning(thdudeswailing madrheelFOlaao) 2 Graywate(System Opera5ond (edtdes wading machine atrdndroum) 3.1rmovagve WastewaterTotluafogy (Consbucted Welland, Send RICCI AeroNc System) 4.Canposfmger Waterless Tad - _-, 5.Instal fXakhWale( Heal-reowary System 6.InslalwatorMM Mont Mersa - - aSimwerhuadaorShower TriersUse<2.0GagahsPerbOmdc(GPM)Told b: Faaaeh • balMcoras <1 b opt ' Yes a Fenedo-310sn&UlD gpm H.Hsaiing;Vantllolon,andAir Conditioning f Yes 1 1.I6srddryCanlydSystems (only Ca1torrdahunndknodnaabate zones 1,356,7) 0 ' 1O 1 1 • __ �..=yEgssr6lei?oiriiss`�=-, i S } • ; 3 1 1 A 1 2 A: 1 2 1 4 A 2 11 1 j 2 1 1 1 r ; 1 2 1 11 1 1 11 1 1., 1 11 j1 • : i 11 1 so-... ;0 i 1 111 1 1 111 1. 1 1 1 7: A A; 1 .A 1 11 A- I 2 2 1 1 `1 : ( 1 1 1 1 1 f 1 ) I ® Build It Green SF Data Collection Form v.3.7 �Noi fNol Yes No No ' 140 No • Tio :No . TBD No No No :No No No • No• 'No LRenewabre Ewa 1, Extraordinary Pesska Solar Design (r 5G% of Wad) That le tJotAlready Reflected In T•24 Modeling J. Bugdlag Performance 1. Test Total Supply Air Flow Rates 2 EnergyAnayds Design Reran Tdle•24 prepared and signed by CA0E0Cerrded Energy Analyst (%rgdpagon u6fiyInconlveprogram K.Ftrgshes 1. Use EnvIrenmerddy Preferable Materials tor Wader Mabee a Cablnels (30%minkorm) b. HadarTan (BO%relnI um) a Sheking (Bo%mtnt mum) d. Doors(SO%o4nimum) e. Couritatoos (BO%m iInwm) L Roofing 1, Roodlg Meats Sargon 01350 or CRI Green Label Plus Requirements (80% Wham) PPolntoau omaticatarenled4enprofedwaes for measure J3: ES 44Di Leg M. offences RDther 1.Hom9lsa'M sManagemont Slagare Carl ed Green Building Professionah 2 Setated Durability Plan rents auloraa5cafygranted n4anprgectqualrry for measure J3: ESwilh IAa) 3. DAY-ParryVer7gatlon otlmplemenlalfanotDrrabiNy Ran 4, Walls Sourced, Processed and Manufacbued yrtlhb abOGMIo Wane ofoe Home remake 0Wnees Manual and Horrecvaier Educatlonal WaOOrroughs S. AdefiBonat horovaiens: Nolo be assessed by Bald Mesh and GreenPontRalen :a'Doscolm lnnovaOFiete,:mld Enfer•PoseblePotnteleCotueins{.P. O. Pewee hurovaSs Bore,andEnterRas-biePointsinCaolunnsL•P a .Deeenle.fmwalon Hera, and Eyler Paedbie toWWin CdWruioL+P .d. DesraWedmovaSrnHere,.anriEnref Possible PoTntsfaColumnat,P . e.:Descabe WilevaticoNare,asdEntorPesaro Feld ktPotumns Loa I Deserts lnnovffitnHere,,inr1Wei Possible Mats In Columns L-P •g.•Descnbe.binovaSeaNere,aed Enfer.Poss&e''PdlntsleCblumnaL.P 6.'Descleteneva5onHere, and enterP.ossiblePoW'sbiCoMnnelP . Total /whir/sable PelleInWnovatan=20 TotelAva3ab6Polels iSpeTioCelegodes Mtnbr®m Polnis Required ln Spools Categories Project ban met nit recommended minimum requirements • T ata( Proisa . co. e8. 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'En 'En on a a a d/C Credit L2 16 U dK Credit 1.4 0 0 0 LEED 2009 for New Construction and Major Renovations Project Checklist VE '+: COMMUNICATIONS (AUDIENCE) Tom Mangano commen the 15928 Union Avenue project. Talesfore for bringing forth the idea of discussion. t he wanted to thank the Co ented he CONSENT CAL -- NONE CO I D PUBLIC HEARINGS -- NONE NEW PUBLIC HEARINGS 1. 1.6005 Los Gatos Boulevard. 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 to 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 and 053. PROPERTY OWNER: CHL Ventures, LP. APPLICANT: Kenneth Rodrigues & Partners PROJECT PLANNER: Heather Bradley sion for its continued support on to commend Commissioner ation to architecture during the project Chair John Bourgeois opened the public hearing. Contract Planner Heather Bradley referenced the addendum and presented the staff report. Chair John Bourgeois . • Confirmed that all Cornmissioners had visited the site. • Asked staff to comment on why they believe the project is not providing enough commercial retail space. • Asked staff to expand on the Mitigated Negative Declaration and if the traffic impacts triggered some thresholds for CEQA (California Environmental Quality Act) beyond the Mitigated Negative Declaration. Commissioner Marcia Jensen • Commented that she understood staff wanted more square footage rather thanjust two stories on that comer. • Commented that the environmental review indicated that the traffic study showed the increased vehicle trips as including proposed development on Los Gatos Boulevard. • Asked if the environmental review considered the newly approved General Plan Affordable Housing Overlay Zones on Los Gatos Boulevard for its traffic study. Planning Commission Minutes Page 2 January 12, 2011 EXHIBIT 25 Contract Planner Heather Bradley • Commented that Building 2 on the comer of Los Gatos Boulevard and Blossom Hill Road is single -story and an additional story could be added for more square footage for commercial space. Ids -a dual -goal -to -add more retail square footage as well as emphasis at the corner, • Commented that the traffic impacts were not great enough to trigger additional environmental review. Associate Civil Engineer John Gaylord • Commented the level of service (LOS) of those intersections would not be below Level D which is the standard operating policy. • Commented that the environmental review and the traffic reports looked through this project, all pending and approved projects, and potential redevelopment of the car dealerships and LOS Level D was achieved. Planning Manager Sandy Bally • Commented she would confer with staff about the traffic studies in relation to the Affordable Housing Overlay Zones. Commissioner Joanne Talesfore • Asked if the three.schools near the development would trigger a traffic study for schools. Contract Planner Heather Bradley • Commented that the school traffic was factored in the traffic study. Commissioner Thomas O'Donnell • Asked if the soft denial was due to the development not havingenough commercial space. Contract Planner Heather Bradley • Commented that the soft denial was not due to environmental impacts, but there are concerns with the integration of the two portion s of the developments, the residential site'plan, the lack of open space, and the location of the'senior BM? (Below Market Price) units on Los Gatos Boulevard. Commissioner Marcia Jensen • Asked how the number of additional school students was determined. Contract Planner Heather Bradley • Commented there is a formula that was adopted with the General Plan and the school district defers to that formula when calculating its estimation for new students. Vice Chair Marico Sayoc • Asked if the traffic numbers included projected new residences in the North Forty. • Asked how a cumulative review is determined for potential residences in the North Forty. • Referenced Item #2 under Community Benefit and asked if Swanson Ford was still in existence when the Town determined that the intersection of Blossom Hill Road and Los Planning Commission Minutes Page 3 January 12, 2011 Gatos Boulevard was not an unsafe intersection. She also asked if this Community Benefit was recommended by staff or the applicant. • Asked for the criteria for a senior BMP, Contract Planner Heather Bradley • Commented that she did not believe the North Forty was included in the traffic numbers. • Commented that a senior BMP unit is for age 62 and older, Associate Civil Engineer John Gaylord • Commented that it is difficult to anticipate all future projects. The North Forty does not have an application at present so it is not included. • Commented that the incident reports that were looked at were for a three-year period that terminated in 2008. Commissioner Marcia Jensen • Asked for clarification of Community Benefit #1 regarding the proposed U-Turn on Los Gatos Boulevard. Contract Planner Heather Bradley • Commented the applicant proposed the U-Turn at southbound Los Gatos Boulevard at Blossom Hill Road as a Community Benefit after meeting with the homeowners associations of the neighboring multi -family developments. This was in response to a request from the residents. Commissioner Joanne Talesfore • Asked for clarification on the performance standard (PS #6 of Exhibit 15) regarding a potential Benefit Assessment District. Contract Planner Heather Bradley • Commented she is not clear on what is included in the Benefit Assessment District but there has been talk about creating one and staff would like participation of this applicant if one is created in the future. Planning Manager Sandy Bally • Commented that the Los Gatos Boulevard Plan provides for Benefit Assessment Districts and most of the improvements are identified in this Plan. This is a general condition and staff would work through therequirements if it is determined that one is needed in the future. Ken Rodrigues, Applicant, gave a presentation on the proposed project. Commission Questions: • Asked applicant if he was suggesting that the Commission recommend changes so that the project would be continued; • Asked applicant to comment on density and the number of proposed dwelling units per acre (dulac). Planning Commission Minutes Page 4 January 12, 2011 • Asked if applicant considered expanding the commercial on one story and reducing -the number of residential to reduce the density of residential. • Commented that there is a concern with losing diversity of housing type since the study session in 2008. • Asked for more information on the common space. • Asked what the project would look like with less residential. • Commented the FAR was created as a result of Almond Grove and it prevents the FAR that is being proposed here. • Commented that the setback is very short for a busy street When driving south on Los Gatos Boulevard, the northeast comer looks bulky and the foothills are blocked by the story poles. Ken Rodrigues, responded to Commission Questions: • Commented that he is not suggesting that the project be continued, but any recommendations would be taken into consideration. There have been countless meetings with'conimunity members and stakeholders and this project includes large parts of all the input received. He would have preferred a recommendation of approval from staff, but that would have required a project with much greater scale, mass and density. • Commented that his client is looking to a marketplace that does not currently exist in Los Gatos of smaller homes on smaller lots. This plan is denser but it meets the higher end of the current zoning, but the density comes down when it is integrated with the commercial center. • Commented that they 'studied the commercial size of the project for nine months of meeting with brokerage people, tenants and the community. Los Gatos Boulevard has a lot of vacant space and the market can only absorb so much. Retail is shrinking and changing. • Commented that in 2008, there was a three-story multi -family residential project that was significantly denser. The number of units was reduced due to neighborhood concerns. • Commented that they believe the setbacks between the lots is an appropriate scale for a 2,000 square foot home. They want to integrate the two projects. Commented the elevations proposed that the two-story building come right down into the open plazas. They are fully landscaped with Outdoor seating. They want -to activate the residential with the commercial. • Commented that the family who wants this size of home wants a,n active space with some passive space. This project has a pretty good mix. • Commented that this project is a market that is not currently in Los Gatos. These are 28-foot, two-story homes with a sloped roof It is new and different and the scale is reasonable. • Commented that the building on the northeast corner is lower than the building on the Cornerstone property by about four feet. The story poles are misleading. The rendering is accurate in terms of scale. Kevin Dare, Sandhill Properties, responded to Commission Questions: • Commented this is active open space that people can use for community gatherings. This provides more flexibility, • Commented the original application had started off with over 100 units and 13,000 feet of retail. After stakeholder meetings, they went to less density and changed project type. They Planning Commission Minutes Page 5 January 12, 2011 believe the 29 units and the 23,000 square feet of retail is the optimal plan for the community. Vanda Roth • Commented they are a young family and would benefit by owning a BMP home. They are against the development trying to swap out the six rental units in lieu of the 10 percent of homes being built. The development does not comply with the Los Gatos guidelines in relation to size, design or the visibility of the exterior. • Commented that the Santa Clara Housing Authority has indicated that there _is no market for owner -occupied senior units and that the majority of people on the Town's BMP interest list are families. Merna Averkiou • Commented she is concerned about the traffic. A U-Turn at Los Gatos Boulevard and Blossom Hill Road would be helpful. The traffic has increased greatly at that intersection. She would propose a traffic light at Los. Gatos Boulevard and Placer Oaks Road and another one at Oak Rim Way and Blossom Hill Road. Argo Gherardi • Commented he lives at 16901 Frank Avenue and the traffic coming down Oak Rim Way has been increasing every year and any additional cars from this development that turns left down Placer Oaks Road and turns right on Izorah Way is one too many. Ada McDaniel • Commented she is with Placer Oaks Homeowners Association. They have given signatures • to staff regarding the height of the project which is still 8-10 feet higher than their complex. The approximate 32-fool buildings on either side of the open space will create less privacy, sunlight and block a view of the hills. • Asked if flat roofs have ever been considered for this property. • Commented that this project raises safety concerns and the noise and traffic impacts will affect their neighborhood. • Commented that they see difficulty in renting this much retail space given the number of vacant shops in downtown. • Commented that the homeowners in this area want to retain a safe peaceful neighborhood. They look forward to meeting with staff and improving on this proposal. Rhodie Firth • Commented she has lived in Blossom Hill Manor for 45 years. This is an unincorporated area and many of the small houses have been torn down and there is no ratio there. • Commented that the story poles indicate the hills will be obscured. • Commented she is concerned about where the children are going to play. Larry Arzie • Commented that Building 1 is too tall and it blocks the hills. The building next door is not a good comparison. Planning Commission Minutes Page 6 January 12, 2011 • Commented that the children playing in front of commercial businesses would not be practical. • Commented the replacement of the BMPs could be resolved by making them smaller and set them back; Marc Blakeney • Commented he resides at Placer Oaks Road. • Commented that Building 1. will be a detriment to his home value:, • Commented the Community Benefit for a U-Trim is a difficult turn to get onto. • Commented about the difficulty of making a left turn from Oak Rini Way onto Blossom Hill Road. The cars will be cutting through the neighborhood. + Commented he is concerned about the traffic at Placer Oaks Road and Izorali Way. • Commented he is concerned with setting a precedent with this much density for a single- family residence. Jennifer Kretschmer, AIA • Commented she is a local architect and a resident in town. • Commented she wanted to express her disapproval in the trend to utilize the Planned Development (PD) designation to circumvent the R-zoning district regulations within the Town, particularly in relation to FAR. • Commented that the Los Gatos Union School District is facing a potential overcrowding crisis within the current growth of the student body. This crisis maybe doubly impacted if the site at the current Lexington Elementary School is found unsuitable for construction or habitation. • Commented that she i_ s in favor of. commercial and retail at this location as long as the density and mass are compatible with the neighborhood. Commissioner Joanne Talesfore • Asked Ms, Kretschmer to expand on her.comments regarding Lexington School: Jennifer Kretschmer • Commented that the soils testing results have come back for Lexington Elementary School indicating that the site is on a slip fault that is worse than anticipated. More soils testing is being done and delaying the project for another year. It is unknown where the children will be housed, but there is a possibility that they may go to Fisher Middle School, or be distributed' among the threeother elementary schools. There are fewer than 200 children at the Lexington Elementary School. Dr. Cyndy Simms • Commented that she is interim superintendent at the Los Gatos Union School District. She wanted to comment on the increasing enrollment in the Los Gatos schools and the impact that this development would have on the existing school sites. • Commented that the Lexington Elementary School site is under study and there will be no decision or direction until June. Planning Commission Minutes Page 7 January 12, 2011 Commissioner Thomas O'Donnell • Asked Dr. Simms her opinion about the statistics regarding the increase in traffic and students with these 29 homes. Dr. Cyndy Simms • Commented that she has not had an opportunity to look at what the staff has prepared, but the factor cited earlier is a generally -accepted factor for developments such as this. Vice Chair Marko Sayoc • Asked Dr. Simms about Mr. Whitmore's letter in the packet regarding the route that children take to school and if there is specific information regarding the hours that the children are walking to and from school. Dr. Cyndy Simms • • Commented that she is not aware of any such information, but she will look into it. Kirby Pool • Commented he lives on Placer Oaks Road next to the Los Gatos preschool. His concerns have been raised regarding traffic and he would be interested in hearing more about traffic studies and traffic mitigation. • Commented he is generally in favor of the mixed development but feels the density is high. He is particularly concerned about the setback on Placer Oaks Road and believes' reducing the housing could create a win -win for everyone. Lee Quintana • Commented she agrees with all.the comments made but wanted to comment that the staff report makes,a strong argument about the project's inconsistency. This project demonstrates that PD's need to be processed with the architectural and site plans because the PD relates to land use which influences the site plan and architecture. • Commented that they need to go back to what is an. appropriate intensity and use of.this site. • She commented that the issue is picking the right land use and then designing it to meet the policies. She suggested that the project be continued. • Commented that the BMP policy is that you can get Community Benefit and lower square footage by increasing the number of BMPs. She commented that she is not sure if the developer or the community would benefit by reducing the BMPs to six with less than 1,000 square feet. Elizabeth Smith • Commented she is the property owner of Cornerstone Shopping Center and she never received an invitation for any reviews of the plan. • Commented she wanted to make a correction that it is not the Whole Foods Center; it is the Cornerstone Shopping Center, • Commented that this is an opportunity for the Planning Commission to step up and do something spectacular at this site. • Asked what happened to the node on the corner. • Asked what history in Los Gatos is being addressed besides Spanish architecture: Planning Commission Minutes Page 8 January 12, 2011 • Asked if the Town is thoughtful about drought tolerant landscaping. David Engelbrecht • Commented that he lives at -16960 Placer Oaks Road and he would like the Commission to comment on the traffic impacts from the project at the other end of Placer Oaks Road, • Commented the potential U-Turn adds no value. • Commented that Building 1 is dramatically large and blocks the mountains. • Commented that an open space concept for tenants across the parking lot does not add any value.. John Shepardson • Commented he lives in Placer Oaks HOA. • Commented the view of the mountains from Placer Oaks Road is obstructed. • Commented that the traffic patterns create a safety issue for' the school children. • Asked that the issues be looked at further. • Commented that the structure along Blossom Hill Road appears very close to the road.. • Commented that he is not saying not do the project; he is saying be reasonable and look at all the issues. Joseph Gujon • Commented that he lives on National Avenue. • Commented that he loves the Spanish -style architecture of the project, but he liked the original plans. • Commented he is in favor of the project and that it looks good the way it is. Kevin Dare • Commented he appreciated all ofthe comments and feedback received. • Commented the intent was to benefit the entire community. The General Plan, the Los Gatos Boulevard Plan, the stakeholders' concerns, and the market as a whole were all considered. • Commented that the traffic is an important piece of the project and the project is not negatively impacting the traffic. • The U-Turn as a Community Benefit was generated by the community and they are willing to take that out if it is not beneficial. 6 Commented that the BMP addresses affordable senior housing needs. Senior housing is desirable to be together for a sense of community. • Commented that the height and setbacks can be looked at and revised to alleviate. concerns. Commissioner Joanne Talesfore • Commented that a model or 3-D virtual tour would have been helpful to visualize circulation. • Asked about circulation and entering into the project. • Asked for clarification of the visual on C-4; 0 in the packet regarding delivery and fire trucks. • Asked if large trucks going west on Blossom Hill Road would have to swing out across two lanes of traffic. Planning Commission Minutes Page 9 January 12, 2011 Kevin Dare • Commented that this neighborhood -serving type of commercial would not require large trucks, so a large loading dock is not required. The three access points will create a lot of flow in and out of the project. Steve Yazalina, Civil Engineer • Commented that C-4.0 represents that a large truck can fit through the parking lot. • Commented that a large fire truck going west on Blossom Hill Road coming into the residential area would have to swing out across a couple of lanes of traffic. This drawing shows that a large truck can fit through the parking lot even though this size truck will not be used. The drawing represents the largest fire truck in Santa Clara County. Commissioner Charles Erekson • Asked how the ingress and egress points will be used and if there are effectively only two exits from the property. Kevin Dare • Commented that they did not want to encourage traffic onto Placer Oaks Way so they purposely chose not to have a left turn in on that side and, in terms of the effectiveness and traffic flow, the traffic is being directed along Blossom Hill Road and Los Gatos Boulevard. Commissioner Joanne Talesfore • Asked if another lane will be added for entry into the project off of Blossom Hill Road and how the area will be marked as an entrance for safety purposes. • Asked about the size of the parking stalls. • Asked for clarification on the designated service area off of Los Gatos Boulevard. Kevin Dare • Commented that the Blossom Hill Road configuration will not change. The entrance will be delineated by the color of pavement which will mark the area distinctly as an area for vehicles and pedestrians. Steve Yazalina • • Commented that the parking spaces are similar in size to the Cornerstone property with a width of about 8-1/2 feet. It is commercial standard parking per the Town Municipal Code. Contract Planner Heather Bradley • Commented that the parking space dimensions meet Town Code requirements. Ken Rodrigues • Commented that the service stalls located on Blossom Hill Road and Placer Oaks Road meet the Town's standards and will be screened and landscaped. Commissioner Thomas O'Donnell • Asked if any other location was considered for ingress and egress on Los Gatos Boulevard. Planning Commission Minutes Page 10 January 12, 2011 Steve Yazalina • Commented that they worked extensively with the Town staff and traffic consultant on the lane configuration and moving the entrance on Los Gatos Boulevard would not be feasible. Commissioner Joanne Talesfore • Commented that she is concerned about the traffic on the comer of Los Gatos Boulevard and Blossom Hill Road. Kevin Dare • Commented that the traffic reports did not find traffic to be issue at Los Gatos Boulevard and Blossom Hill Road. If the practicality of malting the U-Turn is a problem, it can be removed. They are open to new ideas, Vice Chair Marico Sayoc • Asked for clarification on the BMP units. • Asked if there are separate BMP lists for rental and purchase. Kevin Dare - • Commented that while they believethatthere is a market demand for senior housing units, legally the BMPs cannot be designated as senior housing. The demand they are looking for is rental BMPs. Contract Planner Heather Bradley • Commented that each development generates its own BMP list. The applicant made the proposal with senior apartments. After speaking with the Housing Authority, staff determined that for sale senior units are extremely hard to fill because seniors tend not to meet minimum qualifying requirements. Staff worked with the applicant and concluded that rental units would best serve the seniors on the list. Kevin Dare • Commented that they believe that seniors help create communities and they are underserved. There are seniors on the list and there is no availability for this type of housing. Chair John Bourgeois • Asked about the rationale for making the BMPs rentals to serve seniors when housing cannot be designated as senior housing. Contract Planner Heather Bradley • Commented that housing can be designated for seniors. Vice Chair Marko Sayoc • Commented that she appreciated the effort the applicant has made to address the needs of the Los Gatos community. • Asked for clarification of the anchor on the comer as a node. • Asked about phasing of the project. Planning Commission Minutes Page 11 January 12, 2011 Asked how the applicant can assure that they will be able to lease the proposed commercial space. Ken Rodrigues • Commented the node piece is the hand cut stone building with the tile roof with landscaping and a walkway. Kevin Dare • • Commented that overall they plan to build the project at the same time. The residential can start immediately. From a financial aspect, the commercial building has to wait until they have the tenants and they need an approved project in order to get the tenants. They are speaking with existing tenants and there are interested potential tenants. • Commented that the amount of proposed commercial square footage is at the limit and pushing it farther may not be leased out. This is a great commercial corner for 23,000 square feet of retail. Commissioner Thomas O'Donnell • Asked about required parking spaces for senior housing and how they justify reducing it from nine to six with no proposed guest parking. • Asked about the guest parking for seniors during the day. Kevin Dare • Commented that senior housing units usually have one car. They employed a 1:1 ratio. This is a mixed use project with different peak hours. • Commented that senior guests will be covered by the overall parking in the mixed use setting and can share the parking that will not be used at night. With only six units, there will be adequate parking, Commissioner Joanne Talesfore • Asked about the proposal to add two left turn lanes on east bound Blossom Hill Road and if there is enough room for that with a bicycle lane. • Asked if the node can be walked through. • Asked if the commercial retail units will be accessible from the sidewalk. Steve Yazalina • Commented they worked with the Town to configure the queuing, bike lane and U-Turn lanes. The lanes are the same size as they are today. Kevin Dare • Commented that the ingress/egress has not been determined yet as the node. • Commented that there will be only one entrance into the retail from the parking lot. Chair John Bourgeois closed the public hearing and returned to the Commission for deliberations. He called for a recess at 9:38 p.m. and reconvened the meeting at 9:48 p.m. Planning Commission Minutes Page 12 January 12, 2011 Chair John Bourgeois • Commented that he would like for staff to first comment on issues that have been raised, then he would like to hear the Commission's concerns. Community Development Director Wendie Rooney • Commented that the General Plan ELR traffic analysis included roughly 50 percent commercial and 50 percent residential for all of the vacant parcels that are mixed use along Los Gatos Boulevard, as well as the maximum capacities for the North Forty which is 750 residential units and 580,000 square feet of commercial. The accepted level of service (Level D) did not drop below that level even with all of those projects. They will find out the exact assumptions before going to Council. • Clarified the new approach to project 'approval which includes soft denial, soft approval, strong denial and strong appriyval. The logic that goes into a sofi denial is the project has inconsistencies with existing Town. policies, yet there is overall support for the project from the community. A strong denial would mean there is no community support or Council precedence for it, and that there are inconsistencies with Town policies. .While this project has some inconsistencies, there is some community support and some elem.ents of the project benefit the Town, such as a commercial presence and the BMP units. Associate Civil Engineer John Gaylord • Commented that the specific assumptions for what was to be placed on these vacant dealerships are included in the traffic studies. Contract Planner Heather Bradley • Commented that staff feels that there needs to be an appropriate amount of commercial at this vibrant comer. A number of small retail uses are proposed which would not provide meaningful employment or for a large user for the Town. The Cornerstone property is similar in size and has three times the amount of commercial. • Commented the concern regarding the node was one of the reasons for a step back second story on that comer to provide some aesthetic -emphasis. A two-story butlding matching Building 1 that continued all the way down Blossom Hill Road, would provide for more commercial development and help alleviate traffic and noise concerns for future residences on Blossom Hill Road as proposed. Community Development Director Wendie Rooney • Commented that staff cannot quantify how much commercial should be on this site, but there are policies that drive that. Staff is looking at commercial spaces that can provide jobs and types of purchases for the community that are not currently provided, such as appliances. Commission Comments Vice Chair Marko Sayoc • Supports the concept of increasing square footage, but she is okay with proposed square footage and the L-shape. Would like all the setbacks to be followed and that it be heavily landscaped. Planning Commission Minutes Page 13 January 12, 2011 • Not comfortable with adding a second story at that corner or having a second story on Building 1. • Agrees with the majority of architectural design concerns listed on page 12 of the staff report. Would like a better project entry for all of the entry points. • Would like pedestrian access from the plain sidewalks. • Believes the height of the homes at 32 feet is excessive. There has to be better integration with site planning for residential and commercial. The open space is not adequate for families. There needs to be more open space in the residential portion. • Not in favor of reduced setbacks. • Not in favor of an exception to minimum street width. • Against putting six BMP units on Building 1. Does not believe a second story should be there. Having housing more integrated in the design would be preferred. • Community Benefit should be focused on traffic and school impacts. Commissioner Joanne Talesfore • . Agrees with Vice Mayor Sayoc regarding the proposed square footage of commercial development. • The massing of the project along Blossom Hill Road and Los Gatos Boulevard is creating a tunnel. Archways and sidewalks that lead into the project would provide light and reduce mass. • Likes the node at Cornerstone with landscaping and a view of the hills beyond. • In favor of multi -use development, but the number of residential units is too many. • Concerned about the circulation pattern within the development as well as the ingress and egress. • Does not want two stories on the corner. • Believes the height of the residences is excessive. Commissioner Marcia Jensen • Agrees with everything previously stated except that the commercial FAR should match that of other centers in the intersection, but not at the cost of a two-story building at Building 2. Building 1 should not be two stories. • Would like BMP units to be integrated into the project. • Does not believe a tall building on the corner fits the concept of a node. • Not in favor where the current design has all of the activity in the parking lot creating a wall along Los Gatos Boulevard A revised Los Gatos Boulevard Plan from the Council would be helpful to guide the Commission on these developments; • The density with the residential is way too high and should conform with the single-family neighborhood abutting the project. Twelve is too many and a .9 FAR is inconceivable. The 32-foot height is too high. • The U-Turn is a safety hazard on Los Gatos Boulevard. Does not see a Community Benefit with the other two alternatives. • While she understands that there is a traffic policy for EIRs, this layout is creating a design for traffic to go into the neighborhoods. Planning Commission Minutes Page 14 January 12, 2011 Commissioner Charles Erekson • Believes this is a promising project, but agrees that it is inconsistent with Town guidelines. It would be of value to. the Town to not deny what night be the future and not be limited to the guidelines. • Affordable housing is not only about BM? housing. There are middle niche markets that are being proposed and fill a need in the community. • Concerned about locating all the BMP housing in one area or designating them senior housing. • Traffic circulation issues have not been fully addressed. This developer shouldnot be expected to solve the existing traffic issues, but they do have a responsibility not to make it worse: • Concerned about two stories on Building 1. Does not see a need for more commercial development at this area. • Concerned about over developing commercial/retail space along the Boulevard. • Mixed use and affordable housing should be considered along the Boulevard. Commissioner Jane Ogle • Agreed with comments made by Vice Chair.Sayoc and Commissioners Talesfore and Jensen. • It was never in the General Plan to segregate the housing. • Against putting a wall with the backs of buildings along Los Gatos Boulevard. This is not creating a pedestrian way. • Concerned about the .9 FAR and that the housing does not provide anywhere for children to play. • The proposed open space is not very useful. Commissioner Thomas O'Donnell • Agreed with most comments of fellow Commissioners and strongly agrees with Connnissioner Erekson that it is not the Commission's job to design the project. • The criticisms of the project are correct... In many instances this"project-does not coinply with Town guidelines. The Town Council may be the only one to make a determination on this property. • hi favor of putting single-family housing here, but is concernedabout where to put the children, the landscaping and the parks.. • Likes the concept of Los Gatos Boulevard being, pedestrian friendly, but there is no example of that along the Boulevard. • This project is a forerunner for a number of problems that will apply to multiple projects .that will come up for this area. This property should be a good use and the owner needs to be successful. Chair John Bourgeois • Agreed that the BMI' units need to be integrated into the development. • Building 1 is too massive. • Agrees with Commissioner Erekson about the housing. Density and narrow streets provide a niche that is missing. Planning Commission Minutes Page 15 January 12, 2011 • Has a problem with the parking exceptions if this project pushes parking onto adjacent streets. Shared parking between residences and commercial is not adequate. • The direction given was that the commercial square footage be directed at neighborhood - serving for the people already living in the area. Commissioner Charles Erekson • Commented that he cannot judge this project by itself regarding diversity and density. He needs to think about it in the neighborhood. The density is different than the areas near it and has the potential for transitional density. Vice Chair Marico Sayoc • Commented that this project is a collaborative effort, it is mixed use, the views are being preserved and it is providing entry level homes. She could possibly support fewer homes at the .9 FAR, but not 29 homes. Commissioner Marcia Jensen • Commented that she agrees that there is affordable housing other than BMPs. • Commented that the project would make more sense if it was geared more toward a "lock and leave" market with higher density, more open space, nicer landscaping, the BMPs integrated, and with an open area with a view of the hills. Pretending to have the concept of a single-family house does not make sense to her. Commissioner Thomas O'Donnell • Commented that Robeson's properties are larger, more expensive homes. A variety of home prices should be encouraged. The concept of this niche is important. Commissioner Joanne Talesfore • Commented the concept of mixed use is good but she would suggest that the applicant take the comments and come back to the Commission. Commissioner Thomas O'Donnell • Commented he did not believe that the applicant has been given enough guidance to bring it back to the Commission. He could make the motion that the project is not consistent with Town guidelines and the Council can address some of the issues. Commissioner Marcia Jensen • Asked Commissioner O'Donnell not to make a motion to deny the project and send it to Council. It may be more productive to let the new design come back to the Commission before it goes to Council. Commissioner Thomas O'Donnell • Commented that he agreed that the applicant offered to take comments and come back to the Commission, but he does not believe that the comments made tonight are helpful enough. • Commented he did not want to make a motion on the Mitigated Negative Declaration because he has a problem with it because the traffic is going to have a bigger impact than the report indicates. In addition, the school district's position is not clear. Planning Commission Minutes Page 16 January 12, 2011 Town Attorney Judith Propp • Commented that the. Commission cannot entertain a motion for a project approval without having considered the environmental considerations and the Mitigated Negative Declaration before them. If Commissioner O'Donnell wants to deny the-PD on grounds other than environmental, he could do so. Commissioner Marcia Jensen • Asked if both the Mitigated Negative Declaration and recommendation to Council on the PD could be continued. Town Attorney Judith Propp • Commented that both items could be continued. The applicant could be asked to come back with modifications based on tonight's. comments. Commissioner Thomas O'Donnell • Commented that he has no problem with the applicant coming back to the Commission with the recommended changes if he is agreeable to that. Chair John Bourgeois • Commented that the applicant has indicated that he would prefer to go to Council with an approval. Commissioner Thomas O'Donnell • Commented that he will withdraw his intention to make a motion.. Commissioner Marcia Jensen • Commented her motion would be to continue the matter because she believes the Commission has given Mr. Rodrigues a lot of guidance and she would rather have a project go forward to the Town Council either with a definitive denial or with a recommendation for approval. She will combine the motions and, if the motion is unproved, they can ask the applicant how long he needs. Motion by Commissioner Marcia Jensen andseconded by Commissioner Joanne Talesfore to continue Planned Development Application PD-07-145 and Mitigated Negative Declaration ND-07-148 due to concerns with circulation traffic patterns, traffic lanes on Los Gatos Boulevard, the addition of a U-Turn, routes to school, the number of additional students that will be generated, and the possible reconfiguration of housing. Commissioner Joanne Talesfore • Commented that she supports the motion because of Commissioner Jensen's comments and the applicant's willingness for a continuance. When the Commission sends recommendations to the Council, she prides herself in that it is sent with enough information that the Council can be comfortable that the details have been covered. Motion carried 7-0. Planning Commission Minutes Page 17 January 12, 2011 Town Attorney Judith Propp • Asked for clarification from the applicant on a date certain. Chair John Bourgeois reopened the public hearing to hear from the applicant. Ken Rodrigues • Commented that he would prefer to work without a date certain. They will work as quickly as they can to come back to the Commission. Commissioner Marcia Jensen • Asked if staff needs to be directed to contact the school district to get answers to the Commission's questions. Conmaunity Development Director Wendie Rooney • Commented that staff will take care of that. Commissioner Thomas O'Donnell • Commented that there were still two items on the agenda and if Item #3 was going to be continued, perhaps it should be done before Item #2 is heard. Chair John Bourgeois Confirmed with #h applicantappellant e and app ll that they were amenable to continuing Item #3 to the meeting of January 26 2. 316 N. Santa Cruz Avenue. Architecture and Site Application S-10-044. Conditional e Permit Application U-10-019. Requesting approval to allow outdoo seating, .live ent inment, and exterior modifications for a restaurant (Pedro's R urant) on property zoned APN 529-04-090. PROPERTY OWNER: Peter Rizio 'PLICANT: Pedro's Restauran `. e Dipietro. PROJECT PLANNER: Jennifer S - age. Chair John Bourgeois op d the public hearing. Associate Planner Jennifer Savag °resented the st.. " report. Vice Chair Marko Sayoc • Asked for clarification about the new Associate Planner Jennifer Sava • Commented that the staff r: sort indicates that the applican 's requesting music to cease at 10:00 p.m., but the cl. ' :cation is that they would like to have usic until 12:30 aaaa. on the special event days 1' : ed in Exhibit 5 of the staff report. ceived today. Vice Chair Ma co Sayoc • Commented that the Police Department had indicated that they would want music to en by 10:00 p.m. Planning. Commission Minutes Page 18 r January 12, 2011 16005 Los Gatos Boulevard Story Poles erected for January 12,2011 Planning Commission Public Hearing ,::;. '€Tr fir; ;.P EXHIBIT 26 1600Los Gatos Boulevard Story Poles erected forJanuary 12, 2011 Planning Commission Public Hearing ' _ I. 16005 Los Gatos Boulevard Story Poles eractedfor.January.12., 2011 Planning Commission Public Hearing ORDINANCE ORDINANCE OF TH h, TOWN OF LOS GATOS ZONE CHANGE FROM CH to CH:PD AT 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning at 16005 Los Gatos Boulevard and 625 Blossom Hill Road as shown on the map which is attached hereto marked Exhibit A and is part of this Ordinance from CH (Restricted Commercial Highway), to CH:PD (Restricted Commercial Highway, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Demolition of the existing auto dealership buildings; 2. Construction of 30,790 square feet of retail commercial space; 3. Construction of three Below Market Price single-family residences; 4. Construction of 22 single-family market rate residences; and 5. Landscaping, streets, parking, open space and other site improvements shown and required on the Official Development Plan. 6. Uses permitted are those specified in the underlying CH (Restricted Commercial Highway) zone by Sections 29.60.085 (Permitted Uses) and 29.60.090 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they may be amended in the future, subject to any restrictions or other requirements specified elsewhere in this ordinance including, but not limited to, the Official Development Plan. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by Conditional Use Permit. 1 EXHIBIT 27 SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV Architecture and Site Approvalis required before the demolition of the existing commercial buildings, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Zoning Ordinance. SECTION V The attached Exhibit A (Map) and Exhibit B (Development Plans), are part of the Official Development Plan. The following must be complied with before issuance of any grading or construction permits: TO TH 114 SATISFACTION OF TH h; DIRECTOR OF COMMUNITY DEVELOPMENT: (Planning Division) 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. The Official Development Plans and this ordinance establish the allowed uses and intensity of development. The Official Development Plans are conceptual in nature such that minor deviations may be approved through the Architecture and Site approval process if necessary to achieve architectural excellence. The Planning Commission shall be the deciding body of the Architecture and Site applications. 2. RECOMMENDATIONS OF CONSULTING ARCHITECT. The recommended project changes as made by the Town's Consulting Architect in his letter dated April 6, 2011 shall be incorporated during the Architecture and Site application process. 3. OPEN SPACE. The landscape plan shall provide details aimed at strengthening the integration of the open space with the residential development. 4. DEMOLITION. The demolition of the existing structures shall occur within 30 days of the approval of the Architecture and Site applications. 5. SETBACKS. The minimum setbacks permitted are documented on the approved plans attached as Exhibit B. If multiple measurements are provided the lesser measurement shall be the minimum. 2 6. PROJECT PHASING. Prior to issuance of a building permit for the 111 market rate unit, building permits for the commercial structures op the easterly portion of the site shall be issued. Building permits for the 23' 1 market rate unit shall not be fmaled until such time as the building permits for the commercial structures are finaled. This condition is not intended to include building permits for tenant improvements for the commercial structures. 7. TRASH ROOM DOOR. A high quality exterior trash room door such as wood with wrought iron details, consistent with the materials used throughout the project shall be used for trash rooms in both Building 1 and Building 2. The details of this door shall be incorporated in the Architecture & Site application plans. 8. BMP. The developer shall work with the Town during the Architecture and Site approval process to make the required arrangements for the BMP units. The BMP units must receive approved building permits .prior to the issuance of the building permit for the 116 market rate unit. The BMP contract shall be completed prior to issuance of a building permit. Final occupancy clearance of the BMP units shall occur prior to the final of the last market rate unit. 9, DEED RESTRICTION. Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder's office, stating that the required BMP units must be sold as below market priced knits pursuant to the Town's BMP regulations. 10. FINISH OF BMP UNIT. The internal finish of the BMP units shall be identical to that of the market rate units in the project, except that the developer may request Town approval of substitutions for luxury interior finishes, appliances and fixtures. 11. HOUSE SIZE. The footprint, square footage and height of each house shall be consistent with the Development Plans as shown in Exhibit B. No additional square footage shall be permitted for the residential uses. 12. COMMERCIAL DISPLAY WINDOWS: Display windows must be periodically cleaned, maintained and changed. Display glass shall not be blacked -out or obscured in any way by any materials(s) or objects(s) affixed in any manner to the outside or inside surfaces of the glass, with the exception of the tenant's standard vinyl safety window logos and flyers for nonprofit organizations. 13. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to the issuance of a Building, Grading or Encroachment Permit. 3 14. RECYCLING. All wood metal, glass, and aluminum materials generated from the demolished structures shall be deposited to a company which will recycle the materials. Receipts --from -the --comipany(s)—accepting_.these _materials,_noiing _type and _weight of material, shall be submitted to the Town prior to the Town's demolition inspection. 15. TENTATIVE MAP. The Development Review Committee may be the deciding body of the tentative map. 16. AIR QUALITY 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: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off -site shall be covered. c. 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. d. All vehicle speeds on unpaved roads shall be limited to 15 mph.. e. 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. f. 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 [CCU. Clear signage shall be provided for construction workers at all access points. g. 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. h. 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. 17. BIOLOGICAL RESOURCES MITIGATION 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 4 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. 18. CULTURAL RESOURCE MITIGATION 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. 19. CULTURAL RESOURCE MITIGATION 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. 20. CULTURAL RESOURCE MITIGATION 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. 21. CULTURAI, RESOURCE MITIGATION 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 5 Director for consideration and approval, in conformance with the -protocol set forth in Public Resources Code Section 21083,2. 22.- _CULTURAL RESOURCE .MITIGATIO 2.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. 23. NOISE 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, 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). 24. NOISE MITIGATION 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 collectionwith a refuse collection vehicle between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone. 25. NOISE MIlIGATION 14. To meet the Town's 55-dB (DNL) residential .noise goal, balconies . and decks shall be completely enclosed so that these spaces are no longer exterior spaces. If such a design is undesirable, as determined during the Site & Architecture approval process, 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 6 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. 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. 26. NOISE MITIGATION 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: 7 a. All windows grid glass doors of living spaces that are proposed within 270feet 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 ((IBC) 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 caulking compound to prevent sound infiltration. Exterior doors must seal aix-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 8 27. FINAL LANDSCAPE PLAN. The Town's Consulting Arborist shall review the fmal plans during the Architecture and Site approval process. At that time, the arborist shall determine the required tree protection measures and the proposed tree removal mitigation which shall be incorporated in the final building plans. Pursuant to Town Code, one and a half feet of vehicle overhang in the parking stalls adjacent to Los Gatos Boulevard shall be landscaped with appropriate low growing vegetation. 28. GOOD NEIGHBOR FENCE. The proposed eight foot high, solid wood "Good Neighbor" fence along the east side property boundary shall be constructed as early as possible (prior to project grading activities if possible) to help reduce construction noise at existing adjacent residences. 29. WATER ENNICIENCY. This project is subject to the Town's Water Efficient Landscape Ordinance, Chapter 26, Article IV of the Town Code. A fee as established by Town Council resolution shall be paid when the landscape, irrigation plans and water calculations are submitted for review prior to the issuance of building permit. 30. NEW TREES. All newly planted trees are required to be double staked to Town standards. 31. GENERAL. All newly planted trees shown on the plan are specific subjects of approval of this plan and must remain on the site. 32. IRRIGATION. All newly planted landscaping shall be irrigated by an in -ground irrigation system. Special care shall be taken to avoid irrigation which will endanger existing native trees and shrubs. 33. PROTECTIVE FENCING. Prior . to any equipment arriving on site and prior to construction or building permits being issued, the applicant shall meet with the Town's Consulting Arborist, at the developer's expense, concerning the need for protective fencing around the existing trees and other required tree protection measures identified in this ordinance. Such fencing is to be installed prior to, and be maintained during, construction. The fencing shall be a five foot high chain link attached to steel poles driven at least 18 inches into the ground when at the dripline of the tree. If the fence has to be within eight feet of the trunk of the tree, a fence base may be used, as in a typical chain link fence that is rented. 34. SIGNAGE. A residential neighborhood sign is permitted and shall be reviewed during the Architecture and Site approval process. 35. COMMERCIAL SIGN PROGRAM. A sign program shall be required for the commercial development and shall be review during the Architecture and Site approval process. 9 TO THE SATISFACTION OF TILE BUILDING DEPARTMENT: uildin Division 36. PERMITS REQUIRED: A building permit shall be required for each new commercial building, each townhome, and each single family unit. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 37. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 38. SIZE OF PLANS: For sets of construction plans, maximum size 24" x 36." 39. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management Application from the Building Department Service Counter for each building to be demolished. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed from to the Building Department Service Counter with the J# Certificate, PG&E verification, and three (3) sets of site plans to include all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 40. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street names and townhome and residence addresses and commercial building addresses and suite numbers to the Building Division prior to submitting for the building permit application process. 41. HAZARDOUS MATERIALS 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. 10 42. HAZARDOUS MATERIALS MITIGATION MEASURE 10. If groundwater is encountered during project construction and dewatering is required, the proj ect 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. 43. HAZARDOUS MATERIALS MITIGATION MEASURE 11. A state certified lead - based paint professional sha I 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. 44. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 45. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall conform to Cal/OSHA regulations. 46. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report, and that the building pad elevations and on -site retaining wall locations and elevations have been prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining Walls 47. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residential units shall be designed with adaptability features for single family residences per Town Resolution 1994-61: 11 - Wood backing (2" x 8" minin,uni) shall be provided -in all bathroom walls, at water closets, showers, and bathtubs, located 34-inches above the floor to the _center of the. bacldng,_suitable_for..the .installation_ .f grab. bars,_ b. All passage doors shall be at least 32-inches wide on the accessible floor. c. Primary entrance shall be a 36-inch wide door including a 5' x 5' level landing, no more than 1/2-inch out of plane with the immediate interior floor level and • with an 18-inch clearance at the interior strike edge. d. Door buzzer, bell or chime shall be hard wired at the primary entrance. 48. '111 LE 24 ENERGY COMPLIANCE: Required California Title 24 Energy Compliance Forms must be blue -lined (sticky -backed). onto a sheet of the plans. 49. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 50. TOWN FIREPLACE STANDARDS: New wood biirning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of chimneys. 51. 'l'i'1'LE 24 - COMMERCIAL: The building shall comply with the latest California Title 24 Accessibility Standards. 52. 111LE 24 -RESTAURANT USE: Proper size grease trap shall be required for any restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a West Valley Sanitation District (WVSD): (408) 378-2408 b. Environmental Health Department: (408) 885-4200 c. Town Public Works Department: (408) 399-7530 53. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building penult. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at www.loseatosca.gov/building 12 54. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print fora fee. 55. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538) 56. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division (408) 354-6872 b. Engineering/Parks & Public Works Department: John Gaylord at 395-3460 c. Santa Clara County Fire Departinent: (408) 378-401.0 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. f. Bay Area Air Quality Management District: (415) 771-6000 TO '1'1ll SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: (Engineering Division) 57. GENERAL. A11 public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on. the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all .working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 58. BENEHT• ASSESSMENT DISTRICT. The developer shall participate in a Benefit Assessment District for improvements on Los Gatos Boulevard should one be created by Town Council. If such District is created prior to the Final Map approval by Council the developer shall sign an Agreement to Participate which shall be recorded prior to subdivision approval. 13 59, GEOTECHNICAL 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. 60. TRAFFIC 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. 61. TRAFFIC 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. 62. TRAFFIC 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. 63. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on -site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. 64. PUBLIC IMPROVEMENT SECURITY, The applicant shall supply suitable securities for all public improvements that are a part of the development in a form acceptable to the Town in the amount of 100% 0 (performance) and 100% (labor - and Material) prior to issuance of any permit. Applicant shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department, 14 65. ENCROACI-TIENT PERMIT. All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security as detailed above. 66. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash companies indicating that the proposed improvements and easements are acceptable shall be provided prior to recordation of the final map. 67. WEST VALLEY SANITATION DISTRICT. All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the recordation of any subdivision or tract maps with respect to the subject property or properties, or immediately prior to the issuance of a sewer connection permit, which ever event occurs first — written. confirmation of payment of these fees shall be provided prior to map .recordation. 68. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress printing to the Town for review of above ground utilities including backflow prevention devices, fire department connections, gas and water meters, off-street valve boxes, hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail boxes. Above ground utilities shall be reviewed and approved by Community Development prior to issuance of any permit. 69. PRIVATE BASEMENTS. Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the final map. 70. SUE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all times during construction. 71. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall Iocation, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 72. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 15 73. - SURVEYING CONTROLS, Horizontal and vertical controls shall beset and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for _. the followingitems: a. Retainingwall-top of wall elevations and locations b. Toe and top of cut and fill slopes 74. SOILS ENGINEER. CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in thereport, if necessary. The results of the construction observation and testing should be documented in an "as -built" letter/report prepared by the applicants' soils engineer and submitted to the Town before final release of any occupancy permit is granted. 75. SIDEWALK. CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 76. PARKING. Any proposed parking restrictions must be approved by the Los Gatos -Monte Sereno Police Department. 77. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. - 78. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal of plans to the Engineering Division of the Parks and Public Works Department. 79. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 80. THIRD PARTY SIGNAL INSPECTION FEES. Applicant shall pay/reimburse the Town for the inspection of street lighting and traffic signal related work by Town's street lighting and traffic signal contractor. An initial deposit of $1500 shall be made prior to the issuance of any permit. Additional fees may be required and shall be fully borne by the applicant. 16 81. PRECONSTRUUI'ION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre -construction meeting with the Town Eng'neer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub -contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 82. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls, Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 83. SOILS REPORT REVIEW. One copy of the final soils and geologic report shall be submitted with the grading permit / public improvement application, The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The report shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 84. SOILS ENGINEER PLAN REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 85. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. Submittal shall include closure calculations, title reports and appropriate fee etc. The map shall be recorded before any permits are issued. 86. DEDICATIONS. The following shall be dedicated on the final map. The dedication shall be recorded before any permits are issued. a. Widening and full dedication (-7.5') along Blossom Hill Rd as shown on proposed tentative map — easement offering will not be acceptable. b. Public Service/Utility Easement (PSE/PUE) as required and as shown on proposed tentative map. 17 c. Ingress -egress, storm drainage and sanitary sewer easements, -as required. d. Emergency Access Easement. Twenty-two (22) feet wide, as as shown on _proposed-tentative_map. 87. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the Town prior to recordation of a map. The joint trench plans shall include street and/or site lighting and associated photometrics. A letter shall be provided by PG&E stating that public street light billing will by Rule LS2A, and that private lights shall be metered with billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. 88. WATER DESIGN. Water plans prepared by SJWC must be reviewed and approved prior to issuance of any permit. 89. PUBLIC IMPROVEMENTS. The following improvements shall be .installed by the developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Blossom Hill Road - New curb, gutter,, sidewalk and associated improvements associated with the roughly 7.5' widening including the return onto Blossom Hill Road and the adjacent pork chop island (including signal pole and associated equipment) as shown on the proposed plans. This work will include existing utilities along this widening including an existing power pole. Construction of the additional left turn lane pocket and associated modifications to existing improvements including median island relocation, striping and signal modifications.. b. Placer Oaks Road — Widening of existing improvements along project frontage including curb, gutter, installation of median island and tie in paving. c. All other public improvements or modifications of existing improvements required to accommodate the proposed development including but not limited to curb, gutter, sidewalk, standard residential and modified commercial driveway entries, street lights, tie-in paving, half street grind and overlay, signing, striping, storm drainage and sanitary sewers, as determined to be required by the Town Engineer.. 90. 1 RONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's - public frontage to current Town Standards. These improvements may include curb, 18 gutter, sidewalk, driveway approaches, curb ramps, street lighting upgrade/repainting (including replacing existing street light fixtures with LED fixtures), modifications to existing traffic signals, signage, striping etc. Proposed species and location of street trees will be reviewed during the permit phase. Magnolias will not be permitted due to damage their root system does to adjacent sidewalk. 91. PERIMETER STREET RESURFACING. Existing half streets along project perimeter will be required to be resurfaced/slurried and restriped at the completion of the project. 92. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer, in writing, at least 72 hours in advance of all differences between the proposed work and the design indicated on the plans. Any proposed changes shall be subject to the approval of the Town before altered work is started. Any approved changes shall be incorporated into the final "as -built" drawings. 93. TRAFFIC IMPROVEMENTS. Traffic signal improvements shall include and may not be limited to replacement, relocation, and/or modification of signal equipment, poles, cabinets, conduits etc as required for proposed widening. Improvements will also include upgrading existing video detection systems and cameras to current standard, replacing incandescent signal indication with LED modules, replacing 8" signal heads with 12", replace service pedestal with Type III and replacing safety lighting with LED liiminairs. Modification of existing pork chop island(s) and re -stripe as needed to accommodate pedestrian, bicycle and modified vehicular turning movements. All relocation/replacement of existing improvements including high voltage overhead poles, traffic controller boxes and any other impacted facilities will be required of the applicant. 94. FAIR. SHARE CONTRIBUTION FOR INTL`RSECTION IMPROVEMENTS. Lark Avenue and Los Gatos Boulevard - $24,866 (based on 132 additional AM/PM peak hour trips). University Avenue and Lark Avenue - $11,614 (based on 22 additional AM/PM peak hour trips). The final contribution shall be calculated from the final plans using a trip generation rate based on the final project use mix. 95. TRAFFIC STUDY RECOMMENDATIONS. All recommendations included in the TJKM Traffic Study dated December 23, 2009 including adding additional turning lane on east bound Blossom Hill Rd, extending existing southbound second left -turn lane on Los Gatos Blvd and installing signs and pavement markings for driveway access control. This condition shall include modification or installation of improvements including but not limited to pavement, curb, gutter, sidewalk, street lights, traffic signals (and associated interconnect) required to accommodate these recommendations. TJKM Traffic 19 i Study recoiiii endations were=based on total project trips of 1,646 ADT; 181 AM peak Hour Trips and 136 PM Peak Hour Trips. Should final mix of commercial component exceed these limits -additional -review will be required. _ _ 96. TRAFFIC IMPACT MITIGATION FEE (NET COMBINED COMMERCIAL & RESIDENTIAL). The developer, shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee .shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is estimated at $320,000. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on the final project use mix. 97. PRECONSTRU'CTION PAVEMENT SURVEY. Prior to issuance of a Grading Permit, the project Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a 35-min or digital video camera. The limits of the survey shall be determined by the Town Engineer. In addition, a pavement deflection analysis conforming to the same limits as the photographic survey shall be performed to determine pavement strength. The results shall be documented in a report and submitted to the Town for review. 98. POSTCONSTRUCTION PAVEMENT SURVEY. The project Applicant will complete a pavement condition survey and pavement deflection analysis to determine whether road damage occurred, as a result of project construction and whether there were changes in pavement strength. Rehabilitation improvements required to restore the pavement to pre - construction condition and strength shall be determined using State of California procedures for deflection analysis. The results shall be documented in a report and submitted to the Town for review and approval. The Applicant shall be responsible for completing any required road repairs prior to release of the faithful performance bond. 99. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public .Works Department. A Notice of Intent (NO1) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more -than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. 20 Interim erosion control measures, to be carried out during construction and before installation of the fznal landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. 100, DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building .construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non -toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m, and 5 p.m. and shall include at least one late -afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 101. DUST CONTROL (SITES > 4 ACRES).The following measures should be implemented at construction sites greater than four acres in area: a. Hydroseed or apply (non -toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). b. Enclose, cover, water twice daily or apply (non -toxic) soil binders to exposed stockpiles (dirt, sand, etc.) c. Limit traffic speeds on unpaved roads to 15 mph. d. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. 21 e. - Replant vegetation in disturbed areas as quickly as possible: - — 102. CONSTRUCTION MANAGEMENT PLAN. The Developer shall submit a construction management _plan that_shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 103. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§ 15.40.070). 104. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 105. NPDES. On -site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 106. STORM WATER MANAGEMENT PLAN. A storm water management shall be included with the grading permit application. The plan shall delineate source control measures and BMP's together with the sizing calculations. The plan shall be certified by a professional pre -qualified by the Town — additional deposit may be required. In the event that storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The applicant may elect to have the Planning submittal certified to avoid this possibility. 107. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS. The property owner / homeowner's association shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by Towifs Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005- 0035. The agreement will specify that certain routine maintenance shall be performed by the property owner / homeowner's association and will specify device maintenance reporting requirements. The agreement will also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded prior to release of any occupancy permits. 108. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and property owner to make sure that all dirt tracked into the public right-of-way is 22 cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 109. UTILIl'1hS. The developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). Underground conduit shall be provided for cable television service. 110. RESTORATION OF PUBLIC Ev PROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 111. SIDEWALK REPAIR, The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details, The Iimits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 112. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. . The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 113. DRIVEWAY APPROACH, The developer shall install Town standard residential and commercial driveway approaches unless otherwise noted. The new residential driveway approach on Placer Oaks Drive shall be constructed per Town Standard Details and the commercial entries shall be modified to the approval of the Town Engineer. 114. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with Town Code Section §23.10.080. 115, AS -BUILT PLANS, After completion of the construction of all work, the original plans shall have all changes (change orders and,field changes) clearly marked. The "as -built" 23 plans shall again be signed and "wet -stamped" by the civil engineer who prepared the plans, attesting to the changes. The original "as built" plans shall be review` and -- approved -the -Engineering -inspector._.. A_ Mylar_and_AutoCA.D_disk a£ the _. approved .."as - built" plans shall be provided to the Town before the Faithful Performance Security or Occupancy Permit is released. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY;. c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING -POOL; e) Tennis Court, Layer: TENNIS -COURT; f) Property Line, Layer: PROPERTY -LIE; g) Contours, Layer: NEWCONTOUR, All as -built digital files must be on the same coordinate basis as the Town's survey .control network and shall be submitted in AutoCAD version 2000 or higher. 116. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean -out at the property line. 117. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less -than twelve (12) inches (304.8 min) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6,50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person ,has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintainsuch device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 118. OUTDOOR COMMERCIAL TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be provided. Temporary trash enclosures and trash bins for individual residential units are exempt from this condition. 119. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding 24 eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 120. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless a special permit is issued by the Engineering Division. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 121. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. 122. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: The applicant shall initiate a weekly neighborhood e-mail notification program to provide project status updates. The e-mail notices will also be posted on a bulletin board placed in a prominent location along the project perimeter. 123. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 124. FUTURE STUDIES. Any post project traffic or parking counts, or other studies imposed by Planning Commission or Town Council shall be funded by the applicant. 25 TO THV SATISFACTIO1N OF TEM SANTA CLARA. COUNTY FIE DEPARTllIENT: 125. PUBLIC FIRE HYDRANT(S). The developer shall provide public fire hydrant(s) at -location(s) to be determined jointly -by-.the -Fire -.Department_and_the_San Jose Water Company. Maximum hydrant spacing shall be 400 feet, with a minimum single hydrant flow of 1,500 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil drawings included with the building permit submittal. To prevent building permit delays, the developer shall pay all required fees to the water company ASAP. 126. PRIVATE ON -SITE FIRE HYDRANT(S). As an alternative to Perfonnance Standard 119 above, provide 3 private on -site fire hydrants installed per NFPA Std. #24, at locations to be determined by the Fire Department. Maximum hydrant spacing shall be 250 or 500 feet, with a minimum acceptable flow of 1,500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer shall meet with the fire department water supply officer to jointly spot the required fire hydrant locations. 127. FIRE APPARATUS (ENGINE) ACCESS ROADS. The developer shall provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet-6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. installations shall conform to Fire Department Standard Details and Specifications sheet A-1. 128. EMERGENCY GATE/ACCESS GATE. Gate installations shall conform with Fire Department Standard Details and Specifications G-1 and, when open shall not obstruct any portion of the required width for emergency access road way or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access road way shall be equipped with approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed_ Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. 129. FIRE SPRINKLERS, Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception; one-time additions to existing buildings made after 1/01/2008 that do not exceed 500 gross square feet. Note: covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A state of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed 26 permit application and appropriate fees to this department for review and approval prior to beginning their work, 130. POTABLE WATER. Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility for the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water -based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor or record. Final approval of the system(s) under consideration will not be granted by the Fire Department until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 131. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 132. EMERGENCY ESCAPE/RESCUE. Ground -ladder rescue from second floor rooms shall be made possible for fire department operations. With the climbing angle of seventy-five degrees maintained, an approximate walkway width along either side of the building shall be no. less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. 133. TIMING OF ROADWAY INSTALLATIONS. Required access roads, up through first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of combustible construction. Bulk combustible materials shall not be delivered to the site until installation is complete. During construction, emergency access roads shall be maintained clear and unimpeded. Note that building permit issuance may be withheld until installations are completed. Temporary access roads may be approved on a case by case basis. 134. TIMING OF REQUIRED WATER SUPPLY HYDRANTS. Installations of required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested and accepted. 27 TO THE SATISFACTION OF TFIE TOWN ATTORNEY 135. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requiresthat. any applicant -who. -receives -a-.permit-or_ entitlement -_from_the Town shall defend, indemnify, and hold harmless the Town and its officials in any action broughtby a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval. SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2011, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:1DEV\ORDS116005 LGB-Ordinance (2).doc MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA 28 Application No. PD-07-145 A.P.N. # 529-16-025, 053 Change of zoning map amending the Town Zoning Ordinance. Zone Change From: CH To: CH:PD ❑ Prezoning Action by Planning Commission Approved by Town Council Date: Clerk Administrator Mayor Date: Ord: EghIBIT A of Exhibit 27 MIXED USE PROJECT BLOS'SOU HILL ROAD LO-S GATOS BOULEVARD VICINITYMAP 03-10-2011 CONTACTS DEVELOPER Sand Hill Property Company' CHL Vontures, Lp 489 South El Comfits Real San Mateo, CA -94402 ARCHITECT Kenneth Rodrigues & Partners, Inc. 445 N. WhIsnran Road, Sulla 200 Mountain Warr, CA 94043 Hunt Hale Janos 444 Spear Street, Suite 200 San Pragelson, CA 94106 LANDSCAPE ARCHItECT Lauderhaugh Associates 425 Clyde Avenge Mountain 9/leir,..04 94043 mu. ENGINEER Saudis 650 Castro Streot Mountain. Wsmai. CA 94041 PhonsL55i.244.1500 5112; 0501141.0662 Contact: Ker1O:Cate • Phone:650,965.0700 Fax: 650.980.0107 Gamut, Kenneth Rodrigues Phonai 415,612.1300 F35: 416,288.0288 Contact: Den Hale e Phona: 650.801:9711 Fax: 850,491.971; Contact: Jim Latioarbaugh Phone: 650,909.6500 • • Fait 660,969.6472 :Contaot: Ken Olcoit Lance Take barn SHEET INDEX Receive° ?!. 0,10 1 20 oktma Los GAWP IPLOINING ONIbl014 A00 COVER SHEET AO DESIGN IMAGERY AI Srr0JLAN A2 BUILDING ONE EXTERIOR ELEVATIONS 43 BUILDING TWO EXTERIOR ELEVADONS AA BUILDING ONE & TWO LOWER FLOOR.PLAN A5 MOLDING oNq & TWO yPpER FLOOR PIAN AB • LANE HOMES FLOOR PLANS & ELEVATIONS .A7 - STREET FACING FLOOR.PLANS & ELEVATION& As TOWNHOME8 :FLOOR PLANS & ELEVATIoNS Cl TOPOGRAPHIC SURVEY. C2 GRAOING AND DRAINAGE PLAN •CO UTILITY -PLAN C.4:0 - AUTCiTURN EXHIBIT .04.1 AUTOTURN EXHIBIT 04.2 AUTOTURN EXHIBIT AUTOTURII EXHIBIT .C5.0 ROADWAY SECTION C8.0 - STORM WATER TREATMENT PLAN C7.0 LOS GATOS qua oLossom HILL RD OFFSITE IMPROVEMENTS CB.0 INTERIM EROSION CONTROL PLAN • TM-1 TENTATIVE MAP' L-1 PREUMINARylANDSCApE PLAN EXHIBITS of Exhibit 27 SITE ANALYSIS gc/MMAENIN:. !7-7 SITE AREA 86,696 SF (2.04 AO.) BUILDING AREA 30,700 SF BUILDING ONE 14.672 SF 'SURGING TWO 16;118 SF FAR 34.7% PARKING vo STALLS RATIO 4 / 1000 PARKING AREA 34,266 SF 38.6% LANDSCAPE AREA 16,149 SF 17.2% , SIDEWALK / PATIO AREA 18.16657 20.4% BUILDING COVERAGE 21.096 SF 23.8% RESIDENTIAL SITE AREA 104,399 SF ((4 AC.) BUILDING AREA 25 UNITS (10 UNITS ( AC) LANE HOMES 2,200 SF 3,676 LOT AREA 0.60 FAR STREET HOMES 2.000 SF 3,326 LOT AREA 0.60 FAR 2,500 SF 4,960 LOT AREA, 0.50 FAR TOWNHO5AES 1,600 SF PARKING GARAGE 50 STALLS SURFACE 26 STALLS 76 STALLS RATIO 3.04 SPACES UNIT PARKING AREA 24,982 SF 23.9% .c LANDSCAPE AREA 43,033 SF 41.2% SIDEWALK / PATIO AREA 4,955 SF 4.7% COMMON OPEN SPACE 7.200 SF 7% 2,00010015s,,90 40001527299 1.0.1.40 STALL/WO 0 01 0 01 03 51 MOO TRU, LISANO LANGSCAP.NO OUTDOOR 0.1i.V3 PATO AND i CUM./ — OUTDOOR NINO PATIO — MOOVICCAl. P.M" LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY SITE PLAN KENNETH RGDRIGUES & PARTNERS, INC. I1O.011 02.18.11 Al 'NORTH ELEVATION SOUTH ELEVATION • Loss o M HILL ROAD LEGEND 1, CLAY TILE ROOF 2. PAINTED METAL GUTTER 3. CLEAR GLASS SET IN METAL WINDOW SYSTEM 4. EXTERIOR PIASTER SYSTEM 5. STONE VENEER G. WROUGHT IRON BALCONY 7. CANVAS AWNING 8, WOOD TRELLIS Q. PAINTED WOOD SHUTTER COLOR SCHEDULE Men. ISASMI 1.11.Y.CCSE GY.11 CLAY 1,1.6 Mt.. ROD SIEB.Y.R7,11M01-.V4S illiCYFZEPSWIY0 CAWAYAYPAY49 fiL,M6.131E MKS YILLOYfea... SIMMS, .014.COUY IVC.0.0349 at:0.44MM !MST, 61.f IMO BUM 40,0. VrMAY COSS CV.511,11,4.1.8 LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS CALIFORNIA SAND HILL PROPERTY COMPANY 4.5.424—r171 WEST ELEVATION BUILDING ONE EXTERIOR -ELEVATIONS A2 NETINETH RODRIGUES II PARTNERS, INC. 116.0 SJ 'LEGEND 1, CLAY TILE ROOF 2. PAINTED METAL GUTTER 3. CLEAR GLASS SET IN METAI. WINDOW SYSTEM i. EXTERIOR PLASTER SYSTEM 5. .STONE VENEER S. WROUGHT IRON BALCONY 7. CANVAS AWNING S. WOOD TRELLIS S. PAINTED WOOD SHUTTER - COLOR SCHEDULE fz rallaq c.MiER Nf.11.00RE CRC011 SfnYrtE - IrtS.S(n'HP.:Eist ER«.1 . ,E0 VJrvM.,NNxx:: BiA...11. WIPES «oRBALY MAC% SEE EEM.,RN,YWE:,SUN MASS lII 'J2{1{ did EAST ELEVATION - Los GATOS SOULEVARD WEST ELEVATION BUILDING TW.O EXTERIOR ELEVATIONS LOS GATOS BOULEVARD BLOSSOM HILL ROAD L05 GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY KENNETH RODRIGUES PARTNERS, INC. E..0*, 0e.10.11 A3 ip•-€14-if - , f -..0 fit 510250.4 HILL ROAD BUILDING ONE - LOWER FLOOR PLAN - S' LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA 0 0 SAND HILL PROPERTY COMPANY BUILDING ONE 1't.§.Y.2 SF LOWER FLOOR PLAN . ' 11,326 SF UPPER FLOOR PLAN 3,348 SE BUILDING Twq 16.118 SF LOWER FLOOR PLAN 8,770 sr COMMON UPPER FLOOR PLAN 6,3.10 SF OPEN SpAOL LEGEND 1, gLEAR CLASS 24:1' IR STEEL FRAMES 2, EXTERIOR ONIRG PATIO 3, 1)*VAS AWNING- 4. W00171R4.1.18 ANL? F?1.4STER COLUMN:: 5. • BALCONY ABOVE 4. OFFICE LO5 7, . I:0644301NT TOWER 8. TEA LIGMISABOVE.PATIO 15: OFFICE LtAE,E.SPAOE 9. riE.TNI;LEASP.8PAOE TT!7.1417717477.74774/ BUILDING TWO - LOWER FLOOR PLAN - 9,770 SF BUILDIN.G ONE & TWO LOWER FLOOR .PLAN l(5N1,1(i'11-17100RI5U7IS Pnft TNERS. INC. A4 LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS. CALIFORNIA BUILDING ONE • UPF?ER.FLOOR PLAN : 3,346 SF BI'JICDING:ONE ,14,672 SE LOWER FLOOR PLAN 11,320 SF UPPER FLGOR PLAN 3,340 SP BUILDING.TWO . LOWER FLOOR. PLAN. 8,770,8F UPPER FLOOR PLAN 0,348 SP LEGEND - 1. CLEAR CLASS SETIN STEEL FRAMES 2. EXTERIOR DINING PATIO BELOW 3. CAM/AS AWNING' 4. WOOD TRELLIS AND PLASTER COLUMNS 5. BALCONY 0. OFFICE L0@1111 7. FOCAL POINT TOWER 8. TEA LIGHTS ABOVE PATIO 8. EXTERIOR STAIR 10. OFFICE LEASE SPACE 11. CLAY TILE ROOF BUILDING TWO • UPPER FLOOR PLAN - 6.348 SF KENNETN RODRIGUES &PARTNERS', INC 113.4 Li ni.13.1‘ BUILDING ONE & TWO UPPER FLOOR PLAN • • LEGEND 1. . CONDIETE 1." TILE PANTED METALGUITEG 7 WOOD RARER & TAM 4 WOOD MANTES 003 6 WROUGHT IRON EIALCONY 6. 6111C4X) 0/ FOAM TR7, 7, DEGO/WIT& SHUREA 6. WOOD POST 9, PiPE VENTS : .• e fal ; . • • TL 1 ?UPPER FLOOR PLAN ELEVATIONS MAIN FLOOR PLAN' HWAI .0.13Mh prn LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY PRIVATE LANE HOMES CONCEPT FLOOR PLANS & ELEVATIONS A6 MGM 1: CONCRETE'S HIE 2 PAINTED METAL GUTTER 8. WOOD RAFTER& Muhl 4'. 'WOOD PLATER SOX 5 M1tfl0 0IIT IRON RACCCNY 6 RRICC0Q.i•46MmN r, OECORATIVE.SI UTIER 6• WOOD POST 9. PIPE VENTS ELEVATIONS UPPER FLOOR PLAN ......... ........................... rna: Y+cN„04a LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY STREET FACING HOMES CONCEPT FLOOR PLANS & ELEVATIONS , ra.cs. cx,e,v A7 •LEOENO 1, OCAIBRETE BIBLE 2. PANTED METAL GOTTBR WOOD RAPTEIT & TIM 4. WOOD PLANTER BOX 5. WROUGHT IRON BALCONY S. STLF.To Ot FOAM TRIM 7. DEOORATIVE SHtillEB & WOOD POST 4. PPE VENTS STREETSCAPE ........ . 'UPPER p...9.9.R. • MAIN FLOOR PLAN _ - %;,21,14iJ LOS GATOS BOULEVARD BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY 'COMPANY TOWNHOMES CONCEPT FLOOR PLANS & ELEVATIONS ActAB.IPA,AA,Bexra 1.31.1X t1C..tfc A 8 fri SANPIS' 'w..,, °0 Opp 1- 2ioo3t err 110 -1 f ABBREVIATIONS .041111 /10010,,1110 lwn 41/F_sl. 091 1.11001310 Myyxq 0119111160 "a MO KU 0.1000,111.0,010 /110,00,010 20 WY rra amax uaAMY 4.4510 WAR 000 00,001.0 000.07 TOPOGRAPHIC SURVEY MEND 100,00 SW Mt 11. RAM NOTES NWA aorta... Marma I hue. Na/' ¢r. ✓ 21 2.1 MNn= 411.01 LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA 0011 C-1.0 tt ,.„,„, Q SAND ISU 210011 J S RIDARK,QUANTITIF,S SCHEAU11G GRADING AND DRAINAGE PLAN IMPERVIOUS AREAS, MI MAW sex lAvlocrlau avr MIAOW� (d tt�mrkifw4 A.B..S..REVIATRDIR E. LOGENU mmn �q LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS - CALIFORNIA sly C-2.0 21 o. SANDIS:JiW: ' euNgai ry ar 210231 414ttt :'- Neszu SCHEMATIC VflLIIY: PLAN 011.14 4EG tiR sxwn. umu (aer(eu:cw Mor r .mWI A/ WWt( int rla p4 P W(fW O" YXr Ms M 14001.0 tooperAhrt ow WIC Of IVA me<[n,(M. LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD' LOS GATOS CALIFORNIA' C-3.0 a 11 ,...tra SANDISII 21C{Vt AUratURN ExEFDrr • 1900 } 226 SCCFD-Truck Eire V.Uth . fl50 loco to Lock iHo, 60 SteeaNg. nnyo .8Y CUPERTINO FIRE DEPT, AERIAL LADDER TRUCK NO, 1 (USED FOR ONsIrE SIMULATION) VD-18N no feat 5.09 Trnrfo» k0tl, , 6.01 Look to Lock rtaa .. trot.. vld9h ,.eat 4ta0r9,p a,st. teec*ar Trace i e0l Prtkua:inp knjie, TUe trenar Track rent AASHTO STANDARD TRUCK WE 12M (USED FOR OFFSITE SIMULATION) LOS GATOS BOULEVARD AND BLOSSOM 'HILL ROAD' LOS GATOS CALIFORNIA C-4.0 59 ,--_: i r- 0.67 SCCF'D-•Trud< 6.9 Wtn psp L kN Idi, Lc:N QI inns 6a Streri Anp +p,a ih3 OUPERTINO FIRE DEPT. AERIAL LADDER TRUCK NO.1 (USED FOR ONSITE SIMULATION) 2,9 25.49 AASHTO STANDARD TRUCK WB 12M (USED FOR OFFSITE SIMULATION) — 1 ..- sAN:aa41..r l, "zinoi i AUTOTURN EXHIBIT LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS ` CALIFORNIA C-4.1 .11 mn, • ! I " ri-rr,--7 1 0.40 0067 SCCFD-Truck het vt.v.4 tuo Loci, fin: 63 tTo. a 30.5 CUPERTINO FIRE DEPT, AERIAL LADDER TRUCK NO, 1 (USED FOR ONSITE SIMULATION) WB-I2M Trtcto” Width Tr tar Width ctcP Track. T, Treck 3300 r- frit 8.01 Lock to- L.* the .0.01 Steerhg 0sgte 360 Bat 'ArTittltating.Mste t 70.0 ,0.0t AASHTO STANDARD TRUCK WB 12M (USED FOR OFFSITE SIMULATION) ca SAND IS N 777071 No4::11 P... 1.n ";lete, rxt AIRMAN EXHIBIT LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD, BALIFOONIA LOS GATOS 0-4,2 08 .t.xtv Liar 890 905, SCCFL-Truclt feed frock l; uo Lotl. t0 Le2. 0Va: 6C Steerl00 Able : 33x CUPERTINO FIRE DEPT. AERIAL LADDER TRUCK ND. 1 (USED FOR ONSITE SIMULATION) WD-12M S• ctor Width .fret . 9.01 Lock to Lock 'line .6.0 lr Ker:.Nlit' .E01 01eer06.6r.IR0 - r00.3 Tr ct0r Traik . COI Articul011rq gale !,q.0 lr tlm Tre 1. 6A1 AASHTO STANDARD TRUCK WB 12M (USED FOR OFFSITE SIMULATION) • SANDIS'iwe";00 U1io, At2 `.fillrtii 1 .' 1i kth-il `+.� •'( 101. rn: uo 110031' L.A.L1331 I AUTOTURN EXH9JD LOS GATOS BOULEVARD AND BLOS$OM HILL. ROAD LOS GATOS CALIFORNIA ur C-4'.3 S. II rig 1 1:43114 W4,413 evrne macs. cuts AII/ OMIT .1-4 ruISCI . 21.14 SECTION A, —A PLACER OAKS ROAD pro Itt sr ' ,Atr axt ma, so e ft' lele„ .• Gef •••••-•70;7r--- --1-••-•.f.,="; • ,A.an:rx<4. le WI ref e chIe SECTION' 8—B ./.._,..„,,,. • , r, . , . .. 'K BLOS_SOM IIILL RD.M. .14 4 • .:4 AC Mt /Mt . Le:lee iit? 1 osrmiawt ase.4.7Yro SECTION E—E • rem pAvv: ra MLA. SECTION .H—H LOS GATOS BLVD, • 7v.1.•'1!..-•-•' • -1-• .. .. - • -- , ire 114 • _1, 1 o,„ ... SECTION KEY .1,4A,P, qua I . te V'414.L\ 41—j1: co'ricii4 a-0 OIL .0 SAND ISI.E117:"" • • I 1.4, SY gnmg.:17,;,•;;;;;*----- ROADWAY SEVRONS LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA Q-5.0 sqtra ToiS9fi2 ME EMS.'(9R111Ye CALCLILA0Nd51• (C.0.72) QRAINAcF AREA A: 59,JSU Sr.. 0.90 AC 0' X 10' ROOCRRA OW MAX 1111011IARY ARCA: 0.97 AC QRA)NAG ARFA 0• 25.915 SF 0.60 AC 0' X 8' F1LMRA UNIT MAX 1RIOUTA8Y AIWA: 0.77 AG 0040.4 .° ARFA.41. J6,9J5 0L' = 0.08 AC 6' X'10'(71C0RA UNIT. MAX 7Ri000007 AR&L .007 AC 7:0,0MFRC,AL PARCEL I CAPACITY C4LCULA101.1$ &05WAIE I: 00496 SF - 9ES5ENCC RME 12..14 LON 0,05WAL: ? I5,020.Sr - 0ES'TNLC RME 16.80 MIN { CCNMERCIAL PARCEL 2 CAPACITY CALCUTA770Nt- 0/0904ALE 3 JA,576 Y - RCSOEN17 RME 10.05 MI,V 9105141E 4. 18,155 Y - RESIDENCE 000' 18.76 MRL (a SANDI'SIi'^^ 0.40 IVACF 5lMARIc P0.1500. Ir. nP1M.,,ran1.411“ • .Y1 n..r r, ra:. 11 n.. rnAA IFX.11 St R100U51 Wetii STC41I WAT9i11FATVENT PLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA C-8.0 9.11 9''O, r 210031 LOS OATOS BLVD./ E0LOSSOM HILL SOAD OFFSITE IMPROVEMENTS 7 ... 4`1 rj r`4 J LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD C-7 0 LOS GATOS CALIFORNIA E ,i k,osetzumu —'i LEGEND pH.w 01,451. f'1 RUM 1113 urea—.—.--_- 0 SAN.DISI n. tr i'Jivi Vu;tt.nr:!'N:n'xn>n.x.. AS ...a mww t..+*. 210031 01. T . INTERIM EROSION CONTROL.. PLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA LECENDAlria±re., MEWL,. 001e1SII,,5 04400+. 0.10 x . • ^ •24 RESIDENTIAL LOTS & 1 COMMON AREA LOT / • lz-P'••1*., CO. LARDS Cf VIM OAKS• I XL FZI Ow= / 1I 1 I / /1 1I I 49324 11,699994 t 4019=.49+ - 44P•9 „to' NN val/ '''' `•••••.---->"*. ERR:tx. sA511.1911. .1" • 1 PARCEL 2 i 1 t i 1 'of normxmoncaustst / , i OM eni i I 1 ft ACT NCI ', 949410,11"1"4 .... '6.........2,4 6 . ' 1 I l' I 4 .....---•—t i / -",— •••„. .„, t I r / (---'fffirvOtlY Ins: I / •••...,, '--- •-•-,, / t , -1----tell—k7-1-11, .... i 1 IONX151 1 1 1 g 1 t ___......,.. (6- i , i I gq i •t,' if anat I WI.= Of.. . .4. 1 , I t / 1 ------,__ 1 i I i i 1 u L...7/..._FT17_..-t-i_ ...i ,1 :'5. I 2 t v.C•f• iff I I 101 ICI, it010 lift% 1/011 111/fl /WA I 69494t94(41 4p1yr It,0.1,1,., n,,. ,• ',''t',',',''605 7.•42,,7“6;67.-,./.-.9-.9 i ! T,“t-".. \4'( 9 RAL=75699'.1'0)494; 4 4 05.1250 605321.09 0513474=0949.21 491921 fil ‘--pausmr 0451.500r 10 Nr. roe. c1. to was ‘ nL9g914119MOAD 572-65.2.9t 0542.905 , 8 • a fAgiNg.g.R4 420000 200VICESS T !ILE REPORT: OSEt Ka6 ACREAGE. HEig- RENCHMARR NOTE: FLOOLLMi 1:2; gnr;gsATvwgz",!;rioisv Offegeakkienem5,';' ZONING: SET SACitSt LIST • .t,,rt...•1#1,s4tX ,In*Nosv ----1LEATION MAP •••,,==f0,1 SAN D I S tufo. t. WA, M-XX-I, 32( 210051 TENTATIVE MAP FOR CONDOMINIUM PURPOSES LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA TM1 sittinirrt-roa•CHART If PRELIMINARY LANDSCAPE PALETTE 17:111°' • ,,,....,..., 11;17140,1 MU, k_tA,_,L1,..4. i.,.V.S.:et.t.d.1%,...,_. !i.,..L.t..%.7..g.-1-/1... l'9.-tAr4 Erammmunva 1102001.1..., ne.onx. . . ' Irr4"1"11TePi' '',1P 5 IF 4'4' Z•LTA":1,=;MT!,1g;f4T.T.F"'-----. iii;r1RF„',F41173"- 7 — REEMARYL:x- -• -.„„.,. • 2, PRELIMINARY LANDSCAPE PLAN LOS. GATOS BOULEVARD BLOSSOM HILL ROAD 'LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY vr-wr wrrs enx.r.syn:24,xx.: LWI2DAUGH Inst• s 2 t.2 t. ite.r•gn 1.1,30 KENNETH RODRIGUES PARTNERSJNE. 2 2. LI