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12 - Los Gatos Creekside Sports Park Master PlanMEETING DATE: 10/03/11 ITEM NO. a COUNCIL AGENDA REPORT DATE: SEPTEMBER 23, 2011 TO: MAYOR AND TOWN COUNCIL FROM: GREG CARBON, TOWN MANAGER SUBJECT: PPW JOB NO. 10-15 LOS GATOS CREEKSIDE SPORTS PARK MASTER PLAN - PROJECT 411-831-4402 A. REVIEW AND APPROVE THE CREEKSIDE SPORTS PARK MASTER PLAN B. DIRECT STAFF TO EXPLORE OPTIONS FOR PROVIDING PEDESTRIAN SIDEWALK ACCESS TO THE SPORTS PARK FROM LARK AVENUE TO THE SPORTS PARK ENTRANCE ON UNIVERSITY AVENUE. C. DIRECT STAFF TO EXPLORE ALTERNATIVE ALIGNMENTS FOR A PEDESTRIAN BRIDGE CONNECTION BETWEEN THE LOS GATOS CREEK TRAIL AND THE CREEKSIDE SPORTS PARK. RECOMMENDATION: 1. Review and approve the Creekside Sports Park Master Plan. 2. Direct staff to explore options for providing pedestrian sidewalk access to the sports park from Lark Avenue to the sports park entrance on University Avenue. 3. Direct staff to explore alternative alignments for a pedestrian bridge connection between the Los Gatos Creek Trail and the Creekside Sports Park. BACKGROUND: The development of a community youth sports facility has been a Town priority for many years. In 2008, the proceeds from the sale of 13 acres of land in Vasona Park were placed in a reserve fund specifically for the development of community and youth sports facilities. In 2009, approximately $3 million from this fund was used to purchase a site located at 930 University Avenue. This site is the former home of a Verizon Corporation Yard and has been identified by the Town as the site of the future youth and community sports and recreation facility. In June 2010, the Town Council adopted a set of Guiding Principles to help guide the site planning process and ensure the development of an affordable facility that met the key youth recreation PREPARED BY: TODD CAPURSO Director of Parks and Public Works Reviewed by: Assistant Town Manager Town Attorney Finance N_\PPW\MANAGEMENT\COUNCIL\COUNCIL REPORTS \201 I Reports\October 31Creekside Sportspark Master Plan.docx PAGE 2 SEPTEMBER 23, 2011 MAYOR AND TOWN COUNCIL SUBJECT: PPW JOB NO. 10-15 LOS GATOS CREEKSIDE SPORTS PARK MASTER PLAN - PROJECT 411-831-4402 BACKGROUND (cont.): needs of the Town. The master planning process for the Creekside Sports Park began in November 2010 and has involved several community meetings and workshops to collect ideas and help shape the new facility. The results of this process were used to develop a draft Master Plan. On April 5, 2011, the Parks Commission reviewed the draft Master Plan and recommended approval. On May 16, 2011, staff presented a project update to Council, outlining the key features of the proposed site, and providing an opportunity for Council input on the draft Master Plan. On August 24, 2011, the Planning Commission reviewed the project and subsequently approved the Conditional Use Permit, and Architecture and Site Application, and adopted the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. The Master Plan is now being presented to Council for consideration and approval. DISCUSSION: Site Design The community input process was utilized to identify desired features for the sports park and . provide feedback on proposed conceptual designs. In addition to community meetings, staff obtained input through letters, email, and telephone correspondence. The elements that received the highest levels of support throughout the process included soccer or multi -use sports fields, trail access, and a restroom/concession building. Staff combined the community input and the Council -adopted Guiding Principles to select a site concept that included these desired features as well as the largest possible multi -use field. The proposed Master Plan (Attachment 1) includes a 180 ft. x 300 ft. field that can be used for soccer, lacrosse, football, or other field sports. A restroom and concession building is located at the south end of the sports park, along with a small picnic area. Based on feedback provided by the Town Council at the May 16, 2011 Council meeting, a small tot play area was added within the picnic/concession area. An equipment storage area has been included at the southwest corner of the field, as well as a spectator seating area at midfield along the eastern edge of the sports park. The sports park is connected to University Avenue through an easement over the 950 University Avenue property, via a driveway and 5-foot wide sidewalk for pedestrian access. The parking area includes 41 diagonal parking spaces, a drop-off zone, and trash enclosure. Pathway security lighting is provided throughout the sports park. In order to supplement the facility's parking needs, staff is in the process of securing a reciprocal parking agreement with the owner of the office building located at 980 University Avenue. The parking area for 980 University is located immediately north of the project driveway. It is estimated the sports park will generate a peak parking demand of 39 vehicles during the weekday peak period and 59 vehicles during the weekend peak periods. Based on this estimate, the proposed 41-space parking lot would be adequate to accommodate weekday peak parking demand, but would not be adequate to meet weekend peak parking demand. The use of the PAGE 3 SEPTEMBER 23, 2011 MAYOR AND TOWN COUNCIL SUBJECT: PPW JOB NO. 10-15 LOS GATOS CREEKSIDE SPORTS PARK MASTER PLAN - PROJECT 411-831-4402 DISCUSSION (cont.): adjacent parking lot, along with the onsite parking, would ensure the site is able to meet the projected peak parking demands. In addition, there are approximately 20 on -street parking spaces available, particularly on weekends, which would add to the available parking inventory. The Master Plan proposed to the Planning Commission on August 24, 2011 included a pedestrian bridge connection to the Los Gatos Creek Trail. That connection was located at the midpoint of the sports park, along the eastern edge, with a pathway connection from the sidewalk to the bridge. This element has been removed from the Master Plan as part of the Planning Commission approval action. Land Use Process The Parks and Public Works Depaitwwient and Community Development Department have undertaken the necessary actions to take the project through the Town's land use approval process. The attached staff report to the Planning Commission (Attachment 2) discusses the various aspects of the process, including the Conditional Use Permit (CUP) application, Architecture and Site (A&S) application, and the Initial Study (IS) and Mitigated Negative Declaration (MND). There were several lengthy exhibits included in the Planning Commission staff report, including the IS (75 pages), MND (50 pages), and Response to Comments for the MND (35 pages). Due to the length of these exhibits, they are not included with this report. The documents are available for viewing at: http://1osgatos.granicus.comlGeneratedAgendaViewer.php?view_id=2&clip id=878 Planning Commission Recommendation During the environmental review process that preceded the Planning Commission evaluation of this project, the Town received several objections regarding the alignment of the proposed pedestrian bridge. The concerns were brought forward mainly by the residents closest to the Los Gatos Creek trail and the proposed connection point. Their concerns included increased trail traffic, noise, crime, and a negative visual impact from the bridge. Staff met with the residents on several occasions, both individually and in a neighborhood meeting, in order to address the concerns. The identified concerns were collected and submitted as part of the August 24, 2011 staff report to the Planning Commission. On August 24, 2011, by a 6-0 vote (one member absent), the Planning Commission approved the CUP subject to the Conditions of Approval, the A&S application, and the demolition of the commercial buildings at the 930 University site. The Commission also adopted the MND and the MMP. PAGE 4 SEPTEMBER 23, 2011 MAYOR AND TOWN COUNCIL SUBJECT: PPW JOB NO. 10-15 LOS GATOS CREEKSIDE SPORTS PARK MASTER PLAN - PROJECT 411-831-4402 DISCUSSION (cont.): The Commission's approval did not include the proposed pedestrian bridge connection to the Los Gatos Creek Trail. The Commission requested that staff reevaluate the need for a bridge after the site has been constructed, in order to get a better sense of the need for such a connection. They also recommended that staff study alternate locations for a bridge connection. The Planning Commission expressed some concerns regarding safe pedestrian and bicycle access to the sports park. The Commission recommended that staff explore a way to ensure that pedestrians can safely access the sports park from Lark Avenue. The Commission also recommended that staff evaluate the construction of a sidewalk along the eastern side of University Avenue between Lark Avenue and the sports park entrance. Although the Commission did not approve the proposed pedestrian bridge connection to the Los Gatos Creek trail, they did discuss the need for safe and convenient bicycle access, and the Commission recommended that staff continue to explore alternative pedestrian bridge alignments, including the two alignments proposed along the Vasona Dam as part of the feasibility study conducted by Santa Clara County Parks in 2003. Additionally, several Commissioners expressed concerns regarding pedestrian safety along the 5-foot access sidewalk that will run from University Avenue, along the 950 University site, and to the sports park entrance. There was particular concern regarding small children running into the road. The addition of a guardrail and/or speed humps were proposed by the Commission as a way to address this concern. Staff is recommending a section of rail be added immediately adjacent to the stairway entrance from the neighboring parking area to ensure pedestrians are directed safely onto the sidewalk. Staff is also considering the installation of speed humps along the sports park entrance driveway to reduce vehicle speeds. Next Steps Following the approval of the Master Plan by the Town Council, the design firm will begin development of detailed drawings and specifications. Town staff have selected a tentative date of Tuesday, October 18th for a groundbreaking ceremony and the beginning of site demolition. The plans and specifications will be presented to Council on January 17, 2012, and staff anticipates the award of a construction contract in March of 2012. A summary of the sequence of those next steps is as follows: • Planning Commission approval of CUP, A&S, and MND August 24, 2011 • Town Council Action on Master Plan October 3, 2011 • Groundbreaking and Demolition October 18, 2011 • Plans and Specifications Approval by Town Council January 17, 2012 • Bid Award/Contract Approval by Town Council March 2012 • Grand Opening Fall 2012 PAGE 5 SEPTEMBER 23, 2011 MAYOR AND TOWN COUNCIL SUBJECT: PPW JOB NO. 10-15 LOS GATOS CREEKSIDE SPORTS PARK MASTER PLAN - PROJECT 411-831-4402 CONCLUSION: Staff recommends that the Town Council approve the Master Plan for the Creekside Sports Park. Staff further recommends that the Town Council direct staff to explore options for providing safe pedestrian access from Lark Avenue to the sports park entrance on University Avenue, and to explore alternative alignments for a pedestrian bridge connection between the Los Gatos Creek Trail and the Creekside Sports Park. Options for pedestrian bridge connections will be subject to further neighborhood outreach. ENVIRONMENTAL ASSESSMENT: As required by the California Environmental Quality Act (CEQA) and Initial Study, a recommendation for a Mitigated Negative Declaration was prepared by the Town's Environmental Consultant, Geier and Geier. A number of technical reports were prepared in association with this process, including a Phase I and Phase II Environmental Assessment, Geotechnical Investigation, Tree Inventory and Arborist Report, Traffic and Parking Analysis, and Biologist Report. A Response to Comments was prepared addressing written comments received on the Initial Study. Mitigation measures to address environmental issues were included as conditions of approval in the CUP. These measures included tree preservation and replacements, biological surveys, lighting requirements, and landscaping guidelines. In addition, a Mitigation Monitoring Plan has been prepared to designate the responsible depaitiuent or agency and timing of each mitigation measure. FISCAL IMPACT: There is no fiscal impact associated with the approval of this Master Plan. Funding for the design and construction of this facility are included in the Town's 2011-12 Capital Budget. Attachments: 1. Creekside Sports Park Master Plan 2. August 24, 2011 Planning Commission Staff Report THIS PAGE INTENTIONALLY LEFT BLANK Attachment 1 et Ch 0 7.4 .u� U Callander Associates Attachment 1 THIS PAGE INTENTIONALLY LEFT BLANK Attachment 2 TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: August 24, 2011 PREPARED BY: APPLICATION NO.: LOCATION: Joel Paulson, Senior Planner jpaulson@a,losgatosca.gov Conditional Use Permit U-11-008 Architecture and Site Application S-11-039 Mitigated Negative Declaration ND-11-006 ITEM NO: 3 930 University Avenue. (Located on the east side of University Avenue, south of Lark Avenue) PROPERTY OWNER/ APPLICANT: Town of Los Gatos APPLICATION SUMMARY: RECOMMENDATION: PROJECT DATA: Requesting approval of a master plan for a sports park facility (Creekside Sports Park), pedestrian bridge from the proposed sports park to the Los Gatos Creek Trail, reciprocal use of parking, demolition of the existing structures, and associated grading and site improvements on property zoned CM. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APN 424-31-064. DEEMED COMPLETE: July 11, 2011 FINAL DATE TO TAKE ACTION: a. Final action on the MND is required by CEQA Section 15107 within six months of the application being deemed complete, January 11, 2012. b. Conditional Use Permit and Architecture and Site applications, January 12, 2012. Strong Approval General Plan Designation: Zoning Designation: Light Industrial Controlled Manufacturing with a Planned Development Overlay (CM:PD) ATTACHMENT 2 Planning Commission Staff Report - Page 2 930 University Avenue! U-11-008, S-11-039, ND-11-004 August 18, 2011 CEQA: FNDINGS: Applicable Plans & Standards: Parcel Size: Surrounding Area: General Plan, Guidelines and Standards for Land Use Near Streams 2.8 acres Existing Land Use General Plan Zoning North Commercial Light Industrial CM East Residential Low Density Residential R-1:8 South County Park Open Space RC West Commercial Light Industrial CM It has been determined that this project will not have a significant impact on the environment and a Mitigated Negative Declaration is recommended. • That the project will not have a significant impact on the environment and a Mitigated Negative Declaration (including Errata Sheet) and Mitigation Monitoring and Reporting Program were prepared. • As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. • That the project is in substantial compliance with applicable provisions of the Guidelines and Standards for Land Use Near Streams. • As required by Section 29.20.09030(e) of the Town Code for the demolition of commercial buildings. • As required by Section 29.10.150 (e) of the Town Code for alternating use of parking. CONSIDERATIONS: • As required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. Planning Commission Staff Report - Page 3 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 EXHIBITS: BACKGROUND: 1. Location map 2. Required findings and considerations (2 pages) 3. Written communications from the public (74 pages) 4. Initial Study and Mitigated Negative Declaration (Previously submitted under a separate cover) 5. Errata Sheet (3 pages) 6. Response to Mitigated Negative Declaration comments (30 pages) 7. Mitigation Monitoring aiid Reporting Program (7 pages) 8. Conditions of approval (13 pages) 9. Master Plan Process Background (2 pages) 10. Development plans (7 Sheets) The project site is 2.8 acres and it is currently developed with a 4,292 square foot (sq. ft.) single - story office building, a 13,601 sq. ft. single -story warehouse/vehicle service garage (warehouse building with mezzanine level), and various small sheds/storage structures. The facility was the base for telecommunications installation and repair technicians for Verizon. Vehicles and repair equipment were stored and maintained within the main warehouse building, which also included offices. In 2008, the County of Santa Clara purchased 13 acres of land from the Town of Los Gatos for $6 million. The proceeds from the land sale plus all accrued interest were placed in a reserve fund specifically for community and youth sports facilities. In 2009, money from this fund was used to purchase the site located at 930 University Avenue. This site has been identified by the Town as the site of a future youth and community sports and recreation facility. In June 2010, Council adopted Guiding Principles to be used in the master planning of this new facility to ensure the timely and affordable development of a new community and youth sports and recreation facility at this site. These guidelines include: • Proposed uses at this facility shall address the active and unmet recreational needs in the Town's current supply of park facilities as defined by the Town's Parks, Open Space and Trails Inventory (dated 5/16/08). One multi -use sports field would be provided on the site. • Development would be done in such a manner as to reduce the maintenance requirements and environmental impacts of the facility, without compromising usability. o All landscaping would be drought tolerant. o Any lighting installed would be energy efficient. • Artificial turf is the preferred treatment for sports fields if sufficient funding is available. • Large-scale (stadium -type) lighting of turf areas would not be included as part of this facility. Security lighting of pathways and parking areas would be acceptable. Planning Commission Staff Report - Page 4 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 • All existing buildings would be demolished. Any new structures would be modest in size to accommodate restrooms, concessions, storage and maintenance needs. • Safe, convenient access to the facility- is a priority. o The University Avenue access driveway would be designed to accommodate vehicular, pedestrian, and bicycle access. o Provision of a pedestrian bridge across Los Gatos Creek would provide direct access to the Los Gatos Creek Trail and Vasona County Park. • Shared parking opportunities (with a property immediately north of the access driveway, 980 University Avenue) would be provided to 'accommodate overflow parking on weekends, when parking demand associated with scheduled games are expected to exceed the capacity of on -site parking facilities. • Musical and entertainment uses would not be allowed at this facility. • The ongoing operation and maintenance of the entire facility would be fully covered through user fees and may be operated by an independent contractor or service provider. For additional Master Plan process background please see Exhibit 9. PROJECT DESCRIPTION: A. Project Summary The Town is requesting the approval of: • A Conditional Use Permit for the Creekside Sports Park and reciprocal use of parking; and • An Architecture and Site application to demolish the existing structures and to construct the site improvements and pedestrian bridge from the site to the Los Gatos Creek Trail. B. Location and Surrounding Neighborhood The project site is comprised of 2.8 acres located on the east side of University Avenue, generally north of Vasona Lake County Park and south of Lark Avenue. University Avenue extends along the site's western boundary, while Los Gatos Creek adjoins the site's eastem boundary. Land uses adjoining the project site include a commercial storage facility (Extra Space Storage of Los Gatos, which is currently under construction) to the north, Vasona Dam and Lake to the south, and the University Park Office and Professional Center to the west. University Park is a complex of buildings located across University Avenue extending as far north as Lark Avenue. To the east and across Los Gatos Creek, there is the Los Gatos Creek Trail, a paved path, and single-family residences to the east of the trail along Las Miradas Drive (Exhibit 1). Planning Commission Staff Report - Page 5 930 University Avenue/U-11-008, S-11-039, ND-11-004 August 18, 2011 C. Zoning Compliance The subject parcel is zoned Controlled Manufacturing (CM). A facility for outdoor sports and recreation. activity is a conditionally permitted use in the CM zoning district subject to approval of a Conditional Use Permit. ANALYSIS: A. Project Description The Town proposes to demolish all of the existing structures and construct a single sports field, a 41-space parking lot and drop-off zone, and restroom facility on the 2.8-acre site. The project site is zoned CM and project implementation requires approval of a Conditional Use Permit to allow operation of the proposed sports park. Development plans for the proposed park and pedestrian bridge are presented in Exhibit 7. The only vehicle access to the site is from University Avenue via a shared driveway that traverses the Extra Space Storage property located north of the site at 950 University Avenue. Pedestrian access to the site would be provided from University Avenue via a proposed sidewalk that would extend along the shared driveway, traversing the 950 University Avenue property, and from the Los Gatos Creek Trail via a proposed pedestrian bridge. The development plans include a proposed bridge crossing over Los Gatos Creek, located approximately 350 feet downstream from Vasona Dam. The bridge would connect the proposed park with the Los Gatos Creek Trail, which extends along the east side of Los Gatos Creek. The bridge would be a freespan design with bridge abutments and access improvements located outside the high water mark of Los Gatos Creek. Park hours are expected to be 9:00 a.m. to one-half hour past sunset during the week, and 8:00 a.m. to one-half hour past sunset on weekends. On weekends during the fall and spring soccer seasons, one game may be played at any given. time. Team sizes will vary from 13 team members for Under-8's, up to 21 team members for Under-19's. For games involving the older players, there would be, on average, 45 players, coaches, and referees plus spectators. The number of people at the field would increase during the transitions between games. The field may also be used for soccer practice during the week between 3:00 p.m. and one-half hour past sunset. Average practice usage is expected to be 42 players and 2 coaches, five nights a week during the soccer seasons, Tots may also use the field during the week when older children are in school and for camps during the summer between 9:00 a.m. and one-half hour past sunset. B. Parkin TJKM performed a parking study for the sports park based on the proposed soccer use (Attachment 9 of Exhibit 4). Parking demands would also be applicable to other similar team Planning Commission Staff Report - Page 6 930 Universitv Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 sport uses such as lacrosse. Based on the peak parking demand rates provided in the ITE Parking Generation Manual, the proposed project is estimated to generate a peak parking demand of 39 vehicles .during the weekday PM peak period and 59 .vehicles during the weekend peak periods. Based on ITE parking demand rates, the 41-space parking lot proposed on the project site would be adequate to accommodate weekday peak parking demand, but would not be adequate to meet weekend peak parking demand. Approximately 20 additional spaces would be needed to meet estimated maximum weekend demand. However, the Town also proposes to establish reciprocal use of the parking lot associated with the office building at 980 University Avenue, which is located immediately north of the project driveway. TJKM conducted weekday and weekend parking occupancy surveys of this parking lot and observed that this parking lot has a large number of unoccupied parking spaces on weekends, which is when the proposed project would have excess parking demand. Therefore, with use of this parking lot, the project's weekday and weekend parking demands would be met. It should be noted that approximately 20 on -street parking spaces are also available, particularly on weekends, which would add to available parking. However, on -street parking cannot be used to meet the on -site parking requirements. Therefore, the proposed reciprocal use of parking with 980 University Avenue is required. C. Traffic The Town's Traffic Impact Policy requires preparation of a detailed traffic study for any project with the potential to generate 20 or more additional AM or PM peak hour trips. A detailed Traffic Impact Analysis Study was completed by the Town's consulting traffic engineer, TJKM Transportation Consultants, and is included in Attachment 8 of Exhibit 4. The proposed sports park is expected to generate 71 weekday daily trips with 21 trips occurring during the weekday PM peak hour and 29 trips occurring during the weekend midday peak hour. The trip generation is estimated based on rates published by the Institute of Transportation Engineers' (ITE) in Trip Generation (8m Edition). However, in order to reflect a more conservative, worst -case traffic analysis, TJKM assumed the majority of trips arriving and departing the sports field during the peak hour would occur during a 30-minute period at the project site. Under these conservative assumptions, the proposed project could generate up to 42 trips (inbound and outbound) during the PM peak hour on weekdays and up to 58 trips during the weekend midday peak hour. The traffic report was prepared to address CEQA levels of significance. Since the site has not been recently occupied, we analyzed the full impact of the new project without applying the allowed credit for the former use. However, when evaluating traffic impact fees and community benefit, Town Policy allows property owners to take traffic credit for the highest traffic generating use since 1985. Based on the allowed credit, the proposed project has a net ADT and AM peak hour reduction, and a PM peak hour increase of 4 trips. Therefore, no impact fees or community benefit are required. TJKM evaluated the project's impact at the following intersections: (1) University Avenue/Lark Avenue, (2) University Avenue/project access, and (3) University Avenue/Blossom Hill Road. Under Existing Conditions, the University Avenue intersections with the project access and Blossom Hill Road operate acceptably during the AM and PM peak hours (LOS D or better), but Planning Commission Staff Report - Page 7 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 the University Avenue/Lark Avenue intersection currently operates at an unacceptable LOS F during the AM and PM peak hours. With 15 approved projects identified in the project area, the University Avenue intersections with the project access and Blossom Hill Road would continue to operate acceptably (LOS D or better) and the University Avenue/Lark Avenue intersection would continue to operate at an unacceptable LOS F during the AM and PM peak hours, with a negligible increase in delay (less than one second of average delay). • Currently, Lark Avenue/University Avenue is a four -legged, unsignalized intersection with two- way stop control for University Avenue and a driveway (north leg). Lark Avenue runs in an east -west direction and University Avenue runs in a north -south direction. University Avenue is a two-lane roadway with a posted speed limit of 35 mph. During the morning and the evening peak periods, queues were observed at the northbound intersection approach on University Avenue. TJKM performed peak hour queue and delay studies at this intersection in the northbound direction. Based on these field studies, during the PM peak hour, the average control delay is approximately 120 seconds per vehicle with a maximum observed queue of 8 vehicles. It should be noted that these field observations are in same range as the Highway Capacity Manual analysis results (included in Appendix C of the TJKM report, Attachment 8 of Exhibit 4), Based on the detailed signal warrant analysis, three out of eight warrants are currently met. This intersection is currently under design for installation of a new traffic signal system with construction scheduled for fall 2011. With planned signalization, this intersection will operate at an acceptable LOS B and the project's impact on study intersections would be less than significant. D. Pedestrian Bridge During the initial development of the project, the need for multi -modal access to the site was identified as one of the Council's guiding principles and project goals. The close proximity of the Los Gatos Creek Trail to the proposed Creekside Sports Park provides an opportunity for pedestrian and bicycle access to site from the creek trail. This type of access is consistent with the Santa Clara County trails Master Plan, which sets forth a goal of connecting trails to recreational facilities. Trail access to the new facility was also identified as a priority during the community outreach process for the site design. Town staff has worked extensively with Santa Clara Valley Water District staff in identifying the best location for a pedestrian bridge to access the project site from the Los Gatos Creek Trail. Several creek crossing points were considered and the area selected for the bridge was determined to be an optimal location due to the lack of large trees in this section of creek and the width of the creek crossing at this point, which eliminates the need for a second span and a mid -column for the bridge in the creek area. Staff has also worked with the property owners adjacent to the location of this bridge to address their questions and concerns about the proposed bridge location. However, as illustrated in the public comment letters, some residents continue to have concerns with the proposed bridge location. Planning Commission Staff Report - Page 8 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 Screening of the bridge will be provided for the adjacent property owners through landscaping and tree planting along the trail. E. Trees and Landscaping A Tree Inventory and Evaluation was prepared by the Town's consulting arborist, Arbor Resources. According to Arbor Resources, a total of 21 trees of various species were inventoried within and adjacent to the limits of the proposed project. In relation to the proposed development of a vacant lot or undeveloped property, any tree with a four -inch diameter or greater meet the definition of a protected tree. Of the 21 trees identified by Arbor Resources, 20 qualify as protected trees. As proposed, project implementation would require the removal of seven protected trees and result in grading or other surface impacts within the Tree Protection Zone of other protected trees. All removed trees would be required to be replaced pursuant to Town Code requirements. As part of the project planning process, the proposed pedestrian bridge location was revised to avoid three sizable trees, one coast live oak (#18) and two eucalyptus (#16 and 17), as recommended by Arbor Resources. The preservation of these trees promotes retention of extensive canopy cover as part of the project design. However, it is possible that these trees or any trees in proximity to proposed development may be adversely affected by proposed construction activities. Therefore, the Town will be required to implement tree protection measures specified in Mitigation Measure BIO-7 (Exhibit 4) to reduce this impact to a less -than - significant level. F. Conditional Use Permit Findings In order to grant approval of a Conditional Use Permit for the proposed sports park and reciprocal use of parking, the deciding body must make the following findings: Conditional Use Permit (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and (3) The proposed uses would not be detrimental to public health, safety or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. Alternating Use of Parking The alternating use of parking will not result in the effective provision of fewer off-street parking spaces than required. Planning Commission Staff Report - Page 9 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 G. Architecture and Site Application The proposed sports park and pedestrian bridge require an Architecture and Site application, and are discussed under the Project Description section earlier in this report. Staff believes the proposed improvements meet the considerations for an Architecture and Site application. CEQA DETERMINATION: An Initial Study has been conducted for the proposal by the Town's consultant, Geier & Geier Consulting (Exhibit 4). Please refer to the Initial Study for a full description of the environmental setting, description of possible impacts and related mitigation measures. The following areas were areas identified for required mitigation: • Air Quality - The mitigation measure address construction emissions. • Biological Resources — The mitigation measures address special -status reptiles, special -status and Ivligratory bird species, special -status bats, wildlife habitat, waters of the U.S. and the State, riparian habitat, and tree replacement and protection measures. • Geology and Soils — The mitigation measure addresses recommendations to reduce potential seismic, geologic, and soil impacts. • Hazards and Hazardous Materials — The mitigation measures address hazardous materials removal and hazardous building materials removal. • Hydrology and Water Quality — This mitigation measure addresses the sports field's water quality impacts. • Land Use — The mitigation measures address privacy and land use compatibility from the proposed pedestrian bridge. The public comment period ended on August 10, 2011. Comments regarding the Mitigated Negative Declaration were forwarded to the Town's environmental consultant and responses to those comments are included in Exhibit 6. An Errata is also included in Exhibit 5 illustrating changes and clarifications to the Initial Study and Mitigated Negative Declaration. A Mitigation Monitoring Program has been prepared to designate the responsible department or agency, and timing of each mitigation measure (Exhibit 7). In addition, all mitigation measures have been included as conditions of approval (Exhibit 8). All mitigation measures outlined in the Initial Study and MND will be required to reduce these impacts to less -than -significant levels. GUIDELINES AND STANDARDS FOR LAND USE NEAR STREAMS The Guidelines and Standards for Land Use Near Streams are applicable to all portions of the project that abut or are in proximity of a stream including all properties located within 50 feet from the top of bank of a stream. The Guidelines were referred to in making modifications to the original site plans and in developing mitigation measures. As proposed, the project is in compliance with the Guidelines. Planning Commission Staff Report - Page 10 930 University Avenue/ U-11-008.S-11-039, ND-11-004 August 18, 2011 PUBLIC COMMENTS: All written communications that have been received at the writing of this report are included in Exhibit 3. The majority of the comments received thus far include concerns regarding the following topics: • Proposed pedestrian bridge impacts; • Traffic; • Parking; and • Noise. CONCLUSION / RECOMMENDATION: A. Conclusion Staff recommends strong approval of the Conditional Use Permit and the Architecture and Site application for the Creekside Sports Park as outlined in the Project Description section of this report above and the development plans (Exhibit 10). B. Recommendation If the Planning Commission fords merit with the proposal, it should: 1. Make the finding that the project will not have a significant impact on the environment and adopt the Mitigated Negative Declaration (Exhibit 4), including Errata Sheet (Exhibit 5) , and 2. Adopt Mitigation Monitoring and Reporting Program (Exhibit 7); and 3. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 4. Make the finding that the project is in substantial compliance with applicable provisions of the Guidelines and Standards for Land Use Near Streams (Exhibit 2); and ._. 5. Make the required findings as required by Section 29.20.09030(e) of the Town Code for the demolition of commercial buildings (Exhibit 2); and 6. Make the required findings as required by Section 29.10.150 (e) of the Town Code for alternating use of parking (Exhibit 2); and 7. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); and 8. Approve the Conditional Use Permit application (U-11-008) and Architecture and Site application (S-11-039), subject to the recommended conditions of approval (Exhibit 8). Planning Commission Staff Report - Page 11 930 University Avenue/ U-11-008, S-11-039, ND-11-004 August 18, 2011 Alternatively, the Commission can: 1. Approve the applications with additional and/or modified conditions of approval; or 2. Continue the applications with direction; or 3. Deny the application. epared by: oel Paulson, Senior Planner C) Reviewed by: Todd Capurso, Director of Parks and Public Works Approved by: ie.R. Roo Director of Community Development WRRZJP:TC: N:1DEV\PC REPORTS120111CreeksideSportsParkFinal.docx 930 University Avenue