Attachment 6TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: April 24, 2013
PREPARED BY:
APPLICATION NO.:
LOCATION:
Joel Paulson, Principal Planner
jpaulson@losgatosca.gov
Planned Development PD-12-001
Architecture and Site S-12-078
Environmental Impact Report EIR-12-003
ITEM NO: 1
DESK ITEM
The subject property is located at 90-160 Albright Way and 14600
Winchester Boulevard in the northern part of the Town of Los Gatos,
immediately east of Winchester Boulevard and south of the State
Route 85 freeway. APN's 424-31-053, 054, 063, 424-32-038, 045,
049, 054, 059, 060, 063.
APPLICANT/
CONTACT PERSON: John R. Shenk
PROPERTY OWNER: LG Business Park LLC
PROJECT SUMMARY: Requesting approval to modify the existing Planned Development to
allow for redevelopment of the existing site with up to 550,000 square
feet of new office/R&D buildings and approval to construct the
improvements represented in the Planned Development. An
Environmental Impact Report (EIR) has been prepared as required by
the California Environmental Quality Act (CEQA).
DEEMED COMPLETE: April 11, 2013
FINAL DATE TO TAKE ACTION:
a. Rezoning applications are legislative acts and are therefore not
governed by the Permit Streamlining Act.
b. Final action on the Architecture and Site application is required
within six months of the action on the rezoning application.
EXHIBITS: Received Under Separate Cover
1. Draft Environmental Impact Report
2. Final Environmental Impact Report Responses to Comments
3. Mitigation Monitoring and Reporting Program
Planning Commission Desk Item - Page 2
90 - 160 Albright Way and 14600 Winchester Boulevard/ EIR-12-003, PD-12-001, S-12-078
April 24, 2013
Received with Staff Report for Apri124, 2013
4. Location Map (1 page)
5. Draft Findings of Fact for EIR (46 pages)
6. Required Findings for PD application (2 pages)
7. Required Findings for Architecture and Site application (2 pages)
8. Conditions of Approval for Architecture and Site application (27
pages)
9. Letter of Justification from the applicant (12 pages)
10. Reduced Intensity Alternative Feasibility Analysis from the
applicant (7 pages)
11. Additional Information provided by the applicant (3 pages)
12. Written Communications from the public (62 pages)
13. Draft Planned Development Ordinance (56 pages), including
zone change map as Exhibit A (1 page), and Development Plans
as Exhibit B (19 pages), received April 15, 2013
14. Architecture and Site Plans (99 pages), received April 15, 2013
Received with Addendum for April 24, 2013
15. Additional written communications from the public (32 pages)
Received with this Desk Item for April 24, 2013
16. Additional written communication from the public (36 pages)
17. Fax from Caltrans regarding the FEIR (2 pages)
18. Response to Caltrans fax from VTA (1 page)
REMARKS:
The attached information (Exhibits 16 - 18) was received after the report on this matter was
finalized.
kt_t is
repared by: Approved b
'Joel Paulson, AICP Todd Capurso
Principal Planner etmg Director of Community Delet$3ment
TC:JP:ct
N:\DEV\PC REPORTS12o13\AlbrightDesk.4-24-13.doc
Joel Paulson
From: R G <c_renee_g@yahoo.com>
Sent: Monday, April 22, 2013 7:05 PM
To: council@losgatosc.gov; BSpector; Joe Pirzynski; Marcia Jensen; Joel Paulson
Subject: NO on Proposed Albright Development ! ! !
Hello,
My name is Renee Goodman & I live in the Garden Hill Drive area of Los Gatos, behind Vasona Park. The
proposal to develop this is insane. Lark Ave. and the surrounding streets are ALREADY HEAVILY
IMPACTED WITH TOO MUCH TRAFFIC ! ! ! Are you out of your minds ? ? ? There are 4 traffic signals on
Lark between Los Gatos Blvd. & Winchester which is ridiculous for those of who live here to navigate.
I say no to any and all DEVELOPMENT in this area. Why not develop the downtown area & other lower
impact traffic areas? ?
The Draft Environmental Impact Report (DEIR) has significantly understated the traffic generation for the
proposed development at the Los Gatos Industrial Park.
The assumption in the Draft EIR is that the tenants in the 550,000 square feet proposed will occupy at the
employee density of 301 square feet per employee. This density was derived at by utilizing the "trip generation
for Office Parks" from the Institute of Transportation Engineers (ITE) Manual. The staff used trip generation
from the manual to determine employee density.
However, a report entitled, 'Development & Application of Trip Generation Rates", which as sponsored by the
US Dept. of Transportation states, "(These manuals are) used for guidance and not relied upon as the sole
source of information for trip rate information in site access analyses. Where local data & procedures are not
available, they should be used, if the analyst considers them to be more accurate"
What would bei'nore acurate, would be for staff to understand the employee density of Silicon Valley
technology companies & more specifically, the "modern tenants" described in the Draft EIR & applicants
application.
Most technology companies occupy at a density of 250 square feet per employee, a 20% increase of employees
over the assumption. However, the "modern tenants" like Facebook, Google, Linkedin utilize a density of 150-
200 square feet per employee. If this "local data" was utilized, the traffic study would have analyzed the trip
generation & impact of 2,750-3,666 employees, as compared to the Draft EIR which inaccurately assumed
1,1833 employees which is a discrepancy of 50-100%.
Therefore, the assumption of 3,126 vehicle trips generated from the Albright project is inaccurate - it will be
much higher ! ! ! EXCESSIVE TRAFFIC leads to stress, an increase in accidents, increased travel times &
ultimately a more hostile environment for the people who live in the NORTH LOS GATOS
NEIGHBORHOODS ! ! !
I AM ASKING THE TOWN COUNCIL TO REDUCE THE MASS & DENSITY OF THE PROPOSED
ALBRIGHT OFFICE PARK, WHICH WILL LESSON THE TRAFFIC IN CONGESTION, NOISE, &
POLLUTION.
THANK YOU
EXHIBIT 16
Regards,
Renee Goodman
124 Garden Hill Dr.
Los Gatos, CA 95032
2
Joel Paulson
From: Jon and Susan Sanders <jonandsusan@mysanders.net>
Sent: Tuesday, April 23, 2013 5:59 PM
To: Council; Joel Paulson
Subject: Albright Way Campus - Support
Dear Chairperson Erekson and Members of the Planning Commission:
Providing opportunities for companies to locate and grow in Los Gatos is an important part of the
fabric of our community. For decades, the Town has had a vision of where new office development
should occur. Ten years ago, the Town Council approved a corporate campus that has brought
tremendous pride and recognition to our community because Nefflix was able to remain and grow in
our community. We have the same opportunity today with the Albright Way project.
The existing property is an outdated office park. If we allow reinvestment in the property and a high
quality office campus is built, it will allow Netflix to continue to grow as well as help attract the next
innovative company to Los Gatos. The proposal before you has under gone extensive public review
and comprehensive environmental study. It has been reduced to address concerns of height and
scale. The project is now more compatible with the surrounding neighborhood. It is time to move this
project forward.
The benefits of redeveloping this existing office park are substantial. In addition to the jobs, the
project will generate millions of dollars in annual property tax revenue that will support town services,
and provide our schools with over one million dollars in annual property tax.
Los Gatos is a wonderful place to live and work because we have a diverse job base and a strong
revenue stream to pay for town services and outstanding schools. Not supporting this opportunity
impacts all residents; therefore, I ask that you vote to approve the Albright Way Campus project.
Sincerely,
Jon Sanders
23415 Sunset Drive
Los Gatos, CA 95033
1
Cornish & Carey Commercial
Newmark Knight Frank
April 23, 2013
Planning Commission
c/o Mr. Joel Paulson
Principal Planner
Town of Los Gatos
110 East Main Street
Los Gatos, CA
jpaulson@losgatosca.gov
Re: The Albright Way Class A Office Project
Dear Planning Commissioners:
r
tr36 -.mama
I am Chuck Seufferlein, President and CEO of Cornish & Carey Commercial NKF ("C&C"), and I have
served in this capacity for over a decade. C&C is one of the largest independent real estate service firms
in the world with over 300 agents in this region alone. Eric Anderson is a broker in our Santa Clara office
who specializes in leasing Class B and Class C industrial and research & development space. The
tenants and buildings he regularly works with are very different than what has been proposed for the
Albright project. While he has been exposed to the Class A office market through his affiliation with C&C,
he by no means is one of our leading experts in the area.
C&C does not have any involvement in this project, but we are experts in Class A office/research and
development leasing in the Silicon Valley area, and we are concerned that Eric Anderson's comments
may advance inaccurate assumptions about Silicon Valley companies and the real estate they require
and could potentially reflect poorly on C&C. Accordingly, I felt it was appropriate that my company correct
those inaccurate assumptions put forth by Eric Anderson by providing a response to part of the letter that
he formally submitted to you in opposition of the proposed Albright project, which is included in the Final
EIR.
Companies that decide to make Silicon Valley their home today generally desire larger buildings than
those found in 1970s and 1980s industrial office parks. These companies seek buildings with larger,
open floor plates like those shown on the Albright project plans. The quality and type of buildings
proposed would be attractive to high quality employers and would provide jobs to this community. A
desirable modern building in the Valley would typically provide parking at a ratio of approximately 3.3
stalls per 1,000 square feet, have floor plate sizes of 30,000 to 40,000 square feet, be 5 to 8 stories, and
offer a well -maintained, landscaped campus setting with expansion potential (i.e., the ability to lease
additional such buildings on the same campus over time). Further, unlike companies looking for Class
C research and development and industrial space, companies looking for Class A space typically want
generous amounts of space for their employees and business invitees.
To illustrate modern tenant demands we would point to two major Silicon Valley new construction projects
for which C&C has been responsible for the leasing: the Moffett Towers project and the 555 N. Mathilda
project, both located in Sunnyvale. These projects combined for nearly 2,500,000 square feet of Class A
4/23/13 3:46 PM • 965-CES-Planning Commission -Joel Paulson -Albright Way.clocx
2804 Mission College Boulevard, Suite 120, Santa Clara, CA 95054 M 408.727.9600 F 408.988.6340
www.ccareynkf.com
Cornish & Carey Commercial
Newmark Knight Frank
Planning Commission
c/o Mr. Joel Paulson
April 23, 2013
Page 2 of 2
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office, 100% of which has been leased in the last 5 years, the majority of which in the last 2 years, to
modern tenants such as Linkedln, Google, Amazon, Microsoft, Plaxo, Rambus, and HP, among others.
These two projects are similar to the Albright project in style, structure type, floor size, and finish quality
for the simple reason that all three projects were designed to appeal to the same class of tenants.
Further, neither of these Sunnyvale office park projects was designed to include more parking than that
being proposed by the Albright project, which parking ratio is widely applied throughout the Silicon Valley.
Please note that Eric Anderson was not involved in either of these Class A Silicon Valley office lease
transactions.
From what we have seen, we believe the assumptions that have gone into the Albright project are
appropriate and will suit modern tenant demands.
Sincerely,
Chuck Seufferlein
President & CEO
Lic #00586119
chuck@ccareynkf.com
D 408.982.8406
4/23/13 3:46 PM • 965-CES-Planning Commission -Joel Paulson -Albright Way.docx
ROBSON FICAIES
April 23, 2013
The Honorable Charles Erekson
Chairperson
Town of Los Gatos Planning Commission
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95030
RE: Support for the Albright Way Campus Project
Dear Chairperson Erekson:
RECEIVED
APR 232013
TOWN OF LOS GATOS
PLANNING DIVISION
I am writing to you to express my support for the Albright Way Office Campus project.
The Town has long had a vision in its General Plan, which was reaffirmed in the 2020
General Plan, that the area along Winchester Boulevard and Highway 85 should be the
home for new, attractive office campuses such as the one proposed at Albright Way. It
is the right land use for the location and conforms to the Town's GP.
This is an excellent location for this sort of development. The existing property is a tired
industrial park that will be replaced with a Class A office campus. The improved
property tax rolls will add to school revenue as well.
Not only will this project increase job opportunities but the office workers will add
substantial new business to our downtown, which is important to our community. For
these reasons, I am asking you to approve the Albright Way Campus project.
Sincere
Mark Robson, President
Robson Homes
ROBSON HOMES, LLC
2185 THE ALAMEDA, SUITE 150, SAN JOSE, CA 95126
phone 408.345.1767 fax408.345. 1768 webwww.robsonhomes.com
Joel Paulson
From: Ken Keegan <kkeegan@btxchange.com>
Sent: Tuesday, April 23, 2013 1:47 PM
To: Joel Paulson
Subject: I would like to see Netflix get to expand in LG
Hi there,
I just wanted to drop a note in support of the Netflix project. It's in a great location and would be great for the town and
surrounding businesses.
Thank you
Ken Keegan
kkeegan@hixehenge.com
Phone; (408)385-3478
Fax: (40813744757
887 Division Safeel
Campbee, CA esooa
c1 r @ShoreTel
The #1 Ranked Phone
Eight Years Running
1
Jo_! Paulson
From: David Bohn <bohndave@gmail.com>
Sent: Tuesday, April 23, 2013 1:37 PM
To: Joel Paulson; Council
Subject: Albright Way / Netflix Expansion project in Los Gatos
Dear Planning Commission, Mayor, and Town Council Members,
We have been residents in the Town of Los Gatos for the past 7 years and have two children ages 16 and
12. We have owned two homes in this wonderful town. I am familiar with the originally approved Albright
Way / Netflix expansion project back in 2011. I am also informed on some of the impact studies done in
regards to this project.
In order to maintain the integrity of our wonderful town there must be healthy growth. This proposal maintains
the integrity of downtown along with providing jobs and the much needed tax revenue.
One of the many outstanding values provided from Los Gatos is our schools. We need business and job growth
in the town of Los Gatos in order to continue to provide excellent schools, education, and to reduce the
increasing tax burdens of town residents.
Our family supports the Albright Way / Netflix expansion project. We ask that you look closely at the impact
studies, projected job growth, increased revenue, and how that will be an asset to the Town of Los Gatos.
Due to work and family commitments we will be unable to attend the Planning Commission hearing on April
24. Please consider this email our vote of support to the Albright Way / Netflix project.
Warm Regards,
Dave and Shawna Bohn
408-320-7499
1
Joel Paulson
From: Shivaun Robinson <shivaunrobinson@gmail.com>
Sent: Tuesday, April 23, 2013 9:51 AM
To: Council; Joel Paulson
Subject: Albright Development Project
April 23, 2013
Dear Chairperson Erekson and Members of the Planning Commission:
Providing opportunities for companies to locate and grow in Los Gatos is an important
part of the fabric of our community. For decades, the Town has had a vision of where
new office development should occur. Ten years ago, the Town Council approved a
corporate campus that has brought tremendous pride and recognition to our community
because Netflix was able to remain and grow in our community. We have the same
opportunity today with the Albright Way project.
The existing property is an outdated office park. If we allow reinvestment in the property
and a high quality office campus is built, it will allow Netflix to continue to grow as well
as help attract the next innovative company to Los Gatos. The proposal before you
has under gone extensive public review and comprehensive environmental study. It
has been reduced to address concerns of height and scale. The project is now more
compatible with the surrounding neighborhood. It is time to move this project forward.
The benefits of redeveloping this existing office park are substantial. In addition to the
jobs, the project will generate millions of dollars in annual property tax revenue that will
support town services, and provide our schools with over one million dollars in annual
property tax.
Los Gatos is a wonderful place to live and work because we have a diverse job base
and a strong revenue stream to pay for town services and outstanding schools. Not
supporting this opportunity impacts all residents; therefore, I that you vote to approve
the Albright Way Campus project.
Sincerely,
Shivaun M. Robinson
654 Vasona Way
Los Gatos, CA 95032
Joel Paulson
From: rgonza5633@aol.com
Sent: Monday, April 22, 2013 8:59 PM
To: Joel Paulson
Subject: Albright Way Campus - Support
April 22, 2013
The Honorable Charles Erekson, Chair
Town of Los Gatos Planning Commission
Town of Los Gatos,
110 East Main Street
Los Gatos, CA 95030
RE: Albright Way Campus - Support
Dear Chairperson Erekson and Members of the Planning Commission:
Providing opportunities for companies to locate and grow in Los Gatos is an important part of the
fabric of our community. For decades, the Town has had a vision of where new office development
should occur. Ten years ago, the Town Council approved a corporate campus that has brought
tremendous pride and recognition to our community because Nefflix was able to remain and grow in
our community. We have the same opportunity today with the Albright Way project.
The existing property is an outdated office park. If we allow reinvestment in the property and a high
quality office campus is built, it will allow Netfiix to continue to grow as well as help attract the next
innovative company to Los Gatos. The proposal before you has under gone extensive public review
and comprehensive environmental study. It has been reduced to address concerns of height and
scale. The project is now more compatible with the surrounding neighborhood. It is time to move this
project forward.
The benefits of redeveloping this existing office park are substantial. In addition to the jobs, the
project will generate millions of dollars in annual property tax revenue that will support town services,
and provide our schools with over one million dollars in annual property tax.
Los Gatos is a wonderful place to live and work because we have a diverse job base and a strong
revenue stream to pay for town services and outstanding schools. Not supporting this opportunity
impacts all residents; therefore, I kindly request that you vote to approve the Albright Way Campus
project.
Sincerely,
Ricardo Gonzalez
200 Winchester Cir. Apt. E-24
Los Gatos, CA 95032
i
Joel Paulson
From: ttrekell@borelli.com
Sent: Monday, April 22, 2013 7:00 PM
To: Joel Paulson
Subject: Albright Way Office Campus - Letter of Support
Good Evening Joel,
I hope this email finds you well. I am emailing you this evening not as an employee of Borelli Investment Company, but
as a concerned resident of the Town of Los Gatos. For the past seven years I have lived at 34 E. Main Street in
downtown Los Gatos. I love everything that our town has to offer from Music in the Park, to the Los Gatos Creek Trail to
wandering around the Farmer's Market on Sunday mornings. As you know, we live and work in one of the most
incredible communities in the entire Bay Area and much of that has to do with the hard work of our Town staff, our
planning commission, and our Town Council who work every day to protect and to maintain the quality of life that we all
enjoy in our town. For the past several years, I have been following the Albright Way Office Campus project as it has
made its way through a very bumpy entitlement process. I was impressed with our Town Council when they approved
the original project in 2011 The foresight was unprecedented for the Town and I thought that the original project was
exactly what our town needed. When I read in the Los Gatos Patch that Ms. Quintana had filed a lawsuit on behalf of
the residents I was irate. I couldn't understand how a single individual or a group of individuals could stop of project like
this dead in its tracks after it had been fully vetted through the planning process. (This is another reason why we need
to reform CEQA)
Now that the EIR has been completed, the Planning Commission and Town Council should support this project for the
following reasons:
1. This project will create much needed jobs in our community.
2. This project will replace antiquated structures with new, beautifully designed buildings that will meet Netflix's
upcoming expansion needs. (Failure to meet these needs could allow a neighboring city or region to entice Netflix to
move out of Los Gatos) This project will deliver Class A office space to the market which is in great demand.
3. Based on an article in the SJMN, the developer signed a lease in December of 2012 with Netflix to occupy 140,000
square feet of space. This will leave more than 400,000 of class A office and R & D space available for new start ups and
other high tech companies who can call Los Gatos home. These companies will hire hundreds of employees who will
live, work, shop and play in Los Gatos which will positively impact all of our merchants, restaurant owners and other
small business owners.
4. We need additional tax revenue to support our schools and Town services. I believe that our town is in a vulnerable
situation because the majority of our taxes are generated by the Apple Store, the few car dealerships that we will have
left in town and by Netflix. This project will generate at least $1,000,000 per year in property taxes that will go to help
fund our schools.
5. The project is consistent with the Town's General Plan Goals and specifically compiles with the Vasona Light Rail Area
land use strategies and policies. (The light rail stop will be just across HWY 85.from the project and will provide future
employees the opportunity to reduce their carbon footprint by taking mass transit to work)
This project is exactly what our community needs and I would like to highly encourage town staff, the planning
commission and town council to support it.
Should you have any questions, please do not hesitate to contact me directly.
Sincerely,
Todd Trekell, Resident
34 E. Main Street, Unit B
Los Gatos, CA
(408) 603-9403
Todd C. Trekell
Regional Senior Vice President
Portfolio Management • Business Development • Acquisitions
CA License No. 01919411
2051 Junction Avenue, Suite 100. - San Jose, CA 95131
Direct: 408.521.7102
Main: 408.453.4700
Mobile: 408.461.9403
Fax: 408.453.5636
Email: ttrekell@borelli.com
Website: www.borelli.com
sqs—
2
OEVCON CONSTRUCTION
INCORPORATED
General I3uiidiny Contractors'
690 Gibraltar Prive
Milpitas Califomia 9503:
PFiorre {408) 9fi2i820O F
FAX t408) 2G2.23422.
ww-�v devcon const Don`
April22, 2013
Dear Chair Erekson and Membersof.the.Planning Commission:
As a longtime business owner and resident of Los Gatos, I would
-likelend my support for the Albright Way corporate campus. It is
this type of weii planned..growth thet_is appropriate, and even=-
enticaI, in the Town \of Los "Gatos.. Providing new high quality office
space in town grows ia job -base that allows the downtown and other
businesses iri town to thrive
1 have,:been involved in the-construction;ofnany of the- newstate
of the -art oorporate campuses in Silicon Valley, and -can attest to
`he fact_that companies want buildings of 150,000 to 250,000
square; feet Ail of the new bampuses being designed and built
across the south,bay and° -.peninsula are larger, taller buildings=that
era range pf amenities to flier employees •Indeed the
as oritical role ailracting em toYes `as he , p e t
oscourr ng within the space `ln order to hire the brightest:
'Odrapanies need to hive morjern office space in;ithe:,
roposed Thls rs why -the Albright way,campus: is- -.
�s Gatos cannot afford totose,thts opportunity
ecause;there is:not another site in.Townwhereit would be_.
appropriate to build a corporate: campus,
)ur l locaretail stores and irestaurants receive a direct benefit from
employees that work in these,office' campuses. 1 have been a
longtime downtown business owner who:can speak to the fact that
these employees, their friends and families all. dine and shop in our
community. They_support the local=economy by supporting.local
businesses, and, as a result, become -an -important, part -of thetos
Gatos community. In short, developments such as the proposal
`create and support many more Los Gatos jobs'than-simply those
iocSted at the site:
Page Two
April 22, 2013
If we want investment in Los Gatos and a strong tax base to
support the level of services we are accustom to having, then
approval of this project as proposed is critical tothe Town. The
facts and data support this conclusion_ am -confident that the
Planning Commission wiU draw the same:conclusion, and find, that
this project benefits Los:Gatos. -I respectfully ask for your
approval.
Gary frzetti;
President ,r
GF:jp
Joel Paulson
From: Eric Anderson <ericgeorgealicia5@gmail.com>
Sent: Monday, April 22, 2013 3:12 PM
To: Joel Paulson
Subject: Letter to Planning Commission regarding Traffic analysis flaws
Attachments: 120421122126_0001.pdf
To the Planning Commissioners:
I have over 30 years of experience as an agent in commercial real estate and spend most of my time helping
technology companies lease or purchase buildings in the Silicon Valley. I am very aware of the occupancy
trends and employee density trends currently occurring in the Valley.
My concern is that the consultants that prepared the EIR, significantly underestimated the traffic generated by
this project.
They have incorrectly utilized the ITE Manual with disregard for "modern tenant" employee density here in
Silicon Valley. This has led them to understated the traffic and the number of employees likely to occupy the
proposed project. The EIR uses 301 square feet per employee which estimates the total employee count at the
project to be 1,827 and the corresponding traffic trips. The attachments included as well as my experience and
feedback from an architect and two facility directors, show that they should have used at least 250 square feet
per employee which would understate traffic trips generated by 28% and perhaps have analyzed what if a tenant
occupied the buildings in the proposed project at a density of 150-200 square feet per employee. At 150-200
square feet per employee, which is common amongst the newest companies in the Valley, the traffic
underestimate could be 66-100%. Please review the attachments and explanation that follows.
After reviewing the traffic analysis in the DEIR and speaking with Joel Paulson, the following comments and
attached documents will outline the flawed methodology and analysis utilized in determining the traffic impacts
caused by the project proposed at the Los Gatos Business Park site.
The traffic analysis in the DEIR incorrectly relies on the traffic predictions in the ITE Manual and also utilizes
this source to incorrectly estimate the number of employees that may occupy this new development.
The first document in the attachments sent along with this letter is a letter from the City of Campbell,
Community Development Department, responding to the Notice of Preparation for the EIR and pointing out that
the number of employees that this project "could feasibly accommodate" is 2,340. The DEIR estimates 1,827
employees or 512 employees less than the City of Campbell estimate and an understatement of 28%. The City
of Campbell arrives at their number by utilizing the Town of Los Gatos parking requirement of 1 space per 235
square feet. The applicant is asking for parking at a rate of 3.3/1000 or 1,815 parking spaces.
The Town staffs response to my concern is to respond thatJhey utihzedTh ITE Manual and that i all that is
required by Traffic Policy. It was explained that they take the number from the Manual for "Office Parks" and
plug it into the traffic formula and then utilized the traffic number to make the estimate of the number of
employees.
The second attachment is a report found in the "National Transportation Library", titled: "Development and
Application of Trip Generation Rates -Final Report January 1985". 4 pages of this report are included and I want
you to read the paragraph at the top of page 4. This paragraph describes the limitations of the ITE Manual and
the information it provides as well as recommending that "local data and procedures" be utilized when
1
available. The paragraph states: "These publications should be collectively used for guidance and not relied
upon as the sole source of information for trip rate information in site access analysis. Where local data and
procedures are available, they should be used if the analyst considers them to be more accurate." It seems that
the Town should have used "local data" to determine the potential number of employees and the trips they
would generate. The Town staff did take latitude and used local data when estimating peak traffic trips. In
responding to my questions about traffic, see the response on page 8.4-56, 4th paragraph, "Trip generation
during the peak traffic hours is not directly related to the number of employees per square foot. There are
companies (using local data) that assign employees to spaces, but where those employees do not go to work
every day. This trend results in increasing the reported number of employees per square foot but not the number
of trips generated during peak hours." These statements may be true but more importantly, they show where the
EIR consultants employed by the Town use "local data to interpret the ITE Manual. We should also assume
that they used this local data in preparing the traffic analysis in the DEIR but with the wrong number of
employees.
The next four attachments provide some "local data" that the consultants to the Town know about or should
have known. First is an newspaper article from the Mercury News describing the new Nvidia campus planned
for Santa Clara. Please note that the new buildings will be two stories with all the parking underground and that
they plan to occupy the first building with 2,000 employees in 500,000 square feet which is a density of 250
square feet per employee. The next attachment is also a new article from the Mercury News describing a
speculative office project planned for Santana Row. The project is three buildings totalling 700,000 square feet
and is planned to accommodate 2,800-3,500 or 200-250 square feet per employee. The third attachment in this
group is a portion of the "IFMA (International Facility Management Association) Research Report #34". This
report, entitled "Space Project Management Benchmarks" was reprinted in "Buildings Magazine" under the
introduction of "Are Workplace Allocations Shrinking Dramatically?" The answer is "yes" and in a graph on
the 2nd page shows the decrease from 1994 to 2010. I'm sorry the graph was in color in the magazine but my
printer is black and white. Fortunately, the designations at the bottom of the graph correspond from left to right
with the graph lines from top to bottom. The fifth office type worker described is "Prof. Tech." which is the
typical worker employed by the technology companies in the Valley. I would estimate the "Prof. Tech"
allocation to be 75-80 square feet. This would describe the space the individual is sitting at, be it a cubicle,
office, or "bench". In order to understand their entire space allocation you would need to add approximately
their portion for circulation (hallways, lobbies, stairwells, etc.) and their share of common used rooms
(conference rooms, kitchen, break areas, collaboration rooms, etc.). This report of local data shows a very
different amount of square footage per employee than that utilized by the Town staff and its consultants.
In the last paragraph, I mention "bench" which is a relatively new facility term more commonly called
"benching" which is the latest in employee work areas. The final attachment is a picture of "benching" which is
basically a number of workers, usually 6-8 sitting around a common table and sharing their workspace. Some
companies also accomplish benching by setting desks side to side and back to back. Companies that use
benching are trying to accomplish an employee density of 150-200 square feet per employee.
I have consulted with an architect about the average square footage per employee and two directors of facilities
for major corporations. In their opinion, the average facility provides 250 square feet per employee and those
that use benching or smaller cubicles are providing 150-200 square feet per employee.
It is very important to point out this mistake because of its significant impact on the traffic generated by the
proposed project. The consultants and Town staff should have started with 250 square feet per employee and
also considered the possibility that the unknown tenants might occupy at a density of 150-200 square feet per
employee which would mean the the traffic generated could be understated by 66-100%.
Sincerely
Eric Anderson
2
100 Cedar Crest Place
3
CITY o>' CAMPBE.LL
Community Development Department
September 4, 2012
Joel Paulson, Senior Planner
Town of Los Gatos Community Development Department
110 E. Main Street
Los Gatos, CA 95030
Re: Public Scoping Coinments M Notice of Preparation for the Albright Office Park
Environmental Impact Report
Dear Mr. Paulson:
Thank yott for including the City of Campbell in the scoping stage of the environmental review
process for the above -referenced project. We have reviewed the Notice of Preparation (NOP) for
the Albright Office Park Environmental Impact Report (EIR) and understand that the project
involves an increase of 300,000 Square feet of office space in addition to the existing 250,000
square feet of underutilized office space. Per the NOP, the 300,000 square feet of new offiee
space, on 21 acres, is anticipated to accommodate 857 employees. Extrapolating this relationship
out to the remaining 250,000 square feet of office space, an additional 715 employees could
occupy the site (although not specifically stated in the NOP). Based on the project details
provided, the City of Campbell requests the draft FIR analyze the following:
'traffic lmpact Analysis
As the lead agency, the Town of Los Gatos is responsible for all project mitigation, including
mitigation measures that reduce project impacts on other agencies infrastructure; specifically
transportation corridors.
Future Projects — The City of Campbell is primarily concerned with impactsto the Winchester
Boulevard traffic corridor. Specifically, the detailed Traffic Impact Analysis (TIA) should
identify impacts to the transit corridor from the proposed project and all -foreseeable development
both inside the Los Gatos jurisdiction and those projects planned in adjacent jurisdictions. One
such foreseeable project, the Dell Avenue Area Plan, is within the City of Campbell and will
involve an increase of approximately one million square feet of building area within this
industrial park. The project parameters have been approved as part of the City of Campbell's
FY13 Work Plan with a one-year completion date. The City intends to kick-off the planning
70 North First Street • Campbell, California 9.5008.1423 - TEL 408.866.2140 • FAX 408.871.5 t 40 • Tim 408.866.2790
Seeping Comments — Albright Office Park Page 2 of 3
process in October 2012. Therefore, this is a foreseeable project that must be included in a
cumulative impact analysis.
Use of City of Campbell Streets and Infrastructure — The City has observed significant vehicular
traffic along Winchester Boulevard from Camden Avenue heading south to Los Gatos, This
traffic may be attributed to a variety of circumstances such as vehicles exiting off of San Tomas
Expressway onto Winchester Boulevard, vehicles seeking an alternative route to avoid
southbound congestion on Highway 17, new signalized intersections in the Town of Los Gatos
(feat Lark Avenue that causes stacking of vehicles into Campbell, and motorists trying to access
sat7ibound Highway 85 due to the lack of an independent southbound on -ramp at the
Wi'tiehester/lighway 85 intersection. Most noticeably are the shuttle buses for Netflix
acasing the City of Campbell's Winchester Light Rail Station.
The City believes that the Albright Office Park project will exacerbate this issue with increased
traffic and shuttle service on City of Campbell streets, The City's Winchester Boulevard Light
Rail Station is also anticipated to experience an increase in usage. Although the City will
respond to additional traffic generated by its own projects (i.e., the future Dell Avenue Area
Plan), the City requests that traffic generated by an adjacent jurisdiction's projects be primarily
resolved in that jurisdiction, In this regard, the City requests that the draft EIR consider how an
extension of the light rail line to Vasona function would resolve potential traffic impacts. The
draft EIR should also consider what volumes of vehicular and shuttle service traffic will use
Winchester Boulevard in the City of Campbell as a result of this new project. Existing and
proposed base lines should be established. In addition to the intersections identified in the
previous environmental assesstrtont, the City of Campbell recommends that a LOS analysis be
completed for the following intersections:
• Winchester Boulevard at San Tomas Expressway (Camden Avenue)
• Winchester Boulevard at Suutiyoaks Avenue
• Winchester Boulevard at Hacienda Avenue
Parking and Underestimating Employee Gen oration
The NOP states that the proposed 300,000 square feet of new office space will accommodate 85.7
employees. This estimation appears low. The draft EIR should consider a more realistic number
to reflect not just the main tenant's operation (e.g., Netflix) but the employee generation derived
from industry standards. As you are aware, parking ratios are derived from industry standards
which may be one of the reasons why the Town's parking requirements for professional office is
I space per 235 square feet. This is relatively consistent with the City of Campbell's office
parking requirements of 1 space per 225 square feet. Using the Town's 235 square foot standard,
azuore realistic employee Count should be approximately 1,276 for a 300,000 square foot office
parr€: Taking into CO der 'on the existing 250,000 square feet of office, the total project could
feasibly acdomntoda 2,3�k employees.
Gets,
_Cottanliaitce
As the lead agency, the Town of Los Gatos is responsible for ensuring that the proposed project
is •eSiisist With the goals, policies, and strategies set forth within the Town's General Plan,
70 North First Street • Campbell, CA 95008-142S • Ta[, (40$) 866.2140 • rAx (408) 866-5140 • E-MAIL planning@oltyotcampbell.corn
Scoping Conunents M Albright Office Park Page 3 of 3
specifically the Vasona Light Rail Element. Relevant goals, policies and strategies ,noted
include:
Goal VLR-1 — To promote the construction of Vasona Light Rail and mass transit facilities.
Policy VLR-1.3 - Future Development shall contribute financially to support transit services
that link the Vasona Light Rail with the rest of Los Gatos (assumes Vasona Station
constructed).
Policy VLR-I.5 — Project applicants shall demonstrate how their projects meet the specific
goals and policies of the Vasona Light Rail Element.
Policy VT.R9.3 r Development in the Vasona Light Rail area shall provide Transportation
Alternative programs or facilities that help link development and mass transit. Thee
programs may include providing bicycle racks, shower and locker facilities, transit passes to
employees, etc. In -lieu fees or other funding mechanisms may be required to provide a
shuttle for the area (assumes Vasona Station constructed).
As stated in the introduction to the Vasona Light Rail (VLR) Element, "It is critical that the
Town take advantage of the opportunities and respond to the challenges created by the VLR"
(projected extension). ' When reading the VLR Element, one may infer that this General Plan
Element assumed that new development would be driven by the completion of the Light Rail
extension into the Town of Los Gatos. As the light rail extension has not progressed past the
pre -planning and environmental. stage of this regional project, the draft EIR should analyze the
relationship between maximizing development in a project area prior to a light rail extension to
Vasona Junction. In addition, the draft :EIR should analyze how the proposed project, absent the
development of a light rail station in the Town of Los Gatos, would increase ridership and
vehicular traffic in the City of Campbell.
Conclusion
The City of Campbell appreciates the opportunity to offer suggestions on the preparation of an
EJR to analyze the proposed Albright Office Park development and looks forward to reviewing
the draft document once complete.
Sincerely,
7f
rPaul Kermoyan, AICP, CGBP
Interim Community Development Director
co: Amy L. Brawn, City Maaager
Michelle Quinney, City Engineer
Matthew Iva, Traffic Engineer
70 North First Street • Counpboll, CA 95008-1423 • TEL (408) 866.2140 • FAX (408) 866.5140 • E-MAa planohtg eityoroatupbatt.com
Development and Application of Trip Generation Rates - Final Report January 1985 Page 1 of 39
ANS RUT
SEARCH- ROWSE - REFERENCE -CONTRIBUTORS- FUTURE PI.ANSJ
Development and Application of Trip Generation Rates - Final Report January
1985
Click HERE for graphio.
Notice: This document is disseminated under the sponsorship of the
Department of Transportation in the interest of information
exchange. The United States Government assumes no liability for the
contents or use thereof.
Click HERE for graphic.
ACKNOWLEDGMENTS
Kellerco is most appreciative for the assistance rendered by the U.S.
Department of Transportation, the Institute of Transportation Engineers,
and the staffs of several agencies throughout the country. U.S. DOT
staff who provided assistance included Ms. Louise Skinner, Mr. Leroy
Chimini, M.r. Carl Shea, Mr. Christopher Fleet and Mr. George Schoener.
Mr. Mark Norman of ITE provided valuable assistance. Dr. Everett Carter
and Mr. Abdull.a Meer acted as consultants to Kellerco. Mr. Sanjeev
Malhotra provided research assistance on the study. Mr. Joe Mehra was
the Principal Investigator and.Mr. C. Richard. Keller -was -the Principal -
In -Charge.
TABLE OF'CONTRNTS
Page No.
INTRODUCTION 1
http://ntl.bts.gov/DOCS/382DNA.html 4/17/2013
Development and Application of `trip Generation Rates - Final Report January 1985 Page 2 of 39
OVERVIEW 7.
II. ANALYSES OF TRIP RATE DATA 5
DATA SOURCES 5
UPDATING TRIP RATES S
III, TRIP GENERATION RATES 9
USE OE' TRIP RATES 9
IV, OTHER FACTORS INFLUENCING TRIP RATES 30
MULTI -USE DEVELOPMENT , , 30
SITE DEVELOPMENT CAPTURE RATES FOR PASS -BY TRAFFIC 36
REFERENCES 39
APPENDICES
A LiSt of Agencies A-1
B Trip Rate Analysis Methodology B-1
C Recommendations for Further Research C-1
LIST OF FIGURES
Figure No, Page No,
1 NORTHERN VIRGINIA PUD 31
2 RICHMOND, VIRGINIA PUD 33
3 ILLUSTRATIVE RELATIONSHIP BETWEEN
PERCENTAGES OF INTERNAL TRIPS AND RATIO
OF COMMERCIAL SPACE TO NUMBER OF
RESIDENTIAL UNITS 35
iv
LIST OF TABLES
Table No Page No.
1 DATA SOURCES 6
2 DAILY TRIP RATES AS A FUNCTION OF
TRANSIT AVAILABILITY.—.--.— ...: . . ....... . . , . .S
3 TRIP GENERATION RATES 10-23
3t ADJUSTMENT FACTORS FOR RESIDENTIAL
CHARACTERISTICS 27
4 TYPICAL LAND USE DENSITIES 28
5 APPLICATION OF ADJUSTMENT FACTORS 29
llttp://nthbts.gov/DOCS/382DNA.html 4/17/2013
Development and Application of Trip Generation Rates - Final Report January 1985 Page 3 of 39
6 EXTERNAL TRIPS GENERATED BY USES IN A PUD 34
7 SITE DEVELOPMENT CAPTURE RATE
FROM PASS -BY TRAFFIC 37
APPENDICES
B-1 TEST OF SIGNIFICANT DIFFERENCES BETWEEN
PRE-1973 AND POST-1973 DATA B-4
B-2 TEST OF SIGNIFICANT DIFFERENCES BY LOCATION
BETWEEN PRE-1973 AND POST-1973 DATA B-5
B-3 MULTIPLE REGRESSION ANALYSIS STATISTICS FOR
RESIDENTIAL USES , B-7
B-4 TRIP RATES AS A FUNCTION OF MARKET VALUES OF
SINGLE FAMILY DETACHED RESIDENTIAL DWELLING B-8
v
DEVELOPMENT AND APPLICATION OF TRIP GENERATION RATES
I. INTRODUCTION
Local agencies are Continually facing the need to address the physical
condition and Service capabilities of the streets and highways in their
jurisdictions. Recently this concern has turned to the rapidly
developing suburbs of me•:ropolitan areas and the access needs of new
development. Related to this are the issues of zoning variances and
joint public/private funding for highway improvements to support these
developments. Regional planning agencies are being called on more
frequently to provide technical assistance and service to sub -regional
areas and local jurisdictions. Local cities and counties face the need
for accurate technical procedures to analyze 'the potential impacts of
new development:
This publication and its Con\panion document, the 'Site.Impact Traffic
Evaluation (S,T.T.E.) Handbook". provide guidance on site access
analysis procedures. This report presents updated 'trip generation
rates along with faotors Car adjusting trip rates duo to variations in
residential. characteristics The use of trip rates is also described.
The S.I.T.E. Handbook presents a seven phased site access study process
including a trip generation rate development procedure (50). Four case
studies are presented that demonstrate the use of trip generation rates
and also analyze the. sensitivity of site -related traffic to trip rates,
trip distribution patterns and other key variables. Additional, and
related publications include:
The ITS trip rates publication: 'Trip Generation •• An
Informational Report", Third Edition, 1982 (45)
- "Using the ITE Trip Generation Report" prepared by Carl. Buttke for
ITE, July 1984 (5)
NCHRP Report 187 "Quick Response Urban Travel Estimation
Techniques and Transferable Parameters: User's Guide" 1978. (83)
http://ntl.bts.gov/DOCS/382DNA.html 4/17/2013
Development and Application of Trip Generation Rates - Final Report January 1985 Page 4 of 39
These publications should be collectively used for guidance and not
relied upon' as the sole source of information for trip rate information
in site access analyses. Where local data and procedures are available,
they should be used if the analyst considers them to be more accurate.
OVERVIEW
There are many methods for collecting trip generation rates, ranging
from driveway (ground) vehicular counts to regional home interview
surveys. Driveway vehicular counts of traffic
1
entering and leaving development sites have been collected for many land
uses. Manual counts or automatic' traffic recorders are used to
collect traffic data on driveways during peak hours of adjacent
street traffic and/or the generator and sometimes over, a twenty-four
hour period. The traffic data for the cordoned site along with the
background information on each site (such as dwelling units, gross floor
area, number of employees and acres of land) are utilized to estimate
vehicle trip rates per dwelling unit (or other independent variable).
Most of these ground count based rates are compiled in such documents as
the Institute of Transportation Engineers (ITE) "Trip Generation - An
informational Report" (45) and numerous locally developed documents.
These rates, when applied to future land uses, result in an estimate of
future daily and peak hour trips. Regional home interview surveys are
not covered in this report. They provide information at the individual
household level and are generally used to model trip generation
relationships with various socioeconomic factors and land use
characteristics. These trip generation relationships are generally used
fox long range comprehensive planning.
Several concerns have been raised regarding existing trip generation
rate data:
Variability among trip generation rate sources and geographic
location; es well as differences between these rates and oUier
national data sources, such as the 1977 Nationwide Personal
Transportation Survey (NPTS).
Effects of older data (collected in the 1960's) included in the
more current trip generation rates.
Lack of detailed guidelines on the use of existing trip generation
rate data.
This publication provides guidance on the use of trip generation rates
in light of these concerns. In addition three related issues are also
addressed:
The effect of socioeconomic variables on residential trip
generation rates.
Reduced external -trips generated -by -multi -use centers (i.e. a
percentage of the trips generated by a multi -use center are
internal and remain on site).
Capture rates for "pass -by" traffic (i.e. trips attracted to the
development from traffic normally passing -by the site).
This technical concern for, trip rate accuracy has emerged coincidenta.l.ay
with increased emphasis on site access studies. To illustrate this
emerging issue, the FHWA has completed a
http://nfl.bts.gov/DOCS/382DNA.htm1 4/17/2013
Chipmaker Nvidia plans big expansion in Santa Clara - San Jose Mercury News Page 2 of 2
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Chipmaker Nvidia plans big expansion in Santa Clara
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mating lrulnI1000 on the site mut/ bn bulldocud to accommodate Ion More Iwndgnnrinm,
(Courtesy of 0emkr nod NeocinI b)
SANTA CMARA-• Nvidia tall Wednesday it coil build re new S0o0 PPP head:Menem this year th Santa Cl0ro Mal could
nceommndmo thousands nr ompioyons.
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San. Jose's Santana Row plans three ok'fice buildings to cater to tech companies - San Jose ... Page 2 of 2
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aroma lug tech companies under an ambitious qnn by the dov010pee 01 the San Jooe DOWN 10 quashed 'Nee 0lg o10c0
buildings that could acSammodate 3,000 of more wOrhere.
Podoral Realty, the principal owner of Santana Raw, wane le develop the bedding° 0n UndervOl eed sties ill Na Mall,
relauron4 resienlial and dnomo complex.
Throughout Silicon Valley. developers we busy c0nalmc1ng new hldldMO3 end renovating nxlepng pseperdo.2 to moot tho
needs Of tech companies expanding 0elr South Bey operaigns. Santana Row dandy hopes to tebh In On Ibal POOO.
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single tenant let 0101( entire Wilding; NW Chill LOW, 0 VICO p100100n1 vplb K10d0r Mathews, a coumorcial rosily firm.
Together, the planned Santana Row Wilco buildings would loan about 700,000 square foal— enough spume footage to
accommodate 2,00010 0,:A0 wodett.
5Waaling Na shill in focus (Or SWAM? Row, ollldels
Advonieoment
BAY AREA ADMISSIONS EVENT:
APRIL 15-18.
Register and learn more,
JOHNSON
Cornell University
with the projoot are now alleging 10 A 6e a w'o1Wllt9,
Meng with Its oohsf features.
'Santana flew is a decent -le MAN. In Silicon Valley
that lasters employee retention and praducI(vily; sale
Collette Nevarteke, a spokeswoman for radnml Hun11y.
Ono new building would bo about 250,000 squats feet,
end a accord would bo touohly 100,000 equate 1001,
said CIO((S Ruf10A, 8 beefless development Waitv%N
San Jose's Economic Dovolopmenl Department. That
moons the third buildhg would be about 350,000 square
feet in size.
The new offices would be bill elan the tout edge Of
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oIoeisting DtnoAdu
on e'dece
parking lone wed 09 ourmnt Old of an nponmenl
complex known Po the Dudley Apamnenls. Federal
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moan way for ono m the clime buildings. The developer
Alpo Inland* W braid under rconb prranygnmgcowllh
more stalb than the tildes lots. - -
"Too hope is that lode comparua. will deride they need
a new c opus; meld Pone Kelo. a m10R0enlngvo for pentane Row. 'These aide spaces can be buil to their
¬ification: `The eGmduie for construction of the offices has
not been announced. h0wevor.
Ig Proposed office buildings
Gne new bulldog would beCCmb a combination of offices Sheen r01R11 ncd
restaurants on the around toot. Santana Roy olflclnle envision this building rib
I1140I coim fN Oleo workM1. thophom en0 dinner.
"rho master plan is to make a 'Senate &NGN g001er1n0 plate MI Rollout one
r0al5N6Ole 1(161 will be more Of p pions woo for visitors,. 0010 sale.
Soma !edlvly obsorvars say Santana Rev could b0 6uttessful to its amwlioo w to
b@COme a led' CAMPUS.
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Are Workspace Allocations Shrinking Dramatically? Page 1 of 6
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Are Workspace Allocations Shrinking
Dramatically?
April 12, 2011
e r tx 1776-21661
! t1C:Psnfrnk;
u cva U•pt.40
There has been considerable commentary recently on the trend of
shrinking office space allocations per employee among corporate office space users, A recent article in
Buildin sue• Magazine citing the International Facility Management Associations "Space and Project
Management Benchmarks. IFMA Research Report #34", indicates the average individual workspace
allocation assigned to employees is shrinking for most position levels.
The downward trend is attributed to the pressure to reduce real estate costs by corporate users, new
technology reducing required desk space for employees, a growing trend of unassigned workspaces and
changing demographics as younger workers enter the workforce.
httpJ/www.coydavidson.com/office/are-workspace-allocations-shrinking-dramatically/ 4/16/2013
Arc Workspace Allocations Shrinking Dramatically? Page 2 of 6
While I believe this to be a clear trend that will continue, looking at the data it would appear the mom
dramatic decreases in space allocations took place in the period from 1997 to 2002.
Workspace Allocations by Position
to 200
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OFFICE SIZE BY TYPE OF WORKER
:EXEC. SENIOR 'MIDDLE�
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PROF SENIOR • GENERAL •CALL •
TECH, CLERICAL CLERICAL CENTER
Source: Buildings Magazine
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Workspace Metric Efficiency Too Far?
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http://www.coydavidson.eom/office/are-workspace-allocations-sluinking-dramatically/ 4/16/2013
From: John Shepardson [shepardsonlaw@me.com]
Sent: Monday, April 22, 2013 12:21 PM
To: BSpector; Steve Leonardis; Marcia Jensen
Subject: Albright Property
Madam Mayor Spector and Council Members:
I have some questions that perhaps you or staff could assist me in finding answers to:
1. The developer promises I believe $1,000,000 in additional monies to the schools.
Which schools? is this new money? Is this in addition to additional tax revenues already
generated for the purchase of the property?
2. Is "fiscalization" of land use an appropriate or traditional consideration?
3. Why does the GP designate a height limit of 35 feet? What was the thinking9
4. Who pays for the expansion of Lark Avenue if that occurs? What is the projected cost?
5. Should we allow the development of a 250M project with cherry pickers that are far less
effective than the story pole requirement we require of development of single-family residential
homes? With a larger, truly massive project, shouldn't the public notice be greater? I refer to
Council member Pirzynski's comment when story poles were placed at Swanson, and he received
3 calls that day challenging the project. Newspapers, posters and the like are insufficient. In
my humble view, the cherry pickers, although a start, in and of themselves, are inadequate. A
cure: Run plastic netting from each picker, which would be a huge improvement, at little cost --
big bang for little buck. Personal responsibility also requires corporate responsibility, and
reasonable compliance with our Town's requirements.
If the developer dropped from 65 to 35 feet, and 550K to 350K square feet, with underground
parking, this seems I humbly suggest like a win -win. The Developer makes money, there's room
for Netflix to expand into (currently only agreed to 137K feet) reduce traffic & clogging of a
main traffic artery, keep vistas, protect privacy of Charter Oaks, and consistent with GP. I
assume the developer figured he could make money on the project based on the existing zone
height and similar office space allowance. Otherwise, he bet the farm that the Town would bend
to his demands for dramatic changes in the zoning, which was his risk to assume, not our
obligation accept.
A real concern is the office use per 1,000 gets up to 6, 7 or 8, like I understand occurs with
companies in Mountain View. Moreover, with the higher purchase price, goes higher rents, so
tenants may be financially motivated to pack people in with cubicles. Doesn't all this create a
substantial risk that traffic counts are much higher. Should we run the risk? Shouldn't the
public be apprized of this risk, with "eyes wide open"?
Thank you for considering this email.
John:)
JOHN A. SHEPARDSON, ESQ.
59 N. Santa Cruz Avenue, Suite Q
Los Gatos, CA 95030
T: (408) 395-3701
F: (408)395-0112
April 18, 2013
Joel Paulson
Town Principle Planner
110 E. Main Street
Los Gatos, CA. 95030
Re: Support for the Albright Way Campus
Dear Joel;
ECEIVED
APR 2 2 2013
TOWN OF LOS GATOS
PLANNING DIVISION
I am a resident of Los Gatos and am writing to express my support for
the Albright Way Campus.
This great project will upgrade the existing property and the
surrounding area, bring additional revenue, and also enhance the
quality of our schools, town services, while creating desirable jobs.
One of many benefits to this type of growth includes a boost in value
within the commercial and residential markets.
Los Gatos is a wonderful town to live in and not supporting this
endeavor will impact current and future opportunities.
Thank you for your attention to this matter.
Very truly yours;
Daisy Pereira
From: Joerg.Borchert@infineon.com[mailto:Joerg.Borchert@infineon.comj
Sent: Monday, April 22, 2013 8:30 AM
To: Council
Cc: anne4pt@aol.com
Subject: Allbright Office Park
Dear town council
As a Los Gatian for 15 years, I Hike to express my concerns about the development plans of the town.
The current plan for the Albright Office Park is obviously very attactive for the town of Los Gatos. On the
other hand, the infrastrucutre is not growing in the same speed as the taken or proposed measures,
Another good example is the dense developments for housing (e.g. Los Gatos Blvd) . This triggers the
question if the schools can support the inflow of children.
The same question arises on the infrastrucutre side with the traffic and parking ion Winchester
Boulevard.
This recommendation has to been seen in conjunction of the pending development of the North 40
project.
Therefore, I suggest to reduce the mass and density for the proposed Albright Park (550,000 sqf, 2,200
employees, 3000" vehicles) Sometimes less is more and growth alone is not a sustainable strategy, The
city and town council should consider a sustainalble strategy.
Therefore, I recommed to rethink the plan, make it undergorund parking and reduce the sqft size by
40%
Best regards,
Joerg M. Borchert, Ph.D.
408-472-0064
Joerg.borchert@verizon.net
From: Arthur Kennedy [mailto:art.kennedv@gmail.com]
Sent: Monday, April 22, 2013 3:38 AM
To: Council
Subject: Support for Albright Way/NetFlix Project
Hello Council of Los Gatos,
I am in support of the Albright Way (Netflix) project. I think the developer has made some amazing
compromises from the project that this Council approved previously prior to a legal challenge of your
MND process. They have eliminated all housing components and have lowered the buildings by 20'.
Now, they have also done a full Environmental Impact Report as well. I feel that they have done
everything possible to please the radical group of neighbors led by Eric Anderson. This gentleman is a
stereotypical NIMBY (not in my backyard) that will NEVER support any project at the site - at the
expense of the largest employer and tax base for our Town. I understand he has crafted a multi page
questionnaire for the developer to respond to which amounts to little more than just noise. There is
nothing he raises that hasn't already been addressed by this Council and the developer. He speaks for
himself and makes baseless arguments because he simply wants NOTHING to be built.
Please do not let one nut job (Eric Anderson) speak for the citizens of Los Gatos. If this project doesn't
move forward this spring/summer, we will absolutely lose NetFlix and their tax base to a neighboring
city.
Thank you,
Art Kennedy
v: 408.655.1335
f: 408.904.5901
e: art.kennedy@gmail.com
From: Barbara Lea[mailto:barbara.lea@comcast.net]
Sent: Friday, April 19, 2013 4:22 PM
To: Council
Cc: LezLi Logan
Subject: Support of Allbright Campus Development
I support the Netflix Development of the Allbright Campus. I have lived in Los Gatos for nearly
50 years, first on Bella Vista above the high school and for the last ten years in a condominium
behind Courtside. Obviouisly, such a development in the downtown area would be wrong; but in
the planned area it is a great idea, and we need the money. As a retired West Valley College
instructor, I am very concerned about the importance of tax revenue. Your job is difficult
because often only the loud people who are opposed to an idea are the ones who attend meetings,
but I'm sure there are many who agree with me that the town really must approve the use of the
Allbright property for the intended purpose.
Barbara Lea
121 Strathmore Place
Los Gatos, CA 95032
408-354-2287
Nre
COURTSIDE
PACIFIC SPORTS RESORT
April 10, 2013
The Honorable Charles Erekson, Chair
Planning Commissioners
Town of Los Gatos,
110 East Main Street
Los Gatos, CA 95031
RE: Albright Way Project
Dear Chair Erekson and Members of the Planning Commission:
On behalf of Courtside Club, I am writing in support of the Albright Way Project located
across Winchester Boulevard from Courtside.
The redevelopment of this property into a Class A office campus will be an
enhancement to the area. Replacing the antiquated facilities with modern office space
and cleaning up the current light industrial use of the property benefits everyone in our
community. The proposed office campus provides the Town of Los Gatos with an
employment center that will attract and retain high quality jobs and generate
substantial new revenue to the Town.
As a neighboring business, we are pleased to see that the project continues to move
forward. With the commitment of Netflix to lease space, Los Gatos will be able to
retain one of its' signature company. Of importance to Courtside Club is the proposed
signal at our entrance. This improvement will not only make ingress/egress onto
Winchester Boulevard safer for our members, it will provide a safe pedestrian crossing
for the entire area.
We strongly urge the Los Gatos Planning Commission to approve the proposed
Albright Way project as proposed.
Sincerely,
0 6-0
Erin Ruck
er r Oto
General Manager
Courtside Club
Courtsicle Club I 14675 Winchester Blvd, Los Gobs, CA 95032 1408.395.71 1 1
Sent By: CALTRANS TRANSPORTATIO PLANNING; 510 286 5559;
To: L At: 914083547593
Apr-23-13 2:18PM; Page 1/2
STATh,OF CALIWORN1A—AUS1NRSS TRANSPOtiIATI0N AND 1101JRNO AGENCY
DEPARTMENT OF TRANSPORTATION
111 GRAND AV11141TE.
OAKLAND, CA 94612
PHONE. (510) 2X6-6053
FAX (510) 2R6-5559
TTY 771
April 23, 2013
Mr. Joel Paulson
Senior Planner
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Dear Mr. Paulson:
FDMUND G. I+RQWN Sr. Govcmot
Flea your power!
Re energy efcierir!
SCL.085184
SCL-085-10.979
SCH# 2012082020
Albright Office Park PD-12-OOI — Final Environmental Impact Report
Thank you for including the California Department of Transportation (Caltrans) in the environmental
review process for the project referenced above. We have reviewed the Final Environmental Impact
Report (FEIR) and we request that the following comments be presented to the Planning
Commission for their consideration at the public hearing:
At the Notice of Preparation stage and before the close of the public review period for the draft
Environmental Impact for the project, Caltrans submitted detailed performance standards for
mitigation requested subject to Caltrans' jurisdiction over the State Highway System, in accordance
with California Public Resources Code Section 21081.6(c). The traffic impact study for the project
has identified seventeen (17) out of the thirty-two (32) freeway segments studied as operating at
Level of Service F during either the morning or evening peak periods. According to detailed
performance standards that Caltrans submitted, any State highway facility operating below
acceptable levels must be mitigated to maintain the existing Measures of Effectiveness (MOB). For
freeway segments, the governing MOE is density, which is measured in passenger cars per mile per
lane. We request that the Town of Los Gatos mitigate for traffic impacts to the State Highway
System and collect an equitable share mitigation payment, using the formulas provided in the
Caltrans Guidelines for the Preparation of Traffic Impact Studies.
This segment of State Route 85 (between State Route 87 and Interstate 280) is currently in the early
stages of design and environmental approval for adding one express lane and converting an existing
HOV lane to a second express lane in an effort to relieve congestion. The requested equitable share
mitigation payment could be contributed to Santa Clara Valley Transportation Authority (VTA)'s
project an an Ad Hoc mitigation basis.
In the FEIR response to comment A Caltrans-1, submitted March 7, 2013, the commenter states that
Caltrans' Level of Service (LOS) standards -and criteria for maintaining the existing measures of
"Outruns truns improves mo6Nily across California"
EXHi®IIT 17
Sent By: CALTRANS TRANSPORTATIO PLANNING; 510 266 5559;
Apr-23-13 2:18Pvt; Page 2/2
Mr. Joel Paulson/ Town of Los Gatos, Community Development Department
April 23, 2013
Page 2
effectiveness are not typically used for CEQA-level traffic studies fur individual project
developments but are applied when evaluating planned or potential improvements to freeway
interchanges as a part of a Project Study Report (PSR) for a specific regional improvement. This is
not entirely correct. Please note that a Level of Service analysis is commonly used as a basis for
approving land development and making transportation planning decisions as well as for capital
improvement projects, as stated in the VTA Traffic Level of Service Analysis Guidelines and the
Caltrans Guide for the Preparation of Traffic Impact Studies.
Should you have any questions regarding this letter, please call .Jesse Robertson of my staff at
510-286-5535.
Sincerely,
ERIK ALM, AICP
District Branch Chief
Local Development - Intergovernmental Review
C: Scott Morgan, State Clearinghouse
Rob Swierk, Santa Clara Valley Transportation Authority
"Calirans improves robiliry across California"
From: Swierk, Robert
Sent: Tuesday, April 23, 2013 5:53 PM
To: 'jesse.robertson@dot.ca.gov'
Cc: Erik Alm; Smith, Ying; Sighamony, John
Subject: Caltrans letter regarding Los Gatos office development
Hi, Jesse —
I'm writing to return the voicemail messages that you left late last week and earlier this
afternoon. Sorry for not getting back to you sooner, as I was out of the office yesterday.
I understand that Caltrans sent a letter today to the Town of Los Gatos as a follow-up to the FEIR for the
Albright Way office development. Jessy Pu, a transportation engineer at the Town, forwarded it to me (I
notice that I was listed as a cc: on the letter, but I didn't actually receive a copy, that I'm aware of). I had
the chance to discuss this with colleagues late this afternoon and we are pleased to see that Caltrans is
encouraging a local agency to consider a fair share contribution to the SR 85 Express Lanes project. This
is something that we have been encouraging a number of cities in Santa Clara County to do in recent
months, when they have development projects showing significant impacts on the freeways where we
have active Express Lanes projects in the planning & design stages (i.e., SR 237, SR 85 and US
101). However, we did not make a comment along these lines to the Town of Los Gatos on the Albright
Way Office TIA/DEIR because it did not show significant impacts to freeway segments, based on our
Congestion Management Program impact threshold. We actually thought that the Town provided a
good explanation of the distinction in freeway impact thresholds in their FEIR Response to Comments
document. If you would like to read more about our own CMP freeway LOS threshold, it is described in
Chapter 9 of the VTA TIA Guidelines, available at http://www.vta.org/cmp/pdf/tia guidelines.pdf.
My colleague John Sighamony has been keeping me in the loop on discussions about an upcoming
meeting between Caltrans Local Development — Intergovernmental Review staff and VTA CMA staff in
the next week or two. We would be happy to talk with you more about our approach to reviewing and
commenting on local development projects, our progress in working with local agencies on
contributions to Express Lanes or other regional transportation improvements, and how our efforts
relate to Caltrans work in this area.
We look forward to continuing the discussion soon.
Regards,
Rob
Robert Swierk, AICP
Senior Transportation Planner
CMA Planning
Santa Clara Valley Transportation Authority
3331 North First Street, Bldg. B
San Jose, CA 95134
Phone (408) 321-5949
EXHIBIT 1 8
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