1991-037-Granting Conditional use Permit U-90-12 Requesting Approval To Construct And Opperate A New Public LibraryRESOLUTION 1991-37
RESOLUTION OF THE TOWN OF LOS GATOS
GRANTING CONDITIONAL USE PERMIT U-90-12 REQUESTING
APPROVAL TO CONSTRUCT AND OPERATE A NEW PUBLIC LIBRARY
(110 EAST MAIN STREET/TOWN OF LOS GATOS)
WHEREAS:
A. The Town of Los Gatos, owner of six parcels on the south side of Villa
Avenue where Fiesta Way intersects with Villa Avenue has requested permission to
construct and operate a public library on properties located in the RM-5-12 and C-1 zones.
(Conditional Use Permit U-90-12); and
B. The Planning Commission considered the application on January 9, 1991 and
recommended that the Town Council grant the Conditional Use Permit Application U-
90-12; and
C. A public hearing was held by the Town Council on January 22, 1991
continued to February 4, 1991 and closed on February 11, 1991.
BE IT RESOLVED:
A. The Town Council hereby adopts the Negative Declaration, as set out on
Attachment 1, and the Response to Comments to the State Office of Geology and Mines,
finding that further trenching and excavation lead to a reasonable conclusion that there is
no earthquake fault within at least 135 feet of the proposed library site.
B. The Town Council makes the findings pursuant to Zoning Ordinance Section
5.20.210 for the granting of a Conditional Use Permit as follows:
1. The use of the property is desirable and essential to the public
convenience and welfare because it would provide library services and
L7\resos\library
space facilities for reading, education and recreation not currently
available in the existing library to serve adequately the number of
residents that desire these services.
2. It will not impair the integrity or character of the zone in the area of
the Neighborhood Center and Town Hall since a library is an essential
element of a civic center and the design and architecture will provide
a natural transition between the Neighborhood Center and Town Hall.
3. It is not detrimental to the public health, safety or general welfare as
shown by all the studies done by the Town including the additional
trenching that was completed to reasonably ensure no trace of
earthquake fault exists within 135 feet of the proposed building site.
4. It is in harmony with the Downtown Specific Plan and the various
elements of the General Plan.
C. Based on the foregoing findings, the Town Council grants Conditional Use
Permit Application U-90-12 subject to the following conditions:
TO THE SATISFACTION OF THE PLANNING DIRECTOR:
1. Architectural and Site Approval is required prior to the issuance of any
Building or Grading Permits.
2. The mitigation measures identified in the initial study shall be included in
the conditions of approval during the Architecture and Site Application
process.
3. The floor area of the library shall not exceed 36,000 square feet.
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Passed and Adopted at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the 4th day of March 1991, by the following vote.
TOWN COUNCIL MEMBERS:
AYES: Randy Attaway, Joanne Benjamin, Steven Blanton, Eric D. Carlson, Mayor
Brent N. Ventura
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED:
ATTEST:
/2,40_74 7-7
MAYOR OF THE TOWN OF LOS GATOS
CLERK OF THE TOWN OF (L`OS GATOS
L7\resos\library 3
NOTICE
TOWN OF LOS GATOS
ENVIRONMENTAL IMPACT REVIEW
RECOMMENDED NEGATIVE DECLARATION
Responsible Agency:
Project
Project
Project
Title:
Address:
Description:
Environmental
Town of Los Gatos
Los Gatos Library Project
Civic Center, 110 East Main Street, Los Gatos, CA 95030
The Town of Los Gatos proposes to construct a new library adjacent to
the existing Town Center. The proposed project would involve
construction of approximately 36,000 gross square feet for library use.
The proposed building would be located east of the existing Town
Center on Villa Avenue and Fiesta Way. The new building would extend
between the existing Town Center and Neighborhood Center.
The proposed building would be two to three stories high (maximum 35
feet high) with the first floor used for parking and the second floor serving
as the main floor of the library. A third floor is proposed over a portion of
the building and this space would be used for library -related
administrative purposes.
Vehicular access into the ground level parking garage is proposed to be
provided from Fiesta Way as well as Villa Avenue from the east. There are
96 existing on- and off-street parking spaces east of the Town Center
and after project development, there would be a total of 183 on- and off-
street spaces on the east side of the Town Center. This would yield a net
increase of 87 on- and off-street parking spaces in this area as part of the
project.
Once the lbrary use is relocated to the new library, the existing 14,000-
square-foot library space, located at the northwest comer of the Town
Center, would be used by the Town's police department. Although the
police department would be relocated into a larger space, no increase in
police personnel is anticipated by the Town. Likewise, the Town does
not anticipate any increase in the existing library staff and other Town staff
levels with project development.
Statement: The project as described above would not have a significant effect on the
environment provided the mitigation measures outlined in the Initial
Study are implemented as part of the project. Therefore, an
Environmental Impact Report would not be required.
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ATTACHMENT. 1
Statement of Reasons to Support Finding:
1. General Plan/
Zoning:
2. Geology/
Seismic:
3. Air Quality:
Although a portion of the project site located south and east of the existing Town
Center parking lot is zoned for multiple -family residential uses, the Town's Zoning
Ordinance allows public buildings in all zones (excep' the Mobile Home
Residential and Office zones) if a Conditional Use Permit is issued. Development
of the library at the proposed location would help connect or unify existing public
uses on the south side of East Main Street (east and west of Fiesta Way),
specifically the Town Center and Neighborhood Center.
The three possible landslides on the site would appear to pose little development
constraints to the proposed project. A more detailed, design -level geotechnical
investigation will need to be prepared for the project to determine engineering
strength parameters of subsurface materials; suitable design recommendations
would be made at that time to address any geologic or soils constraints such as
expansive soils or slope instability. tt is possible that there is at least one mine
tunnel entrance somewhere on the steeply sloping portion of the project site.
The more detailed, design -level geotechnical investigation will need to
specifically address the potential for mine tunnels on the portion of the slope that
would be affected by project development.
Preliminary investigations indicate that the area south of Villa Avenue is not
traversed by an active fault. The nearest trace of the potentially active Berrocal
fault is probably concealed beneath alluvium somewhere north of the ends of the
exploratory trenches dug as part of this study. The fault trace could be 100 feet
to the north (where it is mapped), or it could be just a few feet north of «-
trenches. It is recommended in the Initial Study that additional exploratory
trenching be conducted within the entire area proposed for library development
to confirm that the potentially active Berrocal fault does not traverse the area
where the library is proposed to be constructed.
The project would not significantly increase or alter traffic levels on roadways
serving the Town Center and proposed library. Althc.. , project construction
would produce short-term air quality impacts due to dust d exhaust emissions
from construction equipment, implementation of dust-cor:-3l measures listed in
the Initial Study would reduce potentially significant const.:ction-related impacts
to a level of insignificance.
4. Vegetation: Development of the proposed library would require the removal of some existing
trees on the site including two existing oaks (12" and 30" diameters) near the
southwest comer of the proposed building. The existing mature cedar located in
the southern portion of the Town Center parking lot would be retained. In
addition to removal, site preparation and building construction could adversely
affect trees and/or their root systems through construction activities. To ensure
that potentially significant impacts on existing trees are mitigated to a level of
insignificance, mitigation measures listed in the Initial Study will need to be
implemented. They include: (1) making minor building location adjustments '-
avoid the larger existing trees; (2) specifying building setback distances to e .: _
that grading and operation/storage of heavy equipment does not occur within the
driplines of trees to be retained; (3) replacing trees to be removed at a 3:1 ratio
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consistent with Town guidelines outlined in the Los Gatos Tree Removal
Ordinance; (4) evaluating the condition of the trees to be retained, particularly
the cedar tree near the northwest corner of the library building and providing
recommendations to ensure the long-term viability of the trees to be retained.
5. Noise: The project would not significantly increase or atter traffic levels on roadways
serving the Town Center and proposed library. During project construction,
temporary noise increases would result from the operation of heavy equipment
and increased truck traffic. The Initial Study includes measures to minimize
construction noise impacts.
6. Land Use: The project would be compatible with the existing adjacent Town Center and
Neighborhood Center. Although the project would result in an expansion in
public uses and decrease in residential uses, the existing land use pattem of
public uses adjacent to residential uses would remain the same.
7. Public Health: Since all buildings, particularly those constructed prior to 1974, would have the
potential to contain asbestos and demolition of the existing residences on the
project site could release asbestos it it is contained in these buildings, it is
recommended that a qualified asbestos inspector complete an inspection of the
existing structures on the site for asbestos and make appropriate
recommendations.
8. Housing:
Development of the proposed building would require the acquisition of four
existing residences on Villa Avenue and two existing residences on Fiesta Way.
The Town has already acquired the four residences on Villa Avenue and will
acquire the two residences on Fiesta Way if the proposed project is funded. In
July 1990, a Relocation Assistance and Last Resort Housing Plan was prepared
by the Town as part of the proposed project and the Plan has been adopted by
the Town Council.
9. Traffic/
Circulation: The proposed new library would represent an expansion of the library space from
14,000 to 36,000 square feet. The Town does not plan to expand the library staff
or its level of activities at the library, and based on this criterion, the proposed
project could be considered to not generate any new traffic. When the proposed
project's trip rate (trips per 1,000 square feet) is compared to the rate found by
ITE research, the proposed project's rate corresponds with the ITE rate found by
ITE research (4.92 trips per 1,000 square feet). The correlation between the
proposed library's rate and the ITE rate indicates that the existing library is used
intensively for its size when compared to other libraries; this is further
corroborated by the high per capita usage of the library, which is the third highest
in the State.
There are other factors associated with the proposed project that could result in
increased traffic. A slight increase in usage at the new library could result from the
proposed improvements and continued population growth in the project region
(including areas outside Los Gatos). However, potential increases would likely be
small since the usage rate is already high and the library's location at the southem
margin of the Town would limit its use by residents from other communities.
Although the Town does not anticipate any expansion in police personnel, there
could be some expansion in police activities in the future (made possible by the
additional space for this department) which could increase traffic slightly.
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For pu-- ses of this impact analysis, this project is assumed to have the potential
to gen- ate a maximum of 90 more trips per hour (inbound and outbound) which
is equivalent to a 50% increase over existing library -related traffic levels. Such
increases would not significantly alter existing traffic distribution on roadways.
Existing traffic levels on Pageant Way would be expected to decrease after
project development. No significant change in traffic levels on Villa Avenue (east
of Fiesta Way) and Jackson Street would be expected until the planned traffic
signal is installed at the Eas: .lain Street/Jackson Street intersection. Once a
signal is installed at this intersection, there could be an increase on Villa Avenue
of approximately 15 trips during the PM peak hour. When worst -case traffic
increases are assumed for the project, it was found that the service level
operation of the critical movement at study intersections would remain the same.
The Initial Study recommends that traffic levels be monitored on Villa Avenue
every six months for the two-year period after project completion. If traffic
volumes increase, the garage access to/from Villa Avenue should be restricted to
one-way outbound (eastbound) flow; if volumes continue to exceed existing
levels, access should be restricted to emergency vehicles only.
Project development would result in a net increase of 87 parking spaces on the
east side of the Town Center. Under worst -case conditions, a total of 69 parking
spaces would be required for library users. Another 13 spaces would continue to
be occupied by library staff. The proposed addition of 87 parking spaces would
be consistent with (exceeding) Town parking standards but would not meet State
parking standards. Despite the project not meeting State parking standards, the
proposed addition of 87 spaces would be adequate to meet projected worst -case
parking demand from the library, and parking conditions in the project area would
be improved after project development. The parking supply in the Town Center
area would be increased by 56%, and under worst -case parking demands due to
the project, parking demand would be increased by 15%.
The proposed driveway access on East Main Street would serve as a parking aisle
and the primary access to the Town Center, and perpendicular parking spaces are
proposed to be located on both sides of this driveway cdm East Main Street
southward. This design would pose safety problems and -'=.ys for vehicles due
to potential traffic conflicts between vehicles maneuve , into and out of the
perpendicular spaces and vehicles entering (and leaving) the site via this
driveway. The Initial Study recommends that the perpendicular parking spaces
proposed within 75 feet of East Main Street be replaced with parallel parking
spaces on the east side with no parking spaces on the west side. Although this
would result in a loss of six or more parking spaces, this design would eliminate
potential safety problems and there would still be a total net gain of about 81
parking spaces at the Town Center.
10. Public
Services: No increase in police protection or fire protection services would be expected
with the proposed building. Development of the proposed project would allow
the Town police department to utilize the existing library space, thereby
improving space conditions for the police department. Emergency access is
proposed to be provided along the northeastem project boundary to offset the
loss of the existing connection between Villa Avenue and Fiesta Way. However,
emergency response time could be up to three or four minutes longer than
current response times to the west end of Villa Avenue due to the additional time
required to remove the locked chain/gate on this emergency access, or use
Jackson Street and Villa Avenue. The Fire Department would require that a
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tumaround bulb be provided at the west end of Villa Avenue and no parking be
allowed within the bulb.
11. Aesthetics: The proposed library would extend the Town Center southward and would help
to unify the various buildings in the Town Center. Located between the
Neighborhood Center and the Town Center, the library would provide a visual
connection, creating a hub of civic buildings. The proposed library building would
be considerably larger than the existing residences to the east. However, the
massing of the proposed library would be generally consistent and compatible
with the surrounding buildings in the Town Center.
Interior lighting of the proposed library could result in light being shed on
neighboring properties at night. In addition, outdoor lighting could result in
increased illumination in the site vicinity. The only nearby uses that would be
sensitive to such light are the residences along Villa Avenue. Nighttime glare and
illumination from the Library could pose a nuisance, particularly to residents living
immediately adjacent to the northeast comer of the library. The dense grove of
trees on the upper slopes of the hillside behind the library would screen the
residences on Cleland Avenue from nighttime light and glare associated with the
library facility.
The proposed building would not obstruct any views from Cleland Avenue or
nearby residences; it would be barely visible from Cleland Avenue due to the
dense screen of trees on the hillside above the project site. Filtered views of the
library rooftop, including any mechanical equipment or appurtenances located on
the roof, may be visible from these locations. In addition, if trash enclosures,
utility meters and other maintenance equipment are located near existing
residences on Villa Avenue, such features could adversely affect these
neighboring uses. It is recommended that: (1) these features be carefully
screened from view; (2) special attention be given to the design of the library
rooftop to ensure that views from Cleland Avenue are not impaired or if possible,
no mechanical equipment be located on the roof; and (3) a lighting plan be
prepared which addresses outdoor and indoor lighting design (including window
locations) and potential effects on adjacent uses.
12. Cultural
Resources: tt is not anticipated that any significant impacts on historical resources would result
from project development. There are six residences that would be demolished as
part of the proposed project. The four residences located on Villa Avenue are
not historically significant. The two homes located on Fiesta Way that would also
be demolished have not been evaluated by a qualified historian for their historical
significance. It is recommended that the Town retain a qualified historian to
evaluate the historical significance of the two homes on Fiesta Way that are
proposed to be demolished.
Copies of the Initial Study used to make the above recommendation are on file and available for public
inspection during regular business hours at the Town Planning Department, 110 East Main Street, Los
Gatos, California.
3 / VI / 2 E �- - -- -_
D I ' Lee E. Bowman, Planning Director
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