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1985-101-Authorizing Agreement to Prepare An Environmental Impact ReportRESOLUTION NO. 1985 -101 RESOLUTION AUTHORIZING AGREEMENT TO PREPARE AN ENVIRONMENTAL IMPACT REPORT RESOLVED, by the Town Council of the Town of Los Gatos, County of Santa Clara, State of California, that the TOWN OF LOS GATOS enter into that agreement to prepare an Environmental Impact Report with PLANNING ANALYSIS AND DEVELOPMENT, a copy of which is attached hereto, and that the Mayor is authorized, and is hereby directed, to execute said agreement in the name and in behalf of the TOWN OF LOS GATOS. PASSED AND ADOPTED at a ular Council of the Town of Los Gatos held on the 1st day of 1985, by the following vote: meeting of the Town Julv AYES: COUNCIL MEMBERS Eric D. Carlson, Terrence J. Daily, Brent N. Ventura and Mayor Joanne Benjamin NOES: COUNCIL MEMBERS None ABSTAIN: COUNCIL MEMBERS None ABSENT: COUNCIL MEMBERS Thomas J. Ferrito SIGNED:.. -- �`� -MAYOR OF THE TOWN f IF LOS__G_ATOS ATTEST: _C7RK OF THE ET TOWN OF LOS GATO$ A6REEMENT THIS AGRBEMENT is made and entered into on ----------, 1985 by the Town of Los Gatos (TOWN), and P}����&�-ADd�����-���L}D20��� (CONSULTANT). 1. The TOWN desires to contract for the Performance of Environmental Services to include the Preparation of a Draft and Final Environmental impact Report for the following Project: A. Environmental Impact Report [IR-85-1 b, Zone Change Application Z-8&6 Requesting a change in zone from D' R-1:8000 and RM:5-20 to RM:6-20-PD in order to construct a 176-unit residential development on 8.8 acres of property at the southeast corner of Blossom Hill Road and Roberts Road, OWNER;: Ed Nino and Will Crosby 2` The CONSULTANT is willing to Perform such Professional services upon the terms and conditions herein set forth.' SERVIM 1" CONSULTANT shall Perform those Professional services described in the "Scope of Services" attached as "EXHIBIT A"^ CONSULTANT'S work products and schedule of delivery shall be in accordance with the "Work Products and Schedule" attached as "EXHIBIT B.' Scheduling may depend on factors beyond CONSULTANT'S control including (but not limited to) Prompt submittal of required data by the TOWN, adverse weather conditions/ delay caused by alteration in the scope of the Project, etc. CONSULTANT will diligently Perform the required services according to the schedule outlined above but will not be responsible for delays beyond his control. 2" Compensation for CONSULTANT'S Professional services shall be at a firm fixed Price of $20,770; payment to be made in accordance with Work Products and Schedule stated in ATTACHMENT B. The following is the schedule of Payments by the Town for work completed. a" Receipt of signed copies of contract. Payment for 23 percent of the contract value. U" Delivery of eight coPies of the administrative draft EIR" Payment for SO percent of the contract value" c. Delivery of 45 copies of the draft EIR. Payment for 10 Percent of the contract value" d" Delivery of 2O copies of Response to Comments. Payment due for 1S Percent of the contract value" Plan. Analysis Devel,' Page 2 3^ CONSULTANT'S work shall be performed in compliance with the requirements of the Environmental Quality Act of 1970, as amended (Public Resources Code Section 21,000 to 21,176, inclusive), and the Guidelines for Implementation of the California Environmental Quality Act of 1970 originally certified and adopted by the Secretary of the California Resources Agency as Administrative Regulations on February 3, 1973, and as thereafter amended' if applicable., NOME 4. Any notice required to be given to CONSULTANT shall be deemed to be duly and Properly given if mailed to CONSULTANT postage prepaid, and addressed to: PLANNING ANALYSIS & DEVELOPMENT 530 Chestnut Street San Francisco, CA 94133 or Personally delivered to CONSULTANT as such address or such other address as CONSULTANT designates in writing to TOWN. Any notice required to be given to TOWN shall be deemed to be duly and properly given if mailed to TOWN, Postage Prepaid, and addressed to: TOWN OF LDS GATOS Planning Department P.D. Box 949 Las Gatos, California 95031 or Personally delivered to client at such address of such other as TOWN may designate in writing to CONSULTANT" IN WITNESS WHEREOF the Parties hereto have caused this Agreement to be executed in the Town of Los Gatos, State of California. [TNN OF' LOS GATOS 8y___ _ >~ MAYOR *DATE:___��_�_���____ CONSULTANT PLANNI DEVELOPMENT By__ 8PPRDED AS T- I F / > Yenu M Y JO L R �� ---------- A. Project Description The EIR will describe the Pendar project based on changes that were made after the Expanded Initial Study was published. As currently proposed, the project would have 192 dwelling units ranging in size from one to three bedrooms (760 — 1500 square feet). An unspecified number of the smaller units would be priced at $100,000 to $140,000, and are meant to be affordable to moderate income households. The market for the units consists of elderly persons, "empty nesters" and single person households. An unspecified number of units would be set aside exclusively for the elderly. The site plan has been changed to accommodate the increase in units, to reduce the incidence of noise and to improve vehicular circulation. The changes in the project will be defined in sufficient detail so that the project may be evaluated for environmental review purposes. This includes the amount and location of parking spaces, open spaces, grading and drainage plans, tree removal, visibility of the project and building characteristics. PAD will obtain from the applicant a clear and concise statement of the reasons for undertaking the project, including the need for the project and the reasons for selecting this particular site. The EIR will note applicant's schedule and costs for the project. This section of the EIR will present the sequence of approvals required for the project, including environmental clearance, rezoning and a permit for street closure, if applicable. B. Issues Found not to be Significant In the EIR there will be a statement of why certain issues are found to be insignificant and are focused out of the EIR. To accomplish this, prelimi- nary research will have to be undertaken. At this time, it appears that the following issues can tentatively be focused out. • Air Quality • Soils. Geology and Seismicity • Selected Public Services The EIR will describe the air quality at the Los Gatos air quality monitoring station using the most recent data available from she Air Quality District. Los Gatos has good air quality, and project traffic is not expected to result in measureable changes in pollution levels. Therefore, this topic does not require further study. A preliminary soils report should be available du ing the environmental review process. If this done early on, soils, geology and seismicity could be focused out of the EIR. As the project would not be marketed to family iouseholds, the use of recreational facilities probably would not be significant, although some use of park facilities would take place. 2 EXH11n SIT Neither the project residents nor their visitors are not likely to have a significant impact on transit, so this public service can be focused out of the EIR. C. Potentially Significant Impacts An Expanded Initial Study was prepared for the project that focused on the following issues: • Traffic and Circulation • Noise • Visual Quality • Archeology These topics are the focus of this EIR. In addition, PAD believes that the topics listed below could have significant impacts and recommends inclusion of them in the EIR. Reasons for this determination follow. • Land Use, including Relationship to the General Plan and Zoning • Housing Need • Biotic Resources • Grading, Drainage, Erosion, Hydrology, and Water Quality • Historic Resources • Public Services • Construction • Energy • Growth - Inducement The EIR will describe the environmental setting, impacts and mitigation measures for topics that could have a potentially significant impact on the environment. There will be a table that summarizes impacts and mitigations for easy reference, and mitigations will be expressed in language similar to conditions of approval, identifying who is responsible for what. Each of these topics is discussed below. Environmental Setting The EIR will describe the site as it relates to surrounding uses including residences, Vasona Park, the local and regional circulation system and the natural environment. Important natural features are Los Gatos Creek, the park, the mountains and terrain of the site itself. The land use setting of the project will be described in terms of the existing land uses characterized by: • green open space including an old orchard anc ;mature trees; • residential buildings and other structures or. he site; • surrounding residential, commercial, circulatiop and open space uses; • the hillside terrain and backdrop of mountainsg • hazardous intersections; • Los Gatos Creek; • condition of Roberts Road bridge. 3 This section of the EIR will describe city policies that relate to the land use proposed for this site, including: • The General Plan designation for the site as High Density Residential which permits 5 - 20 units per acre. • The suitability of the site, as vacant land, to be used for multiple family, senior citizen and low /moderate income housing needs. • The zoning designation for the site which is predominantly R -1:8 (Single Family Residential with an 8000 sq. ft. minimum lot size) with some Office and some RM 5 -20. • Housing Element policy which calls for all development in excess of 20 units to provide 20% below market rate housing. • Planned Development (PD) zoning designation that permits the 20 -unit per acre density proposed by the applicant. • The Housing Element of the General Plan which notes that Los Gatos has maintained a larger share of elderly residents than the county as a whole. • The Town's ABAG housing allocation which identifies a need for 972 dwelling units. • The Housing Assistance Plan which states that those most in need of housing are the elderly. • Housing Element policy which states that elderly housing is eligible for a density bonus for up to 100% of the permitted units. • The Capital Improvement Program which calls for a variety of improve- ments to Blossom Hill Road and its intersections. • The Downtown Specific Plan. Land Use Impacts The primary land use impacts of the project will be described in this section of the EIR, including the following: • Density • Compliance with General Plan and other development policies • Compatibility of the project with surrounding land uses • Density, scale and transition to residential, commercial and open space areas, particularly Vasona Park • Relationship to housing needs in the Town • Loss of open space • Access and linkages to other parts of the Town The project would be more dense than the surrounding single family residences and would have a distinctively different architectural character. The number of residents that would live on the site and the visual quality of the development would change the conditions around Vasona 'arks a much - appreciator 2 ed recreational and aesthetic resource in the Town. ine traffic impacts during construction and occupancy would affect the existing residents and This section of • impactsfandetheir•significance. Thetresults oifllandauseeimpaetslsuchuas traffic, noise and visual quality will be discussed in other sections of the EIR. Land Use Mitigations For each impact Identified mitigation l These will include mitigations that are already included in the projecti(such as provision of below market rate housing and deeper setbacks) as well as measures e� feasible mitigationsnwithaa clearwpath T toward will be placed on implementa- tion. Environmental Setting The Housing Element identifies the Town's housing need for 972 dwelling units, with an emphasis on elderly and low and moderate income family housing. Housing programs to address this need are the Below Market Price Units (BMP) program, the Secondary Units program and density bonuses. The density bonus functions under the Special Use designation of the General Plan. This section of the EIR will describe: • The Town's housing need; • The amount of housing recently constructed to meet that need; • The housing programs that apply to the site; • General Plan policies (other than the Housing Element) that affect housing. Housing ImQacts The project is required to provide below market rate housing for low and moderate income households in an amount equal to 20% of the market rate housing, as more than 20 units are proposed. This will be done by providing is eligible , fles or s rsotheredensity bonuses tequal the t the k number ®ofn e units that are aside for the elderly and handicapped. However, the availability of public services must to be considered prior to permitting density increases. If service according the the GeneraltPlan. This could be could generate further growth. added The EIR will address the project's compliance with these Housing Element policies. The housing impact analysis will identify the following: • Amount and proportion of below market rate housing that will be pro- vided; • Whether the BMP housing will be affordable to moderate income house- ` holds, using the 80 - 120% of median income standard. i 5 • Method by which housing subsidies will be funded; • Whether subsidies should /could be deep (low income) or shallow (mod- erate income); • Eligibility for density bonuses; • Evaluation of service capacities to accommodate increased density, particularly the street system; • Developer documentation regarding how project meets the town's hous- ing needs. Housing Mitigations The need for mitigations will be based on the evaluation of how the project serves the Town's housing need. If there is a shortfall, PAD will recommend measures such as an increase in BMP units, a reduction in density or both. If the developer finds it financially untenable to provide BMP units, PAD will identify means to achieve affordability without threatening the financ- ial viability of the project. Among these are small units, use of housing revenue bonds and relaxed building standards. FVUM. .. .R .- - '.4 W.'ra's l: This section of the EIR will describe local and county -wide traffic and circulation conditions that affect the site and the Town as a whole. Access to the site, sight distances and accident history of the vicinity will be presented. Salient traffic characteristics are the following: • The role of Blossom Hill Road in serving cross - county as well as local traffic; • The existing level of service (E and F) at intersections along Blossom Hill Road; • The carrying capacity of the Los Gatos circulation system; • The condition of the Roberts Road bridge; • Capital Improvement Program policies for signalizing, widening and otherwise improving the circulation system; • The off -set intersection of Blossom Hill Roao, the Vasona Park en- trance and Roberts Road; • Improvement plans and schedule for State Route 35. Traffic Impacts PAD and the traffic engineer will review the traffic analysis that was prepared for the 110 -unit project in the Expanded Initial Study, incorporat- ing this material in the EIR when appropriate, recalculating traffic impacts for a 192 -unit project and provide new impact assessment as requested by the Town. The scope of work is described below. • The street system serving the site will be described in terms of pavement width, number of lanes, provisions for pedestrians and cyclists, and traffic control devices. This will be done for: - Blossom Hill Road - University Avenue - Roberts Road • AM and PM peak hour turning movement counts will be made for the intersections of: - Blossom Hill Road / Roberts Road - University Avenue / Roberts Road - Blossom Hill Road / Los Gatos Boulevard • AM and PM peak hour turn movement counts for University Avenue / Blossom Hill Road and University Avenue / Saratoga Avenue will provided by the Town. • Project trip generation rates will be calculated based on assumptions approved by the Town. • Traffic assignment will be calculated for three scenarios: - Roberts Road as a two -way street - Roberts Road one -way from Blossom Hill Road to University Avenue - Roberts Road one way from University Avenue to Blossom Hill Road - Option: closure of Roberts Road to through traffic. • Cumulative impacts will be calculated based on a list of approvedand pending projects with supporting reports supplied by the Town. • Calculate the level of service at the five intersections for: - Existing traffic volumes - Existing plus approved projects' traffic - Existing plus approved projects' plus project traffic - Existing plus approved projects' plus project plus pending projects' traffic. • Percentage increases of traffic at critical intersections due to the project shown for each of the above LOS calculations, using methodology approved by the Town. • Calculate LOS for the unsignalized intersections assuming they were signalized, for each of the three scenarios. • Obtain from the Town recorded 24 -hour directional counts on: - Blossom Hill Road near Roberts Road - University Avenue near Roberts Road 7 Roberts Road near University Avenue ® Roberts Road near Blossom Hill Road a Prepare signal warrants for the Roberts Road intersection with Blossom Hill Road and University Avenue. ® Evaluate the realignment of the Blossom Hill Road / Vasona Park / Roberts Road intersection approaches, and potential to use Roberts Road as a short cut; a Evaluate the impacts of relocating Roberts Road; a Evaluate widening or otherwise improving the Roberts Road bridge; ® Evaluate left turn impacts, into and out of the site and left turns from Roberts Road to University Avenue if the bridge is widened; ® Evaluation of tandem parking. Traffic Mitigations The EIR will recommend mitigation measures to: • Reduce traffic volume on Blossom Hill Road between Los Gatos Boulevard and Santa Cruz Avenue; • Provide the optimal circulation and access plan; • Improve the condition of the bridge; • Reduce traffic accidents in the vicinity of the site; • Reduce peak hour traffic generation; • Assign the project it's fair share of an needed off -site traffic controls and /or improvements; The traffic engineers will also describe the role Route 85 will play in relieving traffic near the site. 1 Environmental Setting The noise conditions on and around the site are described in the Expanded Initial Study which was based on recent measurements. This data will be incorporated by reference in the EIR. The data needs to be recallbrated to account for changes in the site plan and architectural design which are expected to reduce the incidence of traffic noise on the residential units. This in turn may change the mitigation measure that recommends a 14 -foot sound wall along the Route 17 corridor. Noise Impacts The noise impacts of traffic on the project will be based on the existing 15- minute noise measurements during park hour traffic times. The noise levels calculated for the 110 -unit project were taken at the top of the slope above Route 17. The current plan sites building back from the slopea places the buildings end -on to the freeway and uses architectural features such as solaria to buffer noise. The residences front Blossom 4ill Road are set back 93 100 feet from the street. All of these changes affect the attainment of the Town's goal of 55 dBA (Ldn) for residential outdoor areas. The acoustics consultant will analyze the noise impacts on the project by: • Reviewing the existing noise measurements and contours, including time of day, location, duration and method of estimation; • Recalibrating the noise data to account for terrain, site plan changes and architectural changes; • Calculating the level of noise at various locations on the site; • Confirming the sound barrier effect on "front line" buildings as a means to reduce noise on the interior of the site; • Comment on the noise - generating impacts of the project. Noise Mitigation Measures The acoustics consultant will make recommendations to reduce the noise level as much as possible to achieve Town noise goals. This will include: • The minimal height, location, composition and configuration of noise walls; • Recommendations to further reduce noise by site planning, architect - ural design and selection of building materials. i_ Visual Quality Environmental Setting The EIR will describe the existing visual setting of the site and surrounding area drawing on some of the discussion of the land use section (compatibility, density, loss of open space). Additional emphasis will be placed on the views as seen from Yasona Park, Route 17, residential neighbor- hoods and Blossom Hill Road. The viewshed presently includes the hilly terrain, an old orchard on the site, mature oaks and sycamores, and mountains In the background. The views of mountains and the ridgeline are particular- ly important to Los Gatos residents, as they give the Town its special character and identity. The visual setting will be presented photographically showing the various land uses with their characteristics, and prominent features of the natural landscape. Near, mid -range and distant views will be photographed and dis- cussed. This section of the EIR will discuss the Community Design Element policies that apply to the site. Visual Impacts The EIR will analyze two types of visual impacts: (1: %he relationship of the project buildings to the built environment surrounding the site and (2) the relationship of project buildings to the visual characteristics of the natural environment. (1) The project would be a type of development that is not typically found in Los Gatos. Consequently, its appearance will be different from the commercial and residential areas nearby. Assuming building plans and elevations are available from the project architects, the EIR will address the following issues: • The compatibility of building heights, materials, fenestration and other architectural features with natural character of the vicinity; • The visibility of buildings from residential areas, Vasona Park, and thoroughfares; • Site planning techniques to reduce apparent density, including use of landscaping, setbacks and low buildings fronting Blossom Hill Road, Roberts Road and Route 17; • The effectiveness of landscape screening; • The visual treatment of entrances and parking areas; • The shielding of nighttime light and daytime glare. (2) The relationship of the project to the natural environment can be manipulated similar to its relationship with the built environment. The EIR will analyze the following° o The visual impact associated with the loss of green open space; • The significance of removing the mature and other vegetation; • The impact of the project on views of the mountains, especially the ridgeline; • The visual impacts of the project as seen from nearby, midrange and distant locations, including residential areas, Blossom Hill Road and uphill vantage points. • Preservation of the riparian zone; • Visual impacts at the highest elevations; PAC will critically review the site plan and model that has been prepared and will use them in conjunction with site photographs to understand the visual impacts of the project from several perspectives. Among the vantage points that will be important are Vasona Park, Blossom Hill Road (east and west approaches), Route 17 (north and south, near midrange and distant views), Nino Avenue (east) and residential locations (to be determined). Mitigation Measures For each significant visual impact, the EIR will recommend feasible mitiga® tions to improve the architectural design and site plan of the project. For example the type of buildings and clustering proposed for the lower elevation should be different from that proposed for the upper elevation in response to the terrain and viewshed. Use of landscape buffers, variation in setback lines and building height and use of appropriate nighttime light fixtures are among the mitigations that will be recommended. The visual impacts of removing mature trees cannot literally be mitigated, so retaining healthy ones will be required by the Parks Department. The visual quality of other vegetation can partially be restored with appropriate land- scaping on the site. The EIR will review the landscape plan to assess its mitigative potential. A more serious implication of the loss of green space is the change in character associated with the size of project proposed, which is very different from the existing neighborhood character. To the extent that landscaping is used to buffer differences in land use intensity and building types, particularly by recreating a sense of the natural envi- ronment, this impact can be reduced at least perceptually. Whenever possible, the EIR will illustrate the design impacts and recommended mitigation measures such as use of natural species in deep buffer zones. This will facilitate understanding of the options open to decision — makers regarding the visual impacts of the project. PAD has prepared numerous visual studies, drawing on the principal's training in architecture and urban design. PAD employs a broad array of tools ranging from photomontage and diagrammatic drawings to show project impacts and the effect of choosing various mitigations. The site is in a somewhat natural state and fits in well with the rural ambience of the Town. It supports many mature trees and is traversed by Los Gatos Creek which supports riparian vegetation. The creek flows into Vasona Lake which supports fish and other wildlife. Stormwater runoff enters the creek as part of the natural drainage regime, but much of the precipitation Is naturally absorbed by soils and vegetative cover. The Open Space Element encourages retention of stream bed corridors in their natural setting and recommends using them for paths and trails whenever possible. Biotic Ispacts The EIR will address two types of biotic impacts: those related to tree removal and those related to the riparian zone. in Los Gatos Creek. (1) The 110 —unit site plan called for the removal of 30-40 mature trees; this has reportedly been reduced substantially in accordance with the Town's tree removal policy. The project sponsor has authorized an arborist report that identifies the major trees on the site by species, size, condition, health and so forth. Wesco will review this report in conjunction with ground verification and a topographic site plan (to be provided by the project sponsor). The EIR will identify important trees that will be lost and the amount and type that will be retained, along with an analysis of the effects this will have on erosion, visual quality, and wildlife. 11 (2) Wesco will review the proposed treatment of the riparian zone, as protection of this environmentally sensitive resource is important to the local ecosystem. The Town prefers that the riparian zone remain undisturbed by keeping buildings out of it. The EIR will describe the proximity of the buildings to the zone, and assess the potential for disturbance. Stormwater conveyance planned for the site will also be described and assessed for any potential impact on stream water quality. * It appears that the creek does not support significant fish, so a resource study is not proposed at this time. Should this assumption change, Wesco has the staff and capability to evaluate the fish and wildlife resources support- ed by the riparian zone. The EIR will describe the project's compliance with trails policies of the Open Space Element will be address, regarding the bicycle trail that is under construction in the riparian zone and another than is under consideration. Biotic Mitigation Measures Wesco and PAD will recommend mitigations to protect mature trees and the riparian zone if impacts are found to be significant. PAD will contact the Parks Department to identify opportunities to protect the natural resources of the area. The project sponsor's responsibility to contribute funds for trail improvements will be determined. 2. Grading, EraLian. Drainage And Jlllt= Environmental Setting The EIR will describe the main characteristics of the site, including: • The distinct upper and lower areas separated by tree - filled slopes that are very steep in parts. • The existing road on the site that ascends to the top of the hill and was built by making steep cuts into the hillside; • The cut banks of Route 17 along the eastern property line; • A 100 -year flood plain on either side of the creek; • The natural drainage for the site which includes the creek. Environmental Impacts The EIR will evaluate the grading impacts of the project, providing a grading plan is made available for the sponsor. Issues that have been raised by Town staff are- • Significant grading to provide parking under residences; • The impacts of an on -site road with a 15% gradient-, • The height of proposed retaining walls. In order to assess the grading impacts of the project, a grading plan will be required along with calculations of the amount of cut and fill and method of 12 dealing with any imbalance. The on -site road has been realigned to reach the top of the hill more directly from Blossom Hill Road, although it gradient is not known at this time. In order to determine the drainage impacts of the project, the following information will be needed from the sponsor: • an accurate topographic map • amount of impervious surface • an estimate of runoff increases • a description of how runoff will be conveyed and treated • a precise site plan to indicate the location of the. 100 -flood plain Mitigation Measures Mitigation measures will address the following issues: • Ways to minimize and balance cuts and fills • Treatment of runoff to protect water quality • Construction techniques to minimize erosion • Revegetation to retain soils • Reduction of impervious surface to decrease runoff. Environmental Setting An archeological records search and site reconnaissance revealed that there are no known archeological resources on the site. The site was historically used for farming, is traversed by a perennial stream and supports many trees. As such, it is possible that Indians used or resided on the site in the past. There are several old residential and ancillary buildings on the site that may have significance to the history of Los Gatos. These buildings will be described, using any sources that may be available in the Town to obtain historic background information on the early settlement of the Town. Archeological Impacts PAD will review the type of site investigations that were conducted for the Expanded Initial Study to assess their appropriateness and adequacy. # If additional field studies are needed, PAD would retain a qualified archeologist to investigate the site for possible remains. This is an optional service. PAD will contact local agencies concerns with historic preservation to deter- mine whether there are any records of the earliest use of the buildings on the site, who occupied them, and the role they played in Los Gatos' history. Archeological Mitigation Measures The EIR will include mitigations for retrieval or preservation of any archeo- logical remains that may be found on the site. If none are evident as a result of field Investigationst mitigations related to appropriate construct- ion practices will be recommended. 13 .5.f "�.y.. •. i, The project will have noise, traffic, erosion and air quality impacts during construction. The EIR will estimate the magnitude of the impact as well as its duration. Among the measures that will be presented are; • tons of TSP generated over a given period of time; • amount of truck trips per day; • duration of hauling • duration of site preparation • noise levels of typical construction equipment. It is the responsibility of the sponsor's engineer to estimate soil loss and impacts on the creek if appropriate precautions are not taken against erosion during construction. (Mitigation Pleasures The EIR will specify mitigations to; • Reduce air -borne dust during site preparation; • Reduce equipment noise during construction; • Reduce disturbance due to truck hauling;. • Reduce soils erosion during and after construction. GEQA requires that all EIRs address the energy impacts of projects. The Town Energy Element calls for additional energy - saving actions such as use of solar energy and encouragement of energy conscious site planning. The General Plan policies will be reviewed in this section of the EIR to identify those that are germane to the project. Energy Impacts The EIR will address the following energy impacts of the project: • Energy consumption due to transportation; • Energy consumption due to heating and cooling; • Energy conservation due to site design and solar access. Transportation energy consumption will be derived from estimates of vehicle miles travelled and standard energy consumption rates for different types of vehicles. Heating and cooling energy consumption will be derivea from Title 24 energy budgets. The site plan will be evaluated to determine its energy efficiency and ways in which it can be improved. 15 Energy Mitigations PAD will recommend ways in which energy consumption could be reduced, including measures that: • Reduce solar gain and heat loss to buildings; • Encourage greater use of transit; • Require use of solar energy systems; • Improve building construction beyond the requirements of Title 24. yffigm " Environmental Setting Los Gatos has seen significant residential development as a result of employment growth in the region. Residential development in turn induces and supports commercial development. The EIR will describe development trends In the Town, of which the project would be a part. Growth - Inducing Impacts While the project is a result of previous growth, it will have growth - inducing impacts of its own. These impacts are due to (1) intensification of land use, (2) increased population in the Town, and (3) increased spending power in the Town attributable to the occupants. If any public services will have to be expanded to increase capacity, this too will have a growth - inducing impact. The EIR will discuss these impacts in terms of: • The land use succession process; • The multiplier effect of new expenditures in the Town by project residents; • The effect of excess service capacity created (if any) as a result of the project in making more land available for development. These impacts may not themselves be significant if the Town wants growth. However, they can have secondary impacts that are reflected in municipal costs, the quality of public services and urban quality. Mitigation Measures PAD will recommend mitigations to reduce growth- inducing impacts of the project. Among those that will be considered are: • Reduction in project size • Phased development • Carefully planned infrastructure improvement scaled to current needs. D. Alternatives to the Project PAD will evaluate the no- project alternative and one other to be defined after preliminary research and discussions with the city and applicant. The other alternative will be one that reduces or eliminates one or more significant impacts. As such, it could be defined as: 16 • A reduction in density; • A change in the site plan; • A change in the type of use. The alternative will also analyze variations in circulation as requested by the Town Engineer. As noted in the traffic section of this proposal, this includes changes in the directional flow on Roberts Road as well as the closure of Roberts Road. The alternative will be assessed along the same lines as the preferred alternative# but will be done in less detail, as permitted under CE®A. t E. Co® nity Participation PAD would play a role in the community participation process. Typically, PAD initiates and conducts the public scoping session, at which we make a presentation regarding the EIR process. PAD solicits community input as to what residents would like to see addressed in the EIR, and special conditions in the vicinity of the site that may not be evident to us. Should a more thorough participation process be desired by the Town, PAD offers the following options that we have found to be constructive on other projects: e A progress meeting at which the impact assessment and mitigations are discussed; ® A progress meeting to discuss alternatives and their impacts; e A pre - hearing meeting in which final concerns are expressed and dis- cussed. A series of meetings has the advantage of getting concerns out in the open before a hearing and allows the applicant to formulate a response or change in the project. Much divisive comment that emerges at hearings can be channeled toward developing a solution to problems. 17 Planning Analysis & Development budget by task: Task 1: Site Reconnaissance and Meetings with Public Agencies and Sponsor Time: 1st week of project Budget: $1000 Task 2: Administrative Draft EIR Time: 2nd - 6th week Budget: $8500 Task 3: Draft EIR Time: 2 weeks after receiving Town comments on ADEIR Budgets $1000 Task 4: Four Hearings Time: As scheduled, 8 hours per meeting including preparation, travel and attendance time. Budget: $500 per hearing, $2000 for all. Task S. Additional Research Requested at Hearings Time: 8 hours g $62.50 = $500 Task 6. Response to Comments Time: 16 - 24 hours of professional staff time Budget: $1000. PAD's professional fee: $14,000 Subcontractors's Budget Lou Larsen, Traffic Engineer: $4,500 Charles Salter Associates, Acoustics Consultant: $1,000 kesco, Biology Consultants: I = Total Consultants Fees 5,850 Subconsultants' fees do not include hearings Expenses: Photocopying 45 copies x 100 pages R .05 /page + 25% cover cover, binding, collating etc., of DEIR approximately $300 8 copies of ADEIR x 100 pages 3 .05 /page + 25% = $50 20 copies of Response to Comments = $20 Photography: Film, contact sheets, prints, halftones $300 Telephone: $100 Travel : 200 miles x 5 trips x $.25/ miles $250 Subtotal: $920 Gramd total fee plus expeasess 520770 18 Mien, R