1985-157-Authorizing Agreement To Prepare An Environmental Impact Report For Old Town Shopping CenterRESOLUTION NO. 1985 -157
RESOLUTION AUTHORIZING AGREEMENT TO PREPARE AN
ENVIRONMENTAL IMPACT REPORT FOR
OLD TOWN SHOPPING CENTER
RESOLVED, by the Town Council of the Town of Los Gatos, County of Santa Clara,
State of California, that the TOWN OF LOS GATOS modify that agreement to prepare a
master Environmental Impact Report with KREINES & KREINES, as per Exhibit A attached
hereto, and that the Mayor is authorized, and she is hereby directed, to execute
said aqreement in the name and in behalf of the TOWN OF LOS GATOS.
PASSED AND ADOPTED at a
lar
Council of the Town of Los Gatos held on the
1985, by the following vote:
meeting of the Town
21st day of October
AYES: COUNCIL MEMBERS
Eric D. Carlson,
Terrence J.
Daily, Thomas
J. Ferrito, Brent
N. Ventura, and
Mayor Joanne
Benjamin
NOES: COUNCIL MEMBERS None
ABSTAIN: COUNCIL MEMBERS None
ABSENT: COUNCIL MEMBERS None
SIGNED:
1AYOR OF THE TOWN LOS GATOS
t
ATTEST:
t� �F
CLERK OF FE 0 J OF 4;A OS
G
Copy
AGREEMENT
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AG- � II _
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REC;
BID:
THIS AGREEMENT is made and entered into on �L a 3 c4, 1985 by
h,
the Town of Los Gatos (TOWN), and Kreines & Kreines ONSU TANI
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:
50 University Avenue
a. on itiona se Termit Application U- 84 -12A
b. Architecture and Site Application S- 76 -32H
Reouestinn annroval of plans for the expansion of parking and retail shops in an
existing shopping center in the C -2 zone.
OWNER /APPLICANT: George Magnett dba Old Town Properties
2. The CONSULTANT is willing to perform such professional services upon the terms
and conditions herein set forth:
THE PARTIES DO HEREBY AGREE AS FOLLOWS:
SERVICES
1. CONSULTANT shall perform those professional services described in the
"Scope of Services" attached as "ATTACHMENT .A" including attendance by Ted
Kreines and Richard K. Hooper at four public hearings and one DRC hearing.
CONSULTANT'S work products and schedule of delivery shall he in accordance
with the Schedule attached as "ATTACHMENT B" including eight copies of the
Administrative Draft EIR, 45 copies of the Draft EIR and 20 copies of
responses to comments.
Scheduling will 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 bevond
his control.
COMPENSATION
2. Comnensation for CONSULTANT'S professional services listed in "ATTACHMENT
A" shall be at a firm fixed price of $38,370.00; payment to be made in
accordance with payment stated in "ATTACHMENT C."
STANDARDS
4. CONSULTANT'S work shall be performed in comoliance with the requirements of
the Environmental Quality Act of 1970, as amended (Public Resources Code
Sectinn 21,000 to 21,176, inclusive'), and the Guidelines for Implementation
of the California Environmental Qualitv 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 anDlicable.
NOTICES
5. Anv 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:
Kreines & Kreines
58 Paseo Mirasol
Tiburon, CA 94920
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 he duly and
properly given if mailed to TOWN, postage prepaid, and addressed to:
TOWN OF LOS GATOS
Planning Department
P.O. Box 949
Los Gatos, California 95031
or personally delivered to client at such address of such other as TOWN may
designate in writing to CONSULTANT.
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IN WITNESS WHEREOF the narties hereto have caused this Aqreement to be executed in
the Town of Los Gatos, State of California.
ATTEST:
(va � ROSE ALUAb
CLERK OF THE TOWN OF LOSS -
APPROVED AS TO FORM:
M11 tt,
N ATTORNEY
DATE: 151.�� lsyn u / gi
TOWN OF LOS GATOS
By
OANN e Mit��j
MAYOR
DATE:—
CONSULTANT
KREINES & KREINES
-3-
11.7:13111 maj*1Dhid1�
SCOPE OF SERVICES
The EIR will be prepared in the following format:
I. INTRODUCTION
The introduction will briefly discuss the Town's decision to have a
focused EIR prepared on the proposed project based on the Initial Study
and the DRC report.
II. SUMMARY
The summary will briefly describe the impacts of the proposed project and
the mitigation measures designed to eliminate or reduce those impacts.
III. PROJECT DESCRIPTION
This chapter will contain a description of the proposed project and its
location. Any other projects planned for the area will be identified as
well as any other agencies having jurisdiction over those projects, such
as the widening of S.R. 17.
Kreines & Kreines will present the history of the Old Town Shopping
Center, from its conversion of a surplus school to a successful specialty
commercial complex. The history of previous approvals and conditions for
the Old Town Shopping Center will be summarized.
All conditions and assumptions which might relate to the proposed project
will be identified. In addition, the surrounding area of Old Town will be
described. This includes the portions of downtown to the west and
northwest, the residential /office area along University Avenue, the
outlying areas across S.R. 17 and south to Main Street.
IV. ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION MEASURES
A. NEIGHBORHOOD CONCERNS
Kreines & Kreines will conduct a meeting in the downtown neighborhood for
interested citizens in order to explain the CEQA process. Citizens will
be asked to comment upon areas of controversy. This meeting is to be
advertised by the City. Areas of controversy identified at the meeting
will be described in the EIR.
We propose a meeting to focus the EIR, not to explain the expansion and
not to add to the list those concerns which participants feel should be
studied. The purpose of the meeting would rather be to identify the
topics that will be studied and to have participants respond within those
categories as to what types of methodologies they would like to see used.
If it is deemed necessary, the proposed meeting must be noticed
immediately upon execution of contract and held as soon as practical
thereafter..
-I- ATTACHMENT A
LAND USE
For the environmental setting, the project area will be mapped for one
quarter -mile in each direction. The environmental setting will identify
existing land use as opposed to current zoning. Impacts will be measured
in terms of the degree to which commercial retail land use has been
located more closely to existing residential development with the proposed
project. This impact will also be considered in the "Visual" section of
this EIR.
Mitigation measures will include changes in the site plan and /or the
addition of landscaping to screen the proposed expansion.
C. CONFORMANCE TO ENVIRONMENTAL PLANS AND POLICIES
The environmental setting should describe the Los Gatos General Plan
(LGGP), the Los Gatos General Plan EIR (LGGPEIR), the Los Gatos Downtown
Specific Plan ( LGDSP) and the Los Gatos Downtown Specific Plan EIR
( LGDSPEIR), particularly as they pertain to the proposed project. For
example, the LGGP has several issues, goals, policies and implementation
measures which deal with the proposed project. A brief listing of the
possible LGGP items is given in Table A.
The Los Gatos General Plan will be reviewed for every goal, policy and
implementation measure which might impact the proposed project or be
impacted from the proposed project, either directly or indirectly from
the proposed project's traffic and other impacts. The same will be done
with the LGGPEIR, the LGDSP and LGDSPEIR so that all previous policy is
identified and made consistent with the proposed project. The Los Gatos
Zoning Ordinance should also be identified so that a comparison with the
proposed project can be made.
The general tone of the Los Gatos planning documents is to preserve and
enhance the small town character of the downtown. Some of these goals are
stated in terms of "small shops" and "quality of life," but village scale
is not defined in measurable terms (e.g., two stories, 35 feet, etc.j-
Kreines & Kreines will analyze the Old Town area for its existing scale,
including:
I. Existing building height.
2. Lot coverage, including open uses such as parking.
3. Sense of "place," e.g.:
where downtown begins.
where downtown ends.
the "center" of downtown.
The latter analysis can be undertaken with accepted town planning concepts
such as enclosure and focal points (Cullen, Townscape) and legibility
(Lynch, The Image of the tj—T By comparing the proposed project to its
environmental setting, Kreines & Kreines will determine the degree it
enhances that setting or the degree to which it is "out of scale."
Mitigation measures will be offered in terms of how a project might be
designed in keeping with the downtown character.
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For policy impacts, wherever previous plans and policies set direction or
Proposed approaches which would conflict with the proposed project, such
impacts will be identified in this analysis. Two court cases are of
interest in this regard: McKellar vs. Los Gatos, where the Town depended
upon findings made at the time that a use permit for the Toll House was
granted, and Neighborhood Action Group vs. County of Calaveras, where it
was found that the use permit must be consistent with the General Plan.
Impacts will also contain a checklist of all zoning requirements compared
to the proposed project. For example, are 0 -side yards allowed? Does
parking garage square footage count in FAR? What are refuse area
requirements?
Mitigation measures will be offered in two ways:
1. The proposed project may be altered to fit previous policy, or ...
2. Previous policy can be amended to accommodate the proposed project.
This analysis would be undertaken for the approvals sought by the project
applicant: conditional use permit and architecture and site review.
D. TRANSPORTATION /CIRCULATION
Richard K. Hopper, P.E. will prepare the transportation section of the
EIR. Kreines & Kreines will assist with field observation.
The traffic conditions existing on the streets and at the intersections in
the area surrounding the project site will be analyzed. Street
geometrics, lane configurations and on- street parking provisions will be
presented based upon currently available records and field measurements.
The streets to be included are as follows:
1. Saratoga Avenue, Town limits to Los Gatos Boulevard
2. Santa Cruz Avenue, Blossom Hill Road to Route 17
3. University Avenue, Main Street to Blossom Hill Road
4. Main Street, Santa Cruz Avenue to Los Gatos Boulevard
5. Los Gatos Boulevard, Main Street to Saratoga Avenue
Roadway capacities and existing operating levels of service (LOS) will be
determined. Capacity and LOS will be based on the criteria in the Highway
Capacity Manual (HCM) and the proposed changes to the HCM.
Intersections to be included in the report are as follows:
1. Santa Cruz Avenue & Main Street
2. Santa Cruz Avenue & Saratoga Avenue
3. Santa Cruz Avenue & Blossom Hill Road
4. University Avenue & Main Street
5. University Avenue & Saratoga Avenue
6. University Avenue & Blossom Hill Road
7. Los Gatos Avenue & Saratoga Avenue
Isis
All cumulative traffic increases to these intersections will be
identified. PM peak hour LOS will be determined from existing data
extrapolated to the present date using a +1.2 % /yr. growth factor.
The project will be analyzed for three stages of development: Stage I,
parking garage; Stage II, 14,739 square feet commercial retail addition;
Stage III, theater conversion to commercial retail, or approximately
10,000 square feet.
A cumulative impact analysis will be made for the project and all
currently proposed projects that might have an influence on the CBD,
using the projects analyzed by Louis H. Larson in Traffic Report, Vasona
Heights Residential Development, September 1985.
Vehicle trip generation of the proposed commercial retail will be
developed.using Caltrans and ITE trip generation data as well as data
provided from the existing Old Town Shopping Center "Easter survey."
Vehicle trips will be distributed on the basis of the distribution
characteristics of the Old Town customers in the "Easter survey" traffic
and from field observation by Kreines & Kreines.
Project traffic impacts will be analyzed for the PM peak hour on the
streets and at the intersections listed above. The analysis will show the
existing LOS and the LOS with project traffic added.
Circulation on University Ave. at Old Town Shopping Center will be
analyzed for driveway turning movements, conflicts, delays, queuing from
both existing parking lot driveways as they relate to the proposed parking
garage. The intersections of Boone Lane and Elm Street, Boone Lane and
Grays Lane, University Avenue and Elm Street and University Avenue and
Mullen Avenue will also be analyzed for the impacts which project
generated traffic may have on them.
Circulation and parking problems during the construction of the parking
garage will also be analyzed to determine what impacts this work will have
on overall CBD parking and circulation.
The impact of adding 500 -600 parking spaces will be analyzed to determine
what effects that will have on the existing supply of parking in the CBD
and upon the plans to provide an additional 600 spaces in the Downtown
Parking Improvement Program (Wilbur Smith and Associates, March 8, 1985).
The effect of losing most of the project site's rear parking lot during
and after Phase II construction will also be discussed.
Based upon the findings in the analysis portion of the study, a set of
suggested measures will be developed to mitigate the impacts of the
proposed project. Mitigation measures could include physical improvements
to streets and intersections, additions of traffic control devices, and
lane configuration changes. Other mitigation measures could modify the
period of construction of the parking garage in which present circulation
and parking patterns will be interrupted, as well as include modifications
to the proposed project.
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Weekend peak hour, current A.M.
facility hour volumes would be
intersections listed above. In
intersections in the basic EIR,
Saratoga Avenue and S.R. 17 and
analyzed for existing operating
street peak hour and peak street or
neasured and analyzed for the streets and
addition to those streets and
S.R. 17 freeway and the interchanges of
Santa Cruz Avenue and S.R. 17 will be
LOS.
Impacts of the project during the facility or peak street peak hour,
whichever is not covered by the A.M. or P.M. peak hour and during the
commute peak hour, if it is different, will be determined. In addition,
the project will be analyzed to determine its impact on weekend peak
traffic volumes within the study area.
Impacts on S.R. 17 and the two interchanges will be analyzed for project
impacts. Freeway capacity and operating LOS will follow the criteria and
procedures outlined in TRB Circular 281, proposed chapters for the 1985
HCM, and will include existing as well as proposed configurations of S.R.
17.
The parking garage will be analyzed for internal circulation, entering and
exiting volumes, delays and areas of conflict. The single point of exit
will be analyzed to determine expected operating conditions and problems
during periods of peak traffic activity in the facility.
Kreines & Kreines will determine the degree of "filtering" of proposed
project traffic down side streets such as Edel'en Avenue, Grays Lane,
Bentley Avenue, Miles Avenue and Royce Street in order to avoid downtown
traffic. On these and any other residential street studied, the TIRE
Index will be used to evaluate any loss of environmental quality.
Pedestrian and bicycle volumes and circulation will be analyzed,
particularly with respect to University Ave. and the fact that the parking
garage is on one side and the shops are on the other side of the street.
The impacts, if any, that the project will have on existing and proposed
transit operations in and through Los Gatos will also be analyzed.
Additional mitigation measures would be proposed, dealing with existing
and proposed configurations of S.R. 17 and its interchanges, physical
improvements to streets and intersections determined as a result of
additional peak hour analysis, pedestrian and bicycle facilities, and
transit facilities. In the event that environmental quality at local
neighborhood streets is threatened, the team will propose restricted
turning movement controls.
E. WATER
The environmental setting will be based on the Initial Study, which
recognizes the potential of erosion on the parking structure site during
excavation. The projected rainfall during the construction period will be
identified, and existing drainage facilities at the project site
inventoried and sized. The water quality of Los Gatos Creek will be
identified with Caltrans and the Santa Clara Water District.
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Impacts will be determined on the basis of runoff from the project site
and by considering the temporary drainage facilities offered by the
project applicant. The degree to which runoff might endanger the cut
slope of the excavation or the stockpiling of materials nearby will be
identified. The degree of contaminants or sediment which might enter the
Los Gatos Creek will be discussed.
Richard K. Hopper will specify necessary mitigation measures for
excavation, stockpiling and erosion, such as sediment traps and temporary
drainage facilities. Richard K. Hopper and Kreines & Kreines will
identify acceptable excavation practices, including seasonal and daily
restrictions.
F. VISUAL (AESTHETICS)
The environmental setting will determine the publicly accessible vista
points of the three phases of the proposed project:
1. Parking structure
2. Theater renovation
3. New construction
Photographs will be taken of the areas as they exist today from several
publicly accessible vista points. The rear of the new construction area
will be photographed from S.R. 17, which has been nominated for a State
Scenic Highway in the LGGP.
Based on the elevations and other descriptions of the proposed project,
representations of the proposed parking garage, renovated theater and
additional rear construction will be placed in their respective places in
each photograph. In the event that complete elevations are not available,
then shaded blocks, configured to represent the size and shape of the
proposed project, will be used. Representations of parking garages in
Area 4 from the Wilbur Smith report will also be shown for a cumulative
effect.
Determination of significant impact will be on the basis of:
1. Degree to which original views are disrupted.
2. Degree of tree removal and lack of replacement.
3. Introduction of new or incompatible materials into the immediate
area.
Estimates of tree removal and landscaping replacement will be based upon
submittals by the proposed applicant. In the absence of such information,
it will be assumed that all landscaping near the building line will be
removed and only those plants shown will be considered to be proposed
landscaping.
Mitigation measures will be offered in terms of modifications to the site
plan, a reduced level of development, revised materials or textures and /or
buffering or screening through the use of landscaping.
G. FISCAL
For the environmental setting, Kreines & Kreines and Richard K. Hopper
will describe the proposed downtown parking improvement program with
particular reference to:
1. The study areas within the parking program which overlap the project
area (Areas 5 & 6).
2. Those areas which would benefit from the proposed parking assessment
district.
3. The ingress /egress points planned for the projected Town parking as
reported by Wilbur Smith and Associates (e.g., potential conflicts
with Area 4 at Elm Street and comparison with three conceptual
parking plans in report, Figures 5, 6, and 7).
Richard K. Hopper will analyze how the proposed parking garage will
operate both physically and economically within the proposed parking
assessment district and how the Town's adjacent surface parking lot will
(or will not) be integrated in with the proposed private parking garage.
Kreines & Kreines will calculate the cost of the parking district without
the public parking lot but with a 0- assessment on Old Town.
Mitigation measures may be proposed in terms of a more equitable
assessment on the project site and /or modifications to the site plan.
The environmental setting will project the "spread" of assessments, the
basis for determining this spread and the degree to which Old Town
Shopping Center would be impacted by that spread. The parking rates
proposed by Wilbur Smith will be identified.
For impacts, it will be assumed that the project applicant's proposal to
purchase land in the parking assessment district will be approved. The
cost of that land, based on assessments submitted by the assessment
district, will be identified. The benefit to the project applicant will
be compared to the changed assessment spread, degree to which other
properties in the district will contribute their share and any
modification in the number of parking spaces which must be built. The
project applicant's financial intentions will be analyzed:
I. Will Old Town validate parking tickets?
2. Would other members of the parking district be allowed to validate on
the same basis?
The parking rates to Old Town customers will oe compared to the District's
and to non -Old Town customers. Benefit will be estimated on the basis of
any difference.
Mitigation measures may include the financial modifications of the
assessment district or modification, both physical and financial, of the
proposal by the project applicant.
INI
H. NOISE
Construction equipment to be used by the project sponsor will be
identified, including: dump trucks, cement mixers, excavating shovels, air
hammers, generators and pile drivers. For the environmental setting,
Kreines & Kreines will identify the generic noise ratings of all equipment
identified.
The impacts of the proposed project will be based upon the equipment used,
duration of time, location of use and resultant noise impact area.
Impacts upon project tenants and users, commercial retail neighbors and
residential neighbors will be identified by Kreines & Kreines.
Kreines & Kreines will prepare any mitigation measures, which will be the
specification of equipment types (e.g., no pile driving), hours of use and
types of muffling required on equipment.
For the environmental setting, Kreines & Kreines will reference the Los
Gatos Noise Ordinance and the Noise Element of the LGGP. Existing and
noise exposure forecast contours will be identified for the following
streets:
1. University Avenue
2. Main Street
3. Saratoga Avenue
4. Santa Cruz Avenue
5. Los Gatos Boulevard
6. State Route 17
It should be noted that while State Route 17 may not be significantly
affected by noise from increased traffic from the proposed project, State
Route 17 may have increased noise exposure forecast contours as a result
of its proposed widening. These contours may impact the rear of the Old
Town site.
For operational impacts, we will reference the Los Gatos Noise.Ordinance,
the LGGP Noise Element, the State of California Noise Standards and the
LGGPEIR. These documents set standards for commercial and residential
areas and identify (in the case of the LGGP) the degree to which those
standards have been or will be exceeded. Project noise will be measured
by H. Stanton Shelly of Environmental Consulting Services.
Noise increases will be measured in Leq and Ldn units, both of which are
used in the LGGP. The added noise will be used to draw new noise exposure
forecasts contours for the affected streets. The degree to which
additional residences will be affected will also be identified. It should
be noted that increased noise along S.R. 17 may ;mpact the desirability of
the Old Town Shopping Center as a result of commercial area noise
standards.
Mitigation measures may include noise attenuation measures which the
project sponsor can- initiate and /or reduced levels of development or
traffic generation.
J. PLANT LIFE
For the environmental setting, Kreines & Kreines would identify all trees
and ground cover on the proposed project (or directly adjacent to it)
which might be removed or affected by the proposed project. For the
determination of impacts, the proposed improvement plan would be compared
to existing landscaping and a determination made as to whether the
landscaping will survive or be replaced. This analysis would include any
mitigation measures requiring the widening of streets, expansion of
parking lots, clearance of areas for machinery and areas requiring
stockpiling. Removal of trees will be compared to Section 3:20.020 of the
Los Gatos Zoning Ordinance and to Ordinance 1264.
Mitigation measures would include a suggested plant list of replacement
trees, shrubs and ground cover. In addition, mitigation measures from the
"Visual" section would be made consistent with these mitigation measures
so that trees and shrubs can be used as screens or buffers for any visual
impact.
K. LIGHT AND GLARE
For the environmental setting, we will identify all the existing sources of
illumination in the project site which can be seen from residences within
a one -block radius. Residences currently exposed to this illumination
will be identified on a map of the surrounding area.
For project impacts, Kreines & Kreines will identify the additional
lighting which will be added as a result of the proposed project. The
degree to which this lighting will aggravate existing illumination
exposure to residences identified in the environmental setting will be
documented. Residences not previously impacted by illumination will be
identified on a map of the surrounding area. A list will be made of each
property impacted by the proposed illumination of the project, both before
and after the project.
Mitigation measures may be offered in terms of illumination shielding,
landscape buffering and a revised site plan.
L. EARTH
The environmental setting will identify the requirements of the Town of
Los Gatos as they pertain to parking structures and excavation of the type
proposed. The type of soil and geologic conditions will be identified by
completing a Geologic Hazards Checklist as required by the the General
Plan Seismic Safety Element.
Impacts will include the degree to which soils information must be
provided to proceed with the project. If, for example, a soils report is
necessary, then that soils report will be provided by Darwin Myers and
Associates and made a part of the environmental setting of this EIR.
Darwin Myers and Associates will examine the foundations and construction
details for the proposed parking structure. These will be examined in
terms of the existing earth materials and the ability of the parking
structure to withstand seismic and other geotechnical hazards.
-a-
Darwin Myers and Associates will examine the existing theater, which is an
older building, to determine if the construction of that building meets
current seismic safety standards. Construction practices for the rear
edge of the proposed shopping center (bordering Los Gatos Creek) will be
examined by Darwin Myers and Associates for the stability of the slope
bank to accommodate the additional construction from Phase III of the
proposed project.
Mitigation measures will be offered by Darwin Myers and Associates in
terms of construction techniques or renovation techniques necessary to
minimize or eliminate potential seismic or geotechnical hazards. Darwin
Myers and Associates will provide construction mitigation measures to
withstand seismic hazard for the theater, the parking structure and
construction along the slope bank. In the event a soils report is
necessary, mitigation measures will be requested from the soils engineer
preparing the soils report by Darwin Myers and Associates.
M. AIR QUALITY
Donald Ballanti, Consulting Meteorologist, will identify the environmental
setting in conformance with the Bay Area Air Quality Management District
Guidelines for EIRs. This approach establishes the existing ambient
standard in the area and the degree to which carbon monoxide (CO)
measurements will have to be made.
On the basis of the environmental setting, the proposed project will be
studied for its impacts primarily on CO levels adjacent to those roadways
which will be increasing in traffic. Note: the proposed S.R. 17 widening
may impact CO levels on the project site and, as such, may have
impact on the patrons of the Old Town Shopping Center.
Mitigation measures will include trip reduction techniques, such as
parking management, TSM and a possible reduction in development size.
N. NATURAL RESOURCES
The new construction will require the use of fossil fuels and building
products. These would be pointed out as a one -time loss of natural
resources as a result of construction of the project.
0. PUBLIC SERVICES
Fire Protection
The environmental setting will determine the Central Fire District's
regulations for commercial spaces, particularly through narrow aisleways
as suggested in the project plan. The impacts will be the degree to which
the proposed plans meet existing fire codes. At a minimum, the clearance
between separate structures proposed in the project plan should be
identified for purposes of fire fighting.
Mitigation measures may require alteration of the site plan or sprinkling
of the new buildings.
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Police Protection
The environmental setting will document the degree to which crime is a
factor in parking structures in Los Gatos. In addition, the incidence of
crime in the Old Town area, particularly those areas which are enclosed
and hidden from public view, will be identified.
Impacts will be determined by reviewing the project plans with the Los
Gatos Police Department. The degree to which additional hidden areas and
enclosed parking structures might induce additional crime will be
identified.
Mitigation measures may be required in terms of modifying the site plan or
establishing security systems within the proposed project.
P. ENERGY
The proposed project will generate additional demand for heating and
lighting within the project. The setting will identify the wattage now
demanded by the proposed project and establish estimates of watts per
square foot or per luminaire demand.
The impacts will include estimates of internal project demands as well as
the energy demanded by the increased VMT (vehicle miles traveled)
generated by new patrons to the Old Town Shopping Center.
Mitigation measures may require energy- saving techniques, a change in the
site plan, reduction of development or trip reduction techniques.
Q. UTILITIES
The environmental setting will identify the water, sewer and storm
drainage facilities in the area. We will assume that the project
applicant will provide preliminary utility drawings to determine where the
Proposed project will hook up to existing water, sewer and storm drainage.
Impacts will.•be determined to the degree that proposed utility connections
can, or cannot, be made. For example, if subterranean drainage and
sanitary sewer (for public restrooms) in the parking garage are at a
lower elevation than existing lines, such impacts will be noted.
Mitigation measures will include pumping of drainage and sanitary sewer
flows to lines at higher elevations and modification of the site plan if
easements or lines are changed by the proposed project.
R. CULTURAL RESOURCES
The environmental setting will identify the Old Town Shopping Center as an
original school built in 1881. The degree to which the original and
subsequent buildings will be involved in the proposed project will be
identified. We will identify the Historic Building Code, which may
regulate some of the proposed construction.
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Impacts will be identified to the degree that proposed construction will
alter the appearance and the original integrity of the existing
structures. For example, the proposed project shows that the grade -level
of the theater will be expanded outward. How will that addition change the
appearance of the theater structure?
Mitigation measures will be determined to the degree that proposed
construction requires changes to the appearance or integrity of the
existing structures, and /or the degree to which the Historic Building Code
(if applicable) is not met.
S. MARKET
For the environmental setting, Kreines & Kreines will identify all
establishments in the project site. Any and all competitors with these
types of establishments will be identified elsewhere in downtown Los
Gatos.
Kreines & Kreines will interview owners of similar establishments
currently outside the Old Town Shopping Center. The interviews will seek
to ask whether:
1. Additional development in Old Town will create competition for other
store owners, or ...
2. Additional development and parking will draw more potential customers
for all downtown stores.
While these may not be direct environmental effects, whether beneficial or
adverse, they could shed light on whether the project is viewed as growth
inducing or more efficiently absorbing existing demand.
Mitigation measures will be proposed in terms of the types of
establishments and parking rates (e.g., validation, 2 -hr. limit, etc.)
-12-
V. OTHER EIR SECTIONS
We will prepare the appropriate discussions and documentation for the
following required sections:
A. THE RELATIONSHIP BETWEEN LOCAL SHORT -TERM USE OF MAN'S ENVIRONMENT
AND THE MAINTENANCE AND ENHANCEMENT OF LONG -TERM PRODUCTIVITY
We will compare the present use of the site, including the subterranean
parking lot, with a developed proposed project, including a parking
structure, as moving from an historical and low -rise development to an
altered and intensified development of the site. This may point the way
toward a shift from the former values of Los Gatos to the more current
values in other downtown areas.
B. GROWTH INDUCEMENT
The parking structure may induce retail /commercial growth beyond that
currently possible in Downtown Los Gatos.
We will identify the degree to which the parking garage meets the
following standards and demands:
1. Requirements of Los Gatos Zoning Ordinance.
2. Actual demand, considering proposed development additions and net
loss of parking, of the Old Town Shopping Center.
3. Additional demand from Los Gatos downtown satisfied by the proposed
project.
If there is additional demand after the first two points above are satis-
fied by the proposed project, there may be a growth inducement to create
even more commercial square footage in the Los Gatos downtown area.
C. EFFECTS OF THE PROJECT THAT ARE NOT SIGNIFICANT
Kreines & Kreines will identify those impacts which are focused in the EIR
as a result of the Initial Study. All those potential impacts which are
not in the Initial Study, or which the Town and consultants agree could
not be affected by the proposed project, will be shown to be not
significant.
D. CUMULATIVE EFFECTS
The traffic and visual sections of the proposed EIR will include impacts
from other projects identified by the Town of Los Gatos. For traffic
impacts, we will use the 14 projects identified in the Traffic Report,
Vasona Heights Residential Development by Louis Larson, Inc., September
1985.
-13-
E. ANY SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE
INVOLVED IN THE PROPOSED PROJECT SHOULD IT BE IMPLEMENTED
This section will be based on the determinations of significant impact in
the EIR.
F. ANY SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE
PROPOSAL IS IMPLEMENTED
This section will be based on the determinations of significant impact in
the EIR.
G. ALTERNATIVES
CEQA requires that real alternatives be studied and that the no project
alternative be studied. We will discuss the no project alternative and
the alternative of placing 24,739 square feet on the existing parking lot
site at 21 University Avenue. In the absence of the proposed parking
garage, additional parking demand will be estimated for its impact on the
proposed Downtown Parking Improvement Program.
-14-
SCHEDULE
The time schedule for the preparation of the EIR is as follows:
Administrative Draft EIR
City Staff Review Period
Draft EIR
Final EIR (addendum containing
Responses to Comments)
12 weeks
tc meet CEQA
4 weeks
4 weeks from receipt
of staff comments
4 weeks from receipt
of all comments
-15, ATTACHMENT B
COSTS
Preparation of the Administrative Draft EIR .....................
$28,870
Preparation of the Draft EIR ..... ...............................
$ 9,593
2,500
Representation by Ted Kreines and Richard K. Hopper
at
19,185
four public hearings and one DRC hearing ........................
submission
2,000
Preparation of the final EIR (to consist of 25 hours
to be
submission
spent on preparation of Responses to Comments) ..................
3,837
3,000
Word Processing, Graphics, Editing, and Reproduction
of 8
copies of the Administrative Draft EIR, 45 copies of
the
Draft EIR and 20 copies of Responses to Comments ................
2,000
Total cost for preparation of the EIR as outlined in
Scope
ofServices ....................... ...............................
$38,370
Attendance at additional hearings and preparation of
additional studies
not
included in the Scope of Services, will be billed at
the rate of
$60.00 per
hour plus expenses.
SCHEDULE Of PAYMENTS
Upon
Selection
(25 %)
$ 9,593
Upon
submission
of Administrative Draft EIR (50 %)
19,185
Upon
submission
of Draft EIR (15%)
5,755
Upon
submission
of Responses to Comments (10 %)
3,837
TOTAL $38,370
-16 ATTACHMENT C