15860, 15880, 15894 Winchester Blvd - Staff Report Exh.11-14(
.,-~.
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6874
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL
DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR
JANUARY 13, 2016, HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110
EAST MAIN STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 4:30P.M.
ATTENDANCE
Members Present:
Barbara Spector
Marico Sayoc
Kendra Burch (arrived late)
MaryBadame
Thomas O'Donnell
Absences:
StaffPresent: Laurel Prevetti, Town Manager
Joel Paulson, Interim Community Development Director
Marni Moseley, Associate Planner
Applicants Present: Douglas Rich (Item 2)
Chek Tang (Item 2)
Chris Lee (Item 2)
ITEM 1: Approval of Minutes
• November 11, 2015
• December 9, 2015
Tom 0 'Donnell moved to approve the November 11 and the December 9, 2015 minutes. The
motion was seconded by Mary Badame and approved 3-0-2 with Marico Sayoc recused and
Kendra Burch not present.
ITEM2: 15860, 15880, and 15894 Winchester Boulevard
Conceptual Development Advisory Committee CD-15-008
Requesting review of conceptual plans to merge four properties zoned 0, to
demolish three existing single-family residences, and to construct a new two story
office building with below grade and at grade parking. APNs 529-11-013, -038,-
039, and 529-11-040.
PROPERTY OWNER: South Beach Partners LLC/Cumulus Capital Holdings, LLC
APPLICANT: Valley Oak Partners -Doug Rich
PROJECT PLANNER: Marni Mosely
~lill
Conceptual Development Advisory Committee
January 13, 2016
Page 2 of2
CDAC Comments:
• Would it be possible to add an opening to allow more natural light and ventilation into to
the underground parking?
• Primary concerns for the underground parking are ventilation, security, lighting,
circulation, and bike parking.
• At grade parking circulation is a concern.
• The project should include showers for bicyclists.
• There is concern that the traffic would become an issue because it is right next to a
school.
• Medical offices will cause more traffic in the area and is not a current need in the Town.
• Tandem parking is a concern.
• A shuttle service to downtown Los Gatos during lunchtime should be considered.
• LEED certification would be preferred.
• The design with white stucco walls and the metal roof are a concern in regards to
compatibility. Natural/warm colors and materials would be more appropriate .
• Upstairs lofts or micro units which would create opportunities for live/work uses may be
appropriate for the project.
• Adding patios and seating along Winchester Boulevard would make the bottom floor
more inviting and better activate the Winchester Boulevard frontage.
• Ensuring screening of roof mechanical equipment is important.
• The proposed use is appropriate for the site, but the siz e should be supported by the
required parking.
ITEM3 : Election of Chair and Vice Chair
Tom 0 'Donnell moved to elect Barbara Spector as chair and Marico Sayoc as Vice Chair. The
motion was seconded by Kendra Burch and approved 5-0.
ADJOURNMENT Meeting adjourned at 5:13p.m. The next regular meeting of the
Conceptual Development Advisory Committee is Wednesday, February
10,2016.
Prepared by:
Sylvie Roussel, Administrative Assistant
cc: Planning Commission Chair
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January 3, 2017
Jocelyn Puga, Associate Planner
Town of Los Gatos Community Development Department
110 E. Main Street
Los Gatos, CA 95030
Re : 15860-15894 Winchester Boulevard Response to Public Comments on Mitigated
Negative Declaration
Dear Jocelyn,
The comment period for the above-referenced mitigated negative declaration ended on
December 1, 2016 and two comment letters were received. The comment letters are
attached. Responses to the comments in the letters are as follows:
Santa Clara Valley Transportation Authority (VT A), December 1, 2016
VTA supports the project's retention of the detached sidewalk along Winchester
Boulevard and the addition of street trees within the planting strip. This comment does
not raise an environmental issue that requires a response, and no changes to the
mitigated declaration are required.
VTA supports the project's addition of a new sidewalk along Shelburne Way, closing the
sidewalk gap between the Winchester and Shelburne intersection. This comment does
not raise an environmental issue that requires a response, and no changes to the
mitigated declaration are required.
VT A recommends a continuous buffer strip between pedestrian and automobiles with
landscaping elements such as closely planted trees, shrubs, or light posts. This comment
does not raise an environmental issue that requires a response, and no changes to the
mitigated declaration are required. The project includes a continuous landscaping buffer
along Winchester Boulevard and a partial landscaping buffer along Shelburne Way.
--·
·~ITt ...
]oselyn Puga
Town of Los Gatos Community Development Department
January 3, 2017, Page 2
VT A recommends the inclusion of conveniently located bicycle parking for the project.
As discussed in the initial study on pages 39 and 61 in Section 7 Greenhouse Gas
Emissions and Section 16 Traffic and Transportation, the proposed project would
include a secured bike storage room in its underground garage that would hold 36
bicycles. The proposed bicycle storage facility exceeds the secured bike storage quantity
recommended by VTA and the Center for Green Buildings and Cities. The bike storage
room would be located next to the driveway and could also be accessed from ground
level via a set of stairs or elevators.
VTA recommends that the Town and Project sponsor consider a comprehensive
Transportation Demand Management (TDM) program to reduce single occupant vehicle
trips. The project includes pedestrian-friendly frontage improvements, and a new bus
stop at the corner of Winchester Boulevard and Shelburne Way. Secured bicycle parking
and showers are provided in the building. Town Code Chapter 15, Article VIII
references Bay Area Air Quality Management District of District Regulation 13, Rule 1
for Transportation Demand Management requirements, but this regulation was
suspended in 1996 in response to State legislation. Regulation 14, Rule 1 is similar, and
went into effect in 2014. This rule requires that workplaces of at least 50 employees,
which would include the proposed project, provide specified commute benefits
designed to reduce single-occupancy trips.
VTA supports the proposed bus stop on the southeast corner of Winchester and
Shelburne. This comment does not raise an environmental issue that requires a response,
and no changes to the mitigated declaration are required.
VTA recommends 105-foot minimum red curb to allow ingress and egress of a transit
vehicle at the bus stop if on-street parking is allowed on Winchester Boulevard. This
comment does not raise an environmental issue that requires a response, and no changes
to the mitigated declaration are required. It should be noted that any bus stop
constructed will meet VT A standards.
VTA notes that should the applicant decide to add passenger amenities at the bus stop,
VT A's Transit Passenger Environment Plan provides guidance for bus stop design. This
comment does not raise an environmental issue that requires a response, and no changes
to the mitigated declaration are required.
]o se lyn Pu ga
Town of Los Gato s Conznzunitt; Develupment Department
]anuan; 3, 2017, Page 3
Pacific Gas and Electric Company (PG&E), November 15, 2016
PG&E suggests that project environmental review documents should consider the
pote ntial cumulative effects of development on power infrastructure. The comment
letter does not identify any specific infrastructure that would require upgrades for this
project. Pages 5-71 and 5-72 of the Town's Final2020 General Plan Environmental
Impact Report address how build-out of the 2020 General Plan may result in cumulative
impacts associated with improvements to PG&E's gas and electric systems. The 2020
General Plan Environmental Impact Report (General Plan EIR) considered cumulative
impacts with regard to electricity and natural gas consumption on page 4.14-36 and
concluded that these impacts would be mitigated to a less-than-significant level by
implementing the 2020 General Plan goals, policies, and actions. The General Plan EIR
adequately analyzed all cumulative impacts to utilities and infrastructure corresponding
with each threshold of significance as required by CEQA and shown on pages 4.14-20 to
4.14-21 of the General Plan EIR. Under Potential Cumulative Impacts on pages 4.14.-35
to 4.14-36 of the General Plan EIR, all thresholds of significance are adequately analyze d.
PG&E s uggests that project proponents should coordinate with PG&E early in the
development of their project plans to ensure that compliance with the California Utilities
Commission clearance requirements are met for the gas and electric distribution lines
that cross the site. PG&E suggests that proposed development plans s hould provide
unrestricted utility access and prevent easement encroachments that might impair the
safe and r eliable maintenance and operation of PG&E facilities. This comment does not
raise an environmental issue that requires a response, and no changes to the mitigated
declaration are required.
Developers will be responsible for costs associated with the relocation of existing PG&E
facilities to accommodate the development. PG&E encourages developers to consult
with PG&E early in their planning stages for utility facility relocations. This comment
does not raise an environmental issue that requires a response, and no changes to the
mitigated declaration are required.
Sincerely,
Richard James, AICP, Principal
December 1, 2016
Town of Los Gatos
Community Development Department
11 0 E. Main Street
Los Gatos, CA 95030
Attention: Jocelyn Puga
Subject: 15860-15894 Winchester Boulevard
Dear Ms. Puga:
Santa Clara Valley Transportation Authority (VTA) staffhave reviewed the Initial Study for
30,070 square feet of office development on 1.31 acres at 15860-15894 Winchester Boulevard.
We have the following comments.
Pedestrian Accommodations and Access to Transit
Currently the pedestrian accommodations along the project's street frontages consist of a 5-foot
detached sidewalk with a planting strip along Winchester Boulevard, and no sidewalk along
Shelburne Way east of the Winchester/Shelburne intersection. VTA supports the project's
retention of the detached sidewalk along Winchester Boulevard and the addition of street trees
within the planting strip. VT A also supports project's addition of a new sidewalk along
Shelburne Way, closing the sidewalk gap between the Winchester and Shelburne intersection
and the easterly property. The Shelburne Way sidewalk would be partially detached , e.g. a partial
landscaped buffer would be between pedestrians and automobiles. VT A recommends a
continuous buffer strip between pedestrians and automobiles with landscaping elements, such as
closely planted trees, shrubs, or light posts. Resources on pedestrian quality of service, such as
the Highway Capacity Manual2010 Pedestrian Level of Service methodology, indicate that such
accommodations improve pedestrian perceptions of comfort and safety on a roadway. Such
accommodations also support access to transit, specifically to the Local Line 48 proposed bus
stop on the southeast comer of Winchester and Shelburne.
Bicycle Accommodations
VT A supports bicycling as an important transportation mode and thus recommends inclusion of
conveniently located bicycle parking for the project. Bicycle parking facilities can include
bicycle lockers or secure indoor parking for all-day storage and bicycle racks for short-term
parking. VTA's Bicycle Technical Guidelines provide guidance for estimating supply, siting and
design for bicycle parking facilities . This document may be down1oaded from
www.vta.org/bikeprogram.
33 31 tlort h Firs t Street · Son Jos e, (A 95 134 -190 6 -Admi nistrat io n 408 .321 55S 5 ·Cust omer Ser vic e 408 .321.2300
Town ofLos Gatos
December 1, 2016
Page2
Transportation Demand Managementffrip Reduction
In order to reduce the number of single occupant vehicle trips generated by the Project, VT A
recommends that the Town and Project sponsor consider a comprehensive Transportation
Demand Management (TOM) program for the office portion of this Project. VT A notes that such
programs can be more effective when they include .a vehicle trip reduction target, third-party
monitoring of trip generation upon Project completion and a Lead Agency enforcement/penalty
structure.
Effective TDM programs that may be applicable to the Project include:
* Transit fare incentives, such as free or discounted transit passes on a continuing basis
* Parking pricing and parking cash-out programs
* Bicycle lockers and bicycle racks
* Showers and clothes lockers for bicycle commuters
* Preferentially located carpool parking
* Employee carpool matching services
* Parking for car-sharing vehicles
Bus Service
VT A supports the proposed bus stop on the southeast comer of Winchester and Shelburne. If
on-street parking is allowed on Winchester Boulevard, VTA recommends a 105' minimum red
curb to allow ingress and egress of a transit vehicle at the bus stop. This is based on VT A 's Bus
Stop & Passenger Facilities Standards.
Additionally, should the applicant decide to add passenger amenities (such as a custom bench,
shelter or trash receptacle) at the bus stop, VTA's Transit Passenger Environment Plan provides
guidance for bus stop design. This document may be downloaded from
http://www. vta.org/projects-and-programs/planning/tr~sit -passenger-environment -plan.
Thank you for the opportunity to review this project. If you have any questions, please call me at
(408) 321-5784.
Sincerely,
.,
{
RoyMolseed
Senior Environmental Planner
LG1601
Pacific Gas and
Electric Company
November 15, 2016
Town of Los Gatos
Community Development Department
110 E. Main St
Los Gatos, CA 95030
Attention : Jocelyn Puga
Land & Environmental Management
111 Almaden Blvd ., 81h floor
San Jose, CA 95113
{408) 282-7138
d2g6@pge.com
Re: 15860-15894 Winchester Blvd, Draft Initial Study I Mitigated Negative Declaration
Dear Jocelyn:
Thank you for the opportunity to review the Draft Initial Study I Mitigated Negative Declaration for
15860-15894 Winchester Blvd. PG&E has the following comments to offer.
PG&E owns and operates gas and electric distribution lines which cross the proposed project. To
promote the safe and reliable maintenance and operation of utility facilities, the California Public
Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities
and surrounding objects or construction activities. To ensure compliance with these standards,
project proponents should coordinate with PG&E early in the development of their project plans.
Any proposed development plans should provide for unrestricted utility access and prevent
easement encroachments that might impair the safe and reliable maintenance and operation of
PG&E's facilities.
Developers will be responsible for the costs associated with the relocation of existing PG&E facilities
to accommodate their proposed development. Because utility facility relocations require long lead
times and are not always feasible, developers should be encouraged to consult with PG&E as early
in their planning stages as possible.
We would also like to note that continued development consistent with your General Plans will
have a cumulative impact on PG&E's gas and electric systems and may require on-site and off-site
additions and improvements to the facilities which supply these services. Because utility facilities
are operated as an integrated system, the presence of an existing gas or electric transmission or
distribution facility does not necessarily mean the facility has capacity to connect new loads.
Expansion of distribution and transmission lines and related facilities is a necessary consequence of
growth and development. In addition to adding new distribution feeders, the range of electric
system improvements needed to accommodate growth may include upgrading ex i sting substation
and transmission line equipment, expanding existing substations to their ultimate bu ildout capacity,
and building new substations and interconnecting transmission lines. Comparable upgrades or
additions needed to accommodate additional load on the gas system could include facilities such as
regulator stations, odorizer stations, valve lots, distribution and transmission lines.
We would like to recommend that environmental documents for proposed development projects
include adequate evaluation of cumulative impacts to utility systems, the utility facilities needed to
serve those developments and any potential environmental issues associated with extending utility
service to the proposed project. This will assure the project's compliance with CEQA and reduce
potential delays to the project schedule .
PG&E remains committed to working with The Town of Los Gatos to provide timely, reliable and
cost effective gas and electric service to the City. Please contact Dan Gilardoni at 408-282-7141 if
you have any questions regarding our comments . We would also appreciate being copied on future
correspondence regarding this subject as this project develops.
Sincerely,
Dan Gilardoni
Land Agent
D2G6@pge.com
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J
MITIGATION MONITORING AND REPORTING PROGRAM
DATE: January 25 , 2017
PROJECT: 15860 -15 894 Winchester Boulevard
S-16-023, ~-16-002
MITIGATION MONITORING AND REPORTING PROGRAM
INTRODUCTION
CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs
when they approve projects subject to an environmental impact report or a negative declaration that
includes mitigation measures to avoid significant adverse environmental effects . The reporting or
monitoring program is to be designed to ensure compliance with conditions of project approval during
project implementation in order to avoid significant adverse environmental effects.
In addition, monitoring ensures that m itigation measures are implemented and thereby provides a
mechanism to evaluate the effectiveness of the mitigation measures.
A definitive set of project conditions would include enough detailed information and enforcement
procedures to ensure the measure's compliance . This monitoring program is designed to provide a
mechanism to ensure that mitigation measures and subsequent conditions of project approval are
implemented .
MONITORING PROGRAM
The basis for this monitoring program is the mitigation measures included in the project mitigated
negative declaration. These mitigation measures are designed to eliminate o r reduce significant adverse
environmental effects to less than significant levels. These mitigation measures become conditions of
project approval, which the project proponent is required to complete during and after implementation
of the proposed project.
The attached monitoring program, which begins on the following page, is proposed for monitoring the
implementation of the mitigation measures. This monitoring program contains all appropriate
mitigation measures in the mitigated negative declaration .
MONITORING PROGRAM PROCEDURES
The Town of Los Gatos Community Development Department is responsible for coordination of the
monitoring program. The Community Development Department is responsible for completing the
monitoring program and distributing the monitoring program to the responsible individuals or agencies
for their use in monitoring the mitigation measures .
Each listed responsible individual or agency is responsible for determining whether compliance with
mitigation measures contained in the monitoring program has occurred . Once all mitigation measures
have been complied with, the responsible individual or agency should submit a copy ofthe monitoring
program with evidence of compliance to the Community Development Department to be placed in the
project file . If the mitigation measure has not been complied with, the monitor ing program should not
be returned to the Community Development Department.
MITI GATION MONITORING AND REPORTING PROGRAM
DATE: January 25, 2017
PROJECT: 15860-15894 Winchester Boulevard
S-16-023 , M-16-002
The Town of Los Gatos Community Development Department will review the monitoring program to
ensure that appropriate mitigation measures and additional conditions of project approval included in
the monitoring program have been complied with at the appropriate time, e.g. prior to issuance of a use
permit, etc. Compliance with mitigation measures is required for project approvals, permit issuance,
and/or permit sign-off.
If a responsible individual or agency determines that non-compliance has occurred, a written notice
should be delivered by certified mail to the project proponent within 10 days, with a copy to the
Community Development Department, describing the non-compliance and requiring compliance within
a specified period of time. If non-compliance still exists at the expiration of the specified period of time,
construction may be halted and fines may be imposed at the discretion of the Town of Los Gatos.
Mitigation Measure I mplementation Responsibility Timing and
Monitoring
3. Air Quality
AQ-1. During construction, the following basic Required as a Director of Ensure these
control measures shall be implemented at the Condition of Community measures are
construction site: Approval Development incorporated
1. All exposed surfaces (e.g., parking areas, into project
staging areas, soil piles, graded areas, and unpaved plans
access roads) shall be watered two times per day, or
otherwise kept dust-free. Monitoring
2 . All haul trucks designated for removal of during
excavated soil and demolition debris from site shall construction
be staged off-site until m aterials are ready for
immediate loa ding and removal from site.
3. All haul trucks transporting soil, sand,
debris, or other loose material off-site shall be
cove red.
4 . As practicable, all haul trucks and other
large construction equipment shall be staged in
areas away from the adjacent residential homes.
5 . All visible mud or dirt tra ck-out onto
adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per
day. The use of dry power sweeping is prohibited.
An on-site track-out control device is also
recommended to minimize mud and dirt-track-out
onto adjacent public roads.
6. All vehicle speeds on unpaved surfaces
shall be limited to 15 mph.
7 . All driveways and sidewalks to be paved
shall be completed as soon as possible. Building
pads shall be laid as soon as possible after grading
unless seeding or soil binders are used.
8. Idling times sha ll be minimized either by
MITIGATION MONITORING AND REPORTING PROGRAM
DATE: January 25 , 2017
PROJECT: 15860 -15894 Winchester Boulevard
S-16-023 , M-16-002
Mitigation Measure Implementatio n
shutting equipment off when not in use or reducing
the maximum id ling time to 2 minutes. Clear
signage shall be provided for construction workers
at all access points .
9 . All construction equipment shall be
maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall
be checked by a certified visible emissions
evaluator. All non-road diesel construction
equipment shall at a minimum meet Tier 3
emission standards listed in the Code of Federal
Regulations T itle 40, Part 89, Subpart B, §89 .112 .
10 . Developer shall designate an on-site field
supervisor to provide written notification of
construction schedule to adjacent residential
property owners and tenants at least one week prior
to commencement of demolition and one week
prior to commencement of grading with a request
that all windows remain closed during demolition,
site grading, excavation, and building construction
activities in order to minimize exposure to NOx
and PMIO. The on-site field supervisor shall
monitor construction emission levels within five
feet of the property line of the adjacent residences
for NOx and PM 10 using the appropriate air quality
and/or particulate monitor.
11. Post a publicly visible sign with the
telephone number and person to contact at the lead
agency regarding dust complaints. This person
shall respond and take corrective action within 48
hours. The Air District's phone number shall also
be visible to ensure compliance with applicable
regulations .
12. All excavation, grading, and/or demolition
activities sha ll be suspended when average wind
speeds exceed 20 mph.
13. Vegetative ground cover (e.g., fast-germinating
native grass seed) shall be planted in disturbed
areas as soon as possible and watered appropriately
until vegetation is established.
Respo nsibility Timing and
Monitoring
MITIGATION MONITORING AND REPORTING PROGRAM
DATE: J anuary 25, 2017
PROJECT: 15860 -15894 Winchester Boulevard
S-16-023, ~-16-002
Mitigation Measure Implementation
4. Biological Resources
BI0-1. If noise generation, ground disturbance, Required as a
vegetation removal, or other construction activities Condition of
begin during the nesting bird season (February 1 to Approval
August 31 ), or if construction activities are
suspended for at least two weeks and recommence
during the nesting bird season, then the project
developer shall retain a qualified biologist to
conduct a pre-construction survey for nesting birds.
The survey shall be performed within suitable
nesting areas on and adjacent to the site to ensure
that no active nests would be disturbed during
project implementation. This survey shall be
conducted no more than two weeks prior to the
initiation of construction activities. A report
documenting survey results and plan for active bird
nest avoidance (if needed) shall be completed by
the qualified biologist and submitted to the Town
of Los Gatos for approval prior to initiation of
construction activities.
If no active bird nests are detected during the
survey, then construction activities can proceed as
scheduled. However, if an active bird nest of a
native species is detected during the survey, then a
plan for active bird nest avoidance shall be
prepared to determine and clearly delineate a
temporary protective buffer area around each active
nest, with buffer area size depending on the nesting
bird species, existing site conditions, and type of
proposed construction activities. The protective
buffer area around an active bird nest is typically
75 -250 feet , determined at the discretion of the
qualified biologist and in compl iance with any
applicable project permits.
To ensure that no inadvertent impacts to an active
bird nest will occur, no construction activities shall
occur within the protective buffer area(s) until the
juvenile birds have fledged (left the nest), and there
is no evidence of a second attempt at nesting , as
determined by the qualified biologist.
BI0-2. The applicant shall comply with the Required as a
Town of Los Gatos Tree Protection Ordinance and Condition of
a tree removal permit shall be obtained from the Approval
Town for the removal of any on-site trees that
qualify as a protected tree.
No new trees planted on site shall have a trunk
R esponsibility
Directors of
Community
Development
and Parks and
Public Works
Planning
Division ofthe
Community
Development
Department
Timing and
Monitoring
Ensure these
measures are
incorporated
into project
plans
Prior to
issuance of
any grading
permit
No more
than 2 weeks
prior to
construction
activities
~onitoring
during
construction
Prior to
removal of
any
protected
tree on the
project site
MITIGATION MONITORING AND REPORTING PROGRAM
DATE: January 25 ,2017
PROJECT: 15860 -15894 Winchester Boulevard
S-16-023 , M-16-002
Mitigation Measure Implementation
diameter of less than 1.5 inches.
Protective construction fencing shall be in place for
all retained trees prior to the commencement of any
site work. Any trenching within the dripline of
existing trees shall be hand dug.
The Plalllling Division of the Community
Development Department shall be responsible for
ensuring the implementation of these mitigation
measures .
BI0-3. The appli cant shall comply with the Required as a
recommendations in the arborist report prepared for Condition of
the proposed project by Deborah Ellis on February Approval
12 ,2016 , June 10,2016, and July 22 ,2016.
The PlalUling Division of the Community
Development Department shall be responsible fo r
ensuring the implementation of these mitigation
measures.
6 . Geolof!Y and Soils
GE0-1. The applicant shall include the Required as a
recommendations of the 2015 geotechnical report Condition of
on a ll bid and construction documents to ensure Approval
that the recommended standards for development
of foundations, subsurface improvements, etc. are
incorporated into the project design and
construction. All foundation and grading p lans
shall be reviewed by a licensed engineer and
approved by the Town's engineer.
7. Greenhouse Gas Emissions
GHG-1. The applicant shall include at least one Required as a
reserved van-pool parking space, at least two Condition of
reserved car-pool parking spaces, and at least four Approval
electric charging stations (one of which should be
available to a handicapped space).
GHG-2. The applicant shall include solar energy or Required as a
other alternative energy sources on project plans, Condition of
providing 15 percent o r more of the project's Approval
energy needs . Plans shall incorporate any
combination of the following strategies to reduce
heat gain for 50 percent of the non-roof impervious
site landscape, which includes roads , sidewalks,
courtyards, parking lots, and driveways: shaded
within five years of occupancy; paving materials
Responsibility
Planning
Division of the
Community
Development
Department
Town Engineer
Planning
Division of the
Community
Development
Department
Planning
Division of the
Community
Development
Department
Timing and
Monitorin2
Ensure these
measures are
incorporated
into project
plans
Prior to
remova l of
any
protected
tree on the
project site
Ensure these
measures are
incorporated
into project
plans
Ensure these
measures are
incorporated
into project
plans
Ensure these
measures are
incorporated
into project
plans
MITIGATION MONITORING AND REPORTING PROGRAM
DATE: January 25, 2017
PROJECT: 15860 -15894 Winchester Boulevard
S-16-023, M-16-002
Mitigation Measure Implementation
with a Solar Reflectance Index (SRI) of at least 29;
open grid pavement system; and parking spaces
underground, under deck, under roof, or under a
building. Any roof used to shade or cover parking
must have an SRI of at least 29 and/or have solar
panels.
8 . Hazards and Hazardous Emissions
HZ-1. Prior to the issuance of a demolition Required as a
pennit, the project applicant shall conduct sampling Condition of
and testing of the existing building to detennine the Approval
extent and presence of asbestos-containing building
materials on the site. If measured levels exceed
established thresholds , a work plan shall be
developed and implemented to remove and dispose
of the lead-containing materials in accordance with
the established regulations.
Respon!iibility
Director of
Community
Development
Timing and
Monitorin2
Ensure these
measures are
incorporated
into project
plans
Prior to any
demolition
activities
Monitoring
prior to and
during
construction
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Jocelyn Pu~a
From:
Sent:
To:
Subject:
Greetings,
(
Joseph Gemignani <josephtheweatherman@gmail.com>
Friday, November 11, 2016 8:12 PM
Jocelyn Puga
15860 Winchester Blvd Comments
I am not impressed with the Architecture of the two story building proposed on Winchester Boulevard. It seems
like a lot of new proposals are going modem in style. Do we want to continue to be a charming, historic town
or do we want to resemble a modem town. Could you please ask the Architect to come back with a building
that respects and adds to our beautiful charming town.
Thanks, Joseph
•
Jocelyn Puga
From:
Sent:
To:
Subject
Joseph Gemignani <josephtheweatherman@gmail.com >
Friday, January 13, 2017 5:28 PM
Jocelyn Puga
Planning Commission meeting on the 25th . 15860 -15894 Winchester Blvd
Hi Jocelyn , I wish I was in town on the 25th but I will be on vacation.
Please let the planning commissioner's know that I do not like the look of those buildings. We seem to be
getting a lot of modern looking building proposals oflate starting with Netflix, the library and so on. Do we
want to look and feel high tech or do we want to be a beautiful, warm and charming historical town.
Thanks, Joseph
1
Jocelyn Puga
From:
Sent:
To:
Subject
Hi Jocelin,
Nathan Mandelke <nathan_mandelke@yahoo.com >
Wednesday, January 18, 2017 9:29PM
Jocelyn Puga
Proposed Winchester Office Building
I hope that you are having a nice week. I am writing to you with some concerns with the proposed
office building on 15860, 15880, and 15894 Winchester Blvd . There are a few issues that I currently
have with the proposal that include:
-the height of the new building
-the overall mass of the building
-the number of trees that are going to be cut down
All of the above concerns make the build request incompatible with the neighborhood . The current
height would block views of the mountains and trees for many residents (who live in direct view of the
mountains, or those who are out for a walk). It also seems that a lot of old oak trees are going to be
cut down.
I would like to suggest that the building be pushed back 10 feet and lowered in height by 5 feet. This
seems like it would be a good compromise for builder and residents and would keep the overall
integrity of our neighborhood .
Thank you for your time .
Nathan Mandelke
15415 Winchester Blvd .
Monte Sereno, CA 95030
408 .828 .9624
1
Jocelyn Puga
From :
Sent:
To:
Subject:
Hi Jocelin,
Bryan Carr <brcarr10@gmail.com >
Thursday, January 19, 2017 10:59 AM
Jocelyn Puga; Bryan Carr
Objection s To The Proposed Bu i ld on 15860, 15880, & 15894 Winchester Blvd.
This is Bryan Carr, we spoke a few weeks ago regarding the proposed Office Building on 15860, 15880, &
15894 Winchester. We own our single family home located at 17566 San Benito Way in Los Gatos and have
lived here for 13 years. We are adamantly opposed to the proposed building as it stands now for the following
reasons.
-Height is too high
-The building is too far forward towards Winchester
-Mass is too large
-Too many trees are being cut down
-Therefore making this proposed building completely incompatible with the neighborhood. In addition, the
proposed building will block a significant amount of our view of the hills and mountains which is a major part
of why we bought property in this location.
We also object to the front windows of the proposed project as they will invade our privacy by looking directly
into our windows and backyard.
We would not oppose a structure if the entire building is moved back (East) 10' or more feet and height is
reduced 1 0' or more. This change would also save some of the old growth trees which would help reduce some
of the damage this structure will cause. We would also like to see the planting of 4-6 mature trees in front of the
building. These changes would then make a structure in this location be compatible with the neighborhood.
We look forward to c atching up further and appreciate your consideration.
Sincerely,
Bryan Carr
1
January 19, 2017
Planning Commission
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95030
Dear Commissioners:
Bryan J. Mekechuk/Jo-Anne Sinclair
17509 Via Sereno
Monte Sereno, CA 95030
408.655.0400
bryan.mekechuk@comcast.net
Re: 15860, 15880, 15894 Winchester Boulevard
We own a house across Winchester Boulevard, less than 150 feet from the corner of Winchester
and Shelburne Way, which is the North West corner of the proposed development. We have
owned 17509 Via Sereno since 1997. In addition, we own a dwelling at 55 Roberts Road in Los
Gatos. We have enjoyed living in the Los Gatos community for the pa st 20 years and we look
forward to at least another 20 years in the same location.
My wife and family welcome the development of the proposed site provided it is an attractive
and sustainable development that fits with Los Gatos. We were invited to, and attended the
information session hosted by the applicant, then reviewed the story poles in December and
January, and went through the complete application as filed with the Town of Los Gatos.
After reviewing all information available and based on living opposite the property, in our opinion
the proposed development does not meet the required findings in order to be approved by the
Planning Commission. Specifically, the proposed project does not meet the Commercial Design
Guidelines regarding mass and scale.
Concerns
First, and foremost, one of the most desirable attributes of Los Gatos is its setting-Los Gatos is a
small town that is framed by beautiful hillsides on each side of Los Gatos Creek. The town prides
itself on maintaining its character and has approved developments that are consistent with its
character and setting. Importantly, the Town of Lo s Gatos (and Monte Sereno) have managed the
development of the surrounding hillsides to preserve their natural beauty for the enjoyment of
everyone.
The Town of Los Gatos established Hillside Development Standards and Guidelines to manage the
development of the hillsides around Los Gatos. The Planning Commission has invested significant
time and resources to implement and maintain those guidelines, including the size and visibility of
January 19, 2017 Page 2
structures and even lighting at night (consider 15680 Gum Tree lane). The Planning Commission
has been extremely diligent in protecting our hillsides.
Winchester Boulevard is one of the major arteries into los Gatos and one has excellent views of
the hillsides when going South on Winchester into los Gatos.
The proposed development will box in that view and establish a precedent for building height of
future developments along Winchester Boulevard . Specifically, the proposed application is to
build to the maximum allowed height of 35 feet.
The Office Professional zone starts at the Southernmost part of the proposed development and
continues North along Winchester to half way between Farley Road West and Pleasant View
Avenue. The full block between Shelburne Way and Farley Road West may still be developed.
Underscoring the precedent that this proposed building will establish, the applicant has even
included another two story building on the North side of Shelburne Way-see the sketch on sheet
IM1.2.
Although set back from Winchester, the face of the building is a monolithic wall, broken with two
open glass rooms looking down onto Winchester. While perhaps breaking the lines, these two
features serve to block the views of the hillsides even more as these features are higher than the
majority of the roofline.
The applicant stated in their covering letter, "large glass openings complete the design while
providing plenty of natural light and views of the hills to the east." The applicant acknowledges
the views and , by providing those views for their tenants, the proposed structure will blocking the
views for everyone else.
While the application is consistent with the general plan and zoning and may follow the 'letter of
the law', the application does not follow the 'spirit of the law' as set forth by the Town of los
Gatos. For example, it is desirable to have a transition to building heights and other dimensions
at the perimeter of a zone and individual properties. Said differently, the general plan and zoning
is not an algorithm-hence the need and role for a Planning Commission to review proposed
developments, encourage community outreach and hold public hearings.
Approving the application with the maximum height will block views of the los Gatos hillsides,
which the Town of los Gatos has committed to preserve.
Denying the application as submitted should not be a surprise to a developer in los Gatos .
Developers are encouraged to engage neighbors and other stakeholders prior to submitting their
application to the Planning Commission.
The applicant hosted an information session on September 12, 2016. I attended that
presentation and, with the others in the room, I found it difficult to understand the scale and
scope as no cross sections or elevations were presented -it was somewhat abstract. Since then,
the applicant has added additional information to their application (e.g., the sketch referred to
earlier with the two story building on the North side of Shelburne Way .
At that meeting, I asked a number of questions and outlined four major concerns: (1) size and
mass of the proposed structure; (2) traffic turning left into and left out of the at-grade parking
from/to Winchester Boulevard; (3) traffic turning left from Winchester Boulevard onto Shelburne
January 19, 2017 Page 3
Way for acce ss into the underground parking; and (4) the loss of privacy related to a balcony at
the North side of the proposed bu ildi ng on Shelburne Way.
Given that I articulated these issues, I expected the applicant to follow up with me, one way or
another, since they requested my name and contact information from all attendees at the
information session.
Since the meeting, I did not receive any further communications from the applicant. Upon
reviewing the application as submitted to the Town of Los Gatos, none of my con cerns were
addressed whatsoever. Clearly, the information session was a perfunctory 'check the box' step in
their application.
Con siderations for Applicant
To support this application, which we would l i ke to do, we offer the following for the applicant to
con sider:
1. Move the building East by approximately 10 feet and lower the maximum height above grade,
as measured from Winchester Boulevard, to 25 feet. This will continue to allow views of the
iconic hillsides on the Ea st side of Los Gatos.
2. Integrate sustainability elements in the design . For example, consider future mounts for solar
photovoltaic panels and even stationary storage (v s. generator back up). In their review of
the conceptual plans on January 13, 2016, the Conceptual Development Advisory Committee
commented, "LEED certification would be preferred." The applicant ignored this comment
and has not outlined their rea sons for doing so. Other applications in the Town of Los Gatos
pursue various levels of LEED certification (e.g ., Silver or Gold).
3. Protect the Coastal Oak trees on the property that are being saved. This would be
accomplished by moving the building East and, to some extent, making the building length
shorter (not as far North to the Coastal Oak on Shelburne Way).
4. Prohibit vehicles from turning left when entering or exiting the at grade parking.
Given the opportunity, we will meet with the applicant to review proposed alternatives and
provide feedback.
*******
It is in everyone's best interest to see the site developed in such a way as to add value to the
developers, the surrounding neighborhood, and the Town of Los Gatos .
Sincerely,
Bryan J. Mekechuk Jo-Anne Sinclair