401-409 Alberto Wy - Staff Report and Exhibits 31- 35LP ACQY J S ITI ONS
REAL ESTATE DEVELOPMENT
March 17, 2017
Ms. Jennifer Armer, Associate Planner
Town of Los Gatos
Community Development Department
110 E. Main Street
Los Gatos, CA 95031
Phone: (408) 354-6872
Email : jarmer@losgatosca.gov
RE: Response Letter to Planning Commission from Public Hearing on August 24, 2016 .
405 Alberto Way
Architecture and Site Application S-15-056
Condit ional Use Permit Application U-15-009
APN 529-23-018
Thank you for recommending approval of LP Acquisition's above-referenced project to the
Planning Commission at its hearing on August 24, 2016.
In anticipation of the continued Planning Commission Public Hearing scheduled for March 22nd,
this response letter describes the architectural changes between the Original Plan Set (a/k/a
401-405 Alberto Way) submitted on July 13, 2016 and the Revised Plan Set (a/k/a 405 Alberto
Way) submitted on March 9, 2017, and responds to the Planning Commissioner's direction from
the August 24, 2016 Public Hearing.
SUMMARY OF ARCHITECTURAL CHANGES:
Since the August 24, 2016 Planning Commission meeting, LP Acquisitions has been meeting
with the neighbors and interested parties, and we initiated a comprehensive effort to redesign
our Project in response to both the Town and neighborhood comments and concerns. Based
on the feedback we received from the Planning Commission and the neighborhood, we revised
the architecture to incorporate the following key design modifications:
We combined the former two (2), two-story buildings into a single, two-s tory build ing thereby
resulting in a 9,000 square foot reduction in floor area, and a reduction in overall heights by 5.5
feet on the north side and 6.0 feet on the south side of the new building when compared to the
previous two buildings. Other changes include:
• To illustrate the reduction in the building massing and size, the original design was
1,614,290 cubic feet ("cf") and the proposed redesign is 1,207,665 cf. Therefore, we
reduced the building size by 25%.
535 Middlefield Road, Suite 190 , Menlo Park , CA 94025 1 650 .326.1600 EXHIBIT 3 1
APPLICANT RESPONSE LEITER
• We relocated the office building to the rear of the site, against the setback lines on
Saratoga-Los Gatos Rd. {Route 9) and the on-ramp to Highway 17 . This accomplishes
two very important goals : 1) allows for significantly more open space on the Alberto
Way frontage to the building, which is utilized for additional surface parking and
amenity space, and 2) enhance the views of the existing trees and mountains behind the
building, when viewed from the properties on the other side of Alberto Way.
• We shifted the building by an additional10 feet away from the north property line, in
response to concerns from the Las Casitas neighbors which borders the Applicant's
property to the north.
The reduced building size, along with a reduced par.king ratio of 4 spaces per 1,000 square feet
of building area, results in a 58-space reduction in the overall parking count from 390 parking
spaces to 332 parking spaces. In response to the Town and neighborhood concerns regarding
the former design's lack of surface parking, we increased the surface parking count from 7 to 42
parking spaces. The overall parking reduction also results in a significant reduction in size of the
underground parking garage (which we retained) thereby accommodating all construction
staging on site, instead of in the street.
We replaced the proposed building foundation with a concrete superstructure in order to
significantly reduce the building height by 5.5 feet on the north side and 6.0 feet on the south
side. Consequently, the revised building footprint preserves the views of the existing trees and
mountains behind the building, when viewed from the properties on the other side of Alberto
Way.
We also eliminated the tower elements in response to the Planning Commission and neighbors'
concerns that the elements were too prominent, and we eliminated the second-floor exterior
balcony on the north {Las Casitas) side of the building. All second-floor exterior balconies now
face Alberto Way thereby enhancing the design hierarchy of the building to create more
definition between the ground and second floor design elements. LP Acquisitions retained the
Missipn style architecture which maintains the small-town flavor of other, nearby commercial
developments in Los Gatos and resembles the massing and scale of the other existing buildings
in the immediate neighborhood .
Lastly, and in response to both the Town and neighbor concerns with respect to traffic and
safety on Alberto Way, and consistent with the Town's Complete Street Ordinance, we are
proposing to dedicate a portion of the site for the purpose of widening and straightening
Alberto Way, allowing for the addition of both a bike lane in front of the property and an
extended right turn lane onto Saratoga-Los Gatos Road {Route 9). We have identified locations
for detached sidewalk improvements on both the Alberto Way and Saratoga-Los Gatos Road
{Route 9) street frontages, and are proposing to install new curb, ramps and crosswalk at the
Saratoga-Los Gatos Road {Route 9) to the Highway 17 on ramp .
We have addressed the Town's and neighbors' concerns regarding the project through the
design modifications summarized above and further discussed in ARC TEC's letter dated March
2
APPLICANT RESPONSE LETIER
16, 2017 . The proposed modifications described above are feasible and represent minor
revisions and clarifications to the overall project description that will not add significant new
information to the Town of Los Gatos 401-409 Alberto Way Draft and Final Environmental
Impact Report (EIR). This information will not require recirculation of the EIR because the
proposed modifications will further lessen impacts that the Town previously found to be less
than-significant. Further the changes incorporated into the Project would not involve a new
significant environmental impact, a substantial increase in the severity of a prior environmental
impact, or a feasible mitigation measure or alternative that we declined to adopt and that will
clearly lessen any project impacts. No information provided in our submittal indicates that the
Draft EIR was inadequate or conclusory or that the public was deprived of a meaningful
opportunity to review and comment on the EIR .
SUMMARY OF PLANNING COMMISSIONER DIRECTIONS TO THE APPLICANT FROM THE
AUGUST 24, 2016 PUBLIC HEARING:
The following summarizes key comments from the Planning Commission followed by ou r
response to the comment referred to as, the "Applicant Response ."
Thomas O'Donnell (Chair)
1. Requested a 1/3 reduction in the size of the building.
APPLICANT RESPONSE: The Applicant's proposed redesign of the office project
reduces the size and mass of the building by combining the two former buildings
into a single building (a/k/a 405 Alberto Way). The smaller single building
redesign provides Jess floor area and would result in further setting back the
building to the rear setback allowed by the Town. Also, we reduced the
building's overall heights by 5.5 feet on the north side and 6.0 feet on the south
side, and we eliminated the tower elements. Consequently, the overall size of
the building expressed in cubic feet has resulted in a 25% reduction.
Additionally, the following facts support our redesigned office project: 1) the
current Class A office vacancy rate in Los Gatos is at or near 0% (see attached
exhibit "Colliers Los Gatos Office Class A Snapshot"); therefore, there is an
enormous demand for more Class A office in Los Gatos; 2) Due to the high pri ce
of land and construction costs, it is not financially feasible for LP Acquisitions to
develop an office project of less than 83,000 square feet on this site. For
example, the parking structure costs alone exceed $12 million dollars. When
coupled with the land price, the land acquisition cost and the parking structure
together result in a development cost of $615 per square foot. This cost does
not include other development costs associated with grading and excavation,
and on-site and off-site infrastructure. Lenders typically expect a 12% annual
lease payment on total costs for the lender's own risk calculations in order to
decide whether to invest in a commercial office project. W ith a 12% annual
lease payment, the rent would need to be $6.15 triple net lease (NNN). In the
Los Gatos office market, rents are closer to $4.50 NNN which would result in a
return below 9%. With a return below 9% and the development costs associated
3
APPLICANT RESPONSE LETIER
with this project for an 83,000 square foot building the revised Project is barely
at the threshold of feasibility. Any further reductions in project size compromise
the likelihood that LP Acquisitions will be able to secure a lender for this project.
Accordingly, LP Acquisitions found that the 83,000 square foot building is the
smallest sized building that feasibly could be developed and still meet the basic
project objectives, while incorporating the design changes requested by the
Planning Commission and the public.
D. Michael Kane (Vice Chair)
1. The new office project should be similar (in architectural style) with surrounding
neighborhood per Community Design Element ("CD"), Section 1.4
APPLICANT RESPONSE: As there is no prevalent commercial architectural style
in the immediate surrounding neighborhood as discussed at the August 24th
Planning Commission meeting, we redesigned the proposed project to promote
the small-town atmosphere "feel and image", and so that the building
complements the existing commercial centers consistent with the maintenance
and design of a small -town Class A office center. Specifically, the project
vernacular is of a mission-style architecture and the building incorporates
various design elements of the Hotel Los Gatos and Palo Alto Medical
Foundation building located on Los Gatos Boulevard. The Town's Architectural
Consultant approved the proposed architectural style as in keeping with the
Town's Commercial Design Guidelines.
2. Develop traffic safety measures:
a. For vehicles turning from Alberto Way onto Saratoga-Los Gatos Road
(Route 9) westbound -cars are driving too fast down the hill under
existing conditions.
APPLICANT RESPONSE : LP Acquisitions is proposing to incorporate the
Town's Complete Street Program into the Project circulation system. For
example, the Project Includes detached sidewalk along Saratoga-Los
Gatos Road (Route 9) in order to create a buffer between pedestrians and
vehicles exiting onto the Hwy 17 onramp. The sidewalk will lead to an
ADA compliant ramp that will allow pedestrians to cross the Hwy 17
onramp with the use of a striped crosswalk as shown on Sheets A1.01
and C2.0 of the March 9, 2017 Revised Plan Set submittal package. To
address the existing conditions, the Town could consider installing a
speed feedback sign on the hill.
b. Look into installing traffic calming measures on Alberto Way.
APPLCIANT RESPONSE: After the August 24, 2016 Planning Commission
Hearing, the LP Acquisitions project team met with Public Works and
Planning on September 2, 2016 to explore various options for traffic
calming measures on Alberto Way and Saratoga-Los Gatos Road (Route
9). Per the Town's Public Works Department, LP Acquisitions would need
to comply with the Town's Traffic Calming Policy. Traffic calming is
4
APPLICANT RESPONSE LEDER
initiated by submitting a petition signed by 50% of the Alberto Way
Residences in accordance with the Town's Traffic Calming Policy. Further
discussion with the Town's Public Works would be required if the
neighborhood were to request further traffic calming improvements in
the area.
Kendra Burch (Commissioner)
1. Reduce the size of the building.
APPLICANT RESPONSE: See Applicant Response under Thomas O'Donnell and
Matthew Hudes .
Matthew Hudes (Commissioner)
1. Explore a more visible pedestrian crossing at the Hwy 17 Northbound on-ramp
working with Staff and CaiTrans.
APPLICANT RESPONSE: LP Acquisitions will implement the Town's Complete
Street Program as summarized above . The Applicant will install a detached
sidewalk along Saratoga-Los Gatos Road (Route 9) in order to create a buffer
between pedestrians and vehicles entering onto the Hwy 17 onramp . The
sidewalk will lead to an ADA compliant ramp that will allow pedestrians to cross
the Hwy 17 onramp with the use of a striped crosswalk. To address existing
pedestrian safety concerns, the Town could consider installing flashing beacons
at the cross walk to make it more visible, which would be consistent with
CaiTrans' suggestion in its June 13, 2016 letter that beacons be installed at this
location. Presumably, then, CaiTrans would be inclined to approve the beacons
and the Applicant would be happy to install these flashing beacons as part of its
offsite improvement plan at this cross walk.
2. Explore with Staff the possibility of straightening and widening Alberto Way to
allow ingress/egress of emergency vehicles and a bike lane, as well as implement
the Town's Complete Street Program .
APPLICANT RESPONSE: LP Acquisitions will implement the Town's Complete
Street Program. The Applicant has proposed a land dedication along the Alberto
Way frontage in order to facilitate this request. The revised design has moved a
majority of the existing curb and gutter into the proposed land dedication as well
as the excess ROW (back 5 feet) in order to have a wider and straighter roadway
section. This widening will allow Alberto Way to incorporate a bicycle lane and a
longer right turn lane which leads onto Saratoga-Los Gatos Road (Route 9).
Additionally, the wider road will improve the visibility between pedestrians and
vehicles.
3 . Reduce the massing and size of Building 401 (Eastern fa9ade) and articulate the
top floor in a way similar to the existing buildings and move Building 401 more to
the rear of the property.
APPLICANT RESPONSE: The revised design combines the two former buildings
into a single building (a/k/a 405 Alberto Way). The new building is entirely
5
APPLICANT RESPONSE lETIER
repositioned to the rear setback and the southern end of the new building is
over 60 feet further away from Alberto Way than the former 401 building. We
eliminated the second-floor exterior balcony on the north (las Casitas) side of
the building. As a result, all second -floor exterior balconies now face Alberto
Way which breaks up the building massing by accentuating the first floor and
moves the second floor further away from Alberto Way. Furthermore, through
the use of a concrete structure, lP Acquisitions reduced the floor-to-floor heights
and we reduced the mansard roof height thereby resulting in an overall building
height reduction of 5.5 feet on the north side and by 6.0 feet on the south side
of the property. We eliminated both tower elements which has significantly
reduced the height in these specific roof areas by 13.6 feet on the north side
and 12 feet on the south side. This allows for views of the existing trees in the
CaiTrans right-of-way and distant mountains to be visible from the properties
across Alberto Way.
Melanie Hanssen (Commissioner)
1. Reduce the size of the buildings.
APPLICANT RESPONSE: See Applicant Response above under Thomas O'Donnell
and Matthew Hudes.
2. Requests that the Residents and Applicant work together.
APPLICANT RESPONSE: The Alberto Way residents, as part of the various
Homeowner Associations appointed John Mittelstet to be our Point of Contact
("POC"). lP Acquisitions initiated contact with Mr. Mittelstet and has been
providing him regular updates. The first set of new drawings was delivered to
him on January 18, 2017 and two Neighborhood Outreach meetings were held
on January 30, 2017. See attached exhibit "Summary of January 30, 2017
Neighborhood Outreach Meetings". Additionally, Mr. Mittelstet has arranged a
following-up Neighborhood Outreach Meeting with lP Acquisitions and the
neighbors for March 20, 2017 in order to educate the neighbors on the latest
revisions in the March 9, 2017 Revised Plan Set.
3. Preserve the Small-Town Character per CD Introduction and General Plan lU 1.2 .
APPLICANT RESPONSE : The proposed project has been designed so that it
complements the small-town atmosphere and image; and it preserves and
promotes existing commercial centers consistent with the maintenance and
design of a small-town Class A office center. Specifically, this project
incorporated various design elements from the Hotel los Gatos and Palo Alto
Medical Foundation office building located on los Gatos Boulevard.
4. Ensure the land use is consistent with the neighborhood per General Plan LU1.4
and lU1.8.
APPLICANT RESPONSE: The proposed project has been designed in
conformance with the Town of los Gatos Zoning requirements. Proposed site
coverage, height limitations and parking requirements all meet the Town zoning
requirements. lP Acquisitions proposed a project that complies with the
applicable General Plan and Zoning requirements. We have not requested any
6
APPLICANT RESPONSE LETIER
special considerations, variances, exceptions or amendments as part of this
application. The overall building size expressed in cubic feet is now 25% small
which promotes the design of a small -town scale.
Charles Erekson (Former Commissioner)
1. Wants a new proposal that addresses the following :
i. Significant reduction in scale and size of the building. Applicant to decide
what is appropriate.
APPLICANT RESPONSE: See Applicant Response above under Thomas
O'Donnell and Matthew Hudes.
ii. Move Building 405 further away from the Las Casitas HOA neighborhood
which borders the Applicant's property on the north.
ARCHITECT RESPONSE: The northern side of the redesigned building has
been repositioned to be 10 feet further away from the Las Casitas
property line. Per the revised design, the northern side of the building
will now sit more than 25 feet from the property boundary (15 feet
setback+ the additional10 feet recently incorporated into the Revised
Plan Set). As noted above, the Applicant also removed the second-floor
exterior balcony on this side per the neighbor's request.
iii. Maintain underground parking structure.
iv. APPLICANT RESPONSE: The underground parking structure has been
retained . The reduced building size, along with a reduced parking ratio of
4 spaces per 1,000 square feet of building area, allows the OVERALL
parking count to be reduced from 390 parking spaces down to 332
parking spaces (a reduction of 58 OVERALL parking spaces). As a result,
the footprint of the underground parking structure has been dramatically
reduced in size and its overall parking count has been significantly
decreased by a total of 93 parking spaces from the former 383 garage
parking spaces down to 290 garage parking spaces. In response to the
Town and neighborhood concerns regarding the former design's lack of
surface parking, the Applicant increased the surface parking count from 7
to 42 parking spaces. Additionally, the parking reduction creates a
significant reduction in size of the underground parking garage, which will
now allow for all construction staging to occur on site and it reduces the
amount of export off-haul during excavation . See attached exhibits
"Revised Project Construction Details for 405 Alberto Way" and "Revised
Project Construction Export Details for 405 Alberto Way".
v. Re-examine safety measures and widen the street. Work with Staff to
implement traffic calming measures on Alberto Way.
APPLICANT RESPONSE: See Applicant response above under D. Michael
Kane and Matthew Hudes. The Applicant has straightened and widened
Alberto Way by over 5 feet. The Applicant will continue to work with the
Town on potential traffic calming measures. Further discussion with the
Town's Public Works is required .
7
APPLICANT RESPONSE LETIER
vi. Incorporate architectural styles that are consistent with the
Neighborhood. Mediterranean architecture doesn't fit the character of
the neighborhood.
APPLICANT RESPONSE: See Applicant Response above under D. Michael
Kane .
Please feel free to contact me if you have any questions. Thank you for your as sistance .
Sincerely,
Shane Arters
Principal & COO
8
Direct
Qu arter Date Vacant
04-16 Jan-17 0
Dec-16 0
Nov-16 0
03-16 Oct-16 0
Sep-16 0
Aug-16 2.298
02·16 Jul-16 2,298
Jun-16 2.298
May-16 2.298
01-1 6 Apr-16 2.298
Mar-16 2,496
Feb-16 5.892
04-15 Jan-16 9,339
Quarter Date
04-16 Jan -17
Dec-1 6
Nov -16
03-16 Oet-16
Sep-16
Aug -16
02-16 Jul-16
Jun-16
May-16
01-16 Apr-16
Mar-16
Feb-16
04-15 Jan-16
Avail able Space
Total
Sublease Direct Sublease Available
Vacant Occupied Occ upied Space
0 0 0 0
0 0 2.137 2,137
0 0 2.137 2.137
0 0 2,137 2.137
0 0 0 0
0 15.000 0 17.298
0 15.000 0 17,296
0 15,000 0 17.298
0 15,000 0 17,298
0 0 0 2.298
0 0 0 2.496
0 0 0 5,892
0 0 0 9.339
Los Gatos Office Cl ass A
Absorption
Gross Net
Date Ran!!• Absorption Absorption
12/1116 to 111/1 7 2.557 0
11/1116 to 12/1 /16 0 0
10/1/16 to 1111/16 0 0
9/1/16 to 10/1116 0 0
811116 to 9/1/16 17.298 2,296
7/1/16 to 6/1116 0 0
6/1/16 to 7/1/16 0 0
511/16 to 6/1/16 0 0
4/1/16 to 511116 0 0
3/1116 to 4/1/16 239 198
2/1/16 to 3/1116 3.396 3.396
1/1116 to 2/1 /16 0 0
1211/15 to 1/1/16 6.613 6.813
Los Gatos Office Class A
Weighted Av erage Asking Rents
Weighted
Quarter Date Rentln FS
04-16 Jan -17 $0.00
Dec-16 $3.95
Nov-16 $3.95
03-16 Oct-16 S3.95
Sep-16 $0.00
Au g-16 $3.60
02-1 6 Jul-16 $3.60
Jun-16 $3.60
May-16 $3.60
01-16 Apr-16 $3.95
Mar-16 $3.95
Feb-16 $3.95
Q<:-15 Jan-16 $3.59
Total
Available Buildi ng
Sp ace Rate Base
0.00% 655.340
0.33% 655,340
0.33% 655,340
0.33% 655,340
0.00% 655,340
2.64% 655.340
2.64% 655,340
2.64% 655.340
2.64% 655.340
0.35% 655.340
0.38% 655.340
0.90% 655,340
1.43% 655,340
Gross Net
Absorption Absorption
Quarter Quarter
2.557 0
17.298 2.298
0
3.635 3,59 4
6.813 6.813
Total Available Space Rate
3.00%'
i
=~-=-----=~1--·-------\
O.OO'k ------~-·--~
Jan-16 Feb-16 Mar-16 Apr-16 May-18 Jun-16 Jul-16 AU\)·1 6 Sep-16 Oet-16 Nov·16 Oec-16 Jan-17
~Gross Absorption ~Net Absorption
20 .000 •
18,000 f
16.000 t-----------
14.000 1-------------------
10.000 . ----
8.000
6,000 .
4.000
2.000
I -. -t-
Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16 Deo-16 Jan-17
54.50 -
S4.00
53.50 •
$3.00 .
S2.50 1
I
--~
S2.00 ~
S1 .50 !
S1.00 ---------
50.50
~.00 -------------~
Weighted Average Asking Rents
Jan-16 Feb-16 Mar-1 6 Apr-16 May-16 Jun-16 Jul-1~ Aug-16 Sop-16 Ocl·16 Nov-16 Oec-16 Jan-17
Cotuers lntemaUOn:tlls pleased to be abte to pmvide the above lnfonnation and In so doing believes lis vartdlty. However, we cannolgU3t'antee its eccuracyor tak.e responsibility ror Its use.
LP ACQ!JISIT I ONS
REAL ESTATE DEVELOPMENT
Summary of January 30, 2017 Neighborhood Outreach Meetings
Neighborhood Outreach Table of Contents
1. January 30} 2017} 4:30 pmJ Open House outreach at Los Gatos Commons
2. January 30} 2017, 6 pm, Open House outreach at Los Gatos Commons
*The above Community Outreach Meetings are in addition to 14 other Neighborhood Meetings we held with Alberto Way residents since
September 2015. In total, LP Acquisitions has held 16 Neighborhood Meetings which Planning has received copies of such with every
resubmitta1. Please see the July 13 , 2016 resubmittal for documentation of the other 14 meetings.
535 Middlefield Road, Suite 190, Menlo Park, CA 94025 1 650.326.1600
Questions and Feedback from the January 30, 2017, 4:30pm Open House:
Question or Comment:
• What is the new size of the project?
• Why didn't we reduce the size by 33% as
requested by the Planning Commission on
August 24th, 2016?
• How many parking spaces were removed
• How many more parking spaces are at-grade
• How many parking spaces are in the garage
• How many parking spaces is the Project
removing from Alberto Way
• Is the Project frontage now straighter
• Are there three dedicated lanes for traffic
• Is there now a bike lane
• Do we now meet the Complete Streets Guidelines
• Are we improving the frontage to Alberto and LG/S
• Can we build a bridge over the 17 North onramp
• Can you provide traffic safety ideas on Alberto
• How much did the left turn lane from LG/S extend
• Are the buildings as high now as prior
Applicant Response:
83,000 sf
Class A vacancy is at or near 0% and economically
unfeasible
60 spaces
40 spaces now (7 spaces in the prior design)
290 spaces
8 spaces
Yes
Yes, at the intersection, 1lane inbound, two lanes out
Yes, dedicated and striped
Yes
Yes
No
Yes, but public works owns the road and solutions
100 feet
No, the height was reduced by 6.5 feet on the north
side and 7.5 feet on the south side
535 Middlefield Road, Suite 190, Menlo Park, CA 94025 1 650.326.1600
• Is the building leased yet
• What type of tenant will we look for
• Is the building further back on the site
• Did we move the building back from Las Casitas
• How did we reduce building massing
• How does this help
• Was more stone added to the ground floor
• Are the windows different now
• Are the Western foothill views better now
• Concern about emergency access during construction
• Is the parking garage smaller now than prior
• Will this lead to faster excavation and off-haul
No, but several parties are interested in leasing
Various class "A " tenants which are allowed within
the current zoning code
Yes, substantially, 60 feet further away from Alberto
Way
Yes , another 10 feet. We also removed the znd floor
deck area
We added balconies in the front fa~ade of the building
The massing is now on the ground floor
Yes, substantially more stone
Yes, the redesign has the ground floor windows inset
by 24 to 36 inches to emphasize the massing
Yes , in addition to the height reduction mentioned
above we eliminated the tower elements too
Our redesign now allows full access to the site for all
Construction deliveries and concrete pouring
Yes, quite a bit
Yes, approximately 2 calendar weeks faster than prior
• Will we have flag-men in the streets coordinating traffic Yes
535 Middlefie ld Road, Suite 190, Menlo Park, CA 94025 1 650.326.1600
Questions and Feedback from the January -30, 2017, 6 p m Ope n House
Question or Comment:
• Did you consider reducing the project size
• Is there open space now for the project
• Is it available to the public
• Is there a path around the building
• Is parking allowed in the at-grade spaces by neighbors
• Will the employees arrive at the site at the same time
• Will the employees leave the site at the same time
• How do we know this about traffic patterns
• Is the bike lane safe for bikes
• Are the three new lanes for traffic marked in paint
Applicant Response:
Yes, we ran the financial pro-forma and the current.
size of 83 ,000 square feet is what works
Yes , on the north side, there is a large green space
Not at this time, it is part of the Project set-back
Yes
Not at this time
No, they are scattered thr oughout the day
No, they leave at varying times
The Town traffic consultant report in the EIR
The bike lane was designed using the Town code
Yes
535 Middlefield Road, Suite 190, Menlo Park, CA 94025 I 650 .326.1600
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LP ACQY I S I T I ONS
REAL ESTATE DEVELOPME N T
Agenda for March 20, 2017 Neighborhood Outreach Meetings
Neighborhood Outreach Table of Contents
1 . March 20, 2017, 4:30pm, Open House outreach at Los Gatos Commons
2. March 20, 2017, 6:30pm, Open House outreach at Los Gatos Commons
*The above Community Outreach Meetings are in addition to 16 other Neighborhood Meetings w e held with Alberto Way residents since
September 2015. In total, LP Acquisitions has held 18 Neighborhood Meetings which Planning has received copies of such with every
resubmittal. Please see the July 13 ,2016 resubmittal for documentation of the other 14 meetings.
535 M idd lefield Road, Su ite 190, Menlo Park, CA 94025 I 650.3 26.1600
40 5 Alb erto Way, Los Gatos, Ca.
Update d & Revised Site and Building Plans-Marc h 9, 2017
Summary of Planning Commission & Neighbor Comments to Applicant on August 2 4, 2016
PC & Neighbor Comments
Buildings are too large
Buildings are too massive
South building too close to Alberto Way
North building too close to residential neighbor
Buildings are too tall
north side
Buildings lack neighborhood style and "small town" feel
Building massing is inappropriate
Western foothill view corridor blocked
Tower roof elements too tall
7 surface parking stalls are inappropriate
Revision in New Plans
Building size reduced from 92,000 sf to 83,000 s f
Buildings combined into one building and moved to rear setback
Building pushed back an additional 60 feet from Alberto Way
Building repositioned 10 feet further aw ay from Las Casitas neighbor
Building reduced in height by 5.5 feet on south side and the 6.0 fee t on the
Building redesigned to articulate neighborhood
roof-lines and to emulate prominent
architectural character in buildings like Palo Alto
Medical, Hotel Los Gatos, 100 LG Sar Rd
Building & Entry redesigned to showcase first
floor massing in both coloring and materials
Redesigned the building by moving the building
back on the site, reduced the height by 6.0 fee t,
decrea sing the foo thill view areas blocked in the
prior design
Tower roof elements eliminated and provided vi sual prominence to the
building entry
Site redesigned to allow for 42 surface p arking spaces
535 Middlefield Road, Suite 190, Menlo Park, CA 94025 1 650.326 .1600
Parking should be reduced
Concern with construction staging in street
Traffic safety measures on Alberto Way & Rt. 9
North fa<;:ing balcony was intrusive to neighbor
Reduced off-haul trips during excavation timeline
New on-site parking supply reduced by 58 spaces from 390 stalls to 332
stalls
Reduced parking garage footprint below ground
allows all staging to be on site. This is a benefit
for pedestrians, automobiles and emergency
vehicle access and safety
Widened and straightened Alberto Way to
provide easier access for emergency vehicles and
a new bike lane. Both streets to comply with the
Complete Street Ordinance
Removed the balcony facing north toward Las
Casitas neighbor. All balconies are facing only
east towards Alberto Way
Build ing repositioned to allow construction
staging on site as well as a reduction in the off-
haul from 8 weeks down to 6 weeks
535 Middlefield Road , Suite 190, Menlo Park, CA 94025 I 650.326 .1 600
LP ACQ!J ISITlO NS
REAL ESTAT E DFVELOPM ENT
Revised Project Construction Details for 405 Alberto Way
Updated and Revised February 27, 2017
General Construction Timeline :
• Project construction will occur in a single phase with construction commencing in early
spring 2018.
• All construction staging to occur on site.
• The construction timeframe is 14-16 months including all pha ses from the start of
demolition to the completion of all site work.
• Strict Safety measures will be implemented (i.e. minimum of 2 flagmen positioned on
Alberto Way during grading and construction, and weekly Community Meetings open to
all r es idents) will ensure rapid ingress/egress of emergency vehicles on Alberto Way and
open communication of all Construction processes to residents.
Site Grading:
• The project will require excavation and shoring to accommodate a 2-story underground
parking structure.
• See attached export details and route map of dump-truck travel.
• The General Contractor will implement Dust Control Measures which meet the Town
standards.
• Estimated timeline for excavation, grading and shoring is 3 months.
Underground Garage Const r uction :
• This phase will include digging footings, preparing the pad , installing drainage and
undergrounding, and waterproofing.
• Thi s phase will also include installation of rebar and structural materials to
accommodate the concrete floors and sides of the parking structure .
• The top of the parking structure will be the foundation of the building.
• Our General Contractor will work closely with our Structural, Civil and Geotechnical
eng ineers to incorporate the highest construction standards to meet building codes .
• Estimated t ime line for this phase is 4 months.
Core & Shell Building Con struction :
• Thi s phase will include structural, flooring, skin and roof.
• All connections to public utilities.
• Estimated timeline for this phase is 6-8 months.
Site Work :
• On -site finished hardscap e, concrete sidewalks and paving .
• Land scape including all trees and plants.
• Outside meeting area arbors.
• Estimated timeline is 1 month.
Offsite Work :
• Thi s work will be done during the Core & Shell work noted above.
• Estimated timeline for completion is concurrent with Core & Shell.
Completion of Construction
• This project is estimated to be completed by Spring/ Summer 2019 .
LP ACQ!JISITIONS
REAL ESTATE DEVELOPMENT
Updated: February 27, 2017
Revised Project Construction Export Details for 405 Alberto Way:
Based on the original design submitted to the Town on July 13 , 2016, this project
required a total of 69,700 cubic yards of cut; thus, resulting in 6,970 truck trips or 8
weeks of off haul .
With the new design of this project, this project will now require a total of 53,451 cubic
yards of cut and all construction staging can occur on site. One large dump truck can
carry 10 cubic yards or 11 cubic yards (with a small diaper trailer); therefore, 4 ,859 to
5,345 truck trips would be generated. Based on construction industry standards, 200
loads a day would take 24-27 work days plus a few more days for the potential of slow
production. Therefore, it is reasonable to expect that the total export of 53,451 cubic
yards would take 27-30 work days, M-F or 5.5 to 6 weeks. This results in a reduction ·of
over 2 weeks of off haul. See attached haul routes.
535 Middlefield Road. Suite 190, Menlo Park, CA 94025 1 650.326.1600
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February 22, 201 7
Ms. Jennifer Armer
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 405 Alberto Way
Dear Jennifer:
ARCHITECfURE PLANNING URBAN DESIGN
I reviewed the new drawings, and have previously visited the site. My comments are as follows:
NEIGHBORHOOD CONTEXT
The site is located at the corner of A lberto Way and Los Gatos-Saratoga Road, and is currently occupied by three office
buildings with office space located both below and above grade level. Photographs of the site and surrounding build -
ings are shown on the following page.
700 LARKSPUR LAN DING C I RCLE. SU ITE 199. LARK SPUR . CA. 94939
EXHIBiT 3 2
TEL: 41.'i.331.3795
CDGPL AN@PACB Eli .. N ET
fxisting site building at the Alberto Way Corner
New one-story retail buil ding across Alberto Way
AcljclcC'nl residential development immediately
north or the site
Acljclcenl residential development immC'ciidl ely
north of the site
405 Albeno Way
Design Review Comments
February 22, 20 17 Page 2
[xisting building at 1 he center of the site
Corner at new one-story retail building
across Alberto Way
Existing landscaping along the north edge of the site
across Alberto Way
CANNON DESIGN G RO U P 700 LARKSPU R LANDING CI RC LE . SU ITE 199 . LARKSPUR . CA . 94939
405 Alberco Way
Design Review Commems
February 22 , 201 7 Page 3
CONC ERNS AND RECOMME NDATION S
The applicant h as revised their design approach following direction from the Planning Commission at its p ubli c hear-
ing o n A ugu st 24'h of last year . The P lanning Commission direction includ ed inc r easing the project's conforman ce with
General Plan Policy LU -1.8 (designing in keeping with the small-town ch aracter of Los Gatos), lessening the impact on
the adja ce nt neighborhood and increasing the design's conformance with the Town's Commercial Design Guidelines,
especially Section 1.4 Community Expectations. The applicant's proposed changes include the following:
• A reduction in the overall gross building area.
• A consolidation of th e original two building s into a single structure.
• A reduction in the str ucture's overall building heigh t by live feet .
• E limin ation of th e tower elements.
• A d ecrease in the size of second story windows.
• An increa se d setback from the n orth property lin e.
• An incre ase d se tback of th e building from Alberto Way near the Los Gatos-Saratoga Road intersection .
• An increase o f surface parking spaces along th e full leng th of the Albe rto Way frontage.
A comparison of the previous and current site plans and A lberto Way eleva tio ns are shown below.
Previous Site Plan Currently Proposed Site Plan
Currently Proposed Alberto Way E levation
CANNON DESIGN G ROUP 700 LARKSPUR LANDING CIRCLE. SU ITE 199 . LARKSPUR . CA . 94939
405 Al berto Way
Design Review Comments
February 22 , 2017 Page 4
In preparing the current design approach, the applicant has largely retained many of the previous elevation forms and
de tails while incorporating the changes outlined above. I do believe it is rather difficult to achieve a desired small -town
Los Gatos sc ale and ap pearan ce when starting with a large building and making small changes to it. A sati s factory so lu-
tion might be more easily ac hi evable by starting the design with the goal of creating multiple structures with small scale
modules and details set within a landscaped site framework.
While the ch anges noted above have reduced several asp ects of th e project's perceived size, it is still in m an y ways
reads as a single large building. T h ese include the fo ll owing.
1. T h e project seems to read as on e large office b uilding witho u t a b r ea kdown in scale related to the neighborh ood or
th e Los Gatos exis ting small town scale.
2. The building elements appear very m u ch as boxes with some mansard roof attaclunents -an approach sp ecifically
disco uraged on page 8 of the guideline s within the Community Expectations sec ti o n (n ext to last b ullet point).
3. The d es ign does not have the "Careful attention to architectural ... detail similar to the Town's r esi d ential architec-
ture" (C ommunity Expectations page 7).
Reads as bo xes wi th add-on
elements which is not consistent
with the Commercial Guidelines
Flat wall taller than side masses
is not working well as a linking feature
That said , I unde rstand the applicant's desire to provide Class A office space with large fl oor pl ates to accommodate a
range of tenant size.
Sh o uld s taff and the P lanning Commission choose to acce pt th e applicant's chose n site plan and flo or plate direction,
I do have a few recommendatio n s, as shown below and o n the foll owing p age, to assist in reducing the visual m ass and
sc ale of th e building . Larger, partial elevatio n s are shown on the following page fo r m ore detail.
RECOMMENDED ALBERTO WAY ELEVATION CHANGES
CANNON DES IGN GROU P 700 LARK SPUR LANDING C I RCLE . SU IT E 199 . LARKSPUR. CA . 94939
405 Alben o Way
Des ign Rev iew Comments
February 22, 20 17 Page 5
Majo r change elem ents shown o n th e elevation recommendations include th e following:
1. Providing more visual variety and break up in sc ale for the building located clo ses t to Alberto Way.
Providing first and second flo or recesses and roof breaks to reduce the boxiness of the str ucture and break up
the current single bulk mass of the stru cture.
Increasing the man sard roof h eight for the p ortion of th e building closest to the intersection.
Increasing the amount o f projection for the eleva tion po p o uts at the fir st floor.
Providing more of a wall plane offset where the two-story front wall transitions to a o ne-s tory wall.
2. Reducing the visual mass of the central link of th e setback portion of the building.
Lowering the h eight o f the current 5'-6" parap e t .
Adding a significant projecting cornice canopy to match the adjacent mansard roof eave lines.
Adding brackets at the cornice can opy to add architec tural d etail .
U tilizing a coole r wall color fo r th e set back wall to di stinguish it from the other wall s and r educ e the feeling of
one large building.
P roviding so m e subtle enhancement to the vis u al prominence of th e m ain building en try.
3. Adding more a rchitectural detail. Shown o n the s tudy a re two diffe rent typ es of trelli s can opies. There is alwa ys a
tendency to d o unifo rm trellises, but in seeking a less formal approach to relate to th e smaller scale of the reside n -
tial d evelo pment, I believe th at increased va riety would be m ore success ful .
Increasing amount of projection
would be desirable
More wall plane offset here
would be desirable Type 1 trellis canopies 1 maybe wood
Use for larger 1st and 2nd floor windows
Climbing vines would be desirable
ALBERTO WAY ELEVATION RECOMMENDATIONS: LEFT HALF
ALBERTO WAY ELEVATION RECOMMENDATIONS: RIGHT HALF
CA NON DE SIGN GROUP 700 LAR KSPUR LANDING C I RC LE . SU ITE 199 . LAR KSP UR . CA. 949 39
405 Alberto Way
Design Review Comments
February 22, 20 17 Page 6
I would also note that the placement of surface parking along t he e ntire Alberto Way frontage is not consistent with the
Commercial Design G uidelines. However, given the concerns expressed about th e loss of available multi-use parking at
this site, I do beli eve that su rface parking in t hi s location could be useful and acce ptable.
Jennifer, please let me know if you have any questions, or if there are other issues that I did not address.
Sin ce rel y,
CANNON DESIGN GROUP
Larry L. Cannon
CAN N ON DE SIG N G RO UP 700 LA RK SPU R LANDI NG C IR CL E . SU ITE 199 . LA RK SPUR . CA . 94 939
March 16, 2017
Ms. Jennifer T .C. Armer, AICP
Associate Planner
Town of Los Gatos
Community Development Department
11 0 E. Main Street, Los Gatos CA 95030
Phone : (408) 399-5706
Email: ja rm e r@lo sgatosca .gov
Reference: LP Acquisitions ARC TEC Inc. Job No. 153948.02
405 Alberto Way -Project Redesign
Architecture and Site Application S-15-056
Conditional Use Perm it Application U-15-009
APN 529-23-018
Cannon Design Group Comments on Redesign, 02-22-17
Dear Jennifer,
Attached please find revised plans which address Cannon Design Group 's comments
dated February 22, 2017, on the redesign package for 405 Alberto Way, referenced
above . In addition to the attached revised plans , we have prepared the following
responses to COG 's specific comments , starting on page 5 of the comment letter:
Mr. Canon 's comments are noted regarding the challenges of designing a Class A office
building with a small-town Los Gatos scale and appearance. In order to achieve the
applicant's objectives in a manner consistent with the Town of Los Gatos General Plan
policies and the Town 's Commercial Design Guidelines , the revised project incorporates
many design elements to further reduce the Project's massing , scale and elevation
compared to the surround ing neighborhood as further discussed in the Applicant
responses, below. Major change elements shown on the elevation recommendations
include the following :
1. Providing more visual variety and break up in scale for the building located
clo sest to Alberto Way.
Prov iding first and second floor recesses and roof breaks to reduce the
bo xines s of the structure and break up the current s ingle bulk mass of
the structure .
Applicant response: While we agree with and have implemented
COG's suggested design revisions, breaking up the fa~de at this
location would be inconsistent with the 11th bullet in Community
Expectations Design Guideline 1.4 because it would not maintain a
"unity of design treatment with all sides of the structure related to
the design of the primary fa~ade." Further, it would disrupt the
continuous balcony at the second floor and make the fac;ade look
too busy. In addition, the suggested recess in the building will
compete with, and thus diminish, the effect of the other recessed
areas, especially those at either side of the revised main entry
feature.
U C J EC
Arizona
2960 E. No rthern Avenue
Build ing C
Phoenix, AZ 85028
602.953.2355 t
602.953.2988 f
California
99 Almaden Boulevard
Suite 840
San Jose , CA 95113
408.496 .0676 t
408 .49 6.112 1 f
www. arctecinc. com
EXHIBIT 3 3
Ms . Jennifer T.C. Armer, AICP
M arch 16, 2017
ARC TEC Inc. Job No. 153948.02
In c reasing the mansard roof he ight f or th e portion of t he b uilding clos est to t he intersection.
Applicant response: ARC TEC increased the mansard roof height on the left side
of the building closest to the intersection by 1 '-6 ", from 29'-0" to 30'-6". We agree
that COG 's recommendation helps create more differential in the massing of the
building. Furthermore, increasing the height of the mansard at this location does
not adversely impact the views of the trees and hills in the distance for the
residential neighbors, as this occurs at only the far left side of the building, across
the street from non-residential commercial development.
Inc reasing the amount of projection for the elevation pop outs at the first f loor.
Applicant response: ARC TEC incorporated COG's recommendation into the first
floor elevation and i ncreased the elevation pop outs at the first floor by 8". The
amount of increase is the maximum we can achieve without impacting the zoning
and code required widths of the pedestrian walkway and parking lot. The revision
is consistent with Section 1.5.2 of the Commercial Design Guidelines which
encourage a richness of architectural fac;ade depth and style.
Prov iding more of a wall pl ane offset w here the tw o-st ory f ront wa ll trans itions to a o ne-sto ry
w all.
Applicant response: ARC TEC incorporated COG's recommendation into the
revised design and increased the wall plane offset by 8 inches. The revision is
consistent with Section 1.5.2 of the Commercial Design Guidelines which
encour age a richness of architectural fac;ade depth and style.
2. Redu cing the visual m ass of the central link of the setback po rtion of the bui ldi ng .
Lowering the height of th e c urrent 5'-6" para pet.
Applicant response: ARC TEC incorporated COG 's recommendation and reduced
the parapet height at the flat center portion of the front fac;ade by 2 '-6", from 30 '-0 "
to 27'-6". We may r equire a roof scr een located back from this fac;ade in order to
conceal roof mounted mechanical equipment, but this screen will be located away
from the front face. The actual design of the roof screen will be finalized during
the detailed design phase of the project, once the mechanical system for the
building is determined.
Adding a s ig ni fica nt pr ojecti ng co rn ice ca nopy to match th e adj acent man sard roof eave
lin es .
Applicant response: ARC TEC added the recommended projecting cornice canopy
to the flat center portion of the front fac;ade and at the raised main entry feature.
Adding brackets at th e co rni ce ca nopy to add architectural detail.
Applicant response: ARC TEC incorporated COG 's recommendation and added
the suggested support brackets to the new projecting cornice canopy that has
been added to the flat center portion of the front fac;ade.
Utilizing a cooler wa ll co lor for the set bac k wa ll to d istinguish it from the other walls and
reduce the f eel ing of one la rge buildi ng .
Applicant response: In response to this comment, ARC TEC is proposing to use
slightly cooler warm colors at the recessed wall areas in order to help distinguish
the different planes on the front fac;ade . In additi on, we propose adding limestone
trim to further distinguish and dress up the front fac;ade of the building.
Providing som e s ubtle enh ance ment to the v is ual pro m in ence of th e main bu il ding entry .
Applicant response: ARC TEC incorporated COG 's recommendati on and
increased the height of the main entry feature from one-story to two-stories and
also made it taller than the adjacent flat center portion of the front fac;ade (29'-0 "
Ms. Jennifer T .C . Armer, AICP
March 16, 2017
ARC TEC Inc. Job No. 153948.02
verses 27'-6" at the adjacent flat center portion of the front fa~ade). The entry
feature now includes a prominent canopy over the main entry doors.
3 . Add i ng more architectural detail. Shown on the study are two different types of trell is canopies .
There is always a tendency to do uniform trellises, but in seeking a less formal approach to relate to
the smaller scale of the residential development, I believe that increased variety wou ld be more
successful.
Applicant response: To address COG's recommendation to increase trellis variety, ARC
TEC added solar shades at the second story punched window openings on the far left and
far right sides of the front fa~ade. We also added bronze colored metal trellises to the
recessed window openings at the first floor, as COG suggested to add articulation at the
windows thereby improving visual interest and further differentiating among the various
elements of the front fa~ade .
Please feel free to contact me with any additional comments or questions you may have.
Sincerely,
ARC TEC Inc.
\.b~<.~
Daniel S . Kirby , AlA , LEED GA
Principal
This Page
Intentionally
Left Blank
March 17, 201 7
Ms. Jennifer Armer
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 9503 1
RE: 405 Alberto Way
Dear Jennifer:
ARCHITECTIJRE PLANNING URBAN DESIGN
I reviewed the revi sed project about a month ago and made a number of recommendations. The applicant ha s imple-
mented some of the recommendations, but not all . My comments on the new drawings provided las t week are as fol-
lows:
NEIGHBORHOOD CONTEXT
The si te is located at the corner of Alberto Way and Los Gatos-S aratoga Road, and is currently occupied by three office
buildings with office space located both below and above grade level. Photographs of the si te and surrounding build-
ings are s ho wn o n the follo\ving p age.
700 LARKSPUR LA D ING C IRCLE . SU il E 1 99 . LA RK SPU R . CA . q4939
EXHIBIT 3 4
TEL : 4 1 5.331 .3795
CDGPLAN@ P,\CBE LL. ET
Fxisting site building at the Alberto Way Corner
Ne\\ one-story retail building across Alberto Way
Adja< Pnl residential d evelopment immediately
north of 1 he site
Adja(ent residential development immediately
north oft he site
405 Alberto Way
Design Re view Com ments
March 17, 2017 Page 2
Existing building at 1 he center of the site
Corner at new one story retail building
across Alberto Way
Existing landscaping along the north edge of the site
Adjacent
across Alberto Way
t immediately
CAN NON DESI GN GROUP 700 LARKSPUR LANDING CIR CLE . SUITE 199 . LARKSPUR . CA . 94939
40 5 Al beno Way
D esign Review Com ments
M arc h 17,20 17 Page 3
SIGNIFICANT CHANGES MADE TO THE PREVIOUS DESIGN APPROACH REVIEWED BY THE PLANNING
COMMISSION
The applicant has revised their design approach following clirec tion from the Planning C ommission at its public h ear-
ing on A ug u st 24'h of la st year. The Planning Commission directio n included increa sing the project's conformance with
General Plan Policy LU-1.8 (designing in kee ping with the sm all-town character of Los Gatos), le ssening the impact o n
the adjacent n eighbo rhood and inc reasing the design's confo rmance with the Town's Comme rcial Design G uidelines,
especially Sectio n 1.4 Community E xpectations. The applic ant's pro posed changes r eviewed in February included the
following:
• A reduc ti o n in the overall gross building area.
• A consolidatio n of the original two buildings into a single s tructure.
• A reduc ti o n in the s tructure's o verall building height by fi ve fee t .
• E limination o f the tower elem ents.
• A decrease in the size of second story windows.
• A n inc reased setb ack from th e north prope rty line.
• An increased se tback of the building from Alberto Way n ea r the Los Gatos-S aratoga R o ad intersection.
• An increase o f surface parking spaces al o n g the full length of the A lberto Wa y fro ntage.
A comparison o f the previ ous and c urrent site pl an s is shown below:
Previous Site Plan Currently Proposed Site Plan
FEBRUARY CONCERNS AND RECOMMENDATIONS
In prep aring the current d esign approach , the a pplicant h as largel y re t ained m an y of the previous elevatio n forms and
d etails while inco rp o rating the changes outlined above. I s ta ted in the Fe bruary review le tter that I b elieved it m ay b e
r athe r cliffi cult to achieve a desired sm all -town Los Gatos scale and appearance wh en s tarting with a large building and
m aking small ch an ges to it. A satis factory solutio n might b e m ore easily achievable by starting the d es ign with th e goal
o f creating multiple st ru ctures with sm all er sca le m o dules and de tail s set \vith.in a landscap ed site fram ewo rk .
While the ch an ges n o t ed ab ove have reduced sever al asp ects o f the project's p erceive d size , the project that I reviewed
in February still in m an y ways r ead as a single la rge building. Con cern s included th e foll owing.
1. The pro ject seem ed to read as one large office building without a breakdown in scal e r elated to the n eighborhoo d
o r d1 e Los Gatos exis ting sm all town scale ..
2. The building elements appear ed very much as boxes with some m an sard r o of attachments -an approach sp ecifi -
call y cli scouraged on page 8 of the guidelin es \vithin the Comnumi(y Expectations secti o n (n ext to las t bullet p o int).
3 . The d esign cli d n o t h ave the "Care ful attentio n to ar chitectur al ... d etail sinlilar to th e Town's r esidential arch itec-
ture" (Community E xpectations p age 7).
CANNON DES IC CROU P 700 l ARKSPUR l AN DI NG CIRC LE . SUITE 199. l ARKSPU R . CA . 94939
405 Alberto Way
Design Review Comments
March 17, 2017 Page 4
Flat wall taller than side masses Reads as boxes with add-on
elements which is not consistent
with the Commercial n Guidelines is not working well as a linking feature
Ide ntified Febr uary Concern s
T hat said, I did acknowledge that I understood the applicant's desire to provide Class A office space with large floor
plates to accommodate a range of tenant size.
I noted that should staff and th e Planning Commission choose to accept th e applicant's chosen si te plan and floor plate
direction, I did have a few recommendations, as shown below and on the following page, to assis t in reducing the visual
mass and scale of the building. Larger, partial elevations are shown on the following page for more detail.
Ma jor change elements sh own o n the elevation recommendations included the following:
1. Providing more visual variety and break up in scale for th e building located closest to Alberto Way.
Providing fir st and second floor recesses and roof breaks to r educe the boxiness o f the structure and break up
the current single bulk mass of the struc ture.
Increasing the mansard roof height for the portion of the building closest to the inter section.
Inc rea sing the amount of projection for the elevation pop outs at the first floor.
Providing more of a wall plane offset wh ere the two-story front wall transitions to a o ne-story wall.
2. Reducing the visual m ass of the central link of the setback portion of the building.
Lowering th e h eight of the current 5'-6" parapet.
Adding a significant projecting cornice canopy to match the adjacent mansard roof eave lines.
Adding brackets at the cornice canopy to add architectural detail.
Utilizing a cooler wall color for th e set back wall to distinguish it from the oth er walls and reduce the feeling of
one large building.
Providing some subtle enhan cement to the visual prominence of the main building entry.
3. Adding more architectural detail. Sh own on the study are two different types of trelli s canopies. There is always a
tendency to do uniform trellises, but in seeking a less formal approach to relate to the smaller scale of the residen -
tial development, I believe that increased variety would be more successful.
FEBRUARY RECOMMENDED ALBERTO WAY ELEVATION CHANGES
CANNON DES IGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR. CA . 94939
405 Alberto Way
Des ign Review Comments
March 17,2017 Page 5
I did also note that the placement of surface parking along th e entire Alberto Way frontage was n ot consistent with the
Commercial Design Guidelines. However, given the concerns expressed abo ut the loss of ava ilabl e multi-use parking at this
site, I stated that I believed tha t surface parking in this lo cation could b e u seful and acceptab le.
Type 1 trellis canopies 1 maybe wood
Use for larger 1st and 2nd floor wi ndows
Climbi ng vines would be desirable
FEBRUARY ALBERTO WAY ELEVATION RECOMMENDATIONS: LEFT HALF
Currently proposed parapet top
---------------------!---···············-·····t·.:.:_··..:;··..:.:..·_--_
FEBRUARY ALBERTO WAY ELEVATION RECOMMENDATIONS : RIGHT HALF
CANNON DES IGN GROU P 700 LAR KSP UR LANDI NG CIRCL E . SU ITE 1 99 . LARKS PUR . CA. 94939
405 Alberto Way
Design Revi ew Comments
March 17,201 7 Page 6
REVISED CURRENT DESIGN CONCERNS AND ISSUES
The original design r eviewed b y the Planning Commission in August, the previous d es ign that I reviewed in February
and the currently p roposed design are shown in the Alberto Way sketches and eleva tions bel ow.
Reviewed by the Planning Commission in Augu~t
Reviewed by CDC in February
Currently Proposed Alberto Way Elevation
CANNON DESIGN GROUP 700 LARKSPUR LANDING C IR CLE . SU ITE 199 . LA RKSP U R . CA . 94939
405 Alberto Way
Design Review Comments
March 17,2017 Page 7
The additional changes to the design in re sponse to the recommendations contained in the February review and recom-
m endation s letter include the following:
• The mansard roof height at the portion of the building closest to the Alberto Way /Los Gatos-Saratoga Road inter-
sec ti o n was increased in height, but not as much as shown on the recommendations illu stration.
• The ground floor pop outs and wall plane offset adjacent to A lberto Way were both increased 8 inch es in depth.
• Som e trellis and sunshade elements were added, but only on the Alberto Way elevation.
• The central building link parapet was lowered .
• The color of the central building link was modified.
• A projecting cornice canopy with brackets was added to the central building link.
One change made that I feel was counter productive to a decrease in the building scale is the increased height of the
building entry element. I feel that the lower entry originally proposed with the minor changes recommended in the Feb-
ruary review letter would be more in the spirit of the Planning Commission's direction to the applicant.
I am also w1 sure whedter the trellises and canopies that have been added will be significant enough to add sufficient
smaller sca le detail e lements to the facad e. It would be h elpful for the appli cant to provide photo examples showing the
proposed m aterial s and construction of these elements.
RECOMMENDATIONS
The Planning Commission will need to determine if the changes SUI11ffiarized above are sufficient to sa tisfy their direc-
tion to the applicant which I unders tood to include the following :
• The Planning Commiuion gm1e specific direction to the applicant to significantlY reduce the size of the building in height, mass and floor
area.
• The Planning Commission gave specific directio n to the applicant to revise the proposed design to be more in keeping with the neighbor-
hood and small town character. Specific s1rggestions included:
1. Moving proposed 405 building awqy fro m the residential neighbors
2. Reducing the scale (height, mass and length) of th e Alberto IV" try fa fade of tbe 401 building, with additional second floor arlicula-
tion
3. Not blocking the view of mountains from neighbors
+. Change s!J•Ie of proposed buildings to be more similar to neighborhood architectural style
5. In creased co1ljormance with Commercial D esign Guitklines, specificalb•: Section 1.4 Community Expectations:
a. Careful allention to architectural and landscape details similar to the Towns residential structures.
b. The sensitive inteiface of commercial development with atfjacent restdential neighborhoods.
c. S cafe mrd character appropriate to the setting.
6. Increased conformam-e with Gmeral Plan Policies:
a. Polic)' LU-1.8: Commercial developmmt of a'!Y ()pe (office, retail, research and tkvelopment, etc.) shall be designed in keeping
with the small-town character of Los Gatos.
b. Policy LU-6.5: The type, density, and intensifY of new land use shall be co nsistent with that of the immediate neighborhood.
Should the Planning Commission condude that the changes meet their concerns, I would sugge st that they consider the
followin g changes made in the February r eview letter.
• Increase the roof height more at the building portion closet to the Alb erto Way /Los Gatos-Sara toga Road intersec-
tion.
• Add additional building articulation to the wall and roof articulation as or sinlliar to the recommendation made in
February.
• Lower the height of the entry element and conform to the he ight and continuous cornice canopy recommendations
in d1e February review letter.
• Direct staff to review the material and sca le of the proposed trellis and sunshade canopy elements.
• Withhold approval for the color of the central link until s taff has viewed and evaluated the color choices as painted
as sa mple swatches on the completed building walls.
CANNO DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SU ITE 199 . LARKSPUR . CA . 94939
405 Alberto Way
Design Review Comments
March 17,201 7 Page 8
Jennifer, please let me know if you h ave any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DE SIG N GROUP 700 LAR KSP U R LANDING CIRCLE . SUITE 199 . LAR KSPU R . CA. 94939
-...~ ~~XAGON T ~ANS~O~TATION (ONSULTANTS, I N<.
April 5, 2017
Mr. Randy Lamb
Lamb Partners
535 Middlefield Road , Suite 190
Menlo Park, CA 94025
l~EC!E~VE D
ArF< OB 7n 11
Subject: Response to Traffic Comments on 401-409 Alberto Way Traffic Study
Dear Mr. Lamb ,
Hexagon Transportation Consultants, Inc. completed a Traffic Impact Analysis (TIA) for the
proposed office development project located at 401-409 Alberto Way in Los Gatos , California.
During the August 1 01h and 241h Planning Commission hearings, the Planning Commissioners and
the public provided comments on the final TIA dated August 2, 2016. This letter provides
Hexagon's responses to the Commissioners and public comments .
Response to Planning Commissioner Comments
Trip Generation
The Planning Commission asked about the source of trip generation estimates and was interested
to hear whether trends in office employee density might render the nationwide ITE estimates
inaccurate for Los Gatos and/or Silicon Valley . Commissioners stated hearing anecdotal stories
about Silicon Valley employers filling buildings with more people than in the past. Hexagon has
heard such stories, but we are not aware of any published studies of employee densities in office
buildings or any other technical data prepared by traffic engineers that lend support to such
anecdotal information .
Traffic engineers complete trip generation studies by counting vehicles in and out of driveways at
peak times and comparing the counts to the office building size in square feet. Scores of such
studies are aggregated to develop a mathematical relationship between the building size and the
trip generation. It has been Hexagon 's observation that the number of employees in a building is
rarely known so this information is not used as a measurement. Also, while an employee census
might be determined (the number of employees assigned to work in the building), the actual
number of employees working on any given day is typically difficult to determine. Moreover, the
mode of transportation in and out of the site (e.g., number of vehicles versus pedestrians) may be
unknown for any given day.
The ITE data reveal that there is a very strong correlation between the size of an office building, in
square feet, and the number of trips generated . Trip generation research is published by the
Institute of Transportation Engineers (ITE) in the Trip Generation Manual. Per the Town and VTA
guidelines (VTA guidelines: http ://www.vta.org/cmp/tia-guidelines, Town of Los Gatos guidelines:
http ://www.losgatosca.gov/DocumentCenter/View/857 ), project trip generation estimates should
use either trip rates published by the Institute of Transportation Engineers (ITE) or rates
developed from local data . The project TIA used ITErates in accordance with the Town of Los
Gatos guidelines .
£XIDBIT 3 5
4 North Seco n d Street, Suite 400 ·San Jose, California 95113 ·phone 408 .97 1.6100 ·fax 408.971.6102 • www.hextrans.com
jii"" 4iiliiill Mr. Randy Lamb
April 5, 2017
Page 2 of 8
For an office project of 92,000 s.f., ITE 's fitted curve equation calculates trip generation rates of
1.94 and 1.96 trips per 1,000 s.f. during the AM and PM peak hours , respectively. Hexagon also
conducted trip generation counts at three existing office buildings in Los Gatos in 2016. The
resulting rates were found to be 1.32 and 1.63 trips per 1,000 s.f. during the AM and PM peak
hours, respectively (see Table 1 ). This indicates that office buildings in Los Gatos generate trips
about at the same rate as, or less than, other office buildings included in the ITE Trip Generation
manual.
Table 1
Los Gatos Office Trip Generation Counts
. .
AM Peak Hour PM Peak Hour · ----------------------------------------Trips Total Peak Trips Total Peak
Surveyed Sites 1 Size Unit Trips In Out Trips Rate Trips In Out Trips Rate
4 75 Alberto Way 30.22 ksf 37 3 40 4 37 41
16795 Lark Avenue 22.40 ksf 19 12 31 4 33 37
975 University Avenue 15.00 ksf 16 2 18 0 32 32
Total 67,62 ksf 72 17 89 8 102 110
Average Surveyed Rates 1 .32 1 .63
Average ITE Rates 2 1.56 1.49
~
1 . Trip generation surveys were co nducted in March 20 16.
2. Average ITE trip rates for general office building based on ITE's Trip Generation, 9th Edition for land us e code 710.
The Planning Commission also asked about trip generation comparisons to the Netflix campus. At
the time of this letter, the new Netflix campus at Albright Way is not fully constructed or fully
occupied , and it would be difficult to determine the trip generation rates until the project is
completed and occupied . The original Netflix campus at 100 Winchester Circle is still fully
occupied. Hexagon conducted trip generation counts at 100-150 Winchester Circle (Netflix and
Roku buildings) in February 2017. The resulting rates were found to be 1 .9 and 1.83 trips per
1,000 s.f. during the AM and PM peak hours, respectively (see Table 2). The trip rates counted at
the Netflix offices are almost identical to the ITErates, which were used in the Alberto Way traffic
study .
Thus, the counted rates in Los Gatos were lower than the ITErates used in the traffic study. The
rates used to estimate the project trip generation for 401-409 Alberto Way are the trip rates
calculated using ITE's fitted curve equation.
Another question was how ITE office trip generation rates have changed over the years. The
current version of the manual is dated 2012. Hexagon consults the ITE manuals dating to 1997.
During that 15-year time span, the office trip generation rates have not changed.
Mr. Randy Lamb
April 5, 2017
Page 3 of 8
Table 2
100-150 Winchester Cir Trip Generation Counts
• ' ~ 1 o '.t '..f.. • " ' 'Ill: ' ' ~ .-. • ·~ '" '4 f • • ' ' .., I .0. .. • ~ • ',. • ~ .~ I ' ,.; > ~,.. ·~ '-..,.. , I
· · AM Pealt'Hour · PM Peak Hour ----------------------------------------. Trips · Total Peak · Trips Total Peak
Location 1
, ·Size ·unit Trips In Out · Trips ~· Rate · Trips In 'Out Trips · 'Rate ·
'... ! ••
0
• .__. 1f • ' o • ' j " I , • ' tT I '( .J l ' . I > • 0 ··•' •
100-150 Winchester Cir
Note s :
163.03 ksf
Surveyed Rates
Rates Used in TIA
223 87
1. Trip generation counts were conducted in February 2017 .
Overall Traffic Co nditio n s
310
1.90
1 .94
114 185 299
1.83
1 .96
The TIA studied five signalized intersections, two of which are Congestion Management Program
(CMP) intersections . The traffic analysis at the two CMP intersections used the CMP database
per VT A guidelines . Results show that all intersections operate at LOS D or better under all
scenarios, which is considered "acceptable" by Town and VTA standards. The analysis showed
that the project would not cause a degradation of LOS from base conditions and would generate
an insignificant intersection impact per Town LOS criteria.
During the AM peak hour, westbound Los Gatos-Saratoga Road experiences congestion mainly
because of the lane drop from two to one lane west of Santa Cruz Avenue. Resulting queues do
not extend to Alberto Way. During the peak 15-minute school drop-off period , eastbound Los
Gatos-Saratoga Road also experiences congestion between Los Gatos Boulevard and Alberto
Way, but queues rarely extend westward past Alberto Way. Project traffic mainly would flow in the
counter-commute direction on eastbound Los Gatos-Saratoga Road and would not add to the
congestion on westbound Los Gatos-Saratoga Road . Project traffic on eastbound Los Gatos-
Saratoga Road would turn left into Alberto Way and would not add to the eastbound queue on Los
Gatos-Saratoga Road at Los Gatos Boulevard.
The proposed project would lengthen the left-turn pocket on eastbound Los Gatos-Saratoga Road
turning into Alberto Way from 150 feet to 250 feet. As indicated in the traffic study, the 95th
percentile queue at the eastbound left-turn pocket on Los Gatos-Saratoga Road turning into
Alberto Way would be 200 feet with the addition of project traffic. The lengthened turn-pocket
would accommodate the 95th percentile queue with the addition of project traffic and allow project
traffic to turn out of the eastbound through lane earlier. The proposed project would also re-stripe
southbound Alberto Way at the intersection to improve vehicular flow and reduce queuing on
Alberto Way. In addition, the project would install signal interconnect between the Alberto Way
intersection and the Los Gatos Blvd intersection to improve vehicular flow along Los-Gatos
Saratoga Road . These improvements (which were not needed as mitigation for the project less-
than-significant traffic impacts), would themselves not result in any new significant secondary
traffic impacts .
jiiJ"' 4iiiiliiil Mr. Randy Lamb
AprilS, 2017
Page 4 of 8
Pedestrians and Bikes at the Highway 17 Interchange
The Planning Commission expressed concern about the comfort and safety of pedestrians that
would walk from the site to downtown Los Gatos. They were particularly concerned about the
crosswalk across the Highway 17 northbound on-ramp. Commissioners asked whether an
enhanced crosswalk with flashing beacon could be added there.
The project voluntarily proposes to rebuild the sidewalk fronting the project site along westbound
Los Gatos-Saratoga Road to create a detached sidewalk that complies with the Town's Complete
Streets Program . The detached sidewalk would provide additional separation between vehicles
and pedestrians. Subject to Caltrans approval, the project also could install flashing beacons at
the crosswalk , as requested by the Planning Commission which was consistent with Caltrans'
suggestion in its comment letter dated June 13, 2016 .
The project voluntarily proposes to widen westbound Los Gatos-Saratoga Road between Alberto
Way and the Highway 17 northbound on -ramp, which would provide room for the installation of a
future bike lane on westbound Los Gatos-Saratoga Road .
Complete Streets Improvements on Alberto Way
Commissioners asked for the Town 's complete streets improvements on Alberto Way. "Complete
Streets" refers to the accommodation of all travel modes. Alberto Way already has sidewalks. The
project proposes to rebuild the sidewalk along its frontage in order to provide a detached
sidewalk , which minimizes pedestrian exposu re to traffic and enhances pedestrian safety. The
detached sidewalk would improve pedestrian comfort by moving pedestrians farther from traffic .
Alberto Way currently lacks bike lanes. At a community meeting for the proposed project,
neighbors expressed interest in installing bike lanes along Alberto Way. In response to the
Commissioners' request for complete streets improvements and neighbor interests, the proposed
project voluntarily proposes to widen Alberto Way along the proposed project frontage and install
a bike lane on southbound Alberto Way approximately 210 feet long . In addition , there currently is
no safe place for bikes wishing to turn left from Alberto Way to eastbound Los Gatos-Saratoga
Road to position themselves. The proposed project voluntarily proposes the installation of a bike
box at the intersection.
The proposed bicycle improvements along Alberto Way and the proposed street widening along
Los Gatos-Saratoga Road fronting the project site are all in conformance with the Town 's
complete streets improvements.
Parking on Alberto Way
Commissioners were concerned about the removal of parking on Alberto Way. Eight on-street
pa rking spaces are proposed to be removed as part of the project: five on the project side of the
street and three on the opposite side of the street. The five spaces on the project s ide of the street
would be removed to provide room for a striped right turn lane at the Alberto Way/Los Gatos-
Saratoga Road intersection and to provide adequate sight distance at the southern driveway.
Under existing conditions there is a driveway at that location, and its sight distance is restricted
because of the on-street parking . Removing the on-street parking at that location as part of the
project would provide improved sight distance. Some residents in the neighborhood requested
that these spaces be removed to increase sight distance.
Jl"" ~ Mr. Randy Lamb
AprilS, 2017
Page 5 of 8
At a community meeting for the proposed project, neighbors ex pressed concern about visibility
and about difficulty turn ing right at the signal from Alberto Way to Los Gatos-Saratoga Road .
Under current conditions cars turning right from Alberto Way on to Los Gatos-Saratoga Road
must wait for a green light if there is a car in front waiting to turn left. The proj ect voluntarily
proposes to restripe Alberto Way which would provide one outbound left-turn (and through) lane
and one dedicated right turn lane. Cars would then be able to turn right on a red light, which would
improve vehicular flow and reduce queuing along Alberto Way.
With the proposed development the southerly driveway is proposed to be placed at approximately
220 feet from the intersection . With the proposed dedication and widening , additional right turn
lane and bike lane , the on-street parking along the project frontage would have to be modified o r
removed . The distance between the two proposed project driveways is approximately 100 feet.
This segment of 1 00-foot roadway is within the area of centerline transit ion from one lane to two
lanes in the southbound direction. With the transition and to improve visibility , it is recommended
parking be restricted between the two driveways .
Hexagon studied the use of the on-street parking spaces and found that they were almost fully
utilized at night but not during the day. It appears that the spaces are being used by patro ns of the
Grill 57 restaurant. According to Town staff, the restaurant has sufficient parking spaces on-site to
meet the Town requirements .
Speed on Hig hway 9
Commissioners were concerned about the speed of traffic traveling westbound on Los Gatos-
Saratoga Road , downhill toward the Highway 17 northbound on -ramp under existing conditions.
Speed measurements on that portion of Los Gatos-Saratoga Road are not available . However,
field observations indicate that under existing conditions motorists wishing to go north on Highway
17 and seeing a green light at Alberto Way are rushing down the hill. Motorists are able to clearly
see the signal at Alberto Way from the top of the hill. Hexagon did not observe any vehicles
running through a red light at Alberto Way.
I
As a speed control measure to address ex isting traffic speeds , a s peed feedback sign could be
added halfway between Los Gatos Boulevard and Alberto Way. From the e x isting stop bar
location, it is difficult for motorists to see up the hill on Los Gatos-Saratoga Road . Th ey must
proceed with caution forward to see enough to make a right turn on red . To address the e xisting
conditions, the Town could consider moving the stop bar on Alberto Way farther out to improve
visibility.
Respo nse to Pub li c Comments
Mr. Bob Burke submitted a comment letter regarding the traffic study conducted by Hex ag o n
Transportation Consultants, Inc. Mr. Burke raised many of the same issues he previously raised
prior to the August 1 01h and August 241h Plannin g Commission meetings. Below are Hexagon's
respon ses to the main is sues rai sed by Mr. Burke .
Tri p Ge ne rat ion
Pl eas e see above response to the same c omme nt raised by the Planning Commission .
jiiJ"" 4illllli Mr. Randy Lamb
April 5, 2017
Page 6 of 8
Inte rs e c tio n Traffi c Co unts
Intersection traffic counts were collected in 2015 while schools were in session at all five study
intersections during the AM peak hour, and at three intersections (Alberto Way and Los Gatos-
Saratoga Road, Los Gatos Boulevard and Los Gatos-Saratoga Road, and Los Gatos Boulevard
and Kennedy Road/Caldwell Avenue) during the PM peak hour. The intersections on Los Gatos-
Saratoga Road at University Avenue and at Santa Cruz Avenue are designated Congestion
Management Program (CMP) intersections by VT A and are required to use counts in the CMP
database.
Intersection counts were all counted at the intersections as vehicles advance past the stop bars.
On roadway segments where intersection counts are collected at both ends of the segments and
there are minimal mid-segment driveways, the total inbound volumes derived from the intersection
counts at one end of the segment are very similar to the total inbound volumes derived from the
intersection counts at the other end of the segment (see Table 3).
Table 3
Existing Intersection Volume Checks
Peak Entering Volume Exiting Volume ~
Segment Hour Location Volume Location Volume Volume %of Entering
Los Gatos-Saratoga Rd EB AM Alberto
PM Way
Los Gatos-Saratoga Rd WB AM Los Gatos
PM Blw
824
851
949
820
Los Gatos
Blw
Alberto
Way
841
8 54
963
825
17
3
14
5
2%
0%
1%
1%
Hexagon conducted new traffic counts at all five study intersections in October 2016, while
schools were in session. As shown on Table 4, there were minimal fluctuations in traffic volumes
between the 2015 counts used for the study and the newly collected 2016 counts. The only
intersection that had relatively larger fluctuations was the Santa Cruz Avenue and Los Gatos-
Saratoga Road intersection, but the 2016 volumes were lower than the 2015 volumes used in the
study and so this fluctuation does not change any of the conclusions regarding the project 's traffic
impacts.
Table 4
Intersection Volume Comparison
Peak Intersection Volume Difference ---------------------------------------Intersection Hour 2015 Count 2016 Count Volume %of 2015 Count
Santa Cruz Ave & Los Gatos-Saratoga Rd AM 3 154 2862 -292 -9%
PM 3291 2939 -352 -11 %
University Ave & Los Gatos-Saratoga Rd AM 3021 2920 -101 -3%
PM 3102 3176 74 2%
Alberto Way & Los Gatos-Saratoga Rd AM 1976 1910 -66 -3%
PM 1863 1862 -1 0%
Los Gatos Blw & Los Gatos-Saratoga Rd AM 2454 2380 -74 -3%
PM 2351 2468 117 5%
Los Gatos Blvd & Kenne dy Rd /Caldwell Ave AM 1771 166 9 -102 -6%
PM 1860 1913 5 3 3%
Mr. Randy Lamb
April 5, 2017
Page 7 of 8
Freeway Ramp Analysis
The traffic study analyzed four ramps at the SR 17/SR 9 interchange . The studied ramps are
listed below:
• Northbound SR 17 on-ramp from westbound SR 9
• Southbound SR 17 on-ramp from westbound SR 9
• Northbound SR 17 off-ramp to eastbound SR 9
• Southbound SR 17 off-ramp to eastbound SR 9
There are eight ramps at the SR 17/SR 9 interchange. The four ramps identified above were
studied because the project is expected to generate traffic on these ramps . The remaining four
ramps at this interchange were not studied because they do not provide access to the project site
and are not expected to receive project generated traffic.
Freeway ramp volumes typically are obtained from Caltrans . These volumes are used for the
purpose of conducting freeway ramp analysis . Since none of the study ramps were metered at the
time of the study, the ramp volumes were used to conduct a volume-to-capacity analysis to
determine the ramps ' ability to accommodate the traffic demand. The traffic study determined that
with the project traffic , all ramps would continue to operate with sufficient capacity.
Additional peak-hour freeway ramp counts were conducted in October 2016, while schools were
in session. These counts were shown to be significantly lower than the counts Hexagon
previously received from Caltrans (see Table 5). The new counts i ndicate that the ramp analysis
done in the project TIA was conservative in that it was based on higher volume . These new
counts show continuity in the volume along Los Gatos-Saratoga Road , which was a concern in
Mr. Burke's analysis. As shown in Table 6, all ramps would continue to operate with sufficient
capacity with the addition of project traffic.
During field observations , Hexagon observed that only the southbound off-ramp from Highway 17
onto westbound Los Gatos-Saratoga Road experienced congestion during the AM peak hour. The
congestion is due to downstream merging on westbound Los Gatos-Saratoga Road west of Santa
Cruz Avenue . The project would not add traffic to th is ramp . Other ramps operated well during
both the AM and PM peak hours.
jiiii"" 4iiiiilllil Mr. Randy Lamb
April 5, 2017
Page 8 of 8
Table 5
Study Freeway Ramp Count Comparison
Ramp Volume
SR 17/Los Gatos-Saratoga Rd Ramps Peak Hour Caltrans Hexagon Dtfference
NB on-ramp from WB Los Gatos-Saratoga Rd AM 1153 502 -651
PM 1017 409 -608
SB on-ramp from WB Los Gatos-Saratoga Rd AM 104 120 16
PM 379 172 -207
NB off-ramp to EB Los Gatos-Saratoga Rd AM 379 217 -162
PM 125 126 1
SB off-ramp to EB Los Gatos -Saratoga Rd AM 1103 432 -671
PM 758 337 -421
Notes :
1. Caltrans ramp volumes were obtained from Caltrans staff on September 17,2015. Ramp volumes
were dated August 2013 .
2 . Hexagon ramp volumes were obtained from tube counts conducted in October 2016.
Table 6
Ramp Analysis with New Counts
~~
Peak ProJect
Interchange Ramp Type Hour Capacity 1 Votume' VIC Trops Volume VIC
NB on-ramp from WB Los Gatos -Saratoga Rd Diagonal AM 900 502 0.56 3 505 0.56
PM 900 409 0.45 32 441 0.49
SR 17 & Los Gatos-SB on-ramp from WB Los Gatos-saratoga Rd Loop AM 900 120 0.13 1 121 0.13
Saratoga Rd PM 900 172 0 .19 11 183 0.2
NB off-ramp to EB Lo s Gatos-Saratoga Rd Diagonal AM 2000 217 0.11 13 230 0.12
PM 2000 126 0.06 0 126 0.06
SB off-rnmp to EB Los Gatos-Saratoga Rd Loop AM 1800 432 0 .24 39 471 0.26
PM 1800 337 0.19 0 337 0.19
~
1. Ramp capacities were obtained from the Highway Capacity Manual 2000, and considered the free-flow spee d , and the number of lanes on the ramp . As a conservative
approach, the two on-ramps are assumed to be metered during both peak hours .
2. Ra mp lo<llumes were obtained from tube counts conducted in October 2016 .
All of this data further confirms the TIA conclusions and the analysis contained in the Final EIR.
If you have any questions, please do not hesitate to call.
Sincerely,
HEXAGON TRANSPORTATION CONSULTANTS, INC.
Gary K. Black
President