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19 Staff Report - 15200 Los Gatos BoulevardZdW N ©F I`~s GA DATE TO FROM: COUNCIL AGENDA REPORT August 1, 2007 MAYOR AND TOWN COUNCIL MEETING DATE: 8/06/07 ITEM NO. )9 PAMELA JACOBS, INTERIM TOWN MANAGER ts,~ SUBJECT: CONSIDER A REQUEST FOR APPROVAL OF A PLANNED DEVELOPMENT TO CONSTRUCT A NEW COMMERCIAL BUILDING ON PROPERTY ZONED CH. NO SIGNIFICANT ENVIRONMENTAL IMPACTS HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A MITIGATED NEGATIVE DECLARATION HAS BEEN RECOMMENDED. APNS 537-29-007 & 008. PROPERTY LOCATION: 15200 LOS GATOS BOULEVARD. PROPERTY OWNER: WESTWOOD COMPANY-HAMLIN, LLC. APPLICANT: KENNETH RODRIGUEZ & PARTNERS. FILE #PD-06- 05 & ND-07-09. RECOMMENDATION: 1. Open and hold the public hearing and receive public testimony. 2. Close the public hearing. 3. Uphold the Planning Commission's recommendation and approve Planned Development Application PD-06-05: 1. Make the Negative Declaration (Attachment 4) (motion required); 2. Adopt the Mitigation Monitoring Program (Attachment 2) (motion required); 3. Make the required findings (Attachment 1) and approve subject to the conditions included in the Planned Development Ordinance (Attachment 3) (motion required); 4. Direct the Clerk Administrator to read the title of the ordinance (no motion required); 5. Move to waive the reading of the ordinance (motion required); 6. Introduce the ordinance to effectuate Planned Development PD-06-05 (motion required). PREPARED BY: Bud N. Lortz, Director of Community Developmen Reviewed by: Assistant Town Manager 'Town Attorney Clerk Finance =Community Development Revised: 8111/07 11:11 AM Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 BACKGROUND The subject property is located on the southeast corner of Lark Avenue and Los Gatos Boulevard. The site is 40,167 square feet and is comprised of two parcels that will be merged into a single lot. The most recent use of the site was the Los Gatos Auto Mall. The previous building on the site was demolished in 2005 following an explosion and fire. The property was subsequently sold. Prior to the auto dealership operating on the site, the building was the location of the Flames restaurant. Surrounding land uses include commercial developments to the north (Office Depot) and south (Ace Hardware), and single family residential to the east. A three-story office building is located directly across the street from the site on the southwest corner of Lark & Los Gatos Blvd. On March 28, 2007 the Planning Commission considered the subject Planned Development (PD) application. After accepting public testimony and discussion the Commission continued the application to April 25, 2007 and directed the applicant to address the following items: • Meet the setbacks for the CH zone. • Save all trees recommended for preservation by the Consulting Arborist. • Use finger landscape islands in the parking area. • Make the Los Gatos Blvd. driveway a one-way entrance. • Bring the tree removals into compliance with the Mitigated Negative Declaration. The Commission also requested that staff evaluate traffic visibility at Lark & Los Gatos Blvd. and that the Architecture & Site application be reviewed by the Commission. On April 25, 2007 the Commission considered revised plans and accepted further public testimony. Following discussion, the Commission continued the application to June 13, 2007 and directed the applicant to address the following items: • Reduce the size and height of the building. • Enhance the landscape buffer between the building and abutting residents. • Evaluate ways of maintaining a view of the hillsides. • Provide an on-site loading space. • Evaluate the safety of the Los Gatos Blvd. entrance. On June 13, 2007 the Commission considered revised plans and voted 4-1 to forward the application to the Town Council with a recommendation for approval. Minutes from the three Planning Commission meetings are Attachments 5, 9 and 13. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 PROJECT SUMMARY: The applicant is proposing to construct a 9,207 square foot commercial building. Proposed uses are a 4,000 square foot, 99-seat restaurant and 5,207 square feet of retail space. The building includes a taller architectural element at each end of the structure and an outdoor patio adjoining the Los Gatos Boulevard frontage of the building. The L-shaped commercial building fronts along Los Gatos Boulevard. Parking will be provided on the eastern portion of the site, behind the building. A total of 55 parking spaces are proposed in addition to a loading space. Approval of the PD will allow a restaurant with up to 99 seats. Because the tenant is unknown, operational details such as hours and service of alcohol cannot be provided at this time. A condition of approval has been included in the PD Ordinance requiring a Conditional Use Permit (CUP) application to be approved for the restaurant prior to issuance of any permits for tenant improvements for the restaurant space. DISCUSSION: Planned Development The Town Council indicated that a change of land use from an auto dealer to other uses should go through the PD process so that the land use changes can be evaluated. The purpose of a PD overlay zone is to provide for alternative uses and developments more consistent with site characteristics than are allowed in other zones, to create optimum quantity and use of open space, and to encourage good design. Pursuant to the Zoning Ordinance a PD application is required to include only conceptual development plans. In this instance the applicant has presented well developed architectural plans to demonstrate the quality of the project being proposed. If the PD is approved, an Architecture & Site application will be required for the project, and the two lots will be merged into a single parcel. The applicant is not requesting any exceptions to zoning requirements. Architecture & Site The applicant originally proposed a one-story building with a maximum height of 32 feet for the main roof ridge. The design included a 35-foot high tower with a stone facade located at the northwest corner of the project site adjacent to the Los Gatos Boulevard/Lark Avenue intersection. In response to concerns from neighbors regarding the height of the building, the applicant provided two alternate plans that would lower the building by five feet or eight feet. Based on feedback from a majority of the neighbors, the applicant modified the elevations to reduce the height by eight feet. The building height was lowered to 25 feet high for the main roof ridge and 27 feet high for the corner tower element. Under this scenario the proposed building height was similar to the retail commercial buildings to the north and south of the project site along Los Gatos Boulevard and the building immediately to the south (Ace Hardware). The Office Depot building to the north is approximately 30 feet high. The three-story office building across Los Gatos Boulevard to the west is approximately 40 feet high. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 Due to concerns from neighbors living behind the Office Depot and project site, the Planning Commission requested that the applicant further reduce the building height. The project that has been forwarded for approval has a maximum height of 22 feet with the northwest portion at 20 feet. The northeast end of the building is the closest to the abutting residences. The northwest corner tower is 24 feet high. The Town's Consulting Architect, Larry Cannon, reviewed the plans and visited the site in addition to evaluating the project using the Town's Commercial Design Guidelines and the Los Gatos Boulevard Plan (LGBP). The LGBP provides guidelines for development and improvements along Los Gatos Boulevard with emphasis on the following: • Location of buildings adjacent to the street (so that buildings, not parking lots, are seen along Los Gatos Boulevard) and location of parking in the rear. • Staggering of buildings along the Los Gatos Boulevard frontage to avoid a tunnel effect. • Articulation of facades to minimize building mass. • Framing rather than blocking scenic views. • Designing a development to fit a site's natural conditions. • Provision of landscape elements in parking areas. • Location of loading and service areas away from the street. • Provision of defined pedestrian paths through large parking areas and pedestrian entries from the front as well as the rear sides which face the parking lot. The recommendations of the Consulting Architect have been incorporated into the plans. Final building colors and materials will be reviewed during the Architecture and Site (A&S) process. Building Height The applicant originally proposed building with a maximum height of 32 feet for the main roof ridge. The design included a 35-foot high tower with a stone facade located at the northwest corner of the project site adjacent to the Los Gatos Boulevard/Lark Avenue intersection. This height was similar to that of the retail commercial buildings to the north and south of the project site along Los Gatos Boulevard and the building immediately to the south (Ace Hardware). The Office Depot building to the north is approximately 30 feet high. The three-story office building across Los Gatos Boulevard to the west is approximately 40 feet high. A number of residents expressed concerns about the height and scale of the proposed building. Through the two revisions to the project, the Commission reduced the building height to 20 to 22 feet at the ridges with a 24 foot high corner element. The Consulting Architect believes that the original proposal was most appropriate given the location of the building. The architect commented that the smaller the building becomes the weaker its presence will be on Los Gatos Boulevard. Staff believed that some reduction of the building was necessary to achieve a balance between architectural considerations and neighborhood concerns. Staff was comfortable with the second PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 rendition of the plans that have the overall height at 21 feet to 22 feet 6 inches with the corner element at 24 feet six inches. The Commission required a further reduction in the building height to minimize visibility from the abutting residences. Landscape Buffer The project abuts single story residences to the east. The two closest homes are 44 and 82 feet from the closest corner of the proposed building. The visibility of the building is minimized by an existing masonry wall and mature landscaping on the perimeter of the site that screen views from these homes. A gap in the vegetation will be filled in by planting 12 trees on an adjacent neighbor's property (Scott) as shown on the landscape plan (see sheet L 1 of the development plans). In addition to the finger islands in the parking lot, diamond shaped planters were added to the row of parking spaces closest to the rear property line. The applicant will plant five 36-inch box trees in these planters. The tiered landscaping approach will provide an adequate buffer between the parking area and the abutting homes and will effectively screen views of the new building. Arborist Review The existing landscaping along the rear of the site will remain. The Town's Consulting Arborist, Arbor Resources, completed an arboricultural survey for the proposed project in June 2006. The survey identified a total of 35 trees that could be affected by the proposed project. Of these, 29 are on the subject property and six are sufficiently close on properties adjoining the site as to be vulnerable to potential damage during development. The tree inventory includes 28 protected trees (trees with a trunk diameter of four inches or greater) and seven non-protected trees. Three trees (#33 through 35) need to be removed and nine (#10, 12 - 16, 25, 26 and 29) could be adversely impacted due to the project design and implementation. The Consulting Arborist indicated that proposed removal of the three Flaxleaf Paperbark trees is in accordance with Section 29.10.0990 (Standards of Review) of the Tree Protection Ordinance based on their species, less than ideal condition and only low or moderate suitability for preservation. Replacement trees will be required to mitigate the loss of these trees. The Consulting Arborist recommended that the plans be revised to avoid destabilizing or promoting the decline of the nine trees that could be adversely impacted by construction. The applicant has already complied with recommended setbacks from the trees located near the northwest corner of the building. Sections of future curb, gutter, drainage improvements and parking lot under the canopies of these trees will be required to preclude soil cuts or trenching in the existing soil grade. Conditions of approval have been included requiring the Consulting Arborist's recommendations to be implemented. Parking & Circulation The project site currently has three driveways on Los Gatos Boulevard. The northern access PAGE 6 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6 2007 driveway is located on the adjoining Office Depot site and forms the northern boundary of the site. This driveway serves both the project site and the Office Depot store. The proposed project design will retain the southernmost existing driveway while eliminating the middle driveway on Los Gatos Boulevard. The Zoning Ordinance requires a total of 39 parking spaces for 9,207 square feet of retail space (one space/235 square feet). A total of 55 parking spaces are required for a 99-seat restaurant (one space/three seats) and 5,207 square feet of retail. The plans include 55 parking spaces which meets the parking requirement for the proposed restaurant and retail uses. While not required by the Zoning Ordinance, a separate loading space was added at the direction of the Planning Commission. Easement Agreement The applicant has secured an agreement with the adjacent property owner to the north (Office Depot) for a reciprocal access agreement. This will facilitate access through both sites, and will allow vehicles to enter Los Gatos Boulevard at the signalized intersection with Lark Avenue. The easement agreement is valid for a 15 year period with a possibility, but no guarantee, of renewal. Given the possibility that access through the Office Depot property may be lost in 15 years, the applicant developed an alternate parking and circulation plan (see sheet A8 of the development plans). Under this scenario the parking lot will be restriped to provide a turnaround and the restaurant will be required to reduce the seating to 75 seats due to the reduction in the number of parking spaces. Condition #4 requires recordation of a deed restriction that documents the restriping and seating reduction requirements should the reciprocal access agreement not be renewed. Traffic The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a detailed traffic study for any project with the potential to generate 20 or more additional AM or PM peak hour trips. The Town Traffic Engineer completed a preliminary assessment of potential traffic impacts resulting from the proposed project relative to previously existing restaurant uses on the site. When evaluating traffic impact, credit is given for the previous use(s) on the site. Based on the estimated trip generation for the proposed uses (including a high turnover restaurant for purposes of worst-case analysis), the project would generate 55 AM peak hour trips, 58 PM peak hour trips, and 744 average daily trips. The project would generate 12 fewer AM peak hour trips and two less PM peak hour trips than the previous commercial uses on the site. Average daily trips would increase by 58. Traffic generated by the proposed project represents a minor impact and no additional traffic studies are required based on the Traffic Policy. Bus Stop The project was reviewed by the Santa Clara Valley Transportation Authority (VTA). In order to provide convenient access to transit service, VTA has requested that a bus stop be provided on Los PAGE 7 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 Gatos Boulevard in front of the project site. A condition of approval has been included requiring installation of a bus stop pavement pad that meets VTA design standards. General Plan Compliance The General Plan includes the following goals for Los Gatos Boulevard: • To provide a transition from higher intensity uses at the north end ofLos Gatos Boulevard at Lark Avenue to existing residential uses at the south end of Los Gatos Boulevard. • To promote commercial activity that complements the whole Town. • To provide a dependable source of income, employment opportunities, goods and services. • To encourage a mixture of uses along Los Gatos Boulevard, including where appropriate, mixed-use parcels that are compatible with surrounding uses. • To provide for uses with a family and resident orientation. • To encourage pedestrian amenities, scale, and design. The project is consistent with the following General Plan policies and implementing strategies: CD.P.1.2 Promote, enhance and protect the functionality and appearance of the Town's commercial areas. CD.P.1.8 Building elements shall be in proportion with those traditionally in the neighborhood. CD.P.1.9 Building, landscape and hardscape materials shall be used that will reinforce the sense of unity of a neighborhood and blend with the natural setting. CD.P.1.14 Minimize the visual impacts of lighting. CD.P.1.15 Utility connections and meters shall be located as to be visually unobtrusive from the street. CD.P.4.2 Establish and maintain strong boundaries between the commercial area and adjacent residential neighborhoods. CD.P.4.8 Parking structures and facilities shall have a low profile and be screened from view, and be aesthetically pleasing. L.P.1.1 Development shall be of high quality design and construction, a positive addition to PAGE 8 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6 2007 and compatible with the Town's ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. L.P.1.3 Encourage economic and social activity consistent with a small-scale, small town atmosphere and image. L.P.1.8 In-fill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. (note: the proposed commercial building is a redevelopment rather than an in-fill project). L.I.1.1 Architectural Standards/Design Criteria: Use adopted architectural standards and design criteria to review development proposals. L.P.4.2 Ensure that new development is a positive addition to the Town's environment and does not detract from the nature and character of appropriate nearby established development. L.P.5.1 Maintain a variety of commercial uses (a strong downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers) to meet the shopping needs of residents and to preserve the small-town atmosphere. L.P.5.6 Encourage development that maintains and expands resident-oriented services and/or creates employment opportunities for local residents consistent with overall land use policies of the Town. PLANNING COMMISSION REVIEW: The Planning Commission considered this project on March 28, April 25 and June 13, 2007. The applicant revised the plans to address Commission concerns including the size and height of the building, providing a better landscape buffer between the project site and abutting residences and the safety of the Los Gatos Blvd. driveway. The Commission voted 4-1 to forward the PD to the Council with a recommendation for approval (Commissioner Talesfore dissented, Commissioner Kane was absent and Commissioner Sayoc recused herself). Architecture & Site Application As part of the Planning Commission recommendation, Condition #1 was modified to require the A&S application to be considered by the Commission. Over the past few years projects being presented as a PD have provided more and more detailed plans. In an effort to streamline the process for applicants following approval of a PD, the A&S applications have typically been reviewed by the Development Review Committee (DRC) as opposed to the Planning Commission. When an applicant has evolved a project to a detailed level and has presented highly evolved architectural PAGE 9 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 drawings as is the case with this application, review by the DRC has been considered appropriate. The process has worked well on a number of significant projects including Sobrato (Netflix/Aventino Apartments), Villa Felice, Monroe Court, the Ohloff medical building and Roberts Road. DRC meetings are noticed public hearings and neighbors or other interested members of the public have the opportunity to participate in the process. The Council should discuss whether it is appropriate for the A&S application to be reviewed by the DRC or if it should be considered by the Planning Commission. ENVIRONMENTAL ASSESSMENT: As required by the California Environmental Quality Act (CEQA), an Initial Study and Mitigated Negative Declaration have been prepared for the project (see Attachment 4). These documents were previously forwarded to the Council under separate cover. The environmental review was completed by the Town's Environmental Consultant, Geier & Geier. Two potentially significant impacts resulted in the inclusion of mitigation measures, one requiring implementation of geotechnical recommendations and one requiring implementation of all tree preservation measures. These mitigation measures have been included in the Planned Development Ordinance (Attachment 3) as conditions of approval. In addition, a Mitigation Monitoring Program has been prepared (Attachment 2) to designate the responsible department and timing of each mitigation measure. CONCLUSION: The Council should discuss the building height and the appropriate review process for the Architecture &Site application. If the Council is satisfied with the project in its present form, it may be approved as submitted. If any changes are desired, conditions of approval within the PD Ordinance may be modified or added. FISCAL IMPACT: None Attachments: 1. Required Findings (one page) 2. Mitigation Monitoring Plan (one page) 3. Planned Development Ordinance (18 pages), Rezoning Exhibit (one page) note: Conceptual Development Plans, Exhibit B to the PD Ordinance, were previously distributed under separate cover 5. June 13, 2007 Planning Commission Minutes (16 pages) PAGE 10 MAYOR AND TOWN COUNCIL SUBJECT: 15200 LOS GATOS BOULEVARD; FILE #PD-06-05, ND-07-05. August 6, 2007 The following attachments were previously distributed under separate cover. 4. Mitigated Negative Declaration 6. June 13, 2007 Planning Commission Desk Item 2with Exhibits EE & FF 7. June 13, 2007 Planning Commission Desk Item with Exhibits CC & DD 8. June 13, 2007 Planning Commission Report with Exhibits X through BB 9. April 25, 2007 Planning Commission Minutes (39 pages) 10. April 25, 2007 Planning Commission Desk Item with Exhibits X through Z 11. April 25, 2007 Planning Commission Report with Exhibits T through W 12. March 28, 2007 Planning Commission Minutes (43 pages) 13. March 28, 2007 Planning Commission Report with Exhibits A through S Distribution- John Aiassa, Westwood Company, Hamlin, 1855 Park Avenue, San Jose, CA 95126 Ken Rodrigues & Hwai Chen, Kenneth Rodrigues & Partners, 445 N. Whisman Road, Suite 200, Mountain View, CA 94043 BNL:SD N.\DEVASUZA.NNEVCOUNCIL\REPORTS~,FWD. TO TCTGB15200\LGB15200-TC.DOC TOWN COUNCIL - AUGUST 6, 2007 REQUIRED FINDINGS FOR: 15200 Los Gatos Boulevard Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CHYD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodrigues/Kenneth Rodrigues & Partners Required consistency with the Town's General Plan: ■ That the proposed Zone Change is internally consistent with the General Plan and its Elements. Required compliance with the Commercial Design Guidelines: ■ That the exterior architecture is consistent with the Town's Commercial Design Guidelines. Required compliance with the Los Gatos Boulevard Plan: ■ That the project is consistent with the Los Gatos Boulevard Plan. 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F W C7 O P. e c d a3 t m ~ > in • - ° Qa i) 3: C Fy.- 64 M ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CH TO CH:PD FOR PROPERTY LOCATED AT 15200 LOS GATOS BOULEVARD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property at 15200 Los Gatos Boulevard (Santa Clara County Assessor Parcel Numbers 424-17-038. & 041) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from CH (Restricted Highway Commercial) to CHYD (Restricted Highway Commercial, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Construction of a 9,207 square foot commercial building, inclusive of a 4,000 square foot, 99 seat restaurant and 5,207 square feet of retail. 2. Landscaping and other improvements shown and required on the Official Development Plan. 3. Uses permitted are those specified in the CH (Restricted Highway Commercial) zone by Sections 29.60.420 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they may be amended in the future. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by a Conditional Use Permit. ATTACHMENT 3 SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the official Development Plan specifically shows otherwise. SECTION IV A certificate of lot merger and Architecture and Site Approval are required before construction work for the dwelling units is performed, whether or not a permit is required for the work and before any pennit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Town Code. SECTION V The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the Official Development Plan. The following conditions must be complied with before issuance of any grading, or construction pen-nits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site application and approval is required for the commercial building. The Planning Commission shall be the deciding body for the Architecture and Site application. 2. CONDITIONAL USE PERMIT. A Conditional Use Permit (CUP) application and approval is required for the restaurant prior to issuance of a building permit for tenant improvements for the restaurant space. The maximum number of seats shall be 99. 3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are conceptual in nature. Final building footprints and building designs shall be determined during the Architecture and Site approval process. The colors and building materials shown on the Official Development Plan are not approved and shall be reviewed through the Architectural and Site approval process. Page 2 of 17 4. NORTHERLY ACCESS/RESTAURANT SEATING REDUCTION. Should access to the northerly driveway on the adjoining Office Depot site be terminated, the property owner shall immediately implement the Alternate Master Plan shown on sheet A9 of the development plans and reduce the number of restaurant seats to 69. A deed restriction documenting this requirement shall be recorded prior to issuance of a building permit. 5. FENCING. The final design of the wall along the rear property line shall be reviewed and approved during the Architecture and Site process. 6. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town's Consulting Arborist and approved as part of the Architecture and Site process. All trees recommended for preservation by the Town's Consulting Arborist shall be saved. Additional trees shall be incorporated into the planter area on the west side of the building, north of the trellis. 7. SETBACKS. The minimum setbacks are those specified by the CH zoning district or as otherwise shown on the Conceptual Development Plans. S. PEDESTRIAN ACCESS. A minimum of five feet shall be provided between the building and the parking lot to facilitate pedestrian safety and access. 9. HEIGHT. The maximum height of the building shall be 22 feet for the main ridge and 24 feet for the corner elements. 10. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and directed away from neighboring properties to shine on the project site only. Lighting shall be the minimum needed for pedestrian safety and security. Photometrics and lighting specifications shall be reviewed as part of the Architecture and Site process. 11. "BIOLOGICAL RESOURCES MITIGATION MEASURE. The recommendations made by Arbor Resources shall be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. Recommendations are listed under Section 5.0 of the June 23, 2006 aborist report. 12. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of any permits. Page 3 of 17 13. REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being removed. The number and size shall be determined using the canopy replacement table in the Tree Protection Ordinance. 14. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 15. "CULTURAL RESOURCES MITGATION MEASURER. In the event that archaeological traces are encountered, all construction within a 50-meter radius of the find shall be halted, the Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations. 16. "CULTURAL RESOURCES MITGATION MEASURE-2. If human remains are discovered, the Santa Clara County Coroner shall be notified. The Coroner shall determine whether or not the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission, who will attempt to identify descendants of the deceased Native Americans. 17. "CULTURAL RESOURCES MITGATION MEASURE-3. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial shall follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program shall be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. 18. "CULTURAL RESOURCES MITGATION MEASURE-4. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report shall include background information on the completed work, a description and list of identified resources, the Page 4 of 17 disposition and curation of these resources, any testing, other recovered information, and conclusions. 19. FINAL UTILITY LOCATIONS. The applicant shall submit plans showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plans shall be submitted for review and approval of the Director of Community Development prior to issuance of building permits for the office building shell. 20. SIGNS. The monument sign and any building signs shall be approved through a sign program. The sign program details shall be proposed by the applicant and approved by the Director of Community Development prior to issuance of any sign permits. Building Division 21. PERMITS REQUIRED: A building permit shall be required for the construction of the new commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 22. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 23. SIZE OF PLANS. The maximum size of construction plans (four sets) submitted for building permits shall be 24 inches by 36 inches. 24. BUILDING NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the building permit application process. 25. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing retaining wall and pad foundation design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2-Section 1805). Page 5 of 17 26. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pas elevation b. Finish floor elevation c. Foundation corner locations 27. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms shall be printed on the construction plans. 28. TITLE 24 - COMMERCIAL. The building shall be constructed to comply with the latest California Title 24 Accessibility Standards. 29. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled out, signed by all requested parties and be blue-lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at wwww.losgatosca.gov. 30. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print. 31. RESTAURANT USE: Proper size grease trap shall be required for any proposed restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a. West Valley Sanitation District: (408) 378-2407 b. Environmental Health Department: (408) 885-4200 C. Town Public Works Department: (408) 399-7530 Page 6 of 17 32. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538). 33. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: a. Community Development: Suzanne Davis at 354-6875 b. Engineering Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: contact the Town Building Service Counter for the appropriate school district and to obtain the school form) TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 34. *GEOLOGY AND SOILS MITIGATION MEASURE. A geotechnical investigation shall be conducted for the proposed building to determine the potential for fault rupture at the site and provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The project shall incorporate all recommendations of the investigation in order to minimize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. 35. NORTHERLY ACCESS. The ingress/egress easement agreement with the owner of parcel 424-17-042 expires in 2022. An alternate point of ingress and egress shall be approved by the Town prior to expiration of the agreement. 36. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Page 7 of 17 Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department at 110 E. Main Street is needed for grading within the building footprint. 37. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 38. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 39. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 40. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wail design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 41. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer Page 8 of 17 review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 42. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 43. CERTIFICATE OF LOT MERGER. A Certificate of Lot Merger shall be recorded. Two copies of the legal description for exterior boundary of the merged parcel and a plat map (8- '/2 inches X 11 inches) shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. The submittal shall include closure calculations, title reports less than 90 days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. 44. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Repair cracked and broken curb, gutter, and sidewalk along the Los Gatos Blvd. frontage as directed by the Town Engineer. Replace the tree well grate. Reset raised utility boxes as directed by the Town Engineer. b. Provide standard curb, gutter and sidewalk at existing driveways that are not proposed for re-use. C. Relocate the existing bus stop sign and bench as directed by the Town Engineer. d. Paint curb red as directed by the Town Traffic Engineer and Santa Clara County Fire Page 9 of 17 Department. Install a double yellow centerline at the east leg (Office Depot) driveway approach. e. Provide video detection equipment to replace existing traffic detection loops on the east (Office Depot) leg of the intersection, and provide ADA compliant pedestrian push buttons at all legs of the intersection. 45. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. 46. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. 47. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 48. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town Page 10 of 17 standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024 of the amended Santa Clara County NPDES Permit. 49. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 50. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum a Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 51. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). Page 11 of 17 52. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 53. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 54. STORM WATER MANAGEMENT PLAN. A storm water management plan shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. This project removes and replaces more than 10,000 square feet of impervious area and is a Group 2B project. The plan shall delineate source control measures and BMP's together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The applicant may elect to have the Planning submittal certified to avoid this possibility. 55. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 56. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 57. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Page 12 of 17 Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 58. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 59. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 60. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. Existing approaches not to be used shall be removed and replaced with Town standard curb, gutter and sidewalk. 61. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG-OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING- POOL; (e) Tennis Court, Layer: TENNIS-COURT; (f) Property Line, Layer: PROPERTY- LINE; (g) Contours; Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 62. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. Page 13 of 17 63. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 64. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be provided. 65. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 66. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 67. FIRE LANE MARKINGS REQUIRED. Provide marking in conformance with Fire Department requirements for all roadways within the project. Installations shall conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. Page 14 of 17 68. REQUIRED FIRE FLOW. The required fire flow for the project is 2,750 gpm at 20 psi residual pressure. 69. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly by the Fire Department and San Jose Water Company. Hydrants shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to applying for building permits, the applicant shall provide civil drawings reflecting all fire hydrants serving the site. The final determination of placement and number of hydrants shall be to the satisfaction of the Dire Department. 70. NEW COMMERCIAL BUILDING. The building shall comply with standard specification SI-7 for construction site fire safety. 71. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required for the commercial building, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 72. FIRE APPARATUS (ENGINE) ACCESS ROADS. Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-1. 73. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new and buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 74. PARKING ALONG ROADWAYS. The required fire access road shall not be obstructed in any manner and parking shall not be allowed along roadways less than 28 feet wide. Parking is permitted along one side of roadways 28-35 feet in width. For roadways equal to or greater than 26 feet, parking will be allowed on both sides. Roadways widths shall be measured curb to curb face with parking space based on an eight foot width. Page 15 of 17 75. ON-SITE PRIVATE FIRE SERVICE MAINS AND/OR HYDRANTS. Installation of private fire service mains and/or hydrants shall conform to National Fire Protection Association (NFPA) Standard #24, and Fire Department Standard Details and Specification W-2. If the supply piping is "combined" (sprinkler system and hydrants). A UL listed four- way FDC shall be provided. A separate installation permit is required from the Fire Department. 76. FIRE DEPARTMENT KEY BOX. The building shall be equipped with a permanently installed emergency access key lock box (knox), conforming to Fire Department Standard Detail and Specification sheet K-1. Access keys shall be provided to the Fire Department at the time of final inspection. Page 16 of 17 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on August 6, 2007, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on August 20, 2007 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:~DE% VORDSVLGB 15200-TC. DOC Page 17 of 17 f~ / '1 l l f' ~ r f ~r 000 1 t r-° r 0 =~G 15200 Los Gatos- Boulevard TOWN OF LOS GATOS Application No. PD-06-05. A.P.N. #424-17-038 & 041 Change of zoning map amending the Town Zoning Ordinance. ® Zone Change From: CH To: CH:PD ❑ Prezonin Recommended by Planning Commission Date: June 13, 2007 Approved by Town Council Date: Ord: Clerk Administrator Mayor EXHIBIT A C 41 o 0 U O m -,H C •ri l-1 ro L U 11 ro ro U U R O Q C N m a m 4-1 O p' w m w U ro -H .C C v m C o x o o a u ro ,4 0) 1 U z 41 Q 0 m C H. 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The 40,167 square-foot site consists of two parcels, APN 424-17-038 and 424-17-041, and is presently vacant; the property was previously developed with commercial uses. The proposed project would provide 10,013 net square feet of commercial space that would be divided into 6,013 s.f. for five retail spaces and a 99-seat, high turnover restaurant in the one-story structure. The commercial building would include an architectural tower element in the center of the structure and an outdoor patio adjoining the Los Gatos Boulevard frontage of the building. The L- shaped commercial building would front along Los Gatos Boulevard and the northern access driveway serving the site and Office Depot. Parking would be provided in the eastern portion of the site. The project's proposed surface parking lot would provide 59 parking stalls for the five retail spaces. The project site currently has three driveways on Los Gatos Boulevard. The northern access driveway forms the northern boundary of the site and serves both the project site and the Office Depot store immediately north of the site. The proposed project design would retain the southernmost existing driveway, but would eliminate the site's middle driveway on Los Gatos Boulevard. Determination: Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures listed below have been added to the project, mitigating potential impacts to a less-than-significant level. An Environmental Impact Report will not be required. Statement of Reasons to Support Finding: 1. Aesthetics: From Los Gatos Boulevard, the proposed building would be one story and a maximum of approximately 32 feet at roof peak. The proposed building would include a stone fagade tower located at the northwest corner of the project site adjacent to the Los Gatos Boulevard/Lark Avenue intersection; the tower height would be 35 feet at roof peak. The proposed building's height would be similar to the retail commercial buildings to the north and south of the project site along Los Gatos Boulevard. The proposed building would be taller than the building immediately south (Ace Hardware), but similar to the next building to the north (Office Depot, 15166 Los Gatos Boulevard, approximately 30 feet high). There is one three-story office building across Los Gatos Boulevard to the west that is similar in height to the proposed building. The proposed building would contrast visually (e.g., building mass and architectural design) from one-story single-family residences (approximately 15 feet high) adjoining the project site to FFBRUARY,2007 ATTACHMENT 4 MITIGATED NEGATIVE DECLARATION - 15200 LOS GATOS BOULEVARD the southeast. However, this visual contrast is minimized by an existing masonry wall and mature landscaping on the southern perimeter of the site that screen views of the residential uses from Los Gatos Boulevard and the project site. The project site is located within the plan area for the Los Gatos Boulevard Plan. The Plan provides direction and guidelines for overall development and improvements along Los Gatos Boulevard. In addition to the Plan, the Town has adopted the Los Gatos Boulevard Design Standards which include specific recommendations for the architectural treatment, organization, and mix of buildings and open space in the Los Gatos Boulevard Plan area. The Los Gatos Boulevard Plan Design Standards emphasize the following: ■ Location of parking in the rear and location of buildings adjacent to the street (so that buildings, not parking lots, are seen along Los Gatos Boulevard). ■ Staggering of buildings along the Los Gatos Boulevard frontage to avoid a tunnel effect. ■ Articulation of facades to minimize building mass. ■ Framing rather than blocking scenic views. ■ Designing a development to fit a site's natural conditions. ■ Provision of landscape elements in parking areas. ■ Location of loading and service areas away from the street. ■ Provision of defined pedestrian paths through large parking areas and pedestrian entries from the front as well as the rear sides which face the parking lot. In order to evaluate the proposed project's compliance with the provisions of the Design Standards, the Town retained Canon Design Group (CDG) to evaluate the project's architectural design and site plan for consistency with Design Standard objectives. In July 2006, CDG provided the Town with letter report evaluating the project's architectural design elements. In brief, the proposed building would generally conform to the Los Gatos Boulevard Design Standards. However, the CDG report raises four issues and concerns that would need to be addressed through the project design process. These concerns are associated with the following project design features: ■ project plans for a proposed paved front setback along Los Gatos Boulevard; ■ design of the project building's corner tower; ■ Los Gatos Boulevard building fagade components; and ■ parking lot landscaping design. The CDG report notes that the Los Gatos Commercial Design Guidelines call for the maintenance of a landscaped setback from the street. As indicated in the report, existing setbacks for the Office Depot building to the north and most major development along the east side of Los Gatos Boulevard in the project vicinity are landscaped. The project's proposal for a paved setback along the street would contrast with adjoining treatments and be inconsistent with the Guidelines. The CDG report also indicates that the design of the building "tower" and street fagade requires some adjustment to present a more coherent image consistent with the Guidelines' provisions. Lastly, parking landscaping along the southern property boundary lacks landscaped fingers to divide the parking lot into smaller segments as specified by the Commercial Design Guidelines. The CDG report provides design recommendations for Town consideration to increase visual compatibility of the project with Town guidelines (see Attachment 1 of the Initial Study). The proposed building would re-introduce nighttime lighting to the project site. To reduce the potential for disturbance due to nighttime lighting, the project will need to satisfy Town Code Section 29.10.09035, FEBRUARY, 2007 2 MITIGATED NEGATIVE DECLARATION - 15200 Los GATOS BOULEVARD which prohibits the production of direct or reflected glare (such as that produced by floodlight onto any area outside the project boundary). 2. Agriculture Resources: The 0.92-acre project site is currently vacant and contains the concrete foundation and asphalt parking lot used by previous commercial development on the property. Development of the proposed retail commercial building would replace the remnants of the site's previous urban uses with new commercial development. Since the site is not in agricultural use and has no agricultural potential due to its small size, location, and previous use, the project would not adversely affect any existing agricultural resources or operations. Since the properties surrounding the project site are developed with commercial and residential uses, the proposed project would not adversely affect other agricultural properties or result in the conversion of farmland to non-agricultural use. 3. Air Quality: The project would be consistent with the Bay Area Air Quality Management District's (BAAQMD) most recently adopted regional air quality plan, the Bay Area 2005 Ozone Strategy (BAOS). The consistency of the proposed project with the BAOS is determined by comparing the project's consistency with the Los Gatos General Plan. Since the BAOS is based on population projections of the Association of Bay Area Governments (ABAG) that are based on the Town's General Plan in effect at the time the BAOS was approved, consistency of the project with the General Plan would indicate consistency with the BAOS. The project would be consistent with the uses allowed on the project site by the Los Gatos General Plan, and therefore, the project would be consistent with the BAOS. The San Francisco Bay Area Air Basin is classified by the BAAQMD as non-attainment for ozone and inhalable particulates (PMIO). According to the Town Planning Department, the proposed retail project would generate approximately 670 daily trips, with 45 AM peak hour trips and 68 PM peak hour trips. Air emissions increases associated with the proposed project would be considered less than significant since the size of the proposed project would not exceed the Bay Area Air Quality Management District's (BAAQMD) threshold levels for potential significance. The BAAQMD threshold levels for potential significance are approximately 2,000 vehicle trips per day or approximately 44,000 square feet of retail commercial space. At or above this size, traffic generated by a project could produce air quality problems, and an air quality impact assessment would need to be prepared and submitted to the BAAQMD for review. Adjacent residential uses are considered to be sensitive receptors. Proposed grading activities would generate short-term emissions of criteria pollutants, including suspended and inhalable particulate matter and equipment exhaust emissions. The project parcel is 0.92 acre, and project construction would result in surface disturbance of less than one acre. The BAAQMD does not require quantification of construction emissions, but considers any project's construction-related impacts to be less than significant if required dust-control measures are implemented. The Town's standard dust control conditions require implementation of the BAAQMD's standard dust control measures (required on sites of three acres or less), which would mitigate the project's construction-related air quality impacts to a less-than-significant level. 4. Biological Resources: The project site consists of a parking lot and concrete slab foundation from previous commercial use of the property. Vegetation on the site consists of landscape trees, shrubs, and groundcover along the western and southeastern perimeter of the triangular property, and in landscape islands throughout the parking lot. Trees (primarily junipers) along the southeastern boundary of the site serve as an effective screening element for the adjacent residential properties. The habitat value of site vegetation is limited to urban-adapted species. Policy O.P.3.3 of the Open Space Element of the Los Gatos General Plan emphasizes preservation of public and private landscaping along Town streets. The Los Gatos Tree Protection Ordinance states that FEBRUARY,2007 MITIGATED NEGATIVE DECLARATION - 15200 LOS GATOS BOULEVARD the preferred tree replacement is two or more trees of a species and size designated by the Director of the Parks and Public Works Department. Tree replacement requirements are based on canopy size, which is defined in Table 3-1 of the Ordinance, Tree Canopy - Replacement Standard. Tree canopy replacement requirements range from two to six 24-inch box size trees or two 36-inch and/or 48-inch box size trees, depending on the canopy size of the tree to be removed. Arbor Resources completed an arboricultural survey for the proposed project in June 2006, and a copy of this study is on file with the Los Gatos Community Development Department. The Arbor Resources' survey identified a total of 35 trees that could be affected by the proposed project. Of these 35 trees, 29 are on the subject property and six are sufficiently close on properties adjoining the site as to be vulnerable to potential damage during development [Section 29.10.0995(B) of the Town's Municipal Code]. The 35 trees listed in the inventory include 28 Protected Trees (trees with a trunk diameter of four inches or greater) and seven non-Ordinance sized trees. Of the 29 trees on the site, three trees (#33 through 35) would need to be removed and nine (#10, 12 - 16, 25, 26, and 29) could be adversely affected due to the project design and implementation. Arbor Resources indicates that proposed removal of the three Flaxleaf Paperbark trees (Melaleuca linariifolia) would be in accordance with Section 29.10.0990 (Standards of Review) of the Town's Municipal Code. In accordance with the Tree Protection Ordinance, Arbor Resources recommends replacement of these three trees with three, 24-inch box size trees. This recommendation would be adequately addressed through the project's proposal to install eight new trees along the southeastern boundary of the site. With regard to the nine trees that would be adversely affected by project implementation, the Arbor Resources recommends that project plans be revised to avoid destabilizing or promoting the decline of these trees. Sections of future curb, gutter, drainage improvements, and parking lot under the canopies of these trees should preclude soil cuts (horizontal or vertical) or trenching in the existing soil grade. For trees #26 and 29, Arbor Resources indicates that the lower portions of the canopies of these trees would need to be removed unless a minimum building setback of 15 feet from their trunks is feasible. Although the removal of the canopies would alter the balanced structural form of the trees, the two trees would survive this impact. The report recommends a 10-foot building setback from the trunks of the trees to avoid the effects of building foundation excavation on the trees' root systems. Trees #18 through 20 are located on the neighboring southeastern property and the report assumes that the root systems for these trees are restricted to the adjoining property by the footing of the existing masonry wail that separates the two properties. Consequently, the proposed project is not expected to affect the condition of these three trees. In the event that the roots of these trees do extend onto the project site, the arborist recommends restrictions similar to those discussed above for the nine on-site trees potentially affected by the project. The Town will require implementation of the following measures to reduce impacts on trees to be retained and adequately replace trees to be removed: MITIGATION: All of the 29 recommendations made by Arbor Resources (June 23, 2006) will be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. Recommendations are listed under Section 5.0, Recommendations, of the arborist's report. These include 13 recommendations under the Design Guidelines section addressing tree location mapping, protective fencing, building setback, trenching, drainage facilities, and installation of new trees (including installation of three new trees of 24-inch box size). The report also provides 16 recommendations for Protection Measures before and during construction, encompassing fencing, removal of hardscape, demolition, work within tree canopies, etc. The report's recommendations are included as Attachment 2 of the Initial Study. FEBRUARY, 2007 4 MITIGATED NEGATIVE DECLARATION - 15200 LOS GATOS BOULEVARD MITIGATION MONITORING: The Planning Division of the Community Development Department will be responsible for ensuring that all recommendations made by the arborist are reflected in final project plans. The Parks Division of the Parks and Public Works Department will be responsible for ensuring that all tree protection measures are properly implemented during construction. 5. Cultural Resources: Project implementation would result in demolition of the existing foundation slab and parking lot pavement on the project site. No significant impacts on historic resources would result from the proposed demolition. The project site is already developed and surface soils were disturbed during construction of existing development on the subject property. Although the site is not located adjacent to Los Gatos Creek, the potential for encountering cultural resources cannot be completely eliminated due to the site's proximity to the creek and relatively level topography. In addition, the project would potentially involve trenching for removal and/or relocation utility lines. Therefore, the following mitigation measures will be required: MITIGATION: In the event that archaeological traces are encountered, all construction within a 50-meter radius of the find will be halted, the Community Development Director will be notified, and an archaeologist will be retained to examine the find and make appropriate recommendations. MITIGATION: If human remains are discovered, the Santa Clara County Coroner will be notified. The Coroner will determine whether or not the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he will notify the Native American Heritage Commission, who will attempt to identify descendants of the deceased Native Americans. MITIGATION: If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. MITIGATION: A final report will be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. MITIGATION MONITORING: The Planning and Building Divisions of the Community Development Department will be responsible for ensuring that these measures are implemented appropriately during construction as the need arises. 6. Geology and Soils: A review of the Town's hazards maps indicates that the project site has a moderate shrink-swell potential, very low potential for liquefaction, high potential for fault rupture, and moderate potential for seismic shaking. Due to the site's relatively level topography, no erosion, slope stability, or debris flow hazards were identified for the site. The Town's Fault Map indicates that there are no known faults traversing the site. However, the project site is located just north of the Shannon Fault zone approximately 500 feet north of an area mapped as "Concentration of Coseismic Ground Deformation." FEBRUARY, 2007 5 MITIGATED NEGATIVE DECLARATION - 15200 Los GATOs BOULEVARD At a minimum, the proposed commercial building would be expected to be subject to strong groundshaking during its design life, particularly given its proximity to an identified fault. However, it should be noted that most of the Bay Area as well as surrounding development are subject to groundshaking hazards. As a standard condition of Architecture and Site approval, the Town will require preparation of a soil engineering report; this report will address any soil engineering constraints and specify criteria and standards in accordance with the Uniform Building Code (UBC) for site grading, drainage, pavement design, retaining wall design, erosion control, and foundation design. UBC standards account for a development's vulnerability to seismic hazards based on its proximity to active faults and Los Gatos utilizes a different section of the UBC seismic table due its proximity to Class B faults. Therefore, compliance with applicable UBC requirements would be adequate to address regional seismic safety concerns such as groundshaking. Assuming all recommendations of the required report are incorporated into the project design, no significant impacts from soil engineering constraints would be anticipated. The following measure shall be required to reduce potential ground rupture and related seismic impacts to a less-than-significant level: MITIGATION: A geotechnical investigation shall be conducted for the proposed building to determine the potential for fault rupture at the site and provide recommendations for site grading as well as the design of foundations, retaining wails, concrete slab-on-grade construction, excavation, drainage, on- site utility trenching and pavement sections. The project shall incorporate all recommendations of the investigation in order to minimize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. MITIGATION MONITORING: The Building Division of the Community Development and Engineering Division of the Parks and Public Works Departments will be responsible for ensuring that all recommendations are incorporated into the project design and properly implemented during construction. 7. Hazards and Hazardous Materials: The project site is the location of the former Los Gatos Auto Mall, an auto dealership that did not include auto repair services. Vehicles for sale were parked on the property, but no vehicle repair activities requiring the use hazardous materials occurred on the site. Before the auto dealership use, the site was developed with restaurant uses. The project site is not included on any Hazardous Wastes and Substances Sites List. Based on the site's past uses and minimal excavation proposed (limited to utility trenches), the potential for encountering hazardous materials would be low. 8. Hydrology and Water Quality: According to the Los Gatos General Plan, the project site is located outside mapped 100-year flood hazard areas. Approximately 78 percent (or 31,234 s.f.) of the 0.92-acre project parcel is covered with the impervious surfaces of the site's concrete slab foundation and asphalt parking lot. Project development would result in approximately 77 percent (30,990 s.f.) of the 0.92-acre site being covered by driveways, parking, sidewalks, or building. This would result in a net decrease in impervious surfaces on the project site and potential reduction in peak surface flows from the project site, a beneficial impact of the proposed project. Presently, storm runoff flows on the project site discharge to 6- and 12-inch storm drains on the site and a 10-inch storm drain in the access driveway between the site and the adjoining Office Depot property. These storm drains connect with existing 15- and 21-inch municipal storm drains at the intersection of Lark Avenue and Los Gatos Boulevard, conveying runoff flows to the Town's storm drain system. New, more stringent water quality regulations of the Clean Water Act have recently been triggered because the NPDES (National Pollution Discharge Elimination System) permit program has failed to protect beneficial uses of Santa Clara County's creeks and the South San Francisco Bay, as evidenced by such observations as violations of ambient water quality criteria, high concentrations of toxic substances, FEBRUARY, 2007 6 MITIGATED NEGATIVE DECLARATION - 15200 Los GATOs BOULEVARD and fish consumption health advisories. These new regulations require that all discharges shall comply with Provision C.3, New and Redevelopment Performance Standards of Order No. 01-024 of the NPDES permit program. The project site is located within the Los Gatos Creek watershed and runoff from the site ultimately discharges into Los Gatos Creek (west of the site) and eventually into the Bay. Los Gatos Creek is on the Clean Water Act Section 303(d) List of Water Quality Limited Segments due to the presence of diazinon, a pesticide, and its primary source is identified as urban runoff and storm drains. Best Management Practices (BMPs) outlined by the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) for treatment control of pesticides are bioretention, infiltration, and media filter with adsorption/absorption as the removal process. After project completion, surface runoff from the site would be expected to carry typical urban pollutants generated by parking lots, building surfaces, and landscape areas. As a condition of project approval, the Town will require preparation and implementation of interim and final erosion control plans as well as non-point source pollution prevention measures such as installation of filtration devices or use of bio- swales. Implementation of such measures would reduce potential water quality impacts to a less-than- significant level. Project plans include a preliminary grading plan and a stormwater management plan that identify existing and proposed drainage facilities for the site. The proposed drainage plan delineates runoff source control measures and Best Management Practices (BMPs) to be used in the control of runoff originating on the project site. The project plans include the installation of 81 feet of 36-inch diameter perforated drain pipe (HDPE) to control storm runoff volumes collected from the roof of proposed building and parking area. Collected storm drainage would percolate on-site. The proposed project involves removal and replacement of more than 10,000 s.f. of impervious surfaces and thus must satisfy C.3 numerical requirements for treatment. The C.3 requirements also specify that trash enclosure areas are to be covered and connected to the sanitary sewer system. Since the area of disturbance would involve less than one acre, a Storm Water Pollution Prevention Plan (SWPPP) would not be required by the Town. The Town has determined that the proposed improvements satisfy C.3 requirements, and the project complies with current non-point source requirements as well as SWPPP and erosion control portions of the NPDES permit program. 9. Land Use and Planning: The site is currently developed with a paved parking lot, landscaping, and the foundation of the former commercial building. However, the project parcel is currently designated by the existing General Plan as "CH, Mixed Use Commercial," while the site is zoned "CH, Restricted Highway Commercial." The CH General Plan designation allows for "a mixture of retail, office, residential in a mixed use setting, along with lodging, service, auto related businesses, non-manufacturing industrial uses, recreational uses and restaurants." The CH zone allows retailing, office, service business, and limited manufacturing uses. The project applicant proposes to add a PD zone (CH:PD). The project vicinity is comprised of a mix of commercial, office, and residential uses. Adjacent parcels to the north and south of the project site (also fronting on Los Gatos Boulevard) are currently in retail commercial use; residential development adjoins the project site to the southeast. The proposed retail commercial building would be consistent with this mix of uses, particularly with the adjacent commercial buildings to the north and south. In addition, since the project site and its vicinity (the area bounded by Highway 17, Los Gatos Boulevard, Lark Avenue, and Highway 85) are designated by the General Plan to redevelop with a mix of commercial uses, the proposed retail use would be consistent with the anticipated use of this area. In 1997, the Town completed the Los Gatos Boulevard Plan, which presents the Town's vision for the development of the Los Gatos Boulevard corridor. The Plan provides land use goals and guidelines for FEBRUARY,2007 7 MITIGATED NEGATIVE DECLARATION - 15200 Los GATOs BOULEVARD the Los Gatos Boulevard Plan area, which includes the project site. While the Plan does not include specific direction for land use at the project site, the project proposes to support the Plan's identified land use goals through: 1) the promotion of commercial activity that complements the whole Town, 2) the provision of a dependable source of income, employment, goods, and services, and 3) the development of commercial use that is compatible with surrounding uses. The proposed commercial development would be consistent with existing commercial uses adjoining the site to the north, south, and west. The project attempts to minimize adverse impacts on the adjacent residential uses to the southeast through a design the locates the proposed commercial building along Los Gatos Boulevard on the north side of the site, the maximum distance from the adjoining residential properties (Policy IV.D.6). The Los Gatos Boulevard Plan also provides an extensive discussion of design guidelines with goals and policies to attain the appearance and commercial viability desired by the community. Section 1 of this study addresses the consistency of the project design with the objectives of the Plan. 10. Mineral Resources: The Los Gatos General Plan does not identify any regionally or locally- important mineral resources on the project site or in its vicinity. 11. Noise: Project construction would result in temporary short-term noise increases due to the operation of heavy equipment. Construction noise sources range from about 76 to 85 dBA at 50 feet for most types of construction equipment with slightly higher levels of about 88 to 91 dBA at 50 feet for certain types of earthmoving and impact equipment. If noise controls are installed on construction equipment, the noise levels could be reduced by 1 to 16 dBA, depending on the type of equipment. The potential for construction-related noise increases to adversely affect nearby residential receptors would depend on the location and proximity of construction activities to these receptors. The Town Noise Ordinance (Chapter 16) restricts construction activities to the hours of 8:00 a.m. to 8:00 p.m. on weekdays and 9:00 a.m. to 7:00 p.m. on weekends and holidays. This ordinance also limits noise generation to 85 dBA at the property line or 85 dBA at 25 feet. Adjacent uses include two single-family homes that adjoin the southeastern project boundary as well as retail commercial buildings to the north and south. These two homes are located approximately 16 to 30 feet from the masonry wall located along the project boundary. It is expected that most equipment operation would occur in the vicinity of the proposed building, which would be as close as 65 feet from these homes. Operation of equipment in the parking lot could occur as close as approximately 25 feet from these homes. At 25 feet, the ordinance noise limit would result in maximum noise levels of 85 dBA at the closest home to the southeast. The existing six-foot high masonry wall could reduce construction noise levels by approximately 5 dBA. Construction noise levels associated with building construction would be approximately 4 dBA lower since these activities would be farther from the homes to the southeast. Temporary disturbance (e.g., speech interference) can occur if the noise level in the interior of a building exceeds 45 to 60 dBA. To maintain such interior noise levels, exterior noise levels at the closest residences (with windows closed) should not exceed 70 to 80 dBA and this exterior noise level is used as a significance threshold or criterion. It appears that construction noise levels could be maintained at 80 dBA or less at the closest home due to the existing masonry wall. Therefore, enforcement of time restrictions and noise level standards contained in the Town Noise Ordinance would help maintain construction noise levels at acceptable levels most of the time, minimizing the potential for speech interference effects when heavy equipment is operated on the project site near adjacent homes. Therefore, it is anticipated that construction noise impacts could be maintained at less-than-significant levels with proper implementation of Town Noise Ordinance restrictions. 12. Population and Housing: The proposed project would not result in an increase in local population. The proposed project would construct one retail commercial building on the vacant site. The project would not be considered growth-inducing, since the project would involve redevelopment of an existing FEBRUARY, 2007 8 MITIGATED NEGATIVE DECLARATION - 15200 Los GATOs BOULEVARD developed parcel and the project would not extend roads or infrastructure to any adjacent properties. The General Plan encourages redevelopment of the project area since it designates the project site and surrounding properties as "mixed use commercial." The project helps to fulfill the Town's desire for redevelopment of this area as indicated by the General Plan. 13. Public Services: Services are already provided to the project site as well as to adjacent commercial and residential uses. No significant increase in demand on public services are expected to be required for the proposed building since services were previously provided to one commercial structure on the site. The Santa Clara County Fire Department has reviewed the proposed Plan for site access and water supply, and the project will be required to meet Department requirements for minimum fire flow, automatic fire sprinklers, hydrant spacing/location, building access requirements, etc. The project will be required to install an automatic fire sprinkler system, appropriate fire lane marking, and fire department emergency access key lock box. Adequate fire apparatus (engine) access will need to be provided on any access roads, which includes 20-foot pavement width, a minimum turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15 percent. The proposed plan will be subject to formal plan review by the Santa Clara County Fire Department to determine compliance with adopted model codes. 14. Recreation: The proposed project would not add new population to the area, and therefore would not increase the demand for recreational services. 15. Transportation and Traffic: The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a detailed traffic study for any project with the potential to generate 20 or more additional AM or PM peak hour trips. The Town has completed a preliminary assessment of potential traffic impacts resulting from the proposed project relative to previously existing restaurant uses on the site. Based on the Town's estimated trip generation for proposed commercial uses on the site (including a high turnover restaurant for purposes of worst-case analysis), the project would generate 55 AM peak hour trips and 58 PM peak hour trips as well as 744 average daily trips. The proposed project would generate 12 fewer AM peak hour trips and two less PM peak hour trips than the previous commercial uses on the site. Average daily trips would increase by 58. The preliminary traffic assessment is on file at the Town Community Development Department. According to the Town's traffic determination, traffic generated by the proposed project would represent a minor impact and no additional traffic studies are required. The Town Code would require provision of 46 parking spaces for 10,013 square feet of retail commercial space, or 59 parking for a 99-seat restaurant and 6,013 square feet of retail commercial spaces. Proposed plans indicate a total of 59 parking spaces would be provided, which would meet Town parking requirements. 16. Utilities and Service Systems: Utility facilities are currently provided to the project site. The proposed building will be required to connect to the existing water and sewer lines located on or adjacent to the site. Project development would also include construction of storm drainage facilities (see Section VIII, Hydrology and Water Quality). The Fire Department will also require provision of an approved, automatic fire sprinkler system in the proposed building. Other utilities (electrical, gas, telephone, cable TV facilities) will be upgraded as necessary. Copies of the Initial Study used to make the above recommendation are on file and available for public inspection during regular business hours at the Town Community Development Department, 110 East Main Street, Los Gatos, California. ~s Date Bud N. Lortz, Director of Co unity e lopment FEBRUARY, 2007 9 Date: June 13, 2007 For Agenda O£ June 13, 2007 Agenda Item: 1 DESK ITEM 2 REPORT TO FROM: The Planning Commission The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CHID, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNS: 424- 17-038 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. EXHIBITS: A.-DD. Previously received EE. Landscape Agreement between applicant and neighbor (one page), received June 12, 2007 FF. Letter from Jeffrey Scott (one page), received June 13, 2007 RENf.kRKS : Exhibits EE and FF were received following distribution of the Planning Commission packets. The Commission expressed concern about the safety of the proposed driveway fronting Los Gatos Boulevard. Discussion focused primarily on the ability of vehicles to safely exit the project site given the volume of Los Gatos Blvd. traffic and the proximity to the Lark Avenue intersection. The applicant hired Hexagon Transportation Consultants, Inc. to study these safety issues. The study was based on the parking lot configuration reflected on the drawings provided in tonight's staff report. A gap analysis was performed to determine the proposed driveway capacity, and collision data were reviewed to determine if accidents occurred at other similar intersections on Los Gatos Boulevard. A concern was raised that vehicle queues at the Lark Avenue signal periodically extend to the proposed driveway, thereby blocking access. Additionally, there was concern that Los Gatos Blvd. would not have sufficient breaks, or gaps between vehicles to allow vehicles to safely exit the project. A gap analysis was performed during both the AM and PM peak hours to identify driveway capacity. The gap analysis involved measurement of the time between vehicles approaching the Lark Avenue intersection. A time gap of 5-seconds was considered adequate to allow vehicles to snake a ATTACHMENT 6 The Planning Commission - Page 2 15200 Los Gatos Boulevard/PD-06-05 June 13, 2007 right turn and continue north on Los Gatos Blvd. A time gap of eight-seconds was considered adequate to allow a vehicle to turn right and then immediately move into the left turn lane of the Lark d Avenue intersection. The analysis indicates that 46 vehicles could turn right and then immediately turn left at Lark Avenue in the morning peak hour. This compares to a project generated AM volume of 26 vehicles leaving the site in the morning peak. Similarly, 77 vehicles could turn right and then immediately left in the evening peak hour, compared to a project volume of 23 vehicles. This shows that the driveway has capacity to operate as the sole access point to the project. Collision data at similar intersections on Los Gatos Blvd, were reviewed to address safety issues associated with vehicles exiting the project. Six similar intersections were identified. Of the 140 collisions in the data set, one collision occurred at a location similar to project driveway. Based on this analysis, Hexagon concludes that the driveway, as proposed, will not pose safety issues. The Town Traffic Engineer has reviewed the Hexagon report and concurs with the conclusions that the driveway on Los Gatos Blvd. has capacity and will be safe. Further, he recommends that condition #45 proposed by the Commission that the Los Gatos Blvd. drivewayto be made a one-way entry (no exit allowed) be deleted. There are trade-offs with making the driveway one-way, A one- way parking lot aisle would require angle parking stalls that would prevent entering the parking lot from the northern entry (Office Depot). Pertinent language from Condition #44 has been incorporated into the condition #35, and condition #44 should be also deleted. For clarification purposes staff recommends that condition #35 be modified as follows: 35. NORTHERLY ACCESS. The ingress/egress easement agreement with the owner of parcel 424-17-042 expires in 2022. The agreement shall Y-emain in „'aee ur+~' An alternate point of ingress and egress is shall be approved by the Town prior to expiration of the agreement. If the agreement expires, the parking lot shall be restriped to provide an on-site turnaround as shown on sheet A9 of the development plans. A single aeeess „ar' 4ng 1 + 6 r_1 ~)0'44'S URa/V~-, . Prepared by: Suzanne Davis, Associate Planner Approved by: Bud N. Lortz, Director of Community Development BNL:SD NADEV\SUZANNE\PC\REPORTS\LGB 152001LGB 15200-06-13-07-DSK2.DOC ti (JUI 1,L/ LUOI is ~ i'nxr,~tlvvvzruvv Jun-11-117 15.04 P8~9 212 ~~rtc rsy; spy=I HOCK commuricationsa 408 884 3900, s 8 FAg, ~Y38 8421 j RTL~t; SAJ:03: IM +retvar . ''Z~45►•~arlti~'~au~rt • , r ~ • . ' " ' ' , . rr . , . r , , Los Gags; CA 95132 Ida; ,fBack ord;I, tu3 capo M 249 Can C' Los Ggib a, ifz~rnia . ~ 'Tl~~', ,'x~rmc~airitt~d;ars~~zidii~~.tit,i~t~~illp~cr~e'l~ad~c~ps`~ig,~'l~r~►I • --m yi~uibkck c i ! t t3' t+D'ye~ , rTl~Bt cd group; LL~C, ,F, A t+,'Sin to C.~f~itn~a; 95 12~., ` ► li ~t sc 3 'vtti13'tu pfd in th,t b ct+oiCdP t~'~'m u d gas " ' Platt Ll. w1i~.Cb ~atates~ 1' `alt bcixed ar~.to 6e' p~ztt~i`ia yotix ba~k}+ ~ ettce # per lbs •kttat' sf permisoton,.for d.l. ct~r spec stlbw 6 l- wxb cwati actor to ter' upaii -your:` proms :apd' p+e~vraith~ i~r'rrFitl~g t uve+s , ' lirtq... i der rd a ThcrU•m am p1medd 04 46ml ~i r vVill Pam ffor,*ga „ and fbnHI2~ t4e trees M s h0WOW f Wishes: Fuslosit~ta o'_ endc • 'iS+i•+ZY1+~ Y'rVff Vv~!YN" ri y r rr • r ~l ' ' 43 lea. Exhibit EE June 11, 2007 Planning Commission Town Of Los Gatos P.O. Box 949 Los Gatos, CA 95031 Dear Planning Commissioners - My name is Jeffrey Scott. I live at 249 Carlton Court in Los Gatos. Due to a family obligation, I may not be able to attend the Planning Commission meeting on June 13. I want to make two points about the proposed development at 15200 Los Gatos Blvd. #1 I feel that the landscaping plan has been enhanced significantly. I believe my home will now have adequate screening. #2 I would like reasonable limits on hours of operation to be stipulated in the zoning ordinance. As I have stated previously, neighbors live much closer to this project than most other developments on the Boulevard. Including reasonable limits on operating hours in the zoning ordinance would protect our quality of life and would minimize the possibility of conflicts between prospective tenants and the neighbors. We would all know the rules up front. I am pleased that the developer has shown a willingness to work with neighbors on certain issues. With the assurance of reasonable operating hours, I am optimistic that this project could be a winning proposition for the developer and the neighborhood. Regards, Jeffrey Scott Exhibit FF Date: June 11, 2007 For Agenda Of. June 13, 2007 Agenda Item: 1 DESK ITEM REPORT TO FROM: The Planning Commission The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH TD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this proj ect and a Mitigated Negative Declaration is recommended. APNS: 424- 17-038 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. EXHIBITS: A.-BB. Previously received CC. Mitigation Monitoring Program (three pages) DD. Letter from Karen Lekashman (two pages), received June 8, 2007 REMARKS: The incorrect Mitigation Monitoring Program was inadvertently attached to the staff report. Exhibit CC is the correct document. Exhibit DD is a letter from a neighbor that was received after the packet was completed. Prepared by: Suzanne Davis, Associate Planner BNL:SD N ADEV\SUZANNE\PC\REPORTS\LGB 15200.DOC pproved by: Bud N. Lortz, Director of Community Development ATTACmENT 7 bA U U U N H ~rO U ~ b'D to~ o Q o Q o O p 0 N N c} c{a N sU2 O~ o O O V U O O U U" O U N nf'' O /N~ O N QwUQ r-)ur:a ~lU(~ cd cd ~4-4 a CJ o cd O CJ o 0 r -d r. _4 b z O cd U O cd Q) O cd o Q O O O sa, O 'd, O ou "d N O ~>1+ O N O -cd 4-1 4- rn O O O H O U U N 1-4 0 O N U N O U O U L! 0 En '41 cd O i U cd N O O N v) cn u O N 'd Q U O ~m - d O Q) o a O U W o N>' cd o ff O U ca Lr, H o o s O O a~ N O o O~ 3z N o o'ci O v, N O U b o W N O S 4= O 'S O O O Q ROB O .LO", cr N O cd O O O G]w W E- N ,~t~ V U='' r, _ U 3U U v v w 9 z EXHIBIT CC 0 0 0 o .y 0 O 2 kr~ 0 0 o > 03 z W P, o z°a C) N Lr) v r~ E V 0 U bbp Q o 0 U b~O Q O 0 U U ~ f:Uu aUu cd C o o cad W O c cd cd O o q) -a a) j O s-" b C U ~ U O p O p U O N O ' r, ob U ~j 03 N~0 ~ b A 40, p 0 Lo U > q) q) b a .Cd 0~; z 00 o P., Q) 40 L U U O O V q) d' O O O Q .O q) 4. 4. p 0 0 0~+ ~ P. cd N r ~ O . 'd q) O C) u U Cjy O p N -,,3 Q U bri bD O p .o b4 no ~ ,D 4) W O b ~ U p O R. U cd Q. o ' > O O z O v ~t bt? ' . "C, u O O 4. N o o ~ 4-+ O ¢ «i cP ^c~ cd v U O O v~ cd Cd p b O ~ c~•d cd U ice. lz~ cd O Q" N 0 U 4-4+ A-, O b UO 0 m 0 0 ~.q o Q a Ld O • ~ o ~O O~ j O O t b t4=4 U vOi O .b o N jU O 0 0 'd + N ¢ a y O Cd ca z • 'n }c-d~ , ~ C7 p ~ ~ • bD "d Q. N ~ O O Z - 'n N O cd ohCD cd7.' 3 Z ti o U p° O F U O U cd by p U U cd ~ O b4 'd O ~ U b A H~ O W o cad CZ C~ a C7 Q, ti 3 v H . r- 0 rj) m •o 0 ri v w a Q z To: Los Gatos Planning Commission Subject: 15200 Los Gatos Boulevard Proposal Date: June 7, 2007 From: Karen Lekashman Cc: Suzanne Davis, Los Gatos Buiding Department Dear Members of the Los Gatos Planning Commission, I have many concerns regarding the building proposal at 15200 Los Gatos Blvd. I am happy to hear that Rick Bawden has been working with the neighbors who would be most impacted by the proposed development. While I still believe that the size of the building is too large for the lot size and may have adverse impact (e.g. traffic congestion, inadequate parking, noise, etc.) on the nearby community, I recognize that the building size is compliant with the current town zoning requirements. I am still concerned that the developer has not adequately addressed the future impact if the easement is lost between the proposed building and the current Office Depot property. This could be achieved by scaling down the building and making a larger parking lot and possibly another exit parallel to the existing Office Depot exit. I would like to know if they lose the easement, what is the impact (e.g. will they be required to limit the number of seats at the restaurant? how will traffic on Los Gatos Blvd be affected?, will an additional traffic signal be installed?) This is a serious issue and I hope you will address and resolve this before proceeding to grant approval on this proposal. Thank you for considering my concerns. Karen Lekashman EXHIBIT DD Date: June 8 2007 For Agenda Of. June 13, 2007 Agenda Item: 1 REPORT TO: FROM: The Planning Commission The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNS: 424- 17-038 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. FINDINGS: ■ The Planning Commission must find that the zone change is consistent with the General Plan if the recommendation is for approval. ■ As required for compliance with the Town's Commercial Design Guidelines ■ As required for compliance with the Los Gatos Boulevard Plan ENVIRONMENTAL It has been determined that this project could have a significant impact on ASSESSMENT: the environment. A Mitigated Negative Declaration has been prepared as required by Section 15064 of the California Environmental Quality Act. EXHIBITS: A.-V X. Y. Z. AA. BB. 1. Previously received Mitigation Monitoring Program (three pages) Required Findings (one page) Draft Planned Development Ordinance (18 pages) with rezoning exhibit (one page) and revised development plans, received June 5, 2007 (12 sheets) April 25, 2007 Planning Commission Action Minutes (one page) Letter from Muffet Brown (one page), received May 30, 2007 RECOMMENDATION SUMMARY: Recommendation to Town Council. ATTACHMENT 8 The Planning Commission - Page 2 15200 Los Gatos Boulevard/PD-06-05 June 13, 2007 A. BACKGROUND: On March 28, 2007 the Planning Commission considered the subject application. After accepting public testimony and discussion the Commission continued the application to this agenda. The Commission directed the applicant to: • Meet the setbacks for the CH zone. • Save all trees recommended for preservation by the Consulting Arborist. • Use finger landscape islands in the parking area. • Make the Los Gatos Blvd. driveway a one-way entrance. • Bring the tree removals into compliance with the Mitigated Negative Declaration. The Commission also requested that staff evaluate visibility at Lark & Los Gatos Blvd. and that the Architecture & Site application be reviewed by the Commission. On April 25, 2007 the Commission considered revised plans and accepted further public testimony. Following discussion, the Commission continued the application to this agenda and directed the applicant to address the following: • Reduce the size and height of the building. • Enhance the landscape buffer between the building and abutting residents. • Evaluate ways of maintaining a view of the hillsides. • Provide an on-site loading space. • Evaluate the safety of the Los Gatos Blvd. entrance. B. REMARKS: The applicant has submitted revised plans responding to the direction provided by the Planning Commission. The Commission requested that the applicant address the following items (staff comments are in italics): 1. Reduce the size of the building. The building has been reduced by 805 square feet. The size of the restaurant remains at 4, 000 square feet and the retail space is now 5,207 square feet. The size reduction was made by reducing the depth of the building by two to four feet and the length by three feet. The setbacks increased by two and three feet at the building corners closest to the rear property line. The Planning Commission - Page 3 15200 Los Gatos Boulevard/PD-06-05 June 13, 2007 2. Improve the landscape buffer between the residential and commercial uses and restore the landscaping on the neighbor's property Twelve 24-inch box trees are shown to be planted on the Scott property (see sheet LI of the development plans). Five 36-inch box trees will be planted in the diamond planters that were added back to the plan. Reduce the height of the building as viewed from the residences to the rear of the site. The overall building height has been reduced from six-inches to one foot. With the exception of the tower element at the northeast corner, the maximum height of the building is 22 feet with the northwest portion at 20 feet. The northwest end of the building is the closest to the abutting residences. The northeast corner tower is 24 feet high. 4. Provide a loading area. A 12 foot by 30 foot loading space has been added near the northeast corner of the building.. 5. Evaluate ways to preserve views of the hillsides. The average building height has been reduced by I0 feet from the original submittal. The orange netting on the story poles has been lowered to reflect the proposed height. The hillside is visible through the site, to the right of the proposed building. 6. Incorporate diamond planters into the parking lot without increasing the number of restaurant seats. The finger islands within the parking area have been retained and diamond shaped planters have been added to the row of parking spaces closest to the rear property line. The applicant is proposing to plant 36-inch box trees in these planters. Five additional 36-inch box trees will be added as a result of the diamond planters being included. The previous plan proposed 93 seats for the restaurant. The current plan proposes a 99 seat restaurant, an increase of 6 seats. The reduction in the size of the retail space provided more parking to support the restaurant, although it is not consistent with the Commission's direction to not increase the seating. 7. Evaluate the safety of the two-way driveway on Los Gatos Boulevard. The applicant had a traffic consultant provide an analysis of making the Los Gatos Blvd. entrance one-way. Hexagon Transportation Consultants concluded that the driveway in question has an adequate capacity and does not present safety issues. The Town Traffic The Planning Commission - Page 4 15200 Los Gatos Boulevard/PD-06-05 June 13, 2007 Engineer requested additional data from the traffic consultant, and is in the process of reviewing the revised report. Staff will report on the findings of the Town Traffic Engineer at the Commission meeting. The following changes have been made to the plans in addition to addressing the above concerns: • 55 parking spaces are being provided, exclusive of the loading space (previously 57). • The FAR has been reduced from 24.9 to 22.9%. • The landscape area has increased from 31.2 to 33.5%. • Trellises were added to the south and east elevations. • The windows are more deeply recessed. Building Colors and Materials The final building colors and materials are not being approved as part of the Planned Development and will be determined during Architecture and Site review. C. RECOMMENDATION: If the Commission is satisfied with the project as revised, it should formulate a recommendation to the Council, inclusive of the following: 2. 3. 4. Making the Mitigated Negative Declaration; Adoption of the Mitigation Monitoring Plan (Exhibit X); Making the required findings (Exhibit Y); Adoption of the Planned Prepared by: Suzanne Davis, Associate Planner BNL: SD cc: Ken Rodrigues & Hwai Chen, Kenneth Rodrigues & Partners, 445 N. Whisman Road, Suite 200, Mountain View, CA 94043 John Aiassa, Westwood Company, Hamlin, 1855 Park Avenue, San Jose, CA 95126 NADEV\SUZANNE\PC\REPORTS\LOB 15200.DOC hpproveU Uy: Bud N. Lortz, Director of Community Development bA U ~c j bq _y U U U ~ U C) Q Up ~ r- (41 O t1, M co O O p (~a~-,UCH (~UQ Qa 0 cd o o Cd o 0 7~ C4 CO) lm:,~ ° ( ° W 4~ bo ° o o Cd 20 4~ 00 U cd rp N pU yUi~ U CC ~r Q ttS U S~ U cd ' Cd O Q U cd ° 4.1 U cad I - U o 0 r ~U O PA . ~p '20 , b N p y 'v cd Q 'd o va C ~ 4 to N cd w N cn W N O U ~ 00 r b'C3N N N U H a , N cn +H . ' ~i 'U a~ i O O ' Q) rZ 1) 0 0 0 o o N bo -d . C7 Z° O ~i N R' cd p- O U O p O U~y 0 (D 6-5 uo C,3 0 O Cd . O C~7 W ti O a' N b~0 U O - H U bD Cd N ~ ~ ~ a" • o r~, ss o Q ~ ti ~ N 8b Q) 0 EXHIBIT X REQUIRED FINDINGS FOR: 15200 Los Gatos Boulevard Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodrigues/Kenneth Rodrigues & Partners Required consistency with the Town's General Plan: ■ That the proposed Zone Change is internally consistent with the General Plan and its Elements. Required compliance with the Commercial Design Guidelines: ■ That the exterior architecture is consistent with the Town's Commercial Design Guidelines. Required compliance with the Los Gatos Boulevard Plan: ■ That the project is consistent with the Los Gatos Boulevard Plan. NADEV\FfNDINGSILGB t 5200.doc EXHIBIT Y ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CH TO CH:PD FOR PROPERTY LOCATED AT 15200 LOS GATOS BOULEVARD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property at 15200 Los Gatos Boulevard (Santa Clara County Assessor Parcel Numbers 424-17-038. & 041) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from CH (Restricted Highway Commercial) to CH:PD (Restricted Highway Commercial, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Construction of a 10,013 9,207 square foot commercial building, inclusive of a 4,000 square foot, 99 seat restaurant and 6;94-3 5,207 square feet of retail. 2. Landscaping and other improvements shown and required on the Official Development Plan. 3. Uses permitted are those specified in the CH (Restricted Highway Commercial) zone by Sections 29.60.420 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they maybe amended in the future. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by a Conditional Use Permit. EXHIBIT Z SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV A certificate of lot merger and Architecture and Site Approval are required before construction work for the dwelling units is performed, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Town Code. SECTION V The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the Official Development Plan. The following conditions must be complied with before issuance of any grading, or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site application and approval is required for the commercial building. The Development Revie.,, Committee ma~-Planning Commission shall be the deciding body for the Architecture and Site application. 2. CONDITIONAL USE PERMIT. A Conditional Use Permit (CUP) application and approval is required for the restaurant prior to issuance of a building permit for tenant improvements fbr the restaurant mace. The maximum number of seats shall be 99. 3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are conceptual in nature. Final building footprints and building designs shall be determined during the Architecture and Site approval process. The colors and building materials Page 2 of 18 shown on the Official Development Plan are not approved and shall be reviewed through the Architectural and Site approval process. 4. NORTHERLY ACCESS/RESTAURANT SEATING REDUCTION. Should access to the northerly driveway on the adjoining Office Depot site be terminated, the property owner shall immediately implement the Alternate Master Plan shown on sheet A9 of the development plans and reduce the number of restaurant seats to 69. A deed restriction documenting this requirement shall be recorded prior to issuance of a building permit. 5. FENCING. The final design of the wall along the rear property line shall be reviewed and approved during the Architecture and Site process. 6. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town's Consulting Arborist and approved as part of the Architecture and Site process. All trees recommended for preservation by the Town's Consulting Arborist shall be saved. Additional trees shall be incorporated into the planter area on the west side of the building, north of the trellis. 7. SETBACKS. The minimum setbacks are those specified by the CH zoning district or as otherwise shown on the Conceptual Development Plans. 8. PEDESTRIAN ACCESS. A minimum of five feet shall be provided between the building and the parking lot to facilitate pedestrian safety and access. 9. HEIGHT. The maximum height of the building shall be 2-5 22 feet for the main ridge and 2-7 24 feet for the corner elements. 10. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and directed away from neighboring properties to shine on the project site only. Lighting shall be the minimum needed for pedestrian safety and security. Photometrics and lighting specifications shall be reviewed as part of the Architecture and Site process. 11. "BIOLOGICAL RESOURCES MITIGATION MEASURE. The recommendations made by Arbor Resources shall be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. Recommendations are listed under Section 5.0 of the June 23, 2006 aborist report. Page 3 of 18 12. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of any permits. 13. REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being removed. The number and size shall be determined using the canopy replacement table in the Tree Protection Ordinance. 14. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 15. * *CULTURAL RESOURCES MITGATION MEASURE-1. In the event that archaeological traces are encountered, all construction within a 50-meter radius of the find shall be halted, the Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations. 16. **CULTURAL RESOURCES MITGATION MEASURE-2. If human remains are discovered, the Santa Clara County Coroner shall be notified. The Coroner shall determine whether or not the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission, who will attempt to identify descendants of the deceased Native Americans. 17. **CULTURAL RESOURCES MITGATION MEASURE-3. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial shall follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program shall be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. 18. * * CULTURAL RESOURCES MITGATION MEASURE-4. A final report shall be prepared Page 4 of 18 I when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report shall include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. 19. FINAL UTILITY LOCATIONS. The applicant shall submit plans showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plans shall be submitted for review and approval of the Director of Community Development prior to issuance of building permits for the office building shell. 20. SIGNS. The monument sign and any building signs shall be approved through a sign program. The sign program details shall be proposed by the applicant and-approved by the Director of Community Development prior to issuance of any sign permits. Building Division 21. PERMITS REQUIRED: A building permit shall be required for the construction of the new commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 22. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 23. SIZE OF PLANS. The maximum size of construction plans (four sets) submitted for building permits shall be 24 inches by 36 inches. 24. BUILDING NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the building permit application process. Page 5 of 18 25. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing retaining wall and pad foundation design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2-Section 1805). 26. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pas elevation b. Finish floor elevation c. Foundation corner locations 27. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms shall be printed on the construction plans. 28. TITLE 24 - COMMERCIAL. The building shall be constructed to comply with the latest California Title 24 Accessibility Standards. 29. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled out, signed by all requested parties and be blue- lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at wwww.losgatosca.gov. 30. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second Page 6 of 18 31 32. 33 page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print. RESTAURANT USE: Proper size grease trap shall be required for any proposed restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a. West Valley Sanitation District: (408) 378-2407 b. Environmental Health Department: (408) 885-4200 C. Town Public Works Department: (408) 399-7530 PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538). APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: a. Community Development: Suzanne Davis at 354-6875 b. Engineering Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: contact the Town Building Service Counter for the appropriate school district and to obtain the school form) TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 34. *GEOLOGY AND SOILS MITIGATION MEASURE. A geotechnical investigation shall be conducted for the proposed building to determine the potential for fault rupture at the site and provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The project shall incorporate all recommendations of the investigation in order to minimize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. Page 7 of 18 35. NORTHERLY ACCESS. The ingress/egress easement agreement with the owner of parcel 424-17-042 expires in 2022. The agreement shall remain in place until an alternate point of ingress and egress is approved by the Town. A single access parking lot for the project shall not be allowed without prior Town approval. 36. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 37. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 38. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. Page 8 of 18 39, RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 40. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 41. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 42. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 43. CERTIFICATE OF LOT MERGER. A Certificate of Lot Merger shall be recorded. Two copies of the legal description for exterior boundary of the merged parcel and a plat map (8- i/2 inches X 11 inches) shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. The submittal shall include closure Page 9 of 18 calculations, title reports less than 90 days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. 44. NORTHERLY ACCESS. In the event that the reciprocal ingress and egress easement agreement with the owner of parcel 424-17-042 (currently Office Depot) expires, the parking lot shall be restriped to provide an on-site turnaround as shown on sheet A9 of the development plans. 45. SOUTHERLY ENTRANCE. The southerly entrance off Los Gatos Blvd. shall be a one-way entry only. The entrance shall be reconfigured to preclude vehicles from exiting onto Los Gatos Blvd. and an on-site turnaround shall be provided without reduction of any of the landscape areas. 46. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Repair cracked and broken curb, gutter, and sidewalk along the Los Gatos Blvd. frontage as directed by the Town Engineer. Replace the tree well grate. Reset raised utility boxes as directed by the Town Engineer. b. Provide standard curb, gutter and sidewalk at existing driveways that are not proposed for re-use. C. Relocate the existing bus stop sign and bench as directed by the Town Engineer. d. Paint curb red as directed by the Town Traffic Engineer and Santa Clara County Fire Department. Install a double yellow centerline at the east leg (Office Depot) driveway approach. e. Provide video detection equipment to replace existing traffic detection loops on the east (Office Depot) leg of the intersection, and provide ADA compliant pedestrian push buttons at all legs of the intersection. Page 10 of 18 47. 48 49 50 ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the j ob site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024 Page 1 I of 18 of the amended Santa Clara County NPDES Permit. 51. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 52. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum a Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 53. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 54. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Page 12 of 18 A 55. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 56. STORM WATER MANAGEMENT PLAN. A storm water management plan shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. This project removes and replaces more than 10,000 square feet of impervious area and is a Group 2B project. The plan shall delineate source control measures and BMP's together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The applicant may elect to have the Planning submittal certified to avoid this possibility. 57. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 58. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 59. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Page 13 of 18 Inspector before the start of construction to verify existing conditions. 60. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 61. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 62. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. Existing approaches not to be used shall be removed and replaced with Town standard curb, gutter and sidewalk. 63. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG-OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING- POOL; (e) Tennis Court, Layer: TENNIS-COURT; (f) Property Line, Layer: PROPERTY- LINE; (g) Contours; Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 64. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. Page 14 of 18 65. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 66. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be provided. 67. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 68. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 69. FIRE LANE MARKINGS REQUIRED. Provide marking in conformance with Fire Page 15 of 18 Department requirements for all roadways within the project. Installations shall conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 70. REQUIRED FIRE FLOW. The required fire flow for the project is 2,750 gpm at 20 psi residual pressure. 71. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly by the Fire Department and San Jose Water Company. Hydrants shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to applying for building permits, the applicant shall provide civil drawings reflecting all fire hydrants serving the site. The final determination of placement and number of hydrants shall be to the satisfaction of the Dire Department. 72. NEW COMMERCIAL BUILDING. The building shall comply with standard specification SI-7 for construction site fire safety. 73. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required for the commercial building, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 74. FIRE APPARATUS(ENGINE) ACCESS ROADS. Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-1. 75. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new and buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 76. PARKING ALONG ROADWAYS. The required fire access road shall not be obstructed in any manner and parking shall not be allowed along roadways less than 28 feet wide. Parking is permitted along one side of roadways 28-35 feet in width. For roadways equal to or Page 16 of 18 greater than 26 feet, parking will be allowed on both sides. Roadways widths shall be measured curb to curb face with parking space based on an eight foot width. 77. ON-SITE PRIVATE FIRE SERVICE MAINS AND/OR HYDRANTS. Installation of private fire service mains and/or hydrants shall conform to National Fire Protection Association (NFPA) Standard #24, and Fire Department Standard Details and Specification W-2. If the supply piping is "combined" (sprinkler system and hydrants). A UL listed four- way FDC shall be provided. A separate installation permit is required from the Fire Department. 78. FIRE DEPARTMENT KEY BOX. The building shall be equipped with a permanently installed emergency access key lock box (knox), conforming to Fire Department Standard Detail and Specification sheet K-1. Access keys shall be provided to the Fire Department at the time of final inspection. Page 17 of 18 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2007, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on , 2007 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA NADEV\ORDS\LGB 15200-PC.DOC Page 18 of 18 k 4 tiT 1Los Gatos- Boulevard TOWN OF LOS GATOS Application No. PD-06-05. A.P.N. #424-17-038 & 041 Change of zoning map amending the Town Zoning Ordinance. ® Zone Change From: CH To: CH:PD ❑ Prezoning Recommended by Planning Commission Date: Approved by Town Council Date: Ord: Clerk Administrator Mayor EXHIBIT A Planning Commission - April 25, 2007 Action Meeting Minutes Page 4 ITEM 4 15200 Los Gatos Boulevard Planned Development Application PD-06-005 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodriguez/Kenneth Rodriguez & Partners (Continued from March 14 and 28, 2007) PUBLIC TESTIMONY by John Aiassa, Kenneth Rodrigues, Mark von Kaenel, Jeffrey Scott and Ray Davis. MOTION: Motion by Commission Kane for denial and no second. Motion by Commissioner O'Donnell and seconded by Commissioner Kane to continue the item to June 13, 2007 with the following considerations: 1. Reduce the size of the building. 2. Improve the landscape buffer between the residential and commercial uses and restore landscaping on the neighbor's property. 3. Reduce height of building as viewed from the residences to the rear of the site. 4. Provide a loading area. 5. Evaluate ways to preserve views of the hillsides. 6. Incorporate diamond planters into the parking lot without increasing the number of restaurant seats. 7. Evaluate the safety of the two-way driveway on Los Gatos Boulevard. Motion carried 6-0 with Commissioner Sayoc recused. Appeal rights recited by Mr. Korb NEW PUBLIC HEARINGS ITEM 5 Reservoir Road (Lot 1) Architecture and Site Application S-07-20 Requesting approval to construct a new residence on property zoned R-1:20. APN 529-31-041. PROPERTY OWNER: James and Lynn O'Brien APPLICANT: Michael Davis EXHIBIT AA (05130/2007) Suzanne Davis - Los Gatos Blvd Auto Mal property use Page 9 From: Muffet Brown <muffet@earthlink.net> To: <plan n I ng@losgatosca.gov> Date: 05/30/2007 2:03 PM Subject: Los Gatos Blvd Auto Mall property use Dear City Council and Planning Commission, I am a 30-year resident of Los Gatos Blvd., near Louise Van Meter school. I have been looking at the frame at the vacant Auto Mall property at Lark and LG Blvd. The building profile was bad enough before it expanded. It's an awful profile for that spot, which is already looks sort of like a narrow canyon with the unnecessarily tall Office Depot building and the tall office building across the street. Please make the developer set it back at least one row of parking spaces off the street, with the tallest part of the building farthest away from street. Under the assumption that a single office building of a certain critical mass was needed at that site, I was going to say nothing, though it would be so much nicer if at least half the parking lot was in front. However I just read in the LG Weekly-Times that it's for retail & restaurant. Let's not kid ourselves that peds are going to access the stores from the blvd side. I applaud your try to make that intersection a ped-friendly "node" with the token fountain in front of Office Depot, but with its rarely used, shade-less seating not relating to any bus stop or viable passenger pickup arrangement in front, it is silly. I have always hated the dome and building layout at LG Blvd and Blossom Hill Road which ruined the view of the mountains. Because of this vanity and the wide planted area to satisfy the "node" concept, the net effect is that not enough parking is available at that center. Had the buildings been in back, and trees or shrubs been in the parking lot and along the sidewalk, the net effect would have been both more pleasant and useful. And please don't allow what has gone on with Santana Row on Winchester Blvd. where the greedy developers couldnt event keep the node of Courtesy Chevrolet's beautiful cornerlandscaping intact. Also, please get the town to force that builder who is taking his sweet time next to NC on the Blvd near Roberts Road to complete the sidewalkM It's taken too long. I have been walking through mud and uneven soil for 30 years, and there's no excuse so close to a school for it to be so ped unfriendly. That part of the development could have been done moanths ago, regardless of that they still have to finish inside building. Also, get them to fix the aborted paint job on the southern face of the building adjacent to NC. it's disgraceful. 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H H N fD O~ O .-1 N M d~ if) N N N N N N Date: April 25, 2007 For Agenda Of. April 25, 2007 Agenda Item: 4 DESK ITEM REPORT TO FROM: The Planning Commission The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this proj ect and a Mitigated Negative Declaration is recommended. APNS: 424- 17-03 8 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. EXHIBITS: A.-W. Previously received X. Letter from Rick Bawden (two pages), received April 22, 2007 Y. Letter from Jeffery Scott (three pages with five photos), received April 24, 2007 Z. Letter from Rick Fisher (one page), received April 24, 2007 REMARKS : The attached letters (exhibits X-Z) were received following distribution of the Planning Commission packet. Prepared by: Suzanne Davis, Associate Planner BNL: SD NADEV\SUZANNB\PC\REPORTS\LGB ( 5200\LGB 15200-04-25-07-DSK.DOC Appro~d by: Bud N. Lortz, Director of Community Development ATTACHMENT 10 Page 1 of 2 Suzanne Davis - 15200 LOS GATOS BLVD. From: "Rick Bawden" To: , 5) Date: 04/22/2007 7:28 AM Subject: 15200 LOS GATOS BLVD. Dear Planning Commission, My name is Rick Bawden. I live with my wife and two children at 253 Carlton Court Los Gatos, Ca. My property is directly adjacent to the proposed development at 15200 Los Gatos Blvd. I am writing on behalf of my wife and myself, and respectuflly request that you deny the current proposal on the table for this property. Unfortunately we will be traveling on April 25th and will be unable to address the Planning Commission; therefore, I am sending this email to highlight our concerns. In the next few paragraphs, I hope to articulate the negative impact on the quality of life for my family, that the current building would bring to our neighborhood should it be approved. I can assure you, we are not alone in our opinion on this matter. Many neighbors and others who live in the community feel as strongly about this matter as do my wife and I. We have lived at this address for 13 years. We have "experienced" the Auto Mall, the Office Depot and the Flames Restaurant. The Auto Mall was quiet, largely due to the Use Permit disallowing certain activities. The Office Depot also has a Use Permit that controls hours of operation, including timing for the lights to go off and when delivery trucks can come and go. The Flames Restaurant had few patrons which kept the traffic noise down. The problem with The Flames was after hours. The cleaning services, particularly the carpet cleaning in the middle of the night, as well as the garbage pick-up. The carpet cleaning was frequent. loud and lengthy. The dumpsters at The Flames were located at the back of the building, across the fence from our bedrooms. Both activities either kept us awake frequently or woke us and our young children up. The garbage pick-up, for example, was around 4 am. Even with the ups and downs of our commercial neighbors, we have always maintained that we wanted to stay in our home. In fact, we have invested in two significant and costly remodels with the goal of raising our children in this house and in this neighborhood. Our biggest concern with the proposed building is the sheer size of the building and it's proposed use. We believe the plans as they are, will significantly impact our ability to enjoy our home and our lifestyle. For starters, the proposed building is over 3 times larger than the auto mall. It dwarfs the lot size and looks and feels massive on the site. It looms toward our property and we believe it will bring traffic, noise, congestion, and a very "un Los Gatos-like feeling to the area while at the same time dumping noise, congestion and an "urban" feel into our backyard. We live in our backyard all year round, We entertain outside: BBQ, swim, soccer parties, basketball parties, birthday parties, wedding and baby showers, etc. Our kids are frequently in the back yard playing with their friends, using the trampoline, or just hanging out. We would rather have them hang out at home than anywhere else. Our house is considered the house to come to. Below are the specifics on why we believe we will be negatively impacted: EXHIBIT X file://C:\Documents and Settings\sdavis.LOSGATOSCA\Local Settings\Temp\XPgrpwis... 04/23/2007 Page 2 of 2 1) The square footage and usage requires 57 parking spaces. 57 parking spaces similar in size to the Hollywood video parking lot...most of them 3 feet from our fence. This will put a significant amount of noise just over our fence. An even larger concern is the automotive exhaust that will be just a few feet away, putting our young children and their friends health at risk. Very specifically, the winds blow most often from the west, which means all that auto exhaust will be blowing right into our kids and their friends faces-constantly. 2) The main entrance faces our backyard. All traffic noise in or out of the building comes our way, including the delivery trucks before or after hours. The Office Depot has a Use Pen-nit that controls the hours that the delivery trucks can arrive. I am bring this up now as we understand the developers want to put the use permit issue off until a later step in the process. We would like this addressed at this stage. 3) The proposed restaurant and hours of operation will be a problem. We don't yet know what type of restaurant it will be. Lets assume that it is a "Viva type" restaurant (which is great in it's correct location-no where near anyone's residence). That means a liquor license and late hours of operation. My children would likely have groups of people 30 feet from their bedroom windows being loud and obnoxious late at night. Let's face it, anytime you get adults and alcohol, you invariably get adult conversation and often you get foul language as things get "amped up" later in the night. We do not want to expose our children to that. As well, there will be a night time lighting issue. This was a big issue with Office Depot, btw, and their closing time is significantly earlier than we are looking at here with a full service restaurant. 4) With respect to the garbage issue, the dumpsters will be at least 30 feet closer to our bedroom windows than they were with the Flames restaurant. This is completely unacceptable, as the garbage pick-up will remain early, around 4-5 am. The bottom line is that we do not want our family exposed to the volume of exhaust fumes, the noise at all hours and the late night lighting that the proposed size and use this building will bring. The Town General Plan clearly delineates that the Town has a responsibility to insure that any proposed commercial project be COMPATIBLE and COMPLEMENTARY to the single family homes surrounding it. To this end, please stay true to the spirit of the Town General Plan and for the sake of families like mine and others in the Carlton area, deny this current proposal and require the developers to bring forth a more neighborhood friendly and appropriately sized building proposal. Respectfully, Rick Bawden file://C:\Documents and S ettings\sdavis. LOS GATOS CA\Lo cal Settings\Temp\XPgrpwis... 04/23/2007 RECEIVED Planning Commission Town Of Los Gatos P.O. Box 949 Los Gatos, CA 95031 APR 2 5 2007 TOWN OF LOS GATOS PLANNING DIVISION April 24, 2007 Dear Planning Commissioners - My name is Jeffrey Scott. I live at 249 Carlton Court in Los Gatos. My home is located directly behind 15200 Los Gatos Blvd. Based on the revised plans for the proposed development of 15200 Los Gatos Blvd., I believe there are many unresolved and extremely important issues. First, according to the landscape plan submitted by the developer for the March 28 Planning Commission meeting, 12 trees were to be planted in my backyard to provide a visual screen between my home and the proposed development. Those trees have been completely eliminated from the new landscape plan by the developer without any notice, discussion or communication with me. This secretive move by the developer could have devastating consequences for my property's resale value and my family's quality of life. I have attached photos of the proposed site from my backyard (photos 1-4). These pictures were taken with trees in full bloom. The view is even more overwhelming in the winter. I'm asking that you have the 12 trees put back into the landscape plan in exactly the same manner they were included in the March 28 plan. Here are my reasons. #1 There is currently very little visual screening for my property. The town's General Plan requires a buffer between commercial and residential properties. L.P.7.9: "Establish and maintain strong boundaries between the commercial.uses along Los Gatos Blvd. and adjacent residential neighborhoods." L.P. 7.1: "New development [along Los Gatos Blvd.] must be designed in order to minimize adverse impacts upon adjacent residential areas. #2 The town's Commercial Design Guidelines for Los Gatos Blvd. also require a buffer between commercial and residential properties. 5.A.2.7: "Projects backing up to residential neighborhoods should be sensitive to their potential impacts on the residents.' 5.A.2.7 (d): "Provide landscaping to buffer views from residential parcels to the commercial structures." #3 The developer and I had an agreement based on a site walk in my backyard, during which time we discussed and agreed upon the tree screen. 44 The developer himself spoke extensively during the March 28 commission meeting about the importance and value of the buffer he had designed. He was clear about its benefits. 45 The developer submitted a written landscape plan to the Planning Commission for the public meeting on March 28. That plan reflected exactly what we had agreed upon. The Planning Commission did not recommend any changes to the tree screen in my backyard. #6 The proposed structure would look much more inviting from both Los Gatos Blvd. and Carlton Ct. if it were surrounded by robust vegetation. Page 1 of 8 I am also asking you to stipulate that the trees must be installed prior to groundbreaking at 15200 Los Gatos Blvd. to help protect my children and my entire family from dust and other airborne particles that accompany construction. The trees will also help shield my family from the unsightly construction site. I tried to resolve this issue without having to involve you. I called the developer (John Aiassa) on April 21 at 12:36 p.m. After identifying myself and confirming that the trees had been removed from the plan, I asked why the trees were removed. Mr. Aiassa responded (verbatim), "You didn't support our project. We have no reason to do that anymore." It is my sincere hope that petulance and vindictiveness do not carry the day. On a completely separate note, another unresolved issue with the proposal is parking. The current building design has no loading zone. A shopping center with no loading zone is ridiculous on its face. Where will trucks stop for deliveries without clogging up the extremely narrow parking lot? I propose converting the parking spaces on the building's north edge (facing Office Depot) into a loading zone. It would keep the sound and stench of idling trucks away from neighbors, and it would help protect traffic flow in such a tight parking lot. I believe the following town code protects me and my family from idling trucks that could reasonably be positioned away from my home. See. 16.10.015 (a) The Town Council finds that unnecessary, excessive and disturbing noise and vibration is detrimental to the health, safety and welfare of the public and is contrary to public interest. Residents of Los Gatos are to be entitled to the reasonable use and enjoyment of their property without exposure to noise disturbances. (b) The Town Council hereby declares a policy to prohibit such noise and vibration as specified herein, and protect the peace, health and safety of its citizens from such noise and vibration. The standards prescribed hereunder shall be enforceable by the Town's Code Compliance Officer and Police Department. Another public-safety issue regarding parking is the fact that the lot is narrow and the stalls are so close together. The proposed parking lot could cause the same safety issues as the parking lot at the Hollywood Video building. One simple way to help prevent many accidents would be to separate each parking stall with double lines rather than a single line (see attached photo #5). This increased separation would allow people to open car doors further. It would provide greater visibility and fewer blind spots for people backing out of stalls. And it would give drivers a wider turning radius to pull into a stall. Yet another issue is traffic. You heard from a parade of neighbors last month about the potential negative impact of a 10,000-square-foot shopping center located at the intersection of Lark & Los Gatos Blvd. With the former Swanson auto facility about to be redeveloped just a few hundred feet to the south, traffic at the intersection could become nightmarish. How could an intersection that is already being pushed to its limit support two, new, high-intensity projects on parcels that have historically housed low-intensity businesses? A smaller, less-intense land use at Lark & Los Gatos Blvd. seems to be a responsible planning solution. Yet another issue is glare from external lighting on the proposed project. The application for the Planned Developed mentions the need to shield lights and direct lights away from neighbors. However, I am also concerned about indirect glare and reflection of light onto my property. This Page 2 of 8 was a major issue for the previous owner of my home when she dealt with the previous owner of 15200 Los Gatos Blvd. I am asking the Planning Commission to clearly state that the applicant must prevent indirect glare and reflection of light onto my property. Lastly, I would like to reiterate the concerns I stated last month about hours of operation, alcohol usage, and the incompatibility of the proposed project with the surrounding neighborhood. I documented the applicable town codes in my previous letter. I would like these issues to be addressed before a Planned Development is voted upon. I believe it is unfair to neighbors for the town to postpone a discussion of these issues until a conditional-use permit is requested. I believe the neighbors are entitled to know how the property will likely be used before a zoning change is voted upon. My final plea is that you reduce the square footage of the proposed shopping center. Plain and simple. A smaller building would help mitigate many issues, including the lack of an adequate parking lot, the impact on a major traffic artery, and the incompatibility with the neighborhood. Sincerely, Jeffe Scott c.c. Suzanne Davis Page 3 of 8 i OTO #1 t W-1 Backyard of 249 Carlton Court 4/24/07 PHOTO #2 ~f♦LL y i .!fit Y~ w r F f 1} r ~ r rr f Backyard of 249 Carlton Court 4124107 PHOTO #3 _7 - F + ~ B 1-151, :Y I T d so-, a t'/ AM I ;F L' I M~ e-2r MIX, rT . I ~ e y f ~ Y5x F. ~ 'e ~re fit. r qNs Backyard of 249 Carlton Court $1 ~10~7 E R t sf Th 'L l 1' r ~ r j~' (f 4/24/07 PHOTO #4 4 1'` F A C~.. ,r y M F .1. * ~ fry tt e ~hE' ~d fact, s J ~c(~ 1A ,g ,r 4 1 wt Peel sae r S5 ~ ?•IA, Ncx! 5 q B 'mac ,f y ~ .a7t7~'{~ t rk~~rRBFv' y 1 A81F9~ yy ~ rF r`° i ~t 1 1 ~ ~ ~ i ~~7EV r T. 'Fi FA-PR I awl r'. _ "Rf~E ' o~ • A' - ~ Sr a~ ~ ~ i i la A ~ ,.t ~i Nna].~ ~ h R -1 ~l 4 ~ I:ia M'I Eta W! [r 1 R@R211~' . v, ~v+ ~ rt Backyard of 249 Carlton Court 4/24/07 PHOTO #5 w March 28, 2007 ' ' -"t' 2 8 tool To whom it may concern: We have been residents at 265 Carltdii Ct. for the last 6 years. We very much value the quiet, peaceful, small neighborhood in which we live. That is why ,we moved here in the first place. We wanted to get away from the noise, heavy traffic, and hectic pace that you;find in most cities. My concern is the building which is to be constructed on Los Gatos Blvd. directly behind our wonderful neighborhood. If not planned and thought out properly, this new building could have some serious detrimental effects on the homes located on Carlton Ct. I have a few concerns, and I hope that they are given close consideration. I hope that the town council `takes into consideration the possible traffic bottlenecks that could occur at the bti.laing's location: and at the intersection of Los Gatos Blvd. and Gateway, and also at the Los Gatos Blvd. and Lark Ave. intersection. Also, the noise generated from the businesses in the building Gould greatly effect the peace and tranquility that now exist&in the entire neighborhood, especially during morning and evening hours. For this reason, the type of tenant allowed in the building should be given careful consideration. For each of our homes to maintain privacy the height of the building and properly''planned lighting in the building itself as well as the parking area need to belcarefully considered. Businesses have a right to exist, but not at the cost of destroying the essence of our neighborhood. Please keep thy, in mind. I am sure that if a building of this type were being build in close proximity to your home, you would give these concerns some serious thought, Neighborhoods are what make Los Gatos special. We on Carlton Ct. want our neighborhood to remain special. Date: April 19, 2007 For Agenda Of: April 25, 2007 Agenda Item: 4 REPORT TO: The Planning Commission FROM: The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CHYD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNS: 424- 17-038 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. FINDINGS: ■ The Planning Commission must find that the zone change is consistent with the General Plan if the recommendation is for approval. ■ As required for compliance with the Town's Commercial Design Guidelines ■ As required for compliance with the Los Gatos Boulevard Plan ENVIRONMENTAL It has been determined that this project could have a significant impact on ASSESSMENT: the environment. A Mitigated Negative Declaration has been prepared as required by Section 15064 of the California Environmental Quality Act. EXHIBITS: A.-S. T. U. V. W. Previously received Required Findings (one page) Mitigation Monitoring Program (three pages) Draft Planned Development Ordinance (18 pages) with rezoning exhibit (one page) and development plans (12 sheets) March 28, 2007 Planning Commission Action Minutes (two pages) RECOMMENDATION SUMMARY: Recommendation to Town Council. ATTACMI ENT 11 The Planning Commission - Page 2 15200 Los Gatos Boulevard/PD-06-05 April 25, 2007 A. BACKGROUND: On March 28, 2007 the Planning Commission considered the subject application. After accepting public testimony and discussion the Commission continued the application to this agenda. The Commission directed the applicant to meet the setbacks for the CH zone, to save all trees recommended for preservation by the Consulting Arborist, to use finger landscape islands in the parking area and to make the Los Gatos Blvd. driveway a one-way entrance. The Commission also requested that staff evaluate visibility at Lark & Los Gatos Blvd., that the project fully comply with the recommended Mitigated Negative Declaration, and that the Architecture & Site application be reviewed by the Commission. B. REMARKS: The applicant has submitted revised plans responding to the direction provided by the Planning Commission. The Commission requested that the applicant address the following items (staff comments are in italics): 1. Adhere to required setbacks. Minimum setbacks for the CHzone are 15 feet for the front and 20 feet in the rear since that property line abuts a residential zone. The front setback (Los Gatos Blvd.) was increased from nine to 15 feet at the closest point. The side setback (adjacent to Office Depot parcel) was increased from 13 to 17 feet at the closest point. The applicant modified the building configuration by increasing the building depth one to two feet (from 50' to 52' on one leg and 50' to 51' on another) to accommodate the area that was lost due to the increased setback along Los Gatos Blvd. The overall size of the building did not change and remains at 10,013 square feet. 2. Preserve tree #29 and maintain the recommended 10 foot setback. The applicant will save tree #29. The building has been shifted and is now 10 feet from the trunk of the tree as recommended by the Town's Consulting Arborist. The landscape plan (sheet LI) was not revised and still includes a note that tree #29 will be removed. Condition #6 includes a statement that all trees recommended for preservation by the Town's Consulting Arborist shall be saved. This will also keep the project in compliance with the recommended Mitigated Negative Declaration. The Planning Commission - Page 3 15200 Los Gatos Boulevard/PD-06-05 April 25, 2007 Finger islands should be used in the parking lot. The parking lot plan has been modified to include finger island planters rather than the previously proposed diamond shaped planters. Due to the changes in the parking lot design, a total of 57 parking spaces are proposed (previously 59). The restaurant seating has been reduced from 99 to 93 seats as this is the maximum that can be supported by the parking that is being provided. Staff anticipates that two additional spaces will be eliminated to provide a turnaround at the northwest end of the parking lot as discussed below. 4. The southerly entrance should be one-way. The Los Gatos Blvd. entrance as proposed by the applicant is the best design to facilitate on- site circulation. The Commission's request for a one-way entry from Los Gatos Blvd. is not shown on the proposed site plan. A condition has been added requiring the entrance to be reconfigured to preclude vehicles from exiting onto Los Gatos Blvd. A turnaround will need to be added at the southerly end of the parking lot so vehicles can turn around if there is no available parking. The loss of two parking spaces reduces the maximum possible seating for the restaurant to 87. The PD Ordinance has been modified to reflect the lower seating count. 5. The Architecture & Site application shall be reviewed by the Planning Commission. Condition #1 of the Planned Development Ordinance (Exhibit D) has been modified to include this recommendation. 6. All trees recommended for preservation shall be saved. The applicant is retaining all trees that the Consulting Arborist recommended be saved. Condition #6 has been modified to reflect this requirement. 7. Consider modifying the corner of the building at Los Gatos Blvd. & Lark to address a concern about safety. The building has been shifted further from the front and side property lines, increasing the line of sight from the previous proposal. The building location meets Town standards for sight distances at an intersection. The Planning Commission - Page 4 15200 Los Gatos Boulevard/PD-06-05 April 25, 2007 C. RECOMMENDATION: If the Commission is satisfied with the project as revised, it should formulate a recommendation to the Council, inclusive of the following: 1. Making the Mitigated Negative Declaration; 2. Adoption of the Mitigation Monitoring Plan (Exhibit C); 3. Making the required findings (Exhibit B); 4. Adoption of the Planned Development O dine ce (Exhibit D) Prepared by: Approved by: Suzanne Davis, Associate Planner Bud N. Lortz, Director of Community Development BNL:SD cc: Hwai Chen, Kenneth Rodrigues & Partners, 445 N. Whisman Road, Suite 200, Mountain View, CA 94043 John Aiassa, Westwood Company, Hamlin, 1855 Park Avenue, San Jose, CA 95126 N.\DEV\SUZANNE\PCaEPORTS\LGB 15200.DOC REQUIRED FINDINGS FOR: 15200 Los Gatos Boulevard Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CHID, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodrigues/Kenneth Rodrigues & Partners Required consistency with the Town's General Plan: ■ That the proposed Zone Change is internally consistent with the General Plan and its Elements. Required compliance with the Commercial Design Guidelines: ■ The exterior architecture is consistent with the Town's Commercial Design Guidelines. Required compliance with the Los Gatos Boulevard Plan: ■ The project is consistent with the Los Gatos Boulevard Plan. N:\DEV\F[NDINGS\LGB 15200.doc EXHIBIT T Q,, 45 0 0 0 ~ a4 U U U U O Q O Q O 88 o O" O 4-a N 4-i ° ° ° o ° 0 o ° O QaUC~ QUQ QU(~ o o M o o ,Y r. rc~ ~ O O cc! (L) O cif a) O cd C', cd O O O o 'd 0 0 0 P O .o o to o U 'd O ° o ~ ~ a) O ' N O Q O o =i N+ O N O N O 41 rn U o O U) 'd C) cd C) ;-4 I'D Z Oj ID o o W o o~ En ' Q) a O C) W° O c~ v cc3 c o 3 F• ° icy ccs a~ v1j 'cc3' Cd Z C) *O o 7 -t~ • t' O 4 • cd 0 "o u C:) (U rTZ) N i- O ° o o o Q P~ N V UO H U U U4s, EXHIBIT U HI ;.o 0 a o O 0 rn O qO Z 0 O Q b Q a o z°a o_ o C.7w~ ~Qa v N E V O U r, Q O O ~ p O N UQ Cd o co, P U O 0 'o. O rn y~ v' O 4-i .'D O O sU O O a . N 00 Q U p O ~ ~ Ss, U N ~ p U N N O +'d O p *d sU +7-1 S, cd p Q O O cd cd N 4 - «7 U v U, O 42, ' O U ~ N U~ L/J C/J d N p d 'oN O cd U US ? y S, N cd ~i o jp 3 Q O U o ° o bA cd P o U ° ss, U cd' a 0 U b~O ~i Q O O ;-q I P4 O p U 0 U 0 o > O O d Cd O U by cd 4? O b } U O 141 - N c0 p 4 O 'd t4p C-) o U ;j O 0 E Rf Lp -C 14 U 4+ cd o p, ° ~ 3 'd o N 19 a~ U~ cn ~ O ~ O P-i O b OU o 4-4 O~ O ~ Q Q P-~ cd V1 4-. o o _ U O cc3 U O P U U t' N bA N N O cUd U cd '4= O O O (4 U o cn U rn~, tj 4c,> o U o b 4--+ O O O N `b O U ~r U U o y, 05- O S5, > U c + cd 44 d O O N N N O U~ En U U ~ 00 N Id C~ 7:~ 0 U -2 U O o c 4 s= cj p C~ O ' , i O a + 'd 'a z +1 cq o 0 (Z) . n U U + O O C) O cn (D 7) d U U o O O ~ ~ ~ ccS ~ ~ F Q W O P- c}}d.~~ tc3 , V) O Q W C7 Q~~ W~~ H ~ Cl) ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CH TO CH:PD FOR PROPERTY LOCATED AT 15200 LOS GATOS BOULEVARD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property at 15200 Los Gatos Boulevard (Santa Clara County Assessor Parcel Numbers 424-17-038. & 041) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from CH (Restricted Highway Commercial) to CH:PD (Restricted Highway Commercial, Plamled Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Construction of a 10,013 square foot commercial building, inclusive of a 4,000 square foot, 99 87 seat restaurant and 6,013 square feet of retail. 2. Landscaping and other improvements shown and required on the Official Development Plan. 3. Uses permitted are those specified in the CH (Restricted Highway Commercial) zone by Sections 29.60.420 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they may be amended in the future. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by a Conditional Use Pen-nit. EXHIBIT V SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV A certificate of lot merger and Architecture and Site Approval are required before construction work for the dwelling units is performed, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Town Code. SECTION V The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the Official Development Plan. The following conditions must be complied with before issuance of any grading, or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site application and approval is required for the commercial building. The Develep t Revie-NN Gefftm ttee may-Planning Commission shall be the deciding body for the Architecture and Site application. 2. CONDITIONAL USE PERMIT. A Conditional Use Permit (CUP) application and approval is required for the restaurant prior to issuance of a building pen-nit for tenant improvements for the restaurant space. The maximum number of seats shall be 99 87. 3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are conceptual in nature. Final building footprints and building designs shall be determined during the Architecture and Site approval process. Page 2of18 4. NORTHERLY ACCESS/RESTAURANT SEATING REDUCTION. Should access to the northerly driveway on the adjoining Office Depot site be tenninated, the property owner shall immediately implement the Alternate Master Plan shown on sheet A9 of the development plans and reduce the number of restaurant seats to 69. A deed restriction documenting this requirement shall be recorded prior to issuance of a building pen-nit. 5. FENCING. The final design of the wall along the rear property line shall be reviewed and approved during the Architecture and Site process. 6. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town's Consulting Arborist and approved as part of the Architecture and Site process. All trees recommended for preservation by the Town's Consulting Arborist shall be saved. Additional trees shall be incorporated into the planter area on the west side of the building, north of the trellis. 7. SETBACKS. The minimum setbacks are those specified by the CH zoning district or as otherwise shown on the Conceptual Development Plans. 8. PEDESTRIAN ACCESS. A minimum of five feet shall be provided between the building and the parking lot to facilitate pedestrian safety and access. 9. HEIGHT. The maximum height of the building shall be 25 feet for the main ridge and 27 feet for the corner elements. 10. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and directed away from neighboring properties to shine on the proj ect site only. Lighting shall be the minimum needed for pedestrian safety and security. Photometrics and lighting specifications shall be reviewed as part of the Architecture and Site process. 11. **BIOLOGICAL RESOURCES MITIGATION MEASURE. The recommendations made by Arbor Resources shall be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. Recommendations are listed under Section 5.0 of the June 23, 2006 arborist report. 12. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of any permits. Page 3 of 18 13. REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being removed. The number and size shall be determined using the canopy replacement table in the Tree Protection Ordinance. 14. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 15. **CULTURAL RESOURCES MITGATION MEASURE-1. In the event that archaeological traces are encountered, all construction within a 50-meter radius of the find shall be halted, the Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations. 16. **CULTURAL RESOURCES MITGATION MEASURE-2. If human remains are discovered, the Santa Clara County Coroner shall be notified. The Coroner shall determine whether or not the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission, who will attempt to identify descendants of the deceased Native Americans. 17. **CULTURAL RESOURCES MITGATION MEASURE-3. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial shall follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program shall be prepared and submitted to the Community Development Director for consideration and approval, in confonnance with the protocol set forth in Public Resources Code Section 21083.2. 18. **CULTURAL RESOURCES MITGATION MEASURE-4. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report shall include background Page 4 of 18 information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. 19. COMMUNITY BENEFIT. The applicant shall enter into an agreement with the Town for provision of the community benefits being offered with the project. The agreement shall include details on the timing and implementation of each item and shall be approved by the Town Attorney and the Director of Community Development prior to issuance of any building permits for the project. 20. FINAL UTILITY LOCATIONS. The applicant shall submit plans showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plans shall be submitted for review and approval of the Director of Community Development prior to issuance of building permits for the office building shell. 21. SIGNS. The monument sign and any building signs shall be approved through a sign program. The sign program details shall be proposed by the applicant and approved by the Director of Community Development prior to issuance of any sign permits. Building Division 22. PERMITS REQUIRED: A building permit shall be required for the construction of the new commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 23. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 24. SIZE OF PLANS. The maximum size of construction plans (four sets) submitted for building permits shall be 24 inches by 36 inches. Page 5 of 18 25, BUILDING NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the building permit application process. 26. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing retaining wall and pad foundation design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2-Section 1805). 27. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pas elevation b. Finish floor elevation c. Foundation corner locations 28. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms shall be printed on the construction plans. 29. TITLE 24 - COMMERCIAL. The building shall be constructed to comply with the latest California Title 24 Accessibility Standards. 30. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled out, signed by all requested parties and be blue- lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at wwww.losgatosca.gov. 31. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second Page 6of18 i page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print. 32. RESTAURANT USE: Proper size grease trap shall be required for any proposed restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a. West Valley Sanitation District: (408) 378-2407 b. Environmental Health Department: (408) 885-4200 C. Town Public Works Department: (408) 399-7530 33. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538). 34. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: a. Community Development: Suzanne Davis at 354-6875 b. Engineering Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: contact the Town Building Service Counter for the appropriate school district and to obtain the school form) TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 35. *GEOLOGY AND SOILS MITIGATION MEASURE. A geotechnical investigation shall be conducted for the proposed building to determine the potential for fault rupture at the site and provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The proj ect shall incorporate all reconnnendations of the investigation in order to minimize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. Page 7 of 18 36. NORTHERLY ACCESS. The ingress/egress easement agreement with the owner of parcel 424-17-042 expires in 2022. The agreement shall remain in place until an alternate point of ingress and egress is approved by the Town. A single access parking lot for the proj ect shall not be allowed without prior Town approval. 37. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building pennit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 38. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 39. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction hatters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the proj ect conditions of approval will be posted on site at all times during construction. Page 8of18 40. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 41. SOILS REPORT. One copy of the soils report shall be submitted with the grading pen-nit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 42. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 43. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 44. CERTIFICATE OF LOT MERGER. A Certificate of Lot Merger shall be recorded. Two copies of the legal description for exterior boundary of the merged parcel and a plat snap (8- '/z inches X I I inches) shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. The submittal shall include closure calculations, title reports less than 90 days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. Page 9 of 18 45. NORTHERLY ACCESS. In the event that the reciprocal ingress and egress easement agreement with the owner of parcel 424-17-042 (currently Office Depot) expires, the parking lot shall be restriped to provide an on-site turnaround as shown on sheet A9 of the development plans. 46. SOUTHERLY ENTRANCE. The northerly entrance off Los Gatos Blvd. shall be a one-way entry only. The entrance shall be reconfigured to preclude vehicles from exiting onto Los Gatos Blvd. and an on-site turnaround shall be provided without reduction of any of the landscape areas. 47. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Repair cracked and broken curb, gutter, and sidewalk along the Los Gatos Blvd. frontage as directed by the Town Engineer. Replace the tree well grate. Reset raised utility boxes as directed by the Town Engineer. b. Provide standard curb, gutter and sidewalk at existing driveways that are not proposed for re-use. C. Relocate the existing bus stop sign and bench as directed by the Town Engineer. d. Paint curb red as directed by the Town Traffic Engineer and Santa Clara County Fire Department. Install a double yellow centerline at the east leg (Office Depot) driveway approach. e. Provide video detection equipment to replace existing traffic detection loops on the east (Office Depot) leg of the intersection, and provide ADA compliant pedestrian push buttons at all legs of the intersection. 48. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. Page 10 of 18 49. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. 50. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 51. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizingibuilding on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024 of the amended Santa Clara County NPDES Permit. Page 11 of 18 52. DUST CONTROL. Blowing dust shall be reduced by tuning construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 53. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum a Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 54. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 55. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 56. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. Page 12 of 18 57. STORM WATER MANAGEMENT PLAN. A storm water management plan shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. This project removes and replaces more than 10,000 square feet of impervious area and is a Group 2B project. The plan shall delineate source control measures and BMP's together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The applicant may elect to have the Planning submittal certified to avoid this possibility. 58. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 59. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 60. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. Page 13 of 18 61. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 62. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be detennined by the Engineering Construction Inspector during the construction phase of the proj ect. 63. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. Existing approaches not to be used shall be removed and replaced with Town standard curb, gutter and sidewalk. 64. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG-OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING- POOL; (e) Tennis Court, Layer: TENNIS-COURT; (f) Property Line, Layer: PROPERTY- LINE; (g) Contours; Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 65. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. Page 14 of 18 66, 67 68. 69 SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103 (e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be provided. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 70. FIRE LANE MARKINGS REQUIRED. Provide marking in conforinance with Fire Department requirements for all roadways within the project. Installations shall conform to Local Govermnent Standards and Fire Department Standard Details and Specifications A-6. Page 15 of 18 71. REQUIRED FIRE FLOW. The required fire flow for the project is 2,750 gpm at 20 psi residual pressure. 72. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly by the Fire Department and San Jose Water Company. Hydrants shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to applying for building permits, the applicant shall provide civil drawings reflecting all fire hydrants serving the site. The final determination of placement and number of hydrants shall be to the satisfaction of the Dire Department. 73. NEW COMMERCIAL BUILDING. The building shall comply with standard specification SI-7 for construction site fire safety. 74. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required for the commercial building, hydraulically designed per National Fire Protection Association (NFPA) Standard 913. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 75. FIRE APPARATUS(ENGINE) ACCESS ROADS. Provide access roadways with a paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-l. 76. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new and buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 77. PARKING ALONG ROADWAYS. The required fire access road shall not be obstructed in any manner and parking shall not be allowed along roadways less than 28 feet wide. Parking is permitted along one side of roadways 28-35 feet in width. For roadways equal to or greater than 26 feet, parking will be allowed on both sides. Roadways widths shall be measured curb to curb face with parking space based on an eight foot width. Page 16 of 18 78. ON-SITE PRIVATE FIRE SERVICE MAINS AND/OR HYDRANTS. Installation of private fire service mains and/or hydrants shall conform to National Fire Protection Association (NFPA) Standard #24, and Fire Department Standard Details and Specification W-2. If the supply piping is "combined" (sprinkler system and hydrants). A UL listed four- way FDC shall be provided. A separate installation permit is required from the Fire Department. 79. FIRE DEPARTMENT KEY BOX. The building shall be equipped with a permanently installed emergency access key lock box (knox), conforming to Fire Department Standard Detail and Specification sheet K-1. Access keys shall be provided to the Fire Department at the time of final inspection. Page 17 of 18 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2007, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on , 2007 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA Page 18 of 18 tiT 15200/Los Gatos Boulevard TOWN OF LOS GATOS Application No. PD-06-05. A.P.N. #424-17-038 & 041 Change of zoning map amending the Town Zoning Ordinance. ® Zone Change From: CH To: CH:PD ❑ Prezoning Recommended by Planning Commission Date: Approved by Town Council Date: Ord: Clerk Administrator Mayor EXHIBIT A Planning Commission - March 28, 2007 Action Meeting Minutes Page 2 of 6 CONTINUED PUBLIC HEARING ITEM 1 15200 Los Gatos Boulevard Planned Development Application PD-06-005 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CHID, merge lots, and construct a new commercial building on properties zoned CH. No significant enviromnental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: Jolui Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodriguez/Kenneth Rodriguez & Partners (Continued from March 14, 2007) PUBLIC TESTIMONY by John Aiassa, Anthony Morici, Lucinda Van Bruggen, Brad Krouskup, Jeff Rose, Ray Davis, Karen Leskashman, Amy Despars, Jan Olsen, Jeffrey Scott, Rick Bawden, Mark Von Kaenel. David Greene and Michael Smythe. MOTION: Motion by Commissioner Rice and seconded by Commissioner Kane to recommend approval of the PD application and the Negative Declaration with the following considerations: 1) required setbacks must be adhered to; 2) preserve tree #26 and maintain the minimum setback of 10' from the tree as recommended by the Consulting Arborist; 3) finger islands should be used; 4) southerly entrance shall be one way entrance only until such time as the northerly access is no longer viable; 5) Architecture and Site application shall be reviewed by the Planning Commission. Upon advice of the Town Attorney and recommended options, motion is withdrawn since this is a Planned Development application only. Motion by Commissioner Bourgeois and seconded by Commissioner Kane to continue to a date certain of April 25, 2007 with the following directions: 1) required setbacks must be adhered to; 2) preserve tree #26 and maintain the minimum setback of 10' from the tree as recommended by the Consulting Arborist; 3) finger islands should be used; 4) southerly entrance shall be one way entrance only until such time as the northerly access is no longer viable; 5) Architecture and Site application shall be reviewed by the Planning Commission; 6) All trees recommended to be saved by the Consulting Arborist shall be saved; EXHIBIT W Planning Commission - March 28, 2007 Action Meeting Minutes Page 3 of 6 7) Look at 45 degree angle on the corner of the building at Lark and Los Gatos Boulevard to improve safety concern. Motion carried 5-0 with Commissioner Sayoc recused and Commissioner Micciche excused. NEW PUBLIC HEARINGS ITEM 2 237 Almendra Avenue Conditional Use Permit U-07-012 Requesting approval to convert an office to a single family residential unit on property zoned O-LHP. APN 510-14-040. PROPERTY OWNER: Thomas Davies Family Partnership APPLICANT: Clyde Stitiler 245 Almendra Avenue Conditional Use Permit U-07-017 Variance Application V-07-142 Requesting approval of a Conditional Use Permit to convert an office to a single family residential unit and a Variance to eliminate onsite parking spaces from the Parking Assessment District on property zoned O-LHP. APN 510-14-041. PROPERTY OWNER: Thomas Davies Family Partnership APPLICANT: Clyde Stitiler PUBLIC TESTIMONY by Terry McElroy, Chris Southard and Lee Quintana. MOTION: Motion by Commissioner Kane and seconded by Commissioner Sayoc to approve Conditional Use Permit U-07-012, U-07-017 and Variance Application V-07-142. The required findings were made as noted in Exhibits A and B of report dated March 23, 2007 and the application incorporated conditions as noted in Exhibits C and D of report dated March 23, 2007. Motion carried 6-0 with Commissioner Micciche excused. Appeal fights recited by Mr. Korb. (Item 3 moved to the end of the public hearings.) O > 44 r N .C G ° 4 y N O b' ° o a~ i o ((d N O i A b 3 O ro v a > •ri N .G bi C N 3 W 1.1 ro L 3 N U) O o W L7 rt O/ rn a ro -i v U N a) W •ri G > > S-1 ro G G a) N N (1) 1d rd bt r 41 G to N W z A U " -ri C G b ro O • I-i O •li O A ro Cy' 0 N p, u O U N A U u H u u 6 i G a ,H 41 id C7 ro O u E O '-1 ro 44 •,I (d (0 Si ro H N l •,-i U) rt1 N .U H r O 0 ri N U •,4 rd a N N N .C ro U > U1 N 14 N N O a in o ri td > o u U f4 a) 9 -.-1 w d) •.i w U N Q ld .C (0 C :I (d v O U O .U q N !i U '-i N 3 N •U C7 C 1 ° 0 O L N U L A U X U O ro }i H Q -,q N .H H N to a 1 I Q a G as (d bl C fd .C bl 'H °U 3 dJ C z ro 3 N 'C •,d C •.rl Li rd b v ~y 10 23 rd x ! 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CL N X C O G y o G o A a) y -H o ro -H -H W H Q JJ JJ O rl N N to a) a) ~4 (d y ro 1) ij G N N '.J N (d -H 0 •,-i O C C CO H W C ,C H (d C ro H 4 W O (n O N (4 a O U O (d U O (Z O U U y4 E O O S1 1A a) u) O 7+ (o a w w to o ) i 4-4 w W W ro w o m ~ H x H ro ° o o H JJ x x a x C C 5i H C H O) S+ o v N H (D E G Y U z ro c4 O 2 U v C U C 0 ~ x E U O U u O O ° O y o J o b) z N ro C U N w a) .,A ro t l N b N l y 10 o n N G - C U G G o y o N RS •rl •H •rt •fi U 0 W N -4 04 ~4 L u 0 o Q Q) v (n 0 0 0 ~ a m E o U s N a U N U JJ ro ro N rn a vi ~ r ro rn o . i .1 N N r-1 M ~r H N ~ .-1 r .1 .i m N o N N N N t•~ v, rv ~n N i 0 O ~ro N y M ~ zN o p H ~ U) ro ~ t7 H ON o p U 'a C7 ° z O z7Hy N H W ~ 04 ~ O 0 U H U O a M co ~ q N N U ` ro 0 ~ 4 A -ri N N N 3 rn a ro N N D N H -r1 'C 0 O C F L W 1 O u v C r X u r- N U O x a o N N C G O 6 O F4 N u am C . 10 N N .U -ri 3 N P }4 w .A 0 O N jj U Q) U O O tft ,C S4 q U N N U O O W v W H b N W A W x N w }4 w 3 C a o o C w U F ~ H x N P a x C a o H i y y, N r v U w ~ A m O ~ U C G O O (0 ~ U • A L N n. rd bi H q O G ~ ro a a ~ ° m s m G N n V vt a fn m N Ut t~ +-1 N 'i H .-1 r-1 N H .--I rl rl N N N N N r O N W ~ N ~ r) W O N H O U) L H ~ N D O Ur O z° H N a a ~ a ~ cn F C7 H O .a m W Date: March 23, 2007 For Agenda Of. March 28, 2007 Agenda Item: 1 REPORT TO: FROM: The Planning Commission The Director of Community Development LOCATION: 15200 Los Gatos Blvd Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNS: 424- 17-038 & 041. PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen, Kenneth Rodriguez & Partners DEEMED COMPLETE: January 15, 2007 FINAL DATE TO TAKE ACTION: Re-zoning applications are legislative acts and are therefore not governed by the Permit Streamlining Act. FINDINGS: ■ The Planning Commission must find that the zone change is consistent with the General Plan if the recommendation is for approval. ■ As required for compliance with the Town's Commercial Design Guidelines ■ As required for compliance with the Los Gatos Boulevard Plan ENVIRONMENTAL It has been determined that this project could have a significant impact on ASSESSMENT: the environment. A Mitigated Negative Declaration has been prepared as required by Section 15064 of the California Environmental Quality Act. EXHIBITS: A. Location map (one page) B. Required Findings (one page) C. Mitigated Negative Declaration (previously received under separate cover) D. Mitigation Monitoring Program (three pages) E. Draft Planned Development Ordinance (18 pages) with rezoning exhibit (one page) and development plans (12 sheets) F. March 2, 2006 Conceptual Development Advisory Committee comments (three pages) G. Applicant's letter addressing Commercial Design Guidelines (four pages), received July 3, 2006 ATTACHMENT 13 The Planning Commission - Page 2 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 H. Applicant's letter addressing Los Gatos Boulevard Plan (five pages), received July 3, 2006 1. Landscape Diagram (two pages), received July 3, 2006 J. Project data sheet (one page) K. Consulting Architect's report (four pages), received L. Alternate driveway design (one sheet), received March 15, 2007 M. Letter from Jeff & Margaret Whalen (one page), received January 26, 2007 N. Letter from Jim Houts (one page), received February 5, 2007 0. Letter from Joseph Gemignani (one page), received February 20, 2007 P. Letter from George Montanan (one page with four page attachment), received March 6, 2007 Q. Letter from Jeffrey Scott (two pages), received March 9, 2007 R. Letter from Kirk E. Kozlowski (one page), received March 15, 2007 S. Letter from Mark Matulich (one page), received March 15, 2007 RECOMMENDATION SUMMARY: Recommendation to Town Council. A. BACKGROUND: The subject property is located on the southeast corner of Lark Avenue and Los Gatos Boulevard. The site is 40,167 square feet and is comprised of two parcels that will be merged into a single lot. The most recent use of the site was the Los Gatos Auto Mall. The previous building on the site was demolished in 2005 following an explosion and fire. The property was subsequently sold. Prior to the auto dealership operating on the site, the building was the location of the Flames restaurant. Surrounding land uses include commercial developments to the north (Office Depot) and south (Ace Hardware), and single family residential to the east. A three-story office building is located directly across the street from the site on the southwest corner of Lark & Los Gatos Blvd. The Conceptual Development Advisory Committee (CDAC) reviewed conceptual plans for the project on March 2, 2006 (see Exhibit F). B. REMARKS: The applicant is proposing to construct a 10,013 square foot new commercial building. Proposed uses are a 4,000 square foot 99-seat restaurant and 6,013 square feet of retail space. Story poles have been placed on the site to aid in the Commission's review of the project. The building includes a higher element at each end of the structure, and an outdoor patio adjoining the Los Gatos Boulevard frontage of the building. The L-shaped commercial building would front along Los Gatos Boulevard. Parking would be provided in the eastern portion of the site. A total of 59 parking spaces The Plamling Commission - Page 3 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 are proposed. Basic project data is included in the project data sheet (see Exhibit J). Approval of the PD will allow a restaurant with up to 99 seats. Because the tenant is unknown, operational details such as hours and service of alcohol cannot be provided at this time. A condition of approval has been included in the PD Ordinance requiring a Conditional Use Permit (CUP) application to be approved for the restaurant prior to issuance of any permits for tenant improvements for the restaurant space. Planned Development The General Plan encourages projects on sites larger than 40,000 square feet to be a Planned Development (PD). In addition, the Town Council indicated that a change of land use from an auto dealer to other uses go through the PD process. The purpose of a PD overlay zone is to provide for alternative uses and developments more consistent with site characteristics than are allowed in other zones, to create optimum quantity and use of open space, and to encourage good design. A PD application is required to include only conceptual development plans, however, the applicant has presented well developed plans to demonstrate the quality of the project being proposed. If the PD is approved, an Architecture & Site application will be required for the project, and the two lots will be merged into a single parcel. The applicant is meeting all Code requirements with the exception of the following: 1. Diamond landscape planters in parking lot instead of finger islands 2. Reduction of the required 15 foot front setback to nine feet (along Los Gatos Boulevard) In addition, the applicant is requesting to remove several pine trees (#26-29) that the Consulting Arborist recommends be saved. Architecture & Site The applicant originally proposed building of one story with a maximum height of 32 feet for the main roof ridge. The design included a 35-foot high tower with a stone fagade located at the northwest corner of the project site adjacent to the Los Gatos Boulevard/Lark Avenue intersection. The building's height would be similar to the retail commercial buildings to the north and south of the project site along Los Gatos Boulevard and the building immediately to the south (Ace Hardware). The Office Depot building to the north is approximately 30 feet high. The three-story office building across Los Gatos Boulevard to the west is approximately 40 feet high. The proj ect abuts single story residences to the southeast. The visibility of the building is minimized by an existing masonry wall and mature landscaping on the perimeter of the site that screen views from the homes to the project site. The Planning Commission - Page 4 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 In response to concerns from neighbors regarding the height of the building, the applicant provided alternate plans that would lower the building by five feet and eight feet. Based on feedback from a majority of the neighbors, the applicant modified the elevations to reduce the height by eight feet. This results in a building that is 25 feet high to the main roof ridge and 27 feet high at the corner tower element. The plans attached to the PD Ordinance reflect this height reduction. The Town's Consulting Architect, Larry Cannon, reviewed the plans and visited the site in addition to evaluating the project against the Town's Commercial Design Guidelines and the Los Gatos Boulevard Plan (LGBP). The LGBP provides guidelines for development and improvements along Los Gatos Boulevard with emphasis on the following: • Location of buildings adjacent to the street (so that buildings, not parking lots, are seen along Los Gatos Boulevard) and location of parking in the rear. • Staggering of buildings along the Los Gatos Boulevard frontage to avoid a tunnel effect. • Articulation of facades to minimize building mass. • Framing rather than blocking scenic views. • Designing a development to fit a site's natural conditions. • Provision of landscape elements in parking areas. • Location of loading and service areas away from the street. • Provision of defined pedestrian paths through large parking areas and pedestrian entries from the front as well as the rear sides which face the parking lot. The recommendations of the Consulting Architect have been incorporated into the plans with the exception of the suggestion to use landscape fingers in the parking lot. The applicant is proposing to use diamond shaped planters as discussed in the parking and circulation section of this report. Trees & Landscaping The existing landscaping along the rear of the site will remain. The Town's Consulting Arborist, Arbor Resources, completed an arboricultural survey for the proposed project in June 2006. The survey identified a total of 35 trees that could be affected by the proposed project. Of these, 29 are on the subject property and six are sufficiently close on properties adjoining the site as to be vulnerable to potential damage during development. The tree inventory includes 28 protected trees (trees with a trunk diameter of four inches or greater) and seven non-ordinance sized trees. Three trees (#33 through 35) need to be removed and nine (#10, 12 - 16, 25, 26 and 29) could be adversely impacted due to the proj ect design and implementation. The Consulting Arborist indicated that proposed removal of the three Flaxleaf Paperbark trees is in accordance with Section 29.10.0990 (Standards of Review) of the Tree Protection Ordinance based on their species, less than ideal condition and only low or moderate suitability for preservation. Replacement trees will be required to mitigate the loss of these trees. The Planning Commission - Page 5 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 The Consulting Arborist recommended that the plans be revised to avoid destabilizing or promoting the decline of the nine trees that could be adversely impacted by construction. Sections of future curb, gutter, drainage improvements and parking lot under the canopies of these trees should preclude soil cuts (horizontal or vertical) or trenching in the existing soil grade. Conditions of approval have been included requiring the Consulting Arborist recommendations to be implemented. Two of these trees, Canary Island Pines #26 and 29, are proposed for removal by the applicant and will be replaced by new trees in accordance with the canopy replacement table in the Tree Protection Ordinance. Parking & Circulation The project site currently has three driveways on Los Gatos Boulevard. The northern access driveway is located on the adjoining Office Depot site and forms the northern boundary of the site. This driveway serves both the project site and the Office Depot store. The proposed project design would retain the southernmost existing driveway, but would eliminate the site's middle driveway on Los Gatos Boulevard. The Zoning Ordinance requires a total of 43 parking spaces for 10,013 square feet of retail space based (one space/235 square feet). A total of 59 parking spaces is required for a 99-seat restaurant (one space/three seats) and 6,013 square feet of retail. The plans include 59 parking spaces, which meets the parking requirement for the proposed restaurant and retail uses. The Zoning Ordinance requires ranks of 15 or more parking spaces to be broken up by a landscape planter that is at least three feet wide. The Code also stipulates that trees shall be a major design feature in parking lots. The applicant is proposing to use diamond shaped planters instead of finger planters in the parking area (see Exhibit I). The applicant maintains that this design will result in a higher percentage of landscaping and more trees within the parking lot than the finger islands. The diamond planters can be placed every four spaces as opposed to every 10 spaces for the finger islands allowing more trees to be planted within the parking area. This proposal can be approved through the PD and does not require a variance. The Commission should discuss this proposal and make a recommendation to the Town Council on this aspect of the project. Easement Agreement The applicant has secured an agreement with the adjacent property owner to the north (Office Depot) for a reciprocal access agreement. This will facilitate access through both sites, and will allow vehicles to enter Los Gatos Boulevard at the signalized intersection with Lark Avenue. The easement agreement is valid for a 15 year period, with a possibility, but no guarantee of renewal. Given the possibility that access through the Office Depot property may be lost in 15 years, the applicant developed an alternate parking and circulation plan (see Exhibit L). Under this scenario the parking lot will be restriped to provide a turnaround and the restaurant will be required to reduce the seating to 69 due to the reduction in the number of parking spaces. Condition #4 requires recordation of a deed restriction that documents the restriping and seating reduction requirements. The Planning Commission - Page 6 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 Traffic The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a detailed traffic study for any prof ect with the potential to generate 20 or more additional AM or PM peak hour trips. The Town Traffic Engineer completed a preliminary assessment of potential traffic impacts resulting from the proposed project relative to previously existing restaurant uses on the site. When evaluating traffic impact, credit is given for the previous use(s) on the site. Based on the estimated trip generation for the proposed uses (including a high turnover restaurant for purposes of worst-case analysis), the project would generate 55 AM peak hour trips, 58 PM peak hour trips, and 744 average daily trips. The proj ect would generate 12 fewer AM peak hour trips and two less PM peak hour trips than the previous commercial uses on the site. Average daily trips would increase by 58. Traffic generated by the proposed project represents a minor impact and no additional traffic studies are required according to the Traffic Impact Policy. Bus Stop The project was reviewed by the Santa Clara Valley Transportation Authority (VTA). In order to provide convenient access to transit service, VTA has requested that a bus stop be provided on Los Gatos Boulevard in front of the project site. A condition of approval has been included requiring installation of a bus stop pavement pad that meets VTA design standards. General Plan Compliance The General Plan includes the following goals for Los Gatos Boulevard: • To provide a transition from higher intensity uses at the north end of Los Gatos Boulevard at Lark Avenue to existing residential uses at the south end of Los Gatos Boulevard. • To promote commercial activity that complements the whole Town. ® To provide a dependable source of income, employment opportunities, goods and services. o To encourage a mixture of uses along Los Gatos Boulevard, including where appropriate, mixed-use parcels that are compatible with surrounding uses. • To provide for uses with a family and resident orientation. ® To encourage pedestrian amenities, scale, and design. The Planning Commission - Page 7 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 The project is consistent with the following General Plan policies and implementing strategies: CD.P.1.2 Promote, enhance and protect the functionality and appearance of the Town's commercial areas. CD.P.1.8 Building elements shall be in proportion with those traditionally in the neighborhood. CD.P.1.9 Building, landscape and hardscape materials shall be used that will reinforce the sense of unity of a neighborhood and blend with the natural setting. CD.P.1.14 Minimize the visual impacts of lighting. CD.P.1.15 Utility connections and meters shall be located as to be visually unobtrusive from the street. CD.P.4.2 Establish and maintain strong boundaries between the commercial area and adjacent residential neighborhoods. CD.P.4.8 Parking structures and facilities shall have a low profile and be screened from view, and be aesthetically pleasing. L.P.1.1 Development shall be of high quality design and construction, a positive addition to and compatible with the Town's ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. L.P.1.3 Encourage economic and social activity consistent with a small-scale, small town atmosphere and image. L.P.1.8 In-fill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. (note: the proposed commercial building is a redevelopment rather than an in-fill project). L.I.1.1 Architectural Standards/Design Criteria: Use adopted architectural standards and design criteria to review development proposals. L.P.4.2 Ensure that new development is a positive addition to the Town's enviromnent and does not detract from the nature and character of appropriate nearby established development. L.P.5.1 Maintain a variety of commercial uses (a strong downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers) to meet the shopping needs of residents and to preserve the small-town atmosphere. The Planning Commission - Page 8 15200 Los Gatos Boulevard/PD-06-05 March 28, 2007 L.P.5.6 Encourage development that maintains and expands resident-oriented services and/or creates employment opportunities for local residents consistent with overall land use policies of the Town. Environmental Review As required by the California Environmental Quality Act (CEQA), an Initial Study and Mitigated Negative Declaration have been prepared. The environmental review was completed by the Town's consultant, Geier & Geier Consulting. Potentially significant impacts will be mitigated by the recommended mitigation measures. The mitigations are for tree protection and preservation and procedures that are to be taken in the even any cultural resources are discovered during construction. All mitigation measures have been included in the PD Ordinance as conditions of approval (Exhibit E). In addition, a Mitigation Monitoring Program has been prepared to designate the responsible department or agency, and timing of each mitigation measure (see Exhibit D). The public comment period ended on March 8, 2007. C. RECOMMENDATION: If the Commission is satisfied with the project as proposed, it should formulate a recommendation to the Council, inclusive of the following: I. Making the Mitigated Negative Declaration; 2. Adoption of the Mitigation Monitoring Plan (Exhibit D); 3. Making the required findings (Exhibit B); 4. Adoption of the Planned Development Ordinance (Exhibit Prepared by: Suzanne Davis, Associate Planner Approved by: _ Bud N. Lortz, Director of Community Development BNL: SD cc: Hwai Chen, Kenneth Rodrigues & Partners, 445 N. Whisman Road, Suite 200, Mountain View, CA 94043 John Aiassa, Westwood Company, Hamlin, 1855 Park Avenue, San Jose, CA 95126 N:\DEV\SUZANNE\PC\REPORTS\LGB 15200. DOC 15200 Los Gatos Blvd. 43- nib ' F ~~Pn P~Nh z w N ;z, m 6LAc ~ EXHIBIT A REQUIRED FINDINGS FOR: 15200 Los Gatos Boulevard Planned Development Application PD-06-05 Negative Declaration ND-07-09 Requesting approval to change zoning from CH to CH:PD, merge lots, and construct a new commercial building on properties zoned CH. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended APNS: 424-17-038 and 041 PROPERTY OWNER: John Aiassa/Westwood Company-Hamlin, LLC APPLICANT: Hwai Chen & Kenneth Rodrigues/Kenneth Rodrigues & Partners Required consistency with the Town's General Plan: e That the proposed Zone Change is internally consistent with the General Plan and its Elements. Required compliance with the Commercial Design Guidelines: ■ The exterior architecture is consistent with the Town's Commercial Design Guidelines. Required compliance with the Los Gatos Boulevard Plan: ■ The project is consistent with the Los Gatos Boulevard Plan. NADEV\F(NDINGS\L.GB t 5200.doc EXHIBIT B bn bI N O O O nz~ H bl) p brJ U bn ~ b U C U) In rA rJ ~ P.4 4- P, o ~ r~ o o h o o h o (~a~~Q QUQ QU~1 Cd 4- 4-4 o o o C C o Q) o M p o i Cl) a~ r p Lr; Cd -0 N U cd N Cj U Z O O H O y+ O d U U Q) 4- o r U U •r~ Q, ccd p U v] U J. - O + N b b vn Q) U oi O C O Z Z v1 U N Z cd U N n N -4 s cd Z W 4 t~ cd O ° f O 0 N cd Cd (n sn' Q) 7J -zi C7 L n O cd t, N N - p. cad O cn N O o O sU U m cd + O r, O U ~ U] _ 2 rl S O ~ d N n N O U O J [ h .r', cc3 r-r O cd r v O Vr Ul ti U ":-t 7-t 7-a Qd cli -rl EXHIBIT D b O O H H t U U +J H bn bn p O H N N N ~ y ~ U QU~1 QUQ In4 p cd O cd O nz~ U O d `/-may`; • O,, s~0., ~ *d ° ° d 'd p 'd O '0 O m -4 M Q) 4-1 'C7 N N N N En b- H Q U N Uo Ln O sU U) r4 Z O OU p Lr~ C) 0 CV dj 'd r ° O nj O 0 Q {d s U Cl) V) " •H +U 74 Gm0 r N O 0 P Q U O N N 0 `n • U O 0 p ,-E; n O as W° ° o +d v o o 0 o ~ i Cd Z a Q bn cad N +'d U o O 0 (44 cci H NO W CIJ V . d > oN d cd cd O b N Fin Q U { N 2 u n D bn dIn O d Ui O O O O O N (D Fin O O cd 'A U U p N p l) o cd V N 01 -0 r td O to Q 1 Q) r-+ W 0 O Q U d d O d U O., U c P 2 n i t7 O N U q O 40 H bf) s 4 O P O 'd U x cd P-, d o p O O ~ Pi U N ~ Qa Cd Cd O o C) O ~ O U N C) m ti r O N O N N bD r.i O Uj U N U - c d 4 a o O 4-j N c d N cn O U) U O v k U d U) .r. U M C b c o O O b ~ 0 14:74 U) r-' b r N l 4-+ O O U s N «i bn cd o to Q~ c-~ N N U ,-d 0 O O ' N o n d Q o 64 c7 a) _ o p O O b4 cd bD ~i a z o p v rC ~ cj cd . ~ N o z ~ L n U U _rl U u cn i vz rj r i- o ° p c,H O O U 0 U cd 'd bl) 0 C7 W ti Q 0 + O 0 bD bl) r. p 03 C) E Q W bQ p r y Q PP, V c'1, ~ bD d E- ~Q.) O cn J ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CH TO CH:PD FOR PROPERTY LOCATED AT 15200 LOS GATOS BOULEVARD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property at 15200 Los Gatos Boulevard (Santa Clara County Assessor Parcel Numbers 424-17-038. & 041) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from CH (Restricted Highway Commercial) to CH:PD (Restricted Highway Commercial, Planned Development). SECTION 11 The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Construction of a 10,013 square foot commercial building, inclusive of a 4,000 square foot, 99 seat restaurant and 6,013 square feet of retail. 2. Landscaping and other improvements shown and required on the Official Development Plan. 3. Uses permitted are those specified in the CH (Restricted Highway Commercial) zone by Sections 29.60.420 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they maybe amended in the future. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by a Conditional Use Pen-nit. EKRIBIT E SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV A certificate of lot merger and Architecture and Site Approval are required before construction work for the dwelling units is performed, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Town Code. SECTION V The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the Official Development Plan. The following conditions must be complied with before issuance of any grading, or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site application and approval is required for the commercial building. The Development Review Committee may be the deciding body for the Architecture and Site application. 2. CONDITIONAL USE PERMIT. A Conditional Use Permit (CUP) application and approval is required for the restaurant prior to issuance of a building permit for tenant improvements for the restaurant space. The maximum number of seats shall be 99. 3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are conceptual in nature. Final building footprints and building designs shall be detennined during the Architecture and Site approval process. Page 2 of 18 4. NORTHERLY ACCESS/RESTAURANT SEATING REDUCTION. Should access to the northerly driveway on the adjoining Office Depot site be terminated, the property owner shall immediately implement the Alternate Master Plan shown on sheet A9 of the development plans and reduce the number of restaurant seats to 69. A deed restriction documenting this requirement shall be recorded prior to issuance of a building permit. 5. FENCING. The final design of the wall along the rear property line shall be reviewed and approved during the Architecture and Site process. 6. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town's Consulting Arborist and approved as part of the Architecture and Site process. 7. SETBACKS. The minimum setbacks are those specified by the CH zoning district or as otherwise shown on the Conceptual Development Plans. 8. HEIGHT. The maximum height of the building shall be 25 feet for the main ridge and 27 feet for the corner elements. 9. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and directed away from neighboring properties to shine on the project site only. Lighting shall be the minimum needed for pedestrian safety and security. Photometrics and lighting specifications shall be reviewed as part of the Architecture and Site process. 10. "BIOLOGICAL RESOURCES MITIGATION MEASURE. The recommendations made by Arbor Resources shall be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. Recommendations are listed under Section 5.0 of the June 23, 2006 arborist report. 11. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of any permits. 12. REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being removed. The number and size shall be determined using the canopy replacement table in the Tree Protection Ordinance. Page 3 of 18 13. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 14. **CULTURAL RESOURCES MITGATION MEASURE-1. In the event that archaeological traces are encountered, all construction within a 50-meter radius of the find shall be halted, the Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations. 15. **CULTURAL RESOURCES MITGATION MEASURE-2. If human remains are discovered, the Santa Clara County Coroner shall be notified. The Coroner shall determine whether or not the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission, who will attempt to identify descendants of the deceased Native Americans. 16. **CULTURAL RESOURCES MITGATION MEASURE-3. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial shall follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program shall be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. 17. **CULTURAL RESOURCES MITGATION MEASURE-4. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report shall include background infonnation on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. Page 4 of 18 18. COMMUNITY BENEFIT. The applicant shall enter into an agreement with the Town for provision of the community benefits being offered with the project. The agreement shall include details on the timing and implementation of each item and shall be approved by the Town Attorney and the Director of Community Development prior to issuance of any building permits for the project. 19. FINAL UTILITY LOCATIONS. The applicant shall submit plans showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transfonners, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plans shall be submitted for review and approval of the Director of Community Development prior to issuance of building permits for the office building shell. 20. SIGNS. The monument sign and any building signs shall be approved through a sign program. The sign program details shall be proposed by the applicant and approved by the Director of Community Development prior to issuance of any sign permits. Building Division 21. PERMITS REQUIRED: A building permit shall be required for the construction of the new commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 22. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 23. SIZE OF PLANS. The maximum size of construction plans (four sets) submitted for building permits shall be 24 inches by 36 inches. 24. BUILDING NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the building permit application process. Page 5 of 18 25. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing retaining wall and pad foundation design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2-Section 1805). 26. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pas elevation b. Finish floor elevation c. Foundation corner locations 27. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms shall be printed on the construction plans. 28. TITLE 24 - COMMERCIAL. The building shall be constructed to comply with the latest California Title 24 Accessibility Standards. 29. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building pen-nit. The Town Special Inspection form must be completely filled out, signed by all requested parties and be blue- lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at wwww.losgatosea.gov. 30. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print. Page 6of18 31. RESTAURANT USE: Proper size grease trap shall be required for any proposed restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a. West Valley Sanitation District: (408) 378-2407 b. Environmental Health Department: (408) 885-4200 C. Town Public Works Department: (408) 399-7530 32. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538). 33. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: a. Community Development: Suzanne Davis at 354-6875 b. Engineering Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: contact the Town Building Service Counter for the appropriate school district and to obtain the school form) TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 34. *GEOLOGY AND SOILS MITIGATION MEASURE. A geotechnical investigation shall be conducted for the proposed building to determine the potential for fault rapture at the site and provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The project shall incorporate all recommendations of the investigation in order to minimize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. Page 7of18 35. NORTHERLY ACCESS. The ingress/egress easement agreement with the owner of parcel 424-17-042 expires in 2022. The agreement shall remain in place until an alternate point of ingress and egress is approved by the Town. A single access parking lot for the proj ect shall not be allowed without prior Town approval. 36. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 37. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 38. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. Page 8 of 18 39. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading pen-nit plan review process. 40. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 41. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 42. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 43. CERTIFICATE OF LOT MERGER. A Certificate of Lot Merger shall be recorded. Two copies of the legal description for exterior boundary of the merged parcel and a plat map (8- 1/2 inches X 11 inches) shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. The submittal shall include closure calculations, title reports less than 90 days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. Page 9 of 18 44. NORTHERLY ACCESS. In the event that the reciprocal ingress and egress easement agreement with the owner of parcel 424-17-042 (currently Office Depot) expires, the parking lot shall be restriped to provide an on-site turnaround as shown on sheet A9 of the development plans. 45. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Repair cracked and broken curb, gutter, and sidewalk along the Los Gatos Blvd. frontage as directed by the Town Engineer. Replace the tree well grate. Reset raised utility boxes as directed by the Town Engineer. b. Provide standard curb, gutter and sidewalk at existing driveways that are not proposed for re-use. C. Relocate the existing bus stop sign and bench as directed by the Town Engineer. d. Paint curb red as directed by the Town Traffic Engineer and Santa Clara County Fire Department. Install a double yellow centerline at the east leg (Office Depot) driveway approach. e. Provide video detection equipment to replace existing traffic detection loops on the east (Office Depot) leg of the intersection, and provide ADA compliant pedestrian push buttons at all legs of the intersection. 46. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. 47. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. Page 10 of 18 48. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into stone drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall beat the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 49. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizingibuilding on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024 of the amended Santa Clara County NPDES Permit. 50. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or Page 11 of 18 apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control ofblowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 51. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum a Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 52. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 53. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 54. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 55. STORM WATER MANAGEMENT PLAN. A stone water management plan shall be included with the grading pen-nit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. This project removes and replaces more than 10,000 square feet of impervious area and is a Group 2B project. The plan shall delineate source control measures Page 12 of 18 and BMP's together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that stone water measures proposed on the Plain-ling approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The applicant may elect to have the Planning submittal certified to avoid this possibility. 56. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 57. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 58. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 59. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. Page 13 of 18 60. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the proj ect. 61. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. Existing approaches not to be used shall be removed and replaced with Town standard curb, gutter and sidewalk. 62. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG-OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING- POOL; (e) Tennis Court, Layer: TENNIS-COURT; (f) Property Line, Layer: PROPERTY- LINE; (g) Contours; Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 63. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. 64. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow Page 14 of 18 where the property owner or other person has failed to install a backwater valve, as defined section 103 (e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 65. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be provided. 66. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 67. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 68. REQUIRED FIRE FLOW. The required fire flow for the project is 2,750 gpm at 20 psi residual pressure. 69. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly by the Fire Department and San Jose Water Company. Hydrants shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to applying for building permits, the applicant shall provide civil drawings reflecting all fire hydrants serving the site. The final detennination of placement and number of hydrants shall be to the satisfaction of the Dire Department. 70. NEW COMMERCIAL BUILDING. The building shall comply with standard specification SI-7 for construction site fire safety. Page 15 of 18 71. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required for the commercial building, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 72. FIRE APPARATUS(ENGINE) ACCESS ROADS. Provide access roadways with apaved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications A-1. 73. FIRE LANE MARKINGS REQUIRED. Provide marking in conformance with Fire Department requirements for all roadways within the project. Installations shall conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 74. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new and buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 75. PARKING ALONG ROADWAYS. The required fire access road shall not be obstructed in any manner and parking shall not be allowed along roadways less than 28 feet wide. Parking is permitted along one side of roadways 28-35 feet in width. For roadways equal to or greater than 26 feet, parking will be allowed on both sides. Roadways widths shall be measured curb to curb face with parking space based on an eight foot width. 76. ON-SITE PRIVATE FIRE SERVICE MAINS AND/OR HYDRANTS. Installation of private fire service mains and/or hydrants shall conform to National Fire Protection Association (NFPA) Standard #24, and Fire Department Standard Details and Specification W-2. If the supply piping is "combined" (sprinkler system and hydrants). A UL listed four- way FDC shall be provided. A separate installation permit is required from the Fire Department. Page 16 of 18 77. FIRE DEPARTMENT KEY BOX. The building shall be equipped with a pennanently installed emergency access key lock box (knox), conforming to Fire Department Standard Detail and Specification sheet K-1. Access keys shall be provided to the Fire Department at the time of final inspection. Page 17 of 18 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2007, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on , 2007 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA Page 18 of 18 tiT 15200/Los Gatos Boulevard, TOWN OF LOS GATOS Application No. PD-06-05. A.P.N. #424-17-038 & 041 Change of zoning map amending the Town Zoning Ordinance. ® Zone Change From: CH To: CH:PD ❑ Prezoning Recommended by Planning Commission Date: Approved by Town Council Date: Ord: Clerk Administrator Mayor EXHIBIT A Conceptual Development Advisory Committee - Page 2 March 8, 2006 7. The project needs more usable open space. 8. Evaluate need for secondary access for emergency access. 9. Too much area is taken up by streets and parking courts. 10. Concept of small houses and bungalow court is good. 11. Needs more functional open space between the units . in common spaces. 12. Current character of Caldwell and Los Gatos BMW d should be incorporated in the development. 13. Provide more common interactive areas 14. Explore orienting the homes aroun pen space areas. 15. Two separate garages may impaef the function of the proposed houses. 16. Look at larger home(s) nex o the Thrash house. 17. No fences along Caldw or Los Gatos Blvd 18. One member expre ed concern that the Caldwell Ave. houses should be preserved and another co ented that houses are in very poor condition. Request to demolish t e homes will be considered by the Historic Preservation Committee. 19. There i benefit to the surrounding residential neighborhood to eliminate the exi ' g use and create a residential development which is more in keeping with the eighborhood. 20 Look at how driveways and walkways could be integrated into the existing neighborhood. ITEM 2: 15200 Los Gatos Blvd Conceptual Development Application CD-06-07 Requesting preliminary review of plans to construct an 11,000 square foot commercial building on properties zoned CH. APNS: 424-17-038 and 041 PROPERTY OWNER/APPLICANT: Westwood Company-Hamlin, LLC Comments: 1. Ensure the architecture and siting is sensitive to the site since it is a prominent location. 2. Restaurant use may create a traffic impact. 3. Concerned about losing an auto dealership. 4. Existing limited access easement rights between Office Depot is an issue. Applicant will pursue a permanent easement. 5. Not an ideal location for residential use. 6. Architecture of building needs to be prominent, do not use a screen wall along Los Gatos Blvd. 7. Development should be pedestrian friendly. 8. Prominent intersection needs architecture that is sympathetic to this location. 9. Location of parking needs to be carefully considered. 10. Do not use Office Depot an as example of what the Town wants from an architectural perspective. 11. Consider increasing the size of the parking spaces to ensure the parking is functional. EXHIBIT F Conceptual Development Advisory Committee - Page 3 March 8, 2006 12. The "right" tenants need to be obtained to make this corner successful. 13. Avoid creating a strip mall. ADJOURNMENT Meeting adjourned at 5:40 p.m. The next regular meeting of the Conceptual Development Advisory Committee is Wednesday, April 12, 2006. Prepared by: Bud N. Lortz, Pirect6r- Community Development cc: Planning Commission Chair N:\DEV\CDAC%IINUTES\2006\3-8-06.min.wpd RECEIVED LOS GATOS BOULEVARD COMMERCIAL GUIDELINES 5A Commercial Guidelines: JUL 3 200G TOWN OF LOS GATOS PLANNING DIVISION The Applicant has followed the guidelines and is presenting to the Town a project featuring Spanish Mediterranean Architecture in keeping with the historyof the town. The building has four roof elements. The building placement encourages a user- friendly environment that is unique to the Town in this specific area. The varied roof gives the building the small scale feel and character of the Town per the Boulevard Plan Attention was given to the architectural detail, please see the sample materials presented to Staff to further understand the stone, stucco, tile, trellis detail applied to the building exterior to accomplish a warm feeling through the materials. 5A.1 Basic Design Principles: In a dialogue with the most immediate neighbor it was suggested all buildings be as far away from the residential area as possible. The pedestrian friendly commentary, a major issue in the Los Gatos Boulevard Plan document was utilized to create a user-friendly site selection that allows the. neighborhood and citizens of Los Gatos to walk up, and into the facility with ease. View of the hills are utilized through the glass line and numerous patio, and courtyard outdoor seating to take advantage of the outdoor exterior, which is so prevalent in Los Gatos. A landscape plan has.been presented that deals with additional screening along the South fence line to give the residential homes privacy. The entries to parking areas are appropriately landscaped but functional per the guidelines. See the Landscape Plan. 5A.2 Site Development: 5.A.2.1 The Applicant has chosen to apply for a PUD to give the town and Applicant the flexibility to meet the definition of user friendly and have the flexibility to meet current planning needs that a user friendly project with the building in close proximity to the streetscape allows. The inner edge of the front allows for a low wall of stone and wrought iron intermixed along the edge to break up and give an inviting feel to the project as opposed to a hard edge. A trellis element has been introduced into the center area of the visible fagade along Los Gatos Boulevard giving an interesting and diverse texture and appeal to the building. EXHIBIT G Landscape color has been considered throughout the project along Los Gatos Boulevard and in the courtyards that surrounds the building on three sides. Planting pots with color are interspersed throughout the project. The trellis will also be planted with seasonal bloom and color. 5.A.2.2 Automobile Entries: Adequate ingress and egress meeting town standards has been laid out with special treatment for the Los Gatos Boulevard ingress/egress point. 5.A.2.3 . Walkway: Pedestrian friendly seating in the form of tables, benches and seating alcoves will be provided for patrons to enjoy their service as well as clear and direct walkways to and from the building entrances to the public walks and parking areas. The walkway pattern will be an easy walk for residents or bicyclists in the immediate area. A photometric lighting plan has been presented to the Town laying out the lighting plan taking into consideration the adjacent residential neighbors. The previous lighting plan on the property utilized high intensity metal halide white lighting. The Applicant is proposing low sodium lighting, which will relieve the severity of the past, lighting. 5.A.2.4 Parking Location: As the plan described, the parking has been laid out behind the building screened from public view with a drive lane sufficient to handle access by vehicles. 5.A.2.5 Parking Landscape: The parking will include heavily landscaped areas by retaining many of the existing trees along the property line to the Southeast sides of the project side of the site. The Applicant has placed trees on the Southeast side of the parking area to allow for a canopy of shade for these automobiles parking in the parking stalls. The planned design allows for this canopy effect out into the drive isle for shading and is not in conflict with the turning issues of larger automobiles that exist in other areas or for any trip and fall accidents attributable to long finger islands, The diamond-parking plan allows for seven (7) specimen tress to be planted in the parking area versus three (3) with an island configuration. This approach gives the parking area added landscaping and screening. S.A.2.6 Major Design Features: The Applicant has taken special care to present to the Town of Los Gatos a total project in the Spanish Mediterranean style that will blend into and establish the future for Los Gatos Boulevard. The design enhances this Gateway area through a blend 2 of architectural style with a variable roofline lending this building and project to a soft but vibrant pedestrian friendly building with an adequate parking area screened from the view of Los Gatos Boulevard because of the triangular shape and the placement of the building on the property. A warm feeling is added to the architecture to soften the feel and add a homey, friendly and human touch through the placing of a large fireplace that is within a pedestrian trellis courtyard to be viewed on Los Gatos Boulevard. This human element is meant to be a friendly and interesting display to take the hard edge away from this busy boulevard. Special elements have been utilized to give the architectural fagade and detail a varied look along with the four elevations of the tile roof design to give a small-scale character to the project, which can also differentiate tenancies within the building. The building will embody a vintage and new look along the Boulevard. The parking area is sufficiently screened from Los Gatos Boulevard because of the placement of the building, that being forward and the triangular configuration of the property lends to a screen effect to the parking areas. 5.A.2.7 Back up to Residential Neighborhood: a. Trash has been relocated away from the residential area, see plans. b. There is an existing concrete block wall with an above trellis as well as a heavily landscaped strip adjacent to the residential homes. The Applicant in discussions with the homeowner directly adjacent has discussed a plan with additional landscaping along the residential property line, which is shown on the plans presented to the Town. 5.A.3 Building Design: The.plan adequately states Lark Avenue is a commercial area and the Applicant is staying within this designation. 5.A.3.1 Integration: a. Since this is a single building the. comment about breaking the larger structures into smaller to avoid mass is not an issue on this 40,000 square feet, but the Applicant has have taken into consideration the issue by varying the roof line with four different elements to avoid massing and have given attention to form and texture through the materials utilized, b. The plan is not boxy. Quite the contrary the variable roofline does not allow for this. C. There are no pad buildings because this is a small site and there is only one building property placed on the site. d. This specific does not apply because there is one building, so transition size is not an issue as with multiple buildings. Transition within the 3 building is accomplished through the varied roof elevations and variation of the front of the building. e. Pedestrian access has been allowed for on three sides of the building. 5.A.3.2 Design Buildings Relations: The Applicant has designed the building with varied rooflines introducing a sloped roof with four elevations to give this building a unique quality not present at the Lark Avenue intersection. 5.A.3.3 Defined Project and Building Entries: a. The entry drive is well defined and meets the specifications at the Southerly end of the property. b. Edge landscaping has defined the entry area, see landscape plan for reference. 5.A.3.4 Relate Architectural Focal Point Elements to Pedestrian Scale: The focal points keeping in mind this is a Gateway area that should have a substantial look has related the project to pedestrian rather than automobile scale through the variations in roof elevations, trellising, patio and courtyard areas and landscape as well as the warm earth selection of materials and color. Color spots for seasonal differentiation is planned as well as bloom and flowers throughout the trellised areas and proj ect. 5.A.3.5 Commitment to Human Scale: a. The plans calls for pedestrian friendly areas on several sides of the building through the introduction of patios, courtyards, trellised patio areas to reduce and breakup the visual height of the building walls. b. The plan takes into consideration landscaping on the trellis elements of the building. 5.A.3.6 Select colors to be Compatible: The project integrates earth tone colors throughout the project with stone, stucco, wood and tile all in symmetry to lend a soft earthen hew to the building. 5. Auto Dealership Guidelines: This issue is not relevant to the site at this time since the proposed plan is for retail use and pre-determination for no automobile use has been decided by the Town Council. 4 RECEIVED Los Gatos Boulevard Plan Vision Statement JUL 3 2006 Preserve and Protect the Essence of Los Gatos History: P ANN~NG V/SGATOS /ON S10(~ The Applicant is assisting in preserving the Town of Los Gatos history and character by designing an architectural style that is in keeping with the Spanish Mediterranean architecture, which is a large part of the town heritage. Issues in the Los Gatos Boulevard Plan that have been highlighted are as follows. The Applicant will explain how this project fits within the Vision Plan. Promote Commercial Activity: The Los . Gatos Boulevard Plan calls for promotion of commercial activity. The area around the intersection of Lark Avenue and Los Gatos Boulevard is devoid of many services. At present the services in the area consist of three service station snack shacks, a hardware store, an Office Depot, a Laundromat, sign shop and various small service businesses. The Applicant suggests there is a need to supply high quality services, which presently do not exist in the immediate area. The closest retail services to the south along the Boulevard are at Los Gatos Village Square, approximately four tenths of a mile south.. There have just recently been several services added at Samaritan Drive and Highway 85 North approximately five tenths of a mile away from this intersection. To the West there are no services except a car wash with sundry items for sale all the way to Winchester Boulevard. Most of the East area consists of residences. The corner of Lark Avenue and Los Gatos Boulevard consists of an Office Depot, service station, office building and a San Jose Water retention basin. This leaves this property, 15200 Los Gatos Boulevard, as one of the few key properties able to service the needs of the community at this particular specific location and intersection in Los Gatos. At the present time there are few services and no concentration of any retail in close proximity to serve this intersection. The Applicant proposes to fill this need with quality service type tenancies to serve this area of the Town of Los Gatos community. The project will provide a dependable source of income through sales tax of the tenancies and employment opportunities because the parcel is now vacant. The property will supply goods and services not presently offered in this area of the town. This property will be an integral part of the tool kit the Town will utilize to spark additional sales tax revenue. The project is designed to be pedestrian friendly and interface with the neighborhood, offering tenants that neighborhood feel and convenience not now offered in close proximity to Lark Avenue and Los Gatos Boulevard. 1 EXHIBIT H Zoning: The existing zoning provides for a broad range of mixed use commercial. The Applicant suggests this specific property is best suited for retail use without residential, because of the proximity to a large thoroughfare and the lack.presently of retail facilities in and around the intersection. The property is at a major "gateway" intersection, and because of the geometric configuration and small size, the property is not well suited for a mixed use containing a residential complement. Therefore the Applicant has not proposed a residential use.for this property although a mixed use is suggested in the Los Gatos Boulevard Plan. Planned Unit Development: The Applicant has chosen to apply for a PUD to give the Town and Applicant a chance to create and establish the property as a pedestrian friendly quality architectural development that will set the trend for future development along Los Gatos Boulevard. The Los Gatos Boulevard Plan calls for the development of distinctive retail and limited neighborhood commercial. With the limited amount of space and property the Applicant hopes to fill a portion of this plan and has presented to the Town of Los Gatos a comprehensive plan that is in keeping with the character that is different from any of the existing developments, but gives an eye to the future as to what this boulevard can become as envisioned in the Boulevard Plan document. Objectives Gateways: The Applicant and Architect have taken special care to present to the Town of Los Gatos a total project in the Spanish Mediterranean style that will blend into and establish the future for Los Gatos Boulevard. The design enhances this Gateway area through a blend of architectural style with a variable roofline lending this building and project to a soft but vibrant pedestrian friendly building with an adequate parking area screened from the view of Los Gatos Boulevard because of the triangular shape and the placement of the building on the property. A warm feeling is added to the architecture to soften the feel and add a homey, friendly and human touch through the placing of a large fireplace that is within a pedestrian courtyard to be viewed on Los Gatos Boulevard. This human element is meant to be a friendly and interesting display to take the hard edge away from this busy boulevard. Special elements have been utilized to give the architectural fagade and detail a varied look along with the four elevations of the tile roof design to give a small-scale character to the project, which can also differentiate tenancies within the building. 2 Land Uses: The land use for this parcel will be consistent with the General Plan and zoning excepting residential from the parcel as was earlier described. The small size of the parcel prevents a regional type of use but will lend itself nicely to the neighborhood commercial, retail element stated in the Town of Los Gatos Boulevard Plan. Streetscape: Because of the large width of Los Gatos Boulevard and the large amount of glass line planned for the west facade of the building and the numerous pedestrian patios, the plan will compliment the valley and mountain vistas for people meandering throughout the complex presenting an open view in and out. The planning of distinct pedestrian and bicycle friendly amenities have been encouraged in the design and will not be an after thought for this project. The outdoor fireplace again lends itself to this soft pedestrian feeling with clustered outdoor areas for patrons to gather, discuss events of the day, and enjoy the services to be provided by the tenants within the center. Buildings: The Los Gatos Boulevard Plan again utilizes the phrase "pedestrian friendly buildings". The Applicant has taken the time to design just that,. a "pedestrian friendly building", with amenities that compliment this. The edge of the property will contain a low, wall of stone and wrought iron, a trellis structure that fronts on the Boulevard with ease of access for pedestrians and bicycles. The colors, style, Spanish Mediterranean materials of warm plaster walls, stone, tile and trellis, reflect the history and character of the Town of Los Gatos. Please reflect upon the material samples presented to the Staff to feel the warm character of the proposal. The building reflects Los Gatos' unique quality of small scale, pedestrian friendliness, and attention to architectural detail. Transportation: The design of the road, that of a six-lane boulevard lends itself to a retail use at a major intersection in the Town that seems to be under served at this critical Gateway intersection. Access is excellent with a stoplight monitoring cross traffic. The property is well served by a bus stop in front of the proposed building on Los Gatos Boulevard. Nodes: The Los Gatos Boulevard Plans reference to Nodes refers to the Node area as an "activity center within neighborhoods and districts". The proposed building will do just that. This corner will be a place for pedestrians as well as motorists carrying out their daily endeavors. This intersection is on two major roadways with Lark Avenue a major ingress/egress point to and from Highway 17 and Los Gatos Boulevard the North, South connection for Highway 85. This building will be distinctive and re-define this intersection as an amenity for the Town of Los Gatos lending a strong presence through the architecture, earthy materials, warm exterior fireplace and its pedestrian friendly design. The architectural character will provide a substantial focal point for this key intersection. Goals: The Plan lays out Goals for the Nodes along the Boulevard: 1. Encourage pedestrian activity: This project does this in several ways, the friendly architecture, people friendly areas, the warm inviting fireplace and outdoor seating areas and the position of the building on the site all lend to a walkable experience and has the potential to provide residents with improved quality of life while reducing some automobile transportation. 2. Establish the perception of Los Gatos Boulevard as people friendly: . The Applicant from its initial stages has wanted to create this pedestrian friendly atmosphere and has done so with the numerous outside areas for pedestrian friendly use within the architecture of Spanish Mediterranean style. 3. To connect, improve and unify the streetscape on both sides of Los Gatos . Boulevard: The Applicant has attempted to accomplish this by taking a vacant piece of property, which lends itself to gaps along the streetscape, and has attempted to turn the project into an architecturally pleasing user-friendly project that becomes an amenity within the intersection as well as the Town. 4. Activity focal point: The Character of the building will allow for this corner to become a focal point of this Gateway intersection. Los Gatos Boulevard Design Standards and Policies: 1. Fit natural conditions of a site and respect scenic corridors: The project fits the natural design being a flat piece of property. 4 2. Enhance the boulevard through excellence in architectural design: The Applicant has designed the improvements to take into consideration the character and history of the Town of Los Gatos as well as presenting a new and exciting look for this intersection. 3. Minimize interference with the privacy, quiet and view of surrounding residential properties: The Applicant is sensitive to the residential neighborhood. The Applicant has positioned the building improvements adjacent to Los Gatos Boulevard, which is the furthest point away from the residential area located to the rear of the property. The Applicant has attempted to keep all improvements including trash area to the North side of the property to avoid as many. issues as possible given the fact that this property is on a busy streetscape and has residential homes to the Southeast and has in the past been utilized for retail sit down restaurant and recently auto sales. 4. Standardized building plans or corporate design shall be discouraged: The Applicant has taken the time to design an esthetically attractive building, with period type materials and architecture reflecting the character and history of the Town of Los Gatos. The roofline is varied encompassing four roof elevations on Los Gatos Boulevard and a defined entry are on the opposite side of the building with an additional four roof elevations lending this building a unique character not present at this intersection, This in no way reflects a standard or corporate design. 5. Building and site and design shall reflect the historic, natural and architectural setting unique in Los Gatos: The Applicant has accomplished this through varied rooflines and materials in keeping with a historic Spanish Mediterranean design, which is a large part of the Town heritage. G, Pedestrian access to buildings and sites shall be encouraged: The project does allow for numerous pedestrian friendly access points to the building from two major sides as well as inviting seating courtyards with the amenity of a trellis courtyard, an outdoor fireplace and rear courtyard adding a warm touch. A canopy tree courtyard setting allows visitors of Los Gatos another option to choose from all being friendly easy access to and from the designated areas is designed for the Southeast area of the building that receives morning sun, but the tree canopy will provide some shade for this specific area over time. 5 40'-0" PROPOSED R~VD JUL - 3 2006 PLANTING DIAMONDS EVERY 4 STALLS CANOPY-COVERED ASPHALT AREA: 3,708 SF CANOPY-COVERED AREA: 7,112 SF TYPICAL 20' RADIUS TREE CANOPY PLANTING ISLAND EVERY 10 STALLS CANOPY-COVERED ASPHALT AREA: 3,048 SF r CANOPY-COVERED AREA: 3,770 SF 15200 LOS GA TOS BOULEVARD - KRP120.059 LOS GATOS, CALIFONIA os-2a-os 0 7.5' 15' 45' TREE WELL ANALYSIS I EXHIBIT I TOWN REQUIRED PROP-USED i f '~F J , p `.f V.~"'6hll 1 PLANTING DIAMONDS EVERY 4 STALLS r_. b' TOWN REQUIRED PLANTING ISLAND EVERY 10 STALLS 15200 LOS GATOS BOULEVARD LOS CATOS, CALIFONIA TREE WELL ANALYSIS P r/ t a;s: 'r KRP 120.059 06-28-06 SCALE-.N.T.S. 2=. 15200 LOS GATOS BLVD. PROJECT DATA F_ EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED General Plan designation mixed use commercial same - Zoning district CH CH:PD - Land use auto dealership retail/restaurant CUP for restaurant Lot size: • square feet 40,167 same 40,000 square feet • acres .92 .92 .92 ac. minimum Exterior materials: • siding wood/stucco plaster • trim painted brick stone, precast • accent wood wood, wrought iron - • windows wood aluminum frame - • roofing composition shingle cement tile - Building floor area: • first floor 37 10,013 - Setbacks (ft.): • front 25' 9° 15 feet minimum • rear 78' 46' 20 feet minimum • side 15' 15-22' none required Maximum height (ft.) 25' 35 feet maximum Building coverage 11 24.9 50% maximum Floor Area Ratio 11 24.9 no requirement Landscaping: • % of lot 33 31.2 5%0 of parking lot • property line buffers 5' 8-9' 5 feet minimum Parking: • standard spaces 57 • accessible spaces 2 2 minimum • TOTAL on-site spaces 55 59 59 minimum Tree Removals - 5 canopy replacement N:\DEV\SUZANN E\MISC\commerciaidata.wpd Exhibit J CLG C 1~ N DESIGN GROUP July 5, 2006 Mr. Vu-Bang Nguyen Community Development Department Town of Los Gatos 110 E. Main Street P.O. Box 949 Los Gatos, CA 95031 RE: 15200 Los Gatos Boulevard Dear Vu: I reviewed the drawings, and visited the site. My comments and recommendations are as follows: Neighborhood Context The primary context for this project is the Office Depot immediately to the north. It is relatively large scale with stucco and split face concrete block walls and tile roofs. The hardware store to the south, as well as the office structure and service station across Los Gatos Blvd. are much less of an influence. There is also an interface with the adjacent residential neighborhood to the east, but that edge is substantially buffered with a sound wall buffer and landscaping. Photographs of the area around this site are shown below. Existing setback along Los Gatos Blvd. Office Depot plaza at Los Gatos Blvd. TEL: 415.331.3795 FAX: 415,3313797 180 HARBOR 0$IW, Sr~1 Pk: 219, SAC€tiALf EXHIBIT K O,.` ,e C, ,dot` PropertY edgo,itadjacent residential 15200 Los Gatos Blvd. Design Review Comments July 5, 2006 Page 2 Issues and Concerns 1. The Los Gatos Commercial Design Guidelines call for the maintenance of a landscaped setback from the street. The project proposes a largely paved front setback area with the corner building located with a 5 foot or less setback from the property line. The relatively new Office Depot structure to the north is setback with a substantial plaza area between the building and the street, and most major development along the east side of Los Gatos Blvd. has a similar green setback. The project shown below below, in Cupertino and designed by the same architectural firm, provides an idea of this project's scale. Note that the Cupertino project is set back further from the street than this proposal. 2. The northwest corner of the structure is awkward. The implied "tower" projects a very small distance from the main wall face of the building, and its height is awkwardly and untraditionally close to the roof of the main structure. 3. The trellis facing the street needs a bit more refinement. The columns are large, compatible with the building expression as a whole, but the upper portion of beams and lattices are small in comparison. 4. Substantial landscaping is proposed for the parking area, but the area along the south property line lacks landscaped fingers to break up the parking lot into smaller segments as called for in the Commer- cial Design Guidelines. Also, per the Commercial Design Guidelines, the parking lot at the street should be screened with low walls and landscaping. ~~ulrnhtgs sraam i~ ~ loll small t oil, kR {.E+ stone norrtor;tower is awkwa.rd Projectilora li rnsin waN Iface, B i and heiWtr iamt:syttki dty 490 i() M y.T,- Trollie top seems srrneii relative to colurn n size Radii traluraret sue or lrjete oe 2i2d of b&aiii rryr d0,tunraa CiIii DESIGN GROUP 180 HAR13OR DRIVT,SUITE, 219,SAUSALIT0,Q&949~ 15200 Los Gatos Blvd. Design Review Comments July 5, 2006 Page 3 Recommendations There may be a number of ways to address these issues. My recommendations are as follows: 1. Provide a landscaped setback along the majority of the site frontage equal to the grass setback that currently exists. Limit paved hardscape to the corner building entry and to the entry to the outdoor dining area. 2. Install landscaped fingers to breakup the parking along the south property line into smaller segments. 3. Provide low walls and landscaping at the Los Gatos Blvd. edge of the parking area. Maintain existing setback from the street Twor w1rh :raraci prrig .react speakfi' poarrtrw Add wall and landscape screening at par'kinq lot ede street Create land a.pe fifer Wlth tress to break up purring into smaller segments 4. Redesign the northwest corner of the main structure to eliminate the awkward faux tower condition. The approach shown in the diagram below focuses on maintaining the simple building form and en- hancing the entry. Other approaches may be possible. In any event, the building is relatively large (notice the size relative to the human figures shown on the elevations) and close to the street. The use of wider overhangs and more detail is strongly encouraged. A well design small office project by the same architect is shown in the photos below. Detail of equal or greater quality should be expected on this project. Increase overiv and cave detail Simplify corner Ong passWity shown lightly larger awntnas loped or more tteline4i still of Windav 5 Reline, 64,111s detaiia CANNON Dr-,SICYN GROUP 18{1ILkRBORDRIVE .SLM2-19.5A'USALITC,Q\94955 15200 Los Gatos Blvd. Design Review Comments July 5, 2006 Page 4 Recessed windows, roof overhangs and substantial detail give this Pleasanton office project a quality appearance with a similar architectrual style to the proposed project 5. Refine the outdoor dining trellis. Increasing the size of the upper trellis elements is one approach. Reducing the size of the columns would be another. 6. Consider increasing the size of the awnings slightly to match the large scale of the building. Vu, please let me know if you have any questions, or if there are specific issues of concern that I did not address. Sincerely, CANNON DESIGN GROUP Cr- Larry L. Cannon AIA AICP President CANNGN DESIGN GROUP 180 HARBOR DRI'vT-SUTI , 219.5AUSALTCo,<_-&")k5 Ill w w C 0 0 O~ N ~ .M.. LL ILL LL Cl) ~ LL O 00 to co (n J O O M o < O + N st d + + O o ¢ Q W g W Q Z Z Z (n co W 5 Y Y W 0 Q ~ 5 Q Q Q Q Z I- (n m LL a a n g ~ ry ~ Fe s o sw ~m w ~z 00 Ud Z m u~ 8~ g zwz r-oo Vx1 NJ WKm C) PZ U 0 Q \ \ __j Q CL \ O o m W i I z qs O (y ~ z z (n. \ o Q F--- Q (n c~ (7 C9 ' n is-JO zz V Q co -j a Lij / ~3 u~ m Q ED U-3 F- tys J LL - O cr - m _ - ° O W CV Q > ~t c~ F- o LO ~ ~R s ~ p as ~m ~ Q s,. a. - oavA3-inoe solvo sol U z W 2 P ;E EXHIBIT L J N co co J H d ~ w It W J ¢ co R I W (n (D cn 10 (n - II N (n o = LL LL LL (n co Z J J Q Q M z ZZ (n M00 ~ 15T O 2 U M p O O (O <t Q d w cd M M N N x Q d O cm cm m m Q J J w g w u LLl E' ~ S < co z oz z o z z z Q = 2 Y = Y m aw ¢ H aw l 5 J W F w w J W W 0' LL' J M F- F O F- o x N O oa oa Planning Commission- Community Development Dept. Town of Los Gatos P.O. Box 949 Los Gatos, Ca. 95031. Dear Planning Commission, RANECEIVED IAN 2 6 2007 TOWN OF LOS GATOS PLANNING DIVISION As a life long resident of Los Gatos I am appalled by the size of the proposed structure at the site of the old Los Gatos Auto Mall (Flames Restaurant) located at 15200 Los Gatos Blvd. It is entirely out of scale with respect to other buildings on the Boulevard, and while the size may be within zoning restrictions for that location, it is too large and tall a surface area so close to the street and located on such a busy intersection. The scope of the project on the street should be scaled down (assuming the town wants parking in the back), or the project should be moved to the rear of the lot so as to conform to the nature and setbacks of other buildings along the street. I question if this is the kind of feeling we want for such a rural and beautiful town such as ours or do we want a "Santana row" feel as we drive by, cramped, looming, imposing and overshadowing? I realize the town has changed much since I was born, which was not that long ago, however towns like Atherton, Portola Valley, Fairfax and others have allowed development without changing the unique character and rural feeling of their villages...... the principal reasons we love our town and distinguish ourselves from San Jose and other contiguous cities to Los Gatos. I may be reached a my office 408-556-8614 or home at 354-8845 Thank you, Sin erely Jeff and kgaret Whalen 14891 Clara St. Los Gatos, Ca.95032 c.c. Suzanne Davis EXHIBIT M 7~o 5; r. f; too ~ /y ~ )W,ch 7w GG yr~s~ 1-121 Lo Q -Z e? al f ys~~ ~s C, ~ y y~ r y yes ~ pyG~S'Q c% yQy~ y~o , RECEIVED FEB 5 2007 TOWN OF LOS GATOS BUILDING DIVISION' EXHIBIT 14 "Joseph Gemignani" <Joseph. Gemignani@awin. com> 02/20/2007 4:44 PM Hi Randy, I saw the new proposal for the new building going up at the old Flames restaurant site. Although I like the materials and overall style, I was disappointed that the building height had to be reduced. It now looks squatty. I have a feeling the developer did this because of neighbor complaints. I don't think it is appropriate that a few neighbors have to ruin it for the rest of us. Just think if the Los Gatos Hotel height had to be reduced, it would not looks as stately as it does. I'm afraid going forward with future projects on the boulevard that there is always going to be this paradox. We are trying to encourage the best of architecture on one hand and then we put constraints on the developers that give us a less than best of architecture product. And this is due to just a few people. I prefer the original height or maybe there could be a compromise. This should be a stately building at that busy intersection. The previous rendition looked more prominent and stately in my mind. Thanks for your attention to this matter. Joseph Gemignani Phone: 831-775-3841 Fax: 831-757-4518 EXHIBIT 0 Page 1 of 1 Suzanne Davis - FW: 15200 Los Gatos Blvd From: "George Montanari" To: "Mike Wassennan" Date: 03/06/2007 3:37 PM Subject: FW: 15200 Los Gatos Blvd Attachments: Councilman Mike Wasserman, Please forward this email to the rest of the Town Council and the Planning Commission. I would like to be on the record as supporting this project. I've looked at all the material that was provided and I feel this will be an asset to the town. That corner has little appeal as a statement about out town Office Depot, gas station, car wash etc....This project will give our town a high quality look and feel that is needed at that gateway intersection. It appears that the applicant has spent many hours in designing a plan that would be a benefit to our community. Please if you or anyone from town council or planning has any questions, have them call me anytime. Also I would like to take a moment to thank all of you at all the various councils and commissions. It can be a high stress position with only the knowledge of giving back to the community as your reward... I know it's something I couldn't do... so thanks Sincerely George Montanari 160 Longmeadow Drive Los Gatos, 95032 George Montanari Alain Pinel Realtors www.alor.com/mnontana Top producer since 1980 408-357-8808 Direct Line www.gmontanari.com Click on this link for my website (n-is listings, school scores, mortgages etc file://C:\Documents and Settings\sdavis.LOSGATOSCA\Local Settings\Temp\XPgrpwis EXHIBIT P 15200 Los Gatos Blvd Los Gatos, California 5A,-* _4: ~ ~ ~,_v rte-. f:-an~ l'~r• ~,~-..;~~.:~':..c~~~..,-a7?~esa~7____ _ Location 15200 Los Gatos Blvd, Los Gatos, CA Space Available ±9,600 sF Lease Rate $52.00 NNN Estimated Delivery Date Highlights • Gateway building to Los Gatos. • Convenient Access to Hwy 17 & Hwy 85. • Located on Los Gatos Blvd at the intersection of Lark Ave. This is the main freeway off ramp from Hwy 17 into Los Gatos. • Great on-site parking-59 spaces provided. • Close to Good Samaritan Hospital. C t a ~ it :r nve - z i ~•ci r, hO comoam _ e o ~ ~ ~ . ~i' G ~l,M FI q fi ti IY nip c x d4` o `b'Pwr..d are=lkx~ V4 Ml n ~ u,:ai ~ .,.ty~• a oMp ,ro ~ v,yr~ Al Jc~ncrpu, sa ~t 4; ..m,.n»„ or. -aruarz, ~ e Y °bn l^ f Co-ial lwo SanJoaa al ~ ~ ~ C~ ~~wmGO G' f ~ m. P " ~uc,~,vy N' d ti ios Galo1 AI,aM^ Rd ton Aka R, ~,t•M, eP,. q ~1_ - 9k~. °JnvrM,, a,r ^rmeq 0 For more information please contact exclusive leasing agents: 2005 DEMOGRA PHICS 1-mile 3-mile 5-mile TODD OLIVER MATT TAYLOR Population 13,422 122,606 317,337 toliver@terranomics.com mtaylor@terranomics.com AVG. HH 416 $130 $128 610 $121 317 Terranomics Retail Services Income , , , A division of BT Commercial Daytime 17 907 110 613 262 938 1350 Bayshore Hwy., Suite 900 Population , , , Burlingame, CA 94010 TRAFFIC COUNT S Main 650.348.2400 1 Fax 650.347.4307 www.terranomics.com Los Gatos Blvd @ Lark Ave 33,230 ADT The above information has been secured from sources we believe reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. We make no re presentations or warranties that the premises are free of environmental hazards or that the premises are suitable in all respects to your contemplated use. You should conduct an independent investigation of all pertinent property information. Vie bear no liability for any errors, inaccuracies or o rnissions. rev 09/06 ~MM cn .ti O ~ U O O~ a~ too) O ~ O N N y 4 s Nr r.. Xq ~yy`'r Y, RC a u ~ . lr' ~ v '.off S l; o O O O d' N ~ m ^ O ^ Lr) O S N ~w O a V o ♦ H , Q" aU a w~ a~ O~ A~ H •o cu v c cu ~ Q. Q) C c O , ru N O C O X O N E V > r° O C O u E 0 0 v n 3 30 E XE °o E. wa om o.c 21. v~ vq 00 03 E a~ oa vY - 6 00 vo % v v- 3a o c S v' s~ vs D ov E` av 1-9 o~ ~E Es >o o i> Fr o~ o~ N ~ ~MM C~ 0 -a O N Lr) r--4 00 I M di m o- Lr) o E 0 a~ H~ H ~ o 0 n/ U Wv a0 OP, H A ~ A~ O H y 0 Vi 41 ~ a t9 G C~ O t~6 m E ? 440 VI C 2 X O v G V LL- O ~ V 3 °1 no °E D O E= o~ a~ ~E E~ o~ c~ F- L RECEIVED Planning Commission Town Of Los Gatos P.O. Box 949 Los Gatos, CA 95031 Dear Planning Commissioners - MAR 0 9 2007 TOWN OF LOS GATOS PLANNING DIVISION March 8, 2007 My name is Jeffrey Scott. I live at 249 Carlton Court in Los Gatos. My home is located directly behind 15200 Los Gatos Blvd. The proposed shopping center on that site is triple the size of the last two structures on the property. Among many potential impacts of such a large development, I am extremely concerned about the possibility of evening food service in the shopping center and the noise that would accompany it. I have raised my concerns with the developer. He has made it clear to me that he doesn't want to negotiate on this issue, so 1 am asking you to act. Parking for the proposed shopping center would come within 20 feet of my house. A full-service restaurant so close to my home without specific operating restrictions could have a tremendous, negative impact on my family's quality of life. Two of my bedrooms would actually be closer to the parking stalls than to my own driveway. And it's not just my family that would be impacted. The entrances to the parking lot are right behind my two neighbors. Every car that goes in and out of the lot would drive within a few feet of their properties. To put this in context, I believe there are three full-service restaurants on Los Gatos Blvd. that stay open late Crimson, Tomato Thyme and Viva. They all have parking in the front, which shields neighbors from car stereos, car alarms, loud engines, the slamming of car doors, etc. Two other full-service restaurants along Los Gatos Blvd. Iron Skillet and Lou's Coffee Shop close at 3:00 p.m. everyday. The remaining eateries on the Blvd. are fast food or QSRs, such as Jamba Juice, Happy Hound and Noah's Bagels. Few, if any, of these establishments serve alcohol, they typically close at a reasonable hour, and most of them are a small fraction of the size of the proposed restaurant space at 15200 Los Gatos,Blvd. To be blunt, the developer of 15200 Los Gatos Blvd. is asking for permission to create an unprecedented dining establishment along the Blvd. Should you approve the proposed project, I am making the strongest possible request that you stipulate in the building permit that hours for food service cannot extend beyond 7:00 p.m., which would likely result in noise until 8:00 p.m. Furthermore, per the town's Alcoholic Beverage Policy (Resolution 2001-106), I am asking you to recommend that the Town Council prohibit any alcohol service in the new shopping center due to its proximity to a residential neighborhood. I would also like to note, for the record, that the developer has told me on several occasions that his preferred food tenant would be a bakery or other QSR. If this is true, the requested stipulations would have little or no impact on the developer's business. Without the requested stipulations, however, my home and those of my neighbors could become the only residences near Los Gatos Blvd. to be impacted so intensely by a restaurant. Our ability to sleep at a reasonable hour and enjoy our homes could be harmed irreparably. In short, our quality of life could be degraded dramatically. EXHIBIT Q Below, I have listed several Town policies from the General Plan that I believe support my requests. If you have any questions, I maybe reached at 408-884-4017 or 408-356-2858. Since(r~ely Jeffe 'Scott c.c. Suzanne Davis General Plan 2000, Town of Los Gatos L.P. 1.3 Encourage economic and social activity consistent with a small-scale, small town . atmosphere and image. L.P. 1.12 When the deciding body's decision on a zoning approval is based on assumptions derived from the applicant's promises and/or description of the proposal, those assumptions should become conditions of the approval. L.P. 3.1 Protect existing residential areas from pressures for non-residential development. L.P. 3.4 Prohibit uses that may lead to deterioration of residential neighborhoods, or adversely impact the public safety or the residential character of a residential neighborhood. L.P. 3.5 Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood. L.P. 7.1 New development [along Los Gatos Blvd.] must be designed in order to minimize adverse impacts upon adjacent residential areas. SARATOGA CAPITAL, INC. March 9, 2007 RECEIVED MAR 15 2007 Town of Los Gatos TOWN OF LOS GATOS 110 Main Street PLANNING DIVISION Los Gatos, Calif. 95031 Re: 15200 Los Gatos Blvd Dear Planning Commission and Town Council, I am writing this letter in support of this retail/commercial project. H. Jolu1 Aiassa has assembled an excellent team to design and build a very high quality project at a very visible intersection. Ken Rodrigues, as design architect, has an unquestionable track record of designing and planning very high quality retail projects, of which this project is an excellent example. The choice of building materials and the building design will greatly enhances the intersection of Los Gatos Boulevard and Lark Avenue. I personally travel through this intersection on a daily basis; this building design captures the look and feel of older, well-preserved buildings that I admire in the Town core. It is nice to see that look and feel coming to the perimeter of Los Gatos. I hope that this spurs future projects to emulate this style. It is what our friends and family comment about when they visit us. They appreciate that Los Gatos has the comforting feel of a small town, where the Town and its citizens have taken extra effort to protect buildings of its past. Even though this is new construction, I feel this project will capture this small town ambiance that we all appreciate. This will also bring a pedestrian friendly project to a primarily auto-oriented area. Again, as a Town of Los Gatos resident, I fully support this project. Sincerely, C- C G-- Kirk E. Kozlowski 139 Vineyard Court Los Gatos, CA 95032 66 E. Santa Clara Street, San Jose, CA 95113-1804 • 408.298.8600 • Fax 408.295.5834 EXHIBIT R John Aoassa From: MarkMatufam@aol.com Sent: Saturday, March 10, 2007 10:35 PM To: John Aiassa Subject: 15200 Los Gatos Blvd. Town of Los Gatos 110 Main Street Los Gatos, Calif. 95031 Re: 15200 Los Gatos Blvd. Dear Planning Commission and Town Council, MAR 15 2007 TOWN OF LOS GATOS PLANNING DIVISION As a business owner and resident of Los Gatos for the past twenty-seven years, I would like to support Mr. Aissa and his proposed project on Los Gatos Blvd. I believe the proposed project would greatly enhance the corner of Lark Ave. and Los Gatos Blvd. The project is aesthetically pleasing and would add substantial character to the Los Gatos Blvd. area. Mr Aissa should be encouraged and congratulated for taking the time and effort to propose a project that, I'm sure, could have been done with much less attention to detail. The proposed site, at the corner of Lark Ave. and Los Gatos Blvd.,is one of the main entrance points to.the Town of Los Gatos. This project, as proposed, would only serve to enhance a visitor's initial impression upon entering flown at this point. Once again, I would like to support Mr. Aissa and his project and I hope the Town will give the project every opportunity to enhance and serve the community. Sincerely Yours, Mark Matulich Proprietor Steamer's Grillhouse AOL now offers free email to everyone. Find out more about what's free from AOL at http://www.aol.com. EKRIBIT S