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08 Staff Report - 930 University Avenuetp~ll N OF DATE: TO: FROM: COUNCIL AGENDA REPORT September 17, 2009 MAYOR AND TOWN COUNCIL MEETING DATE: 1015109 ITEM NO: 19 A;;~- GREG LARSON, TOWN MANAGER~ SUBJECT: CONSIDER A REQUEST FOR A ZONE CHANGE FROM CM TO CM:PD FOR A THREE STORY SELF STORAGE BUILDING. NO SIGNIFICANT ENVIRONMENTAL IMPACTS HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APN 424-31-065. PROPERTY LOCATION: 930 UNIVERSITY AVENUE. PROPERTY OWNER: EXTRA SPACE OF LOS GATOS, LLC. APPLICANT: EXTRA SPACE STORAGE. FILE #PD-08-01 & ND-08-05. RECOMMENDATION: 1. Hold the public hearing and receive public testimony; 2. Close the public hearing; 3. Make the following motions: Accept the Planning Commission's recommendation and approve the Planned Development Application. If the Council decides to approve the proposed project, the following actions are recommended: a. Environmental • Make the Mitigated Negative Declaration (Attachment 1) (motion required); • Adopt the Mitigation Monitoring Plan (Exhibit 15 of Attachment 2) (motion required). b. Approve the zone change • Make the required findings for the zone change (Exhibit 2 of Attachment 2) and approve the application subject to the conditions included in the Planned Development Ordinance (Exhibit 18 of Attachment 2) (motion required); PREPARED BY: ( Wendie R. Rooney, Director of Community Development Reviewed by: Assistant Town Manager Town Attorney Clerk Administrator Finance Community Development N:IDEV\CNCLRPTS\2009\930Urtiversity. doe Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 930 UNIVERSITY AVENUE October S, 2009 • Move to waive the reading of the zone change Ordinance (motion required); • Direct the Clerk to read the title of the zone change Ordinance (no motion required); • Move to introduce the Ordinance to effectuate the zone change (motion required). c. Alternatives • Continue the project to a certain date with specific direction (motion required); or • Remand the project to the Planning Commission with specific direction (motion required); or • Move to deny the zone change (motion required). 4. Refer to the Town Attorney for preparation of the appropriate resolution (no motion required). BACKGROUND: The existing 1.31 acre site is located on the east side of University Avenue approximately one quarter of a mile south of Lark Avenue (Exhibit 1 of Attachment 2). This parcel was created in October of 2006, when a two parcel subdivision was approved. The site was previously owned by Verizon, who currently owns and occupies the adjacent parcel to the south of the subject parcel. The subject parcel currently contains a parking lot that was used by the previous owner. DISCUSSION: A. Project Summary The applicant is requesting approval of the following: • A zone change from CM to CM:PD; • Construction of an 86,345 square foot commercial self storage building (three stories above grade and one story below grade) with an on-site caretaker residence located within the proposed building and a reduced front yard setback. Please see Attachments 2 and 3 for additional information regarding the proposed project. B. Planning Commission On June 24, 2009, the Planning Commission considered the application for a zone change from CM to CM:PD for construction of an 86,345 square foot self storage building at 930 University Avenue (see Attachment 4). During the public testimony and Commission discussion, concerns were raised regarding the proposed project. As a result, the Commission continued the matter with the following direction: • Provide additional information regarding the riparian corridor; • Consider a design without a cellar element; PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 930 UNIVERSITY AVENUE October 5, 2009 Consider a design without a red roof, Provide additional information regarding the necessity of a caretaker's unit; and Provide additional information on the proposed Community Benefit and how to evaluate it. On August 12, 2009, the Commission recommended approval of the application since the applicant provided adequate evidence to support the project as designed (see Attachment 5). CONCLUSION: The Planning Commission and staff find that the zone change is appropriate. The support for the zone change is contained in Attachments 2, 3, and 5. ENVIRONMENTAL ASSESSMENT: A Mitigated Negative Declaration was prepared for this proposal (see Attachment 1). FISCAL IMPACT: None. Attachments: Previously submitted to the Town Council under a separate cover: 1. Initial Study and Mitigated Negative Declaration 2. Desk Item and Report to the Planning Commission for the meeting of June 24, 2009 3. Report to the Planning Commission for the meeting of August 12, 2009 4. Verbatim Planning Commission meeting minutes for June 24, 2009 5. Verbatim Planning Commission meeting minutes for August 12, 2009 Distribution: cc: Extra Space Storage, Attn: Scott Wyckoff, 2795 East Cottonwood Parkway, Suite 400, Salt Lake City, UT 84121 Beck Moffett Mann, Attn: J. Craig Mann, 1224 Village Way Suite D, Santa Ana, CA 92705 WR:JP:cgt Af:1DF-V1CNCLRPTS12 0 0 9193 4University.doe DATE: 10/5/2009 SUBJECT: 930 UNIVERSITY AVENUE PLEASE NOTE: ATTACHMENTS 1-5, PREVIOUSLY SUBMITTED TO COUNCIL UNDER A SEPARATE COVER, ARE AVAILABLE FOR REVIEW: - LIBRARY REFERENCE DESK - TOWN CLERK'S OFFICE - TOWN WEBSITE INITIAL STUDY 930 UNIVERSITY AVENUE LOS ATOS, CALIFORNIA PLANNED DEVELOPMENT APPLICATION PD-08-001 NEGATIVE DECLARATION ND-08-05 7 PREPARED FOR TOWN OF LOS GATOS COMMUNITY- DEVELOPMENT DEPARTMENT 110 E. MAIN STREET Los GATOS, CA 95030 APRIL 2009 t PREPARED BY GEIER & GEIER CONSULTING, INC. P.O. Box 5054 BERKELEY, CA 94705-5054 510/644-2535 TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT ENVIRONMENTAL CHECKLIST FORM 1. Project Title: 930 University Avenue Planned Development Application PD-08-001 Negative Declaration ND-08-05 2. Lead Agency Name and Address: Town of Los Gatos Community Development Department 110. East Main Street Los Gatos, CA 95031 3. Contact Person and Phone Number: Joel Paulson, 408/354-6879 4. Project Location: 930 University Avenue, APN 424-31-065 (Figure 1) 5. Property Owner: Extra Space Storage of Los Gatos LLC 2795 Cottonwood Parkway Salt Lake City, UT 84121 Project Applicant's --:-v Name and Address: - Beck Moffett Mann Architect, Inc., c/o J. Craig Mann 1224 Village Way Suite D Santa Ana, CA 92705 6. General Plan Designation: Light Industrial 7. Zoning: Controlled Manufacturing 8. Description of Project: The project applicant is requesting Planned Development approval to construct an 86,345 square-foot (s.f.) building .(86,407 s.f. with a 62 s.f. balcony). The 1.31-acre site consists of one parcel, APN 424-31-065, and is currently developed with a paved parking lot that was used by the adjacent Verizon facility to the south. The proposed building would be three stories with a basement level and the following would be provided: 83,448 s.f. of storage on four levels, a 1,350 s.f. office on the second floor, a caretaker's unit (124s.f. on the second floor and 1,423 s.f. on the third floor). The first level would be located underground, while loading would take place.on the second floor. The office would be on the third floor, while security quarters would be mostly on the top floor. The proposed building would cover an area of 22,000 s.f. and maximum height is proposed to be 35 feet. Project plans indicate that a total of 14 parking spaces would be provided (three loading spaces and eleven spaces for the storage use, including one handicap accessible space). Parking spaces are designated along the east side of the building, with four spaces to the north near the site's entrance driveway. APPJL, 2009 PROJECT LOCATION 0930 UNIVERSITY AVENUE FIGURE I i : .t..:._;., f.. kland ~`~~an'~;atCc~ o ION San Jose NO SCALE 1 V'N INTTIAL STUDY - 930 UNIVER3rrY AVENUE An existing driveway on University Avenue would provide site access as well as access to existing buildings located to the south of the site. From this driveway, there is a paved access drive that extends along the northern and eastern project boundaries, continuing onto the parcel to the south. This driveway also provides access to the Verizon facility, which is located south of the site. 9. Surrounding Land Uses and Setting: The project site is comprised of approximately 1.31 acres located on the east side of University Avenue, generally north of Vasona Lake County Park and south of Lark Avenue. University Avenue extends along the site's western boundary, while Los Gatos Creek adjoins the site's eastern boundary. Land uses adjoining the project site include the Verizon facility to the south, an R&D building to the north, and the University Park Office and Professional Center, a complex of buildings located to the west, across University Avenue, extending as far north as Lark Avenue. To the east and across Los Gatos Creek, there is the Los Gatos Creek Trail, a paved path, and residential uses to the east of the trail. The project site is currently developed as a paved parking lot. There is an existing access drive that extends from this driveway, along the site's northern and eastern project boundaries, to the site's southern boundary. This access drive currently provides access to the Verizon facility, which is located on the adjacent parcel to the south. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreements): Sanitation District #4 of Santa Clara County, Pacific Gas & Electric Company, San Jose Water Company, and. Verizon California Inc. Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages: X ' Aesthetics Agriculture Resources Air Quality - - X Biological Resources X Cultural Resources X Geology/Soils X Hazards & Hazardous Materials X Hydrology/Water Quality Land Use/Planning Mineral Resources X Noise Population/Housing Public Services Recreation X Transportation/Traffic Utilities/Service Systems Mandatory Findings of Signif icance Determination: (to be Completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the-environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Y 1 APRIL, 2009 3 INITIAL STUDY - 930 UNIVERSITY AVENUE 1 find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. R. Rooney, Director of Cor/munity Development of Environmental Impacts Issues: -5-/s-/0 Date Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Inco orated Impact Impact 1. Aesthetics - Would the project: a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings X within a state scenic highway? c) Substantially degrade the existing visual character or X quality of the site and its surroundings? d) Create _a new source of substantial light or glare which X would adversely affect day or nighttime views in the area? The proposed building would be three stories above grade, with a maximum height of approximately 35 feet at the roof peak. The proposed building's three-story design (above grade) would. differ from the prevailing one- to two-story light industrial buildings to the north, west, and south of the project site along University Avenue. The proposed building would contrast visually (e.g., building mass and architectural design) from the two-story office buildings (approximately 22 feet high) to the north (across the access drive) and west (across University Avenue) as well as from the one-story Verizon buildings to the south. The principal public views of the project site are from University Avenue and the Los Gatos Creek Trail. However, the change in elevation and extensive landscaping along University Avenue, as well as riparian vegetation along the left (west) bank of Los Gatos Creek, help to screen views of the project site from these locations. Oak trees on the east side of University Avenue obscure views of the project site from motorists on University Avenue. Mature oak trees and dense riparian vegetation between Los Gatos APRIL, 2009 4 INITIAL STUDY - 930 UNIVERSITY AVENUE Creek and the project site contribute to the aesthetic character and visual experience of recreational users of the Los Gatos Creek Trail. The proposed project would construct a 35-foot high storage building. Riparian vegetation along Los Gatos Creek corridor east of the site varies in height, ranging up to 30+ feet. The Los Gatos Creek Trail is situated on the right (east) bank of the creek at an approximate elevation of 263 feet (MSL). Due to the topography of the project area and distance between the trail and proposed building, off-site trees west of creek would screen views of the roofline and eastern fagade of the proposed building. Based upon cross- sections of Los Gatos Creek and its riparian zone, vegetation approximately 25 feet in height or taller is expected to block views of the building's roof and fagade. Trees and bushes lower than 25 feet would also contribute to this screening effect. The riparian vegetation is continuous along the left bank of the creek and would provide ample screening of the proposed building from recreational users on the Los Gatos Creek Trail, with the level of screening influenced by the depth and composition of the riparian vegetation and relative location along the.trail of the viewing public. Since the riparian zone vegetation is protected and off-site, the screening effects would.remain after project completion. The floor of the three-story building's uppermost level would be approximately level with the elevation of University Avenue. Existing dense vegetation, including oak trees, along the east side of University Avenue (between the proposed building location and the street) would provide an effective barrier to views of the structure. However, of the 33 trees -long the east side of University Avenue, the project plans specify the removal of 17 trees, including 10 oak trees. Proposed tree removal is described in detail in Section 4, Biological Resources. The removal of these trees would reduce the screening effects provided by these trees, and views of the project site and proposed building from University Avenue would increase, resulting in a significant change in the visual character of the project site. The Town's i consulting arborist, Arbor Resources, recommends -modification of project plans .to retain the 10 Ordinance-protected oaks along University Avenue (see Mitigation Measure #1), and this measure would reduce both the aesthetic and biological impacts to a less-than -significant level. The removal of the remaining seven trees in this area would increase the potential visibility of the proposed building, but this effect could be ameliorated by the retention of the 10 oaks and supplemental landscape plantings on the slopes west of the building. The Town retained Cannon Design Group (CDG) to evaluate the. project's architectural design and site plan for consistency with Design Standard objectives. In August 2008, CDG provided the Town with a letter report evaluating the architectural design elements of an initial site design.' The CDG evaluation indicates that the project is well designed with quality materials along with interesting forms and details. The report also identifies the importance of the tree screen along University Avenue and potential adverse effects from proposed thinning of trees in this area. The CDG report describes three issues of concern for the project design. These concerns are associated with the following project design features: ■ The blending of parking areas and the main entry drive is not desirable. At a minimum, it is recommended that parking- areas should be covered with modular pavers that use color and texture to distinguish between parking and driveway paving. i ' Cannon Design Group, 2008. 930 University Avenue - Extra Storage Space. August 14. A copy of this report is on file at the Community Development Department. APRIL, 2009 INITIAL STUDY - 930 UNIVERSITY AVENUE The purpose- of a slot along the north edge of the building is unclear. It is an awkward location for vehicular access with potential difficulty for turning around; if for pedestrian use, the. extent of paving is excessive and could be reduced. Parallel parking on the southern edge of the property is located in a fairly narrow access aisle. The project design should be modified to accommodate safe vehicular movement on this side of the project. The existing parking lot on the site is equipped with lighting and the proposed building would continue nighttime lighting on 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, which prohibits the production of direct or reflected glare (such as that produced by floodlight onto any area outside the project boundary). Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 2. Agriculture Resources - Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps X prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, . to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a X Williamson Act contract? c) Involve other changes in the existing environment which, X due; to their location or nature, couldresult inconversion of Farmland, to non-agri cultural use? The 1.31-acre project site is currently developed with an asphalt parking lot. Since the site is not in agricultural use and has no agricultural potential due to its'small size 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 light industrial uses, the proposed project would not adversely affect other- agricultural properties or result in the conversion of farmland to non-agricultural use. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated . Impact Impact 3. Air Quality and Climate Change - Would the project: a) Conflict with or obstruct implementation of the applicable X air quality plan? b) Violate any air quality standard or contribute substantially X to an existing or projected air quality violation? APRIL, 2009 INITIAL STUDY - 930 UNIVERSITY AVENUE Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact c) Result in a cumulatively considerable net increase of any X criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant X concentrations? e) Create objectionable odors affecting a substantial number X of people? f) Generate greenhouse gas emissions, either directly or X indirectly, that may have a significant impact on the environment, based on any applicable threshold of significance? e)'Coi flict with any applicable plan, policy or regulation of X an agency adopted for the purpose of reducing the emissions of greenhouse gases? 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 (BAGS): 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 BAGS. The proposed self storage project would be consistent with the light industrial uses allowed on the project site by the Los Gatos General Plan, and therefore, the project would be consistent with the BROS. The San Francisco Bay Area Air Basin is classified by the BAAQMD.as non-attainment for ozone and inhalable particulates (PMto). According to TJKM Transportation Consultants, the proposed self storage project would result in an increase of 216 daily trips, with 13 AM peak hour trips and 22 PM peak hour trips. Air emissions increases associated with the proposed project would be considered less than significant since project's net traffic increase would not exceed the Bay Area Air Quality Management District's (BAAQMD) threshold levels for potential significance.2 The BAAQMD threshold level for potential significance is 2,000 vehicle trips per day. At or above this level, 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 1.31 acres, and project construction would result in surface disturbance of more 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 z Bay Area Air Quality Management District, 1999. BAAQMD CEQA Guidelines. December. APRIL, 2009 7 INITIAL STUDY - 930 UNIVERSITY AVENUE 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, In 2006, California passed the California Global Warming Solutions Act of 2006 (Assembly Bill No. 32; California Health and Safety Code Division 25.5, Sections 38500, et seq.), which limits statewide greenhouse gas (GHG) emissions to 1990 levels-and establishes a goal of achieving these emissions reductions by 2020 (representing a 25 percent reduction in emissions). AB 32 requires the California Air Resources Board (GARB) to adopt a comprehensive blueprint for limiting greenhouse gas emissions by the end of 2008 and complete the necessary rulemaking to implement that plan by the end of 2011. Pursuant to this requirement, CARB released their Proposed Scoping Plan in October 2008, which estimates reductions from the combination of a cap-and-trade program and a set of measures in the transportation sector (emissions reductions), energy efficiency and conservation (solar and renewable energy), and industrial measures (such as recycling and waste). Since the CARB has not adopted a methodology or defined quantitative thresholds that can be applied to a specific development project to evaluate an individual project's contribution to GHG emissions, no significance determination for the proposed project can be made at this time. However, until such time that a methodology is adopted and mitigation can be applied, it is recommended that energy efficiency measures be incorporated into the proposed building to the maximum extent feasible. While the proposed building will be required to comply with energy efficiency requirements of the California Energy Code (Title 24, Part 6 of the California Administrative Code), the Town will also require completion of the LEED checklist (pursuant to the Town's adoption of near-term policy recommendations from the Santa Clara County Cities Association Green Building Collaborative in April 2008). The project applicant will complete the LEED checklist as part of the Architecture and Site review process. It is also recommended that solar•access to the project building as well as existing adjacent structures be maintained to the maximum extent feasible. The project's shadow study (included in project plans dated February 2009) indicates the proposed building would not shade any surrounding structures during the winter or summer. Shading is a design issue that is reviewed as part of the Architecture and Site review process to determine whether the proposed design would shade any adjacent homes. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 4. Biological Resources - Would the project: a) Have a substantial adverse effect, either directly or through X habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or X other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? APRIL, 2009 8 lNrrLAL STUDY - 930 UNIVERSITY AVENUE r Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact c) Have a substantial adverse effect on federally protected X wetlands as defined by Section 404 of the. Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting X biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat X Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The project site is developed with a parking lot that was previously used by the Verizon property to the south. Vegetation on the site consists of landscape trees, shrubs, and groundcover along the perimeter of / the property. Trees along the western boundary of the site are situated within the University Avenue right- of-way (off-site) and therefore, the Town considers them to be "street trees." There are a few landscape trees along the eastern perimeter of the project site, but most trees along this boundary are within the Los Gatos Creek's riparian zone. The chain link fence along the eastern property boundary restricts access to and from the project site to Los Gatos Creek. Policy O.P.33 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 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. A tree survey was prepared for the applicant by a consulting arborist, Barrie D. Coate and Associates, in March 2008. The Town's consulting arborist, Arbor Resources (AR), reviewed the Coate study and completed an arborist review of the proposed project in August 2008. Barrie D. Coate and Associates reviewed the comments of the Town's arborist and submitted a letter, dated January 14, 2009, responding to the AR report to the Town. Copies of these studies are on file with the Los Gatos Community Development Department. The AR survey identified a total of 633 trees that were inventoried as part of the arborist background studies for this project. They are sequentially numbered as #1 through #56 and include the following nine 1 3 Tree #I6 is comprised of eight oleanders of equivalent size and condition. APRIL, 2009 9 INITIAL STUDY - 930 UNIVERSITY AVENUE types of trees: seven eucalyptus (Eucalyptus spp.), 11 Italian stone pines (Pinus pinea), 12 valley oaks (Quercus lobata), eight oleanders (Nerium oleander), two privets (Ligustrum japonicum), 18 coast live oaks (Quercus agrifolia), one olive (Olea europea), two ash (Fraxinus spp.), one black walnut (Juglans hindsii), and one California pepper tree (Schinus molle).4 Of these 63 trees, Trees #3 through 20 are on the subject property; Trees #21 through 56 are situated on the adjoining property to the west, between the western property boundary and University Avenue. Plans indicate this area is within the public right-of- way, and therefore, the trees are considered "'street trees." Note that each tree is situated west of the existing chain link fence bordering the western line. Trees #1 and 2 are located on the neighboring northern property. Their trunks are situated near the adjoining property line, and approximately half of their canopies overhang the site. The most significant trees inventoried are two valley oaks, #21 and 22, situated along University Avenue near the site entrance. Tree #21 has a reported 32-inch trunk diameter, is 40 feet tall, and has a 60-foot canopy spread. Tree #22 has a reported 45-inch trunk diameter, is 50 feet tall, and has an 85-foot wide canopy spread. These trees are proposed to be retained and there would be no impact one these two: trees. Of the 63 trees on the site, 37 trees would require removal to accommodate the proposed development (#3, 4, and 8 through 20, 30, 32, 33, 35, 36, 38, 40, 42, 46-49, 51, 55 and 56). Of these trees, 14 are native oaks (#14, 15, 17, 20, 32, 33, 35, 38, 40, 42, 46; 48, 49 and 55), and the remaining are ornamentals. Four of these oaks (#14, 15, 17, 20) can be characterized as small and young, and in only overall fair condition due to having sparse canopies, a suppressed form, and/or abnormal shape from crowded growing conditions. None of these oaks appear suitable for relocation. However, the remaining 10 oaks (#32, 33,: 35, 38, 40, 42, 46, 48, 49 and 55) are located within the University Avenue right-of-way and. do not appear to conflict with project development. Therefore, removal of these 10 oaks would be a significant impact. Retention of these oaks, as recommended by AR (Mitigation Measure #I). would reduce this { impact to less than significant. Although not in direct conflict, implementation of the proposed design would subject six trees.to severe. root loss, and significantly jeopardize their longevity and stability (#1, 2, 5, 6, 7 and 21). In particular, Tree #21, a significant oak, would' be impacted by grading up to its trunk, as well as trenching only five feet away. Because of its size, species, and contribution, its protection is required to ensure a reasonably high degree of assurance of survival. To ensure appropriate protection and minimize this impact to less than significant, the AR study recommends a minimum setback of 20 feet-from its trunk for any soil fill., cuts, trenching, compaction, scraping and compaction. This could seemingly be achieved by revising the grading design, increasing the planter size, and omitting the first and possibly second parking space closest to its trunk. Also, any proposed retaining wall or walkway should be established an additional 24 inches away to allow for overbuild/overcut, while maintaining the 20-foot setback. Regarding trenching for proposed water lines, sections within 20 feet of Tree #21's trunk must be directionally-bored (i.e. tunneled) by at least three to four feet beneath existing soil grade. Ground above the tunnels must remain undisturbed and not be compacted, and access pits established as far from the trunk as possible. Implementation of these recommendations by AR (Mitigation Measure #1) would reduce potential impacts on trees to be retained to less than significant. The Town will require implementation of the following measure to reduce impacts on trees to be retained and adequately replace trees to be removed: a It should also be noted that #28 (olive tree) and #47 (black walnut) are fruit- or nut-bearing trees with trunk diameters less than 18 inches. As such, these are considered exempt from regulation pursuant to Section 29.10.0960 of the Town Code. APRIL, 2009 10 INITIAL STUDY - 930 UNIVERSITY AVENUE The Town will require implementation of the following measure to reduce impacts on trees to be retained and adequately replace trees to be removed: All of recommendations made by Arbor Resources (August 14, 2008) will be implemented to eliminate or minimize the. construction-related impacts on the trees to be retained. These include 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 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 1. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mifigation Significant No Impact Incorporated Impact Impact 5. Cultural Resources - Would the project: a) Cause a substantial adverse change in the significance of a X historical resource as defined in 15064.5? b) Cause a substantial adverse change in the significance of X an archaeological resource pursuant to 15064.5? c) Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature? d) Disturb any human remains, including those interted X outside of formal cemeteries? - Project implementation would result in demolition of parking lot pavement on the project site. No significant impacts on historic resources would result from the proposed demolition. A cultural resources study was completed for the project by.Holman & Associates and a copy of this report is on file at the Los Gatos Community Development Department.' This study included an archaeological literature review at the Northwest Information Center (KWIC) located at Sonoma State University (file no. 08-0862). This purpose of this review is to obtain information about recorded historic and prehistoric archaeological sites in and around the project area, and information about previous archaeological field studies of the project area and its surroundings. Holman & Associates also conducted a visual inspection of the project site as part of the cultural resources study for the presence of potential archaeological resources. No evidence of historical or archaeological resources was discovered during either the field inspection or the literature review. Although over 90% of the site is covered with pavement, Holman concluded that proposed construction would not affect buried resources since historic grading associated with parking lot construction also removed all of the upper topsoil, exposing the clays now visible. Holman concluded that the project site has a low potential for containing buried cultural resources, and therefore, mechanical subsurface presence/absence testing is not warranted, nor is it recommended that an archaeologist be present during construction-related earthmoving activities. However, given the proximity of Los Gatos Creek, there still j 'Holman & Associates, 2008. Cultural Resources Study for the 930 University Avenue Project, Los Gatos, Santa Clara County, California. December 22. APRIL, 2009 11 INITIAL STUDY - 930 UNIVERSITY AVENUE remains some potential that proposed relocation of utilities to the eastern margin of the site could encounter buried archaeological deposits. Therefore, the following mitigation measures will be required: 2. Construction personnel shall be alerted to the potential for the discovery of archaeological materials, especially during trenching operations. Archaeological indicators include; but not be limited to the following: darker than surrounding soils of a friable nature, concentrations of stone, bone or fresh water shellfish, artifacts of these materials, and evidence of fire (ash, charcoal, fire altered earth or rock) and of course, human burials. 3. In the event that archaeological traces are encountered, all construction within a 20 foot 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. 4. In the event that it appears further earthmoving will affect a resource eligible for the California Register of Historic Resource (CRHR), a plan for evaluation of the resource through limited hand excavation should be submitted to the Town's Community Development Director for approval. If evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be submitted to the Community Development Director for approval before construction is allowed inside the zone designated as archaeologically sensitive. 5. If testing determines that an archaeological site is eligible for-listing' aplan shall be submitted to the Community Development Director for consideration and approval, which outlines -the process of mitigating impacts on the resource. Assuming that the project could not redesigned to prevent further damage, mitigation can take the form of additional hand excavation to retrieve additional data and materials from the deposit, combined with continued archaeological monitoring inside the archaeologically sensitive zone to ensure that significant data and materials are retrieved for analysis and final report preparation. Potentially' Significant Potentially. Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 6. Geology and Soils - Would the project expose people or structures to potential substantial adverse effects, including " the risk of loss, injury, or death involving: a) Rupture of a known earthquake fault, as delineated on the X most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. b) Strong seismic ground shaking? X c) Seismic-related ground failure, including liquefaction? X d) Landslides? X e) Result in substantial soil erosion or the loss of topsoil? X APRIL, 2009 12 INITIAL STUDY - 930 UNIVERSITY AVENUE Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact f) Be located on a geologic unit or soil that is unstable, or that X would become unstable as a result of the.project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? g) Be located on expansive soil, as defined in Table 18-1-B of X the Uniform Building Code (1994), creating substantial risks to life or property? h) Have soils incapable of adequately supporting the use of X septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal. of waste water? A review of the Town's hazards maps6 indicates that the project site has low to moderate shrink-swell potential, moderate potential for liquefaction, high potential for fault rupture, very high erosion potential, and moderate to high 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 approximately 65 feet north of a trace of the Shannon Fault zone and just north of an area mapped as "Concentration of Coseismic Ground Deformation."' Professional Services Industries, Inc. (PSI) conducted a geotechnical investigation of the project site' and the Town retained AMEC Geomatrix Consultants, Inc., a geotechnical consulting firm, to review the PSI study. The Geomatrix assessment9 concluded that the PSI geotechnical study adequately addressed the geologic and seismic conditions, and geotechnical engineering considerations as these relate to the proposed project. Copies of both reports are on file at the Los Gatos Community Development Department. The PSI geotechnical investigation consisted of field and laboratory programs to evaluate physical and engineering properties of the subsurface soils (including 5 borings), review of aerial photos, and engineering analysis. The project site is underlain by Holocene fluvial deposits (Qfl) and Pleistocene fluvial terrace deposits (Qto). McLaughlin et al. (2001) show the property as underlain by Holocene alluvial fan deposits (Qhf). The PSI report indicates that the project site as located within a potential liquefaction zone on the Seismic Hazard Zones map for the Los Gatos Quadrangle (California Geological Survey, 2002). PSI evaluated the seismically-induced liquefaction and settlement potential at the property and estimated that the maximum 6 Nolan Associates, 1999. Draft Erosion Potential Map, Shrink-Swell Potential of Soils, Slope Stability Hazard Map, Debris Flow Hazard Map, Liquefaction Hazard Zones Map, Seismic Shaking Hazards Map, Geologic Map, Fault Rupture Hazard Zones Map for the Town of Los Gatos General Plan Update. March 20. ' Nolan Associates, 1999. Draft Fault, Lineament & Coseismic Deformation Map for the Town of Los Gatos General Plan Update. January 17. s Professional Service Industries, Inc. (PSI), 2007. Geotechnical Exploration Report, Proposed Self-Storage Facility, 930 University Avenue, Los Gatos, California, 92032. August 2. i 9 AMEC Geomatrix, 2009. Peer Review - Geotechnical Exploration Report and Plan, Proposed Self-Storage Facility, 930 University Avenue, Los Gatos, California 95032. February 26. APRIL, 2009 13 INITIAL STUDY - 930 UNIVERSITY AVENUE settlement due to liquefaction and densification of unsaturated granular material is 0.66 inch, based on the subsurface profile at Boring B-2, and the maximum differential settlement is 0.44 inch in a distance of 50 feet. The active San Andreas fault zone is mapped about five miles southwest of the property. Because of the distance from known faults and the location on the footwall of a Shannon fault trace, the potential for fault ground rupture on the property resulting from a large earthquake on the San Andreas or Shannon fault zone is considered to be low. The PSI study determined that the peak horizontal ground acceleration for the property with a 10 percent chance of exceedance in 50 years is approximately 0.67 g (0.90 g at 84th percentile) for the "maximum credible earthquake" magnitude of 6.7 on the Monte Vista-Shannon fault zone. Subsurface exploration conducted on the project site encountered alluvium below fill on the property to the maximum depth explored, 33 feet below the ground surface (bgs). The report shows sandy or gravelly clay fillencountered was up to approximately nine feet thick. However, only the B-3 boring log identifies fill. Assuming that the sandy or gravelly clay is fill, the thickest fill is in Boring B-5 (8 feet). The alluvium underlying the fill consists of interbedded clay, silt, sand, and gravel alluvium. Groundwater was encountered in Boring B-2 at a depth of 14 feet bgs; none was encountered in Boring B-5, which was drilled to a depth of 15.5 feet bgs. The other borings did not extend deeper than 12 feet bgs: Reference 2 indicates that the highest historic groundwater level is about 10 feet bgs. The Geomatrix also reviewed the PSI Addendum1o and the addendum indicates that the seismic parameters, liquefaction analysis, and the geotechnical engineering considerations would be updated as appropriate for incorporation into construction plans. Geomatrix specifies that, during construction, PSI should observe and document the .geotechnical engineering aspects of the construction, including grading and drainage improvements. To address these residual concerns of Geomatrix, PSI will be required, as conditions of project approval, to update construction plans with seismic parameters, liquefaction analysis, and the geotechnical engineering considerations and submit an "as-built" construction observation letter to the Town. The following measure will also be required to reduce potential geotechnical hazards to ,a less-than-significant level: 6. The recommendations of the PSI geotechnical investigation (August 2, 2007 and February 22, 2009) shall be incorporated in the final construction plans for the proposed project (Attachment 2). These recommendations address site preparation, earthwork operations, drainage, and foundations. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 7. Hazards and Hazardous Materials - Would the project: a) Create a significant hazard to the public or the environment X through the routine transport, use, or disposal of hazardous materials? 10 Professional Service Industries, Inc. (PSI), 2009: Geotechnical Exploration Report - Addendum No. 1, Proposed Self-Storage Facility, 930 University Avenue, Los Gatos, California, 92032. February 22. APRIL, 2009 14 INITIAL STUDY - 930 UNIVERSITY AVENUE Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact b) Create a significant hazard to the public or the environment X through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely X hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, X where such a plan has not been adopted, within two miles of a public airport or public use airport,. would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would X the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an X adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, X injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The project site is included on Hazardous Wastes and Substances Sites lists including the UST list, indicating the historical presence of an underground storage tank on the project site (Regulatory Identification Number Inv-ID 43-000787).'" Appearance on this list does not necessarily indicate a leaking tank. Therefore, a Phase I and II Environmental Site Assessment (ESA) was conducted for the project site by O'Brien & Gere in 2006.12 The ESA is on file with the Los Gatos Community Development Department. The subject property was undeveloped until at least 1939, while most surrounding lands were in agricultural use. The site was used as agricultural land for orchards between approximately 1956 and 1965, returning to undeveloped, vacant land between approximately 1965 and 1982. The site was developed with the existing parking lot sometime between 1965 and 1982. The project site and parcel to " Town of Los Gatos Development Application Supplement, Hazardous Wastes and Substances Statement for 930 University Avenue (APN 424-31-031), Los Gatos, February 25, 2008. t 'Z O'Brien & Gere, 2006. Phase I & H Environmental Site Assessment, 1.31 Acres of 930 University Avenue, Los Gatos, California, Final Report. November. APRIL, 2009 15 INITIAL STUDY - 930 UNIVERSITY AVENUE the south have been occupied by Verizon California Incorporated (Los Gatos Plant Yard) for approximately five years. While the former agricultural use could have involved use of herbicides and/or pesticides, any residual herbicides, pesticides, or similar chemicals in surface soils at the site are likely to have been substantially reduced or eliminated when grading for site development. In addition, any trace concentrations of agricultural chemicals remaining in the surface soils would be encapsulated under the paved parking area. Groundwater monitoring was performed on the parcel located just south of the project.site and monitoring indicated a varying south to easterly groundwater flow direction. The depth to groundwater varied between 10 and 12 feet below ground surface (bgs). Eight monitoring wells were sampled three times following removal of two underground storage tanks in 1992 and 1994 on the parcel to the south (upgradient of the project site). Xylene was detected on one occasion in one well. Otherwise, all. other results indicated nondetectable levels of potential contaminants. The Phase II ESA involved laboratory analysis of three soil boring samples to assess the presence of contamination from off-site sources. Borings were drilled to depth's of 19 and 29 feet bgs. Two of the three samples collected above the groundwater (capillary fringe) indicated the presence of 2.4 and 3.6 ppm Total Petroleum Hydrocarbons (TPH) as diesel, but no contamination was detected in either of the two shallow soil samples. No evidence of groundwater contamination was indicated by laboratory analysis of the three grab groundwater samples collected from the three soil borings. The source of TPH as diesel was not determined as part of the ESA. O'Brien & Gere concluded that potential exposure to hazardous materials would be less than significant due to the low concentrations of TPH as diesel in site soils, lack of evidence indicating an oinsite" source, and current use of the.site as an asphalt parking lot. However,. O'Brien & Gere did not evaluate the l potential for exposure to contaminants that could result from the proposed development: of the project site. i Since the project would involve excavation to a depth of at least 10 feet bgs-to accommodate the proposed basement, there is a potential that contaminated groundwater (xylene) or TPH' as diesel found in the soils at the capillary fringe could be encountered. Due to the extent of grading proposed, the following measures will be required to reduce potential hazardous materials impacts to a less-than-significant level: 7. The project applicant and/or Town shall prepare a management plan to identify all suspected hazardous materials and specify applicable regulations that would determine appropriate handling and disposal of these materials. For suspected hazardous materials (contaminated soil and groundwater) that may be encountered during construction, the management plan shall include contingency plans for site safety, worker protection, sampling and investigation, and disposal or remediation; these shall be based on soil and groundwater sampling and testing that have been completed to date. The management plan shall be filed with the Town of Los Gatos and all other jurisdictional agencies prior to issuance of the demolition and grading permits. 8. If groundwater is encountered during project construction and dewatering is required, the project applicant shall undertake sampling and testing of the encountered groundwater in accordance with the contingency sampling and investigation plan. If groundwater is found to contain contaminants that exceed regulatory action levels, it may not be discharged into the existing storm drainage system. Removal and handling of the contaminated groundwater should be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional agencies. APRIL, 2009 16 INITIAL STUDY - 930 UNIVERSITY AVENUE Potentially Significant Potentially Impact Unless . Less Than Issues (and Supporting Information Sources) Significant Impact Mitigation Incorporated Significant Impact No Impact 8. Hydrology and Water Quality - Would the project: a) Violate arty water quality standards or waste discharge X requirements? b) Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site X or area, including through the alteration of the course of a stream-or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site X or area,-including through the alteration of the course of a stream or riven or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the X capacity of existing or planned stormwaterdrainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? X g)*Place housing within x-100-year flood hazard area as X mapped on a federal Flood Hazard Boundary or Flood Insurance-Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures, which X would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, X injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? X Storm Drainage. Approximately 69 percent (0.9- acre) of the 1.31-acre project parcel is covered with the impervious surfaces of the site's asphalt parking lot. Project development would result in approximately 84 percent (1.10 acre) of the site being covered by driveways, parking, sidewalks, or building. This would result in an increase in impervious surfaces on the project site and potential increase in peak surface flows from the project site. APRIL, 2009 17 INITIAL STUDY - 930 UNNERSITY AVENUE Presently, storm runoff flows on the. project site drain to two inlets on the project site, one located at the central western perimeter and one in the northeastern corner of the parcel. Collected runoff flows are conveyed eastward to the east side of the access drive. Two inlets on the east side of the project site collect storm runoff from the access drive. Combined storm flows are conveyed approximately 50 feet eastward, discharging to Los Gatos Creek. The proposed project would increase impervious surfaces on the subject property by approximately 15 percent, resulting in incrementally increased storm runoff from the project site. The proposed grading plan and drainage plan indicate that storm runoff would be collected by two new storm drains on the project site which would discharge into the existing storm drain system. The site is divided' into two subareas for the existing storm runoff inlets. The storm drain calculation was prepared for a 25-year storm event. Surface flows in the northern part of the site would be collected and conveyed by a storm drain eastward across the property to the existing storm drain on the eastern perimeter of the project-site. Collected storm flows would discharge to Los Gatos Creek through the existing off-site storm drain. Similarly, runoff from the western, southern, and eastern portions of the site would flow to two new storm drains along the western and eastern perimeters of the property. Combined storm runoff would be conveyed to an existing storm drain at the eastern perimeter of the project site and flow eastward to Los Gatos Creek. The incremental increase in storm runoff from the project site would contribute new water pollutant loads to the existing drainage system serving the project site, constituting a potentially significant effect of project implementation. Stormceptor units are proposed at each of the outlets to treat runoff before discharge to the channel. The Town of Los Gatos and the RWQCB prefer landscaped-based treatment systems such as bioswales and bioretention._In order to reduce this impact to less-than-significant levels, the following mitigation-measure will be required: 9. Prior to the issuance of a building permit,. the project applicant shall incorporate landscaped-based stormwater treatment systems (e.g., bio-swales, bio-retention, etc.) into the project design. In the event that such treatment facilities are determined infeasible, the applicant will demonstrate to the Town's satisfaction that such measures would preclude the project implementation. Flood Hazards. According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (1979) for the project area, the project site is not within the 100-year floodplain. The Town of Los Gatos Safety Element Flood Plain maps also show the project site does not lie within a flood zone. No significant flood hazard impacts are expected from the 100-year storm event. Flood hazard mapping prepared as part of the Town's General Plan update process includes an evaluation of flood hazards from dam failure. The Dams and Dam Inundation Areas Map (Figure 18-2) indicates that a portion of the project site would be subject to inundation in the event that failures occurred at three of the dams above the site. Multiple failures of the Lexington, Elsman, and Vasona dams would result in flooding in the site vicinity. No specific detailed information is available regarding flood extent, depth, or duration is presented' as a part of the inundation map. Water Quality. 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,. and fish consumption health advisories. These regulations require that all discharges shall comply with APRIL, 2009 18 INITIAL STUDY - 930 UNIVERSITY AVENUE 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 discharges into Los Gatos Creek (east of the site) and eventually into the Bay. Los Gatos Creek is on the Clean Water Act Section 303(d) List of Water Quality Linuted 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. However, project plans do not include non-point source pollution prevention measures. 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 area is to be covered and connected to the sanitary sewer system. Since the area of disturbance would involve more than one acre, a Storm Water Pollution Prevention Plan (SWPPP) would be required by the Town. The Town has determined that the preliminary plans and calculations for the proposed improvements satisfy the Town's NPDES permit Provision C.3 requirements. In addition, the i project SWPPP is also consistent with the Town's ordinance addressing stormwater pollution control, and erosion and sediment control. requirements. Assuming compliance with these requirements, the project's potential impact on water quality would be less than significant. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 9. Land Use and Planning - Would the project: a) Physically divide an established community? X b) Conflict with any applicable land use plan, policy, or X regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or X natural community conservation plan? The site is currently developed with a paved parking lot and landscaping. The project parcel is currently designated by the existing General Plan as "Light Industrial," while the site is zoned "CM, Controlled Manufacturing." The Light Industrial General Plan designation allows for "large-scale office developments and selected, well controlled, research and development, industrial park-type and service oriented light industrial uses that are subject to rigid development standards." The CM zone allows controlled manufacturing, research and development, wholesaling, warehousing, and other light industrial APRIL, 2009 19 INITIAL STUDY - 930 UNIVERSITY AVENUE uses. The proposed project would be consistent with these General Plan and Zoning Ordinance land use designations for the site.•The project applicant proposes to add a Planned Development (PD) zone (CM:PD) to allow the project design to diverge from regulations of the CM zone. The PD zone would allow the number of parking spaces as well as front and side setbacks to vary from CM zoning requirements. In addition, the PD would allow for provision of a caretaker's unit. ' The project vicinity is developed with a mix of light industrial uses ranging from the Verizon facility to the south, R&D building to the north, and a complex of office buildings associated with the University Park Office and Professional Center to the west. This entire area of light industrial uses is bounded on the east by Los Gatos Creek, on the north by Lark Avenue, on the west by a steeply sloping., wooded hillside (separating it from a residential neighborhood), and on the south by Vasona Lake County Park. Since the proposed project would essentially be an infill project within this light industrial area and allowed by the General Plan, the project would appear consistent with surrounding land uses. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) r Significant Mitigation Significant No Impact Inco orated Impact Impact 10. Mineral Resources - Would the project: a) Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important X mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The Los Gatos General Plan does not identify any regionally or locally-important mineral resources on the project site or in its vicinity. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Im act Irn act 11. Noise - Would the project result in: a) Exposure of persons to or generation of noise levels in X excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive X groundbome vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in X the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient X noise levels in the project vicinity above levels existing without the project? APRIL, 2009 20 INITIAL STUDY - 930 UNIVERSITY AVENUE ssues (and Supporting Information Sources) Potentially Significant Impact Potentially Significant Impact Unless Mitigation Incorporated Less Than Significant Impact o Impact e) For a project located within an airport land use plan or, X where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would X the project expose people residing or working in the project area to excessive noise levels? Construction 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. The closest sensitive receptors are residences located approximately 230 feet to the east, across Los Gatos Creek. There is also an existing J office/R&D building located approximately 140 feet north of the proposed building location. At 230 feet, the ordinance noise limit would result in maximum noise levels of 66 dBA at the closest residences to the east. At 140 feet, maximum noise levels could reach 70 dBA. Temporary disturbance (e.g., speech interference) can occur if the noise level in the interior of a building exceeds 60 dBA.13 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 and construction noise levels at both the residences to the east and building to the north would not exceed this criterion. Therefore, enforcement of time restrictions and noise level standards contained in the Town Noise Ordinance would help maintain construction noise levels at acceptable levels, minimizing the potential for speech interference effects when heavy equipment is-operated on the project site. Therefore, it is anticipated that construction noise impacts could be maintained at less-than-significant levels with proper implementation of Town Noise Ordinance restrictions. Operational Noise. The proposed loading area and trash enclosure would be approximately 200 feet from the closest residences to the east.. There is a chain link fence along the eastern project boundary. When the Los Gatos Noise Ordinance noise limits are applied to the project site, the ordinance noise limits would be 8 dBA above the noise levels specified in the Town's Noise Zone Maps. These maps 13 In indoor noise environments, the highest noise level that permits relaxed conversation with 100% intelligibility throughout the room is 45 dBA. Speech interference is considered to become intolerable when normal conversation is precluded at 3 feet, which occurs when background noise levels exceed 60 dBA (U.S. Environmental Protection Agency, Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (Condensed Version, - t 1974). APRIL, 2009 21 INITIAL STUDY - 930 UNIVERSITY AVENUE indicate the following noise levels at the project site: 52 dBA from 6 a.m. to 1 p.m., 56 dBA from 1 p.m. to 10 p.m., and 42 dBA from 10 p.m. to 6 a.m. Project operations, including rooftop equipment and loading activities, will be required to comply with these ordinance noise limits. Noise abatement measures (e.g., use of quieter equipment, provision of equipment enclosures or sound barriers, or use of parapet roof design) will be incorporated into the project as required in order to comply with these noise limits Noise levels due to loading activities can be variable, but typically are not expected to exceed 60 dBA (Leq) at 100 feet. At 200 feet, noise from loading activities would be approximately 53 dBA (Leq). At these levels, it is expected that noise generated by project-related loading activities would comply with these ordinance noise limits assuming the building would be closed between 10 p.m and 6 a.m. and no loading activities occur during these hours. In addition, Section 16.20.055 of the Noise Ordinance prohibits refuse collection with a refuse collection vehicle between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone. Since the project site is located approximately 200 feet from a residential zone (across Los Gatos Creek), these time restrictions on refuse collection have been included as a condition of project approval and will be imposed by the Town if neighbor complaints are received about refuse collection activities. Required compliance with these ordinance restrictions and condition of approval will reduce potential operational noise impacts to less than significant. Noise Compatibility. The proposed building would include-development of a caretaker's unit at the northwest corner of the building, and this residential unit would be locatedapproximately 85 feet from University Avenue centerline. Noise levels along this section of University Avenue are estimated to exceed 60 dBA (Ldn) within 92 feet from the roadway centerline. 14 A balcony is proposed on the west side of the project building (.adjacent to University Avenue) and it would be associated with the proposed caretaker's unit. When compared to the Town of Los Gatos Noise Element exterior noise goal of 55 dBA (Ldn), noise levels at the proposed balcony would exceed this goal by at least '5 dBA. However, given the noise environment at the project site,-it-is-recommended-that an - exterior design guideline of 65 dBA (Ldn) be applied to the balcony and an interior noise design guideline of 45 dBA (Ldn) be applied to the interior living space. The recommended 65-dBA exterior noise guideline would be consistent with. State Land Use Compatibility Guidelines for multi-family residences of 65 dBA (Ldn). This higher acceptable noise level is indicated for multi-family housing since this type of housing is often located along major transportation corridors and exterior areas are likely to be smaller, limited use patios and balconies. It appears that noise levels on the proposed balcony would be consistent with this exterior noise guideline. The recommended 45-dBA interior noise guideline is consistent with Title 24, Part 2 of the California Code of Regulations, applies to new hotels, motels, apartment houses, and dwellings other than detached single-family dwellings. It appears that the interior noise levels at this unit would' comply with this guideline when windows are closed, but could exceed this guideline with the windows open. In general, .provision of mechanical ventilation or air conditioning would be adequate to achieve interior noise levels of 45 dBA with exterior noise levels of up to 70 dBA (Ldn). To ensure that acceptable interior noise levels are achieved at the caretaker's residence, the following measure will be required: 14 Robert Bein, William Frost & Associates, 1999. Town of Los Gatos, Existing Conditions Report for the General Plan Update. June. APRIL, 2009 22 INITIAL STUDY - 930 UNIVERSITY AVENUE { 10. Noise attenuation measures shall be included in the proposed caretaker's unit to ensure that noise levels on the proposed balcony do not exceed 65'dBA (Ldn) and the unit's interior noise levels do not exceed 45 dBA (Ldn). Provision of mechanical ventilation may be adequate to achieve this interior level, but a qualified acoustical consultant shall provide appropriate design recommendations, to ensure these interior and exterior noise levels are met. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 12. Population and Housing- Would the project: a) Induce substantial population growth in an area, either X directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, X necessitating the construction of replacement housing elsewhere? ..c) Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? The proposed project would not result in a significant increase in local population given its small size (83,448 s.f. of storage space) and proposed addition of a caretaker's unit within the proposed building. _ The project would not be considered growth-inducing, since the project would be an infill development in_ an area already developed with light industrial uses and the project would not extend roads or infrastructure to any adjacent properties. - Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No 'Impact Incorporated Impact Impact 13. Public Services - a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? 7 X Services are already provided to the project site as well as to adjacent light industrial uses. No significant l increase in demand on public services is expected to be required for the proposed building since this is an ' infill development. The Santa Clara County Fire Department has reviewed the project plans for site access APRIL, 2009 23 INITIAL STUDY - 930 UNIVERSITY AVENUE 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.15 The project will be required to install an automatic fire sprinkler system, and fire department emergency access key lock box. With an automatic fire sprinkler system, the. adjusted fire flow is available from area water mains and fire hydrant(s), which are spaced at the required spacing. Adequate fire apparatus (engine) access, pursuant to Santa Clara County Fire Department Standard Details &Specifications A-1, will need to be provided on the access road, 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. Potentially Significant Potentially . Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 14. Recreation - a) Would the project increase the use of existing X neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require X the construction or expansion of recreational facilities, which might have an adverse physical' effect on the environment? The proposed development of one caretaker's unit project would not significantly increase population to the area, and therefore would not significantly increase the demand for recreational services. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact 15. Transportation/Traffic - Would the project: a) Cause an increase in traffic, which is substantial in relation X to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of X service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an X increase in traffic levels or a change in location that results in substantial safety risks.? 15 Santa Clara County Fire Department, 2008. Development Review Comments. June 13. f APRIL, 2009 24 INITIAL STUDY - 930 UNIVERSITY AVENUE Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Mitigation Significant No Impact Incorporated Impact Impact d) Substantially increase.hazards due to a design feature (e.g., X sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? X f) Result in inadequate parking capacity? X g) Conflict with adopted policies, plans, or programs X supporting alternative transportation (e.g., bus turnouts, bicycle racks)? 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 . project is estimated to generate 216 daily trips with 13 AM peak hour trips and 22 PM peak hour trips. Therefore, a detailed traffic study was completed for the project. The Town's contract transportation engineering firm, TJKM, completed a traffic impact analysis of the proposed project and a copy of this report is on file at the Town Community Development Department. 16 TJKM evaluated the project's impact at the following intersections: Lark Avenue/Winchester Boulevard, Lark Avenue/University Avenue, and Blossom Hill Road/University Avenue. Under Existing Conditions, all study intersections operate acceptably during the AM and PM peak hours (LOS D or better) except the Lark Avenue/University Avenue intersection, which operates at LOS F during both peak hours. At this ' intersection, the average delay for the northbound approach is approximately 94 seconds per vehicle with a maximum observed queue of five vehicles. Similarly, during the PM peak hour, the average delay is approximately 124 seconds per vehicle with a maximum observed queue of eight vehicles: The project is . not expected to add more than one-car queue at this intersection. All study intersections are expected to continue to operate at the same levels of service under all scenarios analyzed (Existing Plus Approved, Background Plus Project, and Background Plus Project Plus Pending Projects) except during the AM peak hour at the Lark Avenue/Winchester Boulevard intersection. However, the Town is planning to modify the signal phasing for the westbound approach to this intersection to provide a phase overlap for westbound right-turn and. southbound left-turn movements. With this improvement, this intersection is expected to operate at LOS C during the AM peak hour. Therefore, the-project, would not significantly affect service level operation of local intersections. Traffic Safety. The proposed project is expected to have little or no impact on the accident rates (or safety) at study intersections or study road segments. Based on accident reports provided by the Town, accident rates in the project vicinity are estimated to be as follows: (1) 0.11 accidents per million vehicles at the Lark Avenue/University Avenue intersection; (2) 0.23 accidents per million vehicles at the Lark Avenue/Winchester Boulevard and Blossom Hill Road/University Avenue intersections; and (3) 1.24 accidents per million vehicles traveled on University Avenue. These rates are lower than statewide average rates of 0.58 and 0.43 accidents per million vehicles at four-legged and three-legged suburban signalized intersections, respectively. The accident rate on University Avenue is also lower than the statewide average of 1.47 accidents per million vehicles. t 16 TJKM Transportation Consultants, 2008. Final Traffic Impact Study for the Proposed Mini-Warehouse Development at 930 - University Avenue. August 8. APRIL, 2009 25 INITIAL STUDY - 930 UNIVERSITY AVENUE Pedestrian. Bicycle, and Transit Access. At present, there are sidewalks along the west side of University Avenue and both sides of Lark Avenue in the project vicinity. However, there are no sidewalks along University Avenue to the south of the site near Vasona Lake County Park. The project is not expected to generate much pedestrian traffic on this portion of University Avenue. Pedestrians on the south and east sides of the Lark Avenue/Winchester Boulevard intersection wishing to use the sidewalk can cross over by using the signal at Lark Avenue. Currently, there are no bike lanes along University Avenue in the project vicinity. There are Class II bike lanes on both Lark Avenue and Winchester Boulevard in the project vicinity. Based on field observations, Bus Route 48 runs along Winchester Boulevard and is the closest transit line to the project site. Bus Route 48 operates between Winchester Transit Center and Los Gatos Civic Center. The nearest bus stop for Bus Route 48 is located on Winchester Boulevard, just south of Lark Avenue. Parking. The Town Code would require provision of 37 parking spaces for the proposed' storage building. Proposed'plans indicate a total of 14 parking spaces would be provided, which would not meet Town parking requirements. A detailed parking analysis was completed by TJKM" which included conducting a survey of three other mini-storage facilities located in the project area and are similar in operation to the proposed project. TJKM's survey results are summarized as follows: Similar Storage Facility Estimated Maximum Parking Demand Rate' Extra Space Storage at 50 Curtner Avenue in 0.14 spaces/1,000 s.f. Campbell (70,057 s.f.) - Extra Space Storage at 1265 Oakland Road 0.12 spaces/1,000 s.f. in San Jose (59,257 s.f.) Stor-It of Los Gatos at 688 University Avenue 0.16 spaces/1,000 s.f. in Los Gatos (18,800 s.f.) ' ITE Parking Rate for Mini-Warehouse 18 0.16 space/1,000 s.f. The Institute of Transportation Engineers (ITE) has published parking generation rates for a variety of land uses in Parking Generation (3rd Edition). TJKM consulted this standard parking reference to estimate expected average weekday parking demand for the proposed mini-storage project. Based on the previous TJKM traffic impact study for this project, TJKM used land use Code 151 (Mini-Warehouse) for the analysis. Based on this ITE parking rate and an 86,345 s.f. storage facility, the project is expected to generate a peak demand of 14 parked vehicles on an average weekday. Proposed provision of 11 parking spaces and three loading spaces would be consistent with ITE rates and would appear to be adequate based on TJKM's survey of other similar facilities. Therefore, no significant parking impacts are expected. Cumulative Impacts. Based on the signal warrant analysis for the Lark Avenue/University Avenue intersection, three of eight signal warrants are met. Although TJKM concluded that signalization of this intersection does not appear to be immediately necessary based on field observations and accident analysis, the project would contribute incrementally to the future cumulative delays and the need for "TJKM Transportation Consultants, 2008. Final Report- Parking Analysis for the Proposed Extra Space Storage Development at 930 University Avenue in the Town of Los Gatos. December 5. "The Institute of Transportation Engineers (ITE) has published parking generation rates for a variety of land uses in Parking Generation (3rd Edition). TJKM consulted this standard parking reference to estimate expected average weekday parking demand for the proposed mini-storage project. Based on the previous TJKM traffic impact study for this project, TJKM used land use Code 151 (Mini-Warehouse) for the analysis. Based on ITE parking rates, the project is expected to generate a peak demand of 14 parked vehicles on an average weekday. As shown in the table, the proposed parking supply on site is expected to meet this estimated average demand. APRIL, 2009 26 INITIAL STUDY - 930 UNIVERSITY AVENUE signalization. Therefore, the project's impact on the need for signalization of this in is considered to be cumulatively considerable. Implementation of the following measure will. ensure that the project's contribution to this cumulative impact would be reduced to a less-than-significant level: 11. The applicant shall contribute to the Town's future capital improvement project of installing a signal at the Lark Avenuel University Avenue intersection for its incremental share of impact as determined by the Town Engineer. Potentially Significant Potentially Impact Unless Less Than Issues (and Supporting Information Sources) Significant Impact Mitigation Incorporated Significant Impact No Impact 16. Utilities and Service Systems - Would the project: a) Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or X wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water X drainage facilities or expansion of :existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the X project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment X provider, which serves or may serve the project that it has adequate capacity to serve the projects projected demand in addition to the providers existing commitments? f) Be served by a landfill with sufficient permitted capacity to X accommodate the projects solid waste disposal needs? g) Comply with federal, state, and local statutes and X regulations related to solid waste? Utilities are currently provided to contiguous light industrial properties to the north and south and this project is considered an in-fill development. The proposed building is expected to connect to existing utilities located on or adjacent to the site. In addition, there are a number of utility easements that traverse the project site and these easements along with the utility lines would require relocation as part of the project. They include: ■ Sanitation District #4 of Santa Clara County: Easement (10 feet wide) and sanitary sewer line extending along the eastern margin of the site. ■ Ralph Doetesch et al: Irrigation easement (6 feet wide). ■ Pacific Gas & Electric Company: Two easements (5 feet wide and two feet wide) ,i T APRIL, 2009 27 INITIAL STUDY - 930 UNIVERSITY AVENUE ® San Jose Water Company: Three water utility easements extending riorth - south through the center of the project site. There is 4-inch waterline and two 6-inch water lines that currently traverse the building footprint and would be relocated to the eastern margin of the site, in close proximity to the existing sanitary sewer line (even crossing it in the southeast corner of the site). The Town will require a minimum separation of 5 feet between water and sanitary sewer lines, which would avoid any potential water quality and public health impacts. There are several existing underground utilities that currently traverse the building footprint and they would also require removal. These lines appear to provide electricity to the parking lot lighting on the site and they would be removed as part of project development. In addition, there is a 10-inch storm drain that traverses the building footprint, extending from an existing storm drain inlet near the western project boundary, across the site, and connecting to an existing storm drain inlet located at the eastern project boundary. A storm drain is proposed to extend around the west and south sides of the project building, connecting these two storm drain inlets. The existing inlet at the eastern project boundary would be adjusted to the proposed grade. (see Section 8, Hydrology and Water Quality). The Fire. Department will 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. Potentially Significant Potentially Impact Unless Less Than. Issues (and Supporting Information Sources) Significant Mitigation . Significant No Itn act Inco orated Impact Impact 17. Mandator Findings of Significance - a) Does the project have the potential to degrade the quality X of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal ,or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually X limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? APRIL, 2009 28 INITIAL STUDY - 930 UNIVERSITY.AVENUE ATTACHMENT I AN ARBORIST REVIEW OF THE PROPOSED DEVELOPMENT AT 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA BY ARBOR RESOURCES AUGUST 14, 2008 AND EVALUATION OF TREES 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA BY BARRIE D. COATE AND ASSOCIATES MARCH 4, 2008 a David L. Babby, Registered Consulting Arborist August 14, 2008 4.0 RECOMMENDATIONS Recommendations presented within this section are based on plans reviewed; and serve as guidelines for mitigating impacts to trees being retained or removed. Note that they should be carefully followed and incorporated into project plans, and are subject to revision upon reviewing any additional or revised plans. In the event any cannot be feasibly implemented, the "Town and I should be consulted. 4.1 Design Guidelines 1. Recommendations presented in the previous section should be followed. . 2. The horizontal and vertical elevations of the following 36 trees should be professionally surveyed by a licensed-surveyor or engineer: #1-26, 39, 40, 43, 44, 47, 48, and 50-53. This surveyed information 'and assigned- tree 'numbers should be I shown on both civil plans (Utility Relocation Plan and Preliminary Grading Plan). 3. Sheet A-7 and the landscape plans shall be updated to reflect the surveyed locations of the above-mentioned 36 trees. The locations of all other trees (if not surveyed) should be field-verified by the project architect or engineer. 4. Installation of the proposed water lines within 20 feet of tree #21 `s trunk shall be installed as described in the previous o.ction._,All other utilities and services should be routed outside from beneath the trees' canopies. In the event this is not feasible, directional boring and/or the use of a pneumatic air device (such as an Air-SpadeOO) must be considered. For boring, the ground above tunnel(s) must remain undisturbed and not compacted, and the access pits established as far from the trunks as possible. 5. Where beneath tree canopies, soil cuts, trenching, compaction, fill and scraping shall not exceed 36 inches from the edge of a basement or retaining wall. Vertical shoring shall be utilized and identified on the proposed plans. ,1 Page 6 of 11 930 University Avenue, Los Gatos Town of Los Gatos Community Development Department David L. BabGy, Registered Consulting•-frbori,rt Rl 11gtrsl 14, 2008 6- Upon availability, I recommend all revised or-additional plans are reviewed to 'verify tree-related impacts. 7. To achieve minimal conformance to Section 29.10.1000(C.1) of the Town Code, a note directing the reader to Mr. Bench's 3/4/08 report and this report for tree protection instructions shall be added to the architectural, civil, landscape and electrical plans.' 8. The permanent and temporary drainage design, including downspouts, shall not require water being discharged on unpaved areas beneath the trees' canopies. 9. All existing, unused lines or pipes beneath the canopies of retained trees shall be abandoned and cut off at existing soil grade (rather than being dug up and causing subsequent root damage). 10. Mitigation is necessary to compensate for the loss of trees removed. Pursuant to Section 29,10.0985 of the Town Code, this shall be determined by the Parks and Public Works Department, The trees shall be planted prior to final inspection, double-staked with rubber tree ties (may not be necessary for trees of 48-inch box size and larger), and all forms of irrigation be of an automatic drip or soaker hose system placed on the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of proper installation, all new trees shall be installed, including necessary irrigation, by an experienced state-licensed landscape contractor or a professional tree company, 11. The following minimum considerations should be accounted for when determining the types, amounts and locations of trees proposed for installation: their growth rate, size at maturity, growth habit, suitability for a parking lot environment, anticipated life span, susceptibility for insects and diseases, root invasiveness, and proximity to hardscape and buildings. 12.. On Sheet L-2, the canopies of each tree proposed for removal should be shown. 930 L'niversity,4venue, Los Gatos Town of Los Gatos Community Development Department Wage 7 of l / David L. Bobby, Registered Consulting Arborist August 14, 2003 f 13. 1 recommend that Lyonothamnus floribundus and Alnus rhombifolia are removed from the planting list due to their relatively short fife-spans and aggressive root systems; possible. alternatives include 7'ristonia conferta, Tristania laurino. Arbutus 'Marina;' Pistac•ia chinensis, and Acer rubrum. When considering the amount of canopy requiring removal for development purposes, conformance to Section 289.10.098 of the Town Code may require one or more of the following: [1] an increased amount of trees to be planted, such within the planter along the northern boundary (should be at least 15 feet from the trunks of trees #1 and 2); [2] the proposed size of trees being increased to 36- or 48-inch box size; and [3] funds paid to the Town Forestry Fund if a sufficient amount of trees cannot be planted on the subject property. 14. The proposed landscape design should conform to the following guidelines: a. The ground cover and netting proposed among trees along the hillside shall be installed no closer to a trunk than five times its diameter. l > b. Plant material installed beneath the oak canopies shall be drought-tolerant. c. Irrigation can, overtime, adversely impact the oak trees and should be avoided. Irrigation for the ground cover and plant material proposed among the oaks shall be low-volume, applied irregularly (such as only once or twice per week), and temporary (such as no more than two years). Irrigation should not strike within a distance from a trunk of four times its diameter. d. In the event trenches for irrigation and/or lighting are required beneath a canopy, they shall be installed in a radial direction to the trees' trunks. If this is not possible, the work may need to be performed using a pneumatic air device (such as an Air-Spade®) to avoid unnecessary root damage. e. Stones and new fencing should be placed no closer than least two feet from a tree's trunk. Additionally, mulch should not be placed against the trunks. f. Tilling beneath canopies should be avoided, including for weed control. g. Bender board or other edging material proposed beneath the canopies should be established on top of existing soil grade (such as by using vertical stakes). ' 930 University Avenue, Los Gatos Page g of l l Town of Los Gatos Community Development Depurrment David L. Babby, Registered Consulting Arborist August 14, 20!)8 4.2 Protection Measures before and during Development 15. In conjunction with recommendations presented in this report, recommendations presented within Mr. Bench's 3/4/08 report shall be followed. Where a similar recommendation is provided in both reports, the more stringent of the two should be followed. 16. Prior to any demolition or site clearing, an ISA (International Society of Arboriculture) certified arborist and/or a member of ASCA (American Society of Consulting. Arborists) - to be named the "project arborist" - shall be retained by the applicant or owner to assist in implementing and achieving compliance with all tree protection measures. 17. Prior to any demolition or site clearing work, a pre-construction meeting between the project arborist and contractor should be_ held on-site to discuss work procedures, protection fencing locations, limits of grading, tree removals, staging areas, routes of access, removal of existing hardscape, supplemental watering, mulching, equipment washing pits, access pits and any other applicable tree protection measures. 18. The existing fence along the western boundary shall remain intact throughout demolition, grading, excavation, shoring and construction. Where adjustment is required for approved development, such as the proposed parking spaces, its.precise location and placement shall be approved by the project arborist, and installed prior to any demolition, grading, surface scraping or heavy equipment arriving on site. I9. Unless otherwise approved, all development activities must be performed outside the designated fenced areas and off unpaved areas beneath the existing tree canopies. These activities include, but are not limited to, the following: demolition, grading, stripping of topsoil, trenchinbg equiPment cleaning stockpiling/dumping of materials, b , ZD b and equipment/vehicle operation and parking. 930 University Avenue, Los Gatos Page 9 of 11 Torn of Los Gatos Community Development Department David L. Babliy, Registered Consithing- Arborist August 14, 2008 f 20. Prior to construction, 8.5- by I 1-inch signs (minimum) should be attached to the fencing on the side facing construction activities and contain the following wording: "Warning - Tree Protection Zone - this fence shall not be removed. Violators are subject to a penalty according to Town Code 29.10.1025." 21. The section of existing driveway and curb within 13 feet or more of the trunks of trees #1 and 2 should remain intact throughout construction, and removed as the last agenda item. ,P 22. Any approved activity performed beneath tree canopies shall be performed under the knowledge and direction of the project arborist. Unless specifically authorized by the project arborist, all work shall be manually performed using jackharnmers, hand tools and wheelbarrows. In the event roots of two inches and greater in diameter are encountered during the process, the project arborist shall be consulted. 23. Each recommendation that is presented within Section 4.0 of this report, and applicable to the construction process, shall be followed. 24. Removal of existing pavement beneath canopies must be carefully performed so no soil cuts and root/trunk damage occur during the process. I suggest this work is performed under the direction of the project arborist. 25. Boring access pits and post/pier holes dug beneath tree canopies for any curb, wall or perimeter fence must first be reviewed by the project arborist prior to digging. Unless specified by the arborist, a post-hole digger should be used to dig the first 24 inches below grade. In the event a root of two inches and greater in diameter is encountered during the process, the hole should be shilted over by about 12 inches and the process repeated. All digging below the hand-dug area can occur using a manually-operated mechanical auger. 930 Universiry.Avenue, Los Gatos Town of Los Gatos Community Development Department Page 10 of I/ David L. Babby, Registered Consulting Arborist August 14'2008 26. All equipment shall be positioned to avoid the trunks and branches of trees. Where a conflict arises, the project arborist must be contacted to help address the situation. 27. All tree pruning shall be performed in accordance with the most recent ANSI standards, and by a California state-licensed tree service company that has an ISA certified arborist in a supervisory role. The company selected should also carry General Liability and Worker's Compensation insurance, and shall abide by ANSI 2133.1-2006 (Safety Operations). 28. Stumps located beneath canopies of retained trees shall be ground below grade rather than pulled up with an excavator and causing unnecessary root loss. 29. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath canopies. Herbicides should not be used beneath the trees' canopies; where used on site, they should be labeled for safe use near trees. Prepared By: i a/Zty vid D i L. Babby Registered Consulting Arborist #399 Board-Certified Master Arborist #WE-4001 B Date: August 14, 2008 930 University Avenue, Los Gatos Town of Los Gatos Community Development Department Page I/ of l I EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS 2 Assignment I was asked by Mr. Roger Arroyo, Entitlement Manager, Extra Space Storage, to evaluate the existing trees located at 930 University Avenue, Los Gatos, California. In addition, Mr. Arroyo asked that I prepare a Tree Protection Plan for the proposed construction of a new storage facility. The plan provided for this evaluation is a Preliminary Grading Plan, prepared by Collins and Associates Engineering, Riverside, California, Sheet 1, dated January 2008. Summary A total of 56 trees are included in this inventory. Of these 56 trees, 14 are located on this property, and 2 are located on the adjacent property toward the north. All of the 56 trees are identified by species, briefly described (trunk diameter, height, spread, health, structural integrity) and given an overall condition rating of Excellent, Good, Fair, Poor, Extremely Poor. I consider Tree # 11 to be hazardous and recommend its removal regardless of construction. It appears that Trees # 9, 10, 12, 13, 14 and 15 would also be removed. j Of the total 56 trees and shrubs, 33 trees are protected by the Town of Los Gatos regulation. These are Trees # 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 14, 17, 21, 22, 23, 24, 25, 26, 28, 29, 31, 34, 37, 39, 41, 43, 44, 45, 50, 52, 53, and 54. The foreseeable risks posed by the proposed plans are described here. A Tree Protection Plan is provided to protect those trees that would be preserved. Methods The trunks of the 56 trees were measured using a standard measuring tape at 4 % feet above soil grade (referred to as DBH or Diameter at Breast Height), except those specimens whose form does not allow for a representative measurement at this height. The measurement is rounded to the nearest inch. When possible, the trunk measurement is taken below the lowest fork on the trunk of a multi-stem specimen. The canopy height and spread are estimated using visual reference only. The estimated shape of the canopy relative to the other nearby trees has been drawn on the attached map. Observations There are 56 trees included in this tree survey. One of these 16) is a row of 8 oleander (Nerium oleander) shrubs, which have been pruned to the form of small multi-stem trees along the south side property boundary. I numbered one of these oleander shrubs as Tree # 16. The attached map shows the locations of all 56 trees and shrubs and their approximate canopy dimensions. For field reference metallic labels have been affixed to all of the trees with the exception of Trees # 1 and # 2, which are located on the property toward the north on the opposite side of the chain link fence. Prepared by: Michael L. Bench, Consulting Arborist March 4t', 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS 4 Comments about Specific Trees A mature twin trunk River Red Gum (Eucalyptus camaldulensis) recently fell during a storm and has since been removed, except for the uprooted stump. I have not included this tree in this report, but I mention it because this tree was included in a preliminary report (as Tree # 13) by Barrie D. Coate. I have assigned the number 13 to another existing tree. Tree # 6, a large Italian stone pine (Pinus pinea), had partially uprooted several years ago and had fallen toward the east. Its limbs are resting on the border chain link fence. Currently this tree is quite healthy. It does not appear to have fallen further in the past few years. However, the size and weight of this tree is substantial. If this tree will be retained, it will be essential to prune it rather severely to reduce the endweight on the east side. Tree # 11, a swamp mahogany (Eucalyptus robusta) has suffered the failure of a large limb (24 inches in diameter at the point of attachment) during a recent storm. This tree had been "topped" several years ago. The resulting growth, which has developed into large water sprouts at 70-80 feet above grade, has formed very precarious branch connections to the parent stems. All of these limbs are prone to failure as a result of having been topped. The twisted connections holding them to the parent stems, in my opinion, accentuate their risk of failure. The fact that they are'large and attached at 70-80 - feet above grade amplifies the risk. I recommend that this tree be removed regardless of proposed construction. Virtually all of the Italian stone pine trees, # 3-10, have extended limbs with heavy endweights. If these trees are not pruned to reduce the endweights of these limbs, it is likely that some limbs would break in the near future. If these trees were properly pruned this year, they should not require additional pruning for about 10 years. Protected Trees Town of Los Gatos (revised April 4, 2003) The Tree Protection Ordinance 2114 of the Town Code is stated in Chapter 29, Division II for the Town of Los Gatos. "The trees protected by this division are: (1) All trees which have a twelve-inch or greater diameter (thirty-seven and one half circumference) of any trunk, or in the case of multi-trunk trees a total of twelve- inches or greater diameter or more of the sum diameter (thirty-seven and one half circumference) of all trunks, where such trees are located on developed residential property. (2) All trees of the following species which have an eight inch diameter (twenty-five inch circumference): a. Blue oak (Quercus douglasii) b. Black oak (Quercus kelloggii) c. California Buckeye (Aesculus californica) d. Pacific Madrone (Arbutus menziesii) (3) All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which Prepared by: Michael L. Bench, Consulting Arborist March 4"', 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS either of Trees # 21 or 22, or both. Tree # 17 may also be at risk. It would be essential that the location of the trenching be done under the supervision of a certified arborist. Mr. Arroyo states that Extra Space Storage company plans to clean up the town's right- of-way property, which is adjacent to University Avenue. Many of the Trees # 17-56 are protected specimens. In this area, there are 10 valley oak trees (Quercus lobata) and 34 coast live oak trees (Quercus agrifolia). It would not be possible to rototill the soil or pull out the weeds resulting in any significant soil disturbance without the risk of serious root damage. There is a washed out area adjacent to an exiting storm drain at the edge of University Avenue. There is erosion down the slope toward the east. It appears that this erosion problem would require a plan of action. 6 If underground utilities would be constructed, it would be essential that the trenches must be planned prior to construction with the input or supervision of a certified arborist. It would also be essential that the trenches be located at the exact locations planned. A chain link fence exists between the town's right-of-way property and this site. For the protection of the Trees # 17-56 located on the town's property, it would be essential to preserve this fence, for at least the entire construction process. Tree Protection Plan 1. I recommend that the existing chain link fence between this site and the town's right-of-way property be retained, at least for the duration of the entire construction for the protection of Trees # 17-56. 2. Any trenching inside the driplines of protected trees must be done only with the supervision of a certified arborist. 3. Trenches for any utilities must be located outside the driplines of protected trees, unless approved by a certified arborist. 4. I recommend that preserved trees, which have had trenching, excavation, or other soil disturbance within the dripline of any protected tree, must be irrigated throughout the entire construction period during the dry months (any month receiving less than 1 inch of rainfall Irrigate a minimum of 10 gallons for each inch of trunk diameter every two weeks. A soaker hose or a drip line is preferred for this purpose, but the soaker hose(s) must be located near the dripline to be effective. 5. I recommend that the "clean-up" of the town's right-of-way property be done with the supervision of a certified arborist. . 6. I recommend that the entire area inside the driplines of preserved trees must be mulched to the extent feasible. Mulching consists of a protective material (wood Prepared by: Michael L. Bench, Consulting Arborist March 4"', 2008 BA RRI E D. COAT and ASSOCIATES Hortcutural consultants 23535 Summit Road Los Gatos, CA 95033 408/353.1052 1. Any legal description-provided. to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters. legal. in character nor is any opinion rendered as to the quality of any title. 2.- The appraiser/consultant can neither. guarantee nor be.responsible for accuracy. of information provided b`y others. 3. The appraiser/consultant shall not be required to give-testimony or to attend court by reason of this appraisal unless: subsequent'written arrangements are made, including payment of an additional fee foraervices. 4. Loss. or rerhoval of any part of this. report invalidates the entire appraisal/evaluation. 5. Possession of this.repod or a copy thereof does not imply right of publication or use for any purpose,.by any other than the•person(s) to whom it is addressed without 'written consent of this appraiser/consultant. 6. This report and the values expressed herein-represent the opinion of the appraiser/consultant,. and the appraiser's/consultant's..fee: is. in no way contingent upon the reporting of 8.,specified;v6lue nor, upon any finding to be reported. 7. Sketches, diagrams, graphs; photos, etc., in this report, being intended as visual aids, are not necessari y to scale and should not be construed. as engineering reports"or surveys. 8. This rep" orE has been made in. eonformity..with acceptable appraisal/evaluationldiagnostic reporting techniques and procedures, as recommended by the International 'Society of Arboriculture. ` 9. When appplyin:g any pesticide, fungicide, or herbicide,,always follow label instructions. 10.No tree described in this report was climbed; unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by cl.irnbing,•A full ror collar inspection, consisting of excavating the soil around the tree to uncover the 'root coll.at x and major buttress, roots, was, not performed, unless otherwise stated. We cannot take .responsibility for any.root defects which. could only have been discovered by such an inspection. CON.,SOLTINC ARBORIST DISCLOSURE STATEMENT Arborists are tree-specialists'who use their,-education:,`knowledge; -tra-in-ing, ,and e.xpe.h nce-to - examine trees, recommend measures to enhance the beauty and health of trees, and attempt to :c.e,duce rts,k.:of Jiving e, r~tre{es.: ts_,rnpy choose to accept or disregard. the'-recommendations of=the arborist; or to seek ;dditiomaT a.dvice.: y:... Arborists cannot detect: every condition that could possibly lead to the ~truetural failure of a tree. Trees-are-living organisms that fail-~h ways we do not-fully-und-erstan-d,-Conditi-ons--are--ofiten----.. hidden within trees and below ground-. Arborists, cannot guarantee that a tree' will be healthy or safe under'all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all. risk associated with trees is to eliminate all trees. Barrie D. Coate' ISA Certified Arborist Horticultural Consultant INITIAL STUDY - 930 UNIVERSITY AVENUE ATTACHMENT 2 PEER REVIEW GEOTECHNICAL EXPLORATION REPORT AND PLANS PROPOSED SELF-STORAGE FACILITY 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA 'BY AMEC GEOMATRIX FEBRUARY 28, 2009 AND GEOTECHNICAL EXPLORATION REPORT ADDENDUM No. 1 RESPONSE TO COMMENTS PROPOSED EXTRA SPACE SELF-STORAGE FACILITY 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA BY PROFESSIONAL SERVICES INDUSTRIES, INC FEBRUARY 22, 2009 AND RECOMMENDATIONS FROM GEOTECHNICAL EXPLORATION REPORT PROPOSED SELF-STORAGE FACILITY 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA BY PROFESSIONAL SERVICES INDUSTRIES, INC AUGUST 2, 2007 i _ ~ ame& February 26, 2009 Project 8449.071.0 Ms. Trang Tu-Nguyen Town of Los Gatos Parks and Public Works 41 Miles Avenue Los Gatos, California 95031 Subject: Peer Review - Geotechnical Exploration Report and Plans Proposed Self-Storage Facility 930 University Avenue Los Gatos, California 95032 Dear Ms. Tu-Nguyen: At your request, AMEC Geomatrix, Inc., has performed a peer review of the following documents that pertain to the development of a storage facility project on a property in Los Gatos, California: 1. Plans: Sheets C-1.0 to C-2.8, dated December 24, 2008 (stamped), MCE Consultants, Civil Engineering - Land Surveying, 111 Corporate Drive, #210, Ladera Ranch, California. 2. Professional Service Industries, Inc. (PSI), August 2, 2007, Geotechnical Exploration Report, Proposed Self-Storage Facility, 930 University Avenue, Los Gatos, California 92032, 20 pages. 3. Professional Service Industries, Inc. (PSI), February 22, 2009, Geotechnical Exploration Report - Addendum No. 1, Proposed Extra Self-Storage Facility, 930 University Avenue, Los Gatos, California 92032, 5 pages. Reference 1 is a set of civil engineering drawings of the subject site. Reference 2 is a design- level geotechnical investigation report for the proposed development. Reference 3 contains additional information on potential faulting in response to the initial review of Reference 2. This letter presents the results of our review of References 1 through 3 and provides our review comments. AMEC Geomatrix has not visited the subject site as part of our review. PROJECT AND SITE DESCRIPTION According to Reference 1,.the proposed project consists of the demolition of the existing site improvements (a driveway, parking lot, and surface and subsurface utilities and drainage improvements) and the construction of a new multistory building with a one-story basement, ground-level parking, surface and subsurface drainage improvements, and landscaping. AMEC Geomatrix, Inc. 2101 Webster Street, 12th Floor Oakland, California USA 94612-3066 Tel (510) 663-4100 Fax (510) 663-4141 { www.amecgeomatdxinc.com ame&: Ms. Trang Tu-Nguyen Town of Los Gatos February 26, 2009 Page 2 The subject property is an irregular-shaped parcel located on the east side of University Avenue northeast of downtown Los Gatos and just downstream of Vasona Reservoir. The property slopes down toward the east, with a flat pad in the center (a parking lot) and a steep descending driveway off University Avenue on the north. Maximum overall relief across the property is about 21 feet. Existing fills up to about 9 feet deep are locally present on the property. GEOLOGICIGEOTECHNICAL CONDITIONS No geologic map is included in Reference 2.- However, recently published maps, including the official Town Geologic Map from Nolan Associates (2002), indicate that the property is underlain by Holocene fluvial deposits (Qfl) and Pleistocene fluvial terrace deposits (Qto)..McLaughlin et al. (2001) indicate that the property is underlain by Holocene alluvial fan deposits (Qhf). Additionally, the official Town maps indicate that the parcel is located within zones of moderate shrink-swell potential, generally moderate liquefaction potential, moderate to high seismic shaking hazard, and high fault-rupture potential. As discussed in Reference 2, the property is located within-a potential liquefaction zone on the Seismic Hazard Zones map for the Los Gatos"Quadrangle (California Geological Survey, 2002). Professional Service Industries, Inc. (PSI), evaluated the seismically induced liquefaction and settlement potential at the property and estimated that the maximum settlement due to liquefaction and densification of unsaturated granular material is 0.66 inch, based on the ` subsurface profile at Boring B-2, and the maximum differential settlement is 0.44 inch in a distance of 50 feet. Reference 3 indicates that additional evaluation of the liquefaction potential is planned. A fault map. is included as Figure 2 in Reference 3. The map shows that the property is located in a seismically active region. The closest known fault is a trace of the potentially active Shannon fault zone, located approximately 65 feet south of the property (Nolan Associates, 2002; McLaughlin, 2001). This fault is a southwest-dipping thrust fault, and the property is located on the footwall of the fault. Many workers believe that movement on the Shannon fault zone is triggered by large earthquakes on the nearby San Andreas fault zone, and that the magnitude of any ground rupture will be relatively small. During the 1989 M' 7.1 Loma Prieta earthquake, small discontinuous compressional deformations (such as hardscape cracks), generally less than about 0.5 inch, were observed along this trace southeast of the property (McLaughlin et al., 2001; Hitchcock et al., 1994). Reference 2 indicates that the active San Andreas fault zone is mapped about 5 miles southwest of the property. Because of the distance from known faults and the location on the footwall of a Shannon fault trace, the potential for fault ground rupture on the property resulting from a large earthquake on the San Andreas or Shannon fault zone is considered to be low. Reference 2 indicates that the peak horizontal ground acceleration for the property with a 10 percent chance of exceedance in 50 years is approximately 0.67 g (0.90 g at 84th percentile) for the "maximum credible earthquake" magnitude of 6.7 on the Monte Vista-Shannon fault zone. \\Oad-fs1\deptdata\Doc_Safe\8000s\8449.000\8449.071\Review Letter 8449 071.doc aMt,?C19 Ms. Trang Tu-Nguyen Town of Los Gatos February 26, 2009 Page 3 Seismic design parameters of the 2007 California Building Code apply to the proposed project and are included in Reference 3. Subsurface exploration (Reference 2) indicates that alluvium was encountered below fill on the property to the maximum depth explored, 33 feet below the ground surface (bgs). The text indicates that sandy or gravelly clay fill was encountered that was up to about 9 feet thick. However, only the B-3 boring log identifies fill. Assuming that the sandy or gravelly clay is fill, the thickest fill is in Boring B-5 (8 feet). The alluvium underlying the fill consists of interbedded clay, silt, sand, and gravel alluvium. Groundwater was encountered in Boring B-2 at a depth of 14 feet bgs; none was encountered in Boring B-5, which was drilled to a depth of 15.5 feet bgs. The other borings did not extend deeper than 12 feet bgs. Reference 2 indicates'that the highest historic groundwater level is about 10 feet bgs. COMMENTS/CONCLUSIONS In our judgment, References 2 and 3, taken together, adequately address the geologic and seismic conditions and the geotechnical engineering considerations with respect to the ih proposed project. No further review by AMEC Geomatrix of this project is required. RECOMMENDATIONS Reference 3 indicates that PSI will update both the seismic parameters and liquefaction analysis, as well as its geotechnical design recommendations, as appropriate, for incorporation into the construction plans. Without a complete set of final construction plans, we cannot determine whether the recommendations in References 2 and 3, together with the supplemental recommendations critical to the successful performance of the proposed project, have been incorporated in the final construction plans.. Prior to the issuance of the building permit(s), the Town-of Los Gatos should review the final construction plans submitted with the building permit(s) application. Prior to the issuance of the building permit(s), PSI should review the final construction plans, including the foundation and structural plans, for conformance of the plans with its geotechnical engineering recommendations, and submit a plan review letter to the Town. During construction, PSI should observe and document the geotechnical engineering aspects of the construction, including grading and drainage improvements. Prior to project final, PSI should submit an "as-built" construction observation letter to the Town. r \\Oad-fs1\deptdata\Doc_Safe\8000s\8449.00018449.071\Review Letter 8449 071.doo Ms. Trang Tu-Nguyen Town of Los Gatos February 26, 2009 Page 4 ame& CLOSURE We hope this review provides you with the information you require. Please call if you have any questions. Sincerely yours, AMEC Geomatrix Consultants, Inc. ZProize a, Ph.D.,PE, C52535 ngineer YM/RHW/LDU Robert H. Wright, Ph.D., PG, CEG 962 Senior Engineering Geologist \\Oad-fs1ldeptdata\Doc_Safe18000s\8449.000\8449.071\Review Letter 8449 071.doc Alg Information Build On Fngineervng • CensullYng • Testing February 22, 2009 Mr. Denny Von Geiler Director of Construction Extra Space Storage Inc. 16738-H145 Lakeshore Drive Lake Elsinore, CA 92530 . Subject: Geotechnical Exploration Report - Addendum No. 1 Response to comments Proposed Extra Space Self-Storage Facility 930 University Avenue, Los Gatos, California PSI Project No. 056-75062-02 Dear Mr. Von Geiler: As requested, Professional Service Industries, Inc. (PSI) is providing this update to our referenced geotechnical exploration report in response to the comments and concerns of the Town of-Los Gatos geologic peer review consultant, Mr. Bob Wright of AMEC. - Project Understanding The project site is located at 930 University Avenue in Los Gatos, California (see Figure 1 - Site Location Map). Project information was provided by Extra Space in the form of a preliminary site layout sketch and typical loads. PSI understands that it is proposed to construct a four story structure with a single level basement for use as an Extra Space storage facility. The basement - - - will be approximately 10 feet below the ground surface (bgs). The proposed development is to be located in an existing parking lot that is relatively flat. Access to the site is from University Avenue, which is along the western border of the site, via a relatively steeply sloping driveway on the north side of the property. The proposed structure is to be approximately 22,000 square feet in plan area to be supported on continuous wall footings at 10 foot on centers. The design load (DL+LL) for. the continuous footings is 5,500 pounds per lineal foot (plf). We understand that the Town of Los Gatos geotechnical project review is being held up pending suitable answers to the concerns of their geologic peer review consultant, Mr. Bob Wright of AMEC. Previous Study Our referenced geotechnical report included 6 soil borings in the area of the proposed structure, drilled to depths of between approximately 9 feet and 33 feet bgs. In the areas explored, the site is underlain by sandy or gravelly clay in all borings except for boring B-6. The clay extends from a few feet to as much as about 10 feet bgs - possibly a man-made fill. Beneath the clay on the Professional Service Industries • 4703 Tidewater Ave., Ste. B • Oakland, CA 94601 • Phone 510.434.9200 • Fax 510.434.7676 Proposed Extra Space Self-Storage Facility PSI Project No. 056-75062-02 February 22, 2009 Page 2 northern end of the site in borings B-1 and B-5 is a layer of silt. Coarser material, consisting of sand, gravelly sand, gravelly silt, sandy gravel and silty gravel are present at between 10 and 1-5 feet bgs to the total depths explored in all borings except Boring B-2. In Boring B-2 a silty clay was present from a depth of 25 feet bgs to refusal at a depth of 33 feet bgs. In all of the borings, refusal was met on what is likely to be gravels and. cobbles at depths ranging from between 9 feet and 33 feet bgs. Groundwater was encountered only in boring B-2 at an approximate depth of 14 feet bgs. Our report concluded that the site appeared to be moderately well suited to the proposed development. The factors identified that will affect design and construction include the presence of variable strength fill material beneath the site and potential settlements due to, liquefaction of granular soils. PSI made recommendations for support of the structure on a GeopierO or stone columns foundation system, founded below the fill and the liquefiable granular material. Since submittal of the original report the basement has been added and` the fill and potentially liquefiable soils in the upper 14 feet bgs will be removed. Our report was performed in 2007, with seismic parameters provided in accordance with the.then current, 2001 California Building Code (CBC). Effective January 1, 2008, the State of California adopted the 2007 CBC, which is based on the 2006 international Building Code. Additionally, due to the difficult drilling conditions and refusal of the augers at depths shallower. then planned, the evaluation of liquefaction was limited to 33 feet below the base of the originally proposed building which is only 23 feet below the base of the currently proposed building. A boring to at least 50 feet below the proposed final ground surface or base of a-proposed building, whichever is deeper, is typically required for evaluation of liquefaction. We understand that the work necessary to--- provide both the updated seismic parameters and liquefaction evaluation- is. planned for the near. future and the results will be submitted under separate cover: Peer Review The referenced Geotechnicai report was reviewed by the Town of Los Gatos geologic peer review consultant, Mr. Bob Wright of AMEC. Mr. Wright has stated the following; "The PSI report (page 1) states that the nearest potentially active fault is located within 0.8 miles (2 km) of the site. As best as.l can locate the property on the Town maps, a trace of the Shannon fault appears to be located very near the southern boundary of and possibly within the property (Plate 1 - Geologic Map). I need PSI to provide me a figure that accurately locates this trace with respect to the property. If I am correct, PSI must also revise their discussion of potential fault ground rupture and related significant ground deformation in the event of an earthquake, and provide supplemental design recommendations to reduce the potential hazard. " With direction from engineering staff at the Town of Los Gatos, we have contacted Mr. Wright directly regarding his concerns. This addendum letter has been prepared in response to the concerns raised by Mr. Wright and is intended to satisfactorily resolve those concerns. Included below are a geologic section and a revised seismic discussion to append to our referenced report. &EIN . t Proposed Extra Space Self-Storage -Facility PSI Project No. 056-75062-02 February 22, 2009 Page 3 Site Geology The subject site is located within a large region known as the Coast Ranges geomorphic province. This province is characterized by extensively folded, faulted, and fractured earth materials. These structural features trend in a northwesterly direction and make up the prominent system of northwest-trending mountain ranges separated by straight-sided sediment filled valleys (CGS, 2002). The subject site is situated within the Rinconada de Los Gatos on the south side of the Santa Clara Valley. The nearest surface water bodies include Los Gatos Creek,, bordering the east side of the site, and the Vasona Reservoir, approximately 500 feet south of the site. Our observations and analysis of readily available, pertinent geologic literature (Nolan, 2002) indicate that the subject site is underlain by Quaternary-aged fluvial deposits near the creek (sandy silt, sand, silty sand and sandy gravel) and older fluvial terrace deposits on the west side of the property (bouldery to pebbly gravel, sand and silt). A geologic map is presented as Figure 2. Seismicity Seismicity - 'MonteV ista-Shannon_ Fault Fault Location - The Seismicity section of our referenced report states that the nearest potentially active fault is the Monte Vista-Shannon fault, located within 0.8 miles of the subject site. This understates the actual distance from the mapped location of the fault. Based on the Town of Los Gatos official geologic map, generated for the general plan update (Nolan, 2002), the fault is mapped as being just south of the southwest corner of the subject site (see Figure 2). In fact, based on recent USES fault data (USGS, 2006) the fault is mapped as approximately 65 feet southwest of this southwest corner. To accurately locate this fault trace with respect to the property the subject property was outlined on a USGS aerial photograph that delineates the fault (see Figure 3). Fault Activity - According to the Alquist-Priolo Special Studies Zones Act of 1972 (revised 1994), "active" faults are those that have been shown to display surface rupture during the last 11,000 years (i.e., Holocene time). Since there has been no apparent seismic activity on the Monte Vista- Shannon fault in at least the last 20,000 years, it is only considered to be "potentially active." As such, despite the close proximity to the fault, this site is not currently situated within a mapped Earthquake Fault Zone (CDMG, 1991). Even though this fault is only considered to be "potentially active," compressional deformation (indicating minor near-surface movement) was recent) observed along this fault trace at Los Gatos Boulevard, approximately '/2 mile southeast of the subject property. This deformation is thought to be attributable to "sympathetic" movement on the Monte Vista-Shannon fault from seismic activity on the San Andreas (or a subsidiary) fault during the 1989 Loma Prieta Earthquake. Proposed Extra Space Self-Storage Facility PSI Project No. 056-75062-02 February 22, 2009 Page 4 Fault Geometry - Based on fault parameters available from the California Geological Survey (CGS), the Monte Vista-Shannon fault is a reverse or thrust fault (hanging wall raised relative to the footwall) with a fault plane dipping about 60 degrees toward the west. 'Since the subject property lies on the east side of the fault,,it is on the footwall. The "reverse" nature of the motion along this fault means that the hanging wall and footwall get compressed together, causing the hanging wall to ride up over the footwall. For sites near a reverse fault, deformation is expected to be less 'severe on the thicker footwall than on the thinner hanging wall. Lurching and Shallow Ground Rupture - Since the Monte Vista-Shannon fault is not mapped as crossing the subject property, the.potential for ground. rupture due to active faulting should be considered to be low. While ground deformation at the site due to "sympathetic" movement along the fault (related to seismic activity on nearby active faults) is possible, it is considered to be relatively unlikely within the economic lifetime of the. proposed development. Furthermore, since the subject property is located on the footwall of the fault, any ground deformation that does occur would be expected to be relatively insignificant to the development, -and is not considered to be a design consideration. Additional Supplemental Study Our referenced-1 report was performed-"in 2007, with seismic parameters provided in. accordance with the then; current, 2001 California-Building Code (CBC). Effective January 1, 2008, the State- of- California~'adopted the 2007-CBC, which is based on the 2006 International Building Code. As such, the seismic parameters.for the project need to be updated to current standards. Additionally, the scope of work of our 2007 study did not include an evaluation of the factor of -safety against liquefaction and estimation--of-d- ynamic settlement and/or lateral spread due to liquefaction. Deeper borings (of at least 50 feet) would be necessary to make that determination.. We understand that the work necessary to provide both the updated seismic parameters and a liquefaction evaluation is planned for the near future and will be submitted under separate cover. Recommendations Based on our understanding of the site conditions from the geology and subsurface conditions encountered in the original investigation the geotechnical recommendations provided in the original report are .considered to be appropriate for design of the proposed structure. However, since a basement will be constructed and the fill and potentially liquefiable deposits will be removed, it is our opinion that the building can.be supported on shallow foundations at the basement level. PSI plans to provide final recommendations for the proposed development at the completion of the planned supplemental geotechnical'study. Construction Observations It is recommended that PSI be retained to examine and identify soil exposures created during project construction order to verify that soil conditions are as anticipated. We further recommend that any structural fills be continuously observed and tested by our representative in order to evaluate the thoroughness and uniformity of their compaction. If possible, samples of fill materials 'should be submitted to our laboratory for evaluation prior to placement of fills on site. Proposed Extra Space Self-Storage Facility PSI Project No. 056-75062-02 February 22, 2009 Page 5 a i 3 Limitations The conclusions contained in this report are based on review of our referenced geotechnical study and of the geologic map prepared by others. If there are any revisions to the plans for this project, or if deviations from the subsurface conditions noted in our referenced report are encountered during construction, PSI should be notified immediately to determine if changes in our recommendations are required. If PSI is not retained to perform these functions, PSI will not be responsible for the impact of those conditions on the project. Services performed by the geotechnical engineer for this project have been conducted with that level of care and skill ordinarily exercised by members of the profession currently practicing in this area. No warranty, expressed or implied, is made. We appreciate the opportunity to perform this liquefaction evaluation and look forward to continued participation during the construction phase of this project. If you have any questions pertaining to this report, or if we may be of further service, please contact our office. Respectfully submitted, PROFESSIONAL SERVICE INDUSTRIES, INC. Ajazlll J'~~t Edward Sirota, P.E., R.G.E. 783 Project Manager Reviewed by: Robert R. Russell Principal Consultant F-~-D GEO 10 BRW0 W. BURrIEI.D• Brand Bu eld, PG #698 No. 6986. Project ologist l0F Attachments: Figure 1 - Site Location Map Figure 2 - Regional Geologic Map Figure 3 - Site Aerial Photo with USGS Fault Data r Was; P SI Proposed Extra Space Self-Storage Facility PSI Project No. 056-75062-02 February 22, 2009 Page 6 References 1. California Division of Mines and Geology (CDMG), November 1, 1991, "State of California Special Studies Zones, Los Gatos Quadrangle, Revised Official Map," Scale; 1:24,000. 2. Nolan Associates, January 17, 1999, rev. November 21, 2002, "Geologic Map for the Town of Los Gatos, General Plan Update," Plate #1, Scale: V = 1,000'. 3. Professional Service Industries, August 4, 2006, "Geotechnical Engineering Services Report, Proposed Self Storage Facility, 930 University Avenue, Los Gatos, California 92032," PSI Project No.: 056-75062. 4. U.S. Geological Survey and California Geological Survey, 2006, Quaternary fault and fold database for the United States, accessed February 17, 2009, from USGS web site: http//earthquakes.usgs.gov/regional/gfaults/. I J NORTH 0 1/2 1 MILE SCALE REFERENCE Information 4703 Tidewater Avenue, Suite B U.S.G.S. SAN JOSE WEST AND =AV To Build On Oakland, California 94601 LOS GATOS CALIFORNIA; 7.5 Engineering •Consulting •Testing (510) 434-9200 MINUTE SERIES TOPOGRAPHIC D, BW yap; . Na; rtyur. Nw: MAPS, DATED 1961 AND 1953, ""i" RESPECTIVELY (BOTH 'PHOTO- PROPOSED EXTRA SPACE STORAGE B.B. 2109 76062-01 830 UNIVERSITY AVENUE, LOS CATOS. CALIFORNIA REVISED 1980) I n". App--d DW P-J-t Na: SITE LOCATION MAP E.S. 056-75062 N r - it 7 Lit' 4i;~j~ , ~ I ~lll{CCC"' .l ; Lt{) }r~. I (A G1f ' i" r`!A~ 40 ;r + t tf,' 1 t' i• .r. , f i 'A -7* rK . r' L f ~ r t Jl. Y S Q Ir 1 Qf1 ! r;y I 4 ' +9 } ~ t ( k t i~ ! ~ r ~ r tl "r t t I I it- q. EXPLANATION: 0 1000 2000ft Qfi - Fluvial deposits (Holocene)' Qt - Youngest fluvial terrace deposits (Holocene) APPROXIMATE SCALE Qto - Older fluvial terrace deposits (Pleistocene) QTsc - Santa Clara Formation (Pliocene and Pleistocene) ' - Contact; dashed where approx, dotted where concealed - Fault; dashed where approx, dotted where concealed - Subject Property REFERENCE: Nolan Associates, revised .11/21/02, "Geologic Map for the Town of Los Gatos General Plan Update," Plate No. 1, Scale: 1"=1000'. NQ.Air Information ~!"W To Build On Plgleo! Nrnw: PROPOSED EXTRA SPACE STORAGE 930 UNIVERSITY AVENUR, LOS CATOS, CALIFORNIA n". REGIONAL GEOLOGIC MAP 4703 Tidewater Avenue, Suite B Oakland, California 94601 (510) 434-9200 Urv ft' DOC' FU* No.: Fip:tor Nw: B.B. 2109 75062-02 Approved DW Prgd d N.: E.S. 056-75062 l I GEOTECHNICAL EXPLORATION REPORT Proposed Self Storage Facility 930-University Avenue Los Gatos, California 92032 PSI File No. 056-75062 PREPARED FOR Mr. Joseph Capasso Vice President ; Extra Space Storage, LLC 2795 East Cottonwood Parkway, Suite 400 Salt Lake City, Utah 84121 - August 2, 2007 BY PROFESSIONAL SERVICE INDUSTRIES, INC. 3960 EAST GILMAN STREET LONG BEACH, CALIFORNIA EXECUTIVE SUMMARY For your convenience, the following paragraphs and tables present the major findings and provide recommendations for the proposed four level self storage facility in Los Gatos, California. , The subsurface conditions within the project site generally consist of a gravelly clay extending from a few feet to as much as nine feet below ground surface (bgs) and appears to be a man made fill. Beneath the clay on the northern end of the site in borings B-1 and &5 is a silt layer. Sands, gravelly sands, sandy gravel and silty gravels are present beneath the fill in borings B-2, B-3, B-4 and B-6. In five of the six borings refusal was met on what is likely to be gravels and cobbles at depths ranging from' 9 to 15-1/2 feet bgs. In boring B-2 a dense to very dense sand and silty sand was encountered below the upper gravel and sand layers. The sand and silty sand layer extended from approximately a depth of 13 feet to a depth" of 25 feet bgs where there was a stiff to very stiff clay layer. Boring 8-2 met refusal on what is likely to be gravel and cobbles at a depth of 33 feet bgs. Considering the nature of the proposed construction, the variable-.density, of the fill material and shallow liquefiable deposits PSI recommends a foundation system consisting of Geopier° rammed aggregate piers (RAP) for-the support of the structure. The native soils may represent a negligibly corrosive environment with respect to concrete. Type II cement with a maximum water-cement ratio of 0.50 is recommended for concrete in contact with the ground. The final concrete mix design should 'be evaluated after sulfate testing is performed on actual subgrade materials. The site is in a seismically active area of the state. The nearest potentially active fault is the Monte Vista-Shannon fault, located within 0.8 miles (2 km) from the site. The site is not located within a currently established Alquist-Priolo Earthquake Study Zone but is located within a State of California Seismic Hazard Zone for potential liquefaction. The California Building Code should be followed with respect to seismic design. Table 1 is a summary of our recommendations. Proposed Site Development, Los Gatos, California Professional Service Industries, Inc. TABLE.1 SUMMARY OF RECOMMENDATIONS PROPOSED STORAGE FACILITY LOS GATOS. CALIFORNIA Design Item Recommended Design Parameter FOUNDATION: Geopier° 30-inch diameter Minimum Pier Depth Estimated 10 to 15 feet below existing grade Allowable Pier Capacity Estimated 85 to. 90 kips per pier Allowable Lateral Capacity Friction factor 0.5 between grade beam and Geopier® Passive earth pressure against sides of grade beams equal to an equivalent fluid pressure of 270 pounds per cubic foot (pcf)- Estimated Foundation Settlemen#s 1 inch total- Y2 inch differential Cement Type & Water-Cement Ratio Type II and 0.50 CONCRETE SLABS: Slab Subgrade Preparation As recommended in report text Minimum Reinforcement Structural engineer to design for low ,expansion potential PAVEMENTS: Asphalt Concrete 4 inch Asphalt Concrete over 7 inch Class 2 Aggregate Base Portland Cement 5 inch Portland Cement Concrete over 4 inch Class 2 Aggregate Base PROJECT SITE CONDITIONS: Expansive Nature of Site Soils Low expansion potential Groundwater Depth Encountered at -14 feet below Historical Groundwater Depth existing grade; Historical high in vicinity of project site at approximately 10 feet below Proposed Site Development, Los Gatos, California Professional Service Industries, Inc. Design Item Recommended Design Parameter existing grade Soil Sulfate Content Negligible 1 Proposed Site Development, Los Gatos, California Professional Service Industries, Inc. In addition, design of structures should comply with the requirements of the governing jurisdiction's building codes and standard practices of the Structural Engineers Association of California. GEOTECHNICAL EVALUATION Based upon the results of our soil test borings, the site appears to be moderately well suited to the proposed development. The primary factors that will affect design and construction of the proposed buildings include 1) the presence of variable strength fill material beneath the site and 2) the potential settlements due to liquefaction of granular soils in the zone from 10 to 15 feet below the ground surface. Considering the nature of the proposed construction and the subsurface conditions within the site, PSI recommends a foundation system, consisting of Geopier® or stone columns founded below the fill and the liquefiable granular material. A brief overview of the applicable site preparation options and foundation type that are based on our- present field exploration and data is presented in the following subsections of this report. EARTHWORK RECOMMENDATIONS The proposed construction at the site should be performed in accordance with the following recommendations and the standard' guidelines for grading projects included in Appendix F. In case of conflict, the following recommendations should supersede those in the Appendix. Site Preparation Initially, all existing pavements, utilities and deleterious material should be removed from areas proposed for construction. Stripping operations should extend a minimum of 10 feet beyond the proposed building limits, where practical. Grading plans have not been provided for the facility, however, considering he relatively flat site'PSI anticipates that little cut or fill will be required Subgrade Preparation The fill material beneath the site has variable density. To provide for a more uniform foundation base PSI recommends that the existing near-surface soils be removed and replaced as properly compacted fill in areas that are to receive any structure or pavement. Based on the results of our subsurface exploration, the required excavation should extend two feet below the existing grade, the finished grade, or to the bottom of any grade beams, whichever is deeper. The required excavation below the pavement areas is one foot below Proposed Development, Los Gatos, CA Professional Service Industries, Inc. the existing grade or finished grade; whichever is deeper. The excavated soil is anticipated to be suitable for backfill. Subsequent to excavation it is recommended that the exposed surface be proofrolled. Areas which rut or pump under the proofroller should be undercut a minimum of 18- inches. Provided the excavated material is suitable for fill it should be moisture conditioned and stockpiled for later use as backfill. Fill can then be placed to raise the grade. Clayey fill material should be moisture conditioned to at least two percent above optimum moisture content and compacted to at least 90 percent relative compaction (based on ASTM Test Method D1557). Where the soil beneath any pavement is within one foot of the finished grade the soil should be compacted to at least 95 percent relative compaction (based on ASTM Test Method D1557). Fill Placement Grading plans have not been provided for the facility, however, considering the relatively flat site PSI anticipates that little fill will be required Where fill is required, however, it should be free of organic or other deleterious materials, have 'a maximum particle size of 3 inches or less and should possess an expansion index of less than 20 (UBC 18-2). All of the on sites soils appear to be reusable as structural fill. Structural fill should be compacted to at least 90 percent of the maximum dry density as determined by ASTM Designation D1557. I Fill should be placed in maximum loose lifts of eight inches and should be moisture conditioned to slightly above the optimum moisture content for granular material and at least two percent above optimum 'moisture content for clays. If water must be added, it should be uniformly applied -and thoroughly mixed into the soil by discing or scarifying. Each lift of compacted-engineered fill should be tested by a representative of the geotechnical engineer prior to placement of subsequent lifts. All grading operations should be performed in accordance with the requirements of the California Building Code (2001 edition), PSI's Standard ' Guidelines for Grading Projects (Appendix F), and local governmental standards which have jurisdiction over this project. j Proposed Development, Los Gatos, CA Professional Service Industries, Inc. FOUNDATION RECOMMENDATIONS Considering the nature of the proposed construction and the subsurface conditions within the site, we recommend a deep foundation system, consisting of Geopier® or stone columns. Geopier Foundation Due to the variable density fill and the liquefiable deposits, PSI recommends that Geopier rammed aggregate piers (RAP) for the support of the structure. The RAP should be founded on the gravel with cobble layer that is present in Borings B1 and B3 to B5 at depths varying from approximately 10 feet to 15 feet below ground surface. At the location of boring B2 the Geopier® can be founded on the dense sand with gravel at a depth of approximately 13 feet. Grade beams are typically used to distribute the building loads to the RAP. RAP elements are designed and installed by a licensed and specialty ground improvement contractor. The RAP system is based on soil improvement that consists of ramming crushed rock columns into drilled shafts in compressible soil and fill. Ramming action is produced with a minimum 45,000 lb hydraulic excavator equipped with a 3,500 lb hydraulic hammer and the specially designed 450 beveled ram. The. net effect of ramming is an increase in strength and stiffness of the soil mass up to one diameter from the drilled edge. Conventional shallow footings are used in conjunction with RAP reinforced soil. The neat drill diameter of RAP is 30 inches for bearing elements and 33 inches for uplift . elements. After drilling, the high frequency ramming action of the beveled ram embeds a lift of crushed rock into and compacts the bottom of the drilled shaft, commonly referred to as the "bottom bulb". Once the bottom bulb has stabilized, the rest of the drilled shaft is rammed with crushed rock in thin 12 inch lifts to form the RAP element. If the RAP system. is selected for structural support, then a licensed-design-builder would provide- a complete design-build submittal with design recommendations, engineered plans and specifications. In addition, PSI will need to perform a geotechnical review of the RAP design. Based on the soil conditions the estimated RAP reinforced soil capacities are as follows: ■ Geopier RAP shaft lengths (GSL) for bearing elements should extend 10 to 12 feet below the bottom of shallow foundations and the GSL for uplift elements should extend 15 feet below the bottom of shallow foundations. The uplift elements are constructed with bottom plates and tension rods, which are then tied into the foundation. ■ Allowable RAP composite bearing capacity: 6,000 psf ■ Allowable 30-inch RAP cell capacity: 85 to 90 kips Proposed Development, Los Gatos, CA Professional Service Industries, Inc. ® Allowable 33-inch RAP uplift capacity: 40 to 50 kips The allowable capacities are permitted a 1/3 increase for seismic and wind loads. In order to verify the allowable vertical design capacities full scale load tests should be performed. The license design builder will provide the plans and specification for the load-test which PSI will review. PSI will also observe the load test and review the load test results. We recommend that Geopier® construction be monitored by PSI. Our service will supplement the RAP installer's internal QC program. Together the QA/QC program will monitor drill depths, Geopier® RAP shaft lengths (GSL), average lift thicknesses, installation procedures, aggregate quality, and densification of lifts. Lateral Forces Lateral Forces maybe resisted by the frictional resistance between the concrete foundations and the Geopier® RAP and by passive pressure against the sides of the footings connecting the RAP. A coefficient of friction between the RAP and the foundation of 0.5 may be used in the design. An equivalent fluid pressure'of 270 psf per foot of wall height can be used for the passive earth- pressure condition. The frictional resistance and active earth pressure maybe combined to resist lateral forces provided either one is reduced by one-half. Static Settlement Based on the known subsurface conditions and site geology, and our experience, we anticipate that proper designed and constructed foundations supported on the recommended Geopier" foundation should experience maximum total and differential static settlements of less than 1-inch and Y2- inch, respectively. While settlement of this magnitude is generally considered tolerable for structures of the type proposed, the design of masonry walls should include provisions for liberally spaced, vertical control joints to minimize the effects of cosmetic "cracking". Soil Sulfate.Cohtent A representative sample of onsite soils was tested in our laboratory for sulfate content. Results of testing indicate that the onsite soils may have "negligible" sulfate content with respect to concrete corrosion. For preliminary design purposes, we recommend a minimum of Type II cement and a maximum water-cement ratio of 0.50 (by weight), for concrete in contact with on-site soils. Final concrete mix design should be evaluated after sulfate tests have been performed on the actual subgrade material. Concrete mix design should follow the minimum requirements of Table 19-A-4 of the 2001 California Building Code. Proposed Development, Los Gatos, CA Professional Service Industries, Inc. RETAINING WALL RECOMMENDATIONS Building walls that retain soil should. be designed to resist the at-rest earth pressure condition plus surcharge loads associated with any parking. or vehicular traffic. PSI has assumed that these building walls may retain the existing near surface clay fill soils. An equivalent fluid pressure of 60 psf per foot of wall height should be assumed for the at- rest earth pressure condition. There would be additional. loads for any soil slopes, parked vehicles or vehicular traffic that are within the soil failure wedge that extends laterally a distance of approximately one times the wall height (H) from the top of the wall. Cantilever retaining walls should be supported on Geopiee RAP. Where there are no restraints to rotation of the top of the well the wall should be designed to resist active earth pressures. If the near surface clay soils are used as backfill an equivalent fluid pressure of 38 psf per foot of wall height should be assumed for the active earth pressure condition. It should be noted that the use of heavy compaction equipment in close proximity to retaining structures could result in wall pressures `exceeding `design values and corresponding wall movement greater than normally associated with- the development of active conditions.-1n this regard', the contractor should take appropriat`e--precautions-during ` the backfill placement. Retaining wall foundations should be designed in accordance with the foundation recommendations already presented, except as modified herein. When combining both frictional and passive lateral resistance, one or the other should be reduced by half. A backdrainage system should be installed to drain any water that may collect behind building walls that retain soil or -cantilever retaining walls, and build up hydrostatic pressure. The drainage system should consist of a minimum one-foot wide zone of free- Oraining, Y inch crushed rock placed adjacent to the wall and-extending 2/3 the height of the wall. The gravel should be separated from the backfill by a non-woven geotextile fabric (consisting of Mirafi 140N or approved equivalent): A 4-inch-diameter perforated SCH-40 PVC plastic pipe should be placed with perforations down, behind the retaining walls at a gradient of at least 1 percent. Where there are building walls retaining soil the perforated plastic pipe should be placed at least six inches below finished floor elevations. Drainage outlets should be 4-inch diameter solid SCH-40 PVC plastic pipe, installed at a minimum of 100 linear feet, or less, and should drain to an appropriate outlet that is protected against erosion. Where the soils are being retained by a building wall the drainage pipe should be daylighted or directed to a sump with a, pump to remove any water and discharge the water to the appropriate storm water system. Drainage should be conducted away from.structural foundations. The project geotechnical engineer should approve any alternative drain system. If landscaping is planned anywhere near the building wall retaining soil or a retaining wall, waterproofing the back of the wall should be considered to mitigate water migration into Proposed Development, Los Gatos, CA Professional Service Industries, Inc. the structure or surface staining. The waterproofing system for the wall should be designed by a qualified waterproofing consultant. SLAB RECOMMENDATIONS The ground floor slab may be supported at grade provided that the slab is designed to resist the differential settlements associated with liquefaction or possible cracks in the slab subsequent to an earthquake are acceptable. A vertical modulus of subgrade reaction of 100 pounds per square inch per inch of deflection (pci) maybe used for design of the slab placed on properly compacted structural fill. The estimated maximum settlement due to liquefaction is estimated to be 0.66 inches. The maximum differential settlement is estimated to be 0.44 inches in a distance of 50 feet. The actual maximum differential settlement may be less due to densification of the liquefiable layers during installation of the RAP foundation. Based on. geotechnical considerations, it is recommended that the interior slabs be at least 5. inches in nominal thickness, and reinforced in accordance with the structural engineer's requirements. Some minor cracking of slabs can be expected due to shrinkage. The potential for this slab cracking can be reduced by careful control of water/cement ratios in the concrete. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize the cracking of slabs. We recommend that a slipsheet (or equivalent) be utilized if grouted fill, tile, or other crack-sensitive floor covering is planned directly on concrete slabs. All slabs should be designed in accordance with structural., considerations. Where moisture seepage through the concrete slab on grade is a concern we recommend a capillary break and a polyethylene vapor barrier be placed beneath the slab on grade. The capillary break should consist of a minimum of two inches of sand placed on top of the prepared subgrade. The sheets of polyethylene would be placed on top of the sand and -then a minimum of two inches of sand or a geotextile placed on top of the polyethylene to protect the polyethylene and to allow appropriate curing of the concrete slab on grade. The polyethylene sheets should be at least 10 mils thick and the joints lapped a minimum - of 4 inches and sealed. If a geotextile is used on top of the plastic sheet it should be Mirafi 140N or equivalent. Prior to placement of the sand or geotextile fabric on top of the slab-on-grade, the polyethylene sheet should be thoroughly inspected for cracks, punctures, tears, and holes. If .necessary, the polyethylene should be replaced or patched to assure a fully functional entity. PAVEMENT RECOMMENDATIONS The recommended thicknesses presented below are considered typical and minimum for the assumed parameters. We understand that budgetary considerations sometimes 1 Proposed Development, Los Gatos, CA ° Professional Service Industries, Inc. warrant thinner pavement sections than those presented. However, the client, the owner, and the project principals should be aware that thinner pavement sections might result in increased maintenance costs and lower than anticipated pavement life. The appropriate pavement section depends primarily upon the type of subgrade soil', shear strength, traffic load,. and planned pavement life. For design PSI has assumed the California Department of Transportation minimum recommended traffic index of TI=5.0 for the roadways and parking areas since there is little to no truck traffic into the project. For design we have assumed an R-value of. 10 for the near-surface clays on the project site. Since an evaluation of the characteristics of the actual soils at pavement subgrade can only be provided at the completion of grading, the following pavement sections should be used for planning purposes, only. Final pavement designs should be evaluated after the actual subgrade soils are determined or R-value tests have been performed on the actual subgrade material. Pavement Assumed Preliminary Pavement Loading Traffic Section Conditions Index Roadways _ and 0 5 4.0 inches A.C. over 7.0 inches Parking . Class 2 Aggregate Base Areas Where rigid' concrete pavements areplanned to support vehicular traffic, the following minimum sections are recommended: Pavement Assumed Preliminary Pavement Loading Traffic Section Conditions Index Roadways and 0 5 5.0 inches PCC over 4.0 inches . Parking . Class 2 Aggregate Base Areas Portland Cement Concrete pavement sections should incorporate appropriate steel reinforcement and crack control joints as designed by the project structural engineer. We recommend that sections be as nearly squared as possible and no more than 12 feet on a side. A 3,500 psi mix may be utilized. The actual design should also be in accordance with design criteria specified by the governing jurisdiction. Asphalt Concrete (A.C.), Portland Cement Concrete, and Class 2 aggregate base should conform to and be placed in accordance with the latest revision of the California Department of Transportation Standard Specifications and American Concrete Institute (ACI) codes. Aggregate base should be compacted to a minimum of 95 percent relative compaction Proposed Development, Los Gatos, CA Professional Service Industries, Inc. l (based on ASTM Test Method D1557) prior to placement of A.C. Subgrade preparation for pavement areas is included in the Site Preparation section of this report. CONSTRUCTION CONSIDERATIONS It is recommended that PSI be retained to provide observation and testing of construction activities involved in the foundation, earthwork, and related activities of this project. PSI cannot accept any responsibility for any conditions which deviate from those described in this report, nor for the performance of the foundation if not engaged to also provide construction observation and testing for this project. Moisture Sensitive Soils/Weather Related Concerns The upper soils encountered at this site may be sensitive to disturbances caused by construction traffic and to changes in moisture content. During wet weather periods, increases in the moisture content of the soil can cause significant reduction in the soil strength and support capabilities. In addition, soils which become wet may be slow to dry and thus significantly retard the progress of grading and..compaction activities. It will, therefore, be -advantageous to perform earthwork and. foundation construction activities during dry weather. I Much of the on-site soils may be susceptible to erosion during periods of inclement - - - - weather. As a result, the project Civil Engineer/Architect and Grading Contractor should - take appropriate precautions to reduce the potential for erosion during and after. construction. Drainage and Groundwater Considerations Groundwater was encountered at approximate depth of 14-feet below the existing ground surface. It should be noted that Los Gatos Creek is located near the eastern property boundary and that variations in the ground water table may result from fluctuation in-the ground surface topography, subsurface stratification, precipitation, irrigation, and other factors that may not have been evident at the time of our exploration. Water should not be allowed to collect in the foundation excavation, on floor slab areas, or on prepared subgrades of the construction area either during or after construction. Undercut or excavated areas should be sloped toward one corner to facilitate removal of any collected rainwater, groundwater, or surface runoff. Positive site drainage should be provided to reduce infiltration of surface water around the perimeter of the building and beneath the floor slabs. The grades should be sloped away from the building and surface drainage should be collected and discharged such that water is not permitted to infiltrate the backfill and floor slab areas of the building. Excavations Proposed Development, Los Gatos, CA Professional Service Industries, Inc. In Federal Register, Volume 54, No. 209 (October 1989), the United States Department of Labor, Occupational Safety and Health Administration (OSHA) amended its "Construction Standards for Excavations, 29 CFR, part 1926, Subpart P". This document was issued. to better insure the safety of workmen entering' trenches or excavations. It is mandated by. this federal regulation that excavations, whether they be utility trenches, basement excavation or foundation excavations, be constructed in accordance with the OSHA guidelines. It is our understanding that these regulations are being strictly enforced and if they are not closely followed the owner and the contractor could be liable for substantial penalties. The contractor is solely responsible for designing and constructing stable, temporary excavations and should shore, slope, or bench. the sides of the excavations as required to maintain stability of both the excavation sides and bottom. The contractor's "responsible person", as defined in 29 CFR Part 1926, should evaluate the soil exposed in the excavations as part of the contractor's safety procedures. In no case should slope height, slope inclination, or excavation depth, including utility trench excavation depth, exceed,those specified in local, state, and federal safety regulations. We are providing this information solely as a service to our client. PSI does not assume responsibility for construction site safety or the contractor's or' other parties' compliance with local, state, and federal safety or other regulations. Trench Backfill Except where extending perpendicular under proposed foundations, utility trenches.should be constructed outside a 1:1 projection from the base-of-foundations. Trench excavations for utility lines, which extend under structural areas, including paved areas should be properly backfilled and compacted. Utilities should be bedded and backfilled with clean sand or approved granular soil to a depth of 'one foot over the pipe. This backfill should be uniformly watered and compacted to a firm condition for pipe support and mechanically compacted to at least 95% of maximum dry density based on ASTM D1557. Flooding should not be permitted. The remainder of the backfill shall be typical on-site soil or imported soil which should' be placed in lifts not exceeding 8 inches in thickness, watered or aerated to at least 2 percent ' above the optimum moisture content, and mechanically compacted to at least 90 percent of maximum dry density (based on ASTM D1557). There should be little settlement of backfill compacted as per the recommendations above. However, utilities within the trenches or the concrete walks supported on the trench backfill should be designed to accept small differential movements. Proposed Development, Los Gatos, CA Professional Service Industries, Inc. ADDITIONAL SERVICES The recommendations made in this report are based partially on the assumption that an adequate program of tests and inspections will be performed during construction to verify the field applicability or subsurface conditions and compliance with the recommendations that are the basis of this report. The firm that provides testing and observation during construction shall assume the responsibility of the geotechnical consultant of record, performing additional investigation and testing as needed to determine the appropriate foundations and soil preparation to be used for site development. It is recommended that PSI be retained to provide observation and testing of construction activities involved in the foundation, earthwork, and related activities of this project. These tests and inspections should include, but not necessarily limited to, the following: Full-time observation and testing by the geotechnical consultant of record during site clearing, grading, excavation, placement of fills, and backfilling of utility - trenches. Critical observations and testing- should be made during benching, removal depths, and fill density testing. • Review of the plans and observation of the load test on the RAP. • Review of the plans and specifications for the RAP. Inspection of foundation excavations, RAP installation, and reinforcing steel before concrete placement; • Consultation as may be required during construction. In addition, the project plans and specifications should be reviewed by us to verify compatibility with our recommendations and conclusions. Additional information concerning the scope and cost of these services can be obtained from our office. REPORT LIMITATIONS The recommendations submitted are based on the available subsurface information obtained by PSI and the design concept you provided for the proposed, project. If there are any revisions to the plans for this project or if deviations from the subsurface conditions noted in this or any supplemental report prepared by PSI are encountered during construction, PSI requires we be notified immediately to determine if changes in our recommendations are required. If PSI is not retained to perform these functions, PSI will not be responsible for the impact of those conditions on the project. The conclusions and recommendations in this report are based on current information regarding the proposed construction. The conclusions and recommendations provided may be invalid if: Proposed Development, Los Gatos, CA - Professional Service Industries, Inc. • The structural loads change from those stated or the structures are relocated; . • The Additional. Services section of this report is not followed; • This report is used for adjacent or other property; • Changes of grade or groundwater occur between the issuance of this report and construction other than those anticipated in this report; • Any other change is implemented, which materially alters the project from that proposed at the time this report was prepared. PSI warrants that the findings, recommendations, specifications, or professional advice contained herein have been made in accordance with generally accepted professional geotechnical engineering practices in the local area. No other warranties are implied or expressed. After the plans and specifications are more complete, PSI should be retained and provided the opportunity to review the final design plans and specifications to check that our engineering recommendations have been properly incorporated into the design documents. PSI did not provide any service to investigate or detect the presence of moisture, mold, or other biological contaminants in or around any structure, or any service that was designed or intended to prevent or lower the risk of the occurrence of the amplification of the same. Mold is ubiquitous to the environment with mold amplification occurring when building materials are impacted by moisture. Site conditions are outside of PSI's control, and mold amplification will likely occur, or continue to occur, in the presence of moisture. As such, PSI cannot be held responsible for the occurrence or recurrence of mold amplification. This report has been prepared for the exclusive use of Extra Space Storage LLC for the specific application to the proposed site development to be located at 930 University Avenue, Proposed Development, Los Gatos, CA Professional Service industries, Inc. NOTICE Town of Los Gatos Environmental Impact Review :Mitigated Negative Declaration Lead Agency: Town of Los Gatos Community Development Department 110 East Main Street Los Gatos, CA 95031 Project Title and Location: 930 University Avenue Planned Development Application PD=08-001 Negative Declaration ND-08-05 Project Description: The project applicant is requesting Planned Development approval to construct an 86,345 square-foot (s.f.) building (86,407 s.f. with a 62 s.f. balcony). The 1.31-acre site consists of one parcel, APN 424-31-065, and is currently developed with a°paved parking lot that was used by the adjacent Verizon facility to the south. - - - - - - - The proposed building would be three stories with a basement level and the following would be provided: 83,448 s.f. of storage on four levels, a 1,350 s.f. office on the second floor, a caretaker's unit (124 s.f. on the second floor and 1,423 s.f. on the third floor). The first level would be located underground, while loading would take place on the second floor. The office would be on the third floor, while security quarters would be mostly on the top floor. The proposed building would cover an area of 22,000 s.f. and maximum height is proposed to be 35 feet. Project plans indicate that a total of 14 parking spaces would be provided (three loading spaces and eleven spaces for the storage use, including one handicap accessible space). Parking spaces are designated along the east side of the building, with four spaces to the north near the site's entrance driveway.. An existing driveway on University Avenue would provide site access as well as access to existing buildings located to the south of the site. From this driveway., there is a•pav.ed access drive that extends along the northern and eastern project boundaries, continuing onto the parcel to the south. This driveway also provides access to the Verizon facility, which is located south of the site. 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: The proposed building would be three stories above grade, with a maximum height of approximately 35 feet at the roof peak. The proposed building's three-story design (above grade) would differ from the prevailing one- to two-story light industrial buildings to the north, west, and south of the project site along University Avenue. The proposed building would contrast visually (e.g., building mass and architectural design) from the two-story office buildings (approximately 22 feet high) to the north APRIL, 2009 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE (across the access drive) and west (across University Avenue) as well as from the one-story Verizon buildings to the south. The principal public views of the project site are from University Avenue and the Los Gatos Creek Trail. However, the change in elevation and extensive landscaping along University Avenue, as well as riparian vegetation along the left (west) bank of Los Gatos Creek, help to screen views of the project site from these locations. Oak trees on the east side of University Avenue obscure views of the project site from motorists on University Avenue. Mature oak trees and dense riparian vegetation between Los Gatos Creek and the project site contribute to the aesthetic character and visual experience of recreational users of the Los Gatos Creek Trail. The proposed project would construct a 35-foot high storage building. Riparian vegetation along Los Gatos Creek corridor east of the site varies in height; ranging up to 30+ feet. The Los Gatos Creek Trail is situated on the right (east) bank of the creek at an approximate elevation of 263 feet (MSL). Due to the topography of the project area and distance between the trail and proposed building, off-site trees west of creek would screen views of the roofline and eastern fagade of the proposed building. Based upon cross- sections of Los Gatos Creek and its riparian zone, vegetation approximately 25 feet in height or taller is expected to block views of the building's roof and fagade. Trees and bushes lower than 25 feet would also contribute to this screening effect. The riparian vegetation is continuous along the left bank of the creek and would provide ample screening of the proposed building from recreational users on the Los Gatos Creek Trail, with the level of screening influenced by the depth and composition of the riparian vegetation and relative location along the trail of the viewing public:. Since the=riparian zone vegetation is protected and off-site, the screening effects would remain after project. completion. . The floor of the three-story building's uppermost level would be approximately level with the elevation of University Avenue. Existing dense vegetation, including oak trees, along the east side of University Avenue (between the proposed building location and the street) would provide an effective barrier to views of the structure. However, of the 33 trees along the east side of University Avenue,. the project plans specify the removal of 17 trees, including 10 oak trees. Proposed tree removal is described in detail in Section 4, Biological Resources. The removal of these trees would reduce the screening effects provided by these trees, and views of the project site and proposed building from University Avenue would increase, resulting in a significant change in the visual character of the project site. The Town's consulting arborist, Arbor Resources, recommends modification of project plans to retain the 10 Ordinance-protected oaks along University Avenue (see Mitigation Measure #1), and this measure would reduce both the aesthetic and biological impacts to a less-than-significant level. The removal of the remaining seven trees in this area would increase the potential visibility of the proposed building, but this effect could be ameliofated by the retention of the 10 oaks and supplemental landscape plantings on the slopes west of the building. The Town retained Cannon Design Group (CDG) to evaluate the project's architectural design and site plan for consistency with Design Standard objectives. In August 2008, CDG provided the Town with a letter report evaluating the architectural design elements of an initial site design. The CDG evaluation indicates that the project is well designed with quality materials along with interesting forms and details. The report also identifies the importance of the tree screen along University Avenue and potential adverse effects from proposed thinning of trees in this area. The CDG report describes three issues of concern for the project design. These concerns are associated with the following project design features: APRIL, 2009 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE ■ The blending of parking areas and the main entry drive is not desirable. At a minimum, it is recommended that parking areas should be covered with modular pavers that use color and texture to distinguish between parking and driveway paving. The purpose of a slot along the north edge of the building is unclear. It is an awkward location for vehicular access with potential difficulty for turning around; if for pedestrian use, the extent of paving is excessive and could be reduced. ■ Parallel parking on the southern edge of the property is located in a fairly narrow access aisle. The project design should be modified to accommodate safe vehicular movement on this side of the project. The existing parking lot on the site is equipped with lighting and the proposed building would continue nighttime lighting on 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, 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 1.31-acre project site is currently developed with an asphalt parking lot. Since the site is not in agricultural use and has no agricultural potential due to its small size 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 light industrial 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 BROS. The proposed self storage project would be consistent with the light industrial uses allowed on the project site by the Los Gatos General Plan, and therefore, the project would be consistent with the BROS. The San Francisco Bay Area Air Basin is classified by the BAAQMD as non-attainment for ozone and inhalable particulates (PM,o). According to TJKM Transportation Consultants, the proposed self storage project would result in an increase of 216 daily trips, with 13 AM peak hour trips and 22 PM peak hour trips. Air emissions increases associated with the proposed project would be considered less than significant since project's net traffic increase would not exceed the Bay Area Air Quality Management District's (BAAQMD) threshold levels for potential significance. The BAAQMD threshold level for potential significance is 2,000 vehicle trips per day. At or above this level, 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 1.31 acres, and project construction would result in surface disturbance of more 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 APRIL, 2009 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE 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. In 2006, California passed the California Global Warming Solutions Act of 2006 (Assembly Bill No. 32; California Health and Safety Code Division 25.5, Sections 38500, et seq.), which limits statewide greenhouse gas (GHG) emissions to 1990 levels and establishes a goal of achieving these emissions reductions by 2020 (representing a 25 percent reduction in emissions). AB 32 requires the California Air Resources Board (CARE) to adopt a comprehensive blueprint for limiting greenhouse gas emissions by the end of 2008 and complete the necessary rulemaking to implement that plan by the end of 2011. Pursuant to this requirement, CARB released their Proposed Scoping Plan in October 2008, which estimates reductions from the combination of a cap-and-trade program and a set of measures in the transportation sector (emissions reductions), energy efficiency and conservation (solar and renewable energy); and industrial measures (such as recycling and waste). Since the CARB has not adopted a methodology or defined quantitative thresholds that can be applied to a specific development project to evaluate an individual project's contribution to GHG emissions, no significance determination for the proposed project can be made at this time. However, until such time that a methodology is adopted and mitigation can be applied, it is recommended that energy efficiency measures be incorporated into the proposed building to the maximum extent feasible. While the proposed building will be required to comply with energy efficiency requirements of the California Energy Code (Title 24, Part 6 of the California-Administrative Code), the Town will also require completion of the LEED checklist (pursuant to the Town's adoption of near-term policy recommendations from the Santa Clara County Cities Association Green Building Collaborative in April 2008). The project applicant will complete the LEED checklist as part of the Architecture and, Site review process. t It is also recommended that solar access to the project building as well as existing adjacent structures be - maintained to the maximum extent feasible. The project's shadow study (included in project plans dated February 2009) indicates the.proposed building would not shade any surrounding structures during the winter or summer. Shading is a design issue that is reviewed as part of the Architecture and Site review process to determine whether the proposed design would shade any adjacent homes. 4. Biological Resources: The project site is developed with a parking lot that was previously used by the Verizon property to the south. Vegetation on the site consists of landscape trees, shrubs, and groundcover along the perimeter of the property. Trees along the western boundary of the site are situated within the University Avenue right-of-way (off-site) and therefore, the Town considers them to be "street trees." There are a few landscape trees along the eastern perimeter of the project site, but most trees along this boundary are within the Los Gatos Creek's riparian zone. The chain link fence along the eastern property boundary restricts access to and from the project site to Los Gatos Creek. 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 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. A tree survey was prepared for the applicant by a consulting arborist, Barrie D. Coate and Associates, in March 2008. The Town's consulting arborist, Arbor Resources (AR), reviewed the Coate study and APRIL, 2009 4 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE completed an arborist review of the proposed project in August 2008. Barrie D. Coate and Associates reviewed the comments of the Town's arborist and submitted a letter, dated January 14, 2009, responding to the AR report to the Town. Copies of these studies are on. file with the Los Gatos Community Development Department. The AR survey identified a total of 63' trees. that were inventoried as part of the arborist background studies for this, project. They are sequentially numbered as #1 through #56 and include the following nine types of trees: seven eucalyptus (Eucalyptus spp.), 11 Italian stone pines (Pinus pinea), 12 valley oaks (Quercus lobata), eight oleanders (Nerium oleander), two privets (Ligustrum japonicum), 18 coast live oaks (Quercus agrifolia), one olive (Olea europea), two ash (Fraxinus spp.), one black walnut (Juglans hindsii), and one California pepper tree (Schinus molle).Z Of these 63 trees, Trees #3 through 20 are on the subject property; Trees #21 through 56 are situated on the adjoining property to the west, between the western property boundary and University Avenue. Plans indicate this area is within the public right-of- way, and therefore, the trees are considered "street trees." Note that each tree is situated west of_the existing chain link fence bordering the western line. Trees #1 and 2 are located on the. neighboring northern property. Their trunks are situated near the adjoining property line, and approximately half of their canopies overhang the site. The most significant trees inventoried are two valley oaks, #21 and 22, situated along University Avenue near the site entrance. Tree #21 has a reported 32-inch trunk diameter, is 40-feet tall, and has a;60-foot canopy spread. Tree #22 has a reported 45-inch trunk diameter, is 50 feet tall, and has an'85=foofwide - canopy spread. These trees are proposed to be retained :and there would-be no impact on- these two trees: Of the 63 trees on the site, 37 trees would require removal to accommodate the proposed development (#3, 4, and 8 through 20, 30, 32, 33, 35, 36, 38, 40, 42, 46-49, 51, 1,55 and 56). Of these trees, 14 are native oaks (#14,15, 17, 20, 32, 33, 35, 38, 40, 42, 46, 48, 49 and 55), and the remaining are ornamentals. Four of these oaks (#14, 15, 17, 20) can be characterized as small and young, and in only overall fair-condition due to having sparse canopies, a suppressed form, and/or abnormal-shape from- crowded growing conditions. None of these oaks appear suitable for relocation. However, the reaining-10 oaks (#32, 33, 35, 38, 40, 42, 46, 48,49 and 55) are located within the University Avenue right-of-way and do.not - appear to conflict with project development. Therefore, removal of these 10 oaks would be a significant impact. Retention of these oaks, as recommended by AR (Mitigation-Measure #1) would reduce this impact to less than significant. Although not in direct conflict, implementation of the proposed design would subject six trees to severe root loss, and significantly jeopardize their longevity and stability (#1, 2, 5, 6, 7 and 21). In particular, Tree #21, a significant oak, would be impacted by grading up to its trunk, as well as trenching only five feet away. Because of its size, species, and contribution, its protection is required to ensure a reasonably high degree of assurance of survival. To ensure appropriate protection and minimize this impact to less than significant, the AR study recommends a minimum setback of 20 feet from its trunk for any soil fill, cuts, trenching, compaction, scraping and compaction. This could seemingly be achieved by revising the grading design, increasing the planter size, and omitting the first and possibly second parking space closest to its trunk. Also, any proposed retaining wall or walkway should be established an additional 24 inches away to allow for overbuild/overcut, while maintaining the 20-foot setback. Regarding trenching for proposed water lines, sections within 20 feet of Tree #21's trunk must be directionally-bored (i.e. tunneled) by at least three to four feet beneath existing soil grade. Ground above the tunnels must remain ' Tree #16 is comprised of eight oleanders of equivalent size and condition. z It should also be noted that 428 (olive tree) and #47 (black walnut) are fruit- or nut-bearing trees with trunk diameters less than 18 inches. As such, these are considered exempt from regulation pursuant to Section 29.10.0960 of the Town Code. APRIL, 2009 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE undisturbed and not be compacted, and access pits established as far from the trunk as possible. Implementation of these recommendations by AR (Mitigation Measure #1) would reduce potential impacts on trees to be retained to less than significant. The Town will require implementation of the following measure to reduce impacts on trees to be retained and adequately replace trees to be removed: MITIGATION: All of recommendations made by Arbor Resources (August 14, 2008) will be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. These include 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 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 1 of the.Initial Study. 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 parking lot pavement on the project site. No significant impacts on historic resources would result from the proposed demolition. - - A cultural resources study was completed for the project by Holman & Associates and a copy of this report is on file at the Los Gatos Community Development Department. This study included an archaeological literature review at the Northwest Information Center (NWIC) located-at Sonoma State - University (file no. 08-0862). This purpose of this review is to obtain information about recorded historic and prehistoric archaeological sites in and around the project area, and information about previous archaeological field studies of the project area and its surroundings. Holman & Associates also conducted a visual inspection of the project site as part of the cultural resources study for the presence of potential archaeological resources. No evidence of historical or archaeological resources was discovered during either the field inspection or the literature review. Although over 90% of the site is covered with pavement, Holman concluded that proposed construction would not affect buried resources since historic grading associated with.parking lot construction also removed all of the upper topsoil, exposing the clays now visible. Holman concluded that the project site has a low potential for containing buried cultural resources, and therefore, mechanical subsurface presence/absence testing is not warranted, nor is it recommended that an archaeologist be present during construction-related earthmoving activities. However, given the proximity of Los Gatos Creek, there still remains some potential that proposed relocation of utilities to the eastern margin of the site could encounter buried archaeological deposits. Therefore, the following mitigation measures will be required: MITIGATION: Construction personnel shall be alerted to the potential for the discovery of archaeological materials, especially during trenching operations. Archaeological indicators include, but not be limited to the following: darker than surrounding soils of a friable nature, concentrations of stone, bone or fresh water shellfish, artifacts of these materials, and evidence of fire (ash, charcoal, fire altered earth or rock) and of course, human burials. APRIL, 2009 6 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE MITIGATION: In the event that archaeological traces are encountered, all construction within a 20-foot 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. MITIGATION: In the event that it appears further earthmoving will affect a resource eligible for the California Register of Historic Resource (CRHR), a plan for evaluation of the resource through limited hand excavation should be submitted to the Town's Community Development Director for approval. If evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be submitted to the Community Development Director for approval before construction is allowed inside the zone designated as archaeologically sensitive. MITIGATION: If testing determines that an archaeological site is eligible for listing, a plan shall be submitted to the Community Development Director for consideration and approval, which outlines the process of mitigating impacts on the resource. Assuming that the project could not redesigned to prevent further damage, mitigation can take the form of additional hand excavation to retrieve additional data and materials from the deposit, combined with continued archaeological monitoring inside the archaeologically sensitive zone to ensure that significant data and materials are retrieved for analysis and final report preparation. 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 low to moderate shrink-swell potential, moderate potential for liquefaction, high potential for fault rupture, very high erosion potential, and moderate to high 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 approximately 65 feet north of atrace of the Shannon Fault zone and just north of an area mapped as "Concentration of Coseismic Ground Deformation." Professional Services Industries, Inc. (PSI) conducted a geotechnical investigation of the project site and the Town retained AMEC Geomatrix Consultants, Inc., a geotechnical consulting firm, to review the PSI study. The Geomatrix assessment concluded that the PSI geotechnical study adequately addressed the geologic and seismic conditions, and geotechnical engineering considerations as these relate to the proposed project. Copies of both reports are on file at the Los Gatos Community Development Department. The PSI geotechnical investigation consisted of field and laboratory programs to evaluate physical and engineering properties of the subsurface soils (including 5 borings), review of aerial photos, and engineering analysis. The project site is underlain by Holocene fluvial deposits (Qfl) and Pleistocene fluvial terrace deposits (Qto). McLaughlin et al. (2001) show the property as underlain by Holocene alluvial fan deposits (Qhf). The PSI report indicates that the project site as located within a potential liquefaction zone on the Seismic Hazard Zones map for the Los Gatos Quadrangle (California Geological Survey, 2002). PSI evaluated the seismically-induced liquefaction and settlement potential at the property and estimated that the maximum settlement due to liquefaction and densification of unsaturated granular material is 0.66 inch, based on the APRIL, 2009 7 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE subsurface profile at Boring B-2, and the maximum differential settlement is 0.44 inch in a distance of 50 feet. The active San Andreas fault zone is mapped about five miles southwest of the property. Because of the distance from known faults and the location on the footwall of a Shannon fault trace, the potential for fault ground rupture on the property resulting from a large earthquake on the San Andreas or Shannon fault zone is considered to be low. The PSI study determined that the peak horizontal ground acceleration .for the property with a 10 percent chance of exceedance in 50 years is approximately 0.67 g (0.90 g at 84th percentile) for the "maximum credible earthquake" magnitude of 6.7 on the Monte Vista-Shannon fault zone. Subsurface exploration conducted on the project site encountered alluvium below fill on the property to the maximum depth explored, 33 feet below the ground surface (bgs). The report shows sandy or gravelly clay fill encountered was up to approximately nine feet thick. However, only the B-3 boring log identifies fill. Assuming that the sandy or gravelly clay is fill, the thickest fill is in Boring B-5 (8 feet). The alluvium underlying the fill consists of interbedded,clay, silt, sand, and gravel alluvium. Groundwater was encountered in Boring B-2 at a depth of 14 feet bgs; none was encountered in Boring B-5, which was drilled to a depth of 15.5 feet bgs. The other borings did not extend deeper than 12 feet bgs. Reference 2 indicates that the highest historic groundwater level is about 10 feet bgs. The Geomatrix also reviewed the PSI Addendum and the addendum indicates that the seismic parameters, liquefaction analysis, and the geotechnical engineering considerations would-be updated as appropriate for incorporation into construction plans. Geomatrix specifies that, during construction, PSI should observe and document the geotechnical engineering aspects of the construction, including grading and { drainage improvements. To address these residual concerns of Geomatrix, PSI will be required, as conditions of project approval, to update construction plans with seismic parameters, liquefaction analysis, and the geotechnical engineering considerations and submit an "as-built" construction observation letter to the Town. The following measure will also be required to reduce potential geotechnical hazards to a less-than-significant level: MITIGATION: The recommendations of the PSI geotechnical investigation (August 2, 2007 and February 22, 2009) shall be incorporated in the final construction plans for the proposed project (Attachment 2 of the Initial Study). These recommendations address site preparation, earthwork operations, drainage, and foundations.. 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 included on Hazardous Wastes and Substances Sites lists including the UST list, indicating the historical presence of an underground storage tank on the project site (Regulatory Identification Number Inv-ID 43-000787). Appearance on this list does not necessarily indicate a leaking tank. Therefore, a Phase I and II Environmental Site Assessment (ESA) was conducted for the project site by O'Brien & Gere in 2006. The ESA is on file with the Los Gatos Community Development Department. APRIL, 2009 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE The subject property was undeveloped until at least 1939, while most surrounding lands were in agricultural use. The site was used as agricultural land for orchards between approximately 1956 and 1965, returning to undeveloped, vacant land between approximately 1965 and 1982. The site was developed with the existing parking lot sometime between 1965 and 1982. The project site and parcel to the south have been occupied by Verizon California Incorporated (Los Gatos Plant Yard) for approximately five years. While the former agricultural use could have involved use of herbicides and/or pesticides, any residual herbicides, pesticides,'or similar chemicals in surface soils at the site are likely to have been substantially reduced or eliminated when grading for site development. In addition, any trace concentrations of agricultural chemicals remaining in the surface soils would be encapsulated under the paved parking area. Groundwater monitoring was performed on the parcel located just south of the project site and monitoring indicated a varying south to easterly groundwater flow direction. The depth to groundwater varied between 10 and 12 feet below ground surface (bgs). Eight monitoring wells were sampled three times following removal of two underground storage tanks in 1992 and 1994 on the parcel to the south (upgradient of the project site). Xylene was detected on one occasion in one well. Otherwise, all other results indicated nondetectable levels of potential contaminants. The Phase II ESA involved laboratory analysis of three soil boring samples to assess the presence of contamination from off-site sources. Borings were drilled to depths of 19 and 29 feet bgs. Two of the three samples collected above the groundwater (capillary fringe) indicated the presence of 2.4 and 3.6 ppm Total Petroleum Hydrocarbons (TPH) as diesel, but no contamination was detected in either of-the two shallow soil samples. No evidence of groundwater contamination was indicated by laboratory analysis of the three grab groundwater samples collected from the three soil borings. The source of TPH as diesel was not determined as part of the ESA. _ O'Brien & Gere concluded that potential exposure to hazardous materials would be less than significant due to the low concentrations of TPH as diesel in site soils, lack of evidence indicating an.onsite source, and current use of the site as an asphalt parking lot. However, O'Brien & Gere did not evaluate the potential for exposure to contaminants that could result from the proposed development of the project site.. . Since the project would involve excavation to a depth of at least 10 feet bgs to accommodate the proposed basement, there is a potential that contaminated groundwater (xylene) or TPH as diesel found in the soils at the capillary fringe could be encountered. Due to the extent of grading proposed, the following measures will be required to reduce potential hazardous materials impacts to a less-than-significant level: MITIGATION: The project applicant and/or Town shall prepare a management plan to identify all suspected hazardous materials and specify applicable regulations that would determine appropriate handling and disposal of these materials. For suspected hazardous materials (contaminated soil and groundwater) that may be encountered during construction, the management plan shall include contingency plans for site safety, worker protection, sampling and investigation, and disposal or remediation; these shall be based on soil and groundwater sampling and testing that have been completed to date. The management plan shall be filed with the Town of Los Gatos and all other jurisdictional agencies prior to issuance of the demolition and grading permits. MITIGATION: If groundwater is encountered during project construction and dewatering is required, the project applicant shall undertake sampling and testing of the encountered groundwater in accordance with the contingency sampling and investigation plan. If groundwater is found to contain contaminants that exceed regulatory action levels, it may not be discharged into the existing storm i APRIL, 2009 9 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE drainage system. Removal and handling of the contaminated groundwater should be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional agencies. MITIGATION MONITORING: The Building Division of the Community Development Department will be responsible for ensuring that these measures are implemented prior to construction. 8. Hydrology and Water Quality: Storm Drainage. Approximately 69 percent (0.9- acre) of the 1.31- acre project parcel is covered with the impervious surfaces of the site's asphalt parking lot. Project development would result in approximately 84 percent (1.10 acre) of the site being covered by driveways, parking, sidewalks, or building. This would result in an increase in' impervious surfaces on the project site and potential increase in peak surface flows from the project site. Presently, storm runoff flows on the project site drain to two inlets on the project site, one located at the central western perimeter and one in the northeastern corner of the parcel. Collected runoff flows are conveyed eastward to the east side of the access drive. Two inlets on the east side of the project site collect storm runoff from the access drive. Combined storm flows are conveyed approximately 50 feet eastward, discharging to Los Gatos Creek. The proposed project would increase impervious surfaces on the subject property by approximately 15 percent, resulting in incrementally increased storm runoff from the project site. The proposed grading plan and drainage plan indicate that storm runoff would be collected' by two new storm drains on the project site which would discharge into the existing storm drain system. The site is divided into two sub-areas for the existing storm runoff inlets. The storm drain calculation was prepared for a 25-year storm event. Surface flows in the northern part of the site would be collected and conveyed by a storm drain eastward across the property to the existing storm drain on the eastern perimeter of the project site. Collected storm flows would discharge to Los Gatos Creek through the existing off-site storm drain. Similarly, runoff from the western, southern, and eastern portions of the site would flow to two new storm drains along the western and eastern perimeters of the property. Combined storm runoff would be conveyed to an existing storm.drain at the easternperimeter of the project site and flow eastward to Los Gatos Creek. The incremental increase in storm runoff from the project site would contribute new water pollutant loads to the existing drainage system serving the project site, constituting a potentially significant effect of project implementation. Stormceptor units are proposed' at each of the outlets to treat runoff before discharge to the channel. The Town of Los Gatos and the RWQCB prefer landscaped-based treatment systems such as bioswales and bioretention. In order to reduce this impact to less-than -significant levels, the following mitigation measure will be required: MITIGATION: Prior to the issuance of a building permit, the project applicant shall incorporate landscaped-based stormwater treatment systems (e.g., bio-swales, bio-retention, etc.) into the project design. In the event that such treatment facilities are determined infeasible, the applicant will demonstrate to the Town's satisfaction that such measures would preclude the project implementation. MITIGATION MONITORING: The Parks and Public Works Department will be responsible for ensuring that specified drainage improvements are reflected in final drainage plans. Flood Hazards. According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (1979) for the project area, the project site is not within the 100-year floodplain. The Town of Los APRIL, 2009 10 . MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE Gatos Safety Element Flood Plain maps also show the project site does not lie within a flood zone. No significant flood hazard impacts are expected from the 100-year storm event. Flood hazard mapping prepared as part of the Town's General Plan update process includes an evaluation of flood hazards from dam failure. The Dams and Dam Inundation Areas Map (Figure 18-2) indicates that a portion of the project site would be subject to inundation in the event that failures occurred at three of the dams above the site. Multiple failures of the Lexington, Elsman, and Vasona dams would result in flooding in the site vicinity. No specific detailed information is available regarding flood extent, depth, or duration is presented as a part of the inundation map. Water Quality. 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 creeksand the South San Francisco Bay, as evidenced by such observations as violations of ambient water quality criteria, high concentrations of toxic substances, and fish consumption health advisories. These 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 discharges into Los Gatos Creek (east of thesite) 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. However, project plans do not include non-point source pollution prevention measures. 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 area is to be covered and connected to the sanitary sewer system. Since the area of disturbance would involve more than one acre, a Storm Water Pollution Prevention Plan (SWPPP) would be required by the Town. The Town has determined that the preliminary plans and calculations for the proposed improvements satisfy the Town's NPDES permit Provision C.3 requirements. In addition, the project SWPPP is also consistent with the Town's ordinance addressing stormwater pollution control, and erosion and sediment control requirements. Assuming compliance with these requirements, the project's potential impact on water quality would be less than significant. 9. Land Use and Planning: The site is currently developed with a paved parking lot and landscaping. The project parcel is currently designated by the existing General Plan as "Light Industrial," while the site is zoned "CM, Controlled Manufacturing." The Light Industrial General Plan designation allows for "large-scale office developments and selected, well controlled, research and development, industrial park- type and service oriented light industrial uses that are subject to rigid development standards." The CM zone allows controlled manufacturing, research and development, wholesaling, warehousing, and other light industrial uses. The proposed project would be consistent with these General Plan and Zoning Ordinance land use designations for the site. The project applicant proposes to add a Planned APRIL, 2009 11 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE Development (PD) zone (CM:PD) to allow the project design to diverge from regulations of the CM zone. The PD zone would allow the number of parking spaces as well as front and side setbacks to vary from CM zoning requirements. In addition, the PD would allow for provision of a caretaker's unit. The project vicinity is developed with a mix of light industrial uses ranging from the Verizon facility to the south, R&D building to the north, and a complex of office buildings associated with the University Park Office and Professional Center to the west. This entire area of light industrial uses is bounded on the east by Los Gatos Creek, on the north by Lark Avenue, on the west by a steeply sloping, wooded hillside (separating it from a residential neighborhood), and on the south by Vasona Lake County Park. Since the proposed project would essentially be an infill project within this light industrial area and allowed by the General Plan, the project would appear consistent with surrounding land uses. 10. Mineral Resources: The Los Gatos General Plan does not identify anyregionally or locally- important mineral resources on the project site or in its vicinity. 11. Noise: Construction 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 dB A, 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. The closest sensitive receptors are residences located approximately 230 feet to the east, across Los Gatos Creek. There is also an existing office/R&D building located approximately 140 feet north of the proposed building location. At 230 feet, the ordinance noise limit would result in maximum noise levels of 66 dBA at the closest residences to the east. At 140 feet, maximum noise levels could reach 70 dBA. Temporary disturbance (e.g., speech interference) can occur if.the noise level in the interior of a building exceeds 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 and construction noise levels at both the residences to the east and building to the north would not exceed this criterion. Therefore, enforcement of time restrictions and noise level standards contained in the Town Noise Ordinance would help maintain construction noise levels at acceptable levels, minimizing the potential for speech interference effects when heavy equipment is operated on the project site. Therefore, it is anticipated that construction noise impacts could be maintained at less-than-significant levels with proper implementation of Town Noise Ordinance restrictions. Operational Noise. The proposed loading area and trash enclosure would be approximately 200 feet from the closest residences to the east.. There is a chain link fence along the eastern project boundary. 'In indoor noise environments, the highest noise level that permits relaxed conversation with 100% intelligibility throughout the room is 45 dBA. Speech interference is considered to become intolerable when normal conversation is precluded at 3 feet, which occurs when background noise levels exceed 60 dBA (U.S. Environmental Protection Agency, Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (Condensed Version, 1974). APRIL, 2009 12 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE When the Los Gatos Noise Ordinance noise limits are applied to the project site, the ordinance noise limits would be 8 dBA above the noise levels specified in the Town's Noise Zone Maps. These maps indicate the following noise levels at the project site: 52 dBA from 6 a.m. to 1 p.m., 56 dBA from 1 p.m. to 10 p.m., and 42 dBA from 10 p.m. to 6 a.m. Project operations, including rooftop equipment and loading activities, will be required to comply with these ordinance noise limits. Noise abatement measures (e.g., use of quieter equipment, provision of equipment enclosures or sound barriers, or use of parapet roof design) will be incorporated into the project as required in order to comply with these noise limits Noise levels due to loading activities can be variable, but typically are not expected to exceed 60 dBA (Leq) at 100 feet. At 200 feet, noise from loading activities would be approximately 53 dBA (Leq). At these levels, it is expected that noise generated by project-related loading activities would comply with these ordinance noise limits assuming the building would be closed between 10 p.m and 6 a.m. and no loading activities occur during these hours. In addition, Section 16.20.055 of the Noise Ordinance prohibits refuse collection with a refuse collection vehicle between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone. Since the project site is located approximately 200 feet from a residential zone (across Los Gatos Creek), these time restrictions on refuse collection have been included as a condition of project approval and will be imposed by the Town if neighbor complaints are received about refuse collection activities. Required compliance with these ordinance restri ctions and condition of approval will reduce potential operational noise impacts to less than significant. Noise Compatibility. The proposed building would include development of a caretaker's unit at the northwest corner of the building, and this residential unit would be located approximately 85 feet from University Avenue centerline. Noise levels along this section of University Avenue are estimated to exceed 60 dBA (Ldn) within 92 feet from the roadway centerline. - - A balcony is proposed on the west side of the project building (adjacent to University Avenue) and it ` ° would be associated with the proposed caretaker's unit. When compared to the Town of Los Gatos Noise Element exterior noise goal of 55 dBA (Ldn), noise levels at the proposed balcony would exceed this goal by at least 5 dBA. However, given the noise environment at the project site, it is recommended that an exterior design guideline of 65 dBA (Ldn) be applied to the balcony and an interior noise design guideline of 45 dBA (Ldn) be applied to the interior living space. The recommended 65-dBA exterior noise guideline would be consistent with State Land Use Compatibility Guidelines for-multi-family residences of 65 dBA (Ldn). This higher acceptable noise level is indicated for multi-family housing since this type of housing is often located along major transportation corridors and exterior areas are likely to be smaller, limited use patios and balconies. It appears that noise levels on the proposed balcony would be consistent with this exterior noise guideline. The recommended 45-dBA interior noise guideline is consistent with Title 24, Part 2 of the California Code of Regulations, applies to new hotels, motels, apartment houses, and dwellings other than detached single-family dwellings. It appears that the interior noise levels at this unit would comply with this guideline when windows are closed, but could exceed this guideline with the windows open. In general, provision of mechanical ventilation or air conditioning would be adequate to achieve interior noise levels of 45 dBA with exterior noise levels of up to 70 dBA (Ldn). To ensure that acceptable interior noise levels are achieved at the caretaker's residence, the following measure will be required: MITIGATION: Noise attenuation measures shall be included in the proposed caretaker's unit to ensure that noise levels on the proposed balcony do not exceed 65 dBA (Ldn) and the unit's interior noise levels do not exceed 45 dBA (Ldn). Provision of mechanical ventilation may be adequate to achieve APRIL, 2009 13 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE this interior level, but a qualified acoustical consultant shall provide appropriate design recommendations to ensure these interior and exterior noise levels are met. MITIGATION MONITORING: The Planning Division of the Community Development Department will be responsible for ensuring that these measures are incorporated into final project plans, while the Building Division of the Community Development Department will be responsible for ensuring that these measures are properly implemented during construction. 12. Population and Dousing: The proposed project would not result in a significant increase in local population given its small size (83,448 s.f. of storage space) and proposed addition of a caretaker's unit within the proposed building. The project would not be considered growth-inducing, since the project would be an infill development in an area already developed with light industrial uses and the project would not extend roads or infrastructure to any adjacent properties. 13. Public Services: Services are already provided, to the project site as well as to adjacent light industrial uses. No significant increase in demand on public services is expected to be required for the proposed building since this is an infill development. The Santa Clara County Fire Department has reviewed the project plans 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, and fire department emergency access key lock box, With an automatic fire sprinkler system, the adjusted' fire flow is available from area water mains and fire hydrant(s), which are spaced at the required spacing. Adequate fire apparatus (engine) access, pursuant to Santa Clara County Fire Department Standard Details &Specifications A-1, will need to be provided on the access road, which includes 20- foot pavement width, a-minimum turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 1,5 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 development of one caretaker's unit project would not significantly increase population to the area, and therefore would not significantly 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 project is estimated to generate 216 daily trips with 13 AM peak hour trips and 22 PM peak hour trips. Therefore, a detailed traffic study was completed for the project. The Town's contract transportation engineering firm, TJKM, completed a traffic impact analysis of the proposed project and a copy of this report is on file at the Town Community Development Department. TJKM evaluated the project's impact at the following intersections: Lark Avenue/Winchester Boulevard, Lark Avenue/University Avenue, and Blossom Hill Road/University Avenue. Under Existing Conditions, all study intersections operate acceptably during the AM and PM peak hours (LOS D or better) except the Lark Avenue/University Avenue intersection, which operates at LOS F during both peak hours. At this intersection, the average delay for the northbound approach is approximately 94 seconds per vehicle with a maximum observed queue of five vehicles. Similarly, during the PM peak hour, the average delay is approximately 124 seconds per vehicle with a maximum observed queue of eight vehicles. The project is not expected to add more than one-car queue at this intersection. All study intersections are expected to continue to operate at the same levels of service under all scenarios analyzed (Existing Plus Approved, Background Plus Project, and Background Plus Project Plus Pending Projects) except during the AM peak hour at the Lark Avenue/Winchester Boulevard intersection. However, the Town is planning to APRIL, 2009 14 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE modify the signal phasing for the westbound approach to this intersection to provide a phase overlap for westbound right-tum and southbound left-turn movements. With this improvement, this intersection is expected to operate at LOS C during the AM peak hour. Therefore, the project would not significantly affect service level operation of local intersections. Traffic Safety. The proposed project is expected to have little or no impact on the accident rates (or safety) at study intersections or study road segments. Based on accident reports provided by the Town, accident rates in the project vicinity are estimated to be as follows: (1) 0.11 accidents per million vehicles at the Lark Avenue/University Avenue intersection; (2) 0.23 accidents per million vehicles at the Lark Avenue/Winchester Boulevard and Blossom Hill Road/University Avenue intersections; and (3) 1.24 accidents per million vehicles traveled on University Avenue: These rates are lower than statewide average rates of 0.58 and 0.43 accidents per million vehicles at four-legged and three-legged suburban signalized intersections, respectively. The accident rate on University Avenue is also lower than the statewide average of 1.47 accidents per million vehicles. Pedestrian, Bicycle, and Transit Access. At present'. there are sidewalks along the west side of University Avenue and both sides of Lark Avenue in the project vicinity. However, there are no sidewalks along University Avenue to the south of the site near Vasona'Lake County Park. The project is not expected to generate much pedestrian traffic on this portion of University Avenue. Pedestrians on the south and east sides of the Lark Avenue/Winchester Boulevard intersection wishing to use the sidewalk can cross over by using the signal at Lark Avenue. Currently, there are no bike lanes along University Avenue-in the project vicinity. There are Class II bike lanes on both Lark Avenue and- Winchester Boulevard in'the project vicinity. Based on field observations, Bus Route 48 runs along Winchester Boulevard and is the closest transit line to the project site. Bus Route 48 operates between Winchester Transit Center and Los Gatos Civic Center.- The nearest bus stop for Bus Route 48 is located on Winchester Boulevard, just south of Lark Avenue. . Parking. The Town Code would require provision of 37 parking spaces for the proposed storage building. Proposed plans indicate a total of 14 parking spaces would be provided, which would not meet Town parking requirements. A detailed parking analysis was completed by TJKM which included conducting a survey of three other mini-storage facilities located in the project area and are similar in operation to the proposed project. A copy of this report is on file at the Los Gatos Community Development Department TJKM's'survey results are summarized as follows: Similar Storage Facility Estimated Maximum Parking Demand Rate Extra Space Storage at 50 Curtner Avenue in 0.14 spaces/1,000 s.f. Campbell (70,057 s.f.) Extra Space Storage at 1265 Oakland Road 0.12 spaces/1,000 s.f. in San Jose (59,257 s.f.) Stor-It of Los Gatos at 688 University Avenue 0.16 spaces/1,000 s.f. in Los Gatos (18,800 s.f.) ITE Parking Rate for Mini-Warehouse 4 0.16 space/1,000 s.f. a The Institute of Transportation Engineers (ITE) has published parking generation rates for a variety of land uses in Parking Generation (3rd Edition). TJKM consulted this standard parking reference to estimate expected average weekday parking demand for the proposed mini-storage project. Based on the previous TJKM traffic impact study for this project, TJKM used land use Code 151 (Mini-Warehouse) for the analysis. Based on ITE parking rates, the project is expected to generate a peak demand of 14 parked vehicles on an average weekday. As shown in the table, the proposed parking supply on site is expected to meet this estimated average demand. APRIL, 2009 15 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE The Institute of Transportation Engineers (ITE) has published parking generation rates for a variety of land uses in Parking Generation (3rd Edition). TJKM consulted this standard parking reference to estimate expected average weekday parking demand for the proposed mini-storage project. Based on the previous TJKM traffic impact study for this project, TJKM used land use Code 151 (Mini-Warehouse) for the analysis. Based on this ITE parking rate and an 86,345 s.f. storage facility, the project is expected to generate a peak demand of 14 parked vehicles on an average weekday. Proposed provision of 11 parking spaces and three loading spaces would be consistent with ITE rates and would appear to be adequate based on TJKM's survey of other similar facilities. Therefore, no significant parking impacts are expected. Cumulative Impacts. Based on the signal warrant analysis for the Lark Avenue/University Avenue intersection, three of eight signal warrants are met. Although TJKM concluded that signalization of this intersection does not appear to be immediately necessary based on field observations and accident analysis, the project would contribute incrementally to the future cumulative delays and the need for signalization. Therefore, the project's impact on the need for signalization of this intersection is considered to be cumulatively considerable. Implementation of the following measure will ensure that the project's contribution to this cumulative impact would be reduced to a less-than-significant level: MITIGATION: The applicant shall contribute to the Town's future capital improvement project of installing a signal at the Lark Avenue/University Avenue intersection for its incremental share of impact as determined by the Town Engineer. MITIGATION MONITORING: The Community Development and Engineering Division of the Parks and Public Works Departments will be responsible for ensuring this recommendation is implemented prior to project completion. 16. Utilities and Service Systems: Utilities are currently provided to contiguous light industrial' properties to the north and south and this project is considered an in-fill development. The proposed building is expected to connect to existing utilities located on or adjacent to the site. In addition, there are a number of utility easements that traverse the project site and these easements along with the utility lines would require relocation as part of the project. They include: ■ Sanitation District #4 of Santa Clara County: Easement (10 feet wide) and sanitary sewer line extending along the eastern margin of the site. ■ Ralph Doetesch et al: Irrigation easement (6 feet wide). ■ Pacific Gas & Electric Company: Two easements (5 feet wide and two feet wide) ■ San Jose Water Company: Three water utility easements extending north - south through the center of the project site. There is 4-inch water line and two 6-inch water lines that currently traverse the building footprint and would be relocated to the eastern margin of the site, in close proximity to the existing sanitary sewer line .(even crossing it in the southeast corner of the site). The Town will require a minimum separation of 5 feet between water and sanitary sewer lines, which would avoid any potential water quality and public health impacts. APRIL, 2009 16 MITIGATED NEGATIVE DECLARATION - 930 UNIVERSITY AVENUE There are several existing underground utilities that currently traverse the building footprint and they would also require removal. These lines appear to provide electricity to the parking lot lighting on the site and they would be removed as part of project development. In addition, there is a 10-inch storm drain that traverses the building footprint, extending from an existing storm drain inlet near the western project boundary, across the site, and connecting to an existing storm drain inlet located at the eastern project boundary. A storm drain is proposed to extend around the west and south sides of the project building, connecting these two storm drain inlets. The existing inlet at the eastern project boundary would be adjusted to the proposed grade (see Section 8, Hydrology and Water Quality). The Fire Department will 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. "5- , D Date endie R. Rooney, Directo of Community Development APIUL, 2009 17 `pWN OF TOWN OF LOS G-ATOS `0s°s PLANNING COMMISSION STAFF REPORT Meeting Date: June 24, 2009 PREPARED BY: Joel Paulson, AICP Associate Planner APPLICATION NO.: Planned Development PD-08-01 Negative Declaration ND-08-05 ITEM NO.: 3 DESK ITEM LOCATION: 930 University Avenue. (Located on the east side of University Avenue, south of Lark Avenue) APPLICANT: Extra Space Storage PROPERTY OWNER: Extra Space of Los Gatos, LLC APPLICATION SUMMARY: Requesting approval to change the zone from CM to CM:PD for a three story self storage building. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APN 424-31-065. EXHIBITS: 1-18. Previously Submitted REMARKS : Staff offers the following remarks regarding the Guidelines and Standards for Land Use Near Streams that were not included in the staff report. The Town has adopted Guidelines and Standards for Land Use Near Streams which address land use activities near streams. This process was a three year collaborative effort of all the jurisdictions in Santa Clara County and the Santa Clara Valley Water District (SCVWD). The proposed project is located adjacent to Los Gatos Creek and the SCVWD has fee title property over the adjacent parcels where the creels is located. As a result, staff considered the Guidelines and Standards for Land Use Near Streams when reviewing the proposed project. Staff has determined that the proposed project complies with the Guidelines and Standards for Land Use Near Streams. This determination was made based on the following: 1. The Riparian Corridor and Top of Bank are located to the east of an existing fence on the adjacent SCVWD property and no work is proposed on the east side of the existing fence. Planning Commission Staff Report - Page 2 930 University Avenue/PD-08-01, ND-08-05 June 24, 2009 2. The minimum setback of the proposed building from the existing fence on the SCVWD property is approximately fifty seven feet. Following is a comparison of building setback requirements along a creek. RESPONSIBLE PARTY REQUIRED BUILDING SETBACKS Town of Los Gatos 25 feet from top of bank SCVWD Refers to Town of Los Gatos requirements A potential impact to the creek is increased storm runoff that could contribute to new water pollutant loads to the existing drainage system. Performance measure, 433, 47, 48, and 53, have been included to ensure.that the drainage for the proposed project does not adversely impact runoff and water pollutant loads. These measures will be implemented by staff and the SCVWD during Architecture and Site review process if the Planned Development is approved. /oel ed by: aulso n, Associate Planner a(&, 4qol) JJ, 251- Approved by: Wendie R. Rooney, Director of Community Development WR:JP: N:\DEV\REPORTS\2009\930 UniversityDesk.doc ` TOWN OF LOS GATOS ITEM NO.: 3 ` Uhl b PLANNING C OMMISSION STAFF REPORT Meeting Date: June 24, 2009 PREPARED BY: Joel Paulson, AICP Associate Planner APPLICATION NO.: Planned Development PD-08-01 Negative Declaration ND-08-05 LOCATION: 930 University Avenue. (Located on the east side of University Avenue, south of Lark Avenue) APPLICANT: Extra Space Storage PROPERTY OWNER: Extra Space of Los Gatos, LLC APPLICATION SUMMARY: Requesting approval to change the zone from CM to CM:PD for a three story self storage building. No significant environmental impacts have been identified as a result of this project and a Mitigated 0 Negative Declaration is recommended. APN 424-31-065. RECOMMENDATION: 1. Provide a recommendation to Town Council regarding the proposed zone change. 2. Provide a recommendation to Town Council regarding the Mitigated Negative Declaration and Mitigation Monitoring Plan. PROJECT DATA: General Plan Designation: Light Industrial Zoning Designation: Controlled Manufacturing (CM) Applicable Plans & Standards: General Plan and Commercial Design Guidelines Parcel Size: 1.31 acres Surrounding Area: ..Existing.Land Use General Plan Zoning North Commercial . . Light Industrial . . CM East Residential - Low DensitY Residential R-1:8 South Commercial . Light Industrial CM West Commercial . Light Industrial.._ CM (ri-11 CEQA: It has been determined that this project will not have a significant impact on the environment and a Mitigated Negative Declaration is recommended. Planning Commission Staff Report - Page 2 930 University Avenue/PD-08-O1 ND-08-05 June 24, 2009 FINDINGS: 1. The Planning Commission must make a finding that the zone istent with the General Plan and the Common i s cons change Design Guidelines of the Commercial Design Guidelines if their recommendation is for approval. 2. As required by the Town's Traffic Policy for community benefit. ACTION: 1. Provide a recommendation to Town Council regarding the proposed zone change. Provide a recommendation to Town Council regarding the 2 . Mitigated Negative Declaration and Mitigation Monitoring Plan. EXHIBITS: 1. Location Map 2. Required findings (1 page) 3. Letter of Justification/Project Description from the applicant (4 pages) 4. Excerpt from CDAC minutes for the meeting of August 8, 2007 (2 pages) 5. Excerpt from CDAC minutes for the meeting of September 12, 2007 (1 page) Response to CDAC comments from the applicant, dated June 13, 6 . . 2008 (4 pages) 7. Peer review from Consulting Architect, dated August 14, 2008 (3 pages) 8. Response to Consulting Architect's comments from the applicant, dated November 11, 2008 (1 page) t from the applicant's arborist, dated March 4, 2008 i st repor 9. Arbor (17 pages) 10. Peer review from Consulting Arborist, dated August 14, 2008 (16 pages) 11. Response to Consulting Arborist's comments from the applicant's arborist, dated January 14, 2009 (5 pages) 12. Peer review from Consulting Arborist, dated June 3, 2009 (3 pages) Parking Analysis from TJKM, dated December 5, 2008 (6 pages) 13 . 14. Initial Study and Mitigated Negative Declaration (previously received under separate cover) 15. Mitigation Monitoring Plan (5 pages) 16. LEED Checklist (4 pages) Photo-simulations from the applicant (6 pages) 17 . 18. Draft Planned Development Ordinance (17 pages) with rezoning exhibit (1 page) and development plans (23 pages) Planning Commission Staff Report - Page 3 930 University Avenue/PD-08-01 ND-08-05 r l June 24, 2009 BACKGROUND: The existing 1.31 acre site is located on the east side of University Avenue approximately one quarter of a mile south of Lark Avenue (Exhibit 1). In October of 2006 this parcel was created when a two parcel subdivision was approved. The site was previously owned by Verizon, who currently owns and occupies the adjacent parcel to the south of the subject parcel. The subject parcel currently contains a parking lot that was used by the previous owner. PROJECT DESCRIPTION: A. Project Summary The applicant is requesting approval of the following: • A zone change from CM to CM:PD; • Construction of an 86,345 square foot commercial self storage building (three stories above grade and one story below grade) with an on-site caretaker residence located within the proposed building. The applicant has provided a Letter of Justification / Project Description (Exhibit 3), development plans (Exhibit B of Exhibit 18), and photosimulations (Exhibit 17) that illustrate their proposal. It should be noted that there are six sheets in the photosimulation exhibit. Two versions are provided for each of the following: looking south; looking north; and looking east. The first version has some of the existing vegetation removed to show more of the architectural elements. The second version shows what the project will look like if the five tree removals along University are permitted. B. Location and Surroundin Neiizhborhood The existing site is located on the east side of University Avenue approximately one quarter of a mile south of Lark Avenue. Abutting properties to the north, south, and west are developed with commercial uses. Los Gatos Creek is located to the east of the project site and properties on the other side of Los Gatos Creek are developed with single-family residential uses. There are a variety of architectural styles and a mix of one and two story commercial structures to the north, south, and east of the site. C. Planned Development Application A Planned Development (PD) application has been tiled because the General Plan encourages projects on sites larger than 40,000 square feet to be a processed as a PD. Planning Commission Staff Report - Page 4_ 930 University Avenue/PD-08-01 ND-08-05 June 24, 2009 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 is required to include only conceptual development plans. Detailed architectural plans have been provided as part of this PD application. The applicant has presented well developed plans to demonstrate excellence in architecture and the quality of the project being proposed. Consequently, the Planning Commission should offer any comments about the architecture of the proposed structure. The Planning Commission's recommendation on the PD and comments on the architecture will be forwarded to the Town Council for final action. The PD Ordinance indicates that the DRC may approve the Architecture and Site application for the project. D. Zoning Compliance The proposal (development plans, Exhibit I3 of Exhibit 18) complies with the Zoning Code with the following exceptions: a. The proposed building will contain an on-site caretaker residence (residential uses are not allowed by Town Code in the CM zone). b. The structure has a reduced front setback of twelve feet three inches. The Town Code requires a front setback of twenty five feet plus one foot for every foot of building height in excess of twenty feet. As a result of the proposed thirty five foot building, t the required front setback for this proposal is forty feet necessitating a twenty seven foot nine inch deviation from Town Code. Staff believes the caretaker and setback exceptions are appropriate for the following reasons: • Other self storage buildings in the Town contain an on-site caretaker residence; • Allowing an on-site caretaker residence will not adversely impact the character of the zone; • The proposed structure is approximately sixty one feet from the existing edge of University Avenue; e The public right-of-way between University Avenue and the proposed structure has significant vegetation and trees that screen the property along the University Avenue frontage; • Additional landscape screening will be planted along portions of the University Avenue frontage; • The existing setback of a building on the adjacent site to the south is approximately ten feet. Planning Commission Staff Report - Page 5 930 University Avenue/PD-08-01 ND-08-05 June 24, 2009 These exceptions may be allowed through approval of the PD. Condition 94 and 5 of Exhibit 18 would allow the on-site caretaker residence and reduced setback if the Commission determines that the requested exceptions are appropriate. Should the Commission decide the requested exceptions are not appropriate conditions or direction should be included in the recommendation to Town Council. ANALYSIS: A. Mass and Scale The Common Design Guidelines of the Commercial Design Guidelines (CDG) (pages 9-14) are applicable to this project. The Common Design Guidelines apply to all commercial development in the Town regardless of location. Staff believes that the proposal is in substantial compliance with the Common Design Guidelines. However, the proposed mass and scale of the three story structure needs to be carefully considered. Staff offers the following comments regarding mass and scale for the Commission's consideration: • The maximum height permitted by the CM zone is thirty live feet; • The CM zone does not prohibit three story structures; • The proposed structure has architectural elements that help break up the apparent + mass; • The site is approximately fifteen feet lower than University Avenue which helps to reduce the apparent mass; • There is significant landscape screen~ing along the University Avenue frontage which will filter views of the proposed structure; • There is significant landscape screening on east side of the property which will obscure views of the proposed structure when viewed from the Los Gatos Creek Trai 1. For the reasons outlined above staff believes that the apparent mass, when viewed by people traveling along University Avenue, will not have a significant impact on the existing streetscape. However, the Commission should carefully consider the mass and scale of the proposed building when formulating a recommendation to the Town Council. Planning Commission Staff Report - Page 6 S 930 University Avenue/PD-08-01, ND-08-0 June 24, 2009 B. Neighborhood Corn atibilit Staff has provided the following information regarding commercial parcels in the immediate for the Commission's consideration of neighborhood compatibility: area Address Building Lot Sire Stories FAR* 970/980 University Avenue 66,539 sq ft 4.036 acres 2 38 973 University Avenue 15,000 sq ft 1.68 acres 2 .20 983 University Avenue 64,384 sq ft 6.18 acres 1 - .24 985 University Avenue 34,520 sq ft 2.63 acres 1 .30 987 University Avenue 20,040 sq ft 1.83 acres 1 .25 16780 Lark Avenue 27,220 sq ft 2.16 acres 1 .29 Verizon (South of project) 17,893 sq ft 2.8 acres 1 .15 930 University Avenue 64,345 sq ft 1.31 acres 3 1.13 *FAR is based on lot size and building size from Metroscan. The proposed above grade square footage will be the third largest in the immediate area, however, the FAR will be significantly larger than other existing projects in the immediate area. It should be noted that there is not a maximum FAR in the CM zone. The CM zone only has a building coverage requirement which permits a maximum of 50 percent coverage. The proposed project has a building coverage of 38.6 percent. While the FAR will be significantly larger than other existing projects, staff believes that the unique characteristics of the site and the mass and scale when viewed from University Avenue should be considered. As a result, staff believes that the proposed FAR is appropriate for this site. However, the Commission should carefully consider neighborhood compatibility of the proposed building when formulating a recommendation to the Town Council. Planning Commission Staff Report - Page 7 y 930 University Avenue/PD-08-01 ND-08-05 ! June 24, 2009 C. Architecture The Town's Consulting Architect has reviewed the plans and provided recommendations (Exhibit 8). The Consulting Architect had only one comment regarding the elevations, which was that signage on the west elevation is not necessary or desirable and that the monument sign at the entry should be adequate. The Consulting Architect provided some additional recommendations relating to the site plan which are outlined as follows; • The parking area near the entrance should use pavers to distinguish by texture and color the difference between the parking and driveway paving. The applicant has added a four foot strip of pavers to delineate the separation of the parking and driveway paving in the two areas that provide customer parking. • Clarify the use of an access area on the north side of the proposed building. The area is not intended for pedestrian or vehicular access. It will be used for air conditioning units. • Provide clarification of the vehicular movements for the parallel parking on the southern property line. The customer parallel parking was removed and replaced with a five foot landscape strip and daytime parking for the on-site caretaker. D. Circulation and Parkin The site currently has one existing access driveway on the University Avenue frontage that serves two parcels. The existing access will continue to serve both the proposed project and the existing parcel to the south (Verizon facility) of the proposed project. Adequate parking must be provided on site. The applicant proposes to provide fourteen parking spaces: • Three spaces near the entrance to the site, adjacent to the office; and • Eleven spaces at the rear of the proposed structure, three of which will be large spaces adequate for loading and unloading larger vehicles. The Town Code does not have a specific parking requirement for self storage facilities. As a result, the Town had TJKM prepare a parking study for the proposed project (Exhibit 13). TJKM concluded that the proposed parking spaces will be adequate to meet expected parking demand. Planning Commission Staff Report - Page 8 930 University Avenue/PD-08-01, ND-08-05 June 24, 2009 E. Traffic The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a traffic study for any project with the potential to generate 20 or more additional AM or PM peak hour trips. When traffic generated by the previous use is taken into account, the proposed project would result in a net increase in traffic. The proposed project would generate a net increase of approximately 216 average daily trips, 13 AM peak hour trips and 22 PM peak hour trips. A traffic impact study was prepared by TJKM Transportation Consultants in September 2008. The consultant evaluated project related traffic impacts, trip generation, traffic safety and site access. TJKM concluded that the project is not expected to have any significant impacts on the nearby Los Gatos street network or the freeway study segments. However, they did note that the intersection at Lark Avenue/University Avenue currently operates at a Level of Service F. The proposed project will not degrade the Level of Service because bevel of Service F is the lowest level. "TJKM concluded that the proposed project is not expected to add more than one car queue at the intersection which would not have a significant impact on the intersection. As a result, "TJKM recommended that the Town continue to monitor this intersection, plan for the future improvement of this intersection, and consider collecting fees for funding the improvement. This recommendation has been included in the Draft PD Ordinance (Draft PD Ordinance, Condition 433 Of Exhibit 18) and reads: e The applicant shall contribute to the Town's future capital improvement project of installing a signal at the Lark Avenue/University Avenue intersection for its incremental share of impact as determined by the Town Engineer. F. Community Benefit Pursuant to the Traffic Impact Policy, Community Benefit is required when the peak hour trips will increase by greater than five trips. The applicant is proposing to provide Community Benefit to offset the traffic impacts associated with the proposed project as follows: 1, Replace the existing incandescent light bulb tree lights with LLD tree lights on E. Main Street east of the Highway 17 bridge (approximately 26 trees). The Commission should provide input regarding the applicant's proposed Community Benefit and determine if it outweighs the traffic impact, as required by the Traffic Impact Policy. ~ 3 Planning Commission Staff Report - Page 9 r 930 University Avenue/PD-08-01 ND-08-05 June 24, 2009 G, 'Frees/ Lana. caping The applicant contracted with 13arric D. Coate and Associates to prepare an evaluation of trees on the subject property (Exhibit 9). Subsequently, the "t'own's Consulting Arborist, Arbor Resources, completed an arborist review in August 2008 (Exhibit 10). Arbor Resources review identified a total of sixty three trees on or adjacent to the project site. Of these trees, two are exempt by Town Code (fruit- or nut-bearing trees with trunks less than 18 inches in diameter) and sixty one are protected by the tree ordinance. Of the sixty one protected trees, thirty six are located in the Town's public right-of-way to the west of the project site and two are located on the neighboring property to the north. Following Arbor Resources review the applicant's arborist reviewed his comments and suggested modifications to the proposed project (Exhibit 11). The applicant has revised the plans and Arbor Resources completed additional review in June 2009 (Exhibit 12). The applicant has modified the plans to incorporate Arbor Resources latest recommendations. Twenty-two protected trees are proposed for removal because they conflict with proposed development. They consist of eleven Italian stone pines (/13-10, 23, 25, and 26), three swamp mahogany trees (/111- 13), three valley oaks 14, 15, and 17), one oleander 16), two Japanese privets 18 and 19), and two coast live oak (#20 and 24). The applicant is also proposing to remove tour protected trees in the Town's public right-of way to the west of the property. They consist of two ashes (1130 and 36) and two eucalyptus (#51 and 52). The applicant is also proposing to remove one black walnut (#47) in the Town's public right-of way, but it is not a protected tree. While the removal of these trees is not necessary for the proposed development the Consulting Arborist stated that their removal could favor future growth of adjacent oaks. The applicant is also proposing to two protected trees on the property to the north of the property. They consist of two eucalyptus (111 and 2). The removal of these trees is not necessary for the proposed development. Staff will work with the applicant during Architecture and Site to require an alternative design for the proposed retaining wall to ensure the viability of these trees. The Consulting Arborist determined that the proposed tree removals are appropriate with the following exceptions: Tree #1 and 2. The Consulting Arborist also provided recommendations to ensure the viability of the existing trees to remain. The applicant will be required to mitigate approved tree removals pursuant to Town Code requirements for canopy replacement. The applicant will mitigate proposed tree removals with new trees to be planted on the site. If all of the required mitigation trees are not able to be planted on the site the applicant will be required to pay an in-lieu fee for the remainder of the required mitigation trees. Planning Commission Staff Report - Page 10 930 University Avenue/PD-08-01, ND-08- June 24, 2009 The applicant has also prepared Preliminary Landscape Plans (Development Plans, Sheets L- 1 - L-3 of Exhibit 18). Commission concerns or comments regarding future landscaping will be addressed and further reviewed when an Architecture and Site application is submitted, if the PD is approved. 1-1. Gradin Vhe proposed project will require approximately 11,210 cubic yards of cut and 2,100 cubic yards of fill. Approximately 9,110 cubic yards of this material will be exported from the site. It should be noted that approximately 8,350 cubic yards of the proposed cut is a result of the construction of the proposed cellar element. Additionally, 2,500 cubic yards of the proposed cut is for overexcavation for the building and potential pavement replacement. Staff will work with the applicant during the Architecture and Site and Building Permit process to reduce the amount of overexcavation to the greatest extent possible. I. Drainaye/NPDFS Compliance The project must comply with NPDES requirements. Engineering staff reviewed the preliminary Grading and Drainage and Stormwater Control Plans and found that the information and analysis provided by the applicant is adequate to make a determination that the project can fully comply with NPDES requirements. On-site water treatment can be achieved through various means, including infiltration trenches, bio-swales, pervious paving for the driveways and/or mechanical structures that are placed underground. The Town and the Regional Water Quality Control Board prefer landscape treatment devices where feasible. The applicant is currently proposing mechanical treatment given the existing and proposed site conditions. Condition 832, 47 and 48 of Exhibit 18 require compliance with NPDES requirements including best management practices for design of stormwater treatment devices. Further analysis will be done as part of the Architecture and Site review and all final details on the location and type of treatment will be determined and approved by the Town Engineer as part of the construction plan review. CEQA DETERMINATION: An Initial Study and Mitigated Negative Declaration were prepared for this project (Exhibit 14 previously received). The areas of mitigation are as follows: • Aesthetics • Biological • Hazards and Hazardous Materials • Cultural Resources • Hydrology/Water Quality Planning Commission Staff Report - Page 11 930 University Avenue/I'D-08-01 ND-08-05 June 24, 2009 • Noise • Geology and Soils • Transportation and Traffic All mitigation measures have been included as conditions in the Draft PD Ordinance (Exhibit 18). In addition, a Mitigation Monitoring Program has been prepared to designate the responsible department or agency, and timing of each mitigation measure (Exhibit 15). TOWN COMMITTEE MEETINGS: A. Conceptual Development Advisory Committee The Conceptual Development Advisory Committee (CDAC) reviewed a similar proposal on August 8, 2007 and September 12, 2007. The Committee provided numerous comments about the proposals. The CDAC's comments are attached (Exhibit 4 and 5). The applicant has prepared responses to the Committee's comments (Exhibit 6). COMMERCIAL DESIGN GUIDELINES: The proposed development must comply with the Common Design Guidelines of the Commercial Design Guidelines (CDG) (pages 9-14). The Common Design Guidelines apply to all commercial development in the Town regardless of location. Basic design principals of the Common Design Guidelines include: • Design to maintain and reinforce the unique scale and character of Los Gatos. • Provide a richness of architectural fagade depth. • Provide a unified design around all sides of buildings. • Avoid blank walls and service areas which are visible from adjacent streets and projects. • Integrate the screening of all trash and service areas into the design of the buildings. • Screen all roof equipment. • Provide visual buffering of on-site utility elements. • Subordinate parking to buildings. • Utilize high quality building materials and details. • All projects shall be well landscaped. • Maintain a high degree of transparency at all window areas, • Utilize colors that are appropriate to the use and the surrounding area. Staff believes that the proposal is in substantial compliance with the Common Design Guidelines. However the Commission should carefully consider the Common Design Guidelines when reviewing this application and formulating a recommendation to Council. ( PV3 Planning Commission Staff' Report - Page 12 I WO University Avenue/PD-08-01, ND-08-05 June 24, 2009 PUBLIC COMMENT : Mailed notice was provided to property owners and tenants within 300 feet of the subject property. To date, staff has not received any correspondence from the public regarding the proposed project. CONCLUSION / RECOMMENDATION: A. Conclusion Staff believes the Commission should carefully consider the following issues when formulating a recommendation to Town Council: • Requested on-site caretaker's unit and front setback exceptions; • Mass and scale; • Neighborhood compatibility; • Community Benefit; Tree removals; and • Landscaping. The Commission should also carefully consider whether the proposed project is consistent with the General Plan and the Common Design Guidelines of the Commercial Design Guidelines (CDG) (pages 9-14). B. Recommendation Staff has carefully considered the issues raised in the Conclusion section above and believes that the Commission should forward the project to the Town Council with a recommendation of approval. If the Commission concurs with staff s conclusion that the proposed project is appropriate the Commission should take the following actions: 1. Find that the Planned Development is consistent with the General Plan and the Common Design Guidelines of the Commercial Design Guidelines (Exhibit 2); and 2. As required by the Town's Traffic Policy for community benefit (Exhibit 2); and 3. Forward a recommendation for approval of the following to the Town Council: a. Mitigated Negative Declaration (Exhibit 14) b. Mitigation Monitoring Program (Exhibit 15) c. Planned Development application (Exhibit 18) Planning Commission Staff Report - Page 13 930 University Avenue/PD-08-01 ND-08-05 ' June 24, 2009 Alternatively, the Commission can: 1. Forward a recommendation for denial of the Planned Development application to the 'T'own Council; or 2. Continue the matter to a date certain with specific direction, irea t)y: Paulson, Associate Planner BNL:JP: Approved byU Wetidie R. Rooney, Director of Development unity cc: Extra Space Storage, Attn: Scott Wyckoff, 2795 East Cottonwood Parkway, Suite 400, Salt Lake City, UT 84121 Beck Moffett Mann, Attn: J. Craig Mann, 1224 Village Way Suite D, Santa Ana, CA 92705 N:\DE V\REPORTS\2009\93OUn iversity. doc Pte, i /'I 930 University Avenue lip 0 EXHIBIT 1 a PLANNING COMMISSION - MAY 27, 2009 REQUIRED FINDINGS FOR: 930 University Avenue Planned Development Application PD-08-01 Negative Declaration ND-08-05 Requesting approval to change the zone from CM to CM:PD for a three story self storage building. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APN 424-31-065. PROPERTY OWNER: Extra Space of Los Gatos, LLC APPLICANT: Extra Space Storage FINDINGS: Required consistency with the Town 's General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines: That the proposed Zone Change is internally consistent with the General Plan and its Elements and the Common Design Guidelines of the Commercial Design Guidelines. As required by the Town's Traffic Policy for a community benefit. • Projects that generate additional traffic of five or more peak hour trips may only be recommended for approval if the project's benefits to the community override the traffic impacts as determined by specific sections of the General Plan and/or any Specific Plan. If a project generates additional traffic of five or more peak hour trips the burden is on the applicant to cite economic or housing benefits to the Town and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Community which outweighs the traffic impact. The deciding body must make specific findings which demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. N:\DL• V\FINDINGS\2009\930UNIV@RSITY.DOC W 01 EXHIBIT 2 s .Y June 15, 2009 Mr. Joel Paulson, AICP Associate Planner Town of Los Gatos 110 East Main Street PO Box 949 Los Gatos, CA 95031 RE: Extra Space Storage Facility 930 University Ave Letter of Just ification/Project Description INTRODUCTION am Extra Space Storage is a real estate investment trust (REIT) that specializes in owning and operating self storage facilities. Currently owning and/or operating over 700 facilities nationwide. Extra Space is committed to providing the communities in which they operate the most environmentally friendly and cleanest facilities in the market, with the, "Extra Clean and Working Green", program. Each new facility is designed to blend in with the architectural character of the community and the surrounding environment. PROJECT DESCRIPTION The site is 1.31 acres located on the east side of University Ave approximately one quarter of a mile south of Lark Avenue. The site slopes drastically from University Ave to the existing paved and lighted parking area that was used by the previous owner and existing neighbor Verizon Wireless. Proposed on this infill site is a three story 64,345 sq. ft. self storage facility with a 22,000 sq. ft. basement area. The office is located on the second floor of the building accessed by driving down from University Ave on the existing driveway to a new parking area. Loading will take place on the first floor located at the back of the building and a caretakers unit will be located on the third floor. Storage units will be located on all levels. The unique slope and features of the site allow the massing of this building to be well concealed, with only the third floor and the top portion of the second floor above the elevation of University Ave. BUILDING DESIGN The building design incorporates an eclectic theme of contemporary and traditional architecture, reflective of the architectural context of Los Gatos. Nestled within its site, the building is designed to blend in contextually within its calm surroundings. An organic mossy green and earthy brown color pallet blends the mass of the building into the peaceful surrounding, "urban forest", character of Los Gatos, Extra Space Storage, Inc. Pa 801.365-1600 2795 E COU01% ood Pkwy, Sl.. 400 uiloa:~...tras sac.. warn FAX 80.1-562-5579 Sall Ulm Cily. UT 34 121 n-.,;-a.exba,pacacom E UBIT 3 4 The co nspcuous downward sloping building; canopy works to reduce the perceived scale i of the building viewed from University Ave. Commuters traveling on University Ave will see quick glimpses of architectural elements through the trees such as shade canopies and plant trellises. The horizontal ribbed facade helps to bring the massing of the building down to a more human scale, which is interrupted by the vertical elements such as angled heavy wood timbers, which support the shed roof element. The elevations are balanced by steel and wood balconies flanking each end of the building, which gives the building a quiet residential feel. Faux wood carriage doors, divided paned windows, sloping window awnings and extended roof planes supported by heavy wood timbers help create a serene picturesque image of a structure tucked into its surroundings. Conceptual Development Advisory Committee (CDAC) comments have been incorporated into the design and we are very excited and proud of the finished product we are proposing. TREES/LANDSCAPING Our desire for low impact and sustainable development and the constraints of the site have led to careful site and landscape design. The only trees that we are requesting to be removed are those required for the construction of the facility and/or recommended with consultation from Barrie D. Coates and Associates and the town arborist. As illustrated in the renderings and models provided the site will maintain its, "urban forest", character and provide denser vegetation, trees and buffering than the existing uses along University Ave to the North and West of the subject site. DEMAND FOR SELF STORAGE Extra Space does extensive market analysis and demographic research prior to contracting or purchasing a site for new self storage development. This includes competitor evaluation, population, traffic, planned facilities and performance of existing facilities. In addition to the analysis discussed above another statistical basis used in evaluating the demand for self storage is the square footage of storage per capita. In using this analysis we have the following data from the Self Storage Association: National Avg. Sq. Ft. 6,86 California State Avg;. 5.41 Santa Clara County 4.32 Existing and Planned 3 mile 3.59 In review of these numbers we see that the existing and planned facilities (including the proposed project) within a 3 mile radius of the proposed project has an average square footage per capita below the national, state, and county averages, Identifying this market as underserved and able to absorb a new facility with minimal impact to existing facilities. 4 I EXTRA CLEAN AND WORKING GREEN As a company Extra Space is committed to providing our customers and the communities in which we operate the cleanest and greenest facilities, This is done through our, "Extra Clean and Working; Green" program. This program includes detailed inspections, awards, recognition and compensation based on the facilities performance. Eco friendly cleaning products, waterless wash and wax door cleaner, waste reduction, energy efficiency, water conservation, and environmental quality. All employees are trained and products and procedures are continuously reviewed. The proposed facility which received a platinum rating on the Leeds checklist will be a state of the art facility. Motion sensors on each individual unit, corridors, and office to turn on and off lighting to decrease energy consumption. Light fixture packages, plumbing fixtures, climate control etc, are all energy efficient and have low flow components that reduce overall energy and water usage. Extra Space is in the process of upgrading; older existing facilities with energy efficient bulbs, sensors and fixtures to reduce the companies overall energy usage and carbon footprint. COMMUNITY BENEFIT In keeping with Extra Space's commitment to the environment and energy efficiency, we propose a community benefit consistent with our internal policies of retrofitting our existing facilities with new bulbs and fixtures to reduce energy consumption, This community benefit will be to replace existing incandescent light bulb tree lights with LED tree lights on E. Main Street east of the Highway 17 bridge (approximately 26 trees). Supporting the Town of Los Gatos in there effort to achieve more energy efficiency. PLANNED DEVELOPMENT APPLICATION/ZONING In coordination with the Planning; Department and consistent with our understanding of the policies of the Town of Los Gatos we have submitted a Planned Development Application, due to the size of our project being larger than 40,000 sq. ft. In addition we have requested a care takers unit and setback exception. For the overall function and performance of the facility it is desirable to have a caretakers unit on site, and it is my understanding that multiple facilities in Los Gatos have been allowed this provision. The unusual shape and topography of our site, size of the right of way, and our desire to use this to minimize the impact of the massing have led us to request a setback exception. The building will be approximately 65' from the edge of asphalt (University Ave.), this is consistent and with neighboring buildings, the neighboring Verizon building; is actually approximately 10' closer to the edge of pavement on University Ave. This request will allow are building design to better use the topography of the site to lessen the impact of the building massing and is consistent with existing buildings on University Ave, CONCLUSION Extra Space is very excited about the opportunity to present this project. It is a beautiful facility with incredible 360 degree architectural design elements, nestled in an underused infill parking lot location, energy efficient, clean and efficiently managed. The low impact and quality of this facility is something we are proud to present. r"") r4l TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6872 SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR AUGUST 8, 2007 HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:30 P.M ATTENDANCE Members Present: Barbara Spector Joanne Talesfore D. Michael Kane Stephen Rice Absences: Joe Pirzynski Staff Present: Bud Lortz, Director of Community Development Sandy Baily, Associate Planner Joel Paulson, Associate Planner ITEM 1: 930 University Avenue Conceptual Development Application CD-07-146 Requesting preliminary review of plans to construct a self storage building with a caretaker unit on property zoned CM. APN 424-31-031. PROPERTY OWNER: General Telephone Company APPLICANT: Ray Wariner (Extra Space Storage) Comments: 1. Mass and square footage are a concern. 2. The proposed height is a concern. 3. Most of the buildings on this end of University Avenue are one or two story buildings. 4. Reductions in the required setbacks are a concern. 5. The appearance of the rear elevation is important. 6. The square footage of the proposed building needs to be significantly reduced. 7. Boxy architecture is a concern. 8. The architectural style is a concern. 9. The proposed building is not compatible with the surrounding area. 10. Is this the best use of the property? 11. Traffic generation may be a concern and will need to be studied. 12. Visual appearance from the creek trail is a concern. 13. Impacts to existing or future tenants on the adjacent Verizon site is a concern. EXHIBIT 4 16. A Planned Development may not be appropriate. 17. A Planned Development should not be used to circumvent Town code requirements. 18. The proposal does not appear to meet the intent of the Town Code regarding Planned Developments. 19. Cumulative impacts on traffic is a concern. 20. The requested front setback exception may be appropriate. 21. The security quarters may be appropriate. 22. The number of requested deviations from Town Code is a concern. 23. The proposed land use is appropriate. 24. Outstanding design will be necessary. ADJOURNMENT Meeting adjourned at 5:15 p.m. The next regular meeting of the Conceptual Development Advisory Committee is Wednesday, September 12, 2007. Prepared by: Bud N. Lortz, Directo f Co ity Development cc: Planning Commission Chair N;\DEVNCDAC\MINUTES\2007\8-8-07cdacmin. doc C"~ l t 10. The interior courtyard appears to have too much hardscape. 11. Provide additional landscaping. ITEM 2 930 University Avenue Conceptual Development Application CD-07-149 Requesting preliminary review of plans to construct a self storage building with a caretaker unit on property zoned CM. APN 424-31-031. PROPERTY OWNER: Verizon California APPLICANT: Ray Wariner (Extra Space Storage) Comments: 1. The architecture is boxy. 2. Visibility from the creek trail will need to be addressed. 3. 360 degree architecture is important. 4. Is the proposed use appropriate? 5. Is the proposed use the highest and best use? 6. Three-story appearance from the creek trail is a concern. 7. The reduced front setback is appropriate. 8. The proposed security quarters are appropriate. 9. The landscaping will be important. Natural landscaping will be necessary. 10. Corporate design is not appropriate and must be modified to fit into Los Gatos and adapted to local character. 11. The signage is inappropriate. 12. Integrate the security quarters. 13. Parking for the security quarters must be provided. 14. The trees and undergrowth on University Avenue provide good screening of the site. Any thinning out of the existing landscaping will need to be carefully considered. 15. The height is improved. 16. Architecture is not compatible with the area. 17. The proposed land use is appropriate. 18. The parking will need to be adequately addressed. 19. The proposed parking is okay. 20. The below grade element is appropriate. 21. The height is appropriate. ADJOURNMENT Meeting adjourned at 5:45 p.m. The next regular meeting of the Conceptual Development Advisory Committee is Wednesday, October 10, 2007. Prepared by: Bud N. Lortz, Director f Co ity Development rr• PlnnninQ_C"nmmiecinn Clair EXHIBIT 5 ~R r~ r"') June 13, 2008 Mr. Joel Paulson, AICP Associate Planner Town of Los Gatos 110 East Main Street PO Box 949 Los Gatos, CA 95031 (NT7-t~ TORE: Our response to past CDAC project proposal comments issued in 2007 Introduction: In an effort to specifically respond to CDAC comments that were issued during a pre- application review process in 2007, 1 have outlined responses to immediately follow the exact wording of those comments enumerated below. Comments issued August 8, 2007 on a different project proposal than the one we are proposing today: 1. Mass and square footage are a concern • Mass and square footage have been reduced 2. The proposed height is a concern • The height has been reduced 3. Most of the buildings on this end of University Avenue are one or two story buildings • The height has been reduced to two stories above ground and one below 4. Reductions in the required setback are a concern • The reduction in the front setback is necessary for the feasible development of the property as the lot is uniquely constrained by a vehicle access easement running from the curb cut on University to the adjacent parcel 5. The appearance of the rear elevation is important • The appearance of the rear elevation has been modified to enhance the views from the creek trail 6. The square footage of the proposed building needs to be significantly reduced • The square footage has been reduced since the issuance of this comment 7. Boxy architecture is a concern • The new architectural design is a complete departure from the old boxy self- storage facilities of the past. 8. The architectural style is a concern • The new architectural design was carefully considered to conform and surpass existing commercial and industrial architecture in the area. 9. The proposed building is not compatible with the surrounding area. • The building design has been modified to conform and surpass the quality of surrounding buildings. 10. Is this the best use of the property? • The property is currently being used as a parking lot. The project proposal will be a more efficient use of the land and contribute more to the quality of town EXHIBIT 6 design in Los Gatos than what currently exists; and from what is typically allowed in industrially zoned areas, 11. Traffic generation may be a concern and will need to be studied A traffic study is currently underway by consultants working directly with city staff. 12. Visual appearance from the creek trail is a concern The appearance of the rear elevation has been modified to enhance the views from the creek trail. 13. Impacts to existing or future tenants on the adjacent Verizon site is a concern • The vehicle access easement that runs through the project area will be maintained to the highest standards possible. Interdependencies will ensure cooperation between Extra Space and Verizon, or any other future owner. 14. Is there a market for additional storage facilities? • According to an analysis that was conducted, demand for self-storage in the area exceeds the supply. 15. Impacts on other existing storage facilities is a concern • As demand for self-storage is higher than supply in the area, existing storage facilities will not be negatively impacted by the introduction of an increase in supply. 16. A planned development may not be appropriate • The planned development is justified according to our accepted project application and will not be used to circumvent town code. 17. A planned development should not be used to circumvent town code requirements. • The planned development is justified according to our accepted project t; application and will not be used to circumvent town code. 18. The proposal does not appear to meet the intent of the town code regarding planned developments. The planned' development is justified according to our accepted project application and will not be used to circumvent town code. 19. Cumulative impacts on traffic is a concern • A traffic study is currently underway by consultants working directly with city staff 20. The requested front setback exception may be appropriate • We agree with this statement 21. The security quarters may be appropriate • We agree with this statement 22. The number of requested deviations from Town Code is a concern • We are requesting deviation from the parking requirement and the front setback only. The code parking requirement for self-storage facilities has not been updated to reflect modern traffic engineering analysis. The setback variance is justified because an easement that runs along the rear property line constrains the design of the project. 23. The proposed land use is appropriate • We agree with this statement 24. Outstanding design will be necessary • Outstanding design has been provided. Comments issued October 10, 2007 on a different project proposal than the one we are proposing today: 1. The architecture is boxy j • The new architectural design is a complete departure from the old boxy self- storage facilities of the past, 2, Visibility from the creek trail will need to be addressed • The appearance of the rear elevation has been modified to enhance the views from the creek trail. 3. 360 degree architecture is important • 360 degree architecture has been provided, 4. Is the proposed use appropriate? • The property is currently being used as a parking lot. The project proposal will be a more efficient use of the land and contribute more to the quality of town design in Los Gatos than what currently exists; and from what is typically allowed in industrially zoned areas. 5. Is the proposed use the highest and best use? The property is currently being used as a parking lot. The project proposal will be a more efficient use of the land and contribute more to the quality of town design in Los Gatos than what currently exists; and from what is typically allowed in industrially zoned areas. 6. Three story appearance from the creek trail is a concern • The appearance of the rear elevation has been modified to enhance the views from the creek trail. 7. The reduced front setback is appropriate • We agree with this statement 8. The proposed security quarters are appropriate • We agree with this statement 9. The landscaping will be important. Natural landscaping w ill be necessary. • A landscape plan has been designed that preserves important natural elements of the existing manufactured landscaping. Barrie Coates and Associates has provided an analysis of the existing flora that was used to guide the design. 10. Corporate design is not appropriate and must be modified to fit into Los Gatos and adapted to local character. • The design of our Los Gatos proposal is a complete departure from what Extra Space has built in the past. It is in no way indicative of "corporate design" and truly would provide singularly unique charm to the area it is in. 11. The signage is inappropriate • The sign plan proposal has been altered to minimize the impact it will have on the streetscape. 12. Integrate the security quarters The security quarters have been integrated since the issuance of this comment. 13. Parking for the security quarters must be provided • Parking for the security quarters has been provided. 14. The trees and undergrowth on University Avenue provide good screening of the site. Any thinning out of the existing landscaping will need to be carefully considered. • A new streetscape design has been proposed that was created with careful consideration to the existing flora. A tree survey was prepared by Barrie Coates and Associates that guided the design. 15. The height is improved • We agree with this statement 16. Architecture is not compatible with the area XM%Abl f. The new architectural design was carefully considered to conform and surpass existing commercial and industrial architecture in the area. 17. The proposed land use is appropriate . We agree with this statement 18. The parking will need to be adequately addressed. The proposed parking count was analyzed by a traffic engineering consultant 19. The proposed parking is OK We agree with this statement 20. The below grade element is appropriate We agree with this statement 21. The height is appropriate We agree with this statement Thank you for the opportunity to respond to these comments. Sincerely, JZO~4 A Roger Arroyo Entitlement Manager - Extra Space Storage ~l:t•~•wr,. :f0ilu: -{til t.~ ~ t $I~Y~~t ~ k'?r i Y Z ffy ai z t - - d P'1 ARCHITECTURE PLANNING URBAN DESIGN August 14, 2008 cc C IV Mr. Joel Paulson Community Development Department AUG 1 9 2008 Town of Los Gatos 110 E. Main Street TOWN OF LOS GATOS P.O. Box 949 PLANNING DIVISION Los Gatos, CA 95031 RE: 930 University Avenue - Extra Space Storage Dear Joel: I reviewed the drawings, and visited the site. My comments and recommendations are as follows: Neighborhood Context The site sits below the level of University Avenue, and is accessed by a curving driveway which also serves the parcel to the south of this site. A relatively dense area of trees along the University Avenue property line largely screens views from the street to the site. Photographs of the site and surrounding area are shown below. PEXHIBIT 7 TEL: 415.331.3795 FAX: 415.331.3797 180 HARBOR DRIVE, sum 219. SAUSALITO, CA94965 930 University Avenue Design Review Comments August 14, 2008 Page 2 ( ;J r y CANNON DESIGN GROUP 180 HARBOR DRIVE. SUTPE 219. SAUSALrrO. CA94965 Existing building across University Avenue View to site edge along University Avenue View to Verison buildings to the south View from site to entry at University Avenue View to Verison entry gate to the south View to east property line 930 University Avenue Design Review Comments August 14, 2008 Page 3 Issues and Recommendations The project is well designed with quality materials along with interesting forms and details. Unless the tree screen along 1 the University Avenue property edge were thinned substantially, most of this building will not be seen from the street. I have no recommendations for the elevations except that perhaps it is not necessary or desirable to locate signage high on the west elevation facade as shown. The monument-style signage at the entry from University Avenue should be adequate. There are, however, a few issues regarding the site plan that should be examined: r') I . The blending of parking areas and the main entry drive, which also serves the use on the adjacent southern parcel, in two areas is not desirable. In addition to producing large areas of paving, it has the potential for safety concerns. Other solutions should be explored. At the very least, the parking areas should be covered with modular pavers to distinguish by texture and color the difference between parking and driveway paving. 2. It is unclear from the site and floor plan drawings what the slot along the north edge of the building is for. If it is to be accessible by vehicles, it is quite awkward since exiting from the area would require a long back up. If for pedestrians only, it seems like it has an excessive amount of paving. The floor plans seem to suggest no doorways on this facade. Clarification is needed. 3. The parallel parking along the southern property line has what looks like a fairly narrow access aisle, and only works if egress is allowable by way of the adjacent site to the south. Since the trash enclosure seems to also be in this area, clarification of vehicular movements at this side of the site are needed. UNMRSny ~ This blending of major " • ;,e;, ~ ; ` ' access drive and pyarkIng area is awkward and might be safety hazard xi " . : J Might be better to move office r 1~. ~y : s _ ♦ to east side of building If this is a vehicular access area, it is This looks tight difficult to get out - with turn around space I • i N only pedestrian area, 3 4 1 can paving be reduced -AIM / *7/ R,~-- = - - - - Blending together of access drive and parking area is not desirable Especially since entry drive curves at north and Joel, please let me know if you have any questions, or if there are specific issues of concern that I did not address (0119 Sincerely, CANNON DESIGN GROUP Larry L. Cannon AICP President CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALrrO. CA94965 f R / BECK MOFFETT MANN ARCHITECTS, INC. Interiors Planning Architecture November 11, 2008 Mr. Joel Paulson Associate Planner Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: Extra Space Storage 930 University Response to latest comments and required revisions: Cannon Design Group 1. Enhanced pavement has been added to define the office parking area and the office entrance and behind the parking and loading spaces at the east side of the building. 2. The recessed area on the north side of the building provides an area for the location of the outside air conditioning units with minimum visibility from the driveway and from customers entering the office. 3. The parallel parking has been removed from the plan and a 5 foot wide landscape area provided along the south property line. 4. A mirror has been added at the outside of the curve of the drive coming from the street entrance down to the loading area which also serves the property owner to the south. The intent of the mirror is to provide better visibility of potential oncoming traffic. Other changes to the plans include providing 14 parking spaces which is consistent with the TJKM Transportation Consultants report dated October 23, 2008. The trash enclosure has been relocated to allow for the fire truck turn around to be on the subject property rather than needing to go onto the adjacent property. Outside air conditioning units have been added to the roof plan with screening provided for the blocking of view of the units. 1224 Village way suite D If you have comments or additional requirements concerning these Santa Ana plans, please feel free to call me at your convenience. California 92705-4751 Sincerely, TEL 714/543-8352 (11V FAX 714/543-0209 studiom@sbcglobal.com J. Craig Mann, chitect EXHIBIT 8 j~ A7 71) BARRif D. COF_.E and ASSOCIATES Summit Road 4081353-1052 nd ASSOCIATES Horticutural Consultants 3535 23535 2 Sunmi[ Road Las Gatos, CA 95033 Los Gatos, CA 95033 _a EVALUATION OF TREES 930 UNIVERSITY AVENUE LOS GATOS Prepared at the request of: Roger Arroyo Entitlement Manager Extra Space Storage 307 E. Chapman Avenue, Orange, CA 92866 Prepared by: Michael L. Bench Consulting Arborist March 4`", 2008 Job # 09-07-154-08 r,., ffiIBIT 9 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS Table of Contents Assignment Page 2 Summary Page 2 Methods Page 2 Observations Page 2 Comments about Specific Trees Page 4 Protected Trees Page 4 Risks to Trees by Proposed Construction Page 5 Tree Protection Plan Page 6 Enclosures Page 7 Prepared by: Michael L. Bench, Consulting Arborist March 4 h, 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS Assignment I was asked by Mr. Roger Arroyo, Entitlement Manager, Extra Space Storage, to evaluate the existing trees located at 930 a University Avenue, Los Gatos, California. In addition, Mr. Arroyo asked that I prepare a Tree Protection Plan for the proposed construction of a new storage facility. The plan provided for this evaluation is a Preliminary Grading Plan, prepared by Collins and Associates Engineering, Riverside, California, Sheet 1, dated January 2008. Summary A total of 56 trees are included in this inventory. Of these 56 trees, 14 are located on this property, and 2 are located on the adjacent property toward the north. All of the 56 trees are identified by species, briefly described (trunk diameter, height, spread, health, structural integrity) and given an overall condition rating of Excellent, Good, Fair, Poor, Extremely Poor. I consider Tree # 1 I to be hazardous and recommend its removal regardless of construction. It appears that Trees # 9, 10, 12, 13, 14 and 15 would also be removed. Of the total 56 trees and shrubs, 33 trees are protected by the Town of Los Gatos regulation. These are Trees # 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 14, 17, 21, 22, 23, 24, 25, 26, 28, 29, 31, 34, 37, 39, 41, 43, 44, 45, 50, 52, 53, and 54. The foreseeable risks posed by the proposed plans are described here. A Tree Protection Plan is provided to protect those trees that would be preserved. Methods The trunks of the 56 trees were measured using a standard measuring tape at 4'/z feet above soil grade (referred to as DBH or Diameter at Breast Height), except those specimens whose form does not allow for a representative measurement at this height. The measurement is rounded to the nearest inch. When possible, the trunk measurement is taken below the lowest fork on the trunk of a multi-stem specimen. The canopy height and spread are estimated using visual reference only. The estimated shape of the canopy relative to the other nearby trees has been drawn on the attached map. Observations There are 56 trees included in this tree survey. One of these 16) is a row of 8 oleander (Nerium oleander) shrubs, which have been pruned to the form of small multi-stem trees along the south side property boundary. I numbered one of these oleander shrubs as Tree # 16. The attached map shows the locations of all 56 trees and shrubs and their approximate canopy dimensions. For field reference metallic labels have been affixed to all of the trees with the exception of Trees # 1 and # 2, which are located on the property toward the north on the opposite side of the chain link fence. Prepared by: Michael L. Bench, Consulting Arborist March 4", 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS The 56 trees and shrubs are classified as follows: Trees # 1, 2 - Flooded gum (Eucalyptus rudis) Trees # 3, 4, 5, 6, 7, 8, 9, 10, 23, 25, 26 - Italian stone pine (Pinus radiata) Trees # 11, 12, 13 - Swamp mahogany (Eucalyptus robusta) Trees # 14, 15, 17, 21, 22, 29, 31, 33, 39, 40, 42, 43 - Valley oak (Quercus lobata) Tree # 16 - Oleander (Nerium oleander) shrubs (representing 8 specimens) Trees # 18, 19 - Japanese privet (Ligustrum japonicum) Trees # 20, 24, 27, 32, 34, 35, 37, 38, 41, 44, 45, 46, 48, 49, 50, 53, 54, 55 - Coast live oak (Quercus agrifolia) Tree # 28 - European olive (Olea europea) Trees # 30, 36 - Ash (Fraxinus species) Tree # 47 - California black walnut (Juglans hindsii) Tree # 51 - Red box (Eucalyptus polyanthemos) Tree # 52 - Eucalyptus (Eucalyptus species) Tree # 56 - California pepper (Schinus molle) 3 The particulars about these trees (species, trunk diameter, height, spread, and structure) are included in the attachments that follow this text. Please note on these data sheets that the health and structure of each specimen are rated on a scale of 1-5 (Excellent - Extremely poor), which provides the basis for the overall condition rating of each tree, stated above. The condition ratings are ranked using the following range: (1) Excellent, (2) Good, (3) Fair, (4) Poor, (5) Extremely Poor. Excellent Specimens Good Specimens Fair Poor Extremely Poor Specimens Specimens Specimens 13, 14, 34, 3, 4, 5, 7, 81 1, 2, 17, 20, 6911) 12,52 18, 19 35, 37, 41, 9, 10, 15,16, 21, 24, 36, 49, 56 22,23,25,26, 42, 47, 27,28,29,30, 31,32,33,38, 39,40,43,44, 45,46,48,50, 51,53,54,55 Numerous additional small trees (3 inches in diameter or smaller) exist in the area west of this site in the public right of way. These small trees include coast live oak (Quercus agrifolia), valley oak (Quercus lobata), holly leafed cherry (Prunus ilicifolia), Japanese privet (Ligustrum japonicum) and eucalyptus species. In addition to these trees, there exist understory plants, including poison oak (Toxiodendron diversiloba), blackberry (Ribes species), creeping woodsorrel (Oxalis corniculata), English ivy (Hedera helix), field bindweed (Convolvulus arvensis), and grasses. Prepared by: Michael L. Bench, Consulting Arborist March 4 h, 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS 4 Comments about Specific Trees y A mature twin trunk River Red Gum (Eucalyptus camaldulensis) recently fell during a storm and has since been removed, except for the uprooted stump. I have not included this tree in this report, but I mention it because this tree was included in a preliminary report (as Tree # 13) by Barrie D. Coate. I have assigned the number 13 to another existing tree. Tree # 6, a large Italian stone pine (Pinus pinea), had partially uprooted several years ago and had fallen toward the east. Its limbs are resting on the border chain link fence. Currently this tree is quite healthy. It does not appear to have fallen further in the past few years. However, the size and weight of this tree is substantial. If this tree will be retained, it will be essential to prune it rather severely to reduce the endweight on the east side. Tree # 11, a swamp mahogany (Eucalyptus robusta) has suffered the failure ofa large limb (24 inches in diameter at the point of attachment) during a recent storm. This tree had been "topped" several years ago. The resulting growth, which has developed into large water sprouts at 70-80 feet above grade, has formed very precarious branch connections to the parent stems. All of these limbs are prone to failure as a result of having been topped. The twisted connections holding them to the parent stems, in my opinion, accentuate their risk of failure. The fact that they are large and attached at 70-80 feet above grade amplifies the risk. I recommend that this tree be removed regardless of proposed construction. Virtually all of the Italian stone pine trees, # 3-10, have extended limbs with heavy endweights. If these trees are not pruned to reduce the endweights of these limbs, it is likely that some limbs would break in the near future. If these trees were properly pruned this year, they should not require additional pruning for about 10 years. Protected Trees Town of Los Gatos (revised April 4, 2003) The Tree Protection Ordinance 2114 of the Town Code is stated in Chapter 29, Division II for the Town of Los Gatos. "The trees protected by this division are: (1) All trees which have a twelve-inch or greater diameter (thirty-seven and one half circumference) of any trunk, or in the case of multi-trunk trees a total of twelve- inches or greater diameter or more of the sum diameter (thirty-seven and one half circumference) of all trunks, where such trees are located on developed residential property. (2) All trees of the following species which have an eight inch diameter (twenty-five inch circumference): a. Blue oak (Quercus douglasii) b. Black oak (Quercus kelloggii) c. California Buckeye (Aesculus californica) d. Pacific Madrone (Arbutus menziesii) (3) All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which Prepared by: Michael L. Bench, Consulting Arborist March 4`°, 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS zoning approval or subdivision approval is required, , (4) Any tree that existed at the same time of a zoning approval or subdivision approval and was a specific subject of such approval or otherwise covered by subsection (2) of this section (e.g., landscape or site plans)." (5) Any tree that was required to be planted or retained by the terms and conditions of a development application, building permit or subdivision approval in all zoning districts, tree removal permit or code enforcement action. Of the total 56 trees and shrubs, 33 trees are protected by the Town of Los Gatos regulation. These are Trees # 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 14, 17, 21, 22, 23, 24, 25, 26, 28, 29, 31, 34, 37, 39, 41, 43, 44, 45, 50, 52, 53, and 54. Risks to Trees by Proposed Construction If the entrance/exit driveway would be replaced, the root systems of Trees # 1-8, and 9, 10, 14 and 15 may be at risk. Instead of removing and replacing the existing paving, it would be preferred to install new paving over the top of the existing paving. This would assure that any roots of these 12 trees, located directly under the existing paving, would not be damaged. If the existing paving must be removed and replaced, it would be essential for this to be done as the last item on the construction agenda. If the paving were to be removed at the onset of the project but not replaced until the end, the root systems of all of these 12 trees may all be severely damaged by the compaction from the construction traffic. In this event, some or all of the 12 trees could be expected to decline slowly for several years before succumbing to disease or insect infestation. There is no effective way to remediate compaction once it is done. If roots are raising the existing paving and must be severed to repair the surface, the effect to individual trees must be evaluated on a case by case basis after paving sections have been removed. If the building, driveway, and parking areas were constructed as proposed, the following trees would be removed: • 2 large Italian stone pine (P. pinea) Trees # 9 and 10. • 3 swamp mahogany (Eucalyptus robusta) Trees # 11, 12, and 13. • 2 valley oaks (Quercus lobata) Trees # 14 and 15. The plan proposes to install a sign at the street. If this sign were to be located near the trunks of either Tree# 21 or 22, serious root damage could occur if the sign were constructed using a typical footing. However, if the sign would be constructed using an on-grade post and beam footing, the root damage would be minimal provided no roots 2 inches in diameter or larger would be severed. To assure this, the piers must be dug using an "air spade" or "air knife." This tool removes the soil without damaging roots. If large roots are encountered at any of the pier locations, the pier must be relocated. If the sign requires electricity, the location of the trench may be critical for the survival of Prepared by: Michael L. Bench, Consulting Arborist March 4`h, 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS 6 either of Trees # 21 or 22, or both. Tree # 17 may also be at risk. It would be essential that the location of the trenching be done under the supervision of a certified arborist. f 7 Mr. Arroyo states that Extra Space Storage company plans to clean up the town's right of--way property, which is adjacent to University Avenue. Many of the Trees # 17-56 a 4 protected specimens. In this area, there are 10 valley oak trees (Quercus lobata) and 3 coast live oak trees (Quercus agrifolia). It would not be possible to rototill the soil or pull out the weeds resulting in any significant soil disturbance without the risk of serio root damage. There is a washed out area adjacent to an exiting storm drain at the edge of University Avenue. There is erosion down the slope toward the east. It appears that this erosion problem would require a plan of action. re us if underground utilities would be constructed, it would be essential that the trenches must be planned prior to construction with the input or supervision of a certified arborist. It would also be essential that the trenches be located at the exact locations planned. A chain link fence exists between the town's right-of-way property and this site. For the protection of the Trees # 17-56 located on the town's property, it would be essential to preserve this fence, for at least the entire construction process. Tree Protection Plan 1. I recommend that the existing chain link fence between this site and the town's right-of-way property be retained, at least for the duration of the entire construction for the protection of Trees # 17-56. 2. Any trenching inside the driplines of protected trees must be done only with the supervision of a certified arborist. 3. Trenches for any utilities must be located outside the driplines of protected trees, unless approved by a certified arborist. 4. I recommend that preserved trees, which have had trenching, excavation, or other soil disturbance within the dripline of any protected tree, must be irrigated throughout the entire construction period during the dry months (any month receiving less than 1 inch of rainfall Irrigate a minimum of 10 gallons for each inch of trunk diameter every two weeks. A soaker hose or a drip line is preferred for this purpose, but the soaker hose(s) must be located near the dripline to be effective. 5. 1 recommend that the "clean-up" of the town's right-of-way property be done with the supervision of a certified arborist. 6. I recommend that the entire area inside the driplines of preserved trees must be mulched to the extent feasible. Mulching consists of a protective material (wood Prepared by: Michael L. Bench, Consulting Arborist March 4t', 2008 EVALUATION OF TREES AT 930 UNIVERSITY AVENUE, LOS GATOS .7 chips, gravel) being spread over the root zone inside the dripline. This material must be 4 inches in depth after spreading, which must be done by hand. I prefer course wood chips because it is organic, and degrades naturally over time. Wood chips must be '/a to'/, inch in diameter primarily. One supplier is Reuser, Inc., 370 Santana Dr., Cloverdale, CA 95425, (707)894-4224. 7. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of protected trees. 8. Excavated soil must not be piled or dumped, even temporarily, inside the driplines of protected trees. 9. Any pruning must be done by an arborist certified by the ISA (International Society of Arboriculture) and according to ISA, Western Chapter Standards, 1998. 10. The sprinkler irrigation must not be designed to strike the trunks of trees. 11. Landscape irrigation trenches must be a minimum distance of 10 times the trunk diameter from the trunks of protected trees. 12. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. 13. The plants that are planted inside the driplines of oak trees must be of species that are compatible with the environmental and cultural requirements of oaks trees. A publication about plants compatible with California native oaks can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland, 94612. 14. If any of the above procedures cannot be applied, I recommend that a certified arborist be consulted to recommend possible alternative solutions, if any. Enclosures: Assumptions and Limited Conditions Tree Chart Definition of Tree Chart Respect Micha L. Bench, Associate Barrie D. Coate, Principal MLB/sh Map Prepared by: Michael L. 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I u)` I `w1 I I I I I = I ~r _ 7 + < t' • - Na• y_ . 7tLv~zs i+J 2 ~+r.~+-~ " « 10 f f, y ''r r • r X/,(1( C ~ ` • r. ~ h/it' K.-. ~.,r _ t~ / !n. n~7yii :'a. r'~~ •~~j / h'{ ;r'~' NCH.. / ~S 'r.'i±r; rr; , v+ 01 V -X l ~ 'trr X47 K~ `yl~;,,~~~; j • 5 40 1. r r 17 2 43 AM- 8'--5 "52 _ 23 _ 2 44 - ~ •56 •3 F;. 461• - r: 1 ~M 42 4 55 54 yam: , -A ` 22.0 i 30 - 3 23 35 6 Wash Out r - - - - - _ j • Area . ' inf, 'rt:•tK.•t pi? , VVI IVW61 11 I\j ' 1\uVl\IV IQ - - r - BARRIE D. COATE Los Gatos and ASSOCIATES (408) 3531052 Requested b y: Roger Arroyo, Extra Space Storage 23s3sSwink Rout Las Galas, CA 95030 Prepared by: Michael L. Bench, Consulting Arborist Date: March 41h, 2008 Job # 09-07-154-08 Tree numbers correspond to evaluation charts. This logo is attached to a plan done by another professional, The All dimensions and tree locations are presence of this logo is not for the purpose of claiming credit for the approximate, plan but merely to add horticultural or arboricultural information to a Ian reared b others. DEFINITION OF TERMS ON TREE EVALUATION CHARTS DBH I Diameter in inches at breast height, or 4'IA feet. MULTI-STEM TREE Check mark if the tree has more than one stem: DBH 2 and DBH 3 Diameter at breast height for the multi-stem trunks, if any, HEIGHT As explained, listed by feet, approximately. approximately, diameter listed by feet Ca CANOPY DIAMETER , nopy l IEALTH Ajudgment Qf relative healt.h.for the species }n the subject area. and,scil. Nuntbgr. :signifies excellept health. A rating of number 5 repregnts specimens. .yuhich.ard dead:or,gcliygly dying. STRUgTURE CAM Judgement of relative stru~kt>are l* pgrf t s<ttucture; 2- good to average dous aE4 repairable; 4= actively hazardous, but h ll z a ar y structure; 3- potentia S- actlvely hazardqus and not repairable, rop4Tabla• . HAZARD RATING . A; proportionate de .ee of hazard, based on 3 factors, 1 h tyobldhil, and a fall' pqt nt" I' '".ze'of•part wM' c r target:ri44 po ential 4-lZ. CONDITION RATING A com , sife of Health grid Structure ratings, CROWN CLEANING diseased, Crown cleaiil?ig' ts the removal of dead; dying, clot Y 4 weakly attached, and low-vigor branches and watersprouts front a tree eFCf W{1- CROWN TIffNNTNG Includes ¢ro}~rt cl' aniitg.0.4; the. selgc.0y' e'removal of branches. lq iricrease light d air stimulates peftetx`atti'b t ttnd'alr trtoy 'm¢rtt trtt9 ih4 C74!ilti I?Freased light gri and maitttairts tritcnol Pala$e, YYlah In t~}m improves branch taper and strength. i'ltlntlTn radbces the ~,ytndrsail•g4ct of the ,r~rowrt and the weight.of heavy - hastz. the , limbs`'I yltiiuung•the ~oyyit pan y,{iip structural beauty of trunk and , w branches is walj as improve the grgttl t,pnts bgnea4h the tree by increasing light penetration.'When thiriting the crown bf mature trees; more than one-third • 0 e v of;the llye ~o(age.sl}o ld neX.er be CROWN REDUCTION U$.ed to :reduce the het~t and/or spread of a free.. Thinning cuts are most . ettf'eotive in maintaining'thO.structt► 'I mtegrlty and natural forift of a tree and in delayiq$;the tome wliea, it ~ytl} ngd to be pruned.agaixt. The lateral to which a in t b h f "R , g e e cu t d-half the diameter o east o branch or trunk is cut shin d be A. I made. , _ CROWN RESTORATION can improve the structure and appearance of trees that have been topped or severely piunad using heading cuts. One to three sprouts on main branch stubs should be selected to reforin•a more natural appearing crown. Selected vigorous sprouts may need to be thinned to a lateral, or even headed, to control length of growth in deder to entire adequate attachment for the size of the sprout. Restoratiori may require several' prunings' over a (lumber of years. BARRIE D. CO,-`1E and ASSOCIATES 1408) 353.1052 13535 Summit Road Los Gatos, CA 95030 BARRIE D. COA1 and ASSOCIATES HorUcutural Consultants 23535 Summit Road Los Gatos. CA 95033 408/35 3• 105 2 ASSUMPTIONS AND LIMITING CONDITIONS 1, Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided b~ others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of.this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services, 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation, 5. Possession- of this report or a copy thereof does not imply right of publication or use for any purpose.by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant, y: . 6. This report and. the values expressed herein represent the opinion of the appraiser/consultant,. and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineeringg reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic ,.,reporting techniques and procedures, as recommended by the International Society of Arboriculture. 9`' When applying any pesticide, fungicide, or herbicide, always follow label instructions, I0~,No tree described in this report was climbed, unless otherwise stated. We cannot take :responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. Arborists are tree specialists who use their education., knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. -CI'ients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. ,1 Arborists cannot detect. every condition that could possibly lead to the Structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand, Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree' will be healthy or safe under ail circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. 1\~~~ ~r / adnffui~ hwa~ ARBOR RESOURCES profe55ional consulting arbori5t5 and tree care f'' AN ARBORIST REVIEW OF THE PROPOSED DEVELOPMENT AT 930 UNIVERSITY AVENUE LOS GATOS, CALIFORNIA PROPERTY OWNER: Extra Space of Los Gatos, LLC APPLICANT: Extra Space Storage PLANNED DEVELOPMENT APPLICATION PD-08-001 APN: 424-31-031 Submitted to: Joel Paulson, AiCP (11 Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 Prepared by: David L. Babby Registered Consulting Arborist 4399 Board-Certified Master Arborist #WE-4001 B August 14, 2008 p.o. box 25295, san mateo, california 94402 • email: arborre5ource5@comca5t.net EXHIBIT 10 David L. Babby, Registered Consulting Arborist August !d, 2008 TABLE OF CONTENTS SECTION TITLE PAGE 1.0 INTRODUCTION 1 2.0 TREE COUNT AND COMPOSITION 2 3.0 REVIEW OF POTENTIAL TREE IMPACTS 3 4.0 RECOMMENDATIONS 6 4.1 Design Guidelines 4.2 Protection Measures Before and During Construction 9 EXHIBIT EXHIBIT TITLE A PHOTOGRAPHS (includes photo index) David L. Bahhv, Registered Consulting. lrhurist August 14, 2008 1.0 INTRODUCTION I have been retained by the Town of Los Gatos Community Development Department to review the tree-related impacts associated with a proposal to construct a basement and three-story self-storage building on a vacant lot (currently a parking lot) at 930 University Avenue, Los Gatos. Tasks performed for my review are as follows: ■ Review the report by Mr. Michael L. Bench of Barrie D. Coate and Associates, dated 3/4/08. • Evaluate the condition of each tree inventoried for that report; my observations were obtained during a site visit on 8/4/08. ■ Identify which of the trees are regulated by Town Code and defined as "protected trees."I ■ Confirm that all "protected trees" located in close proximity to the proposed development are considered, ■ Review the set of project plans dated 6/2/08. ■ Determine the accuracy of tree locations. ■ Obtain photographs of the more prominent trees; these can be viewed in Exhibit A. ■ Utilize tree numbers derived from Mr. Bench's report. ■ Prepare a written report containing the aforementioned information, and provide recommendations to help mitigate or avoid anticipated impacts to trees that will be retained or removed. 1 Pursuant to Section 29.10.0960 of the Town's Municipal Code, a "protected tree" has a trunk diameter of four inches and greater measured at three feet above grade. Fruit- or nut-bearing trees with trunks less than 18 inches in diameter are exempt (Section 29.10.0970). 930 University Avenue, Los Gatos Page ! of 11 Town of Los Gatos Communitv Development Department David L. Babby, Registered Consulting Arborist August 14, 2008 2.0 TREE COUNT AND COMPOSITION Sixty-three (63) trees of nine various types are presented in Mr. Bench's report. They are sequentially numbered as I thru 56,2 and include the following: 7 eucalyptus, 1 l Italian stone pines, 12 valley oaks, 8 oleanders, 2 privets, 18 coast live oaks, I olive, 2 ash, 1 black walnut, and I California pepper tree. All trees are located near, at, or beyond the perimeter of the site. The most densely populated area is within a public right-of-way on a relatively steep hill between University Avenue and the western property line. Trees situated on the site consist predominantly of very large Italian stone pines. Trees #21 thru 56 are situated on the neighboring western property, between the western property boundary and University Avenue. Plans indicate this area is within the public right-of-way, and therefore, the trees are considered "street trees." Note that each tree is situated west of the existing chain link fence bordering the western line. Trees #1 and 2 are situated on the neighboring northern property. Their trunks are situated near the adjoining property line, and approximately half of their canopies overhang the site. Of the 56 inventoried trees, #28 (olive tree) and #47 (black walnut) are fruit- or nut-bearing trees with trunk diameters less than 18 inches. As such, they are considered exempt from regulation pursuant to Section 29.10.0960 of the Town Code, The most significant trees inventoried for the report are two valley oaks, #21 and 22, situated along University Avenue near the site entrance. Tree #21 has a reported 32-inch trunk diameter, is 40 feet tall, and has a 60-foot canopy spread. Tree #22 has a reported 45-inch trunk diameter, is 50 feet tall, and has an 85-foot wide canopy spread. Z Tree # 16 is comprised of eight oleanders of equivalent size and condition. 930 University Avenue, Los Gatos Page 2 of l l Town of Los Gatos Community Development Department @f~~ David L. 13abby, Registered Consulting Arborist .4ugusi 14, 2008 There are major discrepancies between the actual locations of trees versus those locations shown on the architectural and landscape plans. Discrepancies found are as follows: trees #13, 23 and 40 are situated farther west than shown on the plans, #5 farther east, #26 and 39 east approximately eight feet west of the existing curb and fence line (a difference of about 23 feet from their locations on the plans), and many additional trees along the western boundary also farther west. Also, tree #2 I's trunk also appears slightly south of what plans show, and its precise location should be established given the existing and proposed features near its trunk (the trunk appears to be within the public right-of-way). Many trees are also missing from the civil plans, and in one instance (tree 99), the tree's location is inaccurate in relation to the existing planter. To accurately disclose the locations of existing trees, achieve conformance with Section 29.10.0995 of the Town Code, and allow for an accurate verification and assessment of tree-related impacts, I recommend the horizontal and vertical elevations of the following 36 trees are professionally surveyed by a licensed-surveyor or engineer: #1-26, 39, 40, 43, 44, 47, 48, and 50-53. 3.0 REVIEW OF POTENTIAL TREE IMPACTS Based on actual tree locations in relation to the existing features, the following 22 trees require removal to accommodate the proposed development: #3, 4 and 8 thru 20.3 Based on their small size, species and/or condition, their loss for development purposes appears to conform to Town Code. Note that the architectural and landscape plans show #23, 26 and 39 also being in direct conflict, however, their trunks are located west of the existing fence, and as such, their retention appears possible. 3 As a reminder, tree # 16 is comprised of eight oleanders, 930 University Avenue, Los Gatos Page 3 of 11 Town of Los Gatos Community Development Department Duvid L. Nubby, Registered Conseulling ; Irborisl August 14, 2008 Of the 22 trees, four (#14, '154 17 and 20) are native oaks, and the remainder are ornamentals. As for the oaks, I qualify them as being small and young, and in only overall fair condition due to having sparse canopies, a suppressed form, and/or abnormal shape due to crowded growing conditions. None of these oaks appear suitable for relocation. The following 15 trees are also indicated for removal on Sheets L-1 and L-2: 430, 32, 33, 35, 36, 38, 40, 42, 46-49, 51, 55 and 56. Although not seemingly specified on the plans, it appears these trees are being removed due to not being listed within page 5 of Mr. Bench's report. However note that each tree, except for 947, is regarded as a "protected tree" and regulated by the Town pursuant to line items 3 and 8 listed within Section 29.10.0960 of the Town Code. As such, the landscape plans must be revised to reflect the retention of the following 10 native oaks:#32, 33, 35, 38, 40, 42, 46, 48, 49 and 55. As for the other five trees, each is small and their removal could favor the future growth of adjacent oaks. Although not in direct conflict, implementation of the proposed design would subject six trees to severe root loss, and significantly jeopardize their longevity and stability; they r§~ include #1, 2, 5, 6, 7 and 21. Trees #1 and 2, both eucalyptus located on the northern neighboring property, would be severely impacted during grading and construction of the retaining wall. To maintain the stability and viability of these trees, I recommend a minimum setback of 13 feet from the tree's trunks for any soil cuts, fill, compaction, trenching and scraping. To achieve this, the grading design requires revision, and should consider that, where within 13 feet of the trunks, no excavation beneath the existing asphalt surface and curb should occur, and the future driveway is established on top of existing base material (or retain existing paving if feasible). Trees #5-7 are Italian stone pines that would be impacted during grading and excavation for constructing the new drive. Based on their species and/or condition, their loss seemingly conforms to the Town Code. 930 University Avenue, Los Gatos Page 4 of I I Town o Los Gatos Communit Development Department David L. flabby, Registered Consulting Arborist August 14, 2008 Tree #21, a significant oak, would be impacted by grading up to its trunk, as well as trenching only five feet away. Because of its size, species, and contribution, its protection seems required to a reasonably high degree of assurance of survival. In doing so, I recommend a minimum setback of 20 feet from its trunk for any soil fill, cuts, trenching, compaction, scraping and compaction. This could seemingly be achieved by revising the grading design, increasing the planter size, and omitting the first and possibly second parking space closest to its trunk. Also, note that any proposed retaining wall or walkway should be established an additional 24 inches away to allow for overbuild/overcut, while maintaining the 20-foot setback. Regarding trenching for the proposed water lines, sections within 20 feet of tree #21's trunk must be directionally-bored (i.e. tunneled) by at least three to four feet beneath existing soil grade. Ground above the tunnels must remain undisturbed and not be compacted, and access pits established as far from the trunk as possible. Tree #52 is a large 23-inch diameter eucalyptus that shows signs of decline indicative of infestation by an insect named lerp psyllid. Although the damage caused by this insect is not necessarily a sign of certain tree demise, it does significantly stress the tree and create likelihood of further decline and safety issues. As such, and based on its extremely weak and poor appearance, the tree should also be removed. 930 UniversityAvenue, Los Gatos Page 5 oj'l l Torun of Los Gatos Communitv Development Department David L. Babby, Registered Consulting Arborist August 14, 2008 4.0 RECOMMENDATIONS Recommendations presented within this section are based on plans reviewed, and serve as guidelines for mitigating impacts to trees being retained or removed. Note that they should be carefully followed and incorporated into project plans, and are subject to revision upon reviewing any additional or revised plans. In the event any cannot be feasibly implemented, the Town and t should be consulted. uses 1. R,, c, ;:r, ,cndations presented in the previous section should be followed, 2. izontal and vertical elevations of the following 36 trees should be illy surveyed by a licensed-surveyor or engineer: #1-26, 39, 40, 43, 44, 47, 48, anu 3. This surveyed information and assigned tree numbers should be shown on ooth civil plans (Utility Relocation Plan and Preliminary Grading Plan). y 3. Sheet A-7 and the landscape plans shall be updated to reflect the surveyed locations / mentioned 36 trees. The locations of all other trees (if not surveyed) shu. ':d-verified by the project architect or engineer. 4. Installation of the proposed water lines within 20 feet of tree #21's trunk shall be installed as described in the previous section, All other utilities and services should be routed outside from beneath the trees' canopies. In the event this is not feasible, directional boring and/or the use of a pneumatic air device (such as an Air-Spade®) must be considered. For boring, the ground above tunnel(s) must remain undisturbed and not compacted, and the access pits established as far from the trunks as possible. 5. Where beneath tree canopies, soil cuts, trenching, compaction, fill and scraping shall not exceed 36 inches from the edge of a basement or retaining wall. Vertical shoring shall be utilized and identified on the proposed plans. 930 University Avenue, Los Gatos Page 6 of l l ' Town of Los Gatos Community Development Department David L. 13abby, Registered Consulting.-IrborLw .-August 14, 008 6. Upon availability, I recommend all revised or additional plans are reviewed to verify tree-related impacts. 7. To achieve minimal conformance to Section 29.10.1000(C.1) of the Town Code, a note directing the reader to Mr. Bench's 3/4/08 report and this report for tree protection instructions shall be added to the architectural, civil, landscape and electrical plans. 8. The permanent and temporary drainage design, including downspouts, shall not require water being discharged on unpaved areas beneath the trees' canopies. 9. All existing, unused lines or pipes beneath the canopies of retained trees shall be abandoned and cut off at existing soil grade (rather than being dug up and causing subsequent root damage). 10. Mitigation is necessary to compensate for the loss of trees removed. Pursuant to Section 29.10.0985 of the Town Code, this shall be determined by the Parks and Public Works Department. The trees shall be planted prior to final inspection, double-staked with rubber tree ties (may not be necessary for trees of 48-inch box size and larger), and all forms of irrigation be of an automatic drip or soaker hose system placed on the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of proper installation, all new trees shall be installed, including necessary irrigation, by an experienced state-licensed landscape contractor or a professional tree company. 11. The following minimum considerations should be accounted for when determining the types, amounts and locations of trees proposed for installation: their growth rate, size at maturity, growth habit, suitability for a parking lot environment, anticipated life span, susceptibility for insects and diseases, root invasiveness, and proximity to hardscape and buildings. 12. On Sheet L-2, the canopies of each tree proposed for removal should be shown. 930 University Avenue, Los Gatos Page 7 of 11 Town of Los Gatos Community Development Department David L. Babby, Registered Consulling Arborist August l4, 2008 13, 1 recommend that Lyonothamnus floribundus and Alnus rhombifolia are removed from the planting list due to their relatively short life-spans and aggressive root systems; possible alternatives include Tristania conferta, Tristania lattrina, Arbutus `Marina,' Pislacia chinensis, and Acer rubrum. When considering the amount of canopy requiring removal for development purposes, conformance to Section 289.10,0985 of the Town Code may require one or more of the following: [1] an increased amount of trees to be planted, such within the planter along the northern boundary (should be at least 15 feet from the trunks of trees 41 and 2); [2] the proposed size of trees being increased to 36- or 48-inch box size; and [3] funds paid to the Town Forestry Fund if a sufficient amount of trees cannot be planted on the subject property, 14. The proposed landscape design should conform to the following guidelines: a. The ground cover and netting proposed among trees along the hillside shall be installed no closer to a trunk than five times its diameter, b. Plant material installed beneath the oak canopies shall be drought-tolerant. c. Irrigation can, overtime, adversely impact the oak trees and should be avoided. Irrigation for the ground cover and plant material proposed among the oaks shall be low-volume, applied irregularly (such as only once or twice per week), and temporary (such as no more than two years). Irrigation should not strike within a distance from a trunk of four times its diameter. d. In the event trenches for irrigation and/or lighting are required beneath a canopy, they shall be installed in a radial direction to the trees' trunks. If this is not possible, the work may need to be performed using a pneumatic air device (such as an Air-Spade®) to avoid unnecessary root damage. e, Stones and new fencing should be placed no closer than least two feet from a tree's trunk. Additionally, mulch should not be placed against the trunks. f. Tilling beneath canopies should be avoided, including for weed control. g. Bender board or other edging material proposed beneath the canopies should be established on top of existing soil grade (such as by using vertical stakes), 930 University Avenue, Los Gatos Page 8 of lI r Town of Los Gatos Community Development Department David L. Babby, Registered Consulting.lrborist August 14, ?008 4.2 Protection Measures before and during Development 15. In conjunction with recommendations presented in this report, recommendations presented within Mr. Bench's 3/4/08 report shall be followed. Where a similar recommendation is provided in both reports, the more stringent of the two should be followed. 16. Prior to any demolition or site clearing, an ISA (International Society of Arboriculture) certified arborist and/or a member of ASCA (American Society of Consulting Arborists) - to be named the "project arborist" - shall be retained by the applicant or owner to assist in implementing and achieving compliance with all tree protection measures. 17. Prior to any demolition or site clearing work, a pre-construction meeting between the project arborist and contractor should be held on-site to discuss work procedures, protection fencing locations, limits of grading, tree removals, staging areas, routes of access, removal of existing hardscape, supplemental watering, mulching, equipment rl washing pits, access pits and any other applicable tree protection measures. 18. The existing fence along the western boundary shall remain intact throughout demolition, grading, excavation, shoring and construction. Where adjustment is required for approved development, such as the proposed parking spaces, its precise location and placement shall be approved by the project arborist, and installed prior to any demolition grading surface scraping or heavy equipment arriving on site. 19. Unless otherwise approved, all development activities must be performed outside the designated fenced areas and off unpaved areas beneath the existing tree canopies. These activities include, but are not limited to, the following: demolition, grading, stripping of topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and equipment/vehicle operation and parking. 930 University Avenue, Los Gatos Page 9 of I/ E. Town of Los Gatos Community Development Department David 1.. Babby, Registered Consulting. Irborist August 14, 2008 20. Prior to construction, 8.5- by I 1-inch signs (minimum) should be attached to the fencing on the side facing construction activities and contain the following wording: "Warning - Tree Protection Zone - this fence shall not be removed. Violators are subject to a penalty according to Town Code 29.10.1025." 21. The section of existing driveway and curb within 13 feet or more of the trunks of trees 91 and 2 should remain intact throughout construction, and removed as the last agenda item. 22, Any approved activity performed beneath tree canopies shall be performed under the knowledge and direction of the project arborist. Unless specifically authorized by the project arborist, all work shall be manually performed using jackhammers, hand tools and wheelbarrows. In the event roots of two inches and greater in diameter are encountered during the process, the project arborist shall be consulted. 23. Each recommendation that is presented within Section 4.0 of this report, and applicable to the construction process, shall be followed, 24. Removal of existing pavement beneath canopies must be carefully performed so no soil cuts and root/trunk damage occur during the process. I suggest this work is performed under the direction of the project arborist. 25. Boring access pits and post/pier holes dug beneath tree canopies for any curb, wall or perimeter fence must first be reviewed by the project arborist prior to digging. Unless specified by the arborist, a post-hole digger should be used to dig the first 24 inches below grade. In the event a root of two inches and greater in diameter is encountered during the process, the hole should be shifl.ed over by about 12 inches and the process repeated. All digging below the hand-dug area can occur using a manually-operated mechanical auger, 930 University Avenue, Los Gatos Page 10 of 11 David L. Babby, Registered Consulting : trborist August 14, 2008 26. All equipment shall be positioned to avoid the trunks and branches of trees. Where a conflict arises, the project arborist must be contacted to help address the situation. 27. All tree pruning shall be performed in accordance with the most recent ANSI standards, and by a California state-licensed tree service company that has an 1SA certified arborist in a supervisory role. The company selected should also carry General Liability and Worker's Compensation insurance, and shall abide by ANSI Z133.1-2006 (Safety Operations). 28. Stumps located beneath canopies of retained trees shall be ground below grade rather than pulled up with an excavator and causing unnecessary root loss. 29. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath canopies. Herbicides should not be used beneath the trees' canopies; where used on site, they should be labeled for safe use near trees. rl) Prepared By: &A-4 David L. Babby Registered Consulting Arborist 9399 Board-Certified Master Arborist 4WE-4001 B Date: August 14, 2008 * G~~ of (`nn.,,~~ t 930 University Avenue, Los Gatos Page l 1 (#'11 Town or Los Gatos Community Development Department -2 David L. Babby, Registered Consulling.- rborist August 14. 2008 EXHIBIT A: PHOTOGRAPHS ~l Photo Index Page C-1: Trees # 1 thru 8 Page C-2: Trees #9 thru 15, 21 and 22 930 University Avenue, Los Gatos Town of Los Gatos Community De T c O C v C v Q fi N O N y ~ o Q O U ~ E v o y h O T C ~U o y J o ' a Y V N V L Ci 4 v O c v 0 v o Q o ~V > o c~ V J c c la f° V I ' BARRI E D. COA . and ASSOCIATES Hordc>gural Consultants e 23535 Summit Road Los Gatos, CA 95033 408!353-1052 January 14, 2009 Craig Mann Beck Moffett Mann Architects 1224 Village Way, Suite D Santa Ana, CA 92705 Subject: Extra Space Storage Facility Project 930 University Avenue Los Gatos, California Mr. Mann: I have thoroughly reviewed the most recent proposed plans, as well as the review produced by Mr. David L. Babby, dated August 14, 2008. The proposed plans have been revised, perhaps several times, since my evaluation of March 4, 2008. This appears to explain the major differences in the observations and conclusions made by Mr. Babby. In this commentary, I shall only discuss those issues presented by the revised plans that would be relevant to the preservation or removal of trees. I presume the condition of the trees has not changed significantly since March 4, 2008. Total Number of Trees As I stated in my report, I considered the row of 8 oleander (Nerium oleander) plants, which I tagged as # 16, to be shrubs not trees, despite the fact that they have been pruned to look like trees. If # 16 is counted as a shrub, the total number of trees is 54. If the 8 oleanders, represented by # 16, are counted as trees, the total number of trees is 62. Locations of Trees I observed on March 4, 2008 that not all of the trees were accurately located. This is not uncommon even for an engineering survey, especially if the purpose of the engineering survey was to establish grades, boundaries, and other details. Because of canopies and other obstructions, the exact locations of the trunks of trees are not always represented accurately. I typically do not make it an issue in a report unless the risk to trees becomes in question. The plans that I reviewed for March 4, 2008 did not raise concerns based on exact tree locations. However, the revised plans with the proposed entry parking do raise this issue concerning the potential root loss to Trees # 21 and 22. The exact location of these trees may be relevant to their survival, but considering all of the risks presented by this plan, their exact locations may not make a significant difference. EXHIBIT 11 Risks to Trees The following trees are in conflict with construction features and would be removed: , Trees # 3, 4, 5, 7, 8, 9, 10, 11, 12, 13, 15, 17, 18, 19, 20, and 23. In addition, the oleander shrubs represented by Tree # 16 are planned to be replaced. Although not directly in conflict with a construction feature that would require their removal, there are nevertheless several trees that would be so severely damaged by nearby construction features, that they would not be expected to survive. These are Trees # 1, 2, 6, 14, 24, 25, 26, 39 and 47. Because the majority of the trees in the area on the west side right of way property are of the indigenous species coast live oak (Quercus agrifolla), I support the removal of the aggressive exotic species, Trees # 30, 36, 51, and 52. It is highly unlikely that there are any roots from Trees # 21 and 22 growing into the road bed of University Avenue. Also, I did not observe any heaving of the curb or paving of the existing driveway, which leads to this site. For these reasons, I am confident virtually all of the root systems of Trees # 21 and 22 are located' in the slope of the public right of way. This means that the root systems of these trees are concentrated into areas of about half, or less, of the typical root zone areas of trees the size of these trees that exist in an open space. Tree # 21 is a Valley oak (Quercus lobata) that has a DBH trunk diameter, 54 inches above grade, of 32 inches. Tree # 22 is a Valley oak (Q..lobata) that has a DBH of 45 inches. It is also useful to note that the valley oak species, Quercus lobata, is more sensitive to root damage than some of the other oak species, for example coast live oak, Quercus agrifolia. Within the root zones of Trees # 21 and 22, the following construction features are proposed: 1. A soil cut within approximately 2-3 feet of the trunk, beveled to a flat area to create a sidewalk. 2. Excavation followed by compacted fill to create paved parking. 3. A retaining wall approximately 15-17 feet from the trunk of Tree # 21 and approximately 20' across the root zone of Tree # 22 4. Trenching for a water line. 5. Trenching for Fire Service line. 6. Excavation for an Entry Sign. 7. Trenching for electrical service to the Entry Sign. These seven items are proposed in an area where the root zones of Trees # 21 and 22 are concentrated and restricted by the existing conditions. If constructed as presented, I L expect that neither of these trees would live for very long. I expect that Tree # 21 would die rather quickly and that Tree # 22 would slowly decline for a few years. The sewer service, the main electrical service and other underground services (i.e. cable TV, security services) are not shown on these plans. It would be essential for the survival of these trees, especially Trees # 21 and 22, that these services, or any other underground services, be included on the approved plans. In my opinion, there must be no trenching or excavation whatsoever within 25 feet of Tree # 21 or within 30 feet of Tree # 22. Bear in mind that the majority of absorbing roots typically exist in the top 24 inches of soil. Even a shallow soil cut can cause severe results. Recommended Plan Revisions 1. I recommend that at least 2 parking spaces, or more, be eliminated at the entry nearest Tree # 21 to achieve the 25 foot distance previously described. 2. I recommend that grading and excavation in the area of Trees # 21 and 22 be revised to achieve the objective of preserving the root zones for the minimum distances of 25 feet for Tree # 21 and 30 feet for Tree 22.' 3. I suggest that all of the utilities be re-routed into the existing driveway, in which no roots are expected to exist. 4. I recommend that the Sign be constructed using piers not a "spread footing". 5. I recommend that the electrical service to the Sign be routed in the existing paved driveway. 6. There must be no trenching for Landscape Irrigation on the slope of the "right of way property" because of the risk to the root systems of numerous trees. I recommend that irrigation lines be laid on the existing grade and covered by mulch. MLB/sh Enclosures: Assumptions and Limiting Conditions Map y su ' ted, • Respe:S Michael L. Bench, Associate Barrie I Coate, Principal HORTICULTURAL CONSULTANTS Evaluation of trees CONSULTING ARBORISTS BARRIE D. COATE 930 University Avenue, Los Gatos and ASSOCIATES 1 Requested by: Craig Mann, Beck Moffett Mann Architects „rsl lsa• cos: $ :1f1SSwalad ra UN. CA +5030 4 Prepared by: Michael L. Bench, Consulting Arbonst Dale: January 14, 2009 Job q 09.07.154.09 Tree numbers correspond to evaluation charts. This logo is attached to a plan done by another professional. The All dimensions and tree locations are presence of this logo is not for the purpose of claiming credit for the approximate plan but merely to add horticultural or arborfcultural information to a plan prepared b others. PaGE 0 X LS p , _ 2-2~~-_~ 28 30 I • T~, v ~cP w 21 X0.3 , _ . 2 7 M1 . . . _ _ x}42 .44 - LL -43 7e- n 5, 20 ~-k-•~-"~~~40 ~ 39 ~ 24 Y~~23 19 ~ ~ v a26 25 PZ- h ' fr1: r ~ ~ 4 ,fw ~ ah' a 1 ~ Extra Space Storage .i ~ f 111 ~ { l ~ ~ 'I r /l 12 z ' x . a !on rod _ p S i E r; 13 { - i0 trot " b r' ,w. l l -1G1 I f E r F i a I; t 33 I px I I L Zl. E. f 1 ISAKKIL D. CUA 1 t and ASSOCIATES Hon7cutural Consultants 23535 Summit Road LOS Gatos CA 95033 408/353 1052 ASSUMPTIONS AND LIMITING CONDITIONS 1 . Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided ldy others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. 5. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended-by the International Society of Arboriculture. 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. 10. No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root ( collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered.by such an inspection. CONSULTING ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education., knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree, Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree, will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. Barrie D. Coate i . ARBOR RESOURCES w. professional consulting arbori5t5 and tree care June 3, 2009 Joel Paulson Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 RE: REVIEW OF PROPOSED PLANS 930 University Avenue, Los Gatos Dear Mr. Paulson: As requested, I have reviewed the most recent set of plans prepared for the above- referenced project. This letter presents my comments and recommendations. _ 1. The following 29 trees are expected to be removed by implementation of the proposed design: #1-20, 23-26, 30, 36, 47, 51 and 52. Sheets L-1 and C-8.0 must be updated to reflect removal of these trees. 2. The plans do not identify the removal of tree #6. Note this tree has uprooted and is leaning against an adjacent chain link fence; it appears to be entirely supported by the fence. The situation is dangerous and the tree qualifies as a hazard; consequently, the tree should be removed regardless of the proposed project. 3. Tree #52, a large eucalyptus, is nearly dead and also qualifies as being hazardous. Consequently, it should also be removed regardless of the proposed project. 4. On Sheet L-3, the "Tree Planting" detail requires revision to show one of the rubber ties affixed to the right stake, rather than both being attached to the left one. p.o. box 25295, san mateo, califorma 94402 • email: arborresources®comcast.net phone: 650.654.3351 • fax: 650.240.0777 • licensed contractor #796763 SSHIBIT 12 ARBOR RESOURCES professional consulting. arborists and tree care June 3, 2009 930 University Avenue page 2 of 3 5. The proposed grading design requires revision to protect trees #21 and 22, and achieve greater conformance to the setbacks specified in both Mr. Bench's 1/14/09 report and my 8/14/08 report. Recommendations for the revisions are follows: a. At a minimum, the section of walkway proposed along the future driveway, north and uphill from the future parking spaces should be omitted from the design (i.e. only the section of walkway that wraps around the parking spaces and a 25 feet section leading towards the driveway would remain). In doing so, a substantial area within 25 feet from the tree's trunk would avoid disturbance. b. The plans should specify that, where within 25 feet from tree #21's trunk, overcut and soil disturbance for constructing and forming the proposed curb should not exceed beyond 12 to 18 inches south from the curb edge. tl proposed beyond the section of walkway within 25 feet from tree #1's u. auk and 30 feet from tree #22's trunk should be omitted from the design. d. To achieve the grading modifications, any section of retaining wall constructed within those setbacks should be established against the proposed sidewalk and sed of discontinuous footings (e.g. a pier and above-grade beam design). Ih uuuig so, the piers must be minimized in diameter and spaced approximately eight plus feet apart, and no soil cuts or disturbance of soil between the piers should be required. 6. An alternative and highly preferred option for protecting tree #21 involves omitting the northernmost parking space, as well as the section of walkway proposed within 20 feet from its trunk. I acknowledge this may not be a feasible option, but would provide the greatest opportunity for adhering to the setbacks. If this option can be employed, all applicable revisions specified in the previous line item would also apply, p.o. box 25295, san mateo, califorma 94402 • email: arborresources®comcast.met p one: 3 240 ARBOR RESOURCES professional consulting arborists and tree care June 3, 2009 930 University Avenue page 3 of 3 7. The retention and protection of tree #39, a 10-inch diameter valley oak, requires the proposed irrigation design to be revised for a minimum setback of six to eight feet from its trunk for any trenching or irrigation spray. Note that this tree's canopy grows, to some extent, out from under tree #26's canopy (adjacent pine being removed), and will require selective pruning to achieve building and construction scaffold clearance. 8. For minimal conformance to Section 29.10.1000(C.1) of the Town Code, the following sheets should have visible notes that directs the reader to tree protection measures specified in the 3/4/08 and 1/14/09 reports by Mr. Bench, and my 8/14/08 report and this letter: A-1, E-1, C-1.0, C7.0, C-8.0, L-1 and L-2. (04) 9. Prior to issuing permits, the final set of construction documents should show all proposed utility and service routes, and none should be specified within unpaved areas beneath a tree's canopy. 10. The routes of the main water line and laterals within the public right-of-way must be reviewed with the project arborist prior to any trenching occurring. If deemed necessary by the arborist, the line(s) should be adjusted to avoid impacts to retained trees. Sincerely, David L. Babby Registered Consulting Arborist #399 a°4'■~~i4s Board-Certified Master Arborist #WE-4001 B p.o. box 25295, san mateo, califorma 94402 ■ email: arborresourcesgcomcast. net phone: 650.654.3351 ■ fax: 650.240.0777 ■ licensed contractor +796763 1: r V Transportation Consultants Pleasanton 3875 Hopyard Road Suite 200 Pleasanton, CA 94588-8526 925.463.0611 925.463.3690 fax Fresno 516 W. Shaw Avenue Suite 200 Fresno. CA 93704-2515 559.325.7530 559.221.4940 fax Sacramento 980 9u Street I6~ Floor Sacramento, CA 95814-2736 916.449.9095 Santa Rosa 1400 N. Dutton Avenue Suite 21 Santa Rosa, CA 95401-4643 707.57S.5800 Vision That Movm Your Community December 5, 2008 Joel Paulson, AICP Associate Planner Town of Los Gatos 41 Miles Avenue Los Gatos, CA 95031 Via e-mail only; JPaulson@losgatosco.gov Subject: Final Report - Parking Analysis for the Proposed Extra Space Storage Development at 930 University Avenue in the Town of Los Gatos Dear Mr. Paulson: TJKM is pleased to present the results of the subject parking analysis. The purpose of this study is to determine the adequacy of the proposed parking supply for the subject project, an Extra Space Storage mini-storage facility consisting of approximately 86,345 square feet (sq. ft.) of floor area. The study approach is to observe parking demand and supply at three existing mini-storage facilities that are similar in operation to the proposed facility. Based on coordination with Town staff, TJKM selected two similar Extra Space Storage (ESS) facilities in Campbell and San Jose, and one facility in Los Gatos (Stor-It). This letter report includes an evaluation of parking demand and supply at the three existing facilities and an estimation of expected parking demand generated by the proposed ESS facility, Estimation for the latter is made based on both industry standard Institute of Transportation Engineers (ITE) parking generation rates, as well as the observations at the three existing facilities. Proposed Project and Parking Supply The proposed ESS facility in Los Gatos is to be located on a 1.31-acre site, with 86,345 sq. ft. of building area on four levels (basement through third floor) that includes storage area, an office, and a site manager residence. The project will replace the current use of the site, which is an off- street parking lot serving the neighboring Verizon building. Access to the site from University Avenue will be provided by the current all-way access driveway that currently serves the Verizon building and is located approximately 1,150 feet to the south of Lark Avenue. Figure I shows a map of the project vicinity and Figure 2 shows the project site plan. In terms of proposed parking supply, the project will provide 14 parking stalls on site, including three large stalls for trucks suitable for loading and unloading activities. Estimated Project Parking Demand (ITE Rates) The Institute of Transportation Engineers (ITE) has published parking generation rates for a variety of land uses in Parking Generation (3rd Edition). TJKM consulted this standard parking reference to estimate expected average weekday parking demand for the proposed mini-storage project. Based on the previous TJKM traffic impact study for this project, TJKM used land use Code 151 (Mini- Warehouse) for the analysis. Table I shows the results of the parking generation analysis. Based on ITE parking rates, the project is expected to generate a peak demand of 14 parked vehicles on an average weekday. As shown in the table, the proposed parking supply on site is expected to meet this estimated average demand. 707.575 ' 5888 fax tjkm@gkm.com EXHIBIT 13 Town of Los Gatos - Parking Analysis for the Proposed Extra Space Storage Development at 930 University Avenue Vicinity Map Figure H IC Town of Los Gatos - Parking Analysis for the Proposed Extra Space Storage Development at 930 University Avenue u Proposed Site Plan WAS UNIVERSITY AVENUE CONCRETE CUrTER_ E) i -62 O. X01 f a'-N10E IRRIGATION 4 6• O I 1 EAS I Nr x,{65 _ ..L ! 2T ) 0" 7WO-OR-710 q9 W. Or p 4 \y Y r; r X i r Y \;(1(~fi~ L 292 Q ! ,CN..~: ice. \ ! ri. < `X y y' ! ! \N .ilr~\~ mar~//, jR5tFLOORElkll.y 820 ~y:~' ! ! ~X'20'- T 1 2 V / 70 y0.0a• (e) i Figure 2 Mot to Scale Oy Mt tool Ah,P TJKM I)ocembel 5, 2008 Tnnsporradan I p;~,,, 4 Cwsuhants Table 1: Expected Parking Demand Based on ITE Rates Land Use Si Average Weekday Peak Period Proposed Project tial Di f (ITE Code) ze Demand Rate Demand Supply f eren MIN-Warehouse (151) 86.345 ksf GFA 0.16 14 14 0 (meets) Source: Parking Generation (3rd Edition), Institute of Transportation Engineers (2004) Notes: ksf GFA = 1,000 square feet gross floor area Parking Observations at Existing Mini-Storage Facilities TJKM selected three mini-storage facilities near the proposed project that are similar in operation to the proposed project for observing existing parking demand. The two ESS facilities were observed on a typical weekday (Wednesday, October I, 2008) during two time periods that include observed peak hours shown in ITE parking generation data (10:00 a.m. to 1:00 p.m. and 3:00 p.m, to 6:00 p.m.). TJKM observed Stor-It of Los Gatos on Tuesday, December 2, 2008 during the same time periods. All parking demand observations were made every half-hour, inclusive of the start and end time of each time period. The facilities observed were: 1. Extra Space Storage at 50 Curtner Avenue in Campbell (70,057 sq. ft.) 2. Extra Space Storage at 1265 Oakland Road in San Jose (59,257 sq. ft.) 3. Stor-It of Los Gatos at 688 University Avenue in Los Gatos (18,800 sq, ft.) During the above time periods at the two ESS facilities, TJKM staff observed parked vehicles at on site lots adjacent to the facility and also counted vehicles entering and exiting a security gate that provides access to the storage areas. This vehicle count at the gate allowed for calculating an accumulation of parked vehicles inside the security areas in addition to the parking lot outside the gate to estimate total parking demand at each site. At the Stor-It of Los Gatos site, all on-site parking is located within a single lot accessed through a gate that is open during business hours. The parking supply and demand observation results of all three existing sites are detailed below. Campbell ESS The Campbell ESS facility provides a 10-stall parking lot on site, which includes one handicapped accessible stall. According to site observations, parking demand in this lot peaked at six vehicles at both 11:00 a.m. and 11:30 a.m. (60 percent maximum occupancy). Based on observations of gate activity on site, a maximum of four vehicles was parked inside the gate at 11:00 a.m. Therefore, a maximum of 10 vehicles was parked on site at 11:00 a.m., including inside and outside the security gate. Based on the approximate Campbell ESS building floor area of 70,057 sq. ft., the estimated maximum parking demand rate for this site is approximately 0.14 per 1,000 sq. ft., which is slightly below the average ITE rate of 0.16. Table II shows a summary of the parking demand observed during the day at the Campbell site, I NIP o,:l Pains, n ,11r.p TJKM D,,,.(,rnber S. ZfiGf3 Transportadan p; rg,., Gomuhants Table II: Campbell ESS Parking Demand Observations Time Can Parked in On-Site Lot Cars Parked Inside Gate Site Total 10:00 a.m. 2 1 3 10:30 a.m. 2 2 4 11:00 a.m. 6 4 10 11:30 a.m. 6 1 7 12:00 p.m. 4 2 6 12:30 p,m. 5 2 7 1:00 P.M. 3 3 6 3:00 p.m. 3 1 4 3:30 p.m. 2 0 2 4:00 p.m. 2 3 5 4:30 p,m. 2 1 3 5:00 P.M. 2 1 3 5:30 p.m. I 1 2 6;00 p.m. 2 1 3 Notes: 1) Bold values represent-maximum parking demand in each column. 2) On-site lot consists of 10 stalls, including one handicapped-accessible stall. San Jose ESS The San Jose ESS facility provides a six-stall parking lot on site, which includes one handicapped accessible stall. According to site observations, parking demand in this lot peaked at three vehicles at both 4:30 p.m. and 5:30 p.m. (50 percent maximum occupancy). Based on observations of gate i activity on site, a maximum of six vehicles was parked inside the gate at 10:00 a.m. Overall, a maximum of seven vehicles was parked on site at 10:00 a.m., including one vehicle in the lot and six vehicles inside the gate. Based on the approximate San Jose ESS building floor area of 59,257 sq. ft., the estimated maximum parking demand rate for this site is 0.12 per 1,000 sq. ft., which is below the average ITE rate of 0.16. Table III shows a summary of the parking demand observed during the day at the San Jose site. Table III: San Jose ESS Parking Demand Observations Time Cars Parked in On-Site Lot Cars Parked Inside Gate Site Total 10:00 a.m. 1 6 7 10:30 a.m. 1 3 4 11:00 a.m. 1 2 3 11:30 a.m, 1 1 2 12:00 p,m, 2 1 3 12:30 p.m. 1 0 1 1:00 P.M. 1 0 1 }:00 p.m. - 1 _4 _ 5 3:30 p.m. 0 2 2 4:00 p,m. 1 3 4 4:30 p.m. 3 1 4 5:00 p.m. 2 2 4 5:30 p.m. 3 1 4 6:00 p.m. 2 I 3 Notes: 1) Bold values represent maximum parking demand in each column. 2) On-site lot consists of 6 stalls, including one handicapped-accessible stall. TJKM pecc,inbcr 2008 Thmsportndan pogfl 6 Caroultants Stor-It of Los Gatos The Stor-It of Los Gatos facility provides an eight-stall parking lot on site, which includes one handicapped accessible stall. According to site observations, parking demand in this lot peaked at three vehicles at both 10:00 a.m. and 11:30 a.m, (38 percent maximum occupancy). Based on the estimated building floor area of 18,800 sq, ft., the estimated maximum parking demand rate for this site is approximately 0.16 per 1,000 sq. ft., which is equal to the ITE weekday average rate. Table i IV shows a summary of the parking demand observed during the day at the Los Gatos site. Table IV: Stor-It of Los Gatos Parking Demand Observations Time Cars Parked in Regular Stalls (Non- Handicapped) Can Parked in Handicapped Stall Total 10:00 a.m. 2 1 3 10:30 a.m. 1 0 1 11:00 a.m. 1 0 1 11:30 a.m. 2 1 3 12:00 p,m. 1 1 2 12:30 p,m. 0 0 0 1:00 P.M. 0 0 0 3:00 p.m. 1 0 1 3:30 p,m, 1 0 1 4:00 p.m, 1 0 1 4:30 p.m. 1 0 1 5:00 P.M. 1 0 1 5:30 p.m. 1 0 1 6:00 p.m. 1 6 1 Notes: 1) Bold values represent maximum parking demand in each column. 2) On-site lot located inside gate consists of 8 stalls, including one handicapped-accessible stall, Conclusion The above results demonstrate that the observed parking demand at the three existing facilities is within range of the demand predicted for the proposed project by ITE parking generation rates. The observed weekday average parking generation rates range from 0.12 to 0.16 vehicles per 1,000 sq. ft., with an average of 0.14. All values are less than or equal to the comparable ITE average rate of 0.16 vehicles per 1,000 sq, ft. Therefore, on the basis of both ITE parking rates and parking observations of existing mini-storage facilities, it can be reasonably expected that the proposed project parking supply will be adequate to meet expected parking demand. TJKM appreciates the opportunity to provide this parking evaluation for the proposed Extra Space Storage development in the Town of Los Gatos. If you have any questions concerning our study, please call me at (925) 463-061 I. Thank you again for choosing TJKM for your transportation consulting needs. Sincerely, Andrew R. Kluter, P.E. 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Q ~ w n r"119 r~ LEEQ for New Construction v 2.2 Registered Project Checklist (4~ roject Name: Extra Space Storage Project Address: 930 University Avenue, Los Gatos, CA Yes ? No I'A t5 31 Certified: 26-.32 points Silver: 33-38 points Gold: 39-51 points Platinum: 52-69 points Yes ? No 2. 4 Sustain 7ille Sites Points 14 Prereq 1 Construction Activity Pollution Prevention Required Credit 1 Site Selection 1 Credit 2 Development Density & Community Connectivity 1 Credit 3 Brownfield Redevelopment 1 Credit 4.1 Alternative Transportation, Public Transportation 1 Credit 4.2 Alternative Transportation Bic cle Stora e & Ch i R , y g ang ng ooms 1 Credit 4.3 Alternative Transportation, Low-Emitting & Fuel Efficient Vehicles 1 Credit 4.4 ! Alternative Transportation, Parking Capacity 1 Credit 5.1 Site Development, Protect or Restore Habitat 1 Credit 5.2 Site Development, Maximize Open Space 1 Credit 6.1 Stormwater Design, Quantity Control 1 Credit 6.2 Stormwater Design, Quality Control 1 Credit 7.1 Heat Island Effect, Non-Roof 1 Credit 7.2 Heat Island Effect, Roof 1 i Credit 8 Light Pollution Reduction 1 Yes ? No y a 5 Water E fficiency 5 Points Credit 1.1 Water Efficient Landscaping, Reduce by 50% 1 V' Credit 1.2 Water Efficient Landscaping, No Potable Use or No Irrigation 1 ' Credit 2 Innovative Wastewater Technologies 1 I/' Credit 31 Water Use Reduction, 20% Reduction 1 ` Credit 3.2 Water Use Reduction, 30% Reduction 1 EXHIBIT 16 LEED for New Construction v 2.2 Registered Project Checklist Yes ? No Points 17 I tmos here o {3 - • : A Yes Prereq 1 Fundamental Commissioning of the Building Energy Systems Required Yes Prereq 1 Minimum Energy Performance Required Yes Prereq 1 Fundamental Refrigerant Management Required *Note for EW: All LEED for New Construction projects registered after June 26, 2007 are required to achieve at least two (2) points. Credit 1 Optimize Energy Performance 1 to 10 Credit 1.1 10.5% New Buildings / 3.5% Existing Building Renovations 1 Credit 1,2 14% New Buildings / 7% Existing Building Renovations 2 Credit 1.3 17.5% New Buildings / 10.5% Existing Building Renovations 3 Credit 1.4 21% New Buildings / 14% Existing Building Renovations 4 Credit 1.5 24.5% New Buildings / 17.5% Existing Building Renovations 5 Credit 1.6 28x6 New Buildings / 21 % Existing Building Renovations 6 Credit 1.7 31.5% New Buildings / 24.5% Existing Building Renovations 7 Credit 1.8 35% New Buildings / 28% Existing Building Renovations 8 Credit 1.9 38.5% New Buildings / 31.5% Existing Building Renovations 9 Credit 1.10 42% New Buildings / 35% Existing Building Renovations 10 ° Credit 2 On-Site Renewable Energy 1 to 3 Credit 2.1 2.5% Renewable Energy 1 Credit 2.2 7.5% Renewable Energy 2 Credit 2.3 12.5% Renewable Energy 3 i ✓ Credit 3 Enhanced Commissioning 1 Credit 4 Enhanced Refrigerant Management 1 ✓ Credit 5 Measurement & Verification 1 Credit 6 Green Power 1 0 LEED for New Construction v 2.2 Registered Project Checklist Yes ? No I✓' V t<' I/ Prereq 1 Storage &Collection of Recyclables Required Credit 1.1 Building Reuse, Maintain 75% of Existing Walls, Floors & Roof 1 Credit 1.2 Building Reuse, Maintain 95% of Existing Walls, Floors & Roof 1 Credit 1.3 Building Reuse, Maintain 50% of Interior Non-Structural Elements 1 Credit 2.1 Construction Waste Management, Divert 50% from Disposal 1 Credit 2.2 Construction Waste Management, Divert 75% from Disposal 1 Credit 3.1 Materials Reuse, 5% 1 Credit 3.2 Materials Reuse, 10% 1 Credit 4.1 Recycled Content, 10% (post-consumer + 1 /2 pre-consumer) 1 Credit 4.2 S Recycled Content, 20% (post-consumer + 1 /2 pre-consumer) 1 Credit 5.1 Regional Materials, 10% Extracted, Processed & Manufactured 1 Credit 5.2 Regional Materials, 20% Extracted, Processed & Manufactured 1 Credit 6 Rapidly Renewable Materials 1 Credit 7 Certified Wood 1 Yes ? No indoor Environmental* Quality 15 Points ✓ Prereq 1 Minimum IAQ Performance Required Prereq 2 Environmental Tobacco Smoke (ETS) Control Required Credit 1 Outdoor Air Delivery Monitoring 1 ✓ Credit 2 Increased Ventilation i Credit 3.1 Construction IAQ Management Plan, During Construction 1 I.-~ Credit 3.2 Construction IAQ Management Plan, Before Occupancy 1 V , . Credit 4.1 Low-Emitting Materials, Adhesives & Sealants 1 Credit 4.2 ` Low-Emitting Materials, Paints & Coatings 1 ✓ Credit 4.3 Low-Emitting Materials, Carpet Systems 1 Credit 4.4 Low-Emitting Materials, Composite Wood & Agrifiber Products 1 i/ Credit 5 Indoor Chemical & Pollutant Source Control 1 Credit 6.1 Controllability of Systems, Lighting 1 ✓ Credit 6.2 Controllability of Systems, Thermal Comfort 1 ✓ Credit 7.1 Thermal Comfort, Design 1 Credit 7.2 Thermal Comfort, Verification 1 ✓ Credit 8.1 Daylight & Views, Daylight 75% of Spaces 1 V Credit 8.2 Daylight & Views, Views for 90% of Spaces 1 i LEED for New Construction v 2.2 <<ro Registered Project Checklist Yes ? No l 0- 7 :1 . V' V Credit 1.1 Innovation in Design: Provide Specific Title Credit 1.2 , Innovation in Design: Provide Specific Title Credit 1.3 Innovation in Design: Provide Specific Title Credit 1.4 :Innovation in Design: Provide Specific Title Credit 2 , LEED• Accredited Professional LEED Accredited Professional John Melcher, AIA, CXS, LEED AP 9130 Anaheim Place, Suite 210 Rancho Cucamonga, CA 91730-8540 V: 909-484-8143 F: 909-484-1360 i ,I S-E Q V - w v O = III _ _ N ~aP = N 7 N Q T N N J L O m Y O 0 J 7 al:o L.~ ~l) Lt) 1 LU W V LL LL F O ~g o= 6 j ¢N O ~ O m CY W WL~ Q O ro CC 0 oc »a V O D P1 d ~ V N Al N xd V/ aW~m C ~ O W N N m O a tA - _ - N 7 m Q T C ~C C O O U) al Y O O J IM 1 1-1 1 cl.~ t~l L f) tip . L ) 1 LL1 W V LL 0 W °a o= 6 j CM V~ A U ; C Y W G Q 0 O ; W M 0 5 V D~ Qum a Q W Y m V/ L N K ~M1 W O o W N N a D C+ 0 _ k.=E 4) 77) 7 ~1 Y! l~ 1 L~ ~t) ~l) . 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'a ~ W ~ S ~ c ~ ~ ~ # 0 6 g a d m~ g~~ g S~ o fi J ~ e~ ~x J g 8 g s a e`x? y c z~~z~`~aej4 gw o<~~aa;~~~~ #,,Ah0~ ,7-T717/,0II1 X11 gD I N 42 W N O O.- d INV O J'' a Z o r h F- U U x /LL~v W O . / 0 //rte\\ e4 r' r a r ~g :zed a r ' / 1 Asa a~saxF r -T -7 uuoua N I 7-77"z-7 . i I p a~ u - i p ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CM TO CM:PD FOR PROPERTY AT 930 UNIVERSITY AVENUE (APN 424-31-065) 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 930 University Avenue (Santa Clara County Assessor Parcel Number 424-31-065) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from CM (Controlled Manufacturing) to CM:PD (Controlled Manufacturing, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following: 1. Construction of an 86,345 square foot (three stories above grade and one story below grade) { self storage facility with an on-site caretaker residence. 2. Landscaping, parking, and other site improvements shown and required on the Official Development Plan. 3. Uses permitted are those specified in the underlying CM (Controlled Manufacturing) zone by Sections 29.70.220 (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, subject to any restrictions or other requirements specified elsewhere in this ordinance including, but not limited to, the Official Development Plan. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by Conditional Use Permit. Page 1 of 17 EXHIBIT 18 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 Architecture and Site approval is required before construction and site improvement construction work 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. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans approved and noted as Exhibit 18 of the report to the Planning Commission for the June 24, 2009 meeting. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, Development Review Committee, Planning Commission or the Town Council, depending on the scope of the change(s). 2. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured Paae 2 of 17 to the satisfaction of the Town Attorney. r. n,. 3. ARCHITECTURE AND SITE REQUIRED: An Architecture and Site application and approval is required for the proposed building, parking lot improvements, and other site improvements. The Development Review Committee shall be the deciding body for the Architecture and Site application. 4. ON-SITE CARETAKER RESIDENCE: An on-site caretaker residence is permitted. 5. FRONT SETBACK: The front setback shall not be less than twelve feet three inches. 6. COMMUNITY BENEFIT: The applicant has offered the following Community Benefit to offset traffic impacts created by the proposed project: replacing existing incandescent light bulb tree lights with LED tree lights for E. Main Street east of the Highway 17 bridge (approximately 26 trees). The proposed community benefit must be satisfied prior to the final occupancy. 7. 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. Minimum tree size at time of planting shall be 24-inch box. 8. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Arbor Resources dated August 14, 2008 and June 3, 2009 for details. Tree protection specifications shall be printed on the construction plans. 9. *BIOLOGICAL RESOURCES MITIGATION MEASURE #1: All recommendations made by Arbor Resources (August 14, 2008) will be implemented to eliminate or minimize the construction-related impacts on the trees to be retained. These include 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 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 1 of the Initial Study. 10. *CULTURAL RESOURCES MITIGATION MEASURE #1: Construction personnel shall be alerted to the potential for archaeological ,materials, especially during trenching operations. 1. Page 3 of 17 Archaeological indicators include, but not be limited to the following: darker than surrounding - } concentrations of stone, bone or fresh water shellfish, artifacts of these soils of a friable nature, materials, and evidence of fire (ash, charcoal, fire alerted earth or rock) and of course human burials. 11. *CULTURAL RESOURCES MITIGATION MEASURE #2: In the event that archaeological traces are encountered, all construction within a 20-foot 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. 12. *CULTURAL RESOURCES MITIGATION MEASURE #3: In the event that it appears further earthmoving will affect a resource eligible for the California Register of Historic Resources (CRHR), a plan for evaluation of the resource through limited hand excavation should be submitted to the Town's Community Development Department for approval. If evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be submitted to the Community Development Director for approval before construction is allowed inside the zone designated as archaeologically sensitive. 13. *CULTURAL RESOURCES MITIGATION MEASURE #4: If testing determines that an archaeological site is eligible for listing, a plan shall be submitted to the Community Development Director for consideration and approval, which outlines the process of mitigating impacts on the resource. Assuming that the project could not be redesigned to prevent further damage, mitigation can take the form of additional hand excavation to retrieve additional data and materials from the deposit, combined with continued archaeological monitoring inside the archaeologically sensitive zone to ensure that significant data and materials are retrieved for analysis and final report preparation. 14. *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE #l: The project applicant and/or Town shall prepare a management plan to identify all suspected hazardous materials and specify applicable regulations that would determine appropriate handling and disposal of these materials. For suspected hazardous materials (contaminated soil and groundwater) that may be encountered during construction, the management plan shall include 4of17 rio) contingency plans for site safety, worker protection, sampling and investigation, and disposal and remediation; these shall be based on soil and groundwater sampling and testing that have been completed to date. The management plan shall be filed with the Town of Los Gatos and all other jurisdictional agencies prior to issuance of the demolition and grading permits. 15. *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE #2: If groundwater is encountered during project construction and dewatering is required, the project applicant shall undertake sampling and testing of the encountered groundwater in accordance with the contingency sampling and investigation plan. If groundwater is found to contain contaminants that exceed regulatory action levels, it may not be discharged into the existing storm drainage system. Removal and handling of the contaminated groundwater shall be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional agencies. 16. *NOISE MITIGATION MEASURE #1: Noise attenuation measures shall be included in the proposed caretaker's unit to ensure that noise levels on the proposed balcony do not exceed 65 dBA (Ldn) and the unit's interior noise levels do not exceed 45 dBA (Ldn). Provision of mechanical ventilation may be adequate to achieve this interior level, but a qualified acoustical consultant shall provide appropriate design recommendations to ensure these interior and exterior noise levels are met. 17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building permit and/or final subdivision map detailing how the Conditions of Approval will be addressed. Building Division 18. PERMITS REQUIRED: A building permit shall be required for the new commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 19. 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. 20. SIZE OF PLANS: For sets of construction plans, maximum size 24" x 36." Page 5 of 17 21. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street names and/or house numbers/suite numbers to the Building Division prior to submitting for the building permit application process. 22. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. California Building Chapter 18. 23. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall conform to Cal/OSHA regulations. 24. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 25. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of chimneys. 26. SPECIAL INSPECTIONS: When a special inspection is required by CBC 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 www los at_g_ osca.gov/building. 27. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 2406) shall be part of the plan submittal as the second page. The specification sheet is available at the 6of17 Building Division Service Counter for a fee of $2 or at San Jose Blue Print for a fee. 28. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538) 29. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Joel Paulson at (408) 354-6879 b. Engineering/Parks & Public Works 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: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. 30. TITLE 24 - COMMERCIAL: The building shall comply with the latest California Title 24 Accessibility Standards. 31. 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 building pad elevation, 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 pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining Walls TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 32. *GEOLOGY AND SOILS MITIGATION MEASURE #1: The recommendations of the PSI geotechnical investigation (August 2, 2007 and February 22, 2009) shall be incorporated in the Page 7 of 17 final construction plans for the proposed project (Attachmeent 2 of the Initial Study). These recommendations address site preparation, earthwork operations, drainage, and foundations. 3 3. *HYDROLOGY AND WATER QUALITY MITIGATION MEASURE #1: Prior to the issuance of a building permit, the project applicant shall incorporate landscape-based stormwater treatment systems (e.g., bio-swales, bio-retention, etc.) into the project design. In the event that such treatment facilities are determined to be infeasible, the applicant will demonstrate to the Town's satisfaction that such measures would preclude the project implementation. 34. *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE #l: The applicant shall contribute to the Town's future capital improvement project of installing a signal at the Lark Avenue/University Avenue intersection for its incremental share of impact as determined by the Town Engineer. 35. 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. 36. 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. 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 qw^- Page 8 of 17 building footprint(s). A separate building permit, issued by the Building Department on E. Main f 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 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. 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 and geologic report shall be submitted with the grading permit application. A geotechnical review to determine the potential for fault ground rupture is required. Geotechnical Engineer must review and submit a report on the mapped faults in the area of the project and evaluate the potential for fault ground rupture and seismically induced liquefaction. 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 673 5 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 4) ( Page 9 of 17 comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 43. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer, in writing, at least 72 hours in advance of all differences between the proposed work and the design indicated on the plans. Any proposed changes shall be subject to the approval of the Town before altered work is started. Any approved changes shall be incorporated into the final "as- built" drawings. 44. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit applications are made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $18,352. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on Mini Warehouse use. 45. EASEMENT: Ingress/Egress/Utility easement will be required. Recorded Document will need to be provided to the Town Engineering Department prior to releasing Certificate of Occupancy. 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. 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 Page 10of17 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 (fr 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 No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. 48. STORM WATER MANAGEMENT PLAN. A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit No. CAS029718. 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. 49. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS. The property owner shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by Town's Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-003 5. The agreement will specify that certain routine maintenance shall be performed by the property owner and will specify device maintenance reporting requirements. The agreement will also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded prior to release of any occupancy permits. 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 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 Page 11 of 17 streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed st~ 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 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). 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. 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. 55. 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 12 of 17 56. SIDEWALK/CURB IN-LIEU FEE. A curb and sidewalk in-lieu fee of $4,464 shall be paid prior to issuance of a building permit. This fee is based on a 0 LF of curb at $57/LF and 279-square feet of 4.5-foot wide sidewalk at $16/SF in accordance with Town policy. 57. 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. 58. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. 59. DEBRIS CLEANUP. The developer shall remove all debris and regrade the existing area at the base of the slope and the existing fence along University Avenue. The limits of cleanup will be determined by the Engineering Construction Inspector during the construction phase of the project. 60. 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. 61. 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. 62. 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 Page 13 of 17 (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, theF 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. 63. HAULING OF SOIL. Hauling of soil on or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. 64. MAINTENANCE ACCESS. The applicant shall propose maintenance access improvements for the Town Engineer to review, comment on, and approve. The Engineering Division shall approve the surface materials over each public easement. 65. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 66. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. Parks Division 67. WATER EFFICIENCY. This project is subject to the Town's Water Efficient Landscape Ordinance, Chapter 26, Article IV of the Town Code. Required fees shall be paid when the landscape, irrigation plans and water calculations are submitted for review. 68. NEW TREES. All newly planted trees are required to be double staked to Town standards. 69. GENERAL. All newly planted trees shown on the plan are specific subjects of approval of this plan and must remain on the site. 70. IRRIGATION. All newly planted landscaping shall be irrigated by an in-ground irrigation system. Special care shall be taken to avoid irrigation which will endanger existing native trees 14 of 17 r and shrubs. n TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 71. REQUIRED FIRE FLOW: The fire flow for this project is 6,250 gpm at 20 psi residual pressure. As an automatic fire sprinkler system will be installed, the fire flow has been reduced by 75% establishing an adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 72. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: All new and existing modified buildings when gross floor area exceeds 3,600 square feet shall be protected throughout by an approved automatic fire sprinkler system, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 73. NEW COMMERCIAL BUILDINGS: All new commercial buildings shall comply with standard specification SI-7 for construction site fire safety. 74. FIRE DEPARTMENT KEY BOX REQUIRED: The building shall be equipped with a permanently installed emergency access key lock box (Knox) conforming to Fire Department Standard Details and Specification sheet K-1. At time of final inspection keys shall be provided to the fire department. 75. FIRE APPARATUS (ENGINE) ACCESS ROADS REQUIRED: Provide access roadways with a paved all-weather surface with 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 sheet A-1. 76. FIRE DEPARTMENT (ENGINE) ROADWAY TURN-AROUND REQUIRED: Provide an approved fire department engine roadway turn around with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specification sheet A-1. Cul-de-sac diameters shall be no less than 72 feet. All fire department 1 Page 15 of 17 access/turnaround areas must be properly marked and dedicated solely to such use. i 1 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 3, 2009, 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 , 2009 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: ATTEST: '3 MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA NADWORDS\930UNIV ERSITY.DOC 9- Page 17 of 17 ~ K io1 Y/ i JO U ~ 0 l~ J EL D O ~ U `9,Lo ~p 0 ~ z L p~v P r Z tioey< 930 University-Avenue TOWN OF LOS GATOS Application No. PD-08-01 A.P.N. #424-31-065 N Change of zoning map amending the Town Zoning Ordinance. S Zone Change From: CM To: CM:PD ❑ Prezonin Approved by Town Council Date: Clerk Administrator Mayor Date: June 24, 2009 Ord: EXHIBIT A f x TOWN OF LOS GATOS ITEM NO: 3 .N, `OS u'e g PLANNING COMMISSION STAFF REPORT Meeting Date: August 12, 2009 PREPARED BY: Joel Paulson, AICP Associate Planner APPLICATION NO.: Planned Development PD-08-01 Negative Declaration ND-08-05 LOCATION: 930 University Avenue. (Located on the cast side of University Avenue, south of Lark Avenue) APPLICANT: Extra Space Storage PROPERTY OWNER: Extra Space of Los Gatos, LLC 10 APPLICATION SUMMARY: Requesting approval to change the zone from CM to CM:PD for a three story self storage building. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APN 424-31-065. RECOMMENDATION: 1. Forward the project to Town Council with a recommendation of approval of the proposed zone change. 2. Forward the project to Town Council with a recommendation of approval of the Mitigated Negative Declaration and Mitigation Monitoring Plan. PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Existing Land Use General Plan _ _ Zoning North Commercial Light Industrial _CM East _ Residential_ I _ Low Density Residential R-1:8 _ South Commercial Light Industrial CM West Commercial _ Light Industrial _ CM Light Industrial Controlled Manufacturing (CM) General Plan and Commercial Design Guidelines 1.31 acres CEQA: It has been determined that this project will not have a significant impact on the environment and a Mitigated Negative Declaration is recommended. Planning Commission Staff Report - Page 2 930 University Avenue/PD-08-01, ND-08-05 August 4, 2009 FINDINGS: 1. The Planning Commission must make a finding that the zone change is consistent with the General Plan and the Common Design Guidelines of the Commercial Design Guidelines if their recommendation is for approval. 2. As required by the Town's Traffic Policy for community benefit. ACTION: 1. Forward the project to Town Council with a recommendation of approval of the proposed zone change. 1 Forward the project to Town Council with a recommendation of approval of the Mitigated Negative Declaration and Mitigation Monitoring Plan. EXHIBITS: 1-18. Previously Submitted 19. Applicant's response to the Commission's Direction (6 pages) BACKGROUND: On June 24, 2009, the Planning Commission considered an application for a zone change from CM to CM:PD for construction of an 86,345 square foot self storage building at 930 University Avenue. During the public testimony and Commission discussion, concerns were raised regarding the proposed project. As a result, the Commission continued the matter with the following direction: • Provide additional information regarding the riparian corridor; • Consider a design without a cellar element; • Consider a design without a red roof; • Provide additional information regarding the necessity of a caretaker's unit; and • Provide additional information on the proposed Community Benefit and how to evaluate it. Planning Commission Staff Report - Page 3 930 University Avenue/PD-08-01 ND-08-05 August 4, 2009 DISCUSSION: The applicant has submitted a letter (Exhibit 19) in an attempt to address the issues raised by the Commission at the June 24, 2009 hearing. However, the applicant has not made any changes to the proposed project. A. Riparian Corridor At the June 24, 2009, Commission meeting, additional information regarding potential riparian corridor impacts was requested. During staff s review of the proposed project, it was determined that a riparian survey and building setback study were not necessary and that the proposed project complies with the Guidelines and Standards for Land Use Near Streams. This determination was made based on the following: 1. The Riparian Corridor is located to the east of an existing fence on the adjacent SCVWD property that clearly defines the edge of the riparian corridor; and 2. No work is proposed on the east side of the existing fence in the riparian corridor. 3. The minimum setback of the proposed building from the existing fence on the SCVWD property is approximately fifty seven feet. Staff believes the proposed building setback is appropriate. The following are suggested building setback requirements along a creek: RESPONSIBLE PARTY REQUIRED BUILDING SETBACKS Town of Los Gatos 25 feet from top of bank SCVWD Refers to Town of Los Gatos reauiremer However, given the concerns raised by the Commission staff suggested that the applicant provide additional information regarding this matter. As a result, the applicant hired ERS who prepared a report to further evaluate the proposed project. The ERS report is included in Exhibit 19 for the Commission's consideration. ERS concluded that since the riparian corridor for Los Gatos Creek already exists, the proposed development exceeds the Slope Stability Area setback and does not involve any other critical elements of the Guidelines and Standards as discussed in their letter, it is their professional opinion that no additional assessment is necessary for the proposed project. Planning Commission Staff Report - Page 4 930 University Avenue/PD-08-01 ND-08-05 August 4, 2009 B. Cellar / Grading At the June 24, 2009 Commission meeting, concerns were raised regarding the proposed grading associated with the cellar element. The applicant has responded to this concern in their letter (Exhibit 19). However, it should be noted that the grading has not been reduced because the plans have not been modified and still include a cellar element. If the PD is approved, staff will work with the applicant during the Architecture and Site process to reduce the amount of grading to the greatest extent possible. C. Color 1 Materials At the June 24, 2009 Commission meeting, the applicant was asked to consider an altemative roof color. The applicant is proposing to change the roof color from red to rust brown. If the PD is approved, staff will work with the applicant during the Architecture and Site approval process regarding colors and materials for the proposed building. D. Caretaker's Unit ?11111 At the June 24, 2009 Commission meeting, additional information regarding the proposed caretaker's exception was requested. The applicant has provided additional reasoning for their request in their letter (Exhibit 19). E. Community Benefit At the June 24, 2009 Commission meeting, additional information regarding the proposed Community Benefit and how it should be evaluated was requested. The applicant is proposing the following Community Benefit to offset the traffic impacts associated with the proposed project as follows: 1. Replace the existing incandescent light bulb tree lights with LED tree lights on E. Main Street east of the Highway 17 bridge (approximately 26 trees). The proposed work would include removing the existing incandescent tree lights and strings, installing new LED tree lights and strings, installing new conductors for the LED tree lights in the existing conduits, and installing a new meter service pedestal. Parks and Public Works staff has determined that this work would cost approximately $20,000. Planning Commission Staff Report - Page 5 930 University Avenue/PD-08-01 ND-08-05 August 4, 2009 The proposed project would increase the AM peak by 13 trips and PM peak by 22 trips. Staff has provided the following information showing recent Community Benefit offered by other applicants: Address Use AM PM Community Benefit 325 Los Gatos Saratoga Veterinary Clinic 9 7 Proposed use. 15047 Los Gatos Blvd Medical Office 45 68 $20,000 for soccer fields. 15400 Los Gatos Blvd Office/Retail/ 164 187 Improve landscape median on Restaurant Gateway Dr. ($62,500) New park strip next to Gateway Dr. New 100` 6' tall sound wall on southern property line. Traffic calming crosswalk on Carlton Ave. Additional Carlton Ave. traffic calrnin . (not to exceed $25,000) The information provided above is for reference only and is not intended to set a precedent. Community Benefit is evaluated by the Commission and Council on a case by case basis depending on the traffic impacts associated with a proposed project. The Commission should provide input regarding the applicant's proposed Community Benefit and determine if it outweighs the traffic impact, as required by the Traffic Impact Policy. CONCLUSION / RECOMMENDATION: A. Conclusion Staff believes the Commission should carefully consider the following issues when formulating a recommendation to Town Council: Requested on-site caretaker's unit and front setback exceptions; Staff believes the caretaker and setback exceptions are appropriate for the following reasons: + Other self storage buildings in the Town contain an on-site caretaker residence; • Allowing an on-site caretaker residence will not adversely impact the character of the zone; • The proposed structure is approximately sixty one feet from the existing edge of University Avenue; Planning Commission Staff Report - Page 6 s., 930 Universit Avenue/PD-08-O1 ND-08-O5 August 4, 2009 • The public right-of-way between University Avenue and the proposed structure has significant vegetation and trees that screen the property along the University Avenue frontage; • Additional landscape screening will be planted along portions of the University Avenue frontage; The existing setback of a building on the adjacent site to the south is approximately ten feet. Mass and scale; Staff believes the mass and scale is appropriate for the following reasons: The proposed structure has architectural elements that help break up the apparent mass; The site is approximately fifteen feet lower than University Avenue which helps to reduce the apparent mass; • There is significant landscape screening along the University Avenue frontage which will filter views of the proposed structure; • There is significant landscape screening on east side of the property which will obscure views of the proposed structure when viewed from the Los Gatos Creek Trail. Neighborhood compatibility, Staff believes that the proposed building is compatible with the neighborhood for the following reasons: • The proposed above grade square footage will be the third largest in the immediate area; • The unique characteristics of the site minimize the visual impact of the mass and scale when viewed from University Avenue. Community Benefit; Staff believes that the proposed Community Benefit is appropriate. Tree removals; Staff believes that the proposed tree removals are appropriate. r", Planning Commission Staff Report - Page 7 930 University Avenue/PD-08-01, Q-08-05 August 4, 2009 Landscaping Staff believes that the proposed landscaping plan is appropriate. The Commission should also carefully consider whether the proposed project is consistent with the General Plan and the Common Design Guidelines of the Commercial Design Guidelines (CDG) (pages 9-14). B. Recommendation Staff has carefully considered the issues in the Conclusion Section above, the Commission's direction from the June 24, 2009 meeting, and the applicant's response to the Commission's direction (Exhibit 19). As stated in the previous staff report, staff believes that the Commission should forward the project to the Town Council with a recommendation of approval. If the Commission concurs with staff's conclusion that the proposed project is appropriate, the Commission should take the following actions: 1. Find that the Planned Development is consistent with the General Plan and the Common Design Guidelines of the Commercial Design Guidelines (Exhibit 2, previously submitted); and 2. As required by the Town's Traffic Policy for community benefit (Exhibit 2, previously submitted); and 3. Forward a recommendation for approval of the following to the Town Council: a. Mitigated Negative Declaration (Exhibit 14, previously submitted) b. Mitigation Monitoring Program (Exhibit 15, previously submitted) c. Planned Development application (Exhibit 18, previously submitted) Alternatively, the Commission can: Forward a recommendation for denial of the Planned Development application to the Town Council. le()d Prepb Q0 aulson, Associate Planner WRR:JP Approved by: Wendie R. Rooney, Director of Community Development cc: Extra Space Storage, Attn: Scott Wyckoff, 2795 East Cottonwood Parkway, Suite 400, Salt Lake City, UT 84121 f Beck Moffett Mann, Attn: J. Craig Mann, 1224 Village Way Suite D, Santa Ana, CA 92705 N:IDEVIREPORTS120091930Universi ty2. dor- July 23, 2009 Mr. Joel Paulson, AICP Associate Planner Town of Los Gatos 110 East Main Street PO Box 949 Los Gatos, CA 95031 RE: Extra Space Storage Facility 930 University Ave Response to Planning Commission Request for Additional Information Information Requested Roof Color: Commission members did not like the Red color presented. a. With all due respect to the members of the Commission's concerns of the roof color, we are proposing a "Rust Brown" color which we believe is harmonious with the surrounding foliage (See attached rendering) b. Slide show presentation will be presented to show neighboring properties and how this color will be consistent with the surrounding properties. 2. Caretakers Unit: Explanation of need for Caretakers Unit. a. We believe our proposal of an onsite manager has a mitigating result to the Commission members concerns of traffic our facility will generate on a daily basis. b. Allow us to remain competitive, as an onsite manager is considered a desirable amenity by customers, and existing facilities have onsite caretaker units. c. After hours occupancy of the site provides additional visual surveillance and availability in case of emergency. d. A greater sense of pride in facility and its maintenance, 3. Los Gatos Creek: More detailed analysis of the project and its relationship to the, "Guidelines & Standards for Land Use Near Streams, prepared by Santa Clara Valley Water Resources Collaborative. a. Hired Environmental Risk Specialties corporation, to conduct an evaluation and review of our project and its relationship to the guidelines. (See attached letter/report) Exhibit 19 4 Quantity of Grading: Commission members concerned about quantity of grading. a. In order to minimize the visual impact of the mass and scale of the building the cellar element was designed. b. This is an infill site and grading will occur on existing disturbed soil consistent with town policies and guidelines. c. Extra Space Storage is a company very conscious of the environmental impact of our project during the construction phase and all consideration will be made to retain as much excess soil on the site and also make every effort to export the excess to the nearest site which would be requiring fill. We will work to minimize the cubic yards of export as we proceed with design and prior to building permit. 5. Mass and Scale of the Building: Commission members concerned about the overall size of the building. a. Demand for this type of facility was established in previous letter of justification/project description (Part of original staff report) b. The size of the facility is operationally and economically sustainable. c. Building is compliant with town policies in this zone in lot coverage areas and height restrictions. d. Above ground square footage of this building is only the third largest in the immediate area. (Slide show of existing buildings to be presented) e. The floor to floor height of a self storage building is significantly less than t a typical office building. l'heertoffice structure. (Slide show of existing is significantly less than a 3 story buildings to be presented) f. Self Storage is a lower parking and traffic impact than other manufacturing and office building uses (Slide show of parking and cars at neighboring facilities) g. The existing topography of the site, which establishes the building pad elevation, is inherently a mitigating factor to the height and mass of the proposed building. h. We ask the members of the commission to consider the minimum visual impact our proposed project will have on the adjacent street and neighboring properties. ENVIRONMENTAL RISK SPECIALTIES CORPORATION July 16, 2009 Extra Space Storage 2795 East Cottonwood Parkway Suite 400 Salt Lake City, UT 84121 Attn: Mr. Scott Wyckoff Subject: Review Guidelines & Standards For Land Use Near Streams, 930 University Avenue Los Gatos, CA Dear Mr. Wyckoff: I I ~ ~ e: r1s.. A, Environmental Risk Specialties, Corporation (ERS) is presenting our evaluation and review of Guidelines & Standards for Land Use near Streams (G&S), as presented in Chapters 1, 2, 3, and 4 of the primary document. Chapter 4 contains detailed specifications for use by architects, engineers, and other project designers. The G&S contain the adopted requirements of the Town of Los Gatos for construction near streams (i.e. Los Gatos Creek) and were developed by the Santa Clara Valley Water Resources Collaborative. These Chapters are as follows: • Chapter I and 2 Introduction and Permitting Toots • Chapter 3 - Guidelines & Standards for Land Use Near Streams • Chapter 4 - Design Guides for Guidelines & Standards The following provides a brief description of the proposed project and its relationship to Los Gatos Creek. PROPOSED PROJECT The proposed storage building will he a three story, 86,407 square foot structure with a basement. The parcel on which it will be developed consists of 1.31 acres. It will be constructed as an infiil project replacing an existing asphalt parking area. The immediately adjoining parcel to the south contains an existing service structure occupied by Verizon. This structure is located 125 feet, 3.5 inches west the centerline of Los Gatos Creek. The eastern boundary of the subject parcel and the adjacent parcel is defined by an 8 foot high chain link fence that was placed when the property was initially developed. This fence is the western boundary for the riparian corridor 2:66 Walsh Avenue. 5arita Clara, CA 95051 408.4S)6.OB01 - erscorp_us 'i' Mr. Scott Wyckoff Extra Space Storage July 16, 2009 of Los Gatos Creek. No activities associated with the new development are planned for the riparian corridor. The general development plan is to remove all existing asphalt and baserock from the site. The basement area of the building will be excavated and the spoils off hauled from the site. It is our understanding that with the exception of the basement area only minor grading is proposed for the driveway and remaining paved areas. The new structure will be 184 feet, 7.25 inches from the center line of Los Gatos Creek. All site grading will be west of the riparian corridor chain link fence boundary. No grading or habitat disturbance will occur within the pre defined riparian corridor. GUIDELINES & STANDARDS FOR LAND USE NEAR STREAMS The purpose of the G&S is to develop a consistent set of standards to enhance water and watershed resource protection through local agency land use planning and permitting. It is important to note that while many of the G&S's focus on in-stream activities, there is a significant physical linkage between the in-stream and near stream biological communities that is critical to protect and restore where possible. The G&S's are intended to be used for purposes of development review of proposed land use activities for new development, major redevelopment and where appropriate single family units. In Chapter 3 section II.E. entitled, Slope Stability Protection Area For Single Family Units, the slope stability protection area is defined as the area between a structure and the stream. The size of the protection area is measured from the top of bank. For a stream corridor with little or no hardening such as that at the site, this distance is 24 to 25 feet. Our review of the site plan indicates that at the closest point the proposed structure is 58 feet from the property line and the top of bank is approximately 20 to 25 feet further east of the property line. This would place the structure approximately 78 feet (f/-) from the top of bank and create a stability protection area approximately three times that of the required setback. In addition the configuration of the slope that exists between the top of bank and the active stream channel is a very gentle slope that is unlikely to experience slope failure. Based on these conditions, it is our professional opinion that no additional riparian corridor studies are necessary. It appears that the Los \Gatos Creek corridor was created when the site was initially developed many years ago. The proposed development (i.e. pre or post construction) will not encroach into the defined corridor. The corridor consists of mature vegetation with a foot path located on the eastern side of the creek. There is no existing access to the foot path from the subject site nor is there any access proposed as part of the new development. The following are the major areas addressed by the G&S: f",s' N T 2of4 rsx Mr. Scott Wyckar Extra Space Storage July 16, 2009 • Riparian Corridor Protection • Bank Stability/Streambed Conditions • Encroachments between the Top of Bank • Erosion Prevention and Repair • Grading • Outfalls, Pump Stations and Site Drainage • Channelization • Utility Encroachment • Trail Construction • Septic Systems • Trash Control and removal • Protection of Water Quality • Groundwater Protection • Flood Protection The most significant area addressed by the G&S's that relates to the site is Grading. The section states that any grading activities proposed below the top of bank and/or in the riparian corridor are subject to review and permit authorization through the Regional Water Quality Control Board, California Department of Fish and Game, and in most cases the Army Corps of Engineers and their federal consulting agencies. Since the site grading does not include any conditions described above, the G&S's are not applicable to the site. However, the site will be subject to the grading requirements as outlined within the grading permit issued for project by the Town of Los Gatos. CONCLUSION Since the riparian corridor ["or Los Gatos Creek already exists and the proposed development exceeds the Slope Stability Protection Area setback and does not involve any other critical elements of the G&S as defined above, it is our professional opinion that no additional assessment is necessary. 3of4 ,t,~, Mr. Scott Wyckoff Extra Space Storage July 16, 2004 Should you have any questions or require supplemental data, please feel free to contact us at your convenience. Very truly yours, ENVIRONMENTAL RISK SPECIALTIES CORPORATION Kendall W. Price CEG, REA Principal Consultant/Regional Manager kp/KWP ?I,, 4 of 4 " EL o 83 V/ za J eaE~ = 0 elf kl) 1~ ! . 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