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2010090711 - 15881 Linda Avenue And 15950 Stephenie Lane,~pWN OF -; ,~,.,,. ,j eos~ps COUNCIL AGENDA REPORT DATE: September 2, 2010 MEETING DATE: 09/07/10 ITEM NO: TO: MAYOR AND TOWN COUNCIL FROM: GREG CARSON, TOWN MANAGER i~ SUBJECT: ACT 15950 STEPHENIE LANE. PROPERTY OWNER/APPLICANT: MISSION WAY PARTNERS. A. CONSIDER APPROVAL OF A PLANNED DEVELOPMENT TO CHANGE THE ZONE FROM R-1:8 TO R-1:8:PD, FOR A SEVEN LOT SUBDIVSION AND A LOT LINE ADJUSTEMENT BETWEEN TWO PARCELS. APNS 523-25-052 (formerly 020) AND 051 (formerly 036). B. CONSIDER CERTIFICATION OF THE EIR RECOMMENDATION: After opening and closing the public hearing, it is recornmended the Town Council: I. Accept the Planning Commission's findings and recommendations in the form of meeting minutes (Attachment 9). 2. Uphold the Plalming Commission's recommendation to certify the Enviromnental Impact Report (Attachment 2) and the Mitigation Monitoring and Reporting Program (Exhibit 3 of Attaclunent 3). 3. Uphold the Plannhig Colmmission's recommendation to deny the Plamied Development application. ALTERNATIVES: Instead of the actions above, the Council may: • Adopt findings supporting the zone change (Attaclunent 4) and approve the application subject to the performance standards included in the Plamred Development Ordinance and introduce the ordinance of the Town of Los Gatos PREPARED BY: Wendie R. Rooney, Director of Colmnwiity Development Reviewed b `"' y: t Assistant Town Clerk Adminishator Fil Attorney ty Development N:UJGV\CNCLRPTS1201 OU inda15881.doc Refomial[ed: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJBCT: 15881 Linda Avenue & 15950 Stephenie Lane September 7, 2010 effecting the Zone Change from R-1:8 to R-1:8:PD (Attaclunent 17) (motion required); or • Continue the project to a date certain vdth specific direction (motion required); or • Remand the project to the Planning Coutinission with specific direction (motion required); or • Move to not certify the Enviromnental Impact Report and deny the zone change (motion required). BACKGROUND: On January 22, 2008, the Tovai Counci] approved a Mitigated Negative Declaration and Zoning Ordinance amendment to rezone the property at 15881 Linda Avenue and a portion of the property at 15950 Stephenie Lane from R-1:8 to R-1:8:PD and adopted Ordinance No. 2157 for a Planmed Development (PD) of a seven lot subdivision, and demolition of the existing residence. Subsequent to the Cowncil's approval, the authorized demolition of the residence and h'ee removals commenced and was halted due to filing of a lawsuit challenging the basis for the Mitigated Negative Declaration. The court determined that there was "substantial evidence in the administrative record supporting a fair argument that the project in question may have a significant impact on the environment" and that an EIR be prepared. Topics of potential impacts cited in the decision included hydrology, riparian issues, and aesthetics. The Town contracted with the euviromnental consulting firm of Sh'elow Consulting in January 2009 to conduct the enviroiunental assessment and to prepare the EIR. The Initial Study and Notice of Preparation of the EIR were circulated fora 30-day public review period begimiing February 27, 2009, and ending April 1, 2009. During this review period a Public Scoping meeting was held on March 18, 2009, to take comments on the potential scope of the EIR. The Draft EIR (provided under previous cover) was circulated for public review on February 9, 2010, with a 45-day public continent period ending on March 25, 2010. A hydrology memo, inadvertently left out of the appendices, was subsequently circulated far additional continent from April 23, 2010, to June 7, 2010 (tlis step was taken as a courtesy, as the memo was on file with the Town and available for review and information in the memo was addressed in the Draft EIR). Reponses to comments were provided to all conunenting agencies, organizations and individuals on July 22, 2010. DISCUSSION: A. Proiect Suntinary The applicant is requesting approval of the following: • Certification of the Final Enviromnental Impact Report (FEIR) • A zone change from R-1:8 to R-1:S:PD to allow a seven lot single family subdivision, with lots ranging in size from 7,885 to 11,238 square feet plus a 12,770 sq. ft. connmon open space parcel. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Luida Avenue & 15950 Stephenie Lane Septembe~~ 7, 2010 • Dedication of riparian open space to the Town of Los Gatos of 9,640 square feet. • Dedication of a maintenance easement to the Santa Clara Valley Water District of 9,728 square feet (uicluded in the 12,770 square feet of the cotmnon open space parcel). Planned Development projects are intended to allow variation from strict zoning ordinance standards in order to gain an optimtnn quantity and use of open space and create developments that take advantage of unique site characteristics, that otherwise may not occur in a standard development. Therefore, floor area ratios are not directly applicable, but are provided to show how the project compares to the neighborhood. Staff had made a determination that the site was unque due to its size and location at the end of the street, its gently sloping topography and its relatively undisturbed riparian habitat. In order to provide complete protection of the riparian habitat, the proposed development has been clustered on the southeni portion of the property. This results in 33,527 square feet of the site being set aside in one form or another for protection of the riparian corridor, which is equivalent to one third of the project site. Please see Attachment 3 for additional information regarding the project. B. Planning Commission On Jttly 14, 2010, the Plamiing Commission continued this matter with no discussion to allow staff and the applicant time to address some issues that surfaced after the newspaper notice of this meeting was published. On August 11, 2010, the Planning Conunission considered the subject applications and seven Architecture and Site applications to demolish a single family residence and to construct seven single family residences. The Conunission took the following actions: • Reconunended certification of the Enviromnental Impact Report and Mitigation Monitoring and Reporting Program to the Town Council on a 5-0 vote, • Recommended denial of the Planned Development to the Town Council on a 4-1 vote. • Continued the Architecture and Site applications to the meeting of September 22, 2010 pending Town Council action of the PD. The majority of the Commission had the following concerns: • Compatibility of floor area ratios to the homes in the neighborhood. • Compatibility of lot density (units per acre) to properties in the neighborhood. • Reduction of street width. • Visibility and height of the proposed homes (due to lack ofstory-poles and potential view impacts to neighboring properties). Since the applicant wished to proceed with their current proposal, the Commission determined that it would not have been productive to discuss alternatives to the proposed project or the Architecture and Site applications. PAGE4 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue_& 15950 Stephenie Lane September 7, 2010 Floor Area Ratios The Plaiming Conunission expressed concerns that the floor area ratios were too large for the neighborhood and that smaller homes would be more compatible. Staff had originally supported approval of the project based on analysis of floor area ratios within the Linda Avenue and Rochin Terrace/Court neighborhood and the determination that the neighborhood is transitioning from older 1950's homes of approximately 1,000 square feet to new larger and remodeled homes. However a concern was expressed that analysis of the Linda Avenue and Rochin Terrace/Court neighborhood was not consistent with the Residential Design Guidelines, Appendix A, and that comparing the project to newer homes in the neighborhood was inappropriate. The Commission also stated that pursuant to the Residential Design Guidelines only the immediate parcels should be considered in the neighborhood analysis. Council should note that the Residential Design Guidelines state that the diagram provided in Appendix A illustrates the Town's interpretation of the immnediate neighborhood in standard subdivisions. The Guidelines further state that there are several factors in determining inunediate neighborhood when this diagram may not be applicable. These factors include, but are not limited to, location and visibility of the building (e.g., terrain of the lots, lots with multiple frontages and diversity of parcel sizes). The following table shows floor area ratios for properties in the neighborhood consistent with the Design Guidelines Appendix A. Information in gray was not provided in the report to the Platuung Cormmission since staff felt that due to the location of these properties (majority located across Ross Creek), they were not part of the neighborhood. Based on the corxttnents from the Cotrunission, these properties have been included in the analysis. It is important to note when comparing the project to lots in the neighborhood that Ross Creels is not deducted from the parcel sizes for the neighboring properties north of the project site in the Loma Vista/Longwood Drive/Linda Avenue extension neighborhood. Therefore, when comparing home sizes it is not possible to know how much land area might otherwise be deducted for riparian/creek dedication and potential Santa Clat-a Valley Water District (SCVWD) easements if those parcels were to be developed under current requirements that are imposed on the subject property. ADDRESS PARCEL SF RESIDENCE SF FAR STORIES CREEK FRONTAGE 15901 Rochin Ter. 8276 1590 .19 1 SCVWD easement 15905 Rochin Ter, 8712 2523 .29 2 NO 15921 Rochin Ter. 8276 1700 .21 1 NO 15909 Lurda Ave 17424 3003 .17 2 NO 15903 Rochhi Ct. 10890 2215 .20 2 SCVVJD easement 15907 Rochnr Ct 9147 2171 .24 2 NO 15911 Rochiu Ct 8276 2171 .26 2 NO 15902 Rochin Ter. 15681 2718 .17 1 NO 15900 Rochin Ter. 19166 1887 .10 2 SCV WD easement 15841 Loma Vlsta (North of Rass Creek) 15681 2123 14 2 YES 1585QLomaVrsta (North of Ross Cieek 10018 2108 .21 1 YES PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue & 15950 Stephenie Lane September 7, 2010 ADDRESS PARCEL SF RESIDENCE SF FAR STORIES CREEK FRONTAGE 15840S;ornaVrsta~-" -North of Ross Creek .7405"~" 2543 ~ .34-~ -2 YES`: 15830 Loina Vista (North of Ross"Creek) 740Sr. 1177 -.16,` `2 " ':YES ``` 15955"SfephemeLaue ' '-43560 3072 `.OT` ~ -1' '`YES ~ - 15874 Longwood _ (Novi ofRoss Creek) , 16117 - - 1856 ~ 12,"~ "1 ~ _ YES'. 15827 Linda Avenue "(Noitli of Ross Creek) ,`6970_ •2782 _.. .40 ". ' - 2. _ -- PEST - Lot 1 10751 2710 .25 2 Riparian buffer Lot 2 8518 2883 .34 2 Riparian buffer Lot3 9971 2990 .29 2 Riparian buffer Lot 4 11238 3017 .27 2 Riparian buffer Lot 5 8256 2544 .31 2 NO Lat 6 9159 2890 .32 2 NO Lot 7 7885 2750 .35 2 NO *FAR is based on lot size and building size firm Metroscan and Town records. Story u~fonnation is based on visual inspections by staff. Floor area does not include garage or cellar square footages, and does not account for reductions to lot area for slopes exceeding ten-percent. While the floor area ratios for the proposed homes are generally higher than those in the existing neighborhood, it is important to note that an additional 12,770 square feet of site area is dedicated as a SCVWD easement and a common open space area between Lots 3 and 4. If this area were not dedicated in commonly held open space it would contribute additional land area and would, potentially reduce the FAR approximately four to six percent bringing the. range from .21 to .28. (still accounting for a deduction of the area within Ross Creek dedicated to the Town). Lot Densitv Pursuant to the General Plan, the allowed density for the subject parcels is zero to five units per acre. The proposed density is 3.66 units per acre, excluding the riparian dedications to the Town and SCVWD, and 3.98 units per acre when further excluding the entire riparian corridor (the full extent of the riparian vegetation dripline). The Planning Commission expressed concern that the project was too dense for the neighborhood and that fewer lots would be more compatible. Staff had originally supported approval of the project based on analysis of the density of the project given the amount of riparian corridor deductions. At the time of review of the previous project, it was determined that the rear property lines adjacent to the creek should not extend out to the boundary of the Ross Creek dedication, but rather to the boundary of the SCVRTD easement thereby creating a commonly held open space parcel which would be the mutual responsibility of all property owners. By making the easement boundary the property line boundary, it would be clear to the property owner that anything beyond the property line cannot be improved. The recommended location of the rear property lines however reduces the lot sizes. While staff believes this meets the purpose of a Planned Development to modify development standards to obtain a PAGE 6 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue & 15950 Stephenie Lane Septentbet• 7, 2010 better project, it results in creating lots that are generally smaller than avetage for the neighborhood. The following table shows density ratios for properties in the Linda Avenue and Rochin Terrace/Court neighborhood. hformation in gray is new information provided by staff in response to comments made by the Planning Cotntnission. It is important to note when comparing the project density to the neighborhood that Comparison 4 (Project without Ross Creek dedication or SCVWD easement) has a density of 3.66 units per acre which is similar to the Linda Avenue and Rochin Terrace/Court neighborhood density of 3.39 units per acre. Staff believes this could be considered to be the most consistent comparison due to the fact that the additional deduction of riparian canopy and riparian buffer would not be factored into the density formula far neighboring properties because it is au tutknown quantity. Com tarison DRNSITY - Includes street 1;xcludes Street 1 Linda Ave and Rochin Ter./Ct 339 units per 4.04 units per acre NeigUborhood~ acre 2 Linda Ave Neighborhood only 2.81 units per 3.39 units per acre acre 3 : Project without Ross Creek dedication 3'.28 units per 3:67 units per acre aore 4=": Project without Ross Creek dedication or ' 3.66 units per. ' '4i 16 units per acre. __ - SCVWDZ easement acre -5 - Six adjacenfereekside properties on 4.10 Not applicable Longwood, Loma Vista and Linda'Ave. `extension 6 Project without Ross Creek, SCVWD 3.98 units per 4.56 units per acre easement and riparian canopy acre 7 Project without Ross Creek, SCV WD 4.23 units per 4.90 units per acre easement, riparian canopy and 10 ft. acre Marian setback buffer 'Densities do not take into account any riparian corridors that may be on Rochin Ten'ace and Court properties. ~ Sauta Clara Valley Water Disn'ict 'Staff did not account for the street because this is only a comparison of the density of adjacent lots, not the entire neighborhood to the north of Ross Creek This neighborhood appears to have an overall density closer to S.Q, but the lots adjacent to the creek are larger on average than the rest of the neighborhood. Visibility A Conunissioner expressed concern that the heights of the proposed homes were too tall. Given that the applicant installed story poles just on Lot 1, and staked the footprints of Lots 2, 3, 4 and 7, the majority of the Commissioners felt that they could not adequately analyze the visibility of the project. Although the applicant was encouraged to install story poles, the footprint staking in lieu of story poles was permitted because the proposed residences are generally in the same location where story poles were erected for the previous public hearing and because of the additional cost bm'den it would place on the applicant. Staff surveyed Metroscan records and found that there is only one new inunediately adjacent neighbor to the project site since the time that story poles were installed for the previous PAGE 7 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue & 15950 Stephenie Lane Se~tember^ 7, 2010 public hearings. Additionally, the majority of the Planning Corrrrnissioners were on the Commission at the time of the previous public hearings. Staff, and the environmental consultant, had determined that the views from properties across the creels would be obscured by dense undisturbed vegetation and that due to the sloping topography of the site that the homes would have limited visibility to other properties in the surrounduig neighborhood. As noted earlier in the report, the Architecture and Site applications were continued to the Plarming Commission meeting of September 22, 2010 pending a Town Council decision on the PD and EIR. Public Corrrrnent Four neighbors spoke in opposition to the project (refer to Attaclunents 8 and 9). David Crites, the immediate neighbor at 15900 Roclun Court, submitted a CD (see Attachment li for a list of the contents of the CD) containing documents intended to be included in the public record. However, the neighbor did not provide copies or make mention of the information on the CD at the Planning Commission hearing. Due to the quantity of material on the CD it was not possible to reproduce all the documents for this report. Additionally, much of the doctunentation has previously been submitted or is copied from Town documents aheady available on the Town's website. Staff has attempted to find all documents on the CD which contain new information and staff has provided a copy of a letter commenting on the FEIR (Attachment 11) as well as tables relating to floor area ratios and density (Attaclunent 12) froth the CD. In general, the documents on the CD pertain to hydrology data and riparian and biological information which has already been analyzed in the Draft and FEIR. Staff has determined that there are no substantiated claims that would indicate an unaddressed significant impact of the project and the FEIR has adequately addressed all of the issues. Based on the analysis discussed earlier in this report and the report to the Planning Commission (Attachment 3), staff believes that the proposed FAR's and density are compatible with the neighborhood. A letter was submitted by Lawrence Johtnann commenturg on the FEIR which agaui provided no new information which would merit additional envirommental review. The environmental consultant has reviewed both the letter from Lawrence Johmami and the letter from David Crites commenting on the FEIR and has prepared a response (see Attaclunent 14). ENVIRONMENTAL ASSESSMENT: As required by the Superior Court of Santa Clara Corulty, an Enviromnental Impact Report (EIR) was prepared for the project by the Town's enviromnental consultant, Strelow Consulting, consistent with California Environmental Quality Act (CEQA). A number of technical reports were prepared as part of this process, including greenhouse gas emissions calculations, as well as previously prepared studies including arborist reports, and a Phase 1 Environmental Assessment. A Draft EIR (DEIR) was circulated for public review in February 2010. A FEIR (Attachment 2), including responses to written comments received on the DEIR was prepared and provided to commenting agencies and individuals on July 22, 2010, this along with the DEIR from the FEIR. PAGE 8 MAYOR AND TOWN COUNCIL SUB7ECT: 15881 Linda Avenue & 15950 Stephanie Lane Septen~bw~ 7, 2010 Potentially significant impacts have been addressed and reduced to less than significant through provision of project revisions and mitigation measures including: requirements for protection of special status species (San Francisco dusky footed woodrat, and special status bat species) during conshuction activities; protection of nesting birds; tree preservation and replacements; erosion control measures; air quality measures; geoteclmical investigation measures; and noise control measures. Additional recommendations are made for conditions of approval including conditions for conformance with the Riparian Enhancement Plan, exterior lighting design, tree transplanting measures, and storm water runoff and water quality controls. All mitigation measures and recormnended conditions of approval have been included as performance standards in the PD Ordinance (Attaclunent 17). In addition, a Mitigation Monitoring and Reporting Program has been prepared (Exhibit 3 of Attaclunent 3) to designate the responsible deparrinent or agency, and timing of each mitigation measure. An EIR must provide a discussion of a range of project alternatives which would reasonably and feasibly meet the basic objectives of the project. The alternatives that are discussed must be limited to those that would avoid or substantially lessen any of the signif cant effects of the project, even when these effects have been mitigated to less than significant levels. The EIR considered three Alternatives including Alternative 1 - "No Project Alternative," Alternative 2 - "Reduced Density with Reduction of one Lot" and Alternative 3 - "Reduced Density with Reduction of two Lots." The No Project Alternative would not meet the basic project objectives for obvious reasons, and would not result in the provision of the riparian enhancements or riparian con'idor dedications. For these reasons, the No Project Alternative was not found to be enviromnentally superior. Both the Six-Lot and Five-Lot Alternatives were found to slightly lessen the degree of the significant impacts to the San Francisco dusky-footed woodrat and special status bat species. However, neither Alternative 2 nor 3 would eliminate the significant impacts as most are related to temporary construction disturbances. Impacts to special status species (woodrat) would be slightly reduced in Alternatives 2 and 3 over the proposed project due to a reconfiguration of drainage improvements, lot lines and building footprints, as well as, a slightly enlarged riparian setback. Neither Alternative 2 nor 3 would substantially reduce the other identified significant impacts. Both Alternatives 2 and 3 would mostly meet project objectives, although Alternative 2 would better meet project objectives with development of six homes. Of the alternatives analyzed, Alternative 2 -Reduced Density with Reduction of one Lot, is considered the enviromnentally superior alternative as it would result in some reduction in the severity of significant impacts and meet most project objectives. The Town Council has the authority to approve the proposed project over the enviromnentally superior alternative if they find that the proposed mitigation measures and or changes to the project have already reduced the potential impacts to less than signrificant. As noted previously, all potential significant impacts associated with the proposed project have been reduced to less than significant. CONCLUSION: Staff found that the proposed development is consistent with the General Plan and compatible with the existing land uses in the neighborhood and, consequently, recomnnended approval in the original Plamiing Commission report. The Plarming Commission, however, PAGE 9 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue & 15950 Stephenie Lane Septembet~ 7, 2010 found that the proposal is not compatible with the existing land uses in the neighborhood and that the proposed density of 3.66 units per acre (excluding the street and all riparian dedications) and FAR of 0.32 (excluding the street and riparian dedications) is incompatible with the density and FAR of the neighborhood. The EIR prepared for the project identifies, discusses and addresses all key enviromnental issues and is recommended for certification by staff and the Planning Commission. The applicant has made revisions to the plans to ensure that a ten foot riparian buffer/setback is provided between proposed structures and the riparian corridor, including rear yard improvements such as decks and patios. The location of the riparian corridor has been rechecked and verified by the Town's consulting biologist. The proposal has been found to be consistent with the "Guidelines & Standards for Land Uses Near Streams." No significant hnpacts to aesthetic resources have been identified. Further, all sigxrificatrt impacts to biological resources, hydrology and water quality, air quality and geology/soils, and noise have been mitigated to a less than significant level. The project has been conditioned to incorporate all mitigation measures and EIR recommended conditions of approval. FISCAL IMPACT: None. Attaclunents: Previously submitted to the Town Council under separate cover: 1. Draft Environmental Impact Report for the Linda Court Residences of January 2010 2. Final EIR (with written response to cormnents) for the Linda Court Residences of July 2010 3. Report to the Planning Cormmission for the meeting of August 11, 2010 Attaclunents submitted under this cover: 4. Required Findings and Considerations 5. Resolution Certifying the EIR 6. Resolution Denying the PD application 7. Report to Planning Commission of July 14, 2010 8. Desk Item Report to Planning Conmiission of August 11, 2010 9. Excerpt of the Planning Conunission verbatim meeting minutes of August 11, 2010 10. Letter submitted by Lawrence Johrnatm on August 11, 2010 11. Letter submitted by David Crites on August 11, 2010 (printed from the CD submitted on August 11, 2010) 12. Floor Area and Density tables submitted by David Crites on August 11, 2010 (this is on the CD) 13. Letter listing the contents of a CD submitted by David Crites at the August 11, 2010 Planning Cornrnission hearing 14. Letter from Environmental Consultant, Stephanie Strelow in response to conmzents (Attaclunent 10 & 11) on the FEIR of August 30, 2010 PAGE 10 MAYOR AND TOWN COUNCIL SUBJECT: 15881 Linda Avenue & 15950 Stephenie Lane September 7, 2010 15. Letter from applicants of August 30, 2010 16. Letter from Jolie Houston of Berliner Cohen (applicant's attorney) of September 2, 2010 17. Draft Planned Development Ordinance (including zone change map and development plans) Distribution: cc: Mission Way Partners 214 Ahnendra Avenue, Los Gatos, CA 95030 Westfall Engineers 14583 Big Basin Way, Saratoga, CA 95070 HLD Group, 555 N. Santa Cruz Avenue, Los Gatos, CA 95030 Strelow Consulting, P.O. Box 2896 Santa Cruz, CA 95063-2896 Dan Blue, 15950 Stephenie Lane, Los Gatos, CA 95032 WRR:HGB:cgt N:\DEV\CNCLRPTS\2010\I inda 15881. doc PLANNING COMMISSION -AUGUST 11, 2010 REQUIRED FINDINGS & CONSIDERATIONSFOR: 15881 Linda Avenue and 15950 Sterohaiue Lane Planned Development PD-08-004 Enviromnental Impact Report EIR-09-O1 Architecture and Site Applications S-08-014 - S-08-020 Requesting approval to change the zone from R-1:8 to R-1:8PD for a seven lot subdivision and for a lot line adjustment between two parcels zoned R-1: 8~ and approval to demolish a single family residence and to construct seven single farrrily residences. An Enviromnental Impact Report (EIR) has been prepared for the project in accordance with the Califonua Environmental Quality Act (CEQA). APNS 523-25-052 (formerly -020) and -051 (formerly -036). PROPERTY OWNERS: Mission Way Partners and Dan Blue APPLICANT: Mission Way Partners FINDINGS: Required firadirxg for CEQA: The Town Council must make findings for the certification of the EIR. Required consistency with the Town's General Plan: The proposed Zone Change is internally consistent with the 2000 General Plan and the Draft 2020 General Plan their Elements. Required consistency with the Tawn's Traffic Policy for a corauautnity beneft: Projects that generate additional traffic of five or more peals hour hips may only be recomrmended 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 proj ect generates additional traffic of five or more peals hour trips the burden is on the applicant to cite economic or housing benefits to the Tovar and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Cormnuruty which outweighs the traffic impact The deciding body must make specific findings ~~,~luch demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. The applicant is offering a coimnmrity benefit to make improvements at the intersection of Linda Avenue and Blossom Hill Road. A left turn pocket is proposed to be installed on Blossom Hill Road to hum onto Linda Avenue and Old Blossom Hill Road Attachment 4 Required consistency with t/re Towaa'sbaflZPolic~+fw• couuazuuify beuefrl: 1. The project contributes to the further development of the surrounding neighborhood by: improving circulation tluough the improvements proposed through the community benefit for traffic impacts; contributing to neighborhood unity by providing riparian errlrancements along Ross Creels and dedicating a portion of the creek area to the Town as well as easements to the Santa Clara Valley \TJater Dishict; and will not detract from the existing quality of life. 2. The proj ect is designed in context with the neighborhood and sun~ounding zoning with respect to the existing scale and character of surrounding structures, provides comparable lot sizes and open space, considers garage placement, setbacks, density, provides adequate circulation acrd on- street parking. Additionally, the project blends rather than competes with the established character of the area. 3. Corridor lots are not proposed. 4. The applicant has demonstrated the benefit of a Plamied Development tluough excellence in design. 5. The project demonshates a strong cornmuruty benefit and findings of benefit are part of the record. Required firzdirzgfor the Arc&itecture mzd Site applications: 1. The riparian corridor has been surveyed and verified for accuracy by the consulting biologist in consultation with the California Department of Fish and Garne. 2. The project will prohibit development v,+ithin the riparian area through dedications, easements and a riparian setback buffer. 3. The project incorporates riparian erlllancements as proposed by the Riparian Erilraucement Plan. 4. The applicant has presented ~~+ell developed plans to demonsh~ate excellence in architecture and quality of materials. 5. The project is well designed with a great deal of variety in layout and design. 6. The proposed homes are architecturally compatible with the mix of homes in the neighborhood. The proposed residences are compatible in size with newer residences built in the neighborhood where home sizes in the neighborhood range from 952 square feet to 3,493 square feet and the proposed homes range in size from 2,450 square feet to 3,017 square feet. S. The proposed lots are compatible with lots in the neighborhood which range in size from 7,405 square feet to 22,215 square feet while the proposed lots range from 7,885 square feet to 11,238 square feet. 9. The proposed density of 3.98 units per acre is comparable to the density of the existing neighborhood of 3.39 units per acre even without taking the riparian corridor along properties on Rochin Terrace and Linda Avenue into account. 10. Approximately 30,485 square feet of the project site has been dedicated or set aside for protection of the riparian corridor. 11. The proposed square footages and FARs are appropriate for the site. 12. The landscape plans have been reviewed by staff, the enviromnental consultant and the Santa Clara Valley Water District for consistency with the Guidelines and Standards for Land Uses Near Streams. li. A condition has been included in the proposed PD Ordinance requiring the CC&R's to provide monitoring of the transplanted trees for five years and replacement per Town Code requirements for any hee that does not survive. 14. The subdivision will provide dedications to the Santa Clara Valley Water District which will further enhance enjoyment of the stream corridor. 15. Conditions have been included to require easement and deed restrictions over the private street as part of the CC&Rs which will guarantee these access rights in perpetuity, subject to the control of regulatory agencies. Regacired fcndiczg for tke dec~iolitioti of a single fan2tZy residence: As required by Section 29.10.09030(e) of the Town Code for the demolition of a single fatnily residence: The To«m's housing stock will not be affected since seven hottses will replace the house and urilav/firl secondat}~ dwelling unit; The existing structures have no architectural or historical significance as they were constructed after 1941; 3. The propert}+ ova+ner does not desire to maintain the sh'uctures as the}+ exist; and 4. The economic utility of the house and unlawful secondary dwelling unit is poor, and are no longer used as living units, and the proposed project and site layout canmot be accomplished without removal of the structures. CEQA fzndi~zgs for certifcatiora of the Eraviroranie~ztallr~zpacf Report: 1. The potentially significant impacts of the project on Biological Resources, Hydrology and Water Qualit}+, Air Quality, Geology and Soils, and Noise will bemitigated to aless- than-significant level by the imposition of the mitigation measures as described in the Mitigation and Monitoring Program for the Lulda Court Residences Project (the "Program") attached to tlis Resolution as Exhibit "A". Changes or alterations have been required in, or inconporated into the project which, avoid or lessen to a less than significant enviromnental effect as identified in the Final EIR. 2. In consideration of the prof ect Alternatives, the 7-lot development as proposed has been mitigated and redesigned so that there are no significant impacts, the project as proposed meets perfonnauce and compatibility standards, provides high quality arclitectural design, is of a compatible density with the surrounding neighborhood, and will add seven units to the Towu's housing stock. Further, the project Alternatives do not offer a better project in terms of performance, compatibility or enviromnental criteria. 3. The project will preserve and eninance Ross Creek as an open space amenity tlu'ough provision of open space, creek dedication to the Town, easement dedication to the Santa Clara Valley Water District and riparian setbacks 4. The project will restore Ross Creek to a more natural state by removing invasive and non-native vegetation in conformance with the Riparian Eniiaucement Plan prepared by H.T. Harvey & Associates, dated June 2008. CONSIDERATIONS: Corrsirleratiorss ira review of Architecture & Site applications: As required by section 29.20.150 of the Town Code, the considerations in review of an architecture and site application were all made in reviewing this project. Linda PC Findings 8 Considerations.doc THIS PAGE INTENTIONALLYLEFT BLANK RESOLUTION NO. RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS CERTIFYING A FINAL ENVIRONMENTAL IMPACT REPORT AND MAKING CERTAIN FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN CONNECTION WITH PD-08-004, 5-08-014 TO S-08-020, AND EIR-09-001 FOR A PROTECT TO CONSTRUCT A SEVEN LOT SUBDIVISION LOCATED AT 15881 LINDA AVENUE AND A PORTION OF 15950 STEPHENIE LANE WHEREAS A. The Applicant, Mission Way Partners, proposes to adjust a lot Line between 15881 Linda Avenue and 15950 Stephenie Laile, subdivide the newly created pat~cel and construct seven residences (the Linda Court Residences Project). The Linda Court Residences Project includes Planned Development Application PD-08-004, Architecture and Site Applications 5-08-014 to S-08-020, and Envirorunental Impact Report EIR-09-001. B. A Notice of Preparation (NOP) of an Environmental Impact Report (EIR) for the Linda Court Residences Project was issued on February 27, 2009. C. A public scoping meeting was held on March 18, 2009 to receive continents regarding the scope of issues to be addressed nz the EIR; D. A Draft Enviromnental hnpact Report (DEIR) to analyze potential unpacts associated with the Linda Com-t Residences Project was prepared and issued for agency and public review and comment on February 9, 2010 fora 45 day review period. E. Pursuant to the Califonua Enviromnental Quality Act and the implementing Guidelines adopted therefor ("CEQA"), the Town prepared a Final Environmental Irnpact AttarhmPnt 5 Report (FEIR), hicorporating responses to comments on the DEIR ~a~hich was issued on July 22, 2010. F. The Plaiuung Commission held a duly noticed public hearing on August 11, 2010, at which time the Commnission considered the public testimony, the staff report prepared to that meeting ("Staff Report"), and all other documentation related to the Linda Court Residences Project, and recommended that the Town Council deny the Plarnzed Development application and approve the Final EIR for the Linda Court Residences Project. G. The Town Council held a duly noticed public hearing on August 18, 2010 at which time the Town Comlcil considered the public testimony, the Staff Report, and all other documentation related to the Linda Court Residences Project. H. Public Resources Code §21081, subdivision (a), requires a public agency, before appro~ring a project for which an EIR has been prepared and certified, to adopt findings specifying whether mitigation measures and, in some instances, project alternatives, discussed in the EIR, have been adopted or rejected as infeasible. I. Section 8 of this Resolution provides a Finding of Fact prepared in order to satisfy the requirements of Public Resources Code §21081, subdivision (a). J. The Town Council, reflecting the advice of Town and Agency Staff, the Plamiing Conunission, and extensive input from the conununity, has expressed its intention to approve the Linda Com-t Residences. K. In taking this course, the Tonal Council has acted consistent with the CEQA mandate to look to project mitigations and/or alternatives as a means of suitability lessening or avoiding the enviromnental effects of projects as proposed. L. All of the potentially significant enviromnental effects associated with the project, as approved, can be substantially lessened or avoided tlurough the inclusion of mitigation measures proposed in the Final EIR. M. The Town Council in approving the project as proposed intends to adopt all mitigation measures as set forth in the Mitigation and Monitoring Program for the Linda Court Residences Project (the "Program") is attached to this Resolution as Exhibit "A". N. The Town Council has determined, for reasons set forth below, that the environmentally superior Reduction of One Lot Alternative addressed in the EIR would not be feasible as it does not meet project objectives and does not substantially reduce signficannt impacts beyond reductions already achieved through the adopted mitigation measures. O. The Town Council recognizes the Town's obligation, pursuant to the Public Resources Code § 21081.6 subdivision (a), to ensure the monitoring of all adopted mitigation measures necessary to substantially lessen or avoid the significant effects of the project. P. CEQA requires that, in connection with the approval of a project for which an EIR has been prepared which identifies one or more significant enviromnental effects, the decision-malting agency certify the Final EIR and make certain fmdiugs regarding the effects identified. RESQLVED: 1. The findings set forth herein are made by the Town Council as the Town's findings pursuant to CEQA relating to the Linda Com-t Residences Project The findings provide the written analysis and conclusions of the Town Council regarding the Linda Court Residences Project's enviromnental impacts, mitigation measures and alternatives to the Linda Court Residences Project. 2. The Town Council finds that it reviewed and analyzed the Final EIR and other information in the record and had considered the information contained therein, including the written and oral continents received at the public meetings on the Final EIR, prior to acting upon or approving the Final EIR, and that the Final EIR represents the independent judgment of the Town. 3. The Mitigation and Monitoring Program for the Linda Court Residences Project (the "Program") is attached to tlis Resolution as Exhibit "A" and is incorporated herein and adopted as part of this Resolution. The Program identifies impacts of the Linda Court Residences Project and corresponding mitigation measures and designates responsibility for mitigation implementation and the agency responsible for the monitoring action. 4. The Town Council does hereby adopt the mitigation measures in the EIR as set forth or modified herein as conditions of the Linda Court Residences Project. 5. The Town Council does hereby make the foregoing findings with respect to the significan effects on the environment of the Linda COLllt Residences Project based on facts within the administrative record as a whole, and as identified in the Final EIR, with the stipulation that all information in these fmduigs is intended as a sununary of the entire record supporting the Final EIR. Any mitigation measures and/or alternatives that were suggested by persons or organizations conunenting on the draft EIR and not adopted as pant of the Final EIR are hereby expressly rejected for the reasons stated in the responses to the comments set forth in the Final EIR and in the record. 6. Except as set forth below regarding significant adverse impacts, the Town Council hereby incorporates herein and adopts as part of this Resolution the snumnany and descriptions of effects found not to be significant or those with potential impacts reduced to a less-than-significant level due to the incorporation of mitigation measures as sunrunarized in pages 2-3 through 2-13 of the Final EIR, and finds that those effects are not significant. 7. An EIR must describe a range of reasonable alternatives to the Linda Court Residences Project, or the location of the Linda Court Residences Project, which would feasibly obtain most of the basic objectives of the Linda Court Residences Project, but would avoid or substantially lessen any of the significant environmental effects of the Linda Court Residences Project, and evaluate the comparative merits of the alternatives. Even if a Project alternative will avoid or substantially lessen any of the significant enviromnental effects of the Linda Court Residences Project, the decision-maker may reject the alternative if it determines that specific findings make the alternative infeasible. The Town finds that the alternatives identified in the Final EIR as enviromnentally superior are infeasible for the reasons described below. A. No Protect Alternative (No Development) Under this alternative, the Linda Court Residences Project site would remain developed with the partially demolished house and unrlawful secondary dwelling unit in place and in the current use. This Project alternative would avoid all the enviromnental impacts of the Project, but would not provide any of the benefits associated with the Lnnda Court Residences Project. Tlis No Project alternative would fail to satisfy the following Project objectives: The addition of seven (7) units to the Town's housing stock. The proposed riparian enhancement plan would not be implemented. Dedication of Ross Creek would not be made to the Town. Easement dedication of Ross Creek would not be made to the Santa Clara Valley ~~~ater District. Based on the foregoing, the Town Council finds that this alternative is not a feasible alternative to the Linda Court Residences Project and that the Linda Court Residences Project is preferable to this alternative based on the finding set forth below. B. Reduction of One Lot Alternative (6-Lot Subdivision) Envh'omnentally Superior Alternative Under this alternative, either proposed Lot 1 or Lot 2 would be eliminated and the tentative map and building footprints would be reconfigured so that tv~o lots would be sited within the area currently proposed for Lots 1 tlrrough 3. This alternative would result in six new lots and homes. Although aesthetic and riparian project impacts were not determined to be signficant, under this alternative, the two reconfigured homesites could be located in a mam~er that would increase the riparian setback buffer by an additional 5 feet to 10 feet adjacent to Lots 1 and 2 that would serve to eliminate the minor encroaclunent of a segment of the bioretention facility in the riparian habitat and setback zones. The redesign could result in retention of additional onsite trees, such as the oalc at the outer edge of Lot 3 (#61) and oaks and other trees near the driveway of Lot 1 (Trees #19-20). The Reduction of One Lot alternative would fail to satisfy the following Project objectives: Development of seven lots The Reduction of One Lot alternative would not eliminate any significant impacts. The significant potential disturbance to the San Francisco dusky-footed ta~oodrat, and special status bat species and nesting, if present dtu'ing construction, would remain a signficant impact under this alternative. Project grading, construction and stone water outfall installation could inadvertently result in erosion and sedimentation into Ross Creek and would remain a significant impact under this alternative. Impacts to air quality from temporary site grading activities would remain a significant impact under this alternative. Impacts of soil constraints on the proposed residences would remain a significazit impact under this alternative. Impacts of temporary construction noise would remain a significant impact under this altenlative. Based on the foregoing, the Town Council finds that this ahernative is not a feasible alternative to the Linda Court Residences Project and that the Linda Court Residences Project is preferable to this alternative based on the fmduzg set forth below. C. Reduction of Two Lots Alternative (5-Lot Subdivision) Under this alternative, two lots would be removed, and the tentative map and building footprints would be reconfigured so that three lots would be sited within the az'ea currently proposed for Lots 1 tluough 5. This alternative would result in azi overall decrease in site density from about 3 units per acre to about 2.2 units per acre (based on gross acreage). Although aesthetic and riparian project impacts were not determined to be significant, under this alternative, the reconfigured homesites could be located in a manner that would increase the riparian setback buffer by an additional 5 to 10 feet adjacent to Lots 1, 2 and 4. That would serve to eliminate the minor encroachment of a segment of the bioretention facility in the riparian habitat azld setback zones. The redesign could result in retention of additional onsite trees over the proposed project, such as the oak at the outer edge of Lot 3 (n61) and oaks and other trees near the driveway of Lot 1 (Trees #19-20). However, the alternative would not result in substantial additional tree retention as no trees are located in the proposed Lot 4 and 5 site area. The Reduction of Tea+o Lots alternative ~n~ould fail to satisfy the following Project objectives: Development of seven lots The Reduction of Two Lot alternative would not eliminate any significant impacts. The signficant potential disturbance to the San Francisco dusky-footed woodrat, and special status bat species and nesting, if present during construction, would remain a significant impact under this alternative. Project grading, construction and stone water outfall installation could inadvertently result in erosion and sedimentation into Ross Creels and would remain a significant impact under this alternative. Impacts to air quality from temporary site grading activities would remain a significant impact under this alternative. Impacts of soil constraints on the proposed residences ~n+ould remain a sigiuficant impact under this alternative. Impacts of temporary construction noise would remain a significant impact under this alternative. Based on the foregoing, the Town Council finds that this alternative is not a feasible alternative to the Linda Court Residences Project and that the Linda Court Residences Project is preferable to this alternative based on the finding set forth below. 8. The Final EIR identifies at Chapter 2 -SUMMARY OF IMPACTS, significant impacts that would result from the project if not mitigated. After review of the entire admiiustrative record, including the Final EIR, the staff report, and the oral and written testimony and evidence presented at public hearings, the Town Council finds, pursuant to Public Resources Code Section 21081 (a) (CEQA), that the mitigation measures are feasible, and makes the following findings: 1. The potentially significant impacts of the project on Biological Resources, I-Iyd~rology and-Water Quality, Air Quality, Geology and Soils, and Noise will be mitigated to a less-than-significant level by the imposition of the mitigation measures as described in the Mitigation and Monitoring Program for the Linda Court Residences Project (the "Program) attached to this Resolution as Exhibit "A". Changes or alterations have been required in, or incorporated into the project which, avoid or^ lessen to a less than significant environmental effect as iderztifred in the Final EIR. 2. In consideration of the prroject Alternatives, the 7-lot development as proposed has been mitigated and cedes%o zed so that there are no significant impacts, the prroject as proposed meets performance and conzpatibilit)~ standards, provides Izigh qualit)r architectural design, is of a compatible derzsilJ~ with the surrounding neighborhood, and will add seven units to the Totnnz's housing stock. Further, tTze prroject Alternatives do not offer a better prroject in terms of performance, compatibility ar environmental criteria. 3. The project in~ill yreserve and er2hance Ross Creek as an open syace mnenit)~ through provision of open syace, creek dedication to the Toin~rz, easen2erzt dedication to ilxe Santa Clara Valley Y[~ater Disb•ict and riparian setbacks 4. The yroject will restore Ross Creek to a more natan•al state by removing invasive mxd non-native vegetation in conformance with the Riparian Enlxancerr2ent Plan pr•eyared by HT. Harvey & flssociates, dated June 2008. 9. Based on the foregoing, the Town Council hereby certifies that the Final EIR has been completed in compliance with CEQA, that the Final EIR was presented to the Town Council as the final decision- making body, which reviewed uid considered the information contained in the Final EIR prior to approving the Linda Court Residences Project, uid that the Final EIR reflects the independent judgment of the Town of Los Gatos. PASSED AND ADOPTED at a regular meeting of the Town Council- of the Town of Los Gatos, California held on the day of , 2010, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\RESOS\Lindal5S8] EIRreso.docx THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT A MITIGATION AND MONITORING PROGRAM THIS PAGE INTENTIONALLYLEFTBLANK RESOLUTION 2010- RESOLUTION DENYING AN APPLICATION FOR A PLANNED DEVELOPMENT TO CHANGE THE ZONE FROM R-1:8 TO R-1:8:PD, FOR A SEVEN LOT SUBDIVSION AND A LOT LINE ADJUSTED~NT BETWEEN TWO PARCELS. APN: 523-25-052 (formerly 020) AND 051 (formerly 036) PLANNED DEVELOPMENT APPLICATION: PD-08-004 ENVIRONEMENTAL IMPACT REPORT: EIR-09-O1 PROPERTY LOCATION: 15881 LINDA AVENUE AND 15950 STEPHENIE LANE PROPERTY OWNER: MISSION WAY PARTNERS & DAN BLUE APPLICANT: MISSION WAY PARTNERS WHEREAS: A. Tlus matter came before the Town Council for public hearing on September 7, 2010, and was regularly noticed in corifonnauce with State and Town law. B. Coruicil received testimony and documentary evidence from the applicant and all interested persons who wished to testify or subnut docmnents. Council considered all testimony and materials submitted, including the record of the Plamling Cornrnission proceedings and the packet of material contained in the Council Agenda Report dated September 2, 2010, along with subsequent materials prepared concerning this application. C. The applicant proposed to change the zone from R-1 :8 to R-1:8:PD for aseven-lot subdivision and for a lot line adjustment behveen two parcels zoned R-1:8 located at 15881 Linda Avenue and 15950 Stephenie Lane. The property is cun'ently developed with a single- family residence. Adjacent properties are all developed with suigle-family homes. D. The Plamiing Cormnission considered the applications on August 11, 2010, and reconunended denial of the Plarmed Development application based on a determination that the site is not suitable for the proposed development, and that the site is not suitable for the proposed density or floor area ratios. The Comnussion determined that the proposed parcel sizes and Attachment 6 proposed house sizes and heights are not consistent or compatible with the neighborhood. E. The reconuxrendation of the Plamung Conunission .vas correct, F. Council incorporates the recmmnendations of the Plamzing Commission made on August 11, 2010. RESOLVED: 1. The Plamled Development application PD-08-004 is detued. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, Califortua ou the 7th day of September 2010, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORI~tIA ATTEST: CLERK ADMINISTRATOR OF THE TO~IJN OF LOS GATOS LOS GATOS, CALIFORNIA NaDEW2ESOS~L.indal i 881-denyPD.rtf W N OF TOWN OF LOS GATOS ITEM NO: 4 k' PLANNING COMMISSION STAFF REPORT ~~os'~ASOS Meeting Date: July 14, 2010 PREPARED BY: Heather Bradley, Contract Planner hbradle~na,losgato sca•>rov APPLICATION NO: Planned Development PD-08-004 Environmental Impact Report EIR-09-O1 Architecture and Site Applications 5-08-014 - S-08-020 LOCATION: 15881 Linda Avenue and 15950 Stephanie Lane. APPLICANT: Mission Way Partners PROPERTY OWNERS: Mission Way Partners and Dan Blue APPLICATION SUMMARY: Requesting approval to change the zone from R-1 :8 to R-1:8:PD for a seven lot subdivision and for a lot line adjustment between two parcels zoned R-1:8 and approval to demolish a single family residence and to conshuct seven single-family residences. An Environmental Impact Report (EIR) has been prepared for the project in accordance with the California Environmental Quality Act (CEQA). APNS 523-25-052 (formerly -020) and - O51 (formerly -036). REMARKS: This application will be continued to the Planning Commission meeting of August 11, 2010, to allow staff and the applicant tune to address some issues that surfaced after the newspaper notice of this meeting was published. The public hearing notices were not mailed due to the continuance of this item. Public hearing notices will be mailed for the August 11 meeting. ~ ~( tk U lash Prepared by: Heather Bradley Contract Planner P'1~- i Approved by:. ` `e R. Rooney Director of Community Development WRR:HGB:cgt cc: Mission Way Partners, 214 Almendra Avenue, Los Gatos, CA 95030 Westfall Engineers, 14583 Big Basin Way, Saratoga, CA 95070 HLD Group, 555 N. Santa Cruz Avenue, Los Gatos, CA 95030 Strelow Consulting, P.O. Box 2896 Santa Cruz, CA 95063-2896 Dan Blue, 15950 Stephenie Lane, Los Gatos, CA 95032 N:~DEV~REPORTS~20]O~L.inda15881.PC 7-14-10.doc Att3CllIDent THIS PAGE INTENTIONALLYLEFT BLANIt W I' OF .- TOWN OF LOS GATOS 6 PLANNING COMMISSION STAFF REPORT cos e;zoS Meeting Date: August 11, 2010 PREPARED BY: Heather Bradley, Contract Planner hbradlevna,losgatosca. eov ITEM NO: 2 DESK ITEM APPLICATION NO.: Planned Development PD-08-004 Environmental Impact Report EIR-09-O1 Architecture and Site Applications 5-08-014 - S-08-020 LOCATION: 15881 Linda Avenue and 15950 Stephenie Lane. APPLICANT: Mission Way Partners PROPERTY OWNERS: Mission Way Partners and Dan Blue APPLICATION SUMMARY: Requesting approval to change the zone from R-1:8 to R-1:8PD for a seven-lot subdivision, for a lot line adjustment between two parcels zoned R-I:8, demolish asingle-family residence, and to construct seven single family residences. An Environmental hnpact Report (EIR) has been prepared for the project in accordance with the California Environmental Quality Act (CEQA). APNS 523-25-052 (formerly -020) and -051 (formerly - 036). EXHIBITS: 1-15. Previously Submitted with August 11, 2010, Staff Report. 16. Email.and attachments from Mr. David Crites submitted August 9, 2010. REMARKS: After the staff report was circulated, the Town received email conespondence and attachments from Mr. David Crites (Exhibit 16). .~ Prepare er dley Contract Planner . l~J Approv d by: Wendie R. Rooney Director of Community Development N:~DEW2EPORTS~2010H.inda Ave deski[em.B-R-IO.doc 6~ttachment 8 This Page Litentionally Left Bla~zk Heather Bradley From: davidcrites <davidcrites@verizon.net> Sent: Monday, August 09, 2010 11:41 PM To: Heather Bradley Subject: Developer allegations of mis-conduct Attachments: Garner County &GCRCD Complaint.pdf; Garner SCVWD Complaint.pdf; Threatening Letter.tif Hi Heather -- I want to make sure the Town is aware that the developer and owners of the project at 15881 Linda Avenue have been using bad-faith tactics to intimidate the agencies and individuals who offer comments on their project that are not consistent with their planned use for the property. On May 11, 2009 Erin Garner wrote a letter to the SCVWD Board of Directors alleging their misconduct in reviewing his project (see attached). On January 13, 2009 Erin Garner filed a complaint against the Dolores Carr alleging her misconduct in regards to his project (see attached). On January 13, 2009 Erin Garner filed a complaint against the Lawrence Johmann alleging his misconduct in regards to his project (see attached). On March 13, 2008 Terry McElroy wrote a letter to about 25 members of the public who spoke at public meetings or wrote the Town in opposition to his project (see attached). The SCVWD, the District Attorney, and the GCRCD have all disregarded Mr. Garner's loosely framed complaints. Clearly, though, Mr. Garner is frustration regarding his subdevelopment proposal at 15881 Linda Avenue. Mr. Garner and his partners purchased the single family home at that address several years ago as a speculative investment so he has a large monetary interest in the property and stands to make a substantial profit if he can subdivide and build on the entire parcel, including the riparian area. Nevertheless, it is wrong for Mr. Garner to make baseless claims in an effort to get public agencies or private individuals to compensate him for the cost of an environmental review process that is mandated by law. It is also wrong for Mr. Garner to make baseless claims in an attempt to threaten or intimidate Mr. Johmann, the SCVWD board, or Santa Clara County officials as they perform their duties. And it is a bad-faith tactic for Mr. McElroy to bully residents and chill public comment by threatening those who oppose the project with financial ruin, forced sale of their homes, "personal attacks, public humiliation," and "untold anguish for you and your family" if their opposition continues. As a speculative investors Mr. Garner and Mr. McElroy should understand that public input is a normal and encouraged part of the review process. Mr. Garner has repeatedly complained that Mr. Johmann is un-qualified to comment on his project. This point was argued before a California Superior Court in a mandamus hearing and was addressed in the judge's decision. The decision document states that ".rejection of . Mr. Johmann's reports was unreasonable and inadequately supported. . During the period of public reviev/ not a single person clearly qualified to evaluate the credentials of Mr. Johmann was willing to state that he lacked the expertise to offer an opinion on possible impacts of the project. The only evidence . critical of Mr. Johmann consists of angry communications from [Mr. Garner and his partners] complaining of'nimbys' opposing their project with junk science', . [and unfounded] comments .suggesting that [Mr. Johmann] lacked licenses supposedly necessary to state a valid opinion .". Mr. Garner has had his day in court regarding Mr. Johmann's qualifications and the judge found no substance to his claim. Yet in his complaint he repeats the same falsehood in order to claim monetary damages and impede Mr. Johmann's professional efforts on behalf of the public. Mr. Garner also accuses Mr. Johmann of falsifying his credentials yet he does not specify what credential he questions. Mr. Johmann's published study of Ross Creek included his credentials and none of those credentials have ever been shown to be incorrect. Repeatedly accusing IVIr. Johmann of falsifying his credentials without any substantiation has no purpose other than to intentionally harm Mr. Johmann's professional standing and his ability to perform his job with the GCRCD. t ffiIBIT 16 I hope the Town will not be moved by these intimidation tactics. Please copy this letter and the attachments to the administrative record for the project. Thank you, David Crites 01/09/09 FRI 16:56 FAX 408 2B8 8460 dUAKU UN' SUYSKV15UK5 _, i CI, i14f Af AiNCT ~~ ~ ~N Ftease submit the compIdrd form m the Clark of the Board of Supervisors, 70 W. [ieddittg Stre~, East Witt& 30`Flocs. Sanlose, Cslifomia 45120. P[easo atterh additions! gages as needed ~Cin FS2t_~ncC I. Claimant's full nam•~ Z Claimmt's td~hone~mher: ~y,Q 3. Gaimeot'a mailing address: ri .LS°s 3 ~' ~c'r Lut`1~ ~SFJVt"Ce I.DYISmI'U~ZL its(-~t~ FLIE CI.IZRS'S U68 ONLY «$cK i.14 ,~' h ~; ~~~ n 4. I address m which entices are m he seat, if di8rgearnt from 3: ~ ~,~_ S. Date of tBe iaadeat a Iosj 6. I.eeattatt of tha meat or at, ~l / S. DrsCri6e the iajary, damagq or less; '1..654- tp cr V..~1,te_ ~~ {Y dA ~' ' 9. Ff a pab4e ea~loyee is i¢vatved is tfeo "'~C C o S~i ~t,ey~t: hijofy, daa~gq a 26sta, provide, Lma-k t1K`-HCB ~D~r"'IcLVIN C7c,.ae~ c Ca mt2 l~t.SeU J ~ 1 e t'GS [1~rr~ "t~4 Gla rte.. C m ~ i• , t0. Nata fwitaersem,ifa~5- ~'~l `~ S~F~e' Mw~{-iplC~ ~A(~Lcy t(l, ~\ ~Jr' DLJ~+FPS I1. if sir clsimia fa less thaw SI0,00~ state the total ata~uat of the e+ • . I.ivt sir hems Iots2{ag the amzv>Y of the claim item Am~ant - Item S r ;a me amp ovQ szs,DDDa a n i ~~ c~o~eJ~,. 1 n ew~rCC~*+e ~I D Date or borA. Sre .eeeNnn 72 of rJv P.w.il t .,Jsr'~~116~~ `.`" ~ ~~ a£F1°` Nom, `-~c/ Py, / LLG / ~~ 7. Dtsm'ho Inw tlr iffi,idmt ca .ws °apP~ and tha ymasm why yron bttieve the CaLmty of SaNa Clara is Iiable fa yonr damaPeB; ~~~SG ~i ~c n..ASse..~edr ~.,'{.~_... _I 1 ~ . This Page Intentionally Left Blank January 13, 2009 Guadalupe-Coyote Resource Conservation District Board of Directors 888 N. Fhst Street, Rm 204 San Jose, CA 95 7 12-63 14 Re: Claim against Guadalup~Coyote Resource Conservation District Deaz Guadalupe-Coyote Resource Conservation District Directors: 'Ibis letter is part of the attached claim I am filing against Guadalupe-Coyote Resource Conservation District (GCRCD) on bebaif of a group of companies collectively known as the Linda Court Owners, including the former Linda Court Partners, LLC, BdteGamMac, LLP, Mission Way Partners, LLC, HBO, LLC, and Sardan, LLC. The losses [bat have caused us [o file this claim are still accming today. This letter briefly describes the basis of GCRCD liability for some of the losses and damages suffemd. - The Linda Court Owners have owned a 2.32-acre lot located no Linda Lane in Los Gatos for approximately four years now. We Lave attempted to permit a small residential development on that lot during those four years, The neighborhood lazgely supports our development, but there is a small group of attorneys [hat live nearby who formed a phantom `trimby" group to oppose the development Although the land is caned R-1-8 residential, they preferred it to be designated as public or private open space for they own personal enjoyment. Despite their efforts, the nimby group (which sometimes called itself "Ross Creek Neighbors" or "RCN") filled to persuade any of the agencies with permit authority that our proposed project should be denied On the contrary, the support of the pemritting agencies was unanimous, and we did receive the appropriate pemil[s to allow development However, the RCN nimhy group was able to trod one person, at one agency, who appeared willing to say or do whatever it took to obstmct om project That person is Lawrence Johmamr, Director and President of the Guadalupe-Coyote Resource Conservation District (GCRCD). We believe tlrat the damages caused by the actions of Mr. Johmann and GCRCD, and by your own lack of appropriate control and govemarrce over Mr. Johmann's activitles, the lack of GCRCD's compliance with fundamental Government Code, and other causes not fiilly described hen; have led to the accrual of enormous damages to the Linda Court Owners. A sample of causes that we think have led to these damages include: Mr. Johmann's repeated insistence that he is appropriately licensed under the Business and Professions Code'to certify Civil Engineering and Surveying studies, This is false and misleading. Mr. 3ohmarrn is a registered "Quality Engineer", and should not be publishing or certifying any civil engineering or surveying duties without the~appropriate license. 2. Mr. 7ohmann's malicious misrepresentation of his own expertise and his data, as presented tc the Town of Los Gatos and zs used in a court of law, where they formed the basis of a severely damaging CEQA case against the Town of Los Gatos and the Linda Court Owners. These opinions were apparently filed by Mr. Johmann and GCRCD with full knowledge that they would be used in a Jawsvit against the Town of Las Gatos (one of GCRCD's "partner" agencies) and the Linda Court Owners. ;n November 2008, a Sanla Clara County Superior Court judge Wiled in favor of Mr. Johmartn's associates based largely on Mr. Johmamt's false claims to appropriate license, expertise and opinions. During the legislative and judicial process, Mr. Johmann never once stepped forwazd and acknowledged his lack of appropriate -license and expertise, despite ample opportunity to do so. 3. GCRCD has conducted and published signiScant civil engineering and survey studies for many years now. In our case, this malpractice has cost us many millions of dollars in damages. However, please note that it is now evident that past GCRCD testimony and publications have led [o inappropriate expenditure of millions of taxpayer dollars as well. GCRCD should have had an appropriately licensed • Page 2 January 13, 2009 engineer in charge when perfomvng these duties, but one was never requested for appoiNment or even hired as mentioned in the State's RCD handbook. 4. Mr. Johmann has participated m many of the Santa Clara Valley Water District's (SCV WD's) regional efforts, including the Watershed Marragement Initiative and the W afar Resource Protection Collaborative that published the pertinent Streamside Guidelines and Standards, and he is a member of many other agency committees at the SCVWD, the Regional Water Board, and even several vocal environmental activist groups such as Friends of Coyote Creek and Western Waters Cance Club. Nu, Johmarm has been known to publicly represent sever) of these entities at once, m~ng fill] disclosure of these potential wnflicfs of interest and the financial implications critical Full disclosure of the relationships between Mr. Johmann, GCRCD, and various parties in interest has apparently not been conducted in this case. We believe that these conflicts may have led to inappropriate motives, malice, defamation, and comrption of public grant fundvrg. We also believe that GCRCD has maintained poor records of governance and finance, and that this may be intentional. We believe that Ivlr. Johmazm and GCRCD has maliciously misrepresented his own expertise as well as the facts on our case, that he obtained site data by trespassing on our property without permission (the same day on which our property was vandalized with hate messages), that he bas willfully defamed us, that his malpractice and conflicts of interest may be corrupting public grant and taxpayer fund distnbution, and that he and GCRCD have governed without compliance with fundamental governmerrt code. (n 2006, the Grand Jury published a report which clearly outlined some of the malpractices and poor governance by GCRCD, and suggested that the County pursue appropriate oversight and exercise of authority. Unfortunately, the County has not done so, and our companies and our Families have now suffered grave financial, professional, and emotional damages at your hands. Please respond to this claim as soon as possible. S' e 1N 4 Erin Gamer StiteGarnM c, LLP ~~Y x~; # r ~ _ May 11, 2009 Santa C1aza Valley Water Disnct Board of Directors 5750 Almaden Expressway San Lose, CA 95l 18-3fi8G Re: Claim against Santa Clara Valley Wafer District Honorable Chaimtan Sanchez, Vice-Ghee Judge, and Directors of the Santa Clara Valley Water District: It is with ~ disappoirrartemt that I file this claim against Santa Clara Valley Water District (Dish'ict) on behalf of my family end a gtroup of comPenfp coltectivety (mown as the Linda Court Owners, including the former Linda Cotrit Farmers, LLC, StiteGamMac, LLP, Mission Way Partners, LLC, HBO, LLC, and Sarttan, LLC. 1 have had great respect for you and your agency fix tttany Yearn, and I have been honored to work whit many of you for the benefit of the people of our commtmity, our region, and our share. This cla~t has hecotrte necessary due to the enormous damages incttred by my family end business partners as a restth of actions taken by Distrir% officials. The losses that cattle us m file this claims are cotrtintdmg to accnre today, We have filed related claims with the Guadalupe Coyote Resource Conservation District (GCRCD) and the Cotatry of Santa Clara, and the matters described below are being repotted [o the Fair Political Prxtices Commission (FPPC). Prather claims against tespottstble agetxies and individuals are cratentty being prepared. Since 2005, several public o&Sciab who represent the District have supported a small association that calls itself the Ross Creek Neighbors (RCN). 'Rte RCN desm'bes itself as an turincorporated assceiation, and has refused requests to olx;niy disclose its membership. The RCN irtuludes a Santa Clam Cotmty Deputy District Attorney ~: ~.,:>. who apparently leads it Tire RCN has waged a hostile and bitter war against a 7-tot subdivision proposed by the z - ~~ ~ ~ Linda Court Owners on a 2.32 acre lot off of Linda Avemue near Ross Creek m Los Gatos, Califomie. Despite the • . - ~ sensitive ettetrtion to enviroomerrfel protection and design ezcelleoce which the Linda Cotat Owners have - ~ included in ptmposaLs, the Ross Creek Neighbors have radically opposed the project fa almost 5 years now, stating ti>at they prefer our urban infill parcel fo be dedicated asopen space. After countless redesigns std concessions in an effort to mitigate the RCN's publicty stated coneems, as well modifications made to address the - District's and the Regional Wazer Quality Comrot Board's (RWQCB's) conflicting guidance, and despite an ' ~ ' endless series of obsttvctions fottxd on us by the RCN's misrepresentations, the Linda Court Owners finally ob[auted all necessary permits ro proceed with devetopmettt in January 2008. Soon tftereaiter, RCN was srtpported and joirxd by District officials in filing a lawsuit blacking the pemdrs and the development That lawsuit is still being fought, and the Linda Court propety has remained vacarrt and widrout pemdis for nearly 5 years now. Early in this project in 2005, i met with Dlatrlet CEO Stan Williams to discuss my principal ownership of Linda Court end to openly communicate mY treed, std the District's steed, to avoid arty potentia! conflicts of laterals on this project. Debra Caubk may recall being present for part of the meeting, and she had helpful legal insight regarding the matter. 1 recogttifed dtai it was and is very important for me io avoid any potential conflicts of interest that could be caused by acting in bodt private and public roles related m the Linda Court project [ separately discussed my concerns and involvemem in this project with tht Fair Political Practices Commission (FPPC), the Chief Counsel at the Bay Area Air Qrraliry Mattagemem District (BAAQMD), tbe Chief Counsel for the State Mining and Geokr~ Board, and the City Attorney for the City of Montt Sereno, alt (excepting FPPC) agencies in which [held elected or appointed ofllce ai the tithe. [also disclosed h accordingly in my annual FPFC submittals (end still do so for tt>e State Mining and Ceobgy Board) and in the public recrnd [have been assured try every agency cotatsel thaz my involvemem as a private citizen earning a living is a fundamental rigfrt, and tltaz so long as l avoid perficipatiat m public decision-makbtg regariing mY gnpeRy in my rok as an elected of appointed official, I amezereising my rights without conflict f have done exactly tfta4 with ezueme care. My wife Sttsmt Garner has duce the same. During my meeting with Mr. Williams in 2005, and again ih 2006, 1 also expressed cascara drat the L'mda Court Owners wen: getting mixed messages from District staff regarding the Linda Coup property proposal, and that there maybe District officials participating ht this project who were engaged N potential conflicts of interest As a • Page 2 May 11, 2009 specific example of a potential conflict, I mentioned that Mr, Lawrence Johmann of the Guadalupe Coyote Resource Conservation District, who was working on the Guidelines and Standards for Land Use Near Streams for the Water Resources protection Collaborative az the time, had joined the RCN or oPPosin6 the Linda Court Proj~ strong in 2006. [asked Mr. Williams if he would monitor this project far cons' and potential conflicts of interest, and he assured me that he would. rste~y widt District Policy Since [hat time it has become clear that Mr. Jotrmann should have been disqualified tinm participating in the Linda Court project under California Code of Regulations, Title 2, Section 18700 (a), which reads (aJ No public officio! a( arty lave! ofstate or loco! government may make, pamicipafe in making or ix airy way use or attempt to use his/her oflicialposilion to influence a gavernmemal decision in which he/she knows or has reason !o know he/she has a disqual{jying wnflfct of interest. A public o~cia! has a conflict of interest if the decision will have a reasonably foreseeable material financial e,Qect on one or more ojhis/her economic interests, unless that efl"ect is indistinguishable from the efl'ect ors the public generally. A conflict of fnlerest is dirgval~ing if the public official s parflcipatian is not legaliy requbed The Attorney General's Conflict of Interest Manua( (web; http:/tae ca env/ouhli r' t the following opinion regarding the Polkical Reform Act's drsquahfication of public of$cials &omso states participating in government decisions: The disqualification provision ojthe Act hinges on the effect a decision will have an a public affrclal's financrai interests. When a decision is found to have the requisite effect, the o]flcia! rs dtsqual~ed from making, participating in making, or using his or her oflieia! position to influence the making ajthat decision at arty, stage ojthe decisionmaking process: By esrablishinv a broad, objective dies„nt;r....r,,.,. _._~~__~ .. _ attenuated eflecis may also bring about an a~eia!'s duouaiifrQ;;.,., r ~~ L ° _ Other mare Mr. Johmann has played a major role in supporting and assisting the RCN in opposition to dte Linda Cottrt Projec4 though he has never contacted me a arty of my associates to discuss this project Mr. Jo)vrtann has also made a point of presenting himself to the Town of Los Gatos and many other oversight agencies as President rmd Director of the GCRCD, aad he has also highlighted Iris role as a public official of the DLslricYs Water Resources Protection Collaborative as well as the Fishery end Aquatic Habitat Collaborative Effort (FARCE), the Watershed Mtanag ~ew~ va (pthq, the Guadalupe Watershed Integrated Work Gtotrp (GWPNG), Co ~ roup (CWIWG), the Adaptive M amen! T Y~ Watershed GuideJ[nesandStartdards or ~ earn, ~ ~ an official co-author of the j Land Use Near Streams. Mr• Jatnnanir has appeared before the Town of Los Gatos to oppose the Lmda Court project, and he has also had many direct interactions and communications with District staff, RWQCB staff, ahd other agency personnel reBaz'din8 dris P%1~ Mr. Johmarm and his associates at RCN have Particularly relied oo Mr. Johmann's role as co-author of the Cvide/roes and Sta»dmrtsfo,• [mrd Use near Stmams to lend ctedrbility to tlree opirdons and rhea position in this dispute, and they have pointed to his official mte az every oplwrnmity. Mr. Johmaar's written opinions were also armor[partied by, descriptions of his public reles (Attachment !), In addition to misusing his status as a public official and engaging in conflict of interest, Mr Johmarm has falsely Presented himself as an appropriately licensed Professional Engineer (P.E.) conduct civil engineering and surveying studies and to certi his m dtmng ~ Project, qualified to Johmam is rwt and has never been ~ anS' opinions in those fields of expertise. Mr. data, Publications or opinions as a Proms fWessional Enicerrsed to certi{y civil engirtectring aryd sun,eyin8 drawings, grneer in California Nevertheless, Mr, Johnrarm's Cake certified engineering and surveying ophtion have b°en used to refute and defame the opinion of the many appmprately licensed professionals who provided Properly certified opinion regarding site conditions, including ma. Unfortunazely, Mr. Johmann's claims of official status, professional qualification, and his purported expel • Page 3 opinions MaY 11, 2009 ~~. ~cansinB ~gmScattt and contin ember 2008 Spa Court mlQtg in favor of the RCN ow community. u`ng damage io me and my family, mY Patttas and their fam~ aned APPmximately !week after the Judge use Mr. Johmann's expel opiniwu to Wile in favor of RCN on ow case„ I ~, received a letter from the State Board far Professional Engineers and Land Surveyors re work on ow case. It acknowledges drat Mr. Johmenn does app~r to be 4ualifiration, and that he is torten operating outside off his Mr. Johmann's ~- General (Attachment 2), ~' under investgaton by the investigative unit of tfie O allowed alto of fTice of the At[omey The District Directors maY recall Grand Jury Investigation of the GCRCD in 2006, which critic' and the County for lack of GCRCD accountability, lack of purpose, poor govetrrance, snd Practices. As a folio tzes ~ GCRCD Paces of the GCRCD twice dvrin Jury ~0rt' the Office of the C 9~°nable @nancia! issues and g the years 2007 and 2008, Dusty Auditor investigated the financial recommended major changes in the These audiCS have pointed out some alarmin advocacy associations, the Friends of Coyote Creek, desrn'hes Johmatm as be GCRCD. ~ of Mr. Johtnenn's !en Q ~~~tten ttsponsas to the Grand Iury an~ unm Auditminvesti ~ d~~~' ~~o~r~ has pub~rj>~ contained in them. tY gallons which refuse - vmuaiyevery criticism In addition to his role asa public official, Mr. Johmarm is also a Dhecnor of the Santa Clara Coun Coalition (SCCCC), another small, unincorporated association which promotes itself as an advocacy group working to protect creeks end ty Creeks rra~ habitat in northern Santa Clara County. The SCCCC is appattntty not formally ittcorpomled or a 501(cx3) org,~niret;oq so it works as a "~oJe~ of the Rose Four lotnnann's fellow Directors of the SCCCC appear to consist prhnatity of members of the D' Advisory Committee dation Mr. SCCCC's executive ~)'~ ~cdmg EAC Chairman Brian Schmid[, M tsn'ict's Environmental Committee, ~d McMurtry, also a trtember of fhe~ Lanz, and Bob Powers. 7hc and a former Division Chief at the Regional Water fhsutcYs Envimnmenml Advisory dzese gentlemen alt also members of dte Watershed Man Q~lety Control Board who refired m 2006. Al! of developmentofpo6cyregarding~kand~i~t ageu>ent Initiative Protection in their official roles att D- ~ m~ aU work on In 2007, after the intense rshictand at the WMI. - Office of the Coun A sctun°y of fhe Grand Jury investigation and the criticisms and recomm Mr. J olutiann Presented the GCRCDRCBoDatd~of D~ fo start modifying its 0nancial Practices. At~tlte same tune, Provide approximately 850,000 kt public rrectors, on which he serves as Prtsidetn, with a proposal to appeared to be allocated to include tom fmmmg to the SCCCC, wheae he serves as a Direct. '1~ finding fellow SCCCC D' pwasation for at least Mr. McMur4y, but also for some of Mn Johmann's vcctorsiDistria Officials. Attar ~° Irersonalty voted to grant 850,000 in blic fumy ~cr1~~B m the GCRCD delibeatiotts, Mr. Johmamt lire agreement between the two organizations (Attachment 3), SCCCC, and then he and Mr. Schmidt authorized The activities of the SCCCC refl~ in the Public terom make it to stream Protection, including land use near streams, erosive f ~ thetrpolicy ~O~J' w~ related potential conffrgs of interest wrth them roles as public officials. They also nmoff pow, presents significant GCRCD andota~f P s~ ~ e Insti4ue(NHI) in similar advocacy efforts, s~ of which~azt d'~;US' related to the Linda C ohmamt and Mr McM ~`at~~~ trie ve~tygti~ ~ v~ same regulatory end~agencieskwho have '~~ f~ t~ ~CCC, meeting Johmann and McM ~ were considering cea' case. This incl tnnt oversight roles for Linda , Johmarm is a teas both have roles as public officials, and the i re8alatexs at the District, where who is sub"act to bar of the Regional Permit Monitoring Work ~ coral Water Qaality Control Boan~ where J specie! sections of the Government code intendto and McMuraystate offlcialya from ion Chief in the types of activities drat he aPP~ [o be Prohibit father individuals, the regulatory they lobby to, and ~ ies anal ~~tan of rice ro!a and responybitities of~g protection is virtually impossble, atsd they clearly have marry potential carQir~s~ tare t~ on relaaod to stream The majority of the GCRCD's funding of the SCCCC, and the SCCCC's advocacy activities, took pieta duri September 2007 through Match 2008, the same time as the majority of the Linda Cotut hearings at the Town o • Page 4 May 71, 2D0g Los Gatos as well as preparation of the RCN lawsuit. Under the Public Records Act (PRAM I have requested that GCRCD make a full accounting of the funds expended by SCCCC available for inspection ac allowed under their contract with SCCCC, but the GCRCD has refused this and many other PRA tequesfs without stating a mason. Concealment of public records is a serious violation of the Govemmen[ Code, Mr. Brian Schmidt, Chairman of the District's Envronmental Advisory Committee (Eq~, reP~entative far the EAC and Member of the WMI, Director of the Sams Clara County Creeks Coalition (SCC lead advocate for the Committee for Green Foothills (CGF), has also played a major role ~s attorney and assistingthe RCN in this case. In his public official role as Chaimsan of the Environmental Ad ~ ~~ and and as a WM7 Member, Mr. Schmidt participates in the develaprt>ent of man V1SO~' Committee throughout the county, and has been especially integral to the implementationoand deve~ to streerrr protection practices related to the Guidelines and Standards jot Land Use nem S6eams. In late 2001,, itnme ediatel Gcies and SCCCC lesmed abort its fvst public i~t from GCRCD, Mr. Schmidt suddenl Y after the Gatos to testify in opposition to the Linda Court Y aPPcered before the Town of Los Schmidt carefully validated Mr. Johurarm's opinions~releted W rhea Curdellner road St ~~, as testimony, Mr. Streams..Lr7re Mr. Johmann, Mr. SrJrmid[ has also had direct interactions and comet 'f Lid Use near and executives tegarding the Linda Court Project, and lvfr. Schmidt made a unicatiorrs with District stet}' case against the Linda Court Partners Burin _ Dint of announcing his victory in his A sample of the public record wlvch demonstrates rt ~ Chairman of the Environnrenfal Advisory Committee. conflicts of interest related to Linda Court b Jo P~cipazion ~ government decision-making and potential y hmann, Schmidt, and their associates is included (Atlgehmeat 4). Mr. Schmidt never contacted me or any of my associates to discuss the site prior to his appearance at the Town of Los Gatos.. Immediately after his testimony, 1 asked him why he had not contacted me [o review the site proposal, Proper d~l~l anlyd no response, I glen pointed out the appearanc¢ of his significant conflict of interest without and baffled, but unconcerned ~tedthhethtake the appropriate actions and/or rescind his testimony. He acted surprised in [heir legal Preparations for suing m parerr~ onflicts of interest. He had airs-ady Joirr~l Me Johmann and RCN Standards jar Land Use Nero Streans as @re Y p~~' using Blair own interpretagon of the Gvrde!lnes arJd CGF of the resuhant conflicts of m Primary basis for doing se, I have surce warned Mr. Schmidt and the teres4 but he hoc remained filly engaged hr this dispute. We believe Mr. Johmann, Mr. Schmidt, the leaders of the RCN and California's anti-SLAPP (anal-Strategic Lawsuit A others desc~'bed here have relied o0 data and to conceal then ~inst Public Pmticipatlon) laws to allow misrepresentation of California Public Recordc~ry Iotential ~~~ of interest' However, mview of documents produced under the iv this case, i[ has been rue and m made their conflicts and thev motives apparenk If anyone has been SLAPPed faftlt efforts to cornPf}' with all laws and exercise, our been sued, damaged and publlcty disparaged for our good govemmeM processes as a ubGc and ftardamenutl civil rights. Even my own participation in anti-SLAPP taws, No one should abuse antitiazSLAPPrlsr~vs for beery damaged ~ ~ opposition ~~ ~' abuse his RCN associates who practice law wotdd be considered persomd ~' bet such prectira by Mr. Schmidt and pmtirulazly egregious, On May 18ih, 2009, RCN and its associates, including Mt. Schmidt, has requested a hearing in Superior Court to seek reimbursement of legal fees with a fee mu}tiplier as a reward. They have portrayed themselves as private individuals providing a public service by using the "expert opinions" of Lawrence Johmarrn to enforce the Guidelines acrd Srandm.rG. jot Lmrd Use Near Streams thaz grey themselves helped to develop and pcotttote as public officials, they have spem a total of S (3,000 in Iega1 fees to fight this case, but then Superior Court motion seeks almost half a mil___„_ lion dollars for themselves in reimbursernerrt and reward for they efforts. They appear more interested m their own fmartcial benefit than the public benefit. Mr. Johrrurm and Mr. Schmidt have cot disckrsed fhee multiple potential conflicts of interest in the record as m~volv~'m the Linda othia~t have not disqualified Themselves (tom participating dhectly in government decisions held ro ~~ °r ~ Guidelrnes and Srmrdmdr jcr Land Use Near Shrmns. They have not P Pte' noticed public hearings or allowed due govetntnent Process. They have apparently misused government funds, and they have violated the WRFC end the WttiII cooperative agreements in which they and the District committed to good faith cooperation and cullaboration with the Town of Lac Gatos and aU krcal jurisdictions for the mutual protection of acv water resources. Consider also [fiat while Blase individuals have been engaged as Drsfiict officials issuing formal opinions opposing the Linda Court project, they have also tse¢a in ® Page 5 direct communication witlt and' MaY 11, 2009 separate opinions on the same pro'e~at the ~ ~~ I ~ offcials who have also beer[ ' Distict ot£cials violater{ die Poetical Refottn A Piss, Mr, J ~suirrg !heir own c4 the Brown A °~n+ Mr. Schmidt, and other they have attempted to rob me and my family as well as our ~ ~ many od>er sections of Califvmia code, and government, and our life's savings. "[liis is not Par4ters of our fimdamental civil rights, our bust in eccep~hle fo me, and I trust that it is hot accepfabie to you either. The Attorney General's Office has the following suggestion for obtaining injunctive reeef in lawsuits such as the orre filed against the Linda Cotrt Owners: /njunctive relief may be sought by the civil prosecutor or mry person residing rn the a~cia!'s jwisdiclion. (§ 91 p03(aJ J The covet, rn its own discretierr, may require a piaimi~to file a complaint wish 1 ~~FPoPthe con tics oei In ¢rnjr lhtive re(lef. !n the event the ad)~~ hav been t (§ 91003 ej, ~ court is a veered to v t d cts'on. (bJ% Down Cares v. Dawn Community Development Cam. (1987) I96 Ca(.,4pp,3d 983.) The civil prosecutor or arty r damages jor violations of the Rat estdent ojrhe jurisdiction also may seek civil action brought pursuant to this sect~an9m~4 and 91005.) q p/ainti,(J'who prevails in an are awarded pursuant !o the stondards set jobrthain Cade of Civ~Procedure set on 021 Sew including the use ofa multiplier. (Thirteen Committee v, If'einreb (198JJ 168 Ca1.App.3d 528; Downey Carer v. Downey Cammvniry Develo meat Com„ suprq 196 CaL.fpp.3d at p. 997.) (emphasis added} p My partrters and f hold the District responsible for reimbursement of the significant damages incurred lire companies collectively known as the Linda Court owners. We have suffered severe dam millions. of dollars in I al b}' me and our businesses and ~ ~, consulting fees, finance fees. personal damages, pm~rty d~ ~~' including the judicial system has ~' and violation of our civil rights, Our tn~ in government, law ~ damages to been severely shakes We expect reimbursement for our onxrnent, and Parties, but we are willing [o discuss these matters with you and resolve them without ht"gatron if possaliblzsponsible Again, bifurcation of the private end pubec roles atxl the advocacy work that the referenced individuals have participated m is virtually impossible, regardless of which• role they claim or letterhead thoy choose to use when participating in government decisions reB~6 the Guidelines and Standards for Land Use Near Streams and many other District policies. They have purposely engaged in actions that have blurred the bo~ their pubec and private roles in order to gain influence and credibility, and the District should have from doing so or removed them bng ago. mtdaries b^tween Prevented them I hereby petition the District to do the following; I, fficrtm~ ~o ~ ernP~ mown as the Linda Court pwners for ae damages caused by pistria Pamcrpatng in or intluencin duqualrfyin6 conflicfs~of-interest o:' violated Califumia codes while B Bovernmem decisions regarding the Linda Court projeet 2. Haled on the multiple potential rgnflicls of vttorest identified with Lawrence '7 ~~ lairs io portray, imntediatel oder District officials, regardless of the private or otmranq Hrian ~ Y P~ bit them and an disy pubec roles that P~etPanng is or influencing anygovemmert decisions regarding the Linda Court pro ~,m fiadrer 3. d eke all appropriate measrmx to reverse the actions taken by District officials who have engaged in ~ ~Y~ B inflicts-of-~mtd~ ~ l ~ C~ ~ c~ while participating in or influencing government decisions re correction of the public record and pr°.IecL Measures would include immediate Dlstict officials to the Town of aPPropnate notification regarding the disqualificffiion of certain Couut Los Gatos, all oversight end permitting agencies, and to Strperior - 4. Formally demand an immediate vrithdrawnf end reversal of al] lawsuits which rely in part on the participation of District officials who were disqualified Pram participeiing in a influencing May 11, 2009 govetnmrnt decisions related to the Linda Court project this inches the RCN/CGF writ of mandamus end the ensuing request for attnmey's fees which is being considered w May 18i°, 2009. 5. As prescribed under FPPC roles, suspend or cancel airy cainacts made with arty of the rntities meMioued herein, end revoke any ezisdng contracts, inch><i'vrg associated funding, for any of the referenced entities that are or have engaged'm conflicts of interest related to those contracts. Please respond to this claim as soon as possible. I can be reached at (408) 569 7647 if you wish ro futitrer discuss this ntetter. Sir>FwdY! Erin Gamer SfiteGamMac, cc: Fair Political Practices Commission Santa Clara County Boatxt of Supervisors California State Office of the Attort>ey General Attachments: 1. lotmramr Stetemem of Qualifications and repoi~ on Linde Court 2. Letter from Board for Professioml Engineers and Land Surveyors regarding Sohmenn 3. Santa Clare County Creeks Coalition agreemems end wrrespundence 4. 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N F 'J Y / Y ~N C H q O O N ~ Y % 'U N N N N C 'N H N L G N N C 'N 'O L A % W Y 'N E H' N 9 L O U Y ~ O, .i (l H .C N Y 3 q H E C U 'N N O v U y U q O F A R D ~ N H N O H ~ O A Y N Y '6 ~N H rL H A X G v N £ 7 'N N L N % Y N G N +! v VI > Y N O X G N ,G N Y 'N .C w N C N F H ~N o L N E A 1/1 % 3 O '.i N W Y fC •i U Y N C y }I ~ v % O O H N H 'O C H A O D N y y Y q .C D C IM1 W C H 'O % -N H H Y E V T N q 3 v O Y D m C 'U N N N A E W .C F x Y O N 7 A T N C v G W P Y ~ a D y C T y •O d A Y y ~ R q ^ ~ A O '/1 d R y H C N (y Y m 'N U Y G d T d N C q T 'N 7 7 pl O QI 7 N U G N [~ N O N G .i D O O .N A % d % v v 3 H D 3 O q C d T v .i y Y % E F N ~ q v Y N q d E d O ~•i .N O Y G H H W Y ~ N U1 O O d T C N Y v £ •~ C G C C ? % C H q N p~ W tJ ~ U N O O .N q N N H R y U rl '3 O N ro N 'N 'U w N C L Y U N C fl O N N N W % 'N y ~ Y U N N q T 3 R / X / H 'N N H W ~ N X N v x .i ~N ~ q C .N N U d > v A % v C v L N N .-I O b rl O 4 q N •i T i` D O W Y H N U ~ T G ~N U N D O q D C 'N H ~N W % H O ik .C N N N D N U H d .N C p W Y L M N ~ Y h ~ U E 41 D p U •N N y 'N 4 Y d •O N O O W L 'N q ~ £ R C W Y 3 O N O L ~N X U Y H T y .C q R Y O U L L Y N y .N q a1 fl ~+ H O y O W y Y C L U L X A O U •• y N N N P U T N U O Y 3 .N Y U fL Y Z C C .. 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N N M 'O T N d N O L L C L L~ C W ~N N Y Y N d W O y U 'J Y D 'N x U O H U N '•1 ] N H w 0 H O H % £ u L q v v C % L W N O G > > N d N W O O b N Y N O ~N H q O C D W H O .C H N N H N W L % d U Y v q O £ G 3 d d d O q O W m N v a N '~ C O q N L d fi q N y ~ N O m H ~ m N m H w £ O v U ~ t7 ~ Z 4 H 2 q ~ro w a O m ~ m C9 ~ N ~ N E M % v F Y ti G .i ~ q E D y l .i N W 0 Y L 3 C N Y F Y O 3 ?i 'J pJ d G H T L N H Y C N N C N % N W v H C ro F N N £ 9 Y Y U ti' 3 N ry n Y H ~ Y w O V v m O F E C v v o v ~ p, fi W G v b W N ..i C U > N b H N ~' F 4 O O ~ o v O~ N Y F Y N . .{ p d 3 O A ..1 .i N C N F H y N m E N Y N '> .i ri ~y fJ C N N U a (y 0 C v G ' Y G H (L N 0 u N U '1 .i .i CP ..1 O F v v H W Y N N C F F N N O F N G v T ..i N ' / ~,{ Y .C F O O U , (y d ~ _ H. ~ U ; y C Y Y LI Y 1 N ti v W E H tf 3 E W O Y N tP b 9 v W N 1 U O m N N W H O ~. m N O N N G 'N 'tl .C O N O N H H N Yi N N N n N ~.1 N N Y O '3 ~.1 d CI N C H Y b~ W O ~i F O Y H T O N H Y d Q m v G .A v C F N m F F v u O % m Y ~.1 H n C U N W x O ~ 'tl 2 N L C U U h H C 1 ' V N l Y 9 d N . i ~ N TJ G N .•1 V l O N S F iJ £ a 4 V fC H n '1 N £ N H d m d G % n V Y N E P. N C m >. ' ~ A U~ v 3+ G O 9 N C .i ii O N N O N .i H 6 'tl G 'O N N % ..1 N F. H C N / % N 3 N U H O E O H e-I U .1 JJ H D y y j . O O '? N N -.1 Y H d O G H O N % F Y F bl N H [: .LJ 2 p ' O u u o C C N W N W ..V N O . Y U H, y 1' J N . i N N N L H .i 7 O N % O v v ~ ~ 3 V A O Y b % N F N C E Z b T l 0 F N T n b N H H C ~ W .i F H Y T i l v C N v E t] u d > F o ' N % v N m U m ..i % N v vl ..i ~ V y Q) H O ~N ?i H a Fl m . . i a -1 ro Y ~ m u in ~ Ni A Y 4 N o N W 3 ry .,{ O H O . 1 d H N O Y H G O b ?~ Y N v m 'O Y A O a A G 3 G N „ Y C H O Y G m N F N (7 N O O N O O Y O Y E, 3 % N -1 . CL C L ' Y Y ~ F. b .Yi i - N N N V ~ °~ O C d Y O b U % F ..1 F G u F v H G A ry "~ O G N F. .1 v } Y U ..1 C Y G ~ A d E C H ~ x O O C E H O L D H Y T ~ E H % ~`I N iJ ..V H Y X N U T O G N U N [L H E T E N . 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N E N .. / W ~~ .4 H L N N N .i G H rG a v U E m v U L u O 3 ] O 3 v Z u m 3 ~N G 3 N Z N O H L Y O N D U N O N ro v F N T E T D v ~ 'N 4 n C N O rC C N Q •-1 rC a1 O H •• •-1 N H N D ~N J N > a ~N > v v m ~N E N IJ •~ m m O d ~• m N N N Y N W m N .C N N T r] n A Y a H v H ~N W m h' a H m 0.' a H c V A 3 ~ m a sl y u 0 o N v N E U T G µ H W m N N N m 'N N ~N L U m F m r-I C Y. ] N m S O U N ] '-I 'N N D ] N Q .i D U O > ~N L Z U I Y VI Z I ~ ] Z h 3 E I j H ] W N I W ~ . / H W H W D O H 2J W T m v U C W U G W U / C T m v 'N W .i >. O O N H N C O H N O H N 'N O / /J 'N .-1 W a N O F r• v 3 N m N v W N N Y. 3 O N M S: V N N N tl u N W C O Y U+ N N G O 'C w n A v A ~ d Y W O -N C .G N O N H N Y T ul H T Y N N N N H Y ro F M1J N T N ] E 4 N fl .i Y C .{ .i v v m v v . w ~N m G m w .N v A v > N v m v m A v Y m 3 ] O' u a v T N N A U C N O 3 11 E v T b L N Y .C W Y ro ro ro L H Y F p N p ry ] > > Y 3 0 W O v ,-~ u o u m ~N ] v .c u v .-~ a o- T T u A o+ O E u Y ti T N N N N 0 A O H N .i W N $ ul C O X H ] N vl N a1 N > N C - p 11 N O O W 4 D 3 'N N N N W ~N N N N D T H +~ U N N N W a U ~N N Y a C W C N O > G O t l' m N C O N C a1 UI O N 4 O N H H W E ~JN F N Y N N W E E .C E / .% a Y 11 b' y C D ~ YI p ] 61 .C Y L. 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O Y Y N O N N I Z O~ 1 H 'N G C N O Z N W N N E y ro L W H W £ L N N W H H N Y G ~ .C p Y U m L U £ N 'V 3 C a m L N N b W Y N N H O . H O 41 'N W O 'N N L' G > Y w N > a C > U J U' H E > ~' U U y ,C N C W H Ib 0 > O' ~ b~ EO 'N 'O Y > O O, ,y ro N D G U / v G ~N .N D D E ro Y L b y ,4. T C £ Y ro 0 N N polj ? N ry N N N O / G N Y. C 1' O O N N F 91 a ro ro d L E D Y 1 N a ; f'I ] U N N O E +~ 4` O N O C U o H w .C E d u d voi ~ m 3 w ~ 2C C > N r N m a p ro `i C O ro N L ~ a •' v N y m m O ~ N £ a° O v U ~ m y 2 4 H Z m ~D W ~ a om F m lQ9 Ni m ~ N E r T H N N y W F '-I H O N .C a 7 N H v F .i o .C Y 3 .i m o N Y Y x y a y b -. i v w C m p, y w N u ~-oi o 9 + O "~ C O N 0 A O Y N ~.i H G N T C H N H W W O W O ~ N pl ro O pl .N ~ N A F ~ 5 ro O C T H N I ~ ~.1 F y "~ C O ~.i y O C N N ..O^I O W H H N Y O f.' U Y 'i N N F u C . 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N Y 'N T L O O T 91 N m 'N F '•i Y 'N Y •-I Y Y N F W a C .i E C O N N 3 N H N 3 C N N Y W O •N m D .N d C C O 7 v ~ m L Q w Z m U N ~ O O N N Y O N O a m E W O 41 G ~ N .N Y ~N ~N .i N U ~ N ..i J N 41 O H U 'N 'O W N m N N m J 'N N W 'N ~V Y O N S N N VI ~N b C F O .G N N U W N E O N A '.7 H m O 'O tO O 'N N Y J 7 N A m m C O A .C N .G W m H P H W N O U H m 'J U rl O Y a N H O ~ '~ L Y N N a N D ~N C m 'h N Y N Y Y N ~N N O O H m rl Y O Y Y .G •i N O C N N H D 'O Tl Y Y J ~N .N ..1 N H H ,C ri U O ~N J G N 'N 91 L' O 01 N N W m F N .i F O N O N N U1 H C F. Y U O N G a E m Y U ~N N ,G L O b+ .N ~N a Y b N E m N O Y Y ~N C L ~? T ~ 'N C N o N L O Y Y d C Y ~N D N FFF... 3 'N ~N C W O• Y .C ~N .i N N ~N X N T O ~ O P m p y rn N T -i .i a N m L -i A w v v m X D D Y ~N H m m O O E Y a 41 w N .C C .y .C T H C C 41 O U U a E fi mU N 'N J O q ,C N O Y. Y U N 41 d O T O O Y .G O` T .G O 7 ~ Y N Y Y N N N A O Y S1 U N N Y m E Y 3 N O X Y O W N D Y C v D u C Y Y o N > c C .-UI m E w >. 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N ,C Y L N Y 0 m a o v C o N s ~ N •y d ti N Y 0 W y O O ~ H m Ww N ~ H ~ O N U J G O q 2 4 4i Z N ~ D w i a O ~ ~ N (7 N N N ~ E H v N a W ti .N C o ~ a .i ~ ri Y m to Z ~ O ~ H w N N h H ,y o °' U 4 U' m Z ~ H Z N ~a a ~ a O m ~ N N N O F N H N N N yI O N N b N ro L Y d Y. Y N N G N G N Y b• Y 9 N H N ~ N ~Hj H N 'O O q Y T1 Y ro G U L F ~ O N O a .Oi Y ro U^ N G N .i N Y N $ N G Y N .i C N Y Y L O ~.i '.i Y d •1 Y N C O N L ro O U N Y M Y N 3 OU H O N v Y U '.1 U N N N N Y ~ G 'tl G L N N Y .{ I Y N .-I N W N O Y 'O N H E v U N N O O N H L p ro O ~ U !1 ..i W d N N ./ W W ,G H N Y N 'J Y U N 3 o O y H ~ 'ro .~ N O 3 w N v o d c v V a Y % N O N N N EEO N N v N Y N A N 'U E A '; o v v '~ w N Y v G c L H c a % O AJ u L a N ro o O Y b N O C o O o u N E N F Y o N N m ,G .i .{ A u -.1 ,G L .i C v C Y N N U X Y 7 ~ N H N W Y N N N N N N Y CJ rt O ro N N '0 H AU d N % % >. A 'F E Y >. .EI ; % Y H d A N O p E m H N ~ C C T Y N O X E H L E ~ C N W ~ ~ rOj 'd W U U N O .i ~.i Y b+ p. 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Larry Attachment 10 Tlzis Page Literztiorrally Left Blank ~¢~~~_S ~ lka E«~~~ ~~~-~~~~I~ ~'~~. ~~ ~ l ~~~ pLY ., ~ ~• " rsoa" ~) C` i..~ ~i L<~ 1"~x~. ~ .fir ~~ ~ t~ PY _ ~v,1ti ~~u~~~ ~.:t1'~!r~;~~'t~5~~t~s~ t~c~ ~ 3~~n~ ", An€'~Cl;d~h' r : ~ ^7 5 ~ MsT RFi.. J~~4, ;ie'#~ JC: c, 4 `?~? i 2 tfrt 4.,~tOBj 2~SE5c~3& fA-- .Gist R3'z172? August 11, 2010 Ms. Heather Bradley Community Development Department Tovm of Los Gatos 110 East Main Sheet Los Gatos, CA 95031 AUG 1 1.2010 TOWN OF LOS GATOS Pl.ANNiNG DIVISION x'•15 prn Subject: F);IR: Linda Court Residences: "The Preserve" at Ross Creek SCH# 2007032194:2009 Dear Ms. Bradley: The GCRCD's continent on the subject FEIR are being submitted along v,~ith this cover letter attached to the e-mail sent today. We are sorry for getting the continents in so late but we never received the FEIR in the mail until today. We did receive the CD you sent last week and this is what we used as a baseline for ow continents. Cordially, c2tt~=~-- /~.f . C~9r~ (I Lawrence Jolunaim President Tlxis Page bxtexxtioxxally Left Blank `Y~~~~VED ROSS CREEK FEIR COMMENTS AUG ~ Z. 2010 TOWN OF LOS GATOS ~L/~NNING ®IVISION I have reviewed the subject FEIR and the Town of Los Gatos' responses to conunents}'t~ ~~ on that document for the Guadalupe Coyote Resource Conservation District (GCRCD). Following are comments related the responses the Town provided to the Guadalupe Coyote Conservation District's FEIR continents (Letter 6): 6.1 Habitat Conservation Plans -The FEIR states that the project is outside of the Study Area of the Santa Clara Valley Habitat Conservation Plan (HCP) and Natural Community Conservation Plan (NCCP) and the project does not impact any of the listed species. This statement may not be true and the matter requires further investigation and study. In the HCP 5umtnary of Key Policies Areas, dated June 2009, the included maps show that a large segment of Ross Creek is covered by the Study Area and virtually all of Ross Creek is identified as being within the RCP's Urban Service Area (USA), Ref. Figtue 6-4. Section 6 of the Key Policies document addresses Stream and Riparian Setbacks. It recommends riparian setback distances for fish bearing (category 1) streams within the USA to be 100 feet or 35 feet beyond the riparian vegetation, whichever is wider." Category 1 streams are defined to "uiclttde all peremiial and intermittent stream reaches that have sufficient flow to support cold and warm water native fisheries." Ross Creek has been documented by the GCRCD as supporting California roach in the project area, Ref. GCRCD Report dated Nov. 30, 2007, Attachment VI-C. The FEIR does not adequately address the potential impacts the project could have on all HCP listed species such as the pacific lamprey, tricolored blackbird, . least Bell's vireo and the Townsend's big eared bat. Ross Creels in the project area does have suitable spawning and rearutg habitat for pacific lamprey. Section 5 of the Key Policies document also addresses avoidance of impacts to important and fragile habitats such as Valley and Blue Oak woodlands. The response regarding the GCRCD's Fisheries and Aquatic Habitat Collaborative Effort (FARCE) cotmnents and the FARCE HCP is not accurate and is inadequate. The FEIR needs to be corrected. FARCE efforts are not limited to Santa Clara Valley ~3Jater District's operations and maintenance on eight dams and reservoirs or linuted to the operation of the District's facilities on "specified creeks," as the FEIR states. The FARCE Settlement Agreement specifically states that FARCE will establish "a program of measures intended to restore and maintain fisheries, wildlife, water quality and other beneficial uses of the Tlu~ee Creeks in good condition," Ref. FARCE Settlement Agreement (FSA) Article VI, Para. 6.2.1. The document defines Three Creeks as "Coyote Creek, Guadalupe River, and Stevens Creek and their watersheds, includhig tributaries." Ref. FSA Article II, Para. 2.2.23. Ross Creek is in the Guadalupe Watershed and is a tributary to the Guadalupe River, so it is a covered FARCE stream. The current designated beneficial uses for Ross Creek are Municipal, Ground Water Recharge, Cold, Spawn, Warm, Wild, Recl and Rec2, Ref. currenl version of the San Francisco Regional Water Quality Control Board's Basin Plau, hlcluding the latest revisions. The FEIR needs to address what measures the proposed project will employ to keep fi'om degrading the listed beneficial uses. This is not only a FAHCE issue but also a Basul Plan requirement. 6-3 Top of Baulc Definition -The FEIR states on page 4-100 that "the `top of bani<' was identified by on the project plans by the project engineers, and it is agreed that this demarcation appears to be the top of the active chanmel basic." In contrast, the Guidelines and Standards for Land Use Near Streams (Streamside Standards) states that the "... top of bank boundary will contain the active stream chamiel, active floodplain, and their associated books. Top of bank of streams with levees will Ue delineated on the imier edge of the levee. Where there are no distinguishable features to locate top of bank, the local permitting agency or the Santa Clara Valley Water District will make a determination and document, as appropriate. In the absence of this determination, the 100-year water surface will be used. (See section 2.G on page 2.15)." Defining the "top of bank" as the "top of the active chamiel" is clearly inconsistent with the Streamside Standards because it does not contain the active floodplain. Note that the definition says that the top-of-bank "will" contain the active floodplain. The FEIR has offered no evidence that the project's top-of--bank contains the active floodplain - to the contrary, project documents have shown that flood events frequently rise well above the top of the active channel. The WMI Watershed Assessment Report, referenced by the EIR, warns that the 100-year water elevation is not contained «+itlin the active charmel. There are several distuzguishable features to correctly locate the top-of-bank on this property. First, the active floodplain is a relatively flat surface adjacent to the active chanmel. This relatively flat surface can be seen in Attaclunent VII-A, VIII-A, and IX-A cross sections in the GCRCD's Ross Creek Report, dated Nov 30, 2007. Second, there is a clear documented flood zone bank along the project's property. This is a classic geomorphic feature that could either represent an active flood bank or an abandoned flood terrace. By definition it is an active flood zone because the calculated 100-year water surface inundates the area below this feature. Third, all of the vegetation identified as riparian in the EIR is riparian by definition because it is within the flood zone. As indicated in the EIR, the riparian vegetation (and thus the flood zone) is indicated by a transition firm bro~~,+n grasses (this time of year) to a green understory and contiguous tree canopy. This too is a classic field indicator. This feature can be seen in the GCRCD's Ross Creek Report, dated Nov. 3Q 2007 in the bottom photo on page 10, Attaclunent VII-B and the top photo on page 13, Attachment VIII-B. This feature corresponds with the top of the 100-year flood elevation on the GCRCD's cross sections. It also con'esponds with the Special Flood Hazard Area shown along the creek by the FEMA Mapped Floodplain DEIR Fig. 19. Fourth, the flood elevation data compiled in the EIR clearly indicates that the top-of-bank designation used in the EIR does not contain frequent flood events. By definition, water surface elevations above the top-of-active chamlel bank comprise the active floodplain. These are precisely the features listed by the references on page 2.15 in section 2.G as distinguishing the top of the active floodplain. For exannple, Stream chmmel refere~ace sites: A~2 illustrated guide to field technique states on pages 33-35: "The active floodplain is the flat, depositional surface adjacent to many stream chanmels.... On the floodplain (above bani<full stage) vegetation may be perennmial ... The change from a vertical bank to a horizontal surface is the best identifier of the floodplain." If the Town has made a determination to use atop-of-bank other than the 100-year flood elevation the Town has not sufficieutl}+ documented that determination to show the alternative criteria used, the reasoning behind any variance from the standard, what events 2 will be contained, how it meets the intent of the Strearnside Standards, and how it avoids significant enviromnental impact. It should be noted that the cross sections performed by S&W and their projected 100-year flood flow elevations are not consistent with each other or the field indicators. Their cross section for building site 4, XS-3, shows a flood zone area on the south bank running from about the 316.4 foot elevation at about the 21 ft horizontal mark to about the 321 ft elevation at about the 72 ft. horizontal mark. The 321 ft. elevation would be the field indicator for the top of the 100-year flood zone. However, the stated 100-year flood flow elevation is 319.98 ft., at a horizontal distance of about 60 ft. The cross section shows this to be in the middle of the flood zone. The GCRCD cross section, taken at the same location shows a much different cross section form, which is clearly reflected in the accompanying cross section photos. The GCRCD cross section documents the top of the 100-year flood level at about the 70 ft. horizontal mark and there is a sharp break in upward slope at this paint. The S&W cross section for building site 1, XS-1, shows a flood zone ruru7ing from about the 311.6 elevation at about the 19 ft. horizontal mark to about the 315.5 ft elevation at about the 68 ft horizontal mark. This would be the top of the 100-year flood flow bank per the field indicator. However, the stated 100-year flow level at this site is 314.84 ft and it falls at about the 60 ft. horizontal mark, so it does not agree with the field indicator. The GCRCD's cross section for building site 1 was performed about 20 yards upstream of the S&W measurement so there can be no direct comparison. But, the GCRCD's cross section shows a markedly different charmel configuration. It shows a relatively flat flood zone and the top of the 100- yearflood flow barilc at about the 315.4 ft. elevation at about the 78 ft. horizontal mark. The GCRCD's cross section details are consistent with the accompanying photos of the site and consistent with the riparian vegetation to upland vegetation mark shown on the photos. 6-6 Ross Creek Fish Habitat -The fact that the FEIR has been corrected to document that warm water fish inhabit exists in the project area is appropriate. One must wonder, however, how the organizations reporting it as "Fish Scarce" could do so and what definition they have of that term. People living along Ross Creek in the area of the project irformed the GCRCD of the numerous fish they have always observed in the area. On the several occasions when the GCRCD performed its fish survey, dozens of various sized CA roach were documented in all of the pools monitored. These pools were no more than several feet wide aild several feet long. There was not a scarcity offish, there was almost an over abundance of them. The GCRCD Report dated Nov. 30, 2007, Attaclunent VI-C shows the number offish caught in one pool in less than 5 minutes. The FEIR indicates that the DEIR, on page 4.2-10, states that non-native fish are the dominant species. This is incorrect vid need to be corrected. While non-native crayfish were observed in the creek, the overwhelming majority offish ~~~ere native CA roach. 6-7 Ross Creek Fish Passage and Salmonids -The FEIR states that SCVWD fisheries biologists indicate that drop structures and other barriers do exist that preclude upsh~eam fish migration, including drop structures at Ross CreeldGuadalupe River and Camden, among others. In the GCRCD's DEIR comments, dated March 24, 2010, pictures of the confluence of Ross Creek and the Guadalupe River were provided and they clearly show no drop structure at this location. In the very next paragraph, the FEIR states that a salmon was found in the creels in 2001 and it was relocated, so this is clear evidence that salmonids can access the creek. In addition, per the GCRCD's cormments in 6-6 above, a very large number of both native fish and non-native crayfish `mere found in Ross Creek in the project area. These fish, especially the non-native crayfish, did not just materialize in the area and they didn't get there from upstream reservoirs, they most likely got there by migrating upsh~earn fiom the Guadalupe River where they exist in abtuidance. 6-9 Onsite Riparian Habitat -The FEIR states on page 4-103 that "the riparian habitat supports riparian vegetation as distinguished from other adjacent vegetation types". There is no support in the Srieamside Standards of an interpretation of "riparian vegetation" or "riparian trees" as being limited to only certain "types" or species of vegetation. Vegetation is riparian if it, in fact, grows along a waterway. The Streamside Standards make no attempt to list riparian species or assert an abstract meanhig of "riparian vegetation" or "riparian trees" other than their actual existence along a waterway. In any case, the project maps do not correctly identify the "outside edge of the riparian habitat". The massive dripline of the blue oak (#81) is substantially absent from the developer's riparian habitat boundary even though its root structure is in the creek charmel and the DFG identified it as riparian on a 2007 riparian map. The dripline of the large Eucalyptus (#92) is substantially absent from the developer's riparian Habitat boundary even though its root structure is in the creek chamiel and the DFG identified it as riparian on the carne 2007 project map. The dripline of the trees on the western boundary of the property are entirely absent from the developer's riparian habitat boundary even though the DFG identified them as riparian on the carne 2007 project map. Satellite maps of the subject property clearly show the vast discrepancy between the actual driplines on the property and the representations used by the developer's maps. 6-16 Project Consistency with Stream Guidelines -The FEIR states the "top of bar~l<," as identified on the project plans, appears to be the top of the active channel bank Project structures are set back 25+-80 feet from this point, consistent with the Stream Guidelines' recormnendation fora 20 to 25 foot setback from the top of the bank for slope stability purposes. It is unclear what " 25+-80 feet from this point means." The top of the active channel bank is not the starting point for the set back measurement, it must be measured from the top of the 100-year flood zone or terrace bank per the Stream Guidelines & Standards (G&S) or the 100-year flood water surface elevation. Section 2G of the G&S not only defines top of barrlc but shows 5 drawing examples identifying where the top of bank is located. It is very clear that it is not the top of the active channel bank. It does not appear that any of the building sites along the creek are set back20 to 25 feet from the top of the floodplain bank. While the FEIR comments response aclaiowledges the top of bank is being measured from the wrong location it does not state that it has been re-measured from the proper location in accordance with the \~~RPC G&S's. 6-17 Habitat Conservation Plans -The County HCP does apply to the project as stated in paragraph per 6-1 above and FARCE and the Tlrree Creeks HCP clearly does apply to Ross Creek in the project area, as stated in paragraph 6.1 above. 6-19 Riparian Setbacks -The CDFG has said that they recormnend a 100-foot riparian setback as an effective riparian buffer. The SCVWD Water Resources Protection Manual (an adopted regional standard for Streamside plamling) states that "a variety of scientific studies of the minimum and optunum width of a vegetated buffer along a stream indicate that a width of 10 feet is not enough to provide adequate filtration or habitat. A study by U.S. Fish and Wildlife indicates that in order to effectively remove pollutants, a buffer of 50 feet is needed." If the "disturbed nature of the grassland" has a bearing on the size of an effective 4 riparian setback it would call for a larger setback because the removal of vegetation other than grasses reduces the effectiveness of a riparian setback. If "surrounding development" has a bearing on the size of an effective riparian setback it would call for a larger setback on the south side of the creek because development on the north side of the creek reduces the effectiveness of the riparian setback on the north side of the creek. If "encroaclunents" and "the disturbed nature of the creek" have a bearing on the size of a riparian setback it would call for a fully effective setback to ensure that the creek habitat is not likewise disturbed or encroached by the subject project. In addition, the SCV HCP Summary of Key Policy Areas states; on Fish Bearing Streams inside the USA "stream and riparian setback should be 100 ft or 35 ft beyond the riparian vegetation, whichever is greater on land with a 0 to 30% slope." It does state that the setback can be reduced to 50 ft for new development and 30 ft for urban infill or redevelopment sites. The GCRCD knows of no science based document which recommends or can justify only a 10 foot riparian setback for active land use/building construction along a natural perennial creek supporting native fish, aquatic species and a variety of wildlife. The FEIR needs to provide scientific evidence showing there will be no impact, not just unsubstantiated opinions, to justify the effectiveness of only a 10 ft setback. The GCRCD's recommendation fora 25 to 50 ft riparian setback is consistent with the minimum setback requirements stated in the WRPC G&S, San Jose's Riparian Corridor Policy, Santa Clara County's Riparian policy, SCV HCP and most other riparian protection standards adopted throughout the country, all based on referenced scientific studies. The point of measurement of the setback is from either the top of the active floodplaur bank, as defined in the WRPC G&S, Section 2G or the outer edge of the riparian vegetation dripline, whichever is greater. The GCRCD referenced the Chagrin River Watershed Partners, Inc. papers because they provided an excellent discussion of the need to protect riparian zones and provided recommended setbacks wlrich supported the setbacks reconrrnended in the above referenced documents developed for use in Santa Clara CoLmty. It needs to be pointed out that the functions of riparian zones do not change from Olio to California. Riparian zones and floodplains serve the same purpose in every part of the country. Waterways construct their chamiels and floodpiains to most efficiently carry the water and sediment produced in their watersheds. The size and shape of the active chamiels and floodplains are determined by the amotmt of water and sediment produced, the land topography and composition along the charmels as well as climate conditions and the arnoturt and type of development in the watershed. 6-24 Ross Creek Watershed Area -The FEIR states the background description of the watershed, includhig size, does not affect the site specific project analyses even if the overall Ross Creek watershed size differs from what the 4JMI identified. This is incorrect. The size of the watershed upstrean of the proj ect site is critically important in performing a hydraulic or flood analysis at the project site because the size of the upstream watershed is directly related to the amount of water and sediment that will be flowing down the charmel and likely even the amount of overland water flow tluough the project area. The WD~I Watershed Assessment Report states on pages 117-123 that the SCVZSTD provided the Geo-hydro dataset (D0380) that contauied the lengths of Ross Creek (north of Blossom Hill Road), Short Creek, and Lone Hill Creek. The WMI Watershed Assessment Report contains no length data on Ross Creels south of Blossom Hill Road and no length data on East Ross Creek. The SCVWD states that the length data in dataset (D0380) was "developed for use by the Santa Clara Valley ~r,~ater District (SCV WD) for its internal purposes only, and 5 ~+;+ere not designed or intended for general use by members of the public. SCVWD makes no representation or warranty as to accuracy, timeliness, or completeness of these products or the underlying data. Independent verification of all data contained herein should be obtained by any user of these products." The FEIR states that the GCRCD's reference to a SCVZ~~D "jurisdictional map" is undated, and a reference som-ce is not provided. The map referenced and provided in the GCRCD's Ross Creek Report, Attaclunent 1-B dated Nov. 30, 2007 is a portion of the SCVWD Waterwa}+s/.Turisdictional Boundaries Map obtained from the SCVWD. Its source is cleanly identified as the SCV WD but the date of the map is not available. It is believed there are updated, possibly electronic versions, available. The FEIR comm~ents response also states that the Santa Clara Valley Water District's jurisdiction covers all lands within Santa Clara County, and Ross Creek and its tributaries are within Santa Clara County, so the commenter's reference to creek segments not being within the Water District's jtuisdiction is unclear. This is an incorrect statement. The Santa Clara Valley Water District's waterway jurisdiction does not cover all lands within Santa Clara County. The above referenced SCV WD map clearly shows its jurisdictional boundaries on East Ross and Short Creeks. The SCVWD jurisdictional area along Santa Clara County streams is also clearly specified in its Ordinance 83-2, which is contained in Chapter 8 of the WRFC G&S Docwnent. The FEIR states the GCRCD also questioned the accuracy of the monitoring area reported by the Santa Clara Valley Water District for its Gage Station #21 and the EIR consultants, "Schaaf & Wheeler, agree that the drainage area listed for the Blossom Hill Gage as 1.9 square miles is likely incorrect. Several other District documents show that drainage area to be closer 3 sq. mi., v,+hich seems more accurate." The GCRCD believes it to be slightly larger based on the fact it measured 4.75 miles of widely divergent chanurels upstream of Blossom Hill Road, which is documented in detail in its March 24, 2010 DEIR continents and the fact there is at least 1.5 sq. miles of watershed area upstream of the SCVWD jurisdictional boundaries, (0.5 square miles of watershed area above each of the three creek segments upstream of the gage). Even a difference of 1.5 square miles of drainage is significant when determining the amount of storm runoff in a small watershed area. According to San Francisco Bay regional watershed discharge curves, the banicfull discharge from a 1.9 miZ watershed area is about 90 cfs, while the baiicfull discharge from a 3.4 mil watershed area v+ould be about 150 cfs. The banicfull discharge of a 4 miz watershed would be about 200 cfs. (L. Leopold, 1994) 6-25 Bank Creek Erosion and Channel Stabilization -The FEIR attempts to address the GCRCD's continents on the failpig chamlel banks on the north side of the creek but it doesn't address the active chamlel headcutting, bed downcutting, in the project area. This headcutting is clearly visible in Attaclunent VIII-B of the GCRCD's Ross Creek Report, dated Nov. 30, 2007, just upstream of the Building 1 cross section site. This is only one of the active head cuts in the project segment of the creels. There is about a two foot elevation differential beta+een the top and bottom of the headcut. Headcutting is a clear indicator that the creek chanmel is unstable and it will eventually result in bank failures on both sides of the creels Any additional flash discharge in the area ~~+ill certainly exacerbate this problem. The FEIR does not adequately address the likelihood of chamlel instabilit}+ caused by the flash discharge of this project and the elimination of the site's percolation function. 6 6-27 and 6-28 FEMA -The Town's Floodplain Management Ordinances require consultation with FEMA in order to determine the flood elevations for the subject property. As the FEIR notes on page 4-114 indicate the portion of the subject property marked as zone A is only "approximate" thus under Town ordinance 29.90.030 flus makes the entire subject property a "special flood hazard area" until FEMA determines the actual flood elevations. It is agreed that a 100-year event is a rare event but if there is up_to 1 foot of flooding in the 100-year event upslope of the project in the X Zone, it is likely that water will run down slope through the project and have some impact. Since the project is required to keep out of the 100-year flood zone it should also be required to address the impacts of flooding from the 100-year event upslope of the project that may run through the project even though such an event maybe considered rare. It should be noted that the FEMA map clearly identifies the 100-year flood zone along the Ross Creels channel as a Special Flood Hazard area. The flood zone boundary on the south, or project side of the creek, is shown running along the riparian zone dripline approximately where the vegetation transitions from riparian to grassland. This location is also the approximate location of top of bank, as defined in the WRPC G&S. 6-30 Flood Drainage Areas -Gage 51 at Cherry Ave. likely suffers from an understated drainage area size,, just as Gage 21, and for the same reason. There is at least an additional 1.5 mil of watershed area upstream of the SCVWD jurisdictional boundaries upstream of Gage 21 (an additional .5 min for each of the tluee branches of the creek upstream of the jurisdictional boundary) and at least an additional .5 miz watershed area upstream of the . SCV WD jurisdictional boundary on Lone Hill Creek, downstream of Gage 21. This is likely to increase the Gage 51 drahlage area size by at least 2 miz to at least 9.6 miz. 6-31 Rainfall Models -The GCRCD questioned the accuracy of regional and ACOE hydraulic models compared to area rain gage arid stream flow gage data. Both HEC-2 and HEC-RAS are one dimensional models and are notoriously inaccurate especially if they have not been calibrated and validated in the waterway being modeled. While HEC-RAS can accurately model a completely confined, uniform channel it does very poorly in modeling meandering natural channels with vegetated floodplains. In order to more accurately model natural channels the use of at least a 2 dimensional model is essential. The FEIR states the HEC-RAS model used for the EIR analysis is one of the primary hydraulic models accepted by FEMA (and the Santa Clara Valley S>,~ater District) for hydraulic calculations to determine "base (1-percent-annual-chance) flood elevations"-the 100-year flood elevation. The model was developed by the U.S. Anny Corps of Engineers, which is a leading agency in the development of hydraulic and hydrologic computer modeling programs, which have been used throughout the history of the National Flood Insurance Program for flood hazard mapping and the creation of Flood Insurance Studies and Flood Irrsurance Rate Maps. This is an enormous national problem, because both the Army Corps of Engineers and FEA~IA have an infamous reputation for getturg things wrong and this is causing American taxpayers hundreds of millions of dollars every year. The FEIR states, Santa Clara Valley Water District (SCVWD) records show that the District only has records of a gage station (#51) located on Ross Creek at Cherry Avenue. This is incorrect. The SCV WD owns and operates Gage Station 21 and has the daily flow data for that station from 1946 to date. The GCRCD obtain these data from the SCVRTD for its flow frequency analysis. It needs to be restated that Gage 21 is actually about .5 miles upstream of the project site, not 1200 ft, as the FEIR states. Although the Gage is shown as being about 1200 ft upstream of the project area on the SCVWD map, Attaclunent 1-B of the GCRCD Ross Creek Report, dated Nov. 30, 2007, it is not at the location shown on the map. It has been moved since the map was published, as the gage is actually located on the opposite side of the stream, west barrlc, about 1200 ft fiu-ther upstream, just downsheam of Blossom Hill Road. Although the Gage station data projects the 100-year flow to be about 1,100 cfs at the station this figure is likely too low because the gage is located just downstream of a grossly undersized culvert under Blossom Hi11 Road that is incapable of passing large flood flows. Most likely 20-year events and higher will back up and flood areas upstream and thus not be accurately recorded at the gage. Since the proposed project is about .5 miles downstream of the gage, about a 4 min drainage area, it is estimated that the 100-year flow at the project site will be around 1,375 cfs. 6-32 Cross Sections Building Site 4 -The S&W cross section at building site 4, XS-3, was performed at almost the same location as the cross section performed by the undersigned for the GCRCD, at the sharp bend in the creek, but the cross sections do not match all that well. The GCRCD's cross section, shown in Attaclmient VII-A of its Ross Creek Report, dated Nov. 30, 2007, shows a steeply sloping left barrlc, about 8 ft. wide from the top of barrk to the toe of the very narrow thahveg. The barrlc has a pronounced 2 foot indent at about the 318 ft elevation. The bottom of the thalweg is only about 2 ft wide. The cross section clearly shows a point bar in the lov,+er part of the active chamiel and then the slope increases to about the 315 ft. level. There is a definite break in slope around the 315 to 316 ft. level, which is the begimiing of the floodplain. At the horizontal distance of about 34 ft. there is a sharp 1 ft increase in elevation for several ft. This was documented as a brush pile. The floodplaui rises gradually to about the 319 ft. elevation at a 60 ft. horizontal distance where the slope flattens out again. This is Iilcely the top of the active floodplain bank and the 50-year flood elevation. At about the 62 ft horizontal distance the slope gradually increases again to the 68 ft horizontal distance and flattens out to the 70 ft marls Tlus is likely the top of the low terrace and the 100-year flood flow elevation point at about the 319.9 ft elevation. It could be argued that the top of bank is either at the 60 or 70 ft mark because the top of the flood plain bar>Ic is at the 60 ft mark and the top of the 100-year flood elevation is at the 70 ft. marls The transition from riparian area to grass line is at the 70 ft point; as is the edge of the riparian dripline. This is the point from which the riparian set back should be measured. All of the features listed above are clearly shown on photos taken at the GCRCD's cross section site. The top photo in Attachrnent VII-B, page 9, of the Ross Creek Report shows the concrete sack wall at the bend in the creek. It shows the 2 ft step at the top of the sack wall shown on the cross section. It shows the steep failing sack wall, creating the steep thalweg in the left side of the chamiel, as it is being undercut, and it shows the point bar in the lower part of the right side of active chamiel. The top photo in Attaclnnent VII-B, page 10 of the Ross Creek Report shows a view looking south toward the project site, acrross the floodplain. The top of the active channel barrlc is identified by red flags barely visible in the bottom of the photo. The bottom photo, red arrows, shows the top of the 100-year flood flow elevation at the 70 ft. horizontal distance mark. This also seems to be the edge of the riparian tree dripline. The laser is set up on the low terrace bench. It also needs to be noted that the 8 GCRCD cross section very closely corresponds to the charmei features and distances shown on the project's EIR drawings. For example, Fig 6., Proposed Grading & Drainage Map, in the DEIR shows a very gradual sloping floodplain on the south side of the creek. It shows that the 320 ft elevation on the south side of the creek is about 72 ft from the north bank of the creek, as docmnented in the GCRCD cross section. The S&W cross section does not show any of the features shown in the GCRCD cross section or photos and it is not ui concert with the chamlel features at the site or the Figm~es shown in the DEIR. The question (why?) must be asked. The S&W cross section shows a more vertical left bank, a wider flzalweg with a gradual left slope and a low point towards the right side of the channel. It does not show the concrete sack wall being undercut or the step in the wall. It does not show the point bar. The right bank slope is much more vertical up to the break hi slope that identifies the top of the active channel. It shoes a more steeply sloping floodplau all of the way out to about the 72 ft. horizontal distance. It also does not show the brush pile mi the floodplain. The S&W report states the 100-year flood elevation will be about the 320 ft. elevation but it shows it to be at about the 60 ft horizontal mark. It states the project's bottom of wall elevation as being at 321 ft. which would put it at about the 72 ft. horizontal mark on their cross section. Figure 6 hi the DEIR shows the 320 ft. elevation to be about 70 ft. from the north bank and shows the 60 ft. mark to be about the 318 ft. elevation. The FEIR needs to address all of the above listed discrepancies. Building Site 1 -The GCRCD's cross section at this site was performed about 20 yards upstream of the fence line where the S&W cross section was reportedly performed. Again there are significant differences in the two cross sections. Although these cross sections were not taken in exactly the same location they were not that far apart to account for the large differences in the chamleUcorridor shape. The GCRCD's cross section shows a somewhat gentle sloping left bank about 20 feet wide and shows a 2 foot step at about the 311 ft elevation, which is the top of the lower baizk armored section. It shows the thalweg on the left side of the low flow chamlel and ail active chamlel about 15 ft wide. It shows a break in slope that would normally identify the banlcfull level and the begimring of the floodplain at about the 313.5 ft. elevation. However, the channel is downcutting, so the new banlcfull level is lower in elevation, around the 310 to 311 ft. elevation. The cross section shows a relatively flat floodplain from about the 42 ft. horizontal mark to about the 62 ft. mark at the 315 ft. elevation. It also shows a sharp peals about the 57 ft. horizontal point, which is a brush pile. The slope then increases at about the 66 ft. mark and this is likely the top of the floodplahi bank. The slope increases again and flattens out at the 78 ft. mark at the 315.5 ft. elevation. This is likely the top of the low terrace bank and the top of the 100-year flood flow level. The S&W cross section shows an exh~emely vertical left bat~lc only about 4 ft. wide with no step. It shows an active chamlel about 12 ft. wide. It shows a vertical right bai~lc up to about the 311.5 ft. elevation which would be the top of the bankfull chamlel and start of the floodplain. The bank then continues to slope upward at a more gradual angle up to the 314 ft. elevation and then it slopes downward again to the 1 li.4 ft elevation at the 49 ft horizmital pohnt. The bank slopes upward again to the 315.3 ft elevation at the 68 ft. horizontal mark and this would be the top of bank. S&W states the 100-year floodplain elevation is at an elevation of 314.8 ft. which would be at the 60 ft. horizontal point. The S&W dross section shows the top of the 100-year flood point at well below the top of the floodplain bairlc, and 9 this is highly suspect. It shows that bottom of the project's floodwall right at the top of baril< at about the 67 ft. mark. The S&~~~ cross section also does not seem to jive with the EIR drawings. Figure 6 of the DEIR shows the corner of the fence line with the adjacent property on the east side of the project at the 312.33 ft. elevation about 40 ft from the north barilc of the creels The 312.3 ft elevation on the cross section is shown at the 24 ft. horizontal mark, just above the floodplain break in slope. If it were at the 40 ft. mark it would be under- ground. The DEIR drawings also show a very gradually sloping south bank floodplain which is markedly different than the S&W cross section. Figure 6 shows that about 60 ft from the north bank, the elevation would be about 314.5 ft. and this point would be upslope of the project rock wall and the 314.8 ft 100-year flood elevation would be even further upslope. The field indicator for the top of baril< and the S&W cross section shows it to be at the 68 ft. horizontal marls, at the 315.3 ft. elevation. The 315.3 elevation is shown on the Pig. 6 drawing to be between the 70 and 80 ft. horizontal mark, well upslope of the rock wall. The FEIR needs to address all of the above listed discrepancies. There are other very concerning figures in the S&W Technical Memoraiidmn. It states the flow velocity at the various cross section areas to be as follows: XS-1 - 11.07 fps, XS-2 - 11:99 fps and XS-3 - 9.92 fps. It does not state at what flow volumes these velocities take place or if they are peak velocities in certain parts of the charmel or average velocities over the entire chamlel area. It must be assumed that the flow velocities were estimated for the 100-year flood. In any case, the flow velocities are highly suspect. The GCRCD believes they would be much lower. While flow velocity in the some sections of the active charmel could reach about 10 fps in high flood events it would not be nearly that high inmost sections of the active channel and would be no where near that high on the floodplain. If the GCRCD is correct and the flow velocities are much lower in large portions of the chamlel/corridor, then the flood flow levels will be significantly higher than shown by S&W. If flow velocities on the bed and sides of the active charmel and/or on the floodplain are 10 fps or higher, as S&W seems to indicate, then the entire neighborhood should be extremely concerned, as these velocities will cause serious damage to both the bank armoring on the north side of the chamlel and the riparian zone on both sides of the chamlel. Such high velocities will cause the banks to fail and fall into the charmel and trees will be wiped out and will form chamlel blockages and back up flows. As a result, serious flooding in the area can almost be guaranteed. The following photos show bank armoring and bed armoring failures and a debris dam created on the Guadalupe River as a result of high flow velocities in the neighborhood of 10 to 12 fps. The concrete mat bed armoring vas designed to handle flows up to 10 fps. 10 The mats were anchored down with six foot long steel rods with duckbilled anchors and they were tied together with stainless steel cables but the river tore them up anyway. There is no possible way the already failing bank armor on Ross creek or riparian vegetation, especially along the channel banks could withstand. such high velocities. If flow velocities will really be as high as S&W claims, Ross Creek residents have a disaster on their hands just waiting to happen. If the velocities are lower, as the GCRCD predicts, then flood flows will be higher than S&W projecfs and the proposed project's wall will restrict these flows and increase flood flow levels on the north side of the creek and downstream. Either way residents loose. 11 Guadalupe River -San Jose, CA DGRFCP @ Vine St. March 16, 2008 6-33 Basin Plan -The FEIR implies that there is no public access to the creek because there are no public trails along the creek. However, there are public access points both upstream and downstream of the. project area. The FEIR claims that the project will not unpact any of the current beneficial uses of the creek but this is disputed, ref. cormnents provided in the above and below hydrology sections. It is known that in addition to the 12 current Warm and Wild uses, there are also Recl and Rec2 uses. To document the beneficial uses of Ross Creek the GCRCD provided the RWQCB with photos showing the nice riparian zone in the project area along with photos offish and aquatic habitat included in its Ross Creek Report dated Nov. 30, 2007. It also included the following photos documenting water contact and non-water contact recreation, Recl and Rec2 uses, in the project area. The first photo shows kids fishing downstream of Linda Ave. The boating photos not only show that the creek supports water recreation in the project area but that the creek is a navigable stream. It should be noted that the flow levels in the boating photos ranged from about 40 to 60 cfs, which is well below the normal high water mark or bankfull flow of about 180 cfs. 13 Ross Creek Bownsh•eam of Linda Ave. September 2007 Ross Creek Upstream of Stephanie Lane February I5, 2009 6-38 Alteration of Drainage Systems and Flood Hazards -Page 118 of Appendix 4-B of the Water Resources Report states that the Ross. Creek channel north of Blossom Hill "... does not have adequate capacity to convey expected 100-year flows ui tlu~ee specific segments of this reach." The subject property is adding additional run off to a drainage system that currently floods onto urban and residential property downstream. The project as proposed would also' remo~~e a percolation zone that currently collects and contains run-off from the surrounding area and thus provides a flood avoidance function, as currently zoned and developed. The project and the requisite zoning change thus sends rwi-off from the surrounding area directly into the creek and adds new run-off from the project's impervious and semi-pervious surfaces. 6-41 Flood Hazards -The FEIR indicates that the GCRCD believes the flood flows are underestimated and are substantially lower tfiah gage data it assembled for the last 60 years. While the GCRCD does believe the flood flows and flow levels have been underestimated by the project and are lower than the gage data indicates, it is important to note that the GCRCD had nothing to do with collecting the gage station data. Those data were collected and provided to the GCRCD by the SCV WD on request. The GCRCD only performed the regression analysis on the data and plotted the results using documented USGS procedures. Although the hydraulic analysis performed in the EIR identified the water surface elevation to range from 314, at the lower end of the project, to 319 ft at the upstream end. of the project, these elevations do not correlate with the GCRCD's cross section elevations or charmel feature field indicators; as discussed in section 6-32. The chamlel features for photo documented low and moderate storin flow elevations and flow gage station data all correlate very well with the GCRCD cross section data. The FElR indicates that the GCRCD also questions the measurements of channel lengths and indicates whether or not channel lengths throughout the drainage basin are erroneous is irrelevant in that chamiel Lengths and drainage areas are rarely directly correlated and do not affect calculations. The GCRCD disagrees. Channel lengths are related to watershed size 14 and watershed size is directly related to the amount of water and sediment flow produced in the watershed and flowing down the creek. The FEIR admitted that the watershed size at Gage 21 was likely too low. The GCRCD indicated why this was the case and provided a revised figure based on SCVWD information. Based on the new information, the drainage area size at the project site increased from about 2.4 mil to about 39 miz. Published regional bankfull discharge curves indicate that bankfull discharge fora 2,4 rniz watershed is about 125 cfs but increases to about 200 cfs fora 4 miz drainage. While 100-year flood flows are not directly proportional to the size of the drainage area or the size of bankfull flows they are proportional and watershed size does matter. 6-42 Flood Hydraulic Analysis -Appendix E. -The GCRCD agrees that its estimate of the drainage area size at the project site was probably a little too high but it is at least 4 miz, higher than estimated by the project, per the discussion above and in 6-24. The GCRCD believes that the 100-year flow data projected by Gage 21 is lower than what it should be because the gage is immediately downstream of a grossly undersized culvert that camiot pass large storm event flows. High flows backup upstream of the culvert and flood the area south of Blossom Hill Rd., so the gage does not properly record flow levels from large storm events. This lowers the low frequency storm event numbers, which lowers the 100-year flood projection figure. It is believed that the FEIR Flood Analysis is lughly suspect because the chumel cross sections performed by S&W do not reflect the actual channel features, the stated flood flow elevations do not agree with the chamiel indicators for these flows and the predicted flow velocities are unrealistically high, as discussed in 6-32 above. 6-44 GCRCD Report -The FEIR states the DEIR adequately addressed all of the GCRCD's comments and concerns listed in its Ross Creek Report, dated Nov. 30, 2007. It states that cross sections developed for the EIR analysis were based on ph}+sical surveying and provide a more accurate review of site conditions than the GCRCD cross sections. The GCRCD disagrees. If the S&W cross sections are more accurate than the GCRCD's why don't they show the features of the channel where they were performed but the GCRCD's cross sections show all of the chamiel features in detail, as evidenced by the photos taken when the GCRCD's measurement were performed? The equipment the GCRCD used to perform the cross section measurements was listed on the data sheet provided in the report for each location. The laser level has an accuracy of 3/32 of an inch at 100 ft. and was calibrated to National Standards. The cross sections were performed in accordance with USGS and USDA Forest Service procedures. ~sJhy don't the S&W cross sections and 100- year flood flow elevation levels agree v,+ith the field indicators for the flow levels while the GCRCD's cross sections do? The GCRCD's elevation measurements were tied to sewer system elevations. The GCRCD's cross sections, and the chamzel features they show, are also in concert with photo documented flow levels. Photo's of various stages of creek flows are uicluded in the GCRCD's Ross Creek Report, Attaclnnent X. The GCRCD's cross section downsheam of Linda Ave. is shown in Attaclrment IX-A acid the location of this cross section is sho~aai on the storm flow photos. The bottom photo on page 19 shows a flow of about 175 cfs, near bankfull level on March 12, 2006. It would be at about the 308.5 elevation on the cross section. The top photo on page 20 shows a flow of about 250 cfs, slightly over bankfirll taken on April 4, 2006. It shows the flows starting to access the floodplain and would be at about the 309 elevation on the cross section. The photos on pages 21 and 22 show flood flows of about 375 cfs taken on Oct 19, 2004. This flow would be at about the 311 ft. 15 elevation on the cross section. The storm event was about a 4.5 year event according to gage station records, not anywhere close to a 100-year event as the developer claimed in giving testhnony to the Los Gatos Town Council in 2007. 6-45 Reference Documents -The FEIR states the Chagrin River Watershed Partners, Inc. docwnents were not directly applicable to the project site given it's application in, Ohio, another region of the United States. This is not tr1re. The functions of riparian zones do not change from Ohio to California, Ohio to Maine or Florida or even France to China. Riparian zones and floodplains serve the same purpose in every part of the world. The GCRCD referenced the Chagrin River Watershed Partners, Inc. documents because they provided an excellent discussion of the need to protect riparian zones and provided recommended setbacks which suppoifed the setbacks recommended in the documents developed for use in Santa Clara County. Lawrence M. Jolunaml, P.E. President 16 David Crites Ross Creek Neighbors 15900 Rochin Terrace Los Gatos, CA 9032 ~Y~ ~-~ p.G ;August 16, 2010 Heather Bradley Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 Dear Ms. Bradley: AuG 1 ~, 2010 TOWN OF LOS GATOS PLANNING DMSION ~ n~nkl-ecL ~-r, c p `Plctauun~lx~ss~~x The FEIR for the project at 15881 Linda Avenue is inadequate and does not fulfill the statutory requirements for an E1R: 1. The FEIR fails to respond adequately to questions regarding the top-of--bank. The FEIR sheds no light on why the creek's top-of-channel is used as the project's top-of--bank. Perhaps it is the Town's assertion that there are no distinguishable features -on the creek to locate the top of bank. Yet no one with credentials to do so has expressed that opinion. When Schaaf and Wheeler were asked to assist the Town in locating the top of bank they evaluated the 100-year water surface -which is certainly a distinguishable feature when attempting to locate the active floodplain. Schaaf and Wheeler have never stated that the active floodplain can not be located or that the creek has no distinguishable features for locating the active floodplain and its associated banks. The GCRCD has also provided comprehensive comments regarding the location of the top of bank and has noted several distinguishable features that can be used to locate the active floodplain. The SCVWD has expertise in this area yet there is no evidence that the Town has asked the SCV WD to write an opinion regarding the location of the top-of--bank, If the Town has chosen to use the top-of-channel as the top-of-bank the EIR is incomplete without a full disclosure as to why the top-of-channel was chosen, why the active floodplain should be excluded from the creek area, and what environmental impacts may result from the substandard determination. The DEIR notes a "transition in slope" (p4.2-20) near the 100-year flood elevation which is a distinguishable feature when attempting to locate the active floodplain. The DEIR also notes the abrupt transition in vegetation from riparian arboreal shrub to upland non-native California annual grassland (p4.2-8) near the 100-year flood elevation. This is another distinguishable feature when attempting to locate the active floodplain. This issue is very important because many of the protective Streamside Standards key off of an identification of the top-of-bank that is consistent with the definition provided. 2. The Town has not considered a range of reduced-home alternatives. The primary enviromnental issues of this project derive from the overdevelopment of an environmentally important site adjacent to Ross Creek. As explained in my March 25, 2010 letter, a smaller unit project alternative would substantially.avoid impacts to Attachment 11 March 25, 2010 Comment Letter on the Linda Court Residences DbrR from RCN Page 2 of 7 aesthetics, biology, hydrology, and water quality. A smaller project alternative would result in greater retention of native oaks, less interruption of wildlife corridors, less increase in impervious surfaces and resultuig runoff, avoid encroachment upon and interference with proposed bioswales, avoid encroachment upon the riparian habitat and setback zones, avoid impacts to special status species, and maximize the effective functioning of Ross Creek. A smaller project alternative would also allow for adoption of a credible riparian buffer and setback and maximize the project objective of implementing a riparian restoration plan. The FEIR's evaluation of project alternatives eliminates alternatives for invalid reasons (e. g. because the do not maximize home density), does not examine alternatives that address the core environmental issues (e.g. eliminating the homes on the creek), and provides no information about the layout of the alternative it purports to examine. The FEIR alternative analysis does not encourage meaningful public participation or informed decision-making. 3. The FEIR does not provide adequate support the assertion that the project's application of a 10 foot riparian buffer is sufficient to mitigate the project impacts on the stream water quality and riparian habitat, considered sensitive by state agencies. The FEIR considers no alternative that would provide a wider buffer eveh though this as been a controversial issue since the project's inception. The DEIR states that a riparian buffer width of 10 feet is "per consultation with CDFG" (Appendix F, pl) and "as defined by CDFG" (p 7-15) yet there is no analysis or reference document to support these assertions, no study documenting its sufficiency, and no criteria for evaluating the significance of the impacts caused by an admittedly sub-par buffer width. No one with the credentials to do so has said that a 10 foot setback is sufficient to protect the creek. Instead, regional regulations and advisory agencies provide the best available evidence that the project's 10 foot riparian buffer is not wide enough. As a result, the riparian habitat is not protected from significant impacts. The Santa Clara Valley Water District states that "a [riparian buffer] width of 10 feet is not enough". On p11.3 the regional Streamside Standards defines "riparian buffer" as 20 to 300 feet wide. In addition, the project's demarcation of the riparian buffer is inconsistent with regional plans because it does not follow the dripline of the riparian trees. 4. The FEIR's demarcation of the riparian habitat (aka riparian zone) is not supported by substantial evidence, is contrary to regional plans, and provides insufficient supporting analysis. Page 11.3 the regional Streamside Standards defines "the outside edge of the riparian habitat "the outer boundary of the existing riparian vegetation; for trees, the dripline is the outer boundary." The Eucalyptus (#92), the. Blue Oak (#81), and the trees of the western dripline were determined to be riparian trees by the CDFG but are not included in the project's riparian zone. The most recent arborist report was provided by Verna Jigour who field-measured the actual driplines of some of the trees on the site. Her analysis indicates that the tree driplines on the project maps are inaccurate and as a result the homes, driveways, and retaining walls are positioned too close to the actual riparian zone. Satellite maps also provide unassailable evidence that the tree driplines on the project maps are incorrect. 5. The project has not met the requirements of general plan element L.I.1.14 which requires enforcement of the Town's story pole resolution. Story poles for all 7 homes have not been erected, no notice has been posted regarding the availability of the project plans, nor is there a height indication on the one set of story poles erected (home #1). When story March 25, 2010 Comment Letter on the Linda Court Residences D1=rR from RCN Page 3 of 7 poles were erected for the project several years ago they were not erected for homes 5 and 6. The story pole requirement allows the aesthetic impact of the prof ect to be evaluated. 6. The FEIR does not analyze the environmental impact of the zoning change, lot-line adjustment, and lot subdivision required by this project. The subject property is currently zoned Rl-8. The project's floor-to-area ratios (FARs), setbacks, street width, lot sizes, and lot coverages are more intense than allowed by Rl-8 zoning regulations. The existing neighborhood conforms to Rl-8 zoning and the general plan requires infill projects such as this to be designed in context with the existing neighborhood. Furthermore, general plan S.P.3.1 requires the town to "limit the intensity of land use in flood plain areas." Given the street width, creek dedication, and home setback requirements of an Rl-8 conforming development the project sites could accommodate a development of 3-4 homes under the current Rl-8 zoning. The FEIR does not evaluate these environmental impacts and fails to respond adequately to this issue. 7. The FEIR does not analyze or comment on the prof ect intensity as required for consistency with the general plan. General plan S.P3.1 requires the town to "limit the intensity of land use in flood plain areas." Land Use Goal 3.1 requires the Town "to maintain the existing character of residential neighborhoods by controlling development." One of the policies adopted to reach this goal is L.P 3.5 which states "assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood." The FARs, setbacks, and lot coverage in the immediate neighborhood conform to RI-8 zoning. The project proposal is clearly more intense than the immediate Rl-8 neighborhood. The FEIR fails to respond adequately to this issue. 8. The FEIR does not analyze consistency with the Town's Floodplain Management ordinance found in Chapter 29, Article IX of the Town Code. The project has not complied with this chapter by consulting with FEMA regarding the project or the deternvnation of the base flood level. Flooding is clearly a concern for the downstream residents who have document their concerns with pictures, verbal remarks, and written comments. I have personally observed the creek flooding its banks several times over the last 8 years an am concerned because the project will add additional run-off to the creek and remove the current percolation function of the subject property as currently zoned, divided, and developed. The FEIR fails to respond adequately to this issue. 9. The FEIR does not analyze the project's consistency with the Town's Subdivision Regulations. The project does not comply with the standards for subdivision design, roadway width, right-of-way, turning circles radius, turning circle right-of-way radius; sidewalks, or lots. The design of the subdivision is substandard, which is important for neighborhood consistency, aesthetics, safe walking and play, and vehicle safety. 10. The FEIR does not address project inconsistencies with the general plan. L.P.8.7 states that "[w]hen a development project is adjacent to a creek, the approval shall include a condition that the creek be dedicated to the Town in fee with a maintenance easement granted to the Santa Clara Valley Water District." In order to protect the environmental setting the area dedicated to the Town must include not only the active channel (as proposed), but also the active floodplain, the riparian habitat, and the riparian buffer zone. The FEIR fails to respond adequately to this- issue. 11. The FEIR does not address the improper deferral of the Architecture and Site (A&S) application to a date following the certification of the FEIR. Deferral of a tentative -i March 25, 2010 Commem i.etter on the Linda Court Residences DnrR from RCN Page.4 of 7 subdivision map, home architecture, and site information do not allow the FEIR to consider the project's consistency with the Town's General Plan or Tree Protection Ordinance. The A&S review determines the character of the homes, the land-use intensity, the architectural consistency, the project landscaping, home siting, and home size. The General Plan requires the project to be consistent with the existing neighborhood but deferring the A&S approval does not allow the FEIR to evaluate this form of enviromnental impact. Neighborhood consistency is an important theme in the Town's General Plan and development policy yet the EIR is precluded from assessing the issue because the A&S review is deferred. 12. The Riparian Enhancement Plan is a stated goal of the project and is a condition of the Army Corps of Engineer's Nationwide permit. The 2008 Riparian Enhancement Plan was invalidated by plan changes. Yet the FEIR defers the design of the Riparian Enhancement Plan. As a result, the FEIR is unable to determine the impact of the Riparian Enhancement Plan on the riparian environment. Clear problems with the 2008 Riparian Enhancement Plan regarding the placement of trees and removal of understory casts doubt on the feasibility of the plan and its impact on the enviromnent. The proposed houses, retaining walls, and bioswales crowd.the area along the creek making it infeasible to mitigate the proposed tree removals by planning in the riparian zone or buffer zone. Both the Riparian Enhancement Plan and the proposed landscaping are critically important to assessing the environmental impact of the project. Trees planted too close together can fail, trees planed in the wrong place can destabilize a creek bank, poor species choices can harm the habitat, understory removal could harm protected species, trees planted too near a retaining wall or Swale could cause it to fail, trees planed on an easement could cause long term sewage spills, etc. The Riparian Enhancement Plan and the proposed landscaping plans are both improperly deferred plans. 13. The FEIR provides no science-based criteria for mitigating the impact on the resident San Francisco Dusky Footed Woodrat, a California Species of Special Concern. The FEIR does not map the location of the nearby second nest or assess the mitigation measures necessary to protect it. 14. The FEIR does not evaluate the project's consistency with all chapters of the Guidelines and Standards for Land Use Near Streams (Streamside Standards). The project's layout is inconsistent with Chapter 6 of the Streamside Standards, which is of particular concern to the public because it enforces public access to the creels. The FEIR fails to respond adequately to this issue. 15. The FEIR does not address the project's violation of the Zoning Ordinance Sec 29.10.020 which defines "lot area" as the "total horizontal area included within lot lines ... and excluding land required for public dedication and any land determined to be riparian habitat". Section B.1 of the Town's 1989 Residential Development Guidelines indicate that this horizontal area is calculated by reducing the gross lot size by "10% plus 2% for each 1% of slope over 10%". The 2008 Single and Two Family Residential Design Guidelines carries forv~~ard this method of calculating the horizontal area of sloping lots. The Town Engineer has stated that the average lot slope is 16% which means the net lot size for the project must be reduced by 22%. As a result the project's density of 5.46 units per net acre exceeds the maximum density for the land use designation. In addition, the FEIR does not correctly assess the riparian habitat (the dripline of several trees are improperly excluded) further reducing the maximum density for the lot. Similarly the March 25, 2010 Conunem Letter on the Linda Court Residences DL1R from RCN Page 5 of 7 FARs computed for the project do not comply with the Town's Zoning Ordinance Sec 29.10.020 thus the FEIR can not correctly assesses the project's intensity. The FEIR fails to respond adequately to this issue. 16. The FEIR does not assess the project's consistency with General Plan Open Space Policy O.P.3.4, Open Space Strategy O.L2.1, or Gov Code 66478. On the project site Ross Creek is navigable under Harbors and Navigation Code section 100. The EIR makes no effort at assessing the applicability of Gov Code 66478. The FEIR fails to respond adequately to this issue. 17. During their 2009 reconnaissance surveys, Ecosystems West observed ared-shouldered hawk nesting in the large eucalyptus tree within the riparian forest (p4.2-8). The Massachusetts Audubon Society reports that "Red-shouldered Hawlcs show very strong site fidelity, returning to the same nest year after year ...". California Fish and Game Code Section 3503.5 prohibits disturbing such nests. The EIR proposes that a nesting survey be performed following nesting season and prior to construction activities but does not state what criteria would be used to justify nest removal and makes no effort to mitigate the significant impact. 18. The FEIR incorrectly assesses the project's consistency with with C.P.2.10 which instructs the Town to "[r]etain creek beds, riparian corridors; water courses and associated vegetation in their natural state to assist groundwater percolation and prevent erosion and downstream sedimentation." Yet the project proposes to remove trees #92, #87, #83, #S0, and #61 from the riparian zone and proposes to remove much of the existing understory. The FEIR fails to respond adequately to this issue. 19. Page 4.2-44 of the ADEIR states that the Town's review arborist established development setbacks for trees #22 (10 feet) and #48 (12-16 feet) and the project plans do not conform to these setbacks. The proposed buildings encroach within 10 feet of tree #22 and within 15 feet of tree #48. The FEIR incorrectly assesses the project's unmitigated significant impact on these trees. The FEIR fails to respond adequately to this issue. 20. The FEIR does not address the impact of the project (e.g. habitat removal) on the onsite Allen's Hummingbirds, Nullall's woodpecker, oak titmouse, spotted towhees, and California quail. The FEIR does not assess or mitigate the project's inconsistency with Los Gatos General Plan Conservation Element C.P.4.6 which directs the Town to "[p]reserve nesting sites." The natural environment is an important theme in the Los Gatos General Plan so it goes beyond preserving nests to preserving nesting sites. The FEIR fails to respond adequately to this issue. 21. The FEIR does not mitigate potential impacts to the riparian zone. Mitigation Measure 2A-1 on page 4.2-35 of the ADEIR required the "... project plans to provide a 10-feet setback from the edge of the riparian canopy (dripline) or 25-feet from the top of the bank of Ross Creek where no canopy is present, whichever is greater, based on the area of riparian vegetation/dripline edge identified in this DEIR." This mitigation measure was removed from the DEIR without adequate explanation. 22. The FEIR does not address how tree transplantation is consistent with the Town's free preservation ordinance. The FEIR does not correctly address how the project's h~ee removal is consistent with the Town's Tree Conservation ordinance. The FEIR fails to respond adequately to this issue. March 25, 2010 Comrnem ,.etter on the Linda Court Residences DnrR from RCN Page 6 of 7 23. The FEIR does not correctly assess whether the project will "[s]ubstantially increase the rate or amount of surface runoff which would exceed capacity of existing or planned storm drain facilities ...." In the project's drainage design, Ross Creek is a planned storm drain facility. However, the capacity of Ross Creek downstream of the project site has been exceeded. The WMI Watershed Assessment Report, referenced by the EIR, warns that downstream the 100-year water elevation is not contained within the active channel. Photographic evidence in the administrative record shows the creek overflowing the active channel at least twice in the last 6 years. Any incremental run-off in Ross Creek will cause incremental flooding of residential and commercial properties downstream. Loss of the percolation function currently provided by the subject property will cause incremental flooding of residential and commercial properties downstream. The FEIR fails to respond adequately to this issue. 24. The FEIR uses erroneous criteria for determining an effective riparian setback. The justification for asub-par riparian setback is "... the abrupt break in slope and abrupt transition to adjacent grassland, the disturbed nature of the grassland, the surrounding urban land use and encroachments into the riparian corridor within the vicinity, and the overall disturbed and channelized nature of Ross Creek throughout its' greater 6+-mile length." These observations of the conditions surrounding the riparian zone call for a riparian setback width determined by scientific research. Asub-par setback will only worsen the problems noted by the FEIR. The FEIR fails to respond adequately to this issue. 25. The FEIR incorrectly maps the riparian zone on the project site. The project's riparian zone should include the dripline of the riparian trees along the western boundary of the project site. In 2007 this western dripline was added to the riparian zone at the request of Dave Johnston of the CDFG but in 2010 this riparian area was inexplicably eliminated from the riparian zone. The FEIR fails to respond adequately to this issue. 26. The FEIR does not adequately assess the project's consistency with the Guidelines and Standards for Land Use Near Streams adopted by the Town. The DEIR discusses the project in the context of the Streamside Standards, but only Appendix B of the Streamside Standards. The FEIR provides an index of the chapters but does not discuss the project's consistency with those chapters. Chapter 6 provides standards regarding the layout of subdevelopments and is extremely relevant to this project. Neighbors of the project have repeatedly asked the town to apply Chapter 6 to the project by altering the design so that no homes back up to the creek. In that way, the creek open space becomes accessible to the public. The SCV WD has also stated that the subdeveloprrrent should be designed with no homes backing up to the creek. This would also support consistency with the General Plan's call for public access to open space. Chapter 7 provides model practices that include "a riparian buffer of at least 40 -150 feet from top of bank or outward dripline of riparian area (whichever is greater)." (p 7.2) The project offers only a 10 foot setback, yet the FEIR does not assess the project's compliance with this practice. Chapter 7 provides for "a 20-foot setback in addition to the slope stability setback for maintenance access." (p 7.3) Here the project provides a slope stability setback from the wrong bank and provides no additional maintenance access, yet the FEIR is silent regarding compliance with Chapter 7. Thus, the FEIR fails to respond adequately to repeated questions regarding compliance with the entire Streamside Standards. March 25, 2010 Commen~ wetter on the Linda Court Residences DL,R from RCN Page 7 of 7 27. By calendaring the project review in a special meeting of the town council, one week following the planning commission review, prior to the planning commission consideration of the project the Town rushing judgment and is not allowing the planning commission to evaluate the project's consistency with the general plan and Streamside Standards. 28. The April 8, 2008 letter from Barrie D. Coate and the Town's subsequent issuance of Tree Removal permits documents the Town's willingness to certify the environmental review for the project and then three months later alter the environment on the project site without further environmental review. 29. There is an undocumented ordinance size (8" diameter) tree in the extreme northeast corner of the subject property, 18.5 feet north of the chain-link fence corner. This tree is not shown on the project maps and would need to be removed in order to build the outfall structure proposed by the project. This is an unmitigated impact. Thank you, ~ r ~.v _~/ David Crites Ross Creek Neighbors THIS PAGE INTENTIONALLYLEFTBLANK AUG 1 1 2010 rn ~ v o v o o e e C ~ Q (O (O N N III [O W ~ {L M N r ~ N N 0 p ri at ri ri ri ri 'v w M M CI M t") C7 C) C 0 U m d' I -o K o 0 0 0 0 0 0 c,3 Q N r r ~n u> in c- N v_ V r N 0 0 v r ~ co ui ui v co o n a ~-, ~n v v M V v a a I ~' ~ o o ~ o o ' o 0 0 ' ~, LL O~ ~ M M c0 to ~ N O M tf) ' d' ~ ~ 'V' Q ~ N V [` ) M N M M ~ .+ a N m m o M o~ ~ o 0 0 o ~ ~ I ~ rn ~ ~ rn ~ ,m rn o v m r LL I¢ i N N i N M N N N N n ~+ ~ V ~ ~(O' 'o V lo IoJ aD cn 'N ~o M O ~ ~ N ~ M O ~ IL i l!"1 m I ~ 61 V ~ o J r ~ (p co O J co V co r I[D ~ ~ I r -p i N i t I¢ ~ i l -o f~ M r lo~ ~r co rn ~ U7 N d' N ~ CO W ~ to ~ L ~ O (O 'V r N of m m co m m m rn r ~ ~ a ~ Iz O S IN iM V LL) (O r ~ i I I ~ I ~ I it i TOWN OF LOS (3ATOS PLANNING DMSION S ~~~~~ cm ~ a~~ ~~~~~ Attachment 12 I;,!;;i I~;: ~~ ,; I I I i i I ~ ' l il~~ Y ~ ~'~ ~ ~ a~ C m U 0 ~ I a ~ ~ O ~ Q ~ 7, ~ N N C ~ V ~ N I ~ C i O to N y. O Q O C J o a ~ N U N ~ r N ~~ O E O O O N ~ = O N N 2 vN O c O d (6 O J Yk fl O in N O N o - ~ O N ~ ~ ~ ~ a ~ ~ ~ c Q N ~ -O `O N $ -O ~ o ~.- o a ~ Q ~ ~ N ~ (0 o i O ~ N (O N ? N a ~- z o " °' E z o ° ~ ~ I c I I z , ~ C N .co ~ ~ ! i I Q ~~ ~ j o l j ~ i I N l ~ 6 r I ! Q Y I i l i ( N ~ I i I I Z U ii l ~ c i i ~ i I I I U - i ! ~ I ! J I ~ I I ~ m . rnl I I ~ ~I NI I I i QI$ N i i I '~ Nib Ul t/l Oi I 1 j ~ O i ~~ I 1 i I I I 1 EVE AUG 11 200 TOWN OF LOS GATOS PLANNING DIVISION Subs-,1.il~~o,~ c~D ~- ~~~V~.4uv1~ C~.,~n,issev- R~e~l-i Clt, David Crites Ross Creek Neighbors 15900 Rochin Terrace Los Gatos, CA 95032 August 27, 2010 Town Council Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Dear Council Members: On August 11, 2010 I submitted the following documents supporting a denial of the planned development application and EIR for 15881 Linda Ave: 1. FAR Lixnit. This document explains the Town's FAR limit and how to calculate FARs for sloped properties as required by 29.10.020. 2. Revised FAR table. This table calculates the project's slope adjusted FARs (38.05 to 55.77) given the 16% slope of the project site. 3. ADEIR. The ADEIR for the project identifies significant information, impacts, and mitigations that were eliminated from the DEIR and FEIR. 4. Correspondence. a. Concur Letter Not A Model Project. This email from the consulting fine that managed the Santa Clara Valley Water Resource Protection Collaborative confirms that the 15881 Linda project was not a model project as the developer has claimed. b. DFG RE Ross-Creek Subdivision. This email from Dave Johnston of the DFG explains that his acceptance of a 10 foot riparian setback was driven by the developer's desire to maximize density. c. DFG Re SF Dusky Footed Woodrat. This email from Dave Johnston states that the significant impact to the Woodrats has not been mitigated. d. DFG Re Western dripline. This email from Dave Johnston confirms that the project's riparian zone is incorrect because the western dripline should be part of the riparian zone. e. Garner County &GCRCD Complaint. This document shows the applicant's bad faith complaint and request for restitution from DA Dolores Carr and Lawrence Johmann of the GCRCD. £ Garner SCVWD Complaint. This document shows the applicant's bad faith complaint and request for restitution from the SCVWD. g. SCVWD Re WAR. This email from the SCVWD indicates that the drainage area used in the EIR is outdated and "may not be accurate". The SCVWD warns that the data "is not designed or intended for general use"; makes "no representation of warranty as to accuracy, timeliness, or ffiIBIT 13 completeness"; and states that "impendent verification" should be obtained. h. Threatening Letter. This document shows the developer's bad faith, threatening letter sent to about 25 members of the community who have opposed his proposed plans for the project site. 5. Ross Creek Flows. This folder contains SCVWD documents that demonstrate that Ross Creek was navigated on the project site during normal flows and is thus navigable under Harbors and Navigation Section 100. 6. Ross Creek Navigability. This folder contains video of Ross Creek being navigated on the project site during two normal flows. Under Gov Code 66478.1 to 66478.14 public access must be incorporated into the project plans. 7. Story Pole Requirements. The project did not comply with the Town's story pole requirements during the Town's 2007 consideration period nor has it complied with the Town's story pole requirements during the Town's 2010 consideration period. 8. Streamside Standards. The project does not comply with the Town's Guidelines and Standards for Land Use Near Streams. 9. Town Engineering Design Standards. The project does not comply with the Town's street, sidewalk, access point separation, corner clearance, and cul-de-sac engineering design standards. 10. WAR. The EIR relies on stream length and drainage area data from the Watershed Assessment Report (WAR) and the Watershed Characteristic Report (WCR) that was provide by the SCVWD. The SCVWD acknowledges this data is outdated and "may be incorrect". The GCRCD has provided corrected information but the Town has not incorporated this corrected information into the EIR or project plans. As a result, the 100-year flood elevation is too low. 11. Water Resources Protection Manual. The project is not consistent with this document from the SCVWD. 12. 4.5 Year Event 100 Feet Downstream of Subject Property. Downstream residents have document flooding during frequent storm events. Reduced percolation and increased run-off will exacerbate downstream flooding. 13. Los Gatos Residential Design Guidelines FINAL 011309. This document demonstrates neighborhood consistency, intensity measured by FAR, and slope adjusted lot size. The project is inconsistent with this document. 14. Rl Standards. 'Phis document summarizes the Town's Rl zoning standards. General Plan S.P.3.1 requires the town to "limit the intensity of land use in flood plain areas" yet the project exceeds the Rl Standards. 15. Red Shouldered Hawk. A red shouldered hawk has nested on the subject property for 5 years. This species has well documented site fidelity. Removing or topping Eucalyptus #92 would violate California Fish and Game Code Section 3503.5. 16. Residential Development Guidelines. This document demonstrates neighborhood consistency, intensity measured by FAR, and slope adjusted lot size. The project is inconsistent withtlus document. 17. Revised density table. The slope adjusted density of the proposed prof ect exceeds the maximum allowed by Town regulations. 18. Stream Channel Reference Sites. This document is referenced in section 2G of the Guidelines and Standards for Land Use Near Streams (Streamside Standards). It demonstrates features that may be used to locate the top of bank that contains the active floodplains. The top ofbank delineated on the project maps is inconsistent with this document and the Streamside Standards. 19. The Los Gatos CA Official Site! - R-1 Zone. This document summarizes the Town's Rl zoriing standards. General Plan S.P.3.1 requires the town to "limit the intensity of land use in flood plain areas" yet the project exceeds the Rl Standards. 20. Undocumented tree in extreme NE corner of 15881 Linda001. This ordinance tree is on the subject property, is not on the project tree map, and is not addressed ui the EIR. This tree would need to be removed in order to build the proposed outfall. 21. Western Riparian Zone. The CA DFG designated the western dripline of the subject propertyas a riparian zone and home #4 was moved as a result. Yet the western riparian zone has been removed from the riparian zone delineated in the EIR. The riparian zone designated in the EIR and on current project maps is thus inconsistent with the requirements of the Streamside Standards. Without the required protective buffer around this riparian zone the project will have a significant environmental impact on this sensitive and declining habitat. 22. Crites Comments on FEIR 8-9-2010. This letter comments further on the inadequacy of the project EIR. Regards, David Crites Ross Creek Neighbors THIS PAGE INTENTIONALLY LEFT BLANK S T R E L O W C O N S U L T I N G Environmental Planning & Analysis TO: Heather Bradley, Town of Los Gatos FROM: Stephanie Stxelow RE: Linda Court EIl2 DATE: August 30, 2010 I have reviewed the two letters submitted to the Town after the close of the public review period: Guadalupe-Coyote Resource Conservation District (Lawrence M. Johmann) and Ross Creek Neighbors (David Crites). Both letters were received after the close of the public review period for the Draft EIR and do not require specific responses pursuant to the State CEQA Guidelines. I did review them, and the comments do not raise new significant environmental issues. The issues raised have been addressed in the Draft EIR and Final EIR or in some cases, reference Town regulations and policy. Some comments continue to challenge background information from other documents cited in the EII2, which have been addressed in the Final EIR, and do not have a direct bearing on the conclusions of the impact analyses. The consultant team will be present at the Council meeting on September 7, 2010 to answer specific questions. I would like to note the following: 1. Top of Bank Definition. This definition is included in the "Guidelines & Standards for Land Use Near Streams" and its interpretation and application to the project site is discussed on pages 4-5, 4-106 (Response 6-16) and 4-148 (Responses 8-3 and 8-5). The definition is used to determine slope stability setbacks, and the project is consistent with the recommended 20-25 foot setback guideline even if conservatively measured from the edge of the 100-year floodplain. 2. Marian Vegetation & Setbacks. Determination of the edge of the riparian vegetation and setbacks were made in consultation with California Department of Fish and Game staff on the project site as discussed in the Draft ElR. During preparation of the Final EIR, the E1R biologists flagged the line in the field, which was then surveyed, and a precise riparian edge was mapped. This is fully explained in the Final EIR on pages 4-2 through 4-4 and in responses to comments, particularly Response 6-19 (FEIR page 4-108) and Responses 8-6 and B-7 (FEIl2 page 4-149-4-151). 3. Project Consistency with Stream Guidelines. The consistency analysis was discussed and reviewed with staff from the Santa Clara Valley Water District. See also Response to Comment 6- 2 on page 4-99 of the Final EIR, as were other issues such as fish resources, flood models & the District's HCP. 4. Flood Hazard Analysis. The methods used to determined the 100-year flood elevation have been described in the Draft EIR and Final E1R (see pages 4-6 to 4-7). The analysis included site surveys of creek channels and use of the accepted regional model, HEC-RAS. 5. Project Altemaflves. The selection of alternatives is fully described in the Draft EIR and is in accordance with requirements of the State CEQA Guidelines, and is further addressed in the FEIR on page 4-147 (Response 8-1) and page 4-158 (12esponse 8-21). P.O. Box 2896 Santa Cruz, CA 95063-2896 631-425-6523 Fix: 831-425-1565 E%HIBIT 14 THIS PAGE INTENTIONALLY LEFT BLANIt August 30, 2010 Los Gatos Town Council 110 E. Main Street Los Gatos, CA 95030 Re: Linda Burt ~[~ ~ - ~QjQ Dear Mayor McNutt, Vice Mayor Pirzynski, and Town Councilmembers: TOW N OF LOS GAT05 PLANNING DIVISION The purpose of this letter is to provide additional just cation for the approval of the development project located at 15881 Linda Avenue, commonly known as the Linda Court project, and to provide additional clarification for pending questions that may remain following the Planning Commission's August 2010 consideration of this proposal. We understand that the Planning Commission has forwarded this praject to the Town Council with their unanimous support for approval and certification of the associated Environmental Impact Report (EIR}. The EIR concludes thatthe Linda Court project as proposed has no unmitigated environmental impacts However, the Planning Commission cited a few concerns with the existing development proposal that prevented them from supporting the proposal as is, and we have worked with staff t6 understand those concerns, to correct possible misunderstandings, and to address them as outlined belaw: 1. Building height and mass: One Planning Commissioner expressed concern aver building heights. The EIR for Linda Court has had hundreds of comments submitted by the few neighbors who continue to oppose the Linda Court project. Virtually none of those comments have been based on concern over height and mass ofthe proposed homes. During the Planning Commission hearing, one neighbor expressed concern over the impact that building height and mass would have an her viewshed We have previausly worked to mitigate that concern by increasing setback and adjusting viewshed, and have previously expressed willingness to further mitigate that concern if directed to do so 6y the Town However, we believe that further efforts to mitigate tfiis neighbor's concern have become futile given her own lack of building setback and her encroachments into the riparian area and the creek itself, which unfortunately prevent full screening of our development (and her encroachments}. This factor was not considered by the Planning Commission. 2. Floor to Area Ration (FAR) :Two Planning Commissioners expressed concern over the proposed FAR for Linda Caurt when compared to the surrounding neighborhood. We respectfully disagree with the analysis used as the basis of comparison by the Commissioners, and we believe that the comparison itself may have been misunderstood. We are not aware that Town Code contains a FAR requirement for PDs. Nor were we aware that FAR mast be measured as °less than" a surrounding neighborhoad in order to 6e considered "compatible". When comparing FAR between a Planned Development (PD} and an existing neighborhood, one is not comparing properties that have a similar basis for planning estimation purposes. For example, the Linda Court development has significant, dedicated, protected open space, most of which was not considered in calculating the FAR. The surrounding neighborhood has no accommodation or allocation for privately dedicated open space (because none was planned), and therefore appears to have a slightly lower FAR. In addition, while the Linda Court development has a narrow street when compared to a public street, it also includes significant, important, unprecedented access along the southern bank of Ross Creek. This may prove highly valuable for emergency response, restoration, or Page 1 Attachment IS environmental purposes along both sides of the creek in the future. Regardless of any differences that maybe perceived between Linda Court and adjacent neighborhood FARs, they are certainly compatible when measured using similar criteria, and when using the same criteria used on similar developments in the Town. 3. Story Poles: -One Commissioner expressed concern over a lack of full story pole representation for the project. That commissioner was not previously aware thatwe had installed story poles in 2007 (at a cost of approximately $30,000), and thatwe had hoped to preserve them for further consideration after completion of the EIR. However, the EIR process, including the careful consideration and accommodation of the neighbors' stated concerns, has now taken a total ofapproximatelyttyo years, and most of the former story poles had to be removed in 2008 and 2009 due to safety concerns. We also explained that our resources for redesign, reconstruction, and re-permitting have been depleted after five years of attempted permitting for Linda Court, and thatwe have been re-installing the poles ourselves. This has meant re-installation without the previously available heavy equipment, elevation, or people, which led to further safety concerns and a reduced scope for the re-installation. It is unclear whether the Commissioner understood that re-installation of the story poles was recommended -but not required - given the site history and the relatively minor changes in the development proposal since 2008. The lots are now primarity staked ratherthan poled because the homes are in the same general location where the story poles were originally erected forthe former project. 4. Possible Alternatives Discussion: The Planning Commission considered the possible alternatives described in the EIR during their discussion. However, they decided not to recommend implementation of any of these alternatives. One commissioner expressed concern over a statement in the EIR that asix- lotalternative proposal could be slightly environmentally superior to the existing seven-lot proposal. However, there was no recognition for the fad that the six-lot alternative does not eliminate any significant environmental impacts. The only basis for determining that six lots may be environmentally superior was explained to be the potentia(for creating a slightly increased setback on Lot 1. The Planning Commission had no discussion of the alternatives as described in the staff report, which contained a suggestion for achieving the exact same environmental benefit without any reduction in number of lots. Further, according to the EIR and CECLA, determination of the ngt benefit of any proposed alternative to this development, and whether that alternative is necessary in order to eliminate any significant environmental impact, is up to the Town Council. We feel it important to add that any alternative proposal which results in a reduction of the number of lots remaining on the Linda Court development would result in our inability to recover the significantfinancingrnade necessary by the duration of this project, and would eliminate the economic viability of the project altogether. 5. Access to Ross Creek: At leasttwo members of the public, Mr. Crites and Mr. Lawrence lohmann, have stated a new concern over a lack of public access to Ross Creek provided by the Linda Court proposal. Mr. Crites and his associates were adamantly oppdsed.to the public access eco-path that was included in the.original Linda Court designs. However, they now cite an interpretation of California code that they say requires public access to Ross Creek, and demand that the access be provided as part of the Linda Court proposal. We do not believe that the interpretation of California code offered by Mr. Johmann or Mr. Crites applies to Ross Creek or the Linda Court proposal. However, the project, as designed and conditioned with CCRs, will provide public access to the creek in perpetuity. Further, under California Government Code 66478.8, public access to the waterway can be designated near (not on) a development, as long as the location and findings are designated on the tentative or final site map. We Page 2 believe that additional public access is provided via the northern section of Linda Avenue, where the street ends directly at the bank of Ross Creek across the stream from the project. In closing, we ask that the Town Council recognize the good will and determination that we have shown in our efforts to comply with the law, despite the tactics demonstrated by our opposition, and the long and arduous process that we have been through on this project. During the past five years, we have made countless compromises in our efforts to mitigate a long and changing list of neighborhood concerns and we now have a majority of neighbors that border our property that fully support our proposal. Since 2005, when CDAC first reviewed this project, we have adjusted our proposed number of lots from 11 to 9 to 8, and now 7 total. We have added private open space, added and expanded a dedicated riparian corridor, provided far the restoration and the future stewardship of Ross Creek, and provided beautiful, custom Name designs that will be built using green building techniques and will greatly enhance the community. At the specific request of neighbors, we have also eliminated a public access path put in for educations! purposes, removed first one, then two proposed "Below- Market Price" (BMP) unit(s), re-oriented multiple homes and open space to accommodate specific neighbors, completely re-designed the development on at least a dozen occasions, and we have now rompleted a lengthy and extremely thorough and costly EIR process. We ask that the Town Council approve this project as soon as possible, and send Site and Architecture approval to the DRC (as it was in 2008} rather than back to the Planning Commission. Please do not hesitate to call Terry McElroy at (4.08} 966-9661 or Erin Garner at (408) 679 2314 with any questions or concerns regarding our proposal. sincerely, G%~ Terry McElroy and Erin G rner StiteGarnMac, LLC Linda Court Partners - Page 3 THIS PAGE INTENTIONALLY LETT BLANK SA,`IFORD A. BERLINER JONATHAN D. IVOLF ANDREW LFABER KATIJLEENKSIPLE RALPH J.SWANSON KEVIN F. KELLEY TEN ALMADEN BOULEVARD PEGGYLSPRMGGAY MARK MAWENICZ ELEVENTH FLOOR JOSEPHEDWORAK ROBERTA S. HAYASHI EAMUELL FARB IEFFREY S. KAUFMAN SAN JOSE, CALIFORNIA 95ll 3-2233 ALAN J. PINKER lOL1E HOUSTON FRANKR. UBHAUE BRIAN LSHETLER TELEPHONE: (408)286-5800 CEVDAA GALLON JOHN F. DOMMGUE FACSIMILE: (408)998-5388 JAMES P. CASFBNAN HARRY A LOPEZ STEVEN J. CASAD CHARLES W. VOLPE www.berlineccom NANCY 1.lOFMSON MICHAEL VIOLANTI JEROLD A. RERON CHRISTINE H. LONG ROBERT L. CHORTEK MRON M. VALENTI RETBtED SAMUELJ. COHEN ROBERT W. HIR.iPHREYS Branch Oflke-Merced CA September 2, 2010 Mayor Diane McNutt and Members of the Town Council Town of Los Gatos 110 East Main Street Los Gatos, CA 95031 Re: 15881 Linda Avenue / 15950 Stephenie Lane PD 08-004, EIR-09-O1, 5-08-014 - 5-08-020 Dear Mayor McNutt and Members of the Council: THOMAS P. MURPHY M]LES I. DOLINGER CHRISTIAN E PICONE THDMAS D. MORELL SETH J. COHEN LAURA PALAZZOLO KARA L ARGUELLO ANDREW J. GIORGIANNI MATTHEW A. TAYLOR HEATHERH. MUNOZ FORREST W. HANSEN KATHLEEN F.SNERMAN ALAN D. NIEBEL SANDRA G. SEPULVEDA MARCO M. CAMPAGNA DEBBIE Y. BAG MARY KATHARINE \VILSDN NICHOLAS RABY STEPHANIE B. WERSEL LfSA L. GORECKI TYLER A. SHEWEY OF COUNSEL HOGH L.IEOLA STEVEN L. HALLGRIMEON ERIC HONG PHILIP GOLDEN NANCY L. BRANDY This letter is written on behalf of Mission Way Partners,I the applicant for the project located at 1588 Linda Avenue and 15950 Stephenie Lane, Los Gatos, Califomia ("Applicant"). History of Project The Applicant began this project five years ago. Ira August 2005 the project was originally proposed as an 11-lot subdivision. The application was revised in July 2006 with a nine-lot subdivision, which was then reduced to a seven-lot subdivision to address the Planning Commission's concerns.regarding its density. The Planning Commissien also encouraged the Applicant to narrow the street width and discouraged the public trail access. After three Planning Commission meetings from July through October 2007, the revised seven-lot subdivision was approved by the Town Council in January 2008. Pursuant to Califomia Environmental Quality Act ("CEQA"), the Town Council also approved a Mitigated Negative Declazation ("MND'~ and a rezoning of the Property from R-1:8 to R-1:8:PD for a Planned Development of a seven-lot subdivision. The%MND was subsequently challenged in court and J Formerly Linda Court ParhTers. VH1827564.6 999270-17938097 Attachment 16 Town Council September 2, 2010 the Town was ordered to comply with CEQA and prepare an Environmental Impact Report ("EIR") for the project. Current Application Five years later, the Applicant now requests approval of a very similar development application to the prior one approved by the Town. The current application is a revised seven-lot subdivision with lot and home sizes consistent with the surrounding neighborhood ("Project"). The site area has not changed and is approximately 2.35 acres, and now contains approximately 33,527 square feet (32% of the site) to remain in a natural state.2 Proiect Meets Town's Planned Development ZOn1nE and Denslty Requirements This Project meets or exceeds the Town's requirements for a Planned Development. Under the Town's Zoning, a Planned Development ("PD") overlay zone is used "to provide for alternative uses and developments more consistent with site characteristics than are allowed in other standard zoning districts, and so create an optimum quantity and use of open space and encourage goad design." See Town Code § 29.80.080. "II3 residential planned developments the official development plan prescribes the density, which may not exceed the allowable density limits of the land use element of the general plan and any specific plan." See Town Code § 29.80.115. The proposed lot sizes3 for the Project range from 7,885 to 11,238 squaze feet. The Project's density of 3.664 units per acre was calculated based on gross square footage, excluding the riparian area to be dedicated to the Town and the area within the Santa Clara Water District easement, and is consistent with the low density residential General Plan designation of 1 to 5 dwelling units per acre. The EIR also found that the density is 3.6 units per acre is consistent with the General P1an.5 Proiect Meets Town's Neighborhood Compatibility Requirements We maintain that the floor area ratio ("FAR") discussion by the Planning Commission was misunderstood and was incorrectly used as a basis for its denial of the PD Zoning. Although noted in the Planning Staff Report dated August 11, 2010, an exception to the PD application is not required. The Town's PD Zoning requirements do not contain a floor area ratio ("FAR") z 30,485 squaze feet of riparian habitat is preserved through dedications to the Town, Santa Clara Valley Water District, and common open space. The Project will further prohibit development within the riparian area on site by a 3,042 squaze foot natural common open space area between lots 3 and 4, which also provides protection of a large blue oak and also serves as a wildlife foraging and habitat area. An easement dedication to the Santa Clara Valley Water District of 9,728 square feet and creek dedication to the Town of 9,640 squaze feet are also proposed. A riparian corridor and development setback buffer of 10 feet from the edge of the~riparian canopy add approximately 11,117 square feet ofnatural area. r Lot area means the total horizontal area included within lot lines, except as otherwise provided in the chapter, and excluding land required for public dedication and any land determined to be riparian habitat. Town Code § 29.10.020. ° Per Density Table contained in the Project Plans received by the Town on July 19, 2D 10, sheet A-0. 5 Draft EIR page 3-6. 11H1827564.6 -2- 09021D-179380D7 Town Council September 2, 2010 requirement like standard zoning. Since the PD Zoning does not have a FAR requirement, the FAR analysis was merely used as a tool to assist in the neighborhood compatibility analysis. This analysis is supported by the EIR which also found that the development was compatible with the FARs in the surrounding neighborhoods In determining neighborhood compatibility, an analysis of the surrounding homes may also be used. Here, the Project is located in a neighborhood "in transition." The E]R found that the Project would result in a net increase of six new homes on the Project site that are larger than some adjacent older homes in the neighborhood, but of the same scale and size of the newer homes in the area. Given the limited visibility of the site and Project designs, the Project would not substantially degrade the visual character of the azea.7 Further, the Project homes have been designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of the surrounding homes. The Town's consulting architect concluded that the Project homes would not be out of character with the newer homes in the neighborhood. "While the proposed homes aze larger than many along the adjacent Linda Avenue and Rochin Terrace, the project seems very well designed with a great deal of variety in layout and design. Given the specifics of the planning and design of the project, along with its topography, relative isolation from the Linda Avenue streetscape and the scale ahd character of the adjacent new homes under construction, I am not concerned with the subdivision appearing foreign to the neighborhood."$ Proiect is an Environmentally Enuivalent Alternative In consideration of the Project Alternatives, it should be emphasized that the Project has been mitigated and redesigned so that all of the Project's significant impacts have been reduced to aless-than-significant level with mitigation. The Project meets performance and compatibility standazds, provides high quality architectural design, is of compatible density with the surrounding neighborhood, and will add seven units to the Town's housing stock. Further, Project Alternatives 2 and 3 do not offer a better project in terms of performance, compatibility, community benefits or environmental preservation. At the Planning Commission meeting there was discussion regarding EIR Alternative 2 - "Reduced Density with Reduction of One Lot" Alternative 2 was found to slightly lessen the degree of significant impacts but it does not eliminate the significant impacts (dusky-footed woodrat and special species bat) of the Project. Further, Alternatives 2 and 3 do not substantially reduce the other identified significant impacts (temporary construction disturbances). Alternative 2 was considered the environmentally superior alternative because it would result in some reduction of the severity of significant impacts (which have been reduced to less-than- e Draft EIR page 4.1-10. ' FEIR page 2-9. e Letter dated November 20, 2006, from Larry L. Cannon, AICP, Cannon Design Group. ueisz7ssns -3- 090270-17938001 Town Counci] September 2, 2010 significant) and meet most project alternatives. However, with the front setback of Lot 1 reduced and the proposed house moved away from the woodrat habitat, the Project would also meet the objectives of Alternatives 2 and 3, making it an environmentally equivalent alternative. Public Comment -Public Access At the Planning Commission meeting a neighbor raised a concern relating to the public access to Ross Creek. The Project allows for access to the natural common open space between Lots 3 and 4 of the subdivision which connects to the private street. The subdivision will also provide dedications to the Santa Clara Water District which will allow the public access to the Ross Creek corridor. In addition, the Project has a condition requiring easements and deed restrictions over the private street as part of the CC&Rs, which will guarantee access rights in perpetuity. Public Comment -Views At the Planning Commission meeting there was a concern raised regarding viewsheds being obstmcted. Since the Project site is not part of a mapped or observed scenic view, the EIR found that the Project will not result in any impacts to scenic views.s In addition, the EIR found that: "The changes in rear yard views from five residences to the north is expected to be minimal, although portions of proposed building sites would be visible from 2- 3homes on Loma Vista to the north. The project homes will be larger than some of the adjacent homes and partially visible from some existing residences, but overall, introduction of additional homes within a residential neighborhood that has a mix of home styles and sizes would not be considered a substantial or sign fcant degradation of the visual character of the area, -and visibility of residences from private lots is not in and of itself considered a significant aesthetic impact. Additionally as indicated above, proposed tree transplanting and new plantings within the riparian area will provide further screening." ° It should be noted that the location of this neighbor's home on its site makes it difficult, if not impossible, to mitigate her concerns since her building setback is minimal and her home encroaches into the riparian area of the creek. Public Comment -FAR and Density At the Planning Commission meeting there was a public comment concerning the FAR and density. We understand that this analysis was based on a slope density calculation used for traditional Single Family Residential Zoning district. Since this Property is a PD Zoning, those density and FAR calculations are not applicable to this Project. 9 DEIR page 4.1-7. 10 FEIR page 3-5. uH~ezrssas -4- osoz~o-nsaeoo~ Town Council September 2, 2010 Project Exceeds Town's Community Benefit Requirements The Applicant is offering a community benefit to make improvements at the intersection of Linda Avenue and Blossom Hill Road. The Project also contributes to the surrounding neighborhood by: (1) improving circulation through improvements proposed through the community benefit for traffic impact (Linda Avenue and Blossom Hill Road); (2) contributing to the Town and neighborhood by providing the riparian habitat area, open space, and easements dedicated to the Santa Clara Valley Water District for the preservation of the creek and the environment; (3) not proposing corridor lots; (4) providing excellence in design with respect to the existing scale and character of the surrounding structures; and (6) providing comparable lot sizes and open space, The Project further provides positive environmental benefits to the Ross Creek because it restores Ross Creek to a more natural state by removing invasive and non-native vegetation in conformance with the Riparian Enhancement Plan prepared by HT Harvey and Associates, dated June, 2008. We respectfully request that you approve the Project by certifying the EIIt, adopting the Mitigation Monitoring and Reporting Program, and approving the PD Zoning Ordinance. Very truly yours, BERLINER COHEN JO HOU ON E-Mail: ~jolie.houston@berliner.com JH:cem cc: Clients Michael Martello, Interim Town Attorney Heather Bradley, Planner WH1827564.6 -5- 090210-77938001 ~ - THIS PAGE INTENTIONALLY LEFT BLANK ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE ZONING ORDINANCE EFFECTING A ZONE CHANGE FROM R-1:8 TO R-1:8:PD AT 15881 LINDA AVENUE AND A PORTION OF 15950 STEPHENIE LANE THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Tovan of Los Gatos is hereby amended to change the zoning at 15881 Linda Avenue (APN 523-25-052) and a portion of 15950 Stephenie Lane (APN 523-25- 051) as shown on the map which is attached hereto marked Exhibit A and is part of this Orduiance from R-1:8 (Single Family Residential, 1 to 5 dwelling wits per acre), to R-1:8:PD (Single Family Residential, 1 to 5 dwelling units per acre, Plamled Development). SECTION II The PD (Plamied Development Overlay) zone established by this Orduiance authorizes the following construction and use of improvements: 1. Demolition of a suigle-family residence and a nonpennitted second dwelluig alit; 2. Construction of seven single family residences; and Attachment 17 3. Landscaping, streets, panting, open space and other site improvements sho~n~n and required on the Official Development Plan. 4. Uses permitted are those specified in the underlying R-1 (Single Family Residential) zone by Sections 29.40.385 (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. SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION V The attached Exhibit A (Map) and Exhibit B (Development Plans, 26 sheets), are part of the Official Development Plan. The following must be complied with before issuance of any grading, demolition or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: (Plarming Division) 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. The Official Development Plans and this ordinance establish the allowed uses and intensity of development. The Official Development Plans are conceptual in nature such that minor deviations may be approved tlu•ough the Architecture and Site approval process if necessary to achieve arclitectural excellence. The Development Review Committee shall be the deciding body of the Architecture and Site applications. 2. BMP. Prior to final occupancy of each unit, the applicant shall pay the Below Market Price (BMP) as established by Town Council Resolution. 3. HOUSE SIZE. The footprint and size of each house shall be determined during the Architecture and Site approval process. 4. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to the issuance of a Building, Grading or Encroaclunent Permit. 5. RECYCLING. All wood, metal, glass, and aluminum materials generated from the demolished structure shall be deposited to a company which ~~dll recycle the materials. Receipts from the company(s) accepting these materials, noting type and v,~eight of material, shall be submitted to the Tovtn prior to the Town's demolition inspection. 6. r SAN FRANCISCO DUSKY FOOTED WOODRAT -NESTS ENCOUNTERED. Require that a qualified biologist examine the project area before and during auy initial vegetation, woody debris, and/or tree removal, or other initial gromid disturbing activities. If a dusky footed woodrat nest/house stucture is encountered in the area of disturbance, avoid disturbing the structure or evicting the individuals. Install a protective exclusion zone around any woodrat nest found within the project area before initiating treehregetation removal and ground disturbing activities. Applicant shall provide the preconstructimr survey to the Community Development Department and report of periodic inspection during construction to ensure protective fencing is in place. 7. ZSAN FRANCISSO DUSKY FOOTED WOODRATS ENCOUNTERED. If a woodrat is incidentally encountered in the work area and does not voluntarily move out of the area, a biological monitor, with the appropriate California Department of Fish and Game (CDFG) pennies, shall relocate the animal out of the construction area to the nearest safe location (as approved and authorized by CDFG). Prior to relocating any woodrats, a suitable release site shall be created on site, and approved by CDFG. Applicant shall provide a letter report to the ~ Mitigation Measure 2B-1 Z Mitigation Measure 2B-2 3 Cormmmity Development Department from the biologist and/or CDFG staff that documents the consultation with and approval by CDFG of an onsite relocation area if woodrat nest is encountered. 8. 3IMPACTS TO NESTING BIRDS AND BATS. Implement the follo~n~ing meastues prior to tree removal or construction. • Conduct tree removal operations between September 1 and October 15, before special status bats have established seasonal roost locations. This will prevent harming potential falUwhiter lubernacula (October 15-February 15) and spring/ summer maternity colorises (April 1-September 1). If removal camiot take place during these periods, requhe a qualified biologist to conduct apre- construction survey for bats. ~rJinter lubernacula surveys should be conducted between October 15 and February 15 to determine if bats are utilizing the site for winter roosting. Matenuty roost surveys should be conducted over 4 visits between mid April and early May, when bats are establishing maternity roosts, but before pregnant females generally give birth, to determine if a maternity roost is being established. For any trees/snags that could provide roosting space for cavity or foliage-roosting bats, thoroughly evaluate the trees/snags and foliage to determine if a colony is present prior to irimrning or cutting. Visual uispection, trapping, and acoustic surveys may be utilized as initial techniques. • If a tree is determined not to be an active roost site, it may be inunediately pruned or removed. If the tree is not trirmned or removed within four days of the survey, repeat night survey efforts. • If roosting bats are found, coordinate with CDFG to develop and implement acceptable passive exclusion methods. Authorization from CDFG will be necessary to evict winter hibernacula areas for bats. Have a qualified biologist, in the possession of an applicable CDFG Memorandum of Understanding, humanely remove roosting bats if they are not successfully excluded. ' Mitigation Measure 2B-3 4 • If established maternity colonies are found, protect pre-volant young from construction noise by creating a minimum 100 foot buffer around the colony until the yorulg can fly or consult with California Department of Fish and Game for other acceptable measures of avoidance. It is assumed that after September 1 colonies have no pre-volant young. • Removal of any occupied tree/snag, if necessary, shall be mitigated for by the creation of a snag or other artificial roost struchue within suitable habitat located in the project area. The creation ofsnags/roost sh'uchues, if necessary, will take place during tree removal activities to avoid disturUance of nesting birds/roosting bats. Applicant shall provide the preconstruction survey to the Conunuruty Development Department and report of periodic inspections during construction to ensure construction buffers, if required are in place. Applicant shall provide report on creation of a snag or artificial roost structure if required. 9. 4MIGRATORY BIRD NESTING. Conduct -tree removal activities between September 1 and January 1, outside of nesting bird season. For tree removal or construction activities scheduled to occur during the period from February through August, a qualified ornithologist and/or biologist will conduct nesting bird surveys no more than 15 days before tree removal and/or before construction begins. Surveys shall include the project site and a 300-foot-wide buffer («+here accessible) to examine nearby h'ee stands and structures for special-status birds; and all birds (and their nests) protected under the Migrator}+ Bird Treaty Act (A+IBTA). If an active nest is found, delay project activities until a qualified biologist determines that young have fledged from active nest site or consult with CDFG prior to conunencing any activity within 300 feet of the nest area as set forth iri the Streambed Alteration Agreement issued by CDFG. If nesting birds are not found, no further action would be necessary, and tree removal and construction may proceed. Applicant shall provide the pre-construction suuvey to the Coimnunity Development Department If nesting birds are found, applicant shall provide documentation to the Cormnunity Development Department that a Mitigation Measure 2C-1 5 demonstates compliance with actions specified in the measure (i.e., delay construction or consult with CDFG). 10. SSNAGS. Retain existing snags and/or dead limbs witlun the riparian habitat and setback area to provide potential nesting habitat for cavity-nesting birds. Applicant shall provide letter report to the Community Development Department from the biologist that documents the compliance with the measure. 1 L 6TREE REMOVAL AND TRANSPLANTING. Require implementation of all reconunendations provided by the Town's consulting arborist (Arbor Resources, February 5, 2007) and require an independent arborist review of the site plans to verify recorrunendations have been included on the plans and hnplemented during construction. The arborist report includes a measure requiring tree transplanting by a qualified tee professional under the supervision of a certified arborist, and shall also include measrues for irrigation prior to, during, and after transplanting and shall specify replacement trees if the transplanted trees do not survive within 5 years. Applicant shall provide a letter report to the Commmmity Development Department from a certified arborist documenting compliance with all arborist report recormnendations after free removal and transplanting has been completed and again at five years from transplanting. 12. 7TREE REPLACEMENT. Require planting of tlu'ee additional 36-inch box trees as part of the project landscaping plan and payment of fees into the Town Forestry Fund as required by Town regulations. Payment of fees shall be made prior to issuance of the building permit, and installation of the tluee additional trees shall occur prior to final occupancy permit. li. BNOISE. The proposed six-foot lugh, solid wood "Good Neighbor" fence along the east side of Lot 1 and south side of Lot 5 shall be constructed as early as possible (prior to project grading activities if possible) to help reduce construction noise at existing adjacent residences. s Mitigation Measue 2C-2 e Mitigation Measure 2E-1 ~ Mitigation Measwe 2E-2 s Mitigation Measure IS-3 6 14. 9RIPARIAN ENHANCEMENT PLAN MEASURES. Implement all measures outlined in the Linda Avenue Riparian Enhancement Plan developed by H.T. Harvey and Associates (2008) and revise the enhancement plan to reflect the revised edge of the riparian canopy and setback as set forth in this EIR. For rmderstory enhancement, include a variety of native sluubs and vines (e.g. Pacific blackberry, elderberry, snowberry, wild rose) that provide understory structure, a food base, and cover for wildlife. 15. 10REMOVAL OF TREE ,#92. When removing the large eucalyptus tree, the roots will be left in place to avoid disturbing the root mass armoring the southern bar~lc of Ross Creek, to prevent erosion and promote creek bank stability in this area. 16. 11SNAG FEATURES FOR TREES #80, #83, #87 & #92. The trurrlcs, lower limbs, crotches, and notches of non-native trees crurently proposed for removal (Trees #8Q #87, #83, and #92} can be killed in place and left to provide snag features for wildlife habitat. 17. 'ZRIPARIAN HABITAT AND SETBACK PROTECTION. Implement the following measures during construction to protect the riparian habitat and setback during construction. ® Riparian habitat shall be designated as a sensitive area and clearly shown on construction plans. Orange construction fencing shall be installed upslope of the outer edge of the riparian setback and shall not be disturbed except as required for installation of the bioswales and outfall. • Require all access routes, staging areas, stockpile areas, and equipment maiitenance areas to be located outside of the riparian corridor and setback area. • Construction materials and equipment shall not be stockpiled or stored where they could be washed into the water or cover aquatic or riparian vegetation. 9 EIR Recommended Condition of Approval 10 Ibid. `~ Ibid. "Ibid. 7 18. ~3E~TERIOR LIGHTING. Design exterior lighting so that it is directed to the gromid and not directed toward the riparian corridor. 19. 140UTFALL. Final drainage plan design details shall include outfall details that conform to Design Guide 12 of the Santa Clara Valley Water Resources Protection Collaborative's "Guidelines for Land Uses Near Streams". 2& 15WATER QUALITY- CC&R's. The project's CC&Rs shall require regular inspection and maintenance of the bioswales and drainage system improvements consistent with the Town of Los Gatos "Engineering Design Standards." 21. ARCHAELOGICAL. In the event archaeological hates are encountered, all construction within a 50 meter radius of the find shall be halted, the Director of Conununity Development shall be notified and an archaeologist shall be retained to exannine the find and make appropriate reconunendations. 22. NATIVE AMERICAN REMAINS. If human remains are discovered, the Santa Clara County Coroner shall innnediately be notified. The Coroner will determine whether or not the remains were Native American. If the Coroner determines that the remains are not subject to his or her authority, the Coroner shall notify the Native American Heritage Cormnission, who would attempt to identify descendants of the deceased Native American. 23. ARCHAEOLOGICAL FIND. If the Director of Conununii~+ Development finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provision for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in Section 15064.5 of the CEQA Guidelines. If the site is found to be a significant archaeological site, a mitigation program nnist be prepared and submitted to the Director of Community Development for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. ~' Ibid. '" Ibid. is Ibid. 8 24. FINAL ARCHAEOLOGICAL REPORT. A final report shall be prepared at the applicant's cost when a fmd is determined to be a significant archaeological site and/or when Native American remains are found on the site. The final report shall include background information on the completed work, a description and list of identified resources, the disposition and cnuatioi of these resources, any testing, other recovered information, and conclusions. 25. ARBORIST REPORT. The applicant shall implement the 29 recommendations provided by the Town's Consulting Arborist, Arbor Resources, in the report dated Febn~uary 5, 2007. These recommendations are included as Attaclunent 1 of the Initial Study. 26. GOOD NEIGHBOR FENCE. The proposed six foot ligh, solid wood "Good Neighbor" fence along the east side of Lot 1 and south side of Lots 5 and 6 shall be conshucted as early as possible (prior to project grading activities if possible) to help reduce construction noise at existing adjacent residences. 27. CC&R's -SANTA CLARA VALLEY WATER DISTRICT. The CC&R's shall be reviewed and accepted by the Tor~m of Los Gatos and the Santa Clara Valley Water District, and shall include statements of homeowner responsibilities as may be provided by the Santa Clara Valley Water District. 28. CC&R's. RIPARIAN CORRIDOR CC&R's shall include a statement regarduig the responsibilities of living next to a riparian corridor, the limitations on the uses of the rear }yards for Lots 1 through 4. The CC&R's shall also include a statement that no physical or built improvements are allowed within the Santa Clara Valley Water Dishict easement or ten foot Riparian Buffer zone. 29. CC&R's -SAN FRANCISCO DUSKY FOOTED WOODRAT NEST. The CC&Rs shall 'include a statement that the endangered San Francisco Duslcy Footed ~~roodrat has been located on the property and shall provide homeo`~aier information on how to identify and avoid nests. 30. CC&R's -REPLACEMENT OF TRANSPLANTED TREES. The CC&R's shall include a statement that identifies transplanted trees and provides measures for their replacement if they do not survive within 5 years of transplantuig. 9 Replacement trees shall be determined by Town Code requirements at the time of replacement. 31. CC&R's -NON-NATIVE SPECIES MANAGEMENT. The CC&R's shall include a statement regarding the homeo«mers responsibility for ongoing eradication of invasive herbaceous vegetation and follow-up removal of non- native tree re-sprouts in accordance with the Riparian Enhancement Plan prepared by H.T. Harvey & Associates, June 12, 2008. 32. DEED RESTRICTION. Prior to final occupancy, deed reshictions shall be recorded for Lots 1 through 4 at the applicant's expense, which discuss the responsibilities of living next to a riparian corridor. 33. WATER EFFICIENCY. This project is subject to the Tovais Water Efficient Landscape Ordinance, Chapter 26, Article IV of the Town Code. A fee as established by Town Council resolution shall be paid when the landscape, irrigation plans and water calculations are submitted for review prior to the issuance of building permit. 34. NEW TREES. All newly planted Nees are required to Ue double staked to Town standards. 35. GENERAL. All newly planted trees shown on the plan are specific subjects of approval of this plan and must remain on the site. 36. 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 and sluubs. 37. PROTECTIVE FENCING. Prior to any equipment arriving on site and prior to construction or building permits Ueing issued, the applicant shall meet with the Town's Consulting Arborist, at the developer's expense, concerning the need for protective fencing around the existing trees and other requi'ed tree protection measures identified in tlris ordinance. Such fencing is to be installed prior to, and be maintained during, construction. The fencing shall be a five foot high chain lirk attached to steel poles driven at least 18 inches into the ground when at the dripline of the h'ee. If the fence has to be within eight feet of the trurilc of the tree, a fence base may be used, as ii a typical chain link fence that is rented. 10 (Building Division) 38. PERMITS REQUIRED: A building permit shall be required for the seven proposed dwelling units and the demolition of any shucture(s). 39. CONSTRUCTION PLANS: The Conditions of Approval shall be stated in full on the cover sheet of the construction plans submitted for a building permit. 40. SIZE OF PLANS: The maximum size of construction plans submitted for building permits shall be 24" x 36". 41. PLAN PREPARATION: The construction plans for this project shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538) 42. DEMOLITION REQUIREMENTS: Contact Town of Los Gatos Building Counter tecluucians for demolition requirements and complete the process before obtaining a building permit for demolition of such work. 43. LEAD-BASED PAINT. A state certified lead-based paint professional shall be retained to perform a lead-based paint survey of the existing structures and the recommendations of the professional shall be followed for abatement of any identified lead-based paint prior to demolition of the structures. 44. HAZARDOUS MATERIALS. The identified hazardous materials being. stored on site shall be carefully removed prior to demolition and grading, acid legally disposed of in accordance with local, county and state regulations. 45. HOUSE NUMBERS: The developer shall submit requests for additional house numbers prior to the building permit application process. 46. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residences shall be designed with adaptability features for single-family residence per To`vn Resolution 1994-61. a. ~~~ooden backing (no smaller than 2" x 8") shall be provided in all batluoom walls, at water closets, showers and bathtubs located at 34" from the floor to the center of the backing, suitable for the installation of grab bars. b. All passage doors shall be at least 32" wide on accessible floor. ii c. Primary entrance shall have a 36" ~~+ide door including, a 5"x5" level landing, no more than 1" out of plane with the irmnediate interior floor level, with an 18" clearance. 47. SOILS REPORT: Two copies of a soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall desrgn reconunendations shall be submitted with the building permit application. Tlis report shall be prepared by a licensed civil engineer specializing in soils mechanics. 48. FOUNDATION INSPECTIONS: A pad certificate prepared Uy a licensed civil engineer or land surveyor shall be submitted to the project building inspector upml foundation inspection. This certificate shall certify compliance with the reconunendations as specified in the soils report and the building pad elevation and on-site regaining 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. Pad elevation b. Finish floor elevation c. Foundation corner locations 49. TITLE 24 ENERGY COMPLIANCE: Califm~nia Title 24 Energy Compliance forms CF-1R and MF-1R. 50. TOWN FIREPLACE STANDARDS: New fireplaces shall be EPA Phase II approved appliances as per Tou~i Ordinance 1905. Tree lirnbs shall be cut within 10 feet of chinmeys. 51. SPECIAL INSPECTIONS: When a special inspection is required b}+UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with UBC Section 106.3.5. Please obtain Town Special Inspection form from the Building Division Service Counter. The Town Special Inspection schedule shall be blue-lined on the conshuction plans. 52. NONPOINT SOURCE POLLUTION STAI~TDARDS: The Town standard Sauta Clara Valley Nonpoint Source Pollution Control Program specification shall be 12 part of the plan submittal. The specification sheet is available at the Building Division Service Counter. 53. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: a. Community Development Department b. Parks and Public Works Department a West Valley Sanitation District: 378-2407 d. Santa Clara County Fire Department: 378-4010 e. Santa Clara Valley Water District f. California Regional Water Quality Control Board g. California Department of Fish and Game h. U.S. Army Corps of Engineers i. Los Gatos Union School District Note: Obtain the school district form from the Town Building Service Counter after the Building Division plan check has approved the plans. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: (Engineerhig Division) 54. 16EROSION CONTROL. hnplement erosion control measures, including, but not lhnited to: • Require temporary fencing on the western outer edge of the riparian vegetation canopy during construction to prevent inadvertent erosion, sedimentation, and/or construction debris from entering the adjacent riparian area or Ross Creek. Prohibit constuction activities, placement of spoils, and storage of materials and machinery in the riparian setback. • Provide adequate erosion control protection in the area of the drainage outlets, such as use of silt fences, stave bale barrier or other protective measures • Conduct grading work prior to the rainy season; protect disturbed areas during the rainy season; and contain andlor properly de-water accumulated constuction-related runoff from disturbed areas or excavated areas. 16 Mitigation n9easure 3B-I 13 • Restrict the tinting of installation of the drainage outlets to the periods outside the rainy season (generall}~ June 1 -September 30). • Irmnediately re-vegetate disturbed areas. Apply weed-free mulch or re- vegetate all soil exposed as a result of the proposed grading before November 1st of each year in accordance with recommendations of Design Guide 5 of the Santa Clara Valley ~r,~ater Resources Protection Collaborative's "Guidelines & Standards for Land Use Near Streams." • Inspect and repair/maintain all erosion control measures prior to and after any rainfall event exceeduig '/z inch, at 24-hour intervals during extended storm events, and a minimum of every rivo weeks after the winter storm season. • Locate staging and storage areas for equipment, materials, fuels, lubricants and solvents at least 100 feet from Ross Creels. Locate oil absorbent and spill containment materials on site when mechanical equipment is in operation with 100 feet of the creek. • If water is present in Ross Creels at the time of installation of the proposed drainage outfall, require a temporary coffer darn or other appropriate means (such as sandbags or straw bales) be installed for temporary dewatering and to minimize downstream water quality impacts. Allow water to continue flowing do«aistreani or be diverCed around the work site in a pipe or chamiel, and discharged in anon-erosive manmer. Applicant shall provide the pre-construction survey to the Community Development Department and report of periodic inspections during construction to ensure protective fencing is in place 55. FAIR QUALITY. Require implementation of Bay Area Air Quality Management District reconrunended cont~ol measures for emissions of PM10 and other "Best Management Practices" (BD~IPs) s follows: • Water all active construction areas at least rivice daily. • Cover all trucks hauling soil, sand and other loose materials or require all trucks to maintain at least tcvo feet of freeboard. ~~ Mitigation Measure IS-I 14 • Pane, apply water three times daily or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction srtes. • Sweep daily (with water sweepers) all paved access roads, parking -areas and staging areas at constructions sites. • Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public sheets. • Cover stockpiles of debris, soil and other materials which can become windblown. • Irritiate re-vegetation uid erosion control immediately upon completion of grading and prior to onset of the rainy season. 56. 18GEOLOGY AI~1D SOILS. A geotechnical investigation shall be conducted for this project to determine the surface and subsurface soil conditions at the site. The geoteclmical study shall provide recommendations for site grading as well as the design of foundations, retaining vt=alls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The project shall incorporate all recmnmendations of the investigatiml in order to rninhnize the potential impacts resulting from regional seismic activity and subsurface soil conditions on the site. Applicant shall submit plan review letter from the geotecluucal engineer stating that plans comply «rith the report. 57. CC&R's -ACCESS. The CC&R's shall include language to require easements and deed restrictions over the private street which will guarantee access rights in perpetuity. 58. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct public improvements in accordance with Town Code §24.40.020. 59. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities for atl public improvements that are a part of the development in a form acceptable to the Town in the amount of 100% (performance) and 100% (labor and material) prior to issuance of any permit. Applicant shall provide two (2) copies of docmnents verifying the cost of the public improvements to the is Mitigation Measure IS-2 15 satisfaction of the Engiieering Division of the Parks and Public Works Department. 60. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall Ue 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. Cnading plans shall list earthwork quantities and a taUle of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Wodcs, the grading permit will Ue issued concurrently with the Uuilding permit. The grading permit is for work outside the building footprint(s). A separate Uuilding permit; issued by the Building Department on E. Main Street is needed for grading within the building footprint. 61. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the conunencement of any site work, the general contractor shall: a. Along with the project applicant, attend apre-construction meeting with the Town Engineer to discuss the project conditions of approval, tvorking hours, site maiitenance and other construction matters; U. Aclaiowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project suU- contractors have read and tunderstand them prior to conrunencing work and that a copy of the project conditions of approval will be posted on site at all times during consh'uction. 62. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Maui Street, may Ue 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. 63. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage; pavement design, retaining wall design and erosion control. The reports shall Ue signed and "wet stamped" Uy the 16 engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 64. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading acid drainage plans to ensure that designs for foundations, retaining «+alls, site grading, and site drainage are in accordance with their recommendations and the peer review continents. The applicant's soils engineers approval shall then be conveyed to the Town either by letter or by signing the plans. 65. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or baclcfill so they can verify that the actual conditions are as anticipated in the design-level geotecluucal report, and recommend appropriate changes in the reconunendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 66. CERTIFICATE OF LOT LINE ADJUSTMENT. A Certificate of Lot Line Adjustment shall be recorded prior to recordation of the final map. Two copies of the legal description for each new lot configuration, a plat map (8-''/z in. X 11 in.) and t<vo copies of the legal description of the land to be exchanged shall be submitted to the Engineering Division of the Parks & Public Works Department for revie~~+ and approval. The subnuttal shall include closure calculations, title reports less than 90 days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. 67. DEMOLITION. Existing structures on the site shall be removed prior to recordation of the final map. 68. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. Submittal shall include closure calculations, 17 title reports and appropriate fee. The map shall be recorded before ariy permits are issued. 69. UTILITY COMPANY REVIER~. Letters from the elech'ic, telephone, cable, and trash companies indicating that the proposed improvements and easements are acceptable shall be provided prior to recordation of the final map. 70. DEDICATIONS. The following shall be dedicated on the final map. The dedications shall be recorded before any permits are issued. a. Linda Court. A 22-foot private street right-oP-way with a 36-foot radius cul-de-sac. b. Public Service Easement (PSE). Five (5) foot wide, next to the Linda Ct. right-of-way. c. Ingress-egress, storm drainage acid sanitary sewer easements, as required. Private storm drain easements shall be provided across lot 4 in favor of lot 5, and along the property line behveen lots 2 and 3. d. Salutary Sewer Easement. Ten (10) to twelve (12) feet wide, as shown on the tentative map. e. Emergency Access Easement. Twenty (22) feet wide, fiom the end of the public road over the entire Linda Ct. Private right of way. f Riparian Parcel. The Riparian Parcel, identified on the Tentative map as Riparian Area, shall be dedicated in fee to the Town and a flood control and maintenance easement shall be dedicated to SCVWD. 71. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the Town prior to issuance of any permit. 72. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress printing to the Town for review of above ground utilities including backflo`v prevention devices, fire deparhnent comlections, gas and water meters, off-street valve boxes, h}+drants, site lighting, electrical/conununicatiorr/cable boxes, transformers, acid mail boxes. Above ground utilities shall be revie~~+ed and approved by Communit}+ Development prior to issuance of any permit. 73. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The 18 easements and associated agreements shall be recorded simultaneously with the final map. 74. CC&R's. CC&R APPROVAL shall be reviewed and approved by the To~~ai Attorney, Conunuiity Development Department, and Parks and Public Works Department prior to recordation of the final map. 75. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those hnprovements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithfid Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed acid accepted by the Town before a Certificate of Occupancy for any new builduig can be issued. a. Drive. Curb, gutter, sidewalk, street lights, tie-in paving, signing, striping, storm drainage and svitary sewers, as required. b. Restripe/Cormnunity Benefit. The applicant shall re-stripe the Blossom Hill Road intersection with Linda Avenue and Old Blossom Hill Road. The striping shall provide left turn pockets for both eastbound Blossom Hill Road traffic turnhig left on Linda Avenue, and for westbound Blossom Hill Road traffic himing left on Old Blossom Hill Road. 76. SITE LIGHTING. Lighting photometrics shall be provided and approved by the Director of Comm~uiity Development prior to the approval of the Tentative Map. 77. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Totem Engineer, in writing, at least 72 boons 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 uicorporated into the final "as-built" drawings. 78. INSURANCE. One million dollars ($1,000,000) of liability insurance holding the Town harmless shall be provided in a format acceptable to the Town Attorne}~ before recordation of the map. 79. TRAFFIC IMPACT MITIGATION PEE. The developer shall pay a proportional the project's share of transportation improvements needed to Berne cmnulative 19 development ~a+ithin the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the request of Certificate of Occupancy is made. the fee shall be paid before issuance of the Certificate of Occupancy. The traffic impact mitigation fee for this project using the current fee schedule is $5;742 per each new home. The credit for the existing home will be pro-rated across each new home. The final fee shall be calculated form the final plans using the rate schedule in effect at the time of the request for a Certificate of Occupancy. 80. FUTURE STUDIES. Atry post project h'affic or parking counts, or other studies imposed by Platming Conunission or Town Council shall be funded by the applicant. 81. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal of plans to the Engineering Division of the Parks and Public ~~~orks Department. 82. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 83. FISH AND GAME REQUIREMENTS. Approval of a Streambed Alteration Agreement shall be obtained from the California Depaz-ttnent of Fish and Game for proposed improvements in or near riparian areas within their jurisdiction. A copy of the permit shall be provided to the Parks & Public Works Department before any permits are issued. 84. SCVWD. Applicant shall submit evidence of acceptance of the Dedicated Easement and approval of an Encroaclunent Permit from the Santa Clara Valley Water District for all ~n+ork witlun their jurisdiction. Permits shall be obtained prior to issuance of any Tovm permits. 85. REGIONAL WATER QUALITY CONTROL BOARD. Approval of a ~t,~astewater Discharge Permit and reviev,+ of "Notice of Intent" and Storm «tater Pollution Prevention Plan from the Regional Water Control Board shall be provided prior to issuance of any permits. In the event that no permit is required from this agency, a letter stating as much shall be provided. (This condition is hitended to address the storm drain outfall). ao 86. ARMY CORPS OF ENGINEERS. Authorization under Nationwide Permit 7 for Outfall stuctures and Associated Intake Structures and Nationwide Permit 33 for Temporary Conshuction, Access and Dewatering was given on August 26, 2008. Applicant shall provide a letter from this agency stating that the permit is still valid, or the applicant shall provide current permits from the Army Corps of Engineers prior to issuance of any Town permits. (This condition is intended to address the storm drain outfall). 87. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 88. 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 mahltain the public right-of--way according to this condition may result in the Town performing the required maintenance at the developer's expense. 89. ENCROACHMENT PERMIT. All work in the public right-of--way will require a Construction Encroachment Permit. A11 ~n=ork over $5,000 will require construction security. 90. PUBLIC ZVORKS INSPECTIONS. The developer or his representative shall notify the Engineering hispector at least twenty-four (24) hours before starfhlg any work pertauing to on-site drainage facilities, grading or paving, and all v,=ork in the Tovais right-of--way. Failure to do so will result in rejection of work that went on without inspection. 91. SURVEYING CONTROLS Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall--top of wall elevations and locations 21 b. Toe and top of cut and fill slopes. 92. CONSTRUCTION ACCESS. Construction access shall be provided fiom Linda Avenue. INTO access ~n+ill be allowed via Stephenie Lane. 93. EROSION COI~TTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parlcs & Public ~ATOrks Department. A Notice of Intent (I~TOI) and Storm Water Pollution Prevention Plau (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 rain}+ season. Interim erosion control measures, to be carried out during constr-uctioil and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, To«rn standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 -and C.14 of the most current Santa Clara County NPDES Permit. 94. 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, 1~+ater 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 t1uee 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. T~Tatering on public streets shall not occur. Streets will be cleaned b}+ street sweepers or by hand as often as deemed necessary b}+ 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 22 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. 95. 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). 96. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 97. STORM WATER MANAGEMENT PLAN. A storm water management shall be included with the grading permit application for ail Group 1 and Group 2 projects as defined in the amended provisions C3 of the amended Santa Clara County NPDES Permit The plan shall delineate source cmitrol measures and BA~IP'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 Plamiing approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Plamiing approval prior to release of the Building Permit. The applicant may elect to have the Plamring submittal certified to avoid tlis possibility. 98. AGREEAQENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AI~TD MAINTENANCE OBLIGATIONS. The homeowner's association shall enter into air agreement with the To~n~r7 for maintenance of the storm water filtration devices required to he installed on this project by Town's Storm Water Discharge Permit and all current amendments or modifications. The agreement will specify that certain routine maintenance shall be performed by the homeowner's association and will specify device maintenance reporting requirements. 'The agreement will also specify routine inspection requirements, 23 permits and payment of fees. The agreement shall be recorded prior to release of any occupancy permits. 99. SILT AND MUD IN PUBLIC RIGHT-OF-~FJAY. 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. 100. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 101. 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 Conshuction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a ~~~alk-tluough with the Engineering Construction Inspector before the start of construction to verify existing conditions. 102. DRIVERTAY APPROACH. The developer shall install one Town standard residential driveway approach at each new driveway. The new driveway approach shall be constructed per Town Standard Details. 103. AS-BUILT PLANS. After completion of the construction of all work, the original plans shall have all changes (change orders and field changes) clearly marked. The "as-built" plans shall again be signed and "wet-stamped" by the civil engineer who prepared the plans, attesting to the changes. The original "as-built" plans shall be review and approved the Engineering Inspector. A Mylat• and AutoCAD disk of the approved "as-built" plans shall be provided to the Town before the Faithful Performance Security or Occupancy Permit is released. The 24 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) Temris 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 net~,vork and shall be submitted in AutoCAD version 2000 or'higher. 104. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by \~~est 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. 105. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixhu'es which have flood level rims less than twelve (12j inches (304.8 rmn) above the elevation of the next upstream manhole and/or flushuig inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless fast approved by the Administrative (Sec. 6.50.025). The Town shall not uicur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to uistall a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a fmictional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 106. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m, weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at iwenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made. at distances as close to twenty-five (25) feet from the device as 25 possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 107. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during worlting hours. The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless a special permit is issued by the Engineering Division. 108. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all times during construction. 109. 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 Row 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 tucks hauling soil, sand, and other loose debris or-require all trucks to maintain at least two feet of freeboard. 110. UTILITY SETBACKS. House foundations shall be set back from utility lines a sufficient distance to allow excavation of the utility without undermining the house foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the project soils engineer, and the type of foundation. 111. MAINTENANCE ACCESS. The applicant shall propose maintenance access improvements for the Town Engineer to review, continent on, and approve. The Engineering Division shall approve the surface materials over each public easement. 112. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a constuction management plan that shall incorporate at a minimum the Earth 26 Movement Plan, Traffic Control Plan, .Project Schedule, site sectuity fencing, employee parking, conshuction staging area, construction hailer, and proposed outhouse locations. All construction staging and parking shall occtu on-site. TO TIIE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 113. REQUIRED FIRE FLOW. Required fu'e flow for this project is 1,000 GPM at 20 psi. residual pressure. 109. FIRE HYDRANTS. Provide one public fire hydrant at a location to be determined by the Fire Department and the San Jose Water Company. Hydrant(s) shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to applying for a building permit, the applicant shall provide civil drawings reflecting all fire hydrants serving the site. To prevent building permit delays, the developer shall pay all requu'ed fees to the water company ASAP. 110. HYDRANT INSTALLATION. Fire hydrants shall be installed and located along the new or replacement water main installation(s), at a maximum spacing of 500 feet. Provide hydraulic calculations to show that the required fire flow will be provided. 11 L TIMING OF REQUIRED WATER SUPPLY HYDRANTS. Installations of required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of franiing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested and accepted. 112. FIRE ACCESS ROADS. The applicant shall provide access road~~+ays with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical cleuance of 13 feet six inches, minimum circulathlg tunung 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. 113. ROADWAY TURNAROUND. The applicant shall provide an approved fire department engine roadway turnaround with a minimum radios of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard 27 Details and Specifications sheet A-1. Cul-de-sac diameters shall be no less than 72 feet. 114. FIRE LANE MARKINGS. The applicant shall provide marking for all roadways within the project. Markings shall be per fire department specifications. Installations shall also conform to Local Govermnent Standards and Fire Department Standard Details and Specifications A-6. 1 I5. PARKING ALONG ROADWAYS. The required width of the fire access roadways shall not be obshucted in airy matmer and parking shall not be allowed along roadways less than 28 feet in width. Roadway widths shall be measured curb face to curb face. 116. TIMING OF ROADWAY INSTALLATIONS. Required access roads, up tluough first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installation is complete. Dm~ing construction, emergency access roads shall be maintained clear and unimpeded unless alternative solutions are approved by the Fire Department. Prior to issuance of a building permit, the developer shall contact the Fire Department to discuss their plan for maintainhig the emergency access road during construction. Note that building permit issuance may be withheld until installations are completed. 117. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. zs SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2010, and adopted by the following vofe as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\ORDS\li881 Linda Ave Draft PD Ordinance 8-11-10.doc 29 THIS P,4 GE INTENTIONALLYLEFT BLAN% ~e Application No. PD-08-004 A.P.N. # 523-25-651, 052 Change of zoning map amending the Town Zoning Ordinance. ® Zone Change From: R-1:8 To: R-1:8:PD . Prezonin Action by Planning Commission Approved by Town Council Date: Clerk Administrator Date: August 11, 2010 Ord: [Mayor ~HIBIT A THIS PAGE INTENTIONALLYLEFT BLANIf