N40 Desk Item Report�WNOF
COUNCIL AGENDA REPORT
MEETING DATE: 04/14/15
ITEM NO: 1
DESK ITEM
DATE: APRIL 14, 2015
TO: MAYOR AND TOWN COUNCIL
FROM: LES WHITE, INTERIM TOWN MANAGER
SUBJECT: NORTH FORTY SPECIFIC PLAN GENERAL PLAN AMENDMENT GP -14 -001
ZONING CODE AMENDMENT Z -14 -001 AND ENVIRONMENTAL IMPACT
REPORT EIR -10 -002. PROJECT LOCATION: THE PLAN AREA COMPRISES
APPROXIMATELY 44 ACRES LOCATED AT THE NORTHERN EXTENT OF
THE TOWN OF LOS GATOS BORDERED BY STATE ROUTE 17 AND STATE
ROUTE 85 FREEWAYS TO THE WEST AND NORTH LOS GATOS
BOULEVARD TO THE EAST AND LARK AVENUE TO THE SOUTH. APN
424 -07 -009, 010, 024 THROUGH 027, 031 THROUGH 037 052 THROUGH 054
060, 063 THROUGH 065, 070, 081 THROUGH 086 090 094 THROUGH 096
099, 100, 424 -06 -115, 116, AND 129. PROPERTY OWNERS: THOMAS &
MIYOKO YUKI, HERBERT & BARBARA YUKI ETPH LP WILLIAM
MATTES- PETER BRUTSCHE, WILLIAM FALES WILLIAM HIRSCHMAN
ELIZABETH DODSON PATRICIA CONNELL HANS MATTES TAK
PETROLEUM- DEWEY VENTURA, ALEXANDER & BETTY MOISENCO
LUCY, DAGOSTINO, ROBERT & GEORGIANNA SPINAZZE MARIANNE
EZELL, LOS GATOS MEDICAL OFFICE CENTER LLC APPLICANT• TOWN
OF LOS GATOS.
A. CONSIDER ADOPTION OF THE NORTH FORTY SPECIFIC PLAN.
B. CONSIDER ADOPTION OF GENERAL PLAN AMENDMENTS.
C. CONSIDER ADOPTION OF AN ORDINANCE EFFECTING A ZONING
CODE AMENDMENT.
D. ADOPTION OF A MITIGATION MONITORING AND REPORTING
PROGRAM, AND ADOPTION OF FINDINGS OF FACT AND STATEMENT
OF OVERRIDING CONSIDERATIONS.
/
PREPARED BY: LAUREL R. PREVETTI�� �
Assistant Town Manager /Director of Community Development
Reviewed by: N/A Assistant Town Manager Town Attorney N/A Finance
N: \DEV \TC REPORTS\2015\N40 TC 4 -14 -1 SDeskltem.doc Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN/GP- 14-00 1 /Z- 14-00 1 /EIR- 10-002
April 14, 2015
REMARKS:
Staff received the following questions from Council Members and the responses are below. New
attachments include a traffic options table to eliminate freeway impacts (Attachment 67 and
explained below under question seven), a memorandum from Carey & Co. regarding historic
resources (Attachment 68), and additional correspondence received after Addendum B was
distributed (Attachment 69).
1. Explain how Table 2 -2 provides the commercial development capacity in light of the 66,000
square feet (sq. ft.) of already built commercial uses? How would any percentage allocated
to a certain square footage (i.e., 1501— 3000 sq. ft.) be applied to this capacity?
Table 2 -2 in the Specific Plan identifies the quantities for commercial uses.
• The total non - residential capacity is 580,000 sq. ft.
• Subtracting the existing, recent construction of 66,000 sq. ft., there is a total of 514,000
new sq. ft. capacity.
• Of this, a maximum of 400,000 can be used for certain commercial uses, including
restaurant and retail.
• The individual tenant square footage requirements as proposed in Attachments 24 or 55
would apply to the maximum 400,000 sq. ft. for those certain commercial uses.
• If all 400,000 sq. ft. were used for restaurants, retail, etc., only 114,000 sq. ft. would be
available for hotel and/or office.
Conversely, if office and/or hotel used its maximum capacity of 250,000 sq. ft., only 264,000
sq. ft. would be available for other commercial uses, such as retail, restaurant, etc. The 264,000
sq. ft. would then be subject to the same tenant space requirements as proposed in Attachments
24 or 55, or as otherwise defined by Council.
2. Does the "non- residential capacity" of 580,000 square feet include or exclude existing
commercial uses such as the car rental and bar locations?
Yes, the total non - residential capacity of 580,000 square feet includes any existing non-
residential uses that remain. This could include the existing car rental, bar, gas station, or recent
medical office buildings.
3. What developments are counted in the 66,000 square feet of already built commercial?
The developments that constitute the 66,000 sq. ft. (actual total is 65,248 square feet) are:
• 14777 Los Gatos Boulevard (Starbucks and Subway at north end of Los Gatos
Boulevard): 18,684 square feet
• 15047 Los Gatos Boulevard (Medical building just north of two former Hirschman
buildings): 19,877 square feet
• 15055 and 15075 Los Gatos Boulevard (two former Hirschman buildings): 26,687
square feet
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
April 14, 2015
4. How are the existing homes factored into the residential totals (either by way of square
footage or units)?
The total number of residential units includes the existing 32 homes in the Plan area. If those
homes were to remain, the Specific Plan has the capacity for 332 new homes.
5. Is it possible to break medical office down into high traffic and lower traffic uses?
No, the Institute of Transportation Engineers (ITE) manual of trip generation does not
distinguish between different types of medical offices, and instead calculates averages across all
medical office use categories. The traffic study in the North 40 EIR was done using this
industry standard.
6. Do you have any information about how much square feet different medical uses are
taking for an office? For example what is Body Dynamic on Route 9 in floor size?
In consultation with Economic Vitality and Parks and Public Works staff, the Town does not
maintain an inventory for medical office. Ongoing monitoring of different types of medical use
is nearly impossible because new tenants would not need to obtain new land use approvals. For
example, a perceived low volume medical office today can convert to a high use medical office
in the future with no change of use.
Per your request, the Body Dynamic business is part of a single building at 325 Los Gatos -
Saratoga Road. Body Dynamics is a physical therapy and Pilates studio, and occupies about
1,685 sq. ft. while the Whole Vet occupies the remainder of the building at about 3,235 sq. ft.
There must be traffic engineers' standard for how much traffic a medical office generates
versus general office versus other retail.
Yes, the Institute of Traffic Engineers (ITE) identifies different trip generation rates for each use.
For example, medical office generates 36 average daily trips (ADT), general office generates 11
ADT, and shopping center generates 43 ADT. ITE rates were used in the North 40
Environmental Impact Report (EIR) when evaluating the traffic generation of the total and mix
of commercial development capacity of the Specific Plan.
The best way to control traffic generation within a Specific Plan is to identify the maximum
amount of different types of land uses. To assist the Council, Attachment 67 includes the
development capacities studied in the EIR and identifies different options to eliminate the traffic
impact to the freeways using the MXD+ methodology included in the Fehr & Peers
memorandum (Attachment 60) or using the more traditional ITE rates. In summary, the freeway
impacts can be eliminated by reducing or not allowing certain amounts of medical office,
general office, hotel, and /or shopping center square footages.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
April 14, 2015
By controlling the total square footage of different uses, implementation of the Specific Plan is
easier to track and the community would know when the capacity of a particular use was
achieved. This approach provides more certainty than a project by project analysis.
8. What if we require medical office to have a CUP be less than 2000 sq. ft. and have
prove /demonstrate /show /convince /give good reason why their traffic falls below that of say
general office or some other category? What are the category levels that we could use?
Staff appreciates the intent of reducing traffic impacts, and this intent is best achieved by
identifying the total capacities of different land uses as discussed under question seven. Any
individual project analysis would need to follow ITE or other standards, and could not be
qualitatively justified by a project applicant.
Attachment (Previously received on April 4 2014):
1. Draft Environmental Impact Report ( httn : / /www.losaatosca.eov/N40DEIR)
Attachments (Previously received on July 11 2014):
2. Final Environmental Impact Report with the Mitigation Monitoring and Reporting Program
(bttp://www.losgatosca.goviN40FEIR)
3. Public Hearing Draft North Forty Specific Plan (Note: The complete Specific Plan including
appendices is also available online at: http://www.losgatosca.gov/N40SP)
Attachments (Previously received on August 22 2014):
4. Report to the Planning Commission for the meeting of July 23, 2014 (excluding Exhibits 5 & 6)
5. Desk Item Report to the Planning Commission for the meeting of July 23, 2014
6. Desk Item 2 Report to the Planning Commission for the meeting of July 23, 2014
7. Report to the Planning Commission for the meeting of August 13, 2014
8. Desk Item 3 Report to the Planning Commission for the meeting of August 13, 2014
Attachments (Previously received with Staff Report on August 28 2014):
9. Verbatim minutes from the August 13, 2014 Planning Commission meeting (141 transcribed
pages)
10. Public Comment received through 11:00 a.m. Thursday, August 28, 2014
11. Detailed Planning Commission recommendations on the North Forty Specific Plan from their
August 13, 2014 meeting (six pages)
12. Draft findings (one page)
13. Memorandum from the Town Attorney (four pages)
14. Draft Resolution certifying the Environmental Impact Report (EIR -10 -002), adopting the
Mitigation Monitoring and Reporting Program, and adopting the Findings of Fact and Statement
of Overriding Considerations, including Exhibit A.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN/GP- 14-00 1 /Z- 14-001 /EIR- 10-002
April 14, 2015
15. Draft Resolution for the adoption of the North Forty Specific Plan
16. Draft Resolution adopting General Plan Amendments of the Town's General Plan (GP -14 -001),
including Exhibit A.
17. Draft Ordinance effecting a Zoning Code Amendment of the Town Code (Z -14 -001), including
Exhibit A.
18. Planning Commission Recommendations for Text Changes to the North 40 Specific Plan (four
pages)
Attachments (Previously received with Addendum on August 29 2014):
19. Resolution 2010 -091: Resolution of the Town Council of the Town of Los Gatos
Recommending Certification of the Environmental Impact Report and Adoption of the 2020
General Plan (includes Exhibit A)
20. Public Comment received from 11:01 a.m. Thursday, August 28, 2014 through 11:00 a.m.
Friday, August 29, 2014
Attachments (Previously received with Desk Item on September 2 2014):
21. Map of the Los Gatos Union School District Boundary and school site options within the North
40.
22. Letter from the Los Gatos Union School District received Friday, August 29, 2014 after 11:00
a.m.
23. Public Comment received from 11:01 a.m. Friday, August 29, 2014 through 11:00 a.m.
Tuesday, September 2, 2014.
24. Additional Limitations for Commercial (Exhibit 8 from the August 15, 2012 Advisory
Committee meeting.
Attachments (Previously received with September 16 2014 Staff Report):
25. Grosvenor exhibit displayed at the September 2, 2014 Town Council meeting.
26. Letter from the Los Gatos Union School District, dated September 5, 2014.
27. Public Comment received from 11:01 a.m. Tuesday, September 2, 2014 through 11:00 a.m.
Thursday, September 11, 2014.
28. Fehr & Peers letter dated September 10, 2014.
29. Table of Planning Commission recommendations and proposed responses for Council
consideration.
Attachments (Previously received with September 16 2014 Addendum):
30. Letter from A. Don Capobres, Linda Mandolini, and Wendi Baker dated September 12, 2014 (7
pages)
31. Public Comments received from 11:01 a.m. Thursday, September 11, 2014 through 11:00 a.m.
Friday, September 12, 2014
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
April 14, 2015
Attachments (Previously received with Sgptember 16 2014 Addendum #2):
32. Public Comments received from 11:01 a.m. Friday, September 12, 2014 through 11:00 a.m.
Monday, September 15, 2014
33. Highland Oaks Existing Traffic Calming
Attachment (Previously received with September 16 2014 Desk Item):
34. Public Comment received from 11:01 a.m. Monday, September 15, 2014 through 11:00 a.m.
Tuesday, September 16, 2014
Attachment (Previously received with September 16 2014 Desk Item #2):
35. Traffic analysis information
Attachments (Previously received with December 16 2014 Staff Report):
36. Agricultural Resources information
37. Alternative to ITE Traffic Information Analysis by Fehr and Peers ( "Trip Generation Rate
Comparison ")
38. Additional Proposed Projects by Fehr and Peers ( "Additional Future Year Information ")
39. TJKM Peer Review of Fehr and Peers Reports contained in Attachments 37 and 38
40. Draft School District Demographic Study dated October 8, 2014
41. Additional Economic Analysis
42. Revised Findings of Fact and Statement of Overriding Considerations
43. Letter from Superintendent Diane Abbati dated December 8, 2014 with School District Student
Population Projections dated November 3, 2014
44. Public Comment received from 11:01 a.m. Monday, September 16, 2014 through 11:00 a.m.
Thursday, December 11, 2014
Attachments (Previously received with December 16 2014 Desk Item):
45. Public Comment received from 11:01 a.m. Thursday, December 11, 2014 through 11:00 a.m.
Tuesday, December 16, 2014
Attachments (Previously received with February 3 2015 Staff Report):
46. Updated Table of Planning Commission recommendations and proposed responses for Council
consideration
47. North 40 Specific Plan Area Property Ownership Map
48. Public Comment received from 11:01 a.m. Tuesday, December 16, 2014 through 11:00 a.m.
Thursday, January 29, 2015
PAGE 7
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
April 14, 2015
Attachments (Previously received with January 30 2015 Addendum):
49. Correspondence received from 11:01 a.m. Thursday, January 29, 2015 through 11:00 a.m.
Friday, January 30, 2015
Attachments (Previously received with February 2 2015 Addendum B):
50. Correspondence received from 11:01 a.m. Friday, January 30, 2015 through 11:00 a.m.
Monday, February 2, 2015
Attachments (Previously received with February 3 2015 Desk Item):
51. Exhibits showing existing General Plan and Zoning designations for the Specific Plan area
Attachments (Previously received with March 3 2015 Staff Report):
52. Verbatim minutes from the February 3, 2015 Town Council meeting (124 pages)
53. Letter from A. Don Capobres, Linda Mandoline, and Wendi Baker dated February 13, 2015
(seven pages)
54. Correspondence received from 11:01 a.m. Tuesday, February 2, 2015 through 11:00 a.m.
Thursday, February 26, 2015 (84 pages)
55. Conceptual model of commercial size breakdown
56. Shopping center tenant mix and sizes
Attachment (Previously received with February 27 2015 Addendum):
57. Approved Minutes from the February 3, 2015 Town Council Meeting
Attachment (Previously received with March 3 2015 Desk Item):
58. Correspondence received from 11:01 a.m. Thursday, February 26, 2015 through 11:00 a.m.
Tuesday, March 3, 2015 (17 pages)
Attachments (Previously received with April 9 2015 Staff Report):
59. Los Gatos Village Square tenant sizes
60. Memo from Fehr & Peers to Summerhill Homes regarding freeway impact elimination (11
pages)
61. Correspondence received from 11:01 a.m. Tuesday, March 3, 2015 through 11:00 a.m.
Thursday, April 9, 2015 (204 pages)
Attachments (Previously received with April 10 2015 Addendum):
62. Minutes of the February 3, 2015 Town Council Meeting (seven pages)
63. TJKM peer review of Fehr & Peers memo to Summerhill Homes (two pages)
PAGE 8
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
April 14, 2015
64. Correspondence received from 11:01 a.m. Thursda
April 10, 2015 y, April 9, 2015 through 11:00 a.m. Friday,
65. Communication from Superintendent Abbati regarding tary contribution agreement
between the Los Gatos Unified School District and the North 40 developers (11 pages)
66. Correspondence received from 11:01 a.m. Friday,
April 13, 2015 April 10, 2015 through 11:00 a.m. Monday,
Attachments received with this Desk Item:
67. Traffic options table prepared by staff (one page)
68. Memo from Carey & Co. Inc. (five pages)
69. Correspondence received from 11:01 a.m. Monday, April 13, 2015 through 11:00 a.m. Tuesday,
April 14, 2015 (13 pages)
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