8 desk item date: october 17, 2017 to: mayor
TOWN OF LOS GATOS
MEETING DATE: 10/17/2017
COUNCIL AGENDA REPORT
ITEM NO: 8 DESK ITEM
DATE:
OCTOBER 17, 2017
TO:
MAYOR AND TOWN COUNCIL
FROM:
LAUREL PREVETTI, TOWN MANAGER
SUBJECT:
ARCHITECTURE AND SITE APPLICATION S-16-023, SUBDIVISION APPLICATION M-16-002, AND NEGATIVE DECLARATION ND-16-003. PROJECT LOCATION: 15860-15894 WINCHESTER BOULEVARD. APPLICANT/APPELLANT: DOUG RICH, VALLEY OAK PARTNERS. PROPERTY OWNER: SOUTH BEACH PARTNERS LLC AND CUMULUS CAPITAL HOLDINGS LLC. CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO DEMOLISH THREE EXISTING SINGLE-FAMILY RESIDENCES, REMOVE A SECONDARY UNIT, REMOVE LARGE PROTECTED TREES, AND MERGE FOUR LOTS FOR THE PURPOSES OF CONSTRUCTING A NEW TWOSTORY OFFICE BUILDING WITH BELOW GRADE AND AT GRADE PARKING ON PROPERTY ZONED O. NO SIGNIFICANT ENVIRONMENTAL IMPACTS HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APNS 529-11-013, -038, 039, AND -040.
REMARKS: Attachment 22 contains additional public comments received after the distribution of the staff report and addendums. A Council Member asked the following questions which are followed by staff’s response in bold italic font: 1. Is the project in compliance with the Commercial Design Guidelines? The Commercial Design Guidelines are available at: http://www.losgatosca.gov/DocumentCenter/View/325. The Common Design Guidelines PREPARED BY:
JOCELYN PUGA Associate Planner
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development Department Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov
PAGE 2 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued): described on pages 9 through 14 of the Commercial Design Guidelines (CDG) apply to all commercial properties in Los Gatos. In reviewing the application, staff found that the application was consistent with the applicable provisions of the CDG to provide a unified design around all sides of the building, utilize high quality building materials, screen all roof equipment, subordinate the parking to the building, and provide well designed landscaping along the adjacent street fronts. The CDG also includes Common Expectations for all commercial properties in Los Gatos as described on pages 7 and 8. During the January 25, 2017 and April 26, 2017 Planning Commission meetings (Attachments 4 and 9), the Commission discussed concerns with the project’s compliance with bullet 12 of the Common Expectations to maintain “a sense of place with views of surrounding hills preserved.” Lastly, the Consulting Architect reviewed the application and found it to be a well-designed project that is varied in height and façade treatment to break the building up into visually smaller elements. The Consulting Architect noted that the contemporary style building is an appropriate fit for this section of Winchester Boulevard, but may not be appropriate for other sites along Winchester Boulevard due to the relation to smaller single-family homes. 2. Is the proposed use appropriate for this site? Yes, the proposed use is consistent with its General Plan Land Use designation of Office Professional. The Office Professional designation provides for professional and general business offices. The designation applies to various locations throughout the Town, often in close proximity to neighborhood- or community-oriented commercial facilities, or as a buffer between commercial and residential uses. Immediately north of the project site, adjacent Land Use designations are Office Professional, transitioning to Low Density and Medium Density Residential further north towards Lark Avenue. Immediately south of the project site, adjacent Land Use designations are Medium Density Residential, transitioning to Neighborhood Commercial further south towards Los Gatos-Saratoga Road. The subject property is also zoned Office, which allows all types of office activities and encourages buildings which are compatible with adjacent residential development. The project is proposing an office building which is in compliance with the required setbacks, lot coverage, and height for the Office zone.
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PAGE 3 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued): 3. Have there been new office buildings constructed in the vicinity of the project for comparison? The newest office building that was constructed near the project site is the Palo Alto Medical Foundation building located to the north at 15720 Winchester Boulevard. The building was constructed in 2010. A comparison of the Palo Alto Medical Foundation building and the subject application can be found in the table below: Address
Land Use Office Professional
15720 Winchester Blvd. 15860-15894 Office Winchester Professional Blvd.
Zoning Office
Office
Lot Size 37,461 square feet 57,063 square feet
Building Lot Size Coverage 15,510 27 percent square feet 30,070 27 percent square feet
Height Maximum of 35 feet Maximum of 35 feet
4. Why is a bulb-out proposed? Will the bulb-out impact existing and future bike lanes? The bulb-out extends half way into the parking lane, but it would not block the path for the proposed bike lane as shown in the illustration on page 4 of this report. The purpose of the bulb-out is to reduce the crossing distance and increase the visibility of pedestrians using the crosswalk across Shelburne Way. Both the proposed bulb-out and the high visibility crosswalk will enhance the safe pedestrian crossing to and from Daves Avenue School in response to community concerns regarding pedestrian safety in the area. Public improvements required for the project are included in Attachment 17, Condition #75, a-e. The Town’s Bicycle and Pedestrian Master Plan (BPMP) recommends a Class IV bikeway (separated bikeway) for Winchester Boulevard north of Shelburne Way. It does not recommend a Class IV bikeway for the subject site which is south of Shelburne. Installation of separated bikeways requires ample right of way, often requiring the removal of on-street parking to obtain the needed right of way. Parking would need to be removed in order to build a separated bikeway along the frontage of the project.
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PAGE 4 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued):
Attachments previously received with October 17, 2017 Staff Report: 1. January 25, 2017 Planning Commission Staff Report (with Exhibits 2-15, Exhibit 1 was previously distributed under separate cover on July 21, 2017) 2. January 25, 2017 Planning Commission Addendum Report (with Exhibits 16-18) 3. January 25, 2017 Planning Commission Desk Item Report (with Exhibit 19) 4. January 25, 2017 Planning Commission Verbatim Minutes (104 pages) 5. March 22, 2017 Planning Commission Staff Report (with Exhibit 20 – was originally misidentified as Exhibit 16) 6. April 26, 2017 Planning Commission Staff Report (with Exhibits 21-28) 7. April 26, 2017 Planning Commission Addendum Report (with Exhibits 29-30) 8. April 26, 2017 Planning Commission Desk Item Report (with Exhibit 31) 9. April 26, 2017 Planning Commission Verbatim Minutes (112 pages) 10. Appeal of Planning Commission decision, received May 8, 2017 11. August 15, 2017 Town Council Staff Report 12. Draft Resolution to deny appeal and deny project 13. Draft Resolution to grant appeal and remand project to Planning Commission 14. Draft Resolution to grant appeal and approve project (includes Exhibits A and B) 15. Project Information Sheet, prepared by the Parks and Public Works Department 16. Public Comments received by 11:00 a.m., Thursday, October 12, 2017 Attachments previously received with October 17, 2017 Addendum: 17. Revised Conditions of Approval (replaces Exhibit B of Attachment 14) 18. Applicant’s Presentation Slides from the April 26, 2017 Planning Commission meeting (16 pages)
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PAGE 5 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 19. Applicant’s Traffic Consultant Letter, received October 13, 2017 (three pages) 20. Traffic Consultant’s Peer Review Report, received October 13, 2017 (one page) Attachments previously received with October 17, 2017 Addendum B: 21. Public Comments received 11:01 a.m., Friday, October 13, 2017 to 11:00 a.m., Monday, October 16, 2017 Attachments received with this Desk Item: 22. Public Comments received 11:01 a.m., Monday, October 16, 2017 to 11:00 a.m., Tuesday, October 17, 2017
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MEETING DATE: 10/17/2017
COUNCIL AGENDA REPORT
ITEM NO: 8 DESK ITEM
DATE:
OCTOBER 17, 2017
TO:
MAYOR AND TOWN COUNCIL
FROM:
LAUREL PREVETTI, TOWN MANAGER
SUBJECT:
ARCHITECTURE AND SITE APPLICATION S-16-023, SUBDIVISION APPLICATION M-16-002, AND NEGATIVE DECLARATION ND-16-003. PROJECT LOCATION: 15860-15894 WINCHESTER BOULEVARD. APPLICANT/APPELLANT: DOUG RICH, VALLEY OAK PARTNERS. PROPERTY OWNER: SOUTH BEACH PARTNERS LLC AND CUMULUS CAPITAL HOLDINGS LLC. CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO DEMOLISH THREE EXISTING SINGLE-FAMILY RESIDENCES, REMOVE A SECONDARY UNIT, REMOVE LARGE PROTECTED TREES, AND MERGE FOUR LOTS FOR THE PURPOSES OF CONSTRUCTING A NEW TWOSTORY OFFICE BUILDING WITH BELOW GRADE AND AT GRADE PARKING ON PROPERTY ZONED O. NO SIGNIFICANT ENVIRONMENTAL IMPACTS HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APNS 529-11-013, -038, 039, AND -040.
REMARKS: Attachment 22 contains additional public comments received after the distribution of the staff report and addendums. A Council Member asked the following questions which are followed by staff’s response in bold italic font: 1. Is the project in compliance with the Commercial Design Guidelines? The Commercial Design Guidelines are available at: http://www.losgatosca.gov/DocumentCenter/View/325. The Common Design Guidelines PREPARED BY:
JOCELYN PUGA Associate Planner
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development Department Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov
PAGE 2 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued): described on pages 9 through 14 of the Commercial Design Guidelines (CDG) apply to all commercial properties in Los Gatos. In reviewing the application, staff found that the application was consistent with the applicable provisions of the CDG to provide a unified design around all sides of the building, utilize high quality building materials, screen all roof equipment, subordinate the parking to the building, and provide well designed landscaping along the adjacent street fronts. The CDG also includes Common Expectations for all commercial properties in Los Gatos as described on pages 7 and 8. During the January 25, 2017 and April 26, 2017 Planning Commission meetings (Attachments 4 and 9), the Commission discussed concerns with the project’s compliance with bullet 12 of the Common Expectations to maintain “a sense of place with views of surrounding hills preserved.” Lastly, the Consulting Architect reviewed the application and found it to be a well-designed project that is varied in height and façade treatment to break the building up into visually smaller elements. The Consulting Architect noted that the contemporary style building is an appropriate fit for this section of Winchester Boulevard, but may not be appropriate for other sites along Winchester Boulevard due to the relation to smaller single-family homes. 2. Is the proposed use appropriate for this site? Yes, the proposed use is consistent with its General Plan Land Use designation of Office Professional. The Office Professional designation provides for professional and general business offices. The designation applies to various locations throughout the Town, often in close proximity to neighborhood- or community-oriented commercial facilities, or as a buffer between commercial and residential uses. Immediately north of the project site, adjacent Land Use designations are Office Professional, transitioning to Low Density and Medium Density Residential further north towards Lark Avenue. Immediately south of the project site, adjacent Land Use designations are Medium Density Residential, transitioning to Neighborhood Commercial further south towards Los Gatos-Saratoga Road. The subject property is also zoned Office, which allows all types of office activities and encourages buildings which are compatible with adjacent residential development. The project is proposing an office building which is in compliance with the required setbacks, lot coverage, and height for the Office zone.
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PAGE 3 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued): 3. Have there been new office buildings constructed in the vicinity of the project for comparison? The newest office building that was constructed near the project site is the Palo Alto Medical Foundation building located to the north at 15720 Winchester Boulevard. The building was constructed in 2010. A comparison of the Palo Alto Medical Foundation building and the subject application can be found in the table below: Address
Land Use Office Professional
15720 Winchester Blvd. 15860-15894 Office Winchester Professional Blvd.
Zoning Office
Office
Lot Size 37,461 square feet 57,063 square feet
Building Lot Size Coverage 15,510 27 percent square feet 30,070 27 percent square feet
Height Maximum of 35 feet Maximum of 35 feet
4. Why is a bulb-out proposed? Will the bulb-out impact existing and future bike lanes? The bulb-out extends half way into the parking lane, but it would not block the path for the proposed bike lane as shown in the illustration on page 4 of this report. The purpose of the bulb-out is to reduce the crossing distance and increase the visibility of pedestrians using the crosswalk across Shelburne Way. Both the proposed bulb-out and the high visibility crosswalk will enhance the safe pedestrian crossing to and from Daves Avenue School in response to community concerns regarding pedestrian safety in the area. Public improvements required for the project are included in Attachment 17, Condition #75, a-e. The Town’s Bicycle and Pedestrian Master Plan (BPMP) recommends a Class IV bikeway (separated bikeway) for Winchester Boulevard north of Shelburne Way. It does not recommend a Class IV bikeway for the subject site which is south of Shelburne. Installation of separated bikeways requires ample right of way, often requiring the removal of on-street parking to obtain the needed right of way. Parking would need to be removed in order to build a separated bikeway along the frontage of the project.
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PAGE 4 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 REMARKS (Continued):
Attachments previously received with October 17, 2017 Staff Report: 1. January 25, 2017 Planning Commission Staff Report (with Exhibits 2-15, Exhibit 1 was previously distributed under separate cover on July 21, 2017) 2. January 25, 2017 Planning Commission Addendum Report (with Exhibits 16-18) 3. January 25, 2017 Planning Commission Desk Item Report (with Exhibit 19) 4. January 25, 2017 Planning Commission Verbatim Minutes (104 pages) 5. March 22, 2017 Planning Commission Staff Report (with Exhibit 20 – was originally misidentified as Exhibit 16) 6. April 26, 2017 Planning Commission Staff Report (with Exhibits 21-28) 7. April 26, 2017 Planning Commission Addendum Report (with Exhibits 29-30) 8. April 26, 2017 Planning Commission Desk Item Report (with Exhibit 31) 9. April 26, 2017 Planning Commission Verbatim Minutes (112 pages) 10. Appeal of Planning Commission decision, received May 8, 2017 11. August 15, 2017 Town Council Staff Report 12. Draft Resolution to deny appeal and deny project 13. Draft Resolution to grant appeal and remand project to Planning Commission 14. Draft Resolution to grant appeal and approve project (includes Exhibits A and B) 15. Project Information Sheet, prepared by the Parks and Public Works Department 16. Public Comments received by 11:00 a.m., Thursday, October 12, 2017 Attachments previously received with October 17, 2017 Addendum: 17. Revised Conditions of Approval (replaces Exhibit B of Attachment 14) 18. Applicant’s Presentation Slides from the April 26, 2017 Planning Commission meeting (16 pages)
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PAGE 5 OF 5 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, AND ND16-003 OCTOBER 17, 2017 19. Applicant’s Traffic Consultant Letter, received October 13, 2017 (three pages) 20. Traffic Consultant’s Peer Review Report, received October 13, 2017 (one page) Attachments previously received with October 17, 2017 Addendum B: 21. Public Comments received 11:01 a.m., Friday, October 13, 2017 to 11:00 a.m., Monday, October 16, 2017 Attachments received with this Desk Item: 22. Public Comments received 11:01 a.m., Monday, October 16, 2017 to 11:00 a.m., Tuesday, October 17, 2017
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