Los Gatos City Council
December 2, 2025

ITEM NO. 8.

Section 4.0 Evaluation 4-4 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
mitigation area. Collected seeds/plants shall be
installed at the mitigation area at the optimal time.

Topsoil from the on-site occurrence location shall
also be salvaged (if practical) for use in the
mitigation area.

The Special-Status Plant Management Plan shall
require at a minimum three years of annual
monitoring by a qualified biologist during the plant’s
peak blooming period to ensure that mitigation was
successful and that long-term maintenance
procedures specified in the plan are creating
conditions that support survival of the transplanted
population. The initial focused surveys will identify
how many plant individuals occur in the
development footprint; this amount or more must
occur in the mitigation area during each of the
three years following installation. If this success
criteria is not achieved, the project proponent shall
coordinate with the Town to implement remedial
mitigation through revision of the Special-Status
Plant Management Plan, and then collection of
additional seed from a local population and
repeated installation in the mitigation area, followed
by another three years of annual monitoring. This
process shall be extended as needed until all
success criteria contained in the Special-Status
Plant Management Plan are achieved.

Developers shall be responsible for implementation
of this mitigation measure with oversight by the
Town of Los Gatos. Compliance with this measure
shall be documented and submitted to the Town.

Potential Loss or
Disturbance of American
Badger
Potentially
Significant
BIO-2 Prior to the start of construction activities
for the subdivision improvements and development
of residential lots, a qualified biologist shall conduct pre-construction surveys of the grassland habitat
on the site to identify any potential American
badger burrows/dens. These surveys shall be
conducted no more than 15 days prior to the start
of construction. In the event that construction
activities are suspended for 15 consecutive days or
longer, including the time period between the
subdivision improvements and development
activities at each respective residential lot, these
surveys shall be recompleted. If a potential
American badger burrow/den is found during the
surveys, coordination with the California
Department of Fish and Wildlife shall be
undertaken in order to develop a suitable strategy
to avoid impacts to American badger.

With California Department of Fish and Wildlife
approval, impacts to active American badger dens
shall be avoided by establishing exclusion zones
Less than
Significant with
Mitigation

ITEM NO. 8.

Section 4.0 Evaluation 4-5 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
around all active badger dens, within which
construction related activities shall be prohibited
until denning activities are complete or the den is
abandoned. A qualified biologist shall monitor each
den once per week in order to track the status of
the den and to determine when a den area has
been cleared for construction.

Developers shall be responsible for implementation
of this mitigation measure with oversight by the
Town of Los Gatos. Compliance with this measure
shall be documented and submitted to the Town.

Potential Loss or
Disturbance of San
Francisco Dusky-Footed
Woodrat
Significant BIO-3 A qualified biologist shall conduct preconstruction surveys for woodrat middens within the development footprints. These surveys shall be
conducted no more than 15 days prior to the start
of construction for the infrastructure improvements
and development of the residential lots. In the
event that construction activities are suspended for
15 consecutive days or longer, including the time
period between the subdivision improvements and
development activities at each respective
residential lot, these surveys shall be recompleted.

All woodrat middens shall be flagged for avoidance
of direct construction impacts where feasible. To
avoid midden/nest disturbance, if active
middens/nests are found, a 50-foot buffer will be
established in which project activities will not occur.

This buffer should be clearly marked.

For all woodrat middens/nests that cannot be
avoided by project activities, live trapping should be
conducted by a qualified biologist to determine if
the midden/nest is in use. Trapping should occur
prior to April and after mid-July to avoid impacts to
woodrats rearing young or to young woodrats. If a
midden/nest is found to be unoccupied (none
captured after two nights of trapping), then it can
be removed as described below. If woodrats are
trapped, they may be kept in captivity by a qualified
biologist until their middens/nests are immediately
relocated. Each midden/nest should be dismantled
by hand as described below, and the relocated
midden/nest should be placed in suitable habitat a
minimum of 50 feet from the construction area, no
closer than 20 feet from existing woodrat
middens/nests and other relocated woodrat
middens/nests, and be reassembled under shrub
or tree canopy that will receive some sunlight. The
midden/nest should be rebuilt surrounding a logbased structure, an inverted wooden planter, or similar structure having at least one entrance and
exit hole. Any cached food and nest material found
during nest dismantling should be placed within the
Less than
Significant with
Mitigation

ITEM NO. 8.

Section 4.0 Evaluation 4-6 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
relocated midden/nest during rebuilding. The
occupied trap should then be opened, placed
tightly against the entrance to the artificial shelter, and the woodrat be allowed to enter the
midden/nest on its own accord. After the individual
enters, the entrance should promptly be covered
with a loose plug of small sticks to encourage the
individual to stay for the short-term.

If Where impacts cannot be avoided, woodrat
middens shall be dismantled no more than three
days prior to construction activities starting at each
midden location. All vegetation and duff materials
shall be removed from three feet around the
midden prior to dismantling so that the occupants
do not attempt to rebuild. Middens are to be slowly
dismantled by hand in order to allow any occupants
to disperse.

Developers shall be responsible for implementation
of this mitigation measure with oversight by the
Town of Los Gatos. Compliance with this measure
shall be documented and submitted to the Town.

Potential Loss or
Disturbance of SpecialStatus Pallid Bat and
Townsend’s Big-Eared Bat
Significant BIO-4 Approximately 15 days prior to tree
removal or other construction activities, the
applicant Town of Los Gatos shall retain a qualified
biologist to conduct a habitat assessment for bats
and potential roosting sites in trees to be removed,
in trees within 50 feet of the development footprint,
and surrounding the water tank structures situated
within 50 feet of disturbance activities by the
project. In the event that construction activities are
suspended for 15 consecutive days or longer,
including the time period between the subdivision
improvements and development activities at each
respective residential lot, these surveys shall be
recompleted. These surveys shall include a visual
inspection of potential roosting features (bats need
not be present) and a search for presence of guano
within the project site, construction access routes,
and 50 feet around these areas. Cavities, crevices,
exfoliating bark, and bark fissures that could
provide suitable potential nest or roost habitat for
bats shall be surveyed. Assumptions can be made
on what species is present due to observed visual
characteristics along with habitat use, or the bats
can be identified to the species level with the use of
a bat echolocation detector such as an “Anabat”
unit. Potential roosting features found during the
survey shall be flagged or marked. Locations off
the site to which access is not available may be
surveyed from within the site or from public areas.

If no roosting sites or bats are found, a letter report confirming absence shall be submitted by the
Less than
Significant with
Mitigation

ITEM NO. 8.

Section 4.0 Evaluation 4-7 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
biologist to the Town of Los Gatos and no further
mitigation is required.

If bats or roosting sites are found, a letter report
and supplemental documents shall be provided by
the biologist to the Town of Los Gatos prior to
disturbance activities or grading permit issuance
and the following monitoring, exclusion, and habitat
replacement measures shall be implemented:
a. If bats are found roosting outside of the
nursery season (May 1 through October 1),
they shall be evicted as described under (b)
below. If bats are found roosting during the
nursery season, they shall be monitored to
determine if the roost site is a maternal roost.

This could occur by either visual inspection of
the roost bat pups, if possible, or by
monitoring the roost after the adults leave for
the night to listen for bat pups. If the roost is
determined to not be a maternal roost, then
the bats shall be evicted as described under
(b) below. Because bat pups cannot leave the
roost until they are mature enough, eviction of
a maternal roost cannot occur during the
nursery season. Therefore, if a maternal roost
is present, a 50-foot buffer zone (or different
size if determined in consultation with the
California Department of Fish and Wildlife)
shall be established around the roosting site
within which no construction activities
including tree removal or structure
disturbance shall occur until after the nursery
season.
b. If a non-breeding bat hibernaculum is found in
a tree or snag scheduled for removal or on
any structures within 50 feet of project
disturbance activities, the individuals shall be
safely evicted, under the direction of a
qualified bat biologist. If pre-construction
surveys determine that there are bats present
in any trees or structures to be removed,
exclusion structures (e.g. one-way doors or
similar methods) shall be installed by a
qualified biologist. The exclusion structures
shall not be placed until the time of year in
which young are able to fly, outside of the
nursery season. Information on placement of
exclusion structures shall be provided to the
CDFW prior to construction. If needed, other
removal methods could include: carefully
opening the roosting area in a tree or snag by
hand to expose the cavity and opening
doors/windows on structures, or creating

ITEM NO. 8.

Section 4.0 Evaluation 4-8 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
openings in walls to allow light into the
structures. Removal of any trees or snags
and disturbance within 50 feet of any
structures shall be conducted no earlier than
the following day (i.e., at least one night shall
be provided between initial roost eviction
disturbance and tree removal/disturbance
activities). This action will allow bats to leave
during dark hours, which increases their
chance of finding new roosts with a minimum
of potential predation.

Developers shall be responsible for implementation
of this mitigation measure with oversight by the
Town of Los Gatos. Compliance with this measure
shall be documented and submitted to the Town.

Potential Loss or
Disturbance of Protected
Nesting Birds
Significant BIO-5 Construction activities that include any tree removal, pruning, grading, grubbing, or
demolition shall be conducted outside of the bird
nesting season (January 15 through September
15) to the greatest extent feasible. If this type of
construction occurs during the bird nesting season,
then a qualified biologist shall conduct preconstruction surveys for nesting birds to ensure that no nests would be disturbed during project
activities.

If project-related work is scheduled during the
nesting season (February 15 to August 30 for small
bird species such as passerines; January 15 to
September 15 for owls; and February 15 to
September 15 for other raptors), or if construction
activities are suspended for at least 15 days and
recommence during the nesting season, including
the time period between the subdivision
improvements and development activities at each
respective residential lot, a qualified biologist shall conduct nesting bird surveys. Two surveys for
active nests of such birds shall occur within 15
days prior to the start of construction, with the
second survey conducted within 48 hours prior to
the start of construction. Appropriate minimum
survey radii surrounding each work area are
typically 250 feet for passerines, 500 feet for
smaller raptors, and 1,000 feet for larger raptors.

Surveys shall be conducted at the appropriate
times of day to observe nesting activities. Locations
off the site to which access is not available may be
surveyed from within the site or from public areas.

A report documenting survey results and plan for
active bird nest avoidance (if needed) shall be
completed by the qualified biologist prior to
initiation of construction activities.

Less than
Significant with
Mitigation

ITEM NO. 8.

Section 4.0 Evaluation 4-9 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
If the qualified biologist documents active nests
within the project site or in nearby surrounding
areas, an appropriate buffer between each nest
and active construction shall be established. The
buffer shall be clearly marked and maintained until
the young have fledged and are foraging
independently. Prior to construction, the qualified
biologist shall conduct baseline monitoring of each
nest to characterize “normal” bird behavior and
establish a buffer distance, which allows the birds
to exhibit normal behavior. The qualified biologist
shall monitor the nesting birds daily during
construction activities and increase the buffer if
birds show signs of unusual or distressed behavior
(e.g. defensive flights and vocalizations, standing
up from a brooding position, and/or flying away
from the nest). If buffer establishment is not
possible, the qualified biologist or construction
foreman shall have the authority to cease all
construction work in the area until the young have
fledged and the nest is no longer active.

Developers shall be responsible for implementation
of this mitigation measure with oversight by the
Town of Los Gatos. Compliance with this measure
shall be documented and submitted to the Town.

Loss of Regulated Trees Significant BIO-6 Prior to issuance of a building permit or a grading permit for infrastructure improvement and
each residential lot, developers shall retain a
certified arborist to develop a site-specific tree
protection plan for retained trees, and supervise
the implementation of all proposed tree
preservation and protection measures during
construction activities, including those measures
specified in the 2017 project arborist report and
2018 project arborist report addendum. Also, in
accordance with the Town’s Tree Protection
Ordinance, the project proponent shall obtain a tree
removal permit for proposed tree removals on each
development lot prior to tree removals, and shall
install replacement trees in accordance with all
mitigation, maintenance, and monitoring
requirements specified in the tree removal
permit(s) or otherwise required by the Town for
project approvals.

Less than
Significant with
Mitigation
Cultural Resources
No significant impacts
Geologic Hazards
Result in Loss, Injury, or
Death Involving Seismic
Activity or Unstable Soil
Significant GEO-1 Prior to the approval of development
applications for the project site, design-level
studies for the roadways and infrastructure, and
Less than
Significant with
Mitigation

ITEM NO. 8.

Section 4.0 Evaluation 4-10 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Significant Impact Significance
Level without
Mitigation
Mitigation Measure(s) Significance
Level of
Mitigation
each of the proposed residential lots shall be
prepared and shall address site specific
geotechnical issues and provide lot-specific
foundation and drainage recommendations. These
design-level studies shall include an evaluation of
expansive soil for each lot as well as an evaluation
of local and global slope stability of each building
area, concept, and access way. The design-level
study for Lot 1 shall include an assessment of the
potential hazards associated with alluvial infilling or debris flows along with geotechnical provisions for
collecting and dispersing concentrated runoff
flowing down the axis of the drainage towards the
home site.

GEO-2 Prior to the approval of development
applications for the individual lots, applicants shall
be responsible for demonstrating to the satisfaction
and approval of the Town Engineer that proposed
design plans are in conformance with all current
California Building Code standards and that all
design measures and site preparation
recommendations as suggested in the lot-specific
geotechnical studies identified in mitigation
measure GEO-1 have been incorporated into the
project’s final design.

Greenhouse Gas Emissions
No significant impacts
Hazards and Hazardous Materials
No significant impacts
Hydrology and Water Quality
No significant impacts
Noise
No significant impacts
Transportation and Traffic
No significant impacts
Water Demand
No significant impacts
Wastewater Generation
No significant impacts
SOURCE: EMC Planning Group 2019

ITEM NO. 8.

Section 4.0 Evaluation 4-11 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023

4.3 Environmental Analysis of Modified Project
This addendum evaluates the potential for the proposed modified project to result in new or substantially more severe significant impacts compared to the impacts disclosed in the certified EIR.

The environmental analysis provided in this section describes the information that was considered in evaluating the questions contained in the CEQA Appendix G Checklist. The information used in this evaluation includes the certified Final EIR, the proposed modified project description and updated project plans, arborist report, and site visits.

Air Quality
The modified project would still result in dust emissions (particulate matter) that could affect residents in this area during construction activities. Implementation of the mitigation measure (AQ-1) identified in the project EIR would reduce this impact to a less-than-significant level.

Therefore, the air quality analysis prepared for the project EIR would still be adequate and the level of impact and mitigation measures identified would still apply to the proposed project. No further environmental analysis for the project with the proposed changes would be required.

Biological Resources
Information in this section is derived from a variety of sources including:
 Town of Los Gatos. August 17, 2018. Draft EIR – 16100 Greenridge Terrace Planned Development State Clearinghouse # 2017042035. Los Gatos, CA;
 Hanna-Brunetti. March 2023. Grading and Drainage Plans, Tract No. 10537 – Terrace Court, Los Gatos, CA 95032, Grading Permit Application No._____, Assessor’s Parcel No. 527-12-005.

Gilroy, CA;
 Monarch Consulting Arborists. May 12, 2023. Tree Inventory, Assessment, and Protection Report – 16100 Greenridge Terrace/121 Rock Ridge Road, Los Gatos, CA 95032. Felton, CA;  California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CDFW 2023);
 California Native Plant Society (CNPS) Inventory of Rare and Endangered Plants (CNPS 2023); and  U.S. Fish and Wildlife Service (USFWS) Endangered Species Program (USFWS 2023) and National Wetlands Inventory (USFWS 2023).

A reconnaissance-level biological survey was conducted by EMC Planning Group senior biologist Patrick Furtado, M.S., and assistant biologist Katherine Hardisty-Cranstone on June 15, 2023 to evaluate the biological resources of the area proposed for the emergency fire access road. The tentative map for the project evaluated in the final EIR included an emergency vehicle access easement in the location of the currently proposed emergency fire access road on the Greenridge Terrace project, but not the portion on the adjacent property.

ITEM NO. 8.

Section 4.0 Evaluation 4-12 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 The reconnaissance‐level biological field survey documented existing plant communities and wildlife habitats and evaluated the potential for special‐status species to occur in the emergency vehicle access easement. Biological resources were documented in field notes, including species observed, dominant plant communities, significant wildlife habitat characteristics, and presence/absence of riparian and wetland habitat. The proposed access road, area of impact, trees identified for removal, and habitats present are shown in Figure 4-1, Habitat Map.

The emergency access vehicle site is located adjacent to the southeast portion of the project site and connects the existing La Terra Court to Rockridge Road. It is situated along an existing dirt road and a ridge which slopes to the east and west. Coast live oak (Quercus agrifolia) woodland habitat occurs on both sides of the road and includes associated tree species such as California bay (Umbellularia californica) and California buckeye (Aesculus californica). The woodland understory contains several shrub species including California sagebrush (Artemisia californica), poison oak (Toxicodendron diversilobum), sticky monkeyflower (Diplacus aurantiacus), and nonnative French broom (Genista monspessulana). The edges of the road and cleared areas near the existing water tank consist of ruderal/weedy vegetation with several nonnative grasses such as ripgut brome (Bromus diandrus), wild oats (Avena sp.), foxtail barley (Hordeum murinum), and foxtail brome (Bromus madritensis). No specialstatus plant species were observed on the project site.

EMC Planning Group biologists observed many bird species using both the oak woodland and ruderal habitat at the project site including acorn woodpecker (Melanerpes formicivorus), Anna’s hummingbird (Calypte anna), chestnut-backed chickadee (Poecile rufescens), dark-eyed junco (Junco hyemalis), spotted towhee (Pipilo maculatus), oak titmouse (Baeolophus inornatus), and Hutton’s vireo (Vireo huttoni). The biologists also observed a mule deer (Odocoileus hemionus californicus) browsing in the understory. No special-status wildlife species were observed on the project site.

No wetlands or aquatic features were observed on the project site. The project would not interfere with the movement of any wildlife species or with established wildlife corridors.

As the construction of the proposed emergency fire access road will occur within the existing dirt roadway, impacts to biological resources will be very limited. Habitat for special-status plants and wildlife does not occur in the impact area. However, nesting birds and roosting bats may be impacted. Mitigation measures provided in the in the project EIR would reduce impacts to nesting birds and special-status bats to a less-than-significant level.

The 2023 arborist report identifies six trees that will be impacted by the construction of the proposed emergency fire access road and will require removal. The number and size of replacement trees are also specified in the report as well as suggestions for preventing construction impacts to retained trees when possible and practical, including the Town’s general tree protection measures.

ITEM NO. 8.
ªªªª
ªª
Rock
Rid
ge
Road
Source: ESRI 2023, Hannah Brunetti 2023
Figure 4-1
Habitat Map
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension EIR Addendum
0 100 feet
Proposed Secondary Access Road
Area of Impact
ª Trees Proposed for Removal
Disturbed/Ruderal
Oak woodland

ITEM NO. 8.

Section 4.0 Evaluation 4-14 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 This side intentionally left blank.

ITEM NO. 8.

Section 4.0 Evaluation 4-15 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 Cultural Resources
Cultural resource impacts associated with the proposed project and identified in the project EIR would not be increased or decreased as a result of the project description changes. Cultural resource impacts identified in the project EIR are addressed across the entire subdivision site, which includes the secondary emergency access road site. Therefore, inclusion of a secondary emergency access road would not change the level of project impact previously identified. However, the off-site extension road was not evaluated in the EIR for potential impacts to cultural resources but reviewed for purposes of the addendum. Given the small size of the off-site extension road (approximately 70 feet from the property line to Rock Ridge Road) and its close proximity to the original project site reviewed in the EIR, it is assumed that a road extension of that small size wouldn’t materially or substantially change the EIR cultural resource analysis. Consequently, the same cultural resource impact determinations would apply and the same EIR cultural mitigations would be required to address this off-site extension road. Therefore, the cultural resource impact analysis prepared for the project EIR would still be adequate and no further environmental analysis for the project with the proposed changes would be required.

Geologic Hazards
The project EIR identified impacts associated with ground shaking from earthquakes could result in loss, injury, or death involving seismic activity or unstable soil. In addition, the project EIR identified a potential impact associated with structural damage from expansive soils. If sound engineering practices using the California Building Code and the lot-specific design studies suggested in the project geotechnical report are implemented, as reflected in mitigation measures GEO-1 and GEO-2, the proposed project would have less-than significant impacts resulting from exposure to seismic activity and would not create a substantial risk to life or property due to an unstable geologic unit or unstable soils.

The modified project would help ensure emergency access to the subdivision site and would be designed consistent with current state and Town structural and design standards. Implementation of the mitigation measures (GEO-1 and GEO-2) identified in the project EIR would still be required and would reduce this impact to a less-than-significant level. Therefore, the geologic hazards analysis prepared for the project EIR would still be adequate and the level of impact and mitigation measures identified would still apply to the proposed project. No further environmental analysis for the project with the proposed changes would be required.

Noise (Construction)
The project EIR identified that noise generated by construction activities would temporarily elevate noise levels at adjacent noise sensitive areas (single-family residences). However, based on the relatively limited size of the proposed project, the distance to adjacent residences, and staggered

ITEM NO. 8.

Section 4.0 Evaluation 4-16 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 construction timing, construction noise would not be anticipated to exceed 60 dBA Leq at adjacent noise sensitive outdoor use areas. Construction on the project site would not occur during nighttime hours, when occupants of the residences would be expected to be most sensitive to noise.

As a result, construction noise generation from the proposed project was determined to be considered a less-than-significant impact, assuming that construction activities are conducted in accordance with the implementation of the following construction best management practices, as identified in the Town’s Noise Ordinance. The same impact determination would be true for the modified project as construction noise associated with the secondary emergency access road would not generate construction noise above and beyond noise levels evaluated in the project EIR.

Therefore, the noise impact analysis prepared for the project EIR would still be adequate and no further environmental analysis for the project with the proposed changes would be required.

Wildfire
The project EIR determined that architecture and site review and review and approval by the Santa Clara County Fire Department would ensure that development of the project site would result in less-than-significant impacts related to exposure of future residents or structures to wildland fire hazards. The proposed secondary emergency access road would ensure adequate emergency access to the project site and would help implement County and Town emergency access requirements identified in the project EIR. Therefore, the modified project would result in a beneficial impact and no further analysis for the project with the proposed changes would be required.

4.4 Evaluation of Alternatives
CEQA requires a comparative evaluation of a proposed project and alternatives to the project, including the “No Project” alternative. The EIR addressed a reasonable range of alternatives for the project. There is no new information indicating that an alternative that was previously rejected as infeasible is in fact feasible, or that a considerably different alternative than those previously studied would substantially reduce one or more significant effects on the environment.

4.5 Conclusion
Based on our review of the proposed project changes, the conclusions, impact determinations, and mitigation measures identified in the original EIR are still applicable and adequate, and would also apply to the secondary emergency access road. No changes to the EIR are required and no additional environmental analysis associated with the proposed project will be required.

As previously noted in Section 3.2, Required Findings, Section 15162 of the CEQA Guidelines identifies the conditions that require preparation of a subsequent EIR. Based on the evaluation provided in this EIR addendum, no new significant impacts would occur as a result of the proposed

ITEM NO. 8.

Section 4.0 Evaluation 4-17 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 project, nor would there be any substantial increases in the severity of any previously-identified adverse environmental impacts. In addition, no new information of substantial importance shows that mitigation measures or alternatives that were previously found not to be feasible or that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment alternative. Therefore, none of the conditions described in Section 15162 of the CEQA Guidelines has occurred. For this reason, all of the findings listed above for utilizing an addendum as the appropriate CEQA documentation for the proposed project can be made by the Town of Los Gatos.

ITEM NO. 8.

Section 4.0 Evaluation 4-18 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 This side intentionally left blank.

ITEM NO. 8.

Section 5.0 Sources 5-1 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023

5.0 Sources
EMC Planning Group. June 15, 2023. Biological survey of project site.

Hanna-Brunetti. August 9, 2023. Grading and Drainage Plans, Tract No. 10537 – La Terra Court, Los Gatos, CA 95032, Grading Permit Application No._____, Assessor’s Parcel No. 527-12-005.

Gilroy, CA.

Monarch Consulting Arborists. May 12, 2023. Tree Inventory, Assessment, and Protection Report – 16100 Greenridge Terrace/121 Rock Ridge Road, Los Gatos, CA 95032. Felton, CA.

Town of Los Gatos. August 2016. Initial Study and Mitigated Negative Declaration – 15215 Shannon Road Planned Development PD-15-001/Mitigated Negative Declaration ND-15-001. Los Gatos, CA. ———. August 17, 2018. Draft EIR – 16100 Greenridge Terrace Planned Development State Clearinghouse # 2017042035. Los Gatos, CA.
———. February 4, 2019. Final EIR – 16100 Greenridge Terrace Planned Development State Clearinghouse # 2017042035. Los Gatos, CA.

ITEM NO. 8.

Section 5.0 Sources 5-2 EMC Planning Group
16100 Greenridge Terrace Secondary Emergency Access Road & Off-Site Road Extension August 9, 2023 This side intentionally left blank.

ITEM NO. 8.

Secondary Emergency Access Road &
Off-Site Road Extension Project Plans A

APPENDIX

ITEM NO. 8.

ITEM NO. 8.

VERTICAL CURB FIRE HYDRANT SIDEWALK WATER VALVE FLOW DIRECTION CURB INLET MANHOLE DROP INLET WATER METER ELECTROLIER JOINT TRENCH TREE TO BE REMOVED RETAINING WALL ROCK RIP-RAP MONUMENT SEWER LATERAL CURB & GUTTER PROPOSED LEGENDEXISTING SANITARY SEWER STORM DRAIN WATER MAIN CONTOUR ELEVATION TRAIL PATH EASEMENT LINE B l o s s o m H i l l R o a d S h o r t R o a d S h a d y L a n e
S h a n n o n
R o a d
C a m i n o D e l C e r r o
L u R a y D r i v e A v e n u e
L i n d a D r y d a l e D r i v e
S a n t e l l a C o u r t VICINITY MAP

GRADING AND DRAINAGE PLANS
TRACT NO. 10537 - LA TERR CT - LOT 3 - APN 527-12-005

PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS

TOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONS
GRADING PERMIT APPLICATION NO. GR19-375
REVISIONS BY DATE DATE: AUGUST 9, 2023
SCALE:

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DRAWN:

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PROJECT NO.:

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16049 TOWN OF LOS GATOS STANDARD GRADING NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS, THE ADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISE ON THESE PLANS AND DETAILS. 2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030. 3. A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE: a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE MAINTENANCE AND OTHER CONSTRUCTION MATTERS; b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING CONSTRUCTION. 4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE. 5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS. 6. EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULED AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S). 7. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK. 8. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES. 9. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLIC AUTHORITY. 10. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALL TIMES DURING CONSTRUCTION. 11. 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 (ALL WALLS TO BE PERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING DIVISION). b. TOE AND TOP OF CUT AND FILL SLOPES. 12. PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THE FINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAINING WALLS, SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONS AND THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS. SOILS ENGINEER _QUANTUM GEOTECHNICAL INC REFERENCE REPORT NO. F054.G, DATED DECEMBER 11, 2019 LETTER NO. __________, DATED ____________, 20 ___, SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/ LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN. 13. DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48) HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THAT THE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORT AND/OR PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY. ALL UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIRED CHANGES PRIOR TO WORK BEING PERFORMED). 14. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BE DOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMIT IS GRANTED. 15. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE (1) WEEK IN ADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY. 16. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES. 17. OWNER/APPLICANT: JIM STEPANIAN PHONE: 714 272-5466 18. GENERAL CONTRACTOR: ________________________ PHONE: ______________ 19. GRADING CONTRACTOR: ________________________ PHONE: ______________ 20. CUT: _________ CY EXPORT: __________ CY FILL: _________ CY IMPORT: __________ CY 21. WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TO PROPERLY MAINTAIN DUST CONTROL. 22. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS ARE REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS. 23. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLE COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES. 24. NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATER ACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHER ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWN ENGINEER. 25. IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR 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. 26. 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 WORKING 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. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THE DEVELOPER'S EXPENSE. 27. GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THE PROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTION PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENT PROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHER PERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS OR INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVED STORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OF PRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OF THE OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED AND ADEQUATELY OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHOD SHALL BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOS STORMWATER ORDINANCE. TOWN OF LOS GATOS NPDES NOTES 1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM. 5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. SHEET INDEX TRACT NO. 10537 - LA TERRA COURT, LOS GATOS, CA 95032 GRADING AND DRAINAGE PLANS GRADING PERMIT APPLICATION NO. _______ AB AGGREGATE BASE AC ASPHALT CONCRETE AD AREA DRAIN ARV AIR RELEASE VALVE BC BACK OF CURB BFP BACKFLOW PREVENTER BW BOTTOM OF WALL CATV CABLE TELEVISION CB CATCH BASIN CFS CUBIC FEET PER SECOND C/L CENTERLINE CMP CORRUGATED METAL PIPE CO CLEANOUT CY CUBIC YARD DCVA DOUBLE CHECK VALVE ASSEMBLY DI DROP INLET DIA DIAMETER DIP DUCTILE IRON PIPE DWY DRIVEWAY (E) EAST EG EXISTING GRADE ELEC ELECTRICAL EP EDGE OF PATH EVAE EMERGENCY VEHICLE ACCESS EASEMENT EX EXISTING FC FACE OF CURB FDC FIRE DEPARTMENT CONNECTION FF FINISHED FLOOR ELEVATION FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FM FORCED MAIN FS FIRE SERVICE FT FEET G GAS GA GAUGE GB GRADE BREAK GM GAS METER GS GAS SERVICE HDPE HIGH-DENSITY POLYETHYLENE HP HIGH POINT IEE INGRESS/EGRESS EASEMENT IN INCH INV INVERT ELEVATION LAT LATERAL LG LIP OF GUTTER LP LOW POINT MAX MAXIMUM MH MANHOLE MIN MINIMUM MPH MILES PER HOUR (N) NORTH N.T.S. NOT TO SCALE O.C. ON CENTER O.D. OUTSIDE DIAMETER PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE PERF PERFORATED PG&E PACIFIC GAS & ELECTRIC COMPANY PIEE PRIVATE INGRESS/EGRESS EASEMENT PL PROPERTY LINE PR PROPOSED PSDE PRIVATE STORM DRAIN EASEMENT PSE PUBLIC SERVICE EASEMENT PSSE PRIVATE SANITARY SEWER EASEMENT PUE PUBLIC UTILITY EASEMENT PVC POLYVINYL CHLORIDE R RADIUS RCP REINFORCED CONCRETE PIPE RIM RIM ELEVATION R/W RIGHT-OF-WAY (S) SOUTH S SLOPE SCC SANTA CLARA COUNTY SCCFD SANTA CLARA COUNTY FIRE DEPARTMENT SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDE STORM DRAIN EASEMENT SDMH STORM DRAIN MANHOLE SDR STANDARD DIMENSION RATIO SF SQUARE FEET SJWC SAN JOSE WATER COMPANY SS SANITARY SEWER SSCO SANITARY SEWER CLEANOUT SSE SANITARY SEWER EASEMENT SSMH SANITARY SEWER MANHOLE STD STANDARD S/W SIDEWALK TC TOP OF CURB TELE TELEPHONE TLG TOWN OF LOS GATOS TW TOP OF WALL TYP TYPICAL VCP VITRIFIED CLAY PIPE (W) WEST W WATER WM WATER METER WS WATER SERVICE WV WATER VALVE WVSD WEST VALLEY SANITATION DISTRICT XING CROSSING ABBREVIATIONS TOTAL SITE AREA: 1,568,378 SF TOTAL SITE AREA DISTURBED: 3,200 SF (INCLUDING CLEARING, GRADING OR EXCAVATING) EXISTING AREA (SF) PROPOSED AREA (SF) REPLACED NEW TOTAL AREA POST-PROJECT (SF) IMPERVIOUS AREA TOTAL NEW & REPLACED IMPERVIOUS AREA PERVIOUS AREA SECONDARY ROAD CUT (CY) MAX CUT HEIGHT (SF) FILL (CY) MAX FILL DEPTH (SF) IMPORT/ EXPORT (CY) AREA DESCRIPTIONTABLE OF PROPOSED EARTHWORK QUANTITIES TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS TOTAL ASSESSORS PARCEL NO. 527-12-005 GENERAL NOTES 1. PROPERTY ADDRESS: TERRACE COURT 2. PROPERTY OWNER: JIM STEPANIAN; EMERALD LAKE INVESTMENTS 3. ASSESSORS PARCEL NUMBER: 527-12-005 4. SITE AREA: 153,898 sq. ft. / 3.53 acres 5. APPLICANT/DEVELOPER: 6. CONSULTANTS: 7. WATER SUPPLY: SAN JOSE WATER COMPANY 8. SANITARY SEWER DISPOSAL: WEST VALLEY SANITATION DISTRICT 9. GAS AND ELECTRIC: PACIFIC GAS & ELECTRIC COMPANY 10. TELEPHONE: FRONTIER 11. CABLE: COMCAST 12. STORM DRAIN: TOWN OF LOS GATOS 13. FIRE PROTECTION: SANTA CLARA COUNTY CENTRAL FIRE PROTECTION DISTRICT 14. DATUM: 15. BASIS OF BEARINGS: THE BEARINGS AND DISTANCES ARE BASED ON THE MAP RECORDED AS "REVISION TO ACREAGE" TRACT NO. 4432-A; PUERTA DEL MONTE - UNIT NO. ONE"; IN BOOK 311 OF MAPS, PAGES 45 AND 46 ON NOVEMBER 9TH, 1972. RECORDS OF SANTA CLARA COUNTY. 16. BENCHMARK INFORMATION: BENCHMARK ID: LG28 BENCHMARK ELEVATION: 617.51 FEET ORGANIZATION: TOWN OF LOS GATOS DESCRIPTION: SET BRASS DISK IN MONUMENT WELL STAMPED "LG28"; AT 0.4 MILES SOUTH OF BLOSSOM HILL ROAD ON FRANCIS OAKS WAY. NOTE: THIS MAP WAS PREPARED USING COMPUTER ASSISTED, PHOTOGRAMMETRIC METHODS BY HJW GEOSPATIAL, INC., IN OAKLAND, CALIFORNIA. IN AREAS OF DENSE VEGETATION, ACCURACY OF CONTOURS MAY DEVIATE FROM ACCEPTED ACCURACY STANDARDS. THE GRID IS BASED ON THE CALIFORNIA COORDINATE SYSTEM, ZONE III, NAD 1983. ELEVATIONS ARE BASED ON NGVD 1929. CONTROL SURVEY PERFORMED BY SILICON VALLEY LAND SURVEYING, INC., SAN JOSE, CA. 17. FLOODZONE STATEMENT: COMMUNITY PANEL NUMBER: 06085C0381H MAP REVISED: MAY 18, 2009 PROJECT IS LOCATED IN ZONE X ZONE X AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. SHEET OF 1 5 CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. REV.: SEPT. 2016 HB JOB NO. 16049

CIVIL ENGINEERS LAND SURVEYORS

CONSTRUCTION MANAGERS

HANNA-B UN TTI
EST. 1910
7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA
OFFICE (408) 842-2173 FAX (408) 842-3662
EMAIL: ENGINEERING @ HANNABRUNETTI.COM
0 3,000 153,898 3,000 3,000 150,898 ±376 ±2.6 ±8 ±1.7 ±368 ±376 ±8 ±368 NOT FOR CONSTRUCTION PRELIMINARY PLANS 1 TOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONS 2 BLUEPRINT FOR A CLEAN BAY SHEET 3 SITE PLAN 4 SECONDARY ACCESS ROAD - PLAN & PROFILE 5 SECONDARY ACCESS ROAD - PLAN & PROFILE (TRACT 10468) Page 569 HB DWG 16049impV2 secondary access ITEM NO. 8.

ITEM NO. 8.

GRADING AND DRAINAGE PLANS
TRACT NO. 10537 - LA TERRA CT - LOT 3 - APN 527-12-005

PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS

SECONDARY ACCESS ROAD
GRADING PERMIT APPLICATION NO. GR19-375
REVISIONS BY DATE DATE: AUGUST 9, 2023
SCALE:

DESIGN:

DRAWN:

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PROJECT NO.:

AM
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1"=40'
16049 SHEET OF 3
5 REV.: SEPT. 2016 HB JOB NO. 16049

CIVIL ENGINEERS LAND SURVEYORS

CONSTRUCTION MANAGERS

HANNA-B UN TTI
EST. 1910
7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA
OFFICE (408) 842-2173 FAX (408) 842-3662
EMAIL: ENGINEERING @ HANNABRUNETTI.COM NOT FOR CONSTRUCTION PRELIMINARY PLANS EXISTING 20' ACCESS ROAD
EXISTING 20' DRIVEWAY TO LOTS 7 & 8
EXISTING 20' ACCESS ROAD PROPOSED SECONDARY A P N 5 2 7 - 1 2 - 0 0 5 L O T 3 A P N 5 2 7 - 1 2 - 0 0 6 L O T 4 A P N 5 2 7 - 1 2 - 0 0 8 L O T 6 A P N 5 2 7 - 1 2 - 0 0 7 L O T 5 A P N 5 2 7 - 1 2 - 0 0 4 L O T 2 A P N 5 2 7 - 1 2 - 0 0 3 L O T 1 APN 824-12-011 PARCEL A

L A T E R R A C O U R T

PRIVATE STREET

S A N T E L L A D R
PUBLIC STREET PRIVATE INGRESS & EGRESS EASEMENT PUBLIC SERVICE EASEMENT EMERGENCY VEHICLE ACCESS EASEMENT PER BOOK 938 OF MAPS AT PAGES 29-39 ACCESS ROAD PRIVATE INGRESS & EGRESS EASEMENT PUBLIC SERVICE EASEMENT EMERGENCY VEHICLE ACCESS EASEMENT PER BOOK 938 OF MAPS AT PAGES 29-39 Page 571 ITEM NO. 8.

GRADING AND DRAINAGE PLANS
TRACT NO. 10537 - LA TERRA CT - LOT 3 - APN 527-12-005

PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS

SECONDARY ROAD - PLAN & PROFILE
GRADING PERMIT APPLICATION NO. GR19-375
REVISIONS BY DATE DATE: AUGUST 9, 2023
SCALE:

DESIGN:

DRAWN:

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PROJECT NO.:

AM
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XX
H 1"=20'; V 1"=10'
16049 SHEET OF 4 5 REV.: SEPT. 2016 HB JOB NO. 16049

CIVIL ENGINEERS LAND SURVEYORS

CONSTRUCTION MANAGERS

HANNA-B UN TTI
EST. 1910
7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA
OFFICE (408) 842-2173 FAX (408) 842-3662
EMAIL: ENGINEERING @ HANNABRUNETTI.COM NOT FOR CONSTRUCTION PRELIMINARY PLANS Page 572 ITEM NO. 8.
820
830
840
830 0+00
1+00
2+00
3+00
3+47

10.9%
A
B EXISTING TREE TO BE REMOVED EXISTING TREES TO REMAIN (TYP) EXISTING PG&E VAULT TO REMAIN EXISTING UTILITY LID TO BE ADJUSTED TO MATCH FINISHED SURFACE ELEVATION EXISTING WOOD RETAINING WALL (2' - 4' WALL HEIGHT) EXISTING WOOD RETAINING WALL (1' - 2' WALL HEIGHT) EXISTING EDGE OF PAVEMENT R = 36' PROPOSED EXTENSION OF ROAD FOR ONE-WAY FIRE ACCESS

7.8% 7.9%

4.3% EXISTING PG&E VAULT TO REMAIN EXISTING CUL-DE-SAC
14'
7' 7'
7'
±5'
±7'

14.2'

14.3'

15.6'

17.6'
20'

PROPOSED
20' EVAE
7' EXISTING EVAE
0+00.00 ~ GB

PROPERTY LINE
0+67.58 ~ GB

CONFORM TO

EX AC EX SHED EX SHED 2.69%

2.0% EX HOUSE EX HOUSE 121 ROCK RIDGE ROAD LOS GATOS, CA 95032

ROCK RIDGE ROAD
EX 10' IEE
EX 10' PG&E

EASEMENT
40' EX EVAE SEE SHEET 4 NEW FENCE & GATE NEW EDGE OF PAVEMENT

14.0'
1+74.13 BEGIN AC WIDENING
2+21.95

END AC WIDENING

16.3' EXTEND WALL AS REQUIRED (2' MAX HEIGHT)

10.9%

7.5%

7.8%

7.9%

6.5%

4.3% PROPOSED FINISHED SURFACE AT CENTERLINE EX AC ROAD PROPERTY LINE TRACT 10537 EX CUL-DE-SAC
7+32.07 ~ GB SEE SHEET 4 TRACT 10468 2.69%
0+00.00 ~ GB
FG 812.05
0+67.58 ~ GB
FG 813.87 SECTION
A N.T.S. 2.0% ±3' 20' 7' 7'
2 3
1NOTES: EXISTING GROUND STATION LINE/CENTERLINE
2 3 EDGE OF PAVEMENT ROAD EXTENSION EX SHED EVAE
2 1
1 2.0%
4 FINAL STRUCTURAL SECTION TO BE DETERMINED AFTER FINAL R-VALUE TESTING IN FIELD 4 2' SECTION
B N.T.S. 2 - 4% 20' 7' VARIES
2 3
1NOTES: EXISTING GROUND
4 STATION LINE EDGE OF EXISTING PAVEMENT
3 EXISTING WOOD RETAINING WALL (±2.5' HEIGHT) EXISTING ROAD EVAE 1 5 EXISTING PAVEMENT
2 4
5 1
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JOEY
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GRADING AND DRAINAGE PLANS - TRACTS 10468 & 10537

PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS
GRADING PERMIT APPLICATION NO. GR
REVISIONS DATE DATE: FEBRUARY 2023
SCALE:

DESIGN:

DRAWN:

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ENGR:

PROJECT NO.:

JLC
JLC
DW
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AS SHOWN
4130.50 SHEET OF 1 INCH = 20 FEET 20100 40 0+00 PLAN VIEW PROFILE VIEW 1" = 20' H: 1" = 20' ; V: 1" = 10' 1+00 2+00 3+00 840 830 820 810 800 840 830 820 810 800 LEGEND PROPOSED EXISTING DIRECTION OF SURFACE DRAINAGE AC PAVEMENT SLOPE 2:1 MAX PROPERTY LINE EASEMENT WOOD RETAINING WALL SECONDARY ACCESS ROAD - PLAN & PROFILE (TRACT 10468) KEY MAP

SHADY LANE

ROCK RIDGE RD

SHANNON RD

TERRACE
CT

SANTELLA DRIVE
MARCH 2023
5 5

ITEM NO. 8.

Final EIR
110 Wood Road – Los Gatos Meadows
Senior Living Community
Planned Development Application PD-20-001
SCH# 2021020007
August 26, 2021
Prepared by
EMC Planning Group

ITEM NO. 8.

ITEM NO. 8.

This document was produced on recycled paper.

FINAL EIR
110 WOOD ROAD – LOS GATOS MEADOWS

SENIOR LIVING COMMUNITY
Planned Development Application PD-20-001
SCH #2021020007

PREPARED FOR
Town of Los Gatos
Sean Mullin, AICP, Associate Planner
110 E. Main Street
Los Gatos, CA 95030
Tel 408.354.6823

PREPARED BY
EMC Planning Group Inc.
301 Lighthouse Avenue, Suite C
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
Teri Wissler Adam, Senior Principal
[email protected]
www.emcplanning.com
August 26, 2021

ITEM NO. 8.

ITEM NO. 8.

EMC Planning Group Inc.

TABLE OF CONTENTS

1.0 INTRODUCTION..................................................................................... 1-1

2.0 COMMENTS ON THE DRAFT EIR ........................................................... 2-1

2.1 CEQA Requirements .......................................................................................... 2-1

2.2 Written Comments on the Draft EIR and Responses to Comments ............ 2-1

3.0 CHANGES TO THE DRAFT EIR............................................................... 3-1

3.1 CEQA Requirements .......................................................................................... 3-1

3.2 Changes to Project Description (Section 4.0) .................................................. 3-1

3.3 Changes to Cultural Resources (Section 8.0) .................................................. 3-2

3.4 Changes to Wildfire Hazards (Section 12.0) ................................................... 3-2

4.0 REVISED SUMMARY .............................................................................. 4-1

4.1 Proposed Project Summary ............................................................................... 4-1

4.2 Summary of Significant Impacts and Mitigation Measures ......................... 4-2

4.3 Summary of Alternatives ................................................................................... 4-2

4.4 Areas of Known Controversy ........................................................................... 4-2

4.5 Issues to be Resolved .......................................................................................... 4-3

5.0 MITIGATION MONITORING AND REPORTING PROGRAM.................... 5-1

5.1 Introduction ......................................................................................................... 5-1

5.2 Monitoring Program........................................................................................... 5-1

5.3 Monitoring Program Procedures ...................................................................... 5-1 Figures
Figure 4-1 Site Plan ................................................................................................... 3-5

ITEM NO. 8.

EMC Planning Group Inc.

Tables
Table 4-1 Summary of Significant Impacts and Mitigation Measures ............ 4-4 Table 5-1 Mitigation Monitoring and Reporting Program ................................ 5-3

ITEM NO. 8.

EMC Planning Group Inc. 1-1

1.0 Introduction
The Town of Los Gatos (hereinafter “the Town”), acting as the lead agency, determined that the 110 Wood Road – Los Gatos Meadows Senior Living Community (hereinafter “proposed project”) might result in significant adverse environmental effects, as defined by the California Environmental Quality Act (CEQA) Guidelines section 15064. Therefore, the Town had a draft environmental impact report (EIR) prepared to evaluate the potentially significant adverse environmental impacts of the proposed project. The draft EIR was circulated for public review from May 28, 2021 to July 12, 2021 and public comment was received. A Town Planning Commission hearing was held on June 23, 2021 to accept public comment. CEQA Guidelines section 15200 indicates that the purposes of the public review process include sharing expertise, disclosing agency analysis, checking for accuracy, detecting omissions, discovering public concerns, and soliciting counter proposals.

This final EIR has been prepared to address comments received during the public review period and, together with the draft EIR, constitutes the complete 110 Wood Road – Los Gatos Meadows Senior Living Community EIR. This final EIR is organized into the following sections:
 Section 1 contains an introduction to this final EIR.  Section 2 contains written comments on the draft EIR and the responses to those comments.
 Section 3 contains changes to the draft EIR.
 Section 4 contains a revised summary section.
 Section 5 contains the mitigation monitoring and reporting program.

ITEM NO. 8.

1.0 Introduction
1-2 EMC Planning Group Inc.

This side intentionally left blank.

ITEM NO. 8.

EMC Planning Group Inc. 2-1

2.0 Comments on the Draft EIR

2.1 CEQA REQUIREMENTS
CEQA Guidelines section 15132(c) requires that the final EIR contain a list of persons, organizations, and public agencies that have commented on the draft EIR. A list of the correspondence received during the public review period is presented below.

CEQA Guidelines sections 15132(b) and 15132(d) require that the final EIR contain the comments that raise significant environmental points in the review and consultation process, and written response to those comments be provided. A copy of each comment letter or other form of correspondence received during the public review period is provided. The number of each letter is included at the top of the first page of each letter. Numbers inserted along the margin of each comment letter identify individual comments for which a response is provided. Responses corresponding to the numbered comments are presented immediately following each letter.

Where required, revisions have been made to the text or graphics of the draft EIR. Comments that trigger changes to the draft EIR are so noted as part of the response. Revisions to the draft EIR are included in Section 3.0, Revisions to the Draft EIR.

2.2 WRITTEN COMMENTS ON THE DRAFT EIR AND

RESPONSES TO COMMENTS
The following written correspondence that included comments on the draft EIR was received during the 45-day public review period:

1. Santa Clara County Department of Environmental Health, e-mail dated July 9, 2021;

2. Francesco J. Rockwood, Rockwood Pacific (applicant), letter (via e-mail) dated July 9, 2021;

3. Julie Southern, e-mail dated July 11, 2021;

4. Andrew Ghofrani, e-mail dated July 11, 2021; and

5. Justin S. Draa, Esq., e-mail dated July 12, 2021.

Copies of these letters, and responses to environmental comments in these letters, are provided on the following pages.

ITEM NO. 8.
1 Stuart Poulter
From: Estes, Peter <[email protected]>
Sent: Friday, July 9, 2021 4:42 PM
To: Sean Mullin
Cc: Haghighi, Darius
Subject: 110 Wood Road (APN 510-47-038)
Hi
I am responding to the proposed planned development at 110 Wood Road, Los Gatos. Planned Development Application PD-20-001
The project appears to be in the West Valley Sanitation District. No septic permits have been found for the site. If during construction a septic tank is found, a septic tank abandonment permit must be obtained.

Peter Estes, REHS
Registered Environmental Health Specialist
County of Santa Clara
Department of Environmental Health
1555 Berger Drive Suite #300
San Jose CA 95112
(408)918-3441 - Phone
(408) 258-5891 – Fax
www.ehinfo.org
For Onsite Wastewater Treatment Systems Manual and application, Go to: www.ehinfo.org/wastewater Or click here
For Drinking Water and Wells Information and applications, Go to: www.ehinfo.org/drinkingwater Or click here
For more information on FREE COVID-19 Testing visit: http://sccfreetest.org To express a complaint or concern about an organization visit: http://sccCOVIDconcerns.org For More Information on Environmental Health Guidance for Coronavirus visit us at: http://EHinfo.org/coronavirus NOTICE: This email message and/or its attachments may contain information that is confidential or restricted. It is intended only for the individuals named as recipients in the message. If you are NOT an authorized recipient, you are prohibited from using, delivering, distributing, printing, copying, or disclosing the message or content to others and must delete the message from your computer. If you have received this message in error, please notify the sender by return mail.

Letter #1

1.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 2-3
Response to Letter #1 from Santa Clara County Department of Environmental Health

1. This comment is acknowledged. No septic permits have been found for the site.

However, if during construction a septic tank is found, a septic tank abandonment permit will be obtained by the applicant from Santa Clara County Department of Environmental Health.

ITEM NO. 8.

VIA EMAIL
July 9, 2021
Mr. Sean Mullin, AICP, Associate Planner
Town of Los Gatos
Community Development Department
110 E. Main Street
Los Gatos, CA 95030
RE: 110 Wood Road-Los Gatos Meadows
Senior Living Community Draft EIR Comments
Dear Sean:

Thank you for the opportunity to provide Covia’s comments on the Town’s Draft EIR for 110 Wood Road-Los Gatos Meadows Senior Living Community prepared by EMC Planning Group, Inc. May 2021. We have reviewed the Draft EIR and appreciate the level of effort and analysis that has contributed to its preparation. While we have found the analysis generally accurate, we do offer the following information for the Town’s record regarding the infeasibility of Alternative 3 and a few additional comments and/or corrections for the Town’s consideration in preparation of the Final EIR:

Alternative 3 – Reduced Scale - Removal of Villas B and C from Proposed Site Plan The Town correctly included a reduced project alternative in the EIR to reveal the manner in which a smaller project could reduce the proposed project’s significant environmental effects. CEQA requires the Town to have undertaken this evaluation even where a proposed project will have no significant impacts after mitigation, and the EIR’s analysis is appropriate.

By contrast, at the project approval stage, the CEQA lead agency need not select the reduced project alternative and instead can choose to reduce the project’s impacts through mitigation measures. In fact, where a project’s significant impacts will be mitigated to a less-thansignificant level, an agency may approve the project without the need for making findings on the feasibility of the EIR’s alternatives. In Laurel Hills Homeowners Ass’n v. City Council (1978) 83 Cal. App. 3d 515, the court noted that mitigation measures and project alternatives are discussed by CEQA in the alternative; accordingly, the court concluded that CEQA does not mandate the choice of the environmentally superior alternative if, through mitigation measures alone, the agency has reduced the project’s environmental effects to an acceptable level.

1. Letter #2

ITEM NO. 8.

Page | 2
While the Town will not need to adopt CEQA findings demonstrating that Alternative 3 is infeasible, we nevertheless submit the following comments to explain why we believe the Alternative should not be approved in lieu of the proposed project. • Page 2-2, Section 2.4 Summary of Alternatives and Page 16-5, Section 16.4, Page 16-10, Alternative 3 Reduced Scale-Removal of Villas B and C from Proposed Site Plan. o This alternative is described as removing approximately 98,374 square feet of floor space in Villas B and C, including approximately 26,000 square feet of floor space from the grade level which includes a substantial portion of the health center. A critical and central objective of the project is to rebuild and maintain its existing use category, namely, to remain as a Life Plan Community (formerly known as Continuing Retirement Communities or CCRCs). A critical element of a Life Plan Community is the health center function. We are proposing to decrease our health center from 38 skilled nursing beds to just 17 supporting care units, which is the number of supporting care units that are necessary to serve the needs of the community. It would not be possible to meet the on-going and end of life care needs of our residents with the remaining area left after removal of Villas B and C. Accordingly, it is our position that a Life Plan Community would not be feasible without the portion of the health center located in Villas B and C.
o This alternative also is described as reducing the number of living units by 49 units.

Under CEQA, the lead agency may not reduce the number of housing units to reduce project impacts if another specific mitigation measure is available that will provide a comparable level of mitigation. Here, the mitigation measures identified in the Draft EIR will reduce the project’s impacts to a less-than-significant level; the Town should not reduce the number of living units to reduce project impacts.

Additional Comments
The following additional comments are provided to ensure that the EIR is consistent with the project plans. None of the requested changes would be expected to result in a new or more significant adverse impact on the environment compared to the impacts disclosed by the Draft EIR.
• Page 4-6, Project Description, Access and Circulation. This section should be updated to reflect the loop road (and full fire circulation access) identified on the (revised) site plan to provide for enhanced fire response and circulation. Refer to Sheet C102, dated 06-04- 2021.
• Page 4-9, Stormwater Management. The impervious surface area should be revised to 9,300 square feet as the inclusion of the fire loop road has increased the amount of stormwater runoff, though impacts remain less than significant. The rest of the text remains the same, and the conclusions do not change.
• Figure 4-1, Site Plan. This section should be updated to reflect the current preliminary site plan on file, and inclusion of the fire loop road.
• Page 7-34, Mitigation Measure 7-5a. The measure requires a minimum 10-foot setback from a site drainage feature during tree removal, demolition and construction activities. If this setback cannot be achieved, Mitigation Measure 7-5b requires jurisdictional d.
c.
b.
a.

2. 1.
cont.'d

ITEM NO. 8.

Page | 3
determinations by USACE, RWQCB and CDFW, applicable permitting by these agencies and compensatory mitigation. We have asked our project design team to confirm that a 10-foot setback will be achievable, which would ensure mitigation without the need for the additional steps described in Mitigation Measure 7-5b. We will provide this supplementary information prior to the Town’s consideration of project approval. • Page 8-7, Impact 8-2. The conclusion on page 8-7 indicates “less than significant” (potential destruction of a unique Paleontological resource or site during construction).

This statement is reiterated on page 8-8 under the “Conclusion”. However, we believe the correct statement is “less than significant with mitigation” based on the analysis on pages 8-7 and 8-8 and as required by Mitigation Measure 8-2.
• Page 12-10, Installation or Maintenance of Associated Infrastructure…”. First paragraph under Impact 12-3, please revise to reflect accurate accessibility as follows:
o “The project site would be accessible at the southeast and southwest boundaries of the development via two existing driveways from Wood Road, which are proposed to be widened to 26 feet, and a widened 20-foot access (Farwell Lane)…” o In this same paragraph, please correct project sheets to include C.108, C108.1 and C108.2. Delete reference to sheet C108.3.
o Page 12-11, revise first full sentence to note that the existing fire hydrant is “west”, not “east” of the project site.
o Page 12-11, third full sentence. This is not a correct statement. No improvements to the fire flow system are needed. Based on review of the system by San Jose Water, fire flow is adequate to meet fire-fighting capabilities at and around the project site.

Respectively,
ROCKWOOD PACIFIC INC.

By:

Name: Francesco J. Rockwood
Title: President
iii.
ii.
i.
f.
e.
iv.

2. cont.'d

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 2-7
Response to Letter #2 from Francesco J. Rockwood,
Rockwood Pacific (applicant)

1. Alternative 3 – Reduced Scale – Removal of Villas B and C from Proposed Site Plan. This comment is acknowledged. The applicant provides information regarding CEQA requirements, but does not raise an environmental issue. Town Council will consider the applicant’s comments on alternatives when certifying the EIR and considering project approval. No changes to the Draft EIR are required.

2. Additional Comments
Note: Corrections requested by applicant are based on revised site plan set (dated July 27, 2021) that was submitted to the Town after the release of the Draft EIR. The Draft EIR analysis is based on a plan set dated October 13, 2020. a. Bullet one (Page 4-6, Project Description under “Access and Circulation”). For clarification, the word “loop” has been added to the Project Description to describe the emergency fire access road. See Section 3.0, Changes to the Draft EIR. b. Bullet two (Page 4-9, Project Description under “Stormwater Management”). The total impervious surface area has been revised to reflect impervious surface calculations found on Sheet C105 from the July 27, 2021 plan set and independently calculated by Town staff. Development of the project as proposed would result in a net increase in impervious surface area of approximately 8,877 square feet. See Section 3.0, Changes to the Draft EIR. c. Bullet three (Project Description, Figure 4-1, Site Plan). Figure 4-1, Site Plan, has been updated to reflect the most recent version of the site plan, dated July 27, 2021, Sheet A001, prepared by Perkins Eastman (see Section 3.0, Changes to the Draft EIR).
d. Bullet four (Page 7-34, Biological Resources, Mitigation Measure 7-5a). This comment is acknowledged. Town staff will review supplementary information regarding possible jurisdictional determination of site drainage feature if/when submitted by the applicant’s biologist. No changes to the Draft EIR are required. e. Bullet five (Page 8-7, Cultural Resources, Impact 8-2). “With Mitigation” was originally omitted from Impact Statement 8-2. This language has been added to Impact Statement 8-2 (see Section 3.0, Changes to the Draft EIR). f. Bullet six (Page 12-10, Wildfire Hazards under “Installation or Maintenance of Associated Infrastructure”).

ITEM NO. 8.

2.0 Comments on the Draft EIR
2-8 EMC Planning Group Inc.
i. Requested language added to first paragraph under Impact 12-3 to clarify access points and roadway widths (see Section 3.0, Changes to the Draft EIR).
ii. Reference to plan sheet page numbers C108, C108.1, and C108.2 have been updated to reflect the sheet sequence of most recent plan set submittal to the Town dated July 27, 2021. See Section 3.0, Changes to the Draft EIR. iii. Revision made to location of existing fire hydrant (west of Wood Road; not east). See Section 3.0, Changes to the Draft EIR.
iv. Santa Clara County Fire Department required during their review of the project that the applicant "provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1500 gallons per minute (GPM) at 20 pounds per square inch (psi), residual." The San Jose Water Co. analysis letter (dated January 11, 2021) states the location of the hydrant identified in the analysis only has 650 GPM at 20 psi. Therefore, Town staff have requested that the applicant make improvements necessary to provide adequate single hydrant flow. Santa Clara County Fire will provide final sign-off of project plans to ensure that fire flow at fire hydrant locations are adequate to service the project site. No changes to the Draft EIR are required.

ITEM NO. 8.
1 Stuart Poulter
From: Julie Southern <[email protected]>
Sent: Sunday, July 11, 2021 12:48 PM
To: Sean Mullin
Cc: [email protected]; Matthew Southern
Subject: 110 Wood Road, EIR for the Meadows
Hello Sean Mullin
I live at 135 Wood Road, and am neighbors of the Meadows. I think , and have always thought, the project is an improvement to what was there.

My concerns, as they have always been:
- the closure of the road that let's out onto Broadway (why remove access?) - the increased traffic on Wood, especially if the closure of the Broadway road goes thru - and the speed of the traffic coming off 17 seems to have gotten worse over the years (I have been here over 30 years, so I do have some perspective)
Recently I have also become aware that the increased height will possibly block my view (as well as several neighbors).

Though that is not necessarily part of the EIR, I still voice it here.

I look forward to the progress on the matter.

Thank you and regards,
Julie Southern
135 Wood Road
Los Gatos, CA 95030
cell 408.315.9747
Letter #3

2. 1.

3. 4.

ITEM NO. 8.

2.0 Comments on the Draft EIR
2-10 EMC Planning Group Inc.

Response to Letter #3 from Julie Southern

1. As noted in Section 3.0, Project Description, of the Draft EIR, the closure of the connection to Broadway via Farwell Lane is intended to improve the integration of the site with the broader Los Gatos Community by closing Farwell Lane to through traffic and transitioning Farwell Lane from Los Gatos Meadows to Broadway into a naturally landscaped, pedestrian-friendly connection to Downtown Los Gatos. The connection would also serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage and would continue to serve as a fire access to the Santa Clara County Fire Department. As identified in the initial study prepared with the Notice of Preparation for the proposed project (Appendix A of the Draft EIR), access and circulation on the project site would be designed to adhere to the Town of Los Gatos design guidelines and standards and would be subject to approval by the Town of Los Gatos Public Works Department and Santa Clara County Fire Department. This would ensure that the proposed project is adequately designed to minimize hazards associated with design of this connection.

Therefore, the proposed project would not result in inadequate emergency access as a result of closing the connection to Broadway via Farwell Lane. No changes to the Draft EIR are required.

2. As noted in Section 13.0, Effects Not Address in the EIR (under “Transportation”) of the draft EIR, the proposed project would result in a less-than-significant impact as the project would be projected to result in a net increase in 10 vehicle trips per day (from 708 when the existing senior community was operating to 718 daily trips under proposed project conditions), which is considerably less than the screening threshold of 110 vehicle trips per day as established by the Office of Planning and Research ‘s Technical Advisory on Evaluating Transportation Impacts in CEQA (2018).

Therefore, the increase in traffic on Wood Road would not be considered significant when comparing the proposed project to the existing senior living community. No changes to the Draft EIR are required.

3. Speed of traffic coming off Highway 17 along Santa Cruz Avenue is not an environmental effect of the proposed project. Therefore, no response is required. No changes to the Draft EIR are required.

4. See response to Letter #4 regarding CEQA requirements for analyzing aesthetic impacts to public versus private vantage points. No changes to the Draft EIR are required.

ITEM NO. 8.
1 Stuart Poulter
From: Andrew Ghofrani <[email protected]>
Sent: Sunday, July 11, 2021 1:28 PM
To: Sean Mullin
Cc: Andrew Ghofrani; Feri Ghofrani; Keya Ghofrani
Subject: 110 Wood Rd EIR comment
Dear Sean,
Please see below excerpts from EIR with some of my questions and comments in red. Plz address my question add it to your records.

Thank you
Andy Ghofrani P.E.
408-823-1247

AREAS OF KNOWN CONTROVERSY
CEQA Guidelines section 15123, Summary, requires a discussion of areas of controversy known to the lead agency including issues raised by agencies and the public. The Town is aware of general public concern about possible visual impacts as a result of the proposed project and has requested the applicant actively work with the public to address concerns. Only two comments on the notice of preparation were received by public agencies, are included in Appendix A, and are summarized below:

AG comment- No impact is shown in the summary or tables- As mentioned previously. I have a serious concern about the proposed construction height. I will not accept a blockage of my existing view. The open view of valley was a main deciding factor at the time of my purchase and its blockage will impact the resale value of my property.

Table 4-2 Summary of Proposed Buildings
Building
Building Heights
A 85.5
C 81.5
E 82
F 82
Excerpts- Letter of Justification Rebuild of Los Gatos Meadows Additional Outreach Since re-initiating our rebuilding efforts in 2018, there have been several meetings with various Planning and Public Works staff, in order to clarify and confirm the proposed architectural concepts and treatment of offand on-site conditions, and to address specific technical challenges. In March of 2018, the project team hosted the first of seven neighborhood open house meetings at Los Gatos Meadows to inform neighbors about the rebuilding process and to solicit their input and feedback. Likely due in part to the COVID-19 pandemic, no neighbors attended the seventh open house. Accordingly, the project team produced a video summary update and circulated the link to this video update. The video update can be accessed from the Los Gatos Meadows page of the Covia web site: https://covia.org/losgatosmeadows/ During 2018 and early 2019, the project team met with each council member. Furthermore, in the spirit of community engagement and to commence the development of a “Town Integration” project, over the last year and half, the project team has conducted twenty in person meetings with local businesses, associations, and interest groups (see Appendix C and D for details). Feedback from neighbors, council members, and other community leaders included concerns and comments on building/site design, parking and circulation, visual impacts, and safety, which were accounted for during the formation of the site plan and project. The project design reflects the concerns of not only the Town, but also the broader Los Gatos community.

Letter #4

1.

ITEM NO. 8.
2 D. Building Height-Visibility As noted above, the project would result in heights that are above those of the existing structures. These heights are requested to accomplish a variety of site design considerations as described above.

Aesthetically and architecturally, the heights of Page | 10 buildings are varied based on their location in relationship to visibility from Town and neighboring properties and site topography. Key points include: • The most visible building at the corner of Wood Road and Farwell Lane is the shortest building on the site and is only 12 feet higher than the existing building in this location. • Heights of buildings above the terrace vary from 3 stories to 5 stories and the height of the new terrace is 7 feet lower than the existing terrace which reduces overall building heights. • Buildings along the front of the site visible from the Town are the lower 3 and 4 story buildings on all front facades. (Though some step up to 5 stories away from the front façade). • Buildings step down a story in height on the side facing Town to minimize the number of stories visible from Town. This stepping means that the upper floor of the buildings is hidden from the view below, and only the shorter side is visible from the Town. • The buildings in the back of the site are nestled into the hillside. Three of these buildings have two stories benched into the hillside and the roofs of those buildings are effectively one story above the access road immediately behind them. • With the buildings stepped into the hillside only the top three floors of many of the buildings are visible from Wood Road above. Additionally, the Hillside behind these buildings continues to slope up so the roofs of the buildings are only slightly higher than the level of the access road above. • The corners of the buildings have balconies which serve to erode the mass of the buildings when viewed from the Town, especially when viewed on an angle. This results in the front elevation appearing more narrow than actual dimensions.

AG-- There is no mention of the visual impact from my side and only shown from the town's side. The impact from my side need to be added in the revised EIR for our review.

1. cont.'d

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 2-13
Response to Letter #4 from Andrew Ghofrani

1. CEQA only requires visual analysis to address aesthetic impacts from publicly accessible viewpoints, not private residences. The CEQA Guidelines Appendix G Checklist question “c” considers a significant visual impact if a project, in non-urbanized areas, substantially degrades the existing visual character or quality of public views of the site and its surrounding. Public views are those that are experienced from a publicly accessible vantage point. As noted in Section 5.0, Aesthetics, of the Draft EIR, limited public views of the project site are available from above the project on Wood Road, from S. Santa Cruz Avenue (looking west) and from East Main Street (looking south) as illustrated in the visual simulations prepared by the applicant. In addition, the Draft EIR noted that the project site is not viewable from any of the Town’s four designated “Viewing Areas” as established in the Town’s Hillside Development Standards and Guidelines. These “Viewing Areas” are primarily situated to establish visual impacts to the hillsides further to the east across State Route 17. The closest established “Viewing Area” is located approximately 950 feet northwest of the project site at the northwest corner of the intersection of W. Main Street and Bayview Avenue. From this viewing area location, the project site is entirely obscured due to vegetation and/or buildings along Bayview Avenue. While the project site is not located within the “Hillside Area” as shown in the “Town of Los Gatos Hillside Area Map” and therefore not subject to the Hillside Development Standards & Guidelines (HDS&G) visibility analysis requirements, the Draft EIR visual analysis took into account potential visual impacts of the project from these established “Viewing Areas” to both help inform the impact analysis and ensure the project was designed in the spirit of the Town’s HDS&G as requested by staff.

No changes to the Draft EIR are required.

ITEM NO. 8.
1 Stuart Poulter
From: Justin Draa <[email protected]>
Sent: Monday, July 12, 2021 11:26 AM
To: Sean Mullin
Subject: Comments RE EIR for 110 Wood Road
Follow Up Flag: Follow up
Flag Status: Flagged
To Whom it May Concern:

I am the owner of 138 Wood Rd, Los Gatos – about a quarter mile up the road from the proposed project site. I’d like to offer the following comments:
- The Wood Road and Santa Cruz Avenue intersection is already a problem in terms of unsafe turning due to the fast-exiting cars from 17 South. I believe a roundabout is a good idea to mitigate this safety issue. In addition, there should be some effort to slow the exiting traffic from 17 up closer to the actual point of exit. There is already an electronic MPH sign, but it does little to deter excessive speeders. With hundreds of staff and residents adding to the traffic congestion, this is all the more important.
-Closing off any access from Broadway and requiring all ingress/egress via Wood Road is concerning. I would feel much better as a neighbor knowing that at least some of the enhanced traffic burden were instead coming via Broadway.

Thank you,
Justin Draa
Justin S. Draa, Esq.

DiBENEDETTO LAPCEVIC & DRAA, LLP
1101 Pacific Avenue, Suite 320
Santa Cruz, CA 95060
(831) 325-2674 Tel
(831) 477-7617 Fax
[email protected]
Letter #5

1. 2.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 2-15
Response to Letter #5 from Justin S. Draa, Esq.

1. See response #3 to Letter #3 from Julie Southern for response to concerns over speeds off Highway 17 onto Santa Cruz Avenue.

2. See response #1 to Letter #3 from Julie Southern for response to concerns over closure of connection Broadway via Farwell Lane.

ITEM NO. 8.

2.0 Comments on the Draft EIR
2-16 EMC Planning Group Inc.

This side intentionally left blank.

ITEM NO. 8.

EMC Planning Group Inc. 3-1

3.0 Changes to the Draft EIR

3.1 CEQA REQUIREMENTS
CEQA Guidelines section 15132 requires that a final EIR contain either the draft EIR or a revision of the draft EIR. This final EIR incorporates the draft EIR by reference and includes the revisions to the draft EIR, as presented on the following pages.

This section contains text from the draft EIR with changes indicated. Additions to the text are shown with underlined text (underline) and deletions are shown with strikethrough text (strikethrough). Explanatory notes in italic text (italic) precede each revision. The following changes are made:

3.2 CHANGES TO PROJECT DESCRIPTION (SECTION 4.0)
Access and Circulation
In response to the applicant’s draft EIR comment letter (under “Additional Comments,” first bullet point), the word “loop” has been added to describe the emergency fire access road.

The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance. The project would reconfigure the existing “exit only” driveway (Farwell Lane) located on Broadway, and would convert the driveway into a pedestrian and bicycle lane. The driveway would also serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. Locations throughout the project would have various turning movement restrictions to ensure site distance visibility, and safe turning movement distances. The project would incorporate a dedicated loop road for emergency fire access, which would be located on the western side of the property.

Figure 4-1
In response to the applicant’s draft EIR comment letter (under “Additional Comments,” third bullet point), Figure 4-1, Site Plan, has been updated to reflect the most recent version of the site plan, dated July 27, 2021, Sheet A001, prepared by Perkins Eastman. The revised Figure 4-1 is included at the end of this section.

ITEM NO. 8.

3.0 Changes to the Draft EIR
3-2 EMC Planning Group Inc.

Stormwater Management
In response to the applicant’s draft EIR comment letter (under “Additional Comments,” second bullet point), the total impervious surface area has been revised to reflect impervious surface calculations, associated with the fire loop road, found on Sheet C105 from the July 27, 2021 plan set and independently calculated by Town staff.

Development of the project as proposed would result in a net increase in impervious surface area of approximately 4,000 8,877 square feet. The project would mimic existing drainage patterns with modifications to meet current stormwater runoff requirements that would result in slower runoff during small storms. Stormwater would be collected on-site via drain inlets and roof drains and would be treated on-site. The stormwater would first be treated on-site with bioretention systems approved by the Town, and then would be conveyed to the existing public stormwater infrastructure that serves the site.

3.3 CHANGES TO CULTURAL RESOURCES (SECTION 8.0)
In response to the applicant’s draft EIR comment letter (under “Additional Comments,” fifth bullet point), the words “with Mitigation” were omitted from the draft EIR impact statement 8-2 (Section 8.0, Cultural Resources). Added here for clarification.

Paleontological Resources

3.4 CHANGES TO WILDFIRE HAZARDS (SECTION 12.0)
In response to the applicant’s draft EIR comment letter (under “Additional Comments,” six bullet point, first sub-bullet), the following language has been added to first paragraph under Impact 12-3 (Section 12.0, Wildfire Hazards). In addition, reference to plan sheet page numbers have been updated to reflect the most recent plan set submittal to the Town dated July 27, 2021.

IMPACT
8-2
Potential Destruction of a Unique Paleontological
Resource or Site During Construction
Less than Significant
with Mitigation

ITEM NO. 8.
110 Wood Road - Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 3-3
Installation or Maintenance of Associated Infrastructure That May Exacerbate Fire Risk
The project site would be accessible at the southeast and southwest boundaries of the development via two existing driveways from Wood Road, which are proposed to be widened to 26 feet, and a widened 20-foot access (Farwell Lane) which is accessed at both the west and eastern boundaries of the facilities and connects to Broadway to the north of the site. Additional bump-outs and widening lanes to 26 feet have been included as well (see sheets C108, C108.1, and C108.2 and C108.3.

In response to the applicant’s draft EIR comment letter (under “Additional Comments,” six bullet point, third sub-bullet), the location of an existing fire hydrant in relation to the project site was corrected (from east to west across Wood Road.

A revised fire flow analysis was provided by San Jose Water for the existing fire hydrant across Wood Road west of the project site.

IMPACT
12-3
The Project Would Not Require the Installation or Maintenance of Associated Infrastructure (such as Roads, Fuel Breaks, Emergency Water Sources, Power Lines or Other Utilities) that May Exacerbate Fire Risk or That May Result in Temporary or Ongoing Impacts to The Environment.

No Impact

ITEM NO. 8.

3.0 Changes to the Draft EIR
3-4 EMC Planning Group Inc.

This side intentionally left blank.

ITEM NO. 8.

Project Site
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR Site Plan
Figure 4-1
Source: Perkins Eastman 2021
0 125 feet

ITEM NO. 8.

3.0 Changes to the Draft EIR
3-6 EMC Planning Group Inc.

This side intentionally left blank.

ITEM NO. 8.

EMC Planning Group Inc. 4-1
Revised Summary
Where changes to the draft EIR text described in Section 3.0, Changes to the Draft EIR also require changes to the Summary, those changes are identified below. Additions to the text are shown with underlined text (underline) and deletions are shown with strikethrough text (strikethrough). Note that a number of additions shown in the revised summary table are completion of mitigation measure text that was presented in the draft EIR, but truncated in the summary table - the full text of all mitigation measures is included in the revised summary table.

4.1 PROPOSED PROJECT SUMMARY
The proposed project involves the redevelopment of the site with a state-of-the-art senior living community that would replace the existing Los Gatos Meadows senior living community. The project includes the construction of eight, three- to five-story buildings rising from a ground level base containing the main building entry and reception, health center, and garage. The project would include 174 independent residential apartments totaling 334,574 square feet with 57 one-bedroom apartments and 117 two-bedroom apartments. The project would include a 20,588 square foot health center with 17 supporting care units specializing in assisted living care, memory care and respite care. In addition, the project would consist of 35,429 square feet of total amenity space (including fitness and dining areas) and 35,280 square feet for back of house and mechanical space. The project would include 91,827 square feet of parking space, with 77 standard parking spaces in the new garage.

The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance. The project would reconfigure the existing “exit only” driveway located on Broadway, and would convert the driveway into a pedestrian and bicycle lane. The driveway will also serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. Locations throughout the project would have various turning movement restrictions to ensure site distance visibility, and safe turning movement distances. The project would incorporate a dedicated road for fire access, which would be located on the western side of the property.

Detailed project description information is included in Section 4.0 Project Description.

ITEM NO. 8.

4.0 Revised Summary
4-2 EMC Planning Group Inc.

4.2 SUMMARY OF SIGNIFICANT IMPACTS AND

MITIGATION MEASURES
The proposed project would result in some significant or potentially significant impacts.

Each of the significant impacts is identified in Table 2-1, Summary of Significant Impacts and Mitigation Measures, located at the end of this Summary section. The table lists each significant impact by topic area, mitigation measures to avoid or substantially minimize each impact, and the level of significance of each impact after implementation of the mitigation measures. Less-than-significant impacts are not included in the summary table.

4.3 SUMMARY OF ALTERNATIVES
This EIR evaluates the environmental impacts of the following three alternatives to the proposed project.

1. The first is the no project alternative, which discusses conditions as they currently exist with the closed senior living community currently located at the project site and allows decision makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project.

2. The second is also a no project alternative, which discusses a reasonably foreseeable development scenario whereby the project site would be developed with another project consistent with the site’s General Plan land use designation of Medium Density Residential.

3. The third alternative is a reduced scale version of the proposed project. It consists of removing Villas B and C from the project. The primary purpose is to avoid removal of 62 trees and reduce grading that would be required to accommodate the two buildings. Several other significant mitigable impacts of the proposed project would be somewhat lessened.

4.4 AREAS OF KNOWN CONTROVERSY
CEQA Guidelines section 15123, Summary, requires a discussion of areas of controversy known to the lead agency including issues raised by agencies and the public. The Town is aware of general public concern about possible visual impacts as a result of the proposed project and has requested the applicant actively work with the public to address concerns.

Only two comments on the notice of preparation were received by public agencies, are included in Appendix A, and are summarized below:

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 4-3

1. Native American Heritage Commission
The commission identified the need for the Town to comply with the noticing and consultation requirements of AB52 and SB18. The Town’s actions to comply with AB52 is described in Section 8.0, Cultural, Paleontological, and Tribal Resources. SB18 only applies to general plan amendments and therefore, is not relevant to the proposed project. Tribal resources are addressed in Section 8.0, Cultural, Paleontological, and Tribal Resources.

2. California Department of Fish and Wildlife, Bay Delta Region California Department of Fish and Wildlife staff identified possible direct impacts to roosting bats and nesting birds as a result of the proposed project and recommended measures to address. CDFW comments are addressed in Section 7.0, Biological Resources.

4.5 ISSUES TO BE RESOLVED
CEQA Guidelines Section 15123 requires an EIR to discuss issues to be resolved, including the choice among alternatives and whether or how to mitigate the significant effects. The Town of Los Gatos is not aware of any issues to be resolved; however, the Town Council will be required to consider the analysis in this EIR, and make a decision whether to approve the proposed project.

ITEM NO. 8.

4.0 Revised Summary
4-4 EMC Planning Group Inc.

Table 4-1 Summary of Significant Impacts and Mitigation Measures Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Air Quality
Impact 6-5. Construction
Activity Would Expose
Sensitive Receptors to
Toxic Air Contaminants
Significant Mitigation Measure 6-5a. During construction, the project contractor shall implement the following measures to reduce emissions of fugitive dust and engine exhaust DPM, subject to review and approval by the Community Development Director. These measures shall be included in the project plans, prior to issuance of a demolition permit:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three (3) times per day and at a frequency adequate to maintain minimum soil moisture of 12 percent. Moisture content can be verified by lab samples or moisture probe;
b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered; c. Avoid tracking visible soil material on to public roadways by employing the following measures if necessary: (1) Site accesses to a distance of 100 feet from public paved roads shall be treated with a 6 to 12-inch compacted layer of wood chips, mulch, or gravel and (2) washing truck tires and construction equipment prior to leaving the site; d. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; e. All vehicle speeds on unpaved roads shall be limited to five (5) mph; f. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used;
g. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; h. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph and visible dust extends beyond site boundaries; Less than Significant

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 4-5
Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
j. Wind breaks (e.g., trees, fences) shall be installed on the windward side(s) of actively disturbed areas of construction adjacent to sensitive receptors. Wind breaks should have no greater than 50 percent air porosity;
k. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established;
l. The simultaneous occurrence of excavation, grading, and ground-disturbing construction activities on the same area at any one time shall be limited. Activities shall be phased to reduce the amount of disturbed surfaces at any one time; and m. Post a publicly visible sign with the telephone number and person to contact at the Town of Los Gatos regarding dust complaints. This person shall respond and take corrective action within 48 hours. The air district’s phone number shall also be visible to ensure compliance with applicable regulations.

Mitigation Measure 6-5b. Prior to the issuance of the demolition permit, the project developer shall prepare, and the project contractor shall implement, a demolition and construction emissions avoidance and reduction plan demonstrating a 25 percent reduction of infant/child cancer risk and a 60 percent reduction of PM2.5 exposures at the MEI to meet the air district’s risk thresholds.

The plan shall be prepared prior to the issuance of a demolition permit and shall be reviewed and approved by the Community Development Director. The plan shall be accompanied by a letter signed by a qualified air quality specialist, verifying the equipment included in the plan meets the standards set forth in this mitigation measure. The plan shall include the following measures:
a. All mobile diesel-powered off-road equipment operating on-site for more than two days and larger than 50 horsepower shall, at a minimum, meet U.S. Environmental Protection Agency (EPA) particulate matter emissions standards for Tier III engines or better. Prior to the issuance of any demolition permits, the project applicant shall submit specifications of the equipment to be used during construction and confirmation this requirement is met; b. Use alternatively fueled equipment or equipment with zero emissions (i.e., aerial lifts, forklifts, and air compressors, etc., shall be either electrified or fueled by liquefied natural gas/propane);
c. Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment, such as generators; and d. Other demonstrable measures identified by the developer that reduce emissions and avoid or minimize exposures to the affected sensitive receptors.

ITEM NO. 8.

4.0 Revised Summary
4-6 EMC Planning Group Inc.

Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Biological Resources
Impact 7-2. Potential
Effect on Candidate,
Sensitive, or SpecialStatus Species (San
Francisco Dusky-Footed
Woodrat)
Significant Mitigation Measure 7-2. Prior to issuance of a grading permit, a qualified biologist shall conduct pre-construction surveys for woodrat middens within the development footprint and fire defensible space. These surveys shall be conducted no more than 15 days prior to the start of construction. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. All woodrat middens shall be flagged for avoidance of direct construction impacts and fire defensible space where feasible. If impacts cannot be avoided, woodrat middens shall be dismantled no more than three days prior to construction activities starting at each midden location. All vegetation and duff materials shall be removed from three feet around the midden prior to dismantling so that the occupants do not attempt to rebuild. Middens are to be slowly dismantled by hand in order to allow any occupants to disperse.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented by a qualified biologist and submitted to the Town, prior to issuance of a demolition and grading permit.

Less than Significant
Impact 7-3. Potential
Effect on Candidate,
Sensitive, or SpecialStatus Species (Pallid Bat,
Townsend’s Big-Eared
Bat)
Significant Mitigation Measure 7-3. Within 14 days prior to tree removal or other construction activities such as a demolition, the project developer shall retain a qualified biologist to conduct a habitat assessment for bats and potential roosting sites in trees to be removed, within structures proposed for demolition, and in trees and structures within 50 feet of the development footprint.

In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. These surveys shall include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within and 50 feet around the project site. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked.

Locations off the site to which access is not available may be surveyed from within the site or from public areas.

If no roosting sites or bats are found, a letter report confirming absence shall be submitted by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and no further mitigation is required.

If bats or roosting sites are found, a letter report and supplemental documents shall be provided by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition Less than Significant

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 4-7
Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
permits and the following monitoring, exclusion, and habitat replacement measures shall be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they shall be evicted as described under (b) below. If bats are found roosting during the nursery season, they shall be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats shall be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the California Department of Fish and Wildlife) shall be established around the roosting site within which no construction activities including tree removal or structure disturbance shall occur until after the nursery season.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures within 50 feet of project disturbance activities, the individuals shall be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees or structures to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other removal methods could include:
carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance within 50 feet of any structures shall be conducted no earlier than the following day (i.e., at least one night shall be provided between initial roost eviction disturbance and tree removal/disturbance activities). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.
c. Bat Mitigation and Monitoring Plan. If roosting habitat is identified, a Bat Mitigation and Monitoring plan will be prepared and implemented to mitigate for the loss of roosting habitat.

The plan will include information pertaining to the species of bat and location of the roost, compensatory mitigation for permanent impacts, including specific mitigation ratios and a location of the proposed mitigation area, and monitoring to assess bat use of mitigation areas. The plan will be submitted to CDFW for review and approval prior to the bat eviction activities or the removal of roosting habitat.

ITEM NO. 8.

4.0 Revised Summary
4-8 EMC Planning Group Inc.

Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of grading and demolition permits.

Impact 7-4. Potential
Effect on Candidate,
Sensitive, or SpecialStatus Species (Nesting
Raptors and Migratory
Birds)
Significant Mitigation Measure 7-4. Prior to issuance of tree removal, demolition, and grading permits, to avoid impacts to nesting birds during the nesting season (January 15 through September 15), construction activities within or adjacent to the project site boundary that include any tree or vegetation removal, demolition, or ground disturbance (such as grading or grubbing) shall be conducted between September 16 and January 14, which is outside of the bird nesting season.

If this type of construction occurs during the bird nesting season, then a qualified biologist shall conduct pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project activities.

If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), or if construction activities are suspended for at least 14 days and recommence during the nesting season, a qualified biologist shall conduct nesting bird surveys.
a. Two surveys for active bird nests shall occur within 14 days prior to start of construction, with the final survey conducted within 48 hours prior to construction. Appropriate minimum survey radii surrounding each work area are typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. Locations off the site to which access is not available may be surveyed from within the site or from public areas. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist prior to initiation of construction activities. b. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.

Less than Significant

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 4-9
Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of tree removal, demolition, and grading permits.

Impact 7-5. Effect on
Federally- and StateProtected Wetlands or
Waters of the U.S.
(Intermittent or Ephemeral
Drainage)
Significant Mitigation Measures 7-5a. To avoid impacts to a the potentially jurisdictional drainage feature, a minimum 10-foot setback from the drainage shall be maintained during tree removal, demolition, and construction activities. The drainage and setback area shall be shown on all demolition and construction plans.

Mitigation Measure 7-5b. If disturbance will occur within ten feet of the drainage, prior to issuance of a grading permit within the project boundary, the applicant shall retain a qualified biologist to determine the extent of potential wetlands and waterways regulated by the USACE, RWQCB, and CDFW. If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to the drainage features do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification. If necessary, the applicant shall also retain a qualified biologist to coordinate with the CDFW to obtain a Streambed Alteration Agreement.

To compensate for temporary and/or permanent impacts to Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits. Mitigation would be provided through one of the following mechanisms:
a. A Wetland Mitigation and Monitoring Plan shall be developed that will outline mitigation and monitoring obligations for temporary impacts to wetlands and other waters as a result of construction activities. The Wetland Mitigation and Monitoring Plan would include thresholds of success, monitoring and reporting requirements, and site-specific plans to compensate for wetland losses resulting from the project. The Wetland Mitigation and Monitoring Plan shall be submitted to the appropriate regulatory agencies for review and approval during the permit application process.
b. To compensate for permanent impacts, the purchase and/or dedication of land to provide suitable wetland restoration or creation shall ensure a no net loss of wetland values or functions. If restoration is available and feasible, a minimum 1:1 mitigation to impact ratio would apply to projects for which mitigation is provided in advance.

Less than Significant
Impact 7-6. Damage or
Removal of Regulated
Trees
Significant Mitigation Measure 7-6. Prior to issuance of a tree removal permit and/or a grading permit, developers shall retain a certified arborist to develop a site-specific tree protection plan for retained trees and supervise the implementation of all proposed tree preservation and protection measures during construction activities, including those measures specified in the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Consulting).

Less than Significant

ITEM NO. 8.

4.0 Revised Summary
4-10 EMC Planning Group Inc.

Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Also, in accordance with the Town’s Tree Protection Ordinance, the developer shall obtain a tree removal permit for proposed tree removals on each development lot prior to tree removals and shall install replacement trees in accordance with all mitigation, maintenance, and monitoring requirements specified in the tree removal permit(s) or otherwise required by the Town for project approvals.

Impact 7-8. Effect on
Sensitive Natural
Communities
Significant Mitigation Measure 7-8. On-site landscaping shall be limited to drought-tolerant species, fireresistant species, and species capable of increasing soil stability; with preference to plant species endemic to Santa Clara County. Species from the California Invasive Plant Council’s (Cal-IPC) Invasive Plant Inventory (Cal-IPC 2020) shall be removed if present and not included in any new landscaping.

The plant palette used for on-site landscaping shall be reviewed and approved by the Town of Los Gatos to confirm no invasive species shall be planted. Evidence of compliance shall be submitted to the Town of Los Gatos prior to occupancy of the residential buildings.

Less than Significant
Cultural Resources
Impact 8-2. Potential
Destruction of a Unique
Paleontological Resource
or Site During Construction
Significant Mitigation Measure 8-2. The following measure shall be included in project plans, prior to issuance of a demolition permit:

If paleontological resources are uncovered during demolition, grading or other on-site excavation activities, construction shall stop until appropriate mitigation is implemented, to be approved by the Community Development Director.

Less than Significant
Geology and Soils
Geologic impacts
associated with fault
surface rupture, expansive
soils, and land sliding and
slope instability.

Significant Mitigation Measures 13-1. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans, ground improvement plans, shoring design criteria from a geotechnical perspective, and supporting structural details and calculations (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, etc.,) to ensure that their recommendations have been properly incorporated. The project geotechnical consultant should review and approve appropriate performance testing for proposed ground improvement measures.

The results of the geotechnical plan review should be summarized by the project geotechnical consultant in a letter and submitted to the Town Engineer prior to issuance of building permits.

Mitigation Measure 13-2. The geotechnical consultant shall inspect, test and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to:
 site preparation and grading;
Less than Significant

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 4-11
Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
 ground improvement;
 shoring measures and design;
 site surface and subsurface drainage improvements; and  excavations for foundations prior to placement of steel and concrete.

In addition, the project engineering geologist shall inspect opened excavations to confirm bedrock conditions are consistent with those anticipated.

The results of these inspections and the as-built conditions of the project, including ground improvement measures and placement of engineered fill, should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to final (as-built) project approval.

Specialty/design-build consultants and contractors (shoring, ground improvement, etc.) shall also submit construction reports confirming satisfactory construction of the specific aspects of the project that they are responsible for.

Hazards and Hazardous Materials
Hazardous materials
impacts associated with
exposure or release of
asbestos and/or leadbased paint associated
with demolition of existing
structures.

Significant Mitigation Measure 13-3. The applicant shall consult with Bay Area Air Quality Management District to determine permit requirements. Removal of asbestos-containing building materials is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 2: Asbestos Demolition, Renovation and Manufacturing. Release of lead into the atmosphere is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 1: Lead.

Prior to the commencement of demolition activities on the site, the applicant shall provide evidence of meeting the permitting requirements of the Bay Area Air Quality Management District, to the satisfaction of the Town of Los Gatos Community Development Department.

Less than Significant
Wildfire Hazards
Impact 12-1. Short-Term
Construction-Related
Traffic Activity That Has
The Potential to Impair an
Adopted Emergency
Response Plan or
Emergency Evacuation
Plan
Significant Mitigation Measure 12-1. In order to adequately address any potential conflicts with emergency access or evacuation routes during construction, the applicant shall prepare and implement a site-specific construction traffic management plan for any construction effort that would require work within existing roadways. The traffic management plan shall be prepared and submitted to the Town prior to issuance of demolition permit(s) and shall be prepared to the satisfaction of Town Public Works and County Fire Department staff.

Less than Significant

ITEM NO. 8.

4.0 Revised Summary
4-12 EMC Planning Group Inc.

Significant Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Impact 12-4. Expose
People or Structures to
Significant Risks, including
Downslope or Downstream
Flooding or Landslides, as
a Result of Runoff, PostFire Slope Instability, or
Drainage Changes.

Significant See Mitigation Measures 13-1 and 13-2, above. Less than Significant SOURCE: EMC Planning Group 2021

ITEM NO. 8.

EMC Planning Group Inc. 5-1

5.0 Mitigation Monitoring and Reporting Program

5.1 INTRODUCTION
CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs when they approve projects subject to an environmental impact report or a negative declaration that includes mitigation measures to avoid significant adverse environmental effects. The reporting or monitoring program is to be designed to ensure compliance with conditions of project approval during project implementation in order to avoid significant adverse environmental effects.

In addition, monitoring ensures that mitigation measures are implemented and thereby provides a mechanism to evaluate the effectiveness of the mitigation measures.

A definitive set of project conditions would include enough detailed information and enforcement procedures to ensure the measure's compliance. This monitoring program is designed to provide a mechanism to ensure that mitigation measures and subsequent conditions of project approval are implemented.

5.2 MONITORING PROGRAM
The basis for this monitoring program is the mitigation measures included in the project EIR.

These mitigation measures are designed to eliminate or reduce significant adverse environmental effects to less than significant levels. These mitigation measures become conditions of project approval, which the project proponent is required to complete during and after implementation of the proposed project.

The attached monitoring program is proposed for monitoring the implementation of the mitigation measures. This monitoring program contains all appropriate mitigation measures in the EIR.

5.3 MONITORING PROGRAM PROCEDURES
The Town of Los Gatos Community Development Department is responsible for coordination of the monitoring program. The Community Development Department is responsible for completing the monitoring program and distributing the monitoring program to the responsible individuals or agencies for their use in monitoring the mitigation measures.

ITEM NO. 8.

5.0 Mitigation Monitoring and Reporting Program
5-2 EMC Planning Group Inc.

Each listed responsible individual or agency is responsible for determining whether compliance with mitigation measures contained in the monitoring program has occurred.

Once all mitigation measures have been complied with, the responsible individual or agency should submit a copy of the monitoring program with evidence of compliance to the Community Development Department to be placed in the project file. If the mitigation measure has not been complied with, the monitoring program should not be returned to the Community Development Department.

The Town of Los Gatos Community Development Department will review the monitoring program to ensure that appropriate mitigation measures and additional conditions of project approval included in the monitoring program have been complied with at the appropriate time, e.g. prior to issuance of a use permit, etc. Compliance with mitigation measures is required for project approvals, permit issuance, and/or permit sign-off.

If a responsible individual or agency determines that non-compliance has occurred, a written notice should be delivered by certified mail to the project proponent within 10 days, with a copy to the Community Development Department, describing the non-compliance and requiring compliance within a specified period of time. If non-compliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed at the discretion of the Town of Los Gatos.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 5-3
Table 5-1 Mitigation Monitoring and Reporting Program
Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
Air Quality
Mitigation Measure 6-5a. During construction, the project contractor shall implement the following measures to reduce emissions of fugitive dust and engine exhaust DPM, subject to review and approval by the Community Development Director. These measures shall be included in the project plans, prior to issuance of a demolition permit:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three (3) times per day and at a frequency adequate to maintain minimum soil moisture of 12 percent. Moisture content can be verified by lab samples or moisture probe;
b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered; c. Avoid tracking visible soil material on to public roadways by employing the following measures if necessary: (1) Site accesses to a distance of 100 feet from public paved roads shall be treated with a 6 to 12-inch compacted layer of wood chips, mulch, or gravel and (2) washing truck tires and construction equipment prior to leaving the site;
d. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; e. All vehicle speeds on unpaved roads shall be limited to five (5) mph; f. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; g. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; h. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph and visible dust extends beyond site boundaries; j. Wind breaks (e.g., trees, fences) shall be installed on the windward side(s) of actively disturbed areas of construction adjacent to sensitive receptors. Wind breaks should have no greater than 50 percent air porosity;
Applicant requirement
as a condition of
approval
Director of Community
Development
Ensure these measures
are incorporated into
project plans, prior to
issuance of a
demolition permit.

Monitoring during
construction.

ITEM NO. 8.

5.1 Mitigation Monitoring and Reporting Program
5-4 EMC Planning Group Inc.

Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
k. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established; l. The simultaneous occurrence of excavation, grading, and ground-disturbing construction activities on the same area at any one time shall be limited. Activities shall be phased to reduce the amount of disturbed surfaces at any one time; and
m. Post a publicly visible sign with the telephone number and person to contact at the Town of Los Gatos regarding dust complaints. This person shall respond and take corrective action within 48 hours. The air district’s phone number shall also be visible to ensure compliance with applicable regulations.

Mitigation Measure 6-5b. Prior to the issuance of the demolition permit, the project developer shall prepare, and the project contractor shall implement, a demolition and construction emissions avoidance and reduction plan demonstrating a 25 percent reduction of infant/child cancer risk and a 60 percent reduction of PM2.5 exposures at the MEI to meet the air district’s risk thresholds.

The plan shall be prepared prior to the issuance of a demolition permit and shall be reviewed and approved by the Community Development Director. The plan shall be accompanied by a letter signed by a qualified air quality specialist, verifying the equipment included in the plan meets the standards set forth in this mitigation measure. The plan shall include the following measures:
a. All mobile diesel-powered off-road equipment operating on-site for more than two days and larger than 50 horsepower shall, at a minimum, meet U.S. Environmental Protection Agency (EPA) particulate matter emissions standards for Tier III engines or better. Prior to the issuance of any demolition permits, the project applicant shall submit specifications of the equipment to be used during construction and confirmation this requirement is met; b. Use alternatively fueled equipment or equipment with zero emissions (i.e., aerial lifts, forklifts, and air compressors, etc., shall be either electrified or fueled by liquefied natural gas/propane); c. Provide line power to the site during the early phases of construction to minimize the use of dieselpowered stationary equipment, such as generators; and d. Other demonstrable measures identified by the developer that reduce emissions and avoid or minimize exposures to the affected sensitive receptors.

Applicant requirement
as a condition of
approval
Director of Community
Development
Ensure these measures
are incorporated into
project plans, prior to
issuance of a
demolition permit.

Monitoring during
construction.

Biological Resources
Mitigation Measure 7-2. Prior to issuance of a grading permit, a qualified biologist shall conduct preconstruction surveys for woodrat middens within the development footprint and fire defensible space.

These surveys shall be conducted no more than 15 days prior to the start of construction. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. All woodrat middens shall be flagged for avoidance of direct construction impacts and fire defensible space where feasible. If impacts cannot be avoided, woodrat middens shall be dismantled no Applicant requirement
as a condition of
approval
Director of Community
Development
Ensure these measures
are incorporated into
project plans, prior to
issuance of a grading
permit.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 5-5
Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
more than three days prior to construction activities starting at each midden location. All vegetation and duff materials shall be removed from three feet around the midden prior to dismantling so that the occupants do not attempt to rebuild. Middens are to be slowly dismantled by hand in order to allow any occupants to disperse.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented by a qualified biologist and submitted to the Town, prior to issuance of a demolition and grading permit.

Monitoring during
construction.

Mitigation Measure 7-3. Within 14 days prior to tree removal or other construction activities such as a demolition, the project developer shall retain a qualified biologist to conduct a habitat assessment for bats and potential roosting sites in trees to be removed, within structures proposed for demolition, and in trees and structures within 50 feet of the development footprint. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. These surveys shall include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within and 50 feet around the project site. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked. Locations off the site to which access is not available may be surveyed from within the site or from public areas.

If no roosting sites or bats are found, a letter report confirming absence shall be submitted by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and no further mitigation is required.

If bats or roosting sites are found, a letter report and supplemental documents shall be provided by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and the following monitoring, exclusion, and habitat replacement measures shall be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they shall be evicted as described under (b) below. If bats are found roosting during the nursery season, they shall be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats shall be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the California Department of Fish and Wildlife) shall be established around the roosting site within Applicant requirement
as a condition of
approval
Director of Community
Development
Within 14 days prior to
tree removal or other
construction activities,
and prior to issuance of
a tree removal permit
and/or grading permit.

Ensure these measures
are incorporated into
project plans.

Monitoring prior to
construction.

ITEM NO. 8.

5.1 Mitigation Monitoring and Reporting Program
5-6 EMC Planning Group Inc.

Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
which no construction activities including tree removal or structure disturbance shall occur until after the nursery season.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures within 50 feet of project disturbance activities, the individuals shall be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees or structures to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other removal methods could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance within 50 feet of any structures shall be conducted no earlier than the following day (i.e., at least one night shall be provided between initial roost eviction disturbance and tree removal/disturbance activities). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.
c. Bat Mitigation and Monitoring Plan. If roosting habitat is identified, a Bat Mitigation and Monitoring plan will be prepared and implemented to mitigate for the loss of roosting habitat. The plan will include information pertaining to the species of bat and location of the roost, compensatory mitigation for permanent impacts, including specific mitigation ratios and a location of the proposed mitigation area, and monitoring to assess bat use of mitigation areas. The plan will be submitted to CDFW for review and approval prior to the bat eviction activities or the removal of roosting habitat.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of grading and demolition permits.

Mitigation Measure 7-4. Prior to issuance of tree removal, demolition, and grading permits, to avoid impacts to nesting birds during the nesting season (January 15 through September 15), construction activities within or adjacent to the project site boundary that include any tree or vegetation removal, demolition, or ground disturbance (such as grading or grubbing) shall be conducted between September 16 and January 14, which is outside of the bird nesting season. If this type of construction occurs during the bird nesting season, then a qualified biologist shall conduct pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project activities.

If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), or if construction activities are suspended for at least 14 days and recommence during the nesting season, a qualified biologist shall conduct nesting bird surveys.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of tree
removal, demolition,
and grading permits.

Ensure these measures
are incorporated into
project plans.

Monitoring prior to
construction.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 5-7
Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
a. Two surveys for active bird nests shall occur within 14 days prior to start of construction, with the final survey conducted within 48 hours prior to construction. Appropriate minimum survey radii surrounding each work area are typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. Locations off the site to which access is not available may be surveyed from within the site or from public areas. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist prior to initiation of construction activities.
b. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of tree removal, demolition, and grading permits.

Mitigation Measures 7-5a. To avoid impacts to a the potentially jurisdictional drainage feature, a minimum 10-foot setback from the drainage shall be maintained during tree removal, demolition, and construction activities. The drainage and setback area shall be shown on all demolition and construction plans.

Mitigation Measure 7-5b. If disturbance will occur within ten feet of the drainage, prior to issuance of a grading permit within the project boundary, the applicant shall retain a qualified biologist to determine the extent of potential wetlands and waterways regulated by the USACE, RWQCB, and CDFW. If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to the drainage features do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification. If necessary, the applicant shall also retain a qualified biologist to coordinate with the CDFW to obtain a Streambed Alteration Agreement.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of any
grading permit.

Ensure these measures
are incorporated into
project plans.

Monitoring during
construction.

ITEM NO. 8.

5.1 Mitigation Monitoring and Reporting Program
5-8 EMC Planning Group Inc.

Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
To compensate for temporary and/or permanent impacts to Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits.

Mitigation would be provided through one of the following mechanisms:
a. A Wetland Mitigation and Monitoring Plan shall be developed that will outline mitigation and monitoring obligations for temporary impacts to wetlands and other waters as a result of construction activities. The Wetland Mitigation and Monitoring Plan would include thresholds of success, monitoring and reporting requirements, and site-specific plans to compensate for wetland losses resulting from the project. The Wetland Mitigation and Monitoring Plan shall be submitted to the appropriate regulatory agencies for review and approval during the permit application process. b. To compensate for permanent impacts, the purchase and/or dedication of land to provide suitable wetland restoration or creation shall ensure a no net loss of wetland values or functions. If restoration is available and feasible, a minimum 1:1 mitigation to impact ratio would apply to projects for which mitigation is provided in advance.

Mitigation Measure 7-6. Prior to issuance of a tree removal permit and/or a grading permit, developers shall retain a certified arborist to develop a site-specific tree protection plan for retained trees and supervise the implementation of all proposed tree preservation and protection measures during construction activities, including those measures specified in the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Consulting). Also, in accordance with the Town’s Tree Protection Ordinance, the developer shall obtain a tree removal permit for proposed tree removals on each development lot prior to tree removals and shall install replacement trees in accordance with all mitigation, maintenance, and monitoring requirements specified in the tree removal permit(s) or otherwise required by the Town for project approvals.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of tree
removal permit and/or
grading permit.

Ensure these measures
are incorporated into
project plans.

Monitoring during
construction.

Mitigation Measure 7-8. On-site landscaping shall be limited to drought-tolerant species, fire-resistant species, and species capable of increasing soil stability; with preference to plant species endemic to Santa Clara County. Species from the California Invasive Plant Council’s (Cal-IPC) Invasive Plant Inventory (Cal-IPC 2020) shall be removed if present and not included in any new landscaping.

The plant palette used for on-site landscaping shall be reviewed and approved by the Town of Los Gatos to confirm no invasive species shall be planted. Evidence of compliance shall be submitted to the Town of Los Gatos prior to occupancy of the residential buildings.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of final
occupancy permit.

Ensure these measures
are incorporated into
project plans.

Monitoring after
construction.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Final EIR
EMC Planning Group Inc. 5-9
Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
Cultural Resources
Mitigation Measure 8-2. The following measure shall be included in project plans, prior to issuance of a demolition permit:

If paleontological resources are uncovered during demolition, grading or other on-site excavation activities, construction shall stop until appropriate mitigation is implemented, to be approved by the Community Development Director.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of
demolition permit.

Ensure these measures
are incorporated into
project plans.

Monitoring during
construction.

Geology and Soils
Mitigation Measure 13-1. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans, ground improvement plans, shoring design criteria from a geotechnical perspective, and supporting structural details and calculations (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, etc.,) to ensure that their recommendations have been properly incorporated. The project geotechnical consultant should review and approve appropriate performance testing for proposed ground improvement measures.

The results of the geotechnical plan review should be summarized by the project geotechnical consultant in a letter and submitted to the Town Engineer prior to issuance of building permits.

Applicant requirement
as a condition of
approval
Town Engineer Prior to issuance of
building permits.

Ensure these measures
are incorporated into
project plans.

Monitoring during
construction.

Mitigation Measure 13-2. The geotechnical consultant shall inspect, test and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to:
 site preparation and grading;
 ground improvement;
 shoring measures and design;
 site surface and subsurface drainage improvements; and  excavations for foundations prior to placement of steel and concrete.

In addition, the project engineering geologist shall inspect opened excavations to confirm bedrock conditions are consistent with those anticipated.

The results of these inspections and the as-built conditions of the project, including ground improvement measures and placement of engineered fill, should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to final (as-built) project approval.

Applicant requirement
as a condition of
approval
Town Engineer Prior to issuance of
building permits.

Ensure these measures
are incorporated into
project plans.

Monitoring prior during
construction.

ITEM NO. 8.

5.1 Mitigation Monitoring and Reporting Program
5-10 EMC Planning Group Inc.

Mitigation Measure Implementation
Responsibility
Monitoring
Responsibility
Timing and
Monitoring
Specialty/design-build consultants and contractors (shoring, ground improvement, etc.) shall also submit construction reports confirming satisfactory construction of the specific aspects of the project that they are responsible for.

Hazards and Hazardous Materials
Mitigation Measure 13-3. The applicant shall consult with Bay Area Air Quality Management District to determine permit requirements. Removal of asbestos-containing building materials is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 2: Asbestos Demolition, Renovation and Manufacturing. Release of lead into the atmosphere is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 1: Lead.

Prior to the commencement of demolition activities on the site, the applicant shall provide evidence of meeting the permitting requirements of the Bay Area Air Quality Management District, to the satisfaction of the Town of Los Gatos Community Development Department.

Applicant requirement
as a condition of
approval
Director of Community
Development
Prior to issuance of
demolition permits.

Ensure these measures
are incorporated into
project plans.

Monitoring prior to and
during construction.

Wildfire Hazards
Mitigation Measure 12-1. In order to adequately address any potential conflicts with emergency access or evacuation routes during construction, the applicant shall prepare and implement a sitespecific construction traffic management plan for any construction effort that would require work within existing roadways. The traffic management plan shall be prepared and submitted to the Town prior to issuance of demolition permit(s) and shall be prepared to the satisfaction of Town Public Works and County Fire Department staff.

Applicant requirement
as a condition of
approval
Director of Public
Works
Prior to issuance of
demolition permits.

Ensure these measures
are incorporated into
project plans.

Monitoring prior to and
during construction.

SOURCE: EMC Planning Group 2021

ITEM NO. 8.

Draft EIR
110 Wood Road – Los Gatos Meadows
Senior Living Community
Planned Development Application PD-20-001
SCH# 2021020007
May 14, 2021
Prepared by
EMC Planning Group

ITEM NO. 8.

ITEM NO. 8.

This document was produced on recycled paper.

DRAFT EIR
110 WOOD ROAD – LOS GATOS MEADOWS

SENIOR LIVING COMMUNITY
Planned Development Application PD-20-001
SCH #2021020007

PREPARED FOR
Town of Los Gatos
Sean Mullin, AICP, Associate Planner
110 E. Main Street
Los Gatos, CA 95030
Tel 408.354.6823

PREPARED BY
EMC Planning Group Inc.
301 Lighthouse Avenue, Suite C
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
Teri Wissler Adam, Senior Principal
[email protected]
www.emcplanning.com
May 14, 2021

ITEM NO. 8.

ITEM NO. 8.

EMC Planning Group Inc.

TABLE OF CONTENTS

1.0 INTRODUCTION..................................................................................... 1-1

1.1 Purpose for Preparing the EIR .......................................................................... 1-1

1.2 Methodology ....................................................................................................... 1-1

1.3 EIR Process .......................................................................................................... 1-3

1.4 Terminology ........................................................................................................ 1-6

2.0 SUMMARY ............................................................................................. 2-1

2.1 CEQA Requirements .......................................................................................... 2-1

2.2 Proposed Project Summary ............................................................................... 2-1

2.3 Summary of Significant Impacts and Mitigation Measures ......................... 2-2

2.4 Summary of Alternatives ................................................................................... 2-2

2.5 Areas of Known Controversy ........................................................................... 2-2

2.6 Issues to be Resolved .......................................................................................... 2-3

3.0 ENVIRONMENTAL SETTING.................................................................. 3-1

3.1 Regional Setting .................................................................................................. 3-1

3.2 Project Site and Vicinity Setting ........................................................................ 3-1

3.3 Baseline Conditions ............................................................................................ 3-2

3.4 General Plan and Zoning Designations ........................................................... 3-9

3.5 Plan Consistency ................................................................................................. 3-9

4.0 PROJECT DESCRIPTION ......................................................................... 4-1

4.1 Project Objectives ................................................................................................ 4-1

4.2 Project Characteristics ........................................................................................ 4-2

4.3 Intended Uses of the EIR ................................................................................. 4-13

ITEM NO. 8.

EMC Planning Group Inc.

5.0 AESTHETICS ......................................................................................... 5-1

5.1 Environmental Setting ........................................................................................ 5-1

5.2 Regulatory Setting .............................................................................................. 5-3

5.3 Thresholds or Standards of Significance ......................................................... 5-3

5.4 Analysis, Impacts, and Mitigation Measures .................................................. 5-4

6.0 AIR QUALITY ....................................................................................... 6-1

6.1 Environmental Setting ........................................................................................ 6-1

6.2 Regulatory Setting .............................................................................................. 6-7

6.3 Thresholds of Significance ............................................................................... 6-14

6.4 Analysis, Impacts, and Mitigation Measures ................................................ 6-16

7.0 BIOLOGICAL RESOURCES ..................................................................... 7-1

7.1 Environmental Setting ........................................................................................ 7-2

7.2 Regulatory Setting ............................................................................................ 7-21

7.3 Thresholds or Standards of Significance ....................................................... 7-26

7.4 Analysis, Impacts, and Mitigation Measures ................................................ 7-27

8.0 CULTURAL, PALEONTOLOGICAL, AND TRIBAL RESOURCES............... 8-1

8.1 Environmental Setting ........................................................................................ 8-1

8.2 Regulatory Setting .............................................................................................. 8-2

8.3 Thresholds of Significance ................................................................................. 8-5

8.4 Analysis, Impacts and Mitigation Measures ................................................... 8-6

9.0 ENERGY................................................................................................ 9-1

9.1 Environmental Setting ........................................................................................ 9-1

9.2 Regulatory Setting .............................................................................................. 9-1

9.4 Thresholds of Significance ................................................................................. 9-5

9.5 Analysis, Impacts, and Mitigation Measures .................................................. 9-6

ITEM NO. 8.

EMC Planning Group Inc.

10.0 GREENHOUSE GAS EMISSIONS ...........................................................10-1

10.1 Environmental Setting ..................................................................................... 10-1

10.2 Regulatory Setting ............................................................................................ 10-8

10.3 Thresholds or Standards of Significance ..................................................... 10-16

10.4 Analysis, Impacts and Mitigation Measures ............................................... 10-16

11.0 NOISE..................................................................................................11-1

11.1 Environmental Setting ..................................................................................... 11-1

11.2 Regulatory Setting ............................................................................................ 11-2

11.3 Thresholds or Standards of Significance ....................................................... 11-2

11.4 Analysis, Impacts, and Mitigation Measures ................................................ 11-3

12.0 WILDFIRE HAZARDS...........................................................................12-1

12.1 Environmental Setting ..................................................................................... 12-1

12.2 Regulatory Setting ............................................................................................ 12-2

12.3 Thresholds or Standards of Significance ....................................................... 12-7

12.4 Analysis, Impacts, and Mitigation Measures ................................................ 12-8

13.0 EFFECTS NOT ADDRESSED FURTHER IN THIS EIR ..............................13-1

13.1 No Impact .......................................................................................................... 13-1

13.2 Less-than-Significant Impact ........................................................................... 13-2

13.3 Impacts Reduced to a Less-Than-Significant Level with Mitigation......... 13-3

14.0 GROWTH INDUCING IMPACTS............................................................14-1

14.1 CEQA Requirements ........................................................................................ 14-1

14.2 Thresholds of Significance ............................................................................... 14-1

14.3 Growth Inducing Impact Analysis ................................................................. 14-2

ITEM NO. 8.

EMC Planning Group Inc.

15.0 CUMULATIVE IMPACTS...................................................................... 15-1

15.1 CEQA Requirements ........................................................................................ 15-1

15.2 Cumulative Development Scenario................................................................ 15-2

15.3 Cumulative Analysis ........................................................................................ 15-3

16.0 ALTERNATIVES .................................................................................. 16-1

16.1 CEQA Requirements ........................................................................................ 16-1

16.2 Project Objectives and Significant Impacts ................................................... 16-1

16.3 Alternatives Considered but Rejected............................................................ 16-3

16.4 Alternatives Considered .................................................................................. 16-5

16.5 Comparison of Alternatives .......................................................................... 16-13

16.6 Environmentally Superior Alternative ........................................................ 16-17

17.0 DOCUMENT AND WEB SOURCES....................................................... 17-1

17.1 Introduction ....................................................................................................... 17-1

17.2 Summary ............................................................................................................ 17-1

17.3 Environmental Setting ...................................................................................... 17-1

17.4 Project Description ............................................................................................ 17-2

17.5 Aesthetics ........................................................................................................... 17-2

17.6 Air Quality ......................................................................................................... 17-2

17.7 Biological Resources ......................................................................................... 17-4

17.8 Cultural Resources ............................................................................................ 17-5

17.9 Energy ................................................................................................................. 17-5

17.10 Greenhouse Gas Emissions .............................................................................. 17-5

17.11 Noise ................................................................................................................... 17-8

17.12 Wildfire Hazards ............................................................................................... 17-9

17.13 Effects Not Addressed Further in this EIR .................................................. 17-10

17.15 Growth Inducing Impacts .............................................................................. 17-11

ITEM NO. 8.

EMC Planning Group Inc.

17.16 Cumulative Impacts ....................................................................................... 17-12

17.17 Alternatives ..................................................................................................... 17-13

17.18 Report Preparers ............................................................................................. 17-14 Appendices
Appendix A Notice of Preparation, Initial Study, and Responses to Notice of Preparation
Appendix B Complete Set of Project Plans (dated January 12, 2021) Appendix C Arborist Reports, Peer Reviews, and Focused Plant Survey Appendix D California Emissions Estimator Model (CalEEMod) Results Appendix E Construction Health Risk Assessment
Appendix F Geotechnical Reports, Phase I Environmental Site Assessment, and Peer Reviews
Figures
Figure 3-1 Project Location ...................................................................................... 3-3 Figure 3-2 Aerial Photograph .................................................................................. 3-5 Figure 3-3 Existing Facilities Representative Photos ........................................... 3-7 Figure 4-1 Site Plan ................................................................................................... 4-7 Figure 4-2 Area of Impact ...................................................................................... 4-11 Figure 5-1 View Corridor from East Main Street to Project Site ........................ 5-7 Figure 5-2 Proposed Southeast Elevation (Villa H).............................................. 5-9 Figure 5-3 Proposed Northeast Elevation (Villa C) ............................................ 5-11 Figure 5-4 Existing and Proposed Project Site Cross Section ........................... 5-13 Figure 7-1 Habitat Map ............................................................................................ 7-3 Figure 7-2 Special-Status Species ............................................................................ 7-7 Figure 12-1 Fire Hazard Severity Zones (2020 General Plan) ............................. 12-3

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Tables
Table 2-1 Summary of Significant Impacts and Mitigation Measures ............ 2-4 Table 3-1 Policy Consistency Review ................................................................. 3-10 Table 4-1 Comparison of Planned Development Permit Conditions .............. 4-4 Table 4-2 Summary of Proposed Buildings ......................................................... 4-5 Table 4-3 Area of Impact ...................................................................................... 4-10 Table 4-4 Approximate Population Projection ................................................. 4-13 Table 6-1 Criteria Air Pollutants ........................................................................... 6-3 Table 6-2 Typical Non-road Engine Emissions Standards ................................ 6-7 Table 6-3 National and California Ambient Air Quality Standards ................ 6-9 Table 6-4 San Francisco Bay Area Air Basin Attainment Status Designations ......................................................................................... 6-13 Table 6-5 Thresholds of Significance for Criteria Air Pollutants and Precursors .............................................................................................. 6-15 Table 6-6 Construction Criteria Air Pollutant Emissions ................................ 6-17 Table 6-7 Operational Criteria Pollutant Emissions ......................................... 6-18 Table 7-1 Special-Status Plant Species with Potential to Occur in the Project Vicinity ...................................................................................... .7-9 Table 7-2 Special-Status Wildlife Species with Potential to Occur in the Project Vicinity ..................................................................................... 7-15 Table 7-3 Trees Planned for Removal and Preservation ................................. 7-36 Table 10-1 Greenhouse Gas Emissions Types and Their Contribution to Global Warming .................................................................................. 10-6 Table 10-2 Greenhouse Gas Emissions Global Warming Potentials ............... 10-7 Table 11-1 Vibration Source Levels for Construction Equipment ................... 11-6 Table 15-1 Cumulative Impact Analysis Geographic Scope ............................. 15-3 Table 15-2 Cumulative Health Risks at Construction MEIs ............................. 15-6 Table 16-1 Comparison of Project Alternatives to the Proposed Project ...... 16-13

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1.0 Introduction

1.1 PURPOSE FOR PREPARING THE EIR
The Town of Los Gatos, acting as the lead agency, has determined that the 110 Wood Road – Los Gatos Meadows Senior Living Community (hereinafter “proposed project”) could result in significant adverse environmental impacts and has required that an environmental impact report (EIR) be prepared to evaluate these potentially significant adverse environmental impacts.

This EIR has been prepared in compliance with the California Environmental Quality Act (CEQA) of 1970, as amended, to inform public decision makers and their constituents of the environmental impacts of the proposed project. In accordance with CEQA guidelines, this report describes both beneficial and adverse environmental impacts generated by the proposed project and suggests measures for mitigating significant adverse environmental impacts resulting from the proposed project.

1.2 METHODOLOGY
General
This EIR has been prepared by EMC Planning Group in accordance with CEQA and its implementing guidelines, using an interdisciplinary approach. The Town of Los Gatos has the discretionary authority to review and approve the proposed project. This EIR is an informational document that is intended to inform the decision makers and their constituents, as well as responsible and trustee agencies of the environmental impacts of the proposed project and to identify feasible mitigation measures that would avoid or reduce the severity of the impacts. The lead agency is required to consider the information contained in this EIR prior to taking any discretionary action to approve the proposed project.

This EIR has been prepared using available information from private and public sources noted herein, as well as information generated through field investigation by EMC Planning Group and other technical experts.

The purpose of an EIR is to identify a project’s significant environmental effects, to indicate the manner in which those significant effects can be mitigated or avoided, and to identify alternatives to the proposed project.

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An EIR is an objective public disclosure document that takes no position on the merits of the proposed project. Therefore, the findings of this EIR do not advocate a position "for" or "against" the proposed project. Instead, the EIR provides information on which decisions about the proposed project can be based. This EIR has been prepared according to professional standards and in conformance with legal requirements.

Emphasis
This draft EIR focuses on the significant effects on the environment in accordance with CEQA Guidelines section 15143. The significant effects are discussed with emphasis in proportion to their severity and probability of occurrence. Effects dismissed in an initial study as clearly insignificant and unlikely to occur need not be discussed further in the EIR unless the lead agency subsequently receives information inconsistent with the finding in the initial study. A copy of the initial study may be attached to the EIR to provide the basis for limiting the impacts discussed and has been done so for this draft EIR (see Appendix A for a copy of the initial study prepared to accompany the Notice of Preparation). Based on conclusions of the initial study, the Town of Los Gatos has determined that the project could result in potential environmental impacts in the following topic areas, which are evaluated in this draft EIR:
 Aesthetics;
 Air Quality;
 Biological Resources;
 Cultural and Tribal Resources;
 Energy;
 Greenhouse Gas Emissions;
 Noise; and
 Wildfire Hazards.

Forecasting
In accordance with CEQA Guidelines section 15144, preparing this draft EIR necessarily involved some degree of forecasting. While foreseeing the unforeseeable is not possible, the report preparers and technical experts used best available efforts to find out and disclose all that it reasonably can.

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Speculation
If, after thorough investigation, the report preparers in consultation with the lead agency determined that a particular impact is too speculative for evaluation, the conclusion is noted and the issue is not discussed further (CEQA Guidelines section 15145).

Degree of Specificity
In accordance with CEQA Guidelines section 15146, the degree of specificity in this draft EIR corresponds to the degree of specificity involved in the proposed project. An EIR on a construction project will necessarily be more detailed in the specific effects of the project than will be an EIR on the adoption of a local general plan or comprehensive zoning ordinance because the effects of the construction can be predicted with greater accuracy.

Technical Detail
The information contained in this draft EIR includes summarized technical data, maps, plans, diagrams, and similar relevant information sufficient to permit full assessment of significant environmental impacts by reviewing agencies and members of the public, pursuant to CEQA Guidelines section 15147. Placement of highly technical and specialized analysis and data is included as appendices to the main body of the draft EIR. Appendices to this draft EIR are included on a CD on the inside, back cover.

Citation
In accordance with CEQA Guidelines section 15148, preparation of this draft EIR was dependent upon information from many sources, including engineering reports and scientific documents relating to environmental features. If the document was prepared specifically for the proposed project, the document is included in the technical appendices discussed above. Documents that were not prepared specifically for the proposed project, but contain information relevant to the environmental analysis of the proposed project, are cited but not included in this draft EIR. This draft EIR cites all documents used in its preparation including, where appropriate, the page and section number of any technical reports that were used as the basis for any statements in the draft EIR.

1.3 EIR PROCESS
There are several steps required in an EIR process. The major steps are briefly discussed below.

Notice of Preparation
CEQA Guidelines section 15082 describes the purpose, content and process for preparing, circulating and facilitating early public and public agency input on the scope of an EIR.

CEQA Guidelines section 15375 defines a notice of preparation as:

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…a brief notice sent by the Lead Agency to notify the Responsible Agencies, Trustee Agencies, the Office of Planning and Research, and involved federal agencies that the Lead Agency plans to prepare an EIR for the project. The purpose of the notice is to solicit guidance from those agencies as to the scope and content of the environmental information to be included in the EIR.

A notice of preparation was prepared for the proposed project and circulated for 30 days from February 1, 2021 to March 8, 2021 as required by CEQA. Written responses to the NOP were received from the following:

1. Native American Heritage Commission (NAHC), letter dated February 1, 2021; and

2. California Department of Fish and Wildlife (CDFW), letter dated March 4, 2021.

The notice of preparation, as well as comments received from agencies, organizations, and private individuals are included in Appendix A.

As part of the early consultation process and pursuant to CEQA Guidelines section 15082(c)(1) regarding projects of statewide importance and section 15083 regarding early public consultation, a scoping meeting was held via Zoom virtual meeting on Thursday, February 25, 2021 at 7:00 P.M. Attendees included six Town of Los Gatos staff members, two EMC Planning Group staff, along with two Town Council members, two members of the applicant team, and three members of the public. No responses to the notice of preparation were received during this meeting and only a question of whether the meeting would be recorded was asked by a member of the public.

Draft EIR
Contents
This EIR is an informational document which will inform public agency decision makers and the public generally of the significant environmental effect of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project.

The public agency is required to consider the information in the EIR along with other information which may be presented to the agency. CEQA Guidelines Article 9 requires a draft EIR contain the following information:
 Table of Contents;
 Summary;
 Project Description;
 Environmental Setting;
 Consideration and Discussion of Environmental Impacts;

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 Consideration and Discussion of Mitigation Measures Proposed to Minimize Significant Effects;
 Consideration and Discussion of Alternatives to the Proposed Project;  Effects not found to be Significant;
 Organization and Persons Consulted; and
 Discussion of Cumulative Impacts.

The detailed contents of this draft EIR are outlined in the table of contents.

Public Review
This draft EIR will be circulated for a 45-day public review period. All comments addressing environmental issues received on the draft EIR will be addressed in the final EIR. CEQA Guidelines section 15204(a) states that in reviewing a draft EIR, persons and public agencies should focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated. Comments are most helpful when they suggest additional specific alternatives or mitigation measures that would provide better ways to avoid or mitigate the significant environmental effects. At the same time, reviewers should be aware that the adequacy of an EIR is determined in terms of what is reasonably feasible, in light of factors such as the magnitude of the project at issue, the severity of its likely environmental impacts, and the geographic scope of the project. CEQA does not require a lead agency to conduct every test or perform all research, study, and experimentation recommended or demanded by commenters.

CEQA Guidelines section 15204(c) states that reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to section 15064, an effect shall not be considered significant in the absence of substantial evidence.

Final EIR
Contents
In accordance with CEQA Guidelines section 15132, the final EIR will provide the following:
 List of persons, organizations, and public agencies commenting on the draft EIR;  Comments received on the draft EIR;
 Responses to significant environmental points raised in comments; and  Revisions that may be necessary to the draft EIR based upon the comments and responses.

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According to CEQA Guidelines section 15204(a), when responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers, as long as a good faith effort at full disclosure is made in the EIR. The final EIR and the draft EIR will constitute the entire EIR.

Certification
CEQA Guidelines section 15088 requires the lead agency to provide a written proposed response to a public agency on comments made by that public agency at least 10 days prior to certifying an EIR.

CEQA Guidelines section 15090 requires lead agencies to certify the final EIR prior to approving a project. The lead agency shall certify that the final EIR has been completed in compliance with CEQA, the final EIR was presented to the decision-making body of the lead agency and that the decision-making body reviewed and considered the information contained in the final EIR prior to approving the project, and that the final EIR reflects the lead agency’s independent judgment and analysis.

1.4 TERMINOLOGY
Characterization of Impacts
This EIR uses the following terminology to denote the significance of environmental impacts.

No Impact
“No impact” means that no change from existing conditions is expected to occur.

Adverse Impacts
A “less-than-significant impact” is an adverse impact, but would not cause a substantial adverse change in the physical environment, and no mitigation is required.

A “significant impact” or “potentially significant impact” would, or would potentially, cause a substantial adverse change in the physical environment, and mitigation is required.

A “less-than-significant impact with implementation of mitigation measures” means that the impact would cause no substantial adverse change in the physical environment if identified mitigation measures are implemented.

A “significant and unavoidable impact” would cause a substantial change in the physical environment and cannot be avoided if the project is implemented; mitigation may be recommended, but will not reduce the impact to less-than-significant levels.

Beneficial Impact
A “beneficial impact” is an impact that would result in a decrease in existing adverse conditions in the physical environment if the project is implemented.

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2.0 Summary

2.1 CEQA REQUIREMENTS
CEQA Guidelines Section 15123 requires an EIR to contain a brief summary of the proposed project and its consequences. This summary identifies each significant effect and the proposed mitigation measures and alternatives to reduce or avoid that effect; areas of controversy known to the lead agency; and issues to be resolved, including the choice among alternatives and whether or how to mitigate the significant effects.

This summary also includes a brief summary of the project description.

2.2 PROPOSED PROJECT SUMMARY
The proposed project involves the redevelopment of the site with a state-of-the-art senior living community that would replace the existing Los Gatos Meadows senior living community. The project includes the construction of eight, three- to five-story buildings rising from a ground level base containing the main building entry and reception, health center, and garage. The project would include 174 independent residential apartments totaling 334,574 square feet with 57 one-bedroom apartments and 117 two-bedroom apartments. The project would include a 20,588 square foot health center with 17 supporting care units specializing in assisted living care, memory care and respite care. In addition, the project would consist of 35,429 square feet of total amenity space (including fitness and dining areas) and 35,280 square feet for back of house and mechanical space. The project would include 91,827 square feet of parking space, with 77 standard parking spaces in the new garage.

The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance. The project would reconfigure the existing “exit only” driveway located on Broadway, and would convert the driveway into a pedestrian and bicycle lane. The driveway will also serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. Locations throughout the project would have various turning movement restrictions to ensure site distance visibility, and safe turning movement distances. The project would incorporate a dedicated road for fire access, which would be located on the western side of the property.

Detailed project description information is included in Section 4.0 Project Description.

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2.3 SUMMARY OF SIGNIFICANT IMPACTS AND

MITIGATION MEASURES
The proposed project would result in some significant or potentially significant impacts.

Each of the significant impacts is identified in Table 2-1, Summary of Significant Impacts and Mitigation Measures, located at the end of this Summary section. The table lists each significant impact by topic area, mitigation measures to avoid or substantially minimize each impact, and the level of significance of each impact after implementation of the mitigation measures. Less-than-significant impacts are not included in the summary table.

2.4 SUMMARY OF ALTERNATIVES
This EIR evaluates the environmental impacts of the following three alternatives to the proposed project.

1. The first is the no project alternative, which discusses conditions as they currently exist with the closed senior living community currently located at the project site and allows decision makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project.

2. The second is also a no project alternative, which discusses a reasonably foreseeable development scenario whereby the project site would be developed with another project consistent with the site’s General Plan land use designation of Medium Density Residential.

3. The third alternative is a reduced scale version of the proposed project. It consists of removing Villas B and C from the project. The primary purpose is to avoid removal of 62 trees and reduce grading that would be required to accommodate the two buildings. Several other significant mitigable impacts of the proposed project would be somewhat lessened.

2.5 AREAS OF KNOWN CONTROVERSY
CEQA Guidelines section 15123, Summary, requires a discussion of areas of controversy known to the lead agency including issues raised by agencies and the public. The Town is aware of general public concern about possible visual impacts as a result of the proposed project and has requested the applicant actively work with the public to address concerns.

Only two comments on the notice of preparation were received by public agencies, are included in Appendix A, and are summarized below:

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 Native American Heritage Commission
The commission identified the need for the Town to comply with the noticing and consultation requirements of AB52 and SB18. The Town’s actions to comply with AB52 is described in Section 8.0, Cultural, Paleontological, and Tribal Resources. SB18 only applies to general plan amendments and therefore, is not relevant to the proposed project. Tribal resources are addressed in Section 8.0, Cultural, Paleontological, and Tribal Resources.  California Department of Fish and Wildlife, Bay Delta Region California Department of Fish and Wildlife staff identified possible direct impacts to roosting bats and nesting birds as a result of the proposed project and recommended measures to address. CDFW comments are addressed in Section 7.0, Biological Resources.

2.6 ISSUES TO BE RESOLVED
CEQA Guidelines Section 15123 requires an EIR to discuss issues to be resolved, including the choice among alternatives and whether or how to mitigate the significant effects. The Town of Los Gatos is not aware of any issues to be resolved; however, the Town Council will be required to consider the analysis in this EIR, and make a decision whether to approve the proposed project.

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Table 2-1 Summary of Significant Impacts and Mitigation Measures Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Air Quality
Impact 6-5. Construction Activity
Would Expose Sensitive
Receptors to Toxic Air
Contaminants
Significant Mitigation Measure 6-5a. During construction, the project contractor shall implement the following measures to reduce emissions of fugitive dust and engine exhaust DPM, subject to review and approval by the Community Development Director. These measures shall be included in the project plans, prior to issuance of a demolition permit:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three (3) times per day and at a frequency adequate to maintain minimum soil moisture of 12 percent. Moisture content can be verified by lab samples or moisture probe; b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered;
c. Avoid tracking visible soil material on to public roadways by employing the following measures if necessary: (1) Site accesses to a distance of 100 feet from public paved roads shall be treated with a 6 to 12-inch compacted layer of wood chips, mulch, or gravel and (2) washing truck tires and construction equipment prior to leaving the site;
d. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited;
e. All vehicle speeds on unpaved roads shall be limited to five (5) mph; f. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used;
g. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points;
h. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation;
Less than Significant

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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph and visible dust extends beyond site boundaries;
j. Wind breaks (e.g., trees, fences) shall be installed on the windward side(s) of actively disturbed areas of construction adjacent to sensitive receptors.

Wind breaks should have no greater than 50 percent air porosity; k. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established;
l. The simultaneous occurrence of excavation, grading, and ground-disturbing construction activities on the same area at any one time shall be limited.

Activities shall be phased to reduce the amount of disturbed surfaces at any one time; and
m. Post a publicly visible sign with the telephone number and person to contact at the Town of Los Gatos regarding dust complaints. This person shall respond and take corrective action within 48 hours. The air district’s phone number shall also be visible to ensure compliance with applicable regulations.

Mitigation Measure 6-5b. Prior to the issuance of the demolition permit, the project developer shall prepare, and the project contractor shall implement, a demolition and construction emissions avoidance and reduction plan demonstrating a 25 percent reduction of infant/child cancer risk and a 60 percent reduction of PM2.5 exposures at the MEI to meet the air district’s risk thresholds.

The plan shall be prepared prior to the issuance of a demolition permit and shall be reviewed and approved by the Community Development Director. The plan shall be accompanied by a letter signed by a qualified air quality specialist, verifying the equipment included in the plan meets the standards set forth in this mitigation measure. The plan shall include the following measures:
a. All mobile diesel-powered off-road equipment operating on-site for more than two days and larger than 50 horsepower shall, at a minimum, meet U.S. Environmental Protection Agency (EPA) particulate matter emissions standards for Tier III engines or better. Prior to the issuance of any demolition permits, the project applicant shall submit specifications of the equipment to be used during construction and confirmation this requirement is met;

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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
b. Use alternatively fueled equipment or equipment with zero emissions (i.e., aerial lifts, forklifts, and air compressors, etc., shall be either electrified or fueled by liquefied natural gas/propane);
c. Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment, such as generators; and
d. Other demonstrable measures identified by the developer that reduce emissions and avoid or minimize exposures to the affected sensitive receptors.

Biological Resources
Impact 7-2. Potential Effect on
Candidate, Sensitive, or SpecialStatus Species (San Francisco Dusky-Footed Woodrat)
Significant Mitigation Measure 7-2. Prior to issuance of a grading permit, a qualified biologist shall conduct pre-construction surveys for woodrat middens within the development footprint and fire defensible space. These surveys shall be conducted no more than 15 days prior to the start of construction. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. All woodrat middens shall be flagged for avoidance of direct construction impacts and fire defensible space where feasible. If impacts cannot be avoided, woodrat middens shall be dismantled no more than three days prior to construction activities starting at each midden location. All vegetation and duff materials shall be removed from three feet around the midden prior to dismantling so that the occupants do not attempt to rebuild. Middens are to be slowly dismantled by hand in order to allow any occupants to disperse.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented by a qualified biologist and submitted to the Town, prior to issuance of a demolition and grading permit.

Less than Significant
Impact 7-3. Potential Effect on
Candidate, Sensitive, or SpecialStatus Species (Pallid Bat, Townsend’s Big-Eared Bat)
Significant Mitigation Measure 7-3. Within 14 days prior to tree removal or other construction activities such as a demolition, the project developer shall retain a qualified biologist to conduct a habitat assessment for bats and potential roosting sites in trees to be removed, within structures proposed for demolition, and in trees and structures within 50 feet of the development footprint. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. These surveys shall include a visual inspection of potential roosting features (bats need not be present) and a Less than Significant

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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
search for presence of guano within and 50 feet around the project site.

Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked.

Locations off the site to which access is not available may be surveyed from within the site or from public areas.

If no roosting sites or bats are found, a letter report confirming absence shall be submitted by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and no further mitigation is required.

If bats or roosting sites are found, a letter report and supplemental documents shall be provided by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and the following monitoring, exclusion, and habitat replacement measures shall be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they shall be evicted as described under (b) below. If bats are found roosting during the nursery season, they shall be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats shall be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the California Department of Fish and Wildlife) shall be established around the roosting site within which no construction activities including tree removal or structure disturbance shall occur until after the nursery season. b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures within 50 feet of project disturbance activities, the individuals shall be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees or structures to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young

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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other removal methods could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance within 50 feet of any structures shall be conducted no earlier than the following day (i.e., at least one night shall be provided between initial roost eviction disturbance and tree removal/disturbance activities). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.
c. Bat Mitigation and Monitoring Plan. If roosting habitat is identified, a Bat Mitigation and Monitoring plan will be prepared and implemented to mitigate for the loss of roosting habitat. The plan will include information pertaining to the species of bat and location of the roost, compensatory mitigation for permanent impacts, including specific mitigation ratios and a location of the proposed mitigation area, and monitoring to assess bat use of mitigation areas. The plan will be submitted to CDFW for review and approval prior to the bat eviction activities or the removal of roosting habitat.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of grading and demolition permits.

Impact 7-4. Potential Effect on
Candidate, Sensitive, or SpecialStatus Species (Nesting Raptors and Migratory Birds)
Significant Mitigation Measure 7-4. Prior to issuance of tree removal, demolition, and grading permits, to avoid impacts to nesting birds during the nesting season (January 15 through September 15), construction activities within or adjacent to the project site boundary that include any tree or vegetation removal, demolition, or ground disturbance (such as grading or grubbing) shall be conducted between September 16 and January 14, which is outside of the bird nesting season. If this type of construction occurs during the bird nesting season, then a qualified biologist shall conduct pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project activities.

If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), or if Less than Significant

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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
construction activities are suspended for at least 14 days and recommence during the nesting season, a qualified biologist shall conduct nesting bird surveys.
a. Two surveys for active bird nests shall occur within 14 days prior to start of construction, with the final survey conducted within 48 hours prior to construction. Appropriate minimum survey radii surrounding each work area are typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. Locations off the site to which access is not available may be surveyed from within the site or from public areas. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist prior to initiation of construction activities.
b. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of tree removal, demolition, and grading permits.

Impact 7-5. Effect on Federallyand State-Protected Wetlands or Waters of the U.S. (Intermittent or
Ephemeral Drainage)
Significant Mitigation Measures 7-5a. To avoid impacts to a the potentially jurisdictional drainage feature, a minimum 10-foot setback from the drainage shall be maintained during tree removal, demolition, and construction activities. The drainage and setback area shall be shown on all demolition and construction plans.

Less than Significant

ITEM NO. 8.

2.0 Summary
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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Mitigation Measure 7-5b. If disturbance will occur within ten feet of the drainage, prior to issuance of a grading permit within the project boundary, the applicant shall retain a qualified biologist to determine the extent of potential wetlands and waterways regulated by the USACE, RWQCB, and CDFW. If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to the drainage features do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification. If necessary, the applicant shall also retain a qualified biologist to coordinate with the CDFW to obtain a Streambed Alteration Agreement.

To compensate for temporary and/or permanent impacts to Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits. Mitigation would be provided through one of the following mechanisms:
a. A Wetland Mitigation and Monitoring Plan shall be developed that will outline mitigation and monitoring obligations for temporary impacts to wetlands and other waters as a result of construction activities. The Wetland Mitigation and Monitoring Plan would include thresholds of success, monitoring and reporting requirements, and site-specific plans to compensate for wetland losses resulting from the project. The Wetland Mitigation and Monitoring Plan shall be submitted to the appropriate regulatory agencies for review and approval during the permit application process.
b. To compensate for permanent impacts, the purchase and/or dedication of land to provide suitable wetland restoration or creation shall ensure a no net loss of wetland values or functions. If restoration is available and feasible, a minimum 1:1 mitigation to impact ratio would apply to projects for which mitigation is provided in advance.

Impact 7-6. Damage or Removal
of Regulated Trees
Significant Mitigation Measure 7-6. Prior to issuance of a tree removal permit and/or a grading permit, developers shall retain a certified arborist to develop a sitespecific tree protection plan for retained trees and supervise the implementation of all proposed tree preservation and protection measures during construction activities, including those measures specified in the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Less than Significant

ITEM NO. 8.
110 Wood Road - Los Gatos Meadows Senior Living Community Draft EIR
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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Consulting). Also, in accordance with the Town’s Tree Protection Ordinance, the developer shall obtain a tree removal permit for proposed tree removals on each development lot prior to tree removals and shall install replacement trees in accordance with all mitigation, maintenance, and monitoring requirements specified in the tree removal permit(s) or otherwise required by the Town for project approvals.

Impact 7-8. Effect on Sensitive
Natural Communities
Significant Mitigation Measure 7-8. On-site landscaping shall be limited to droughttolerant species, fire-resistant species, and species capable of increasing soil stability; with preference to plant species endemic to Santa Clara County.

Species from the California Invasive Plant Council’s (Cal-IPC) Invasive Plant Inventory (Cal-IPC 2020) shall be removed if present and not included in any new landscaping.

The plant palette used for on-site landscaping shall be reviewed and approved by the Town of Los Gatos to confirm no invasive species shall be planted.

Evidence of compliance shall be submitted to the Town of Los Gatos prior to occupancy of the residential buildings.

Less than Significant
Geology and Soils
Geologic impacts associated with
fault surface rupture, expansive
soils, and land sliding and slope
instability.

Significant Mitigation Measures 13-1. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans, ground improvement plans, shoring design criteria from a geotechnical perspective, and supporting structural details and calculations (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, etc.,) to ensure that their recommendations have been properly incorporated.

The project geotechnical consultant should review and approve appropriate performance testing for proposed ground improvement measures.

The results of the geotechnical plan review should be summarized by the project geotechnical consultant in a letter and submitted to the Town Engineer prior to issuance of building permits.

Mitigation Measure 13-2. The geotechnical consultant shall inspect, test and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to:
 site preparation and grading;
 ground improvement;
 shoring measures and design;
Less than Significant

ITEM NO. 8.

2.0 Summary
2-12 EMC Planning Group Inc.

Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
 site surface and subsurface drainage improvements; and  excavations for foundations prior to placement of steel and concrete.

In addition, the project engineering geologist shall inspect opened excavations to confirm bedrock conditions are consistent with those anticipated.

The results of these inspections and the as-built conditions of the project, including ground improvement measures and placement of engineered fill, should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to final (as-built) project approval.

Specialty/design-build consultants and contractors (shoring, ground improvement, etc.) shall also submit construction reports confirming satisfactory construction of the specific aspects of the project that they are responsible for.

Hazards and Hazardous Materials
Hazardous materials impacts
associated with exposure or
release of asbestos and/or leadbased paint associated with demolition of existing structures.

Significant Mitigation Measure 13-3. The applicant shall consult with Bay Area Air Quality Management District to determine permit requirements. Removal of asbestos-containing building materials is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 2: Asbestos Demolition, Renovation and Manufacturing. Release of lead into the atmosphere is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 1: Lead.

Prior to the commencement of demolition activities on the site, the applicant shall provide evidence of meeting the permitting requirements of the Bay Area Air Quality Management District, to the satisfaction of the Town of Los Gatos Community Development Department.

Less than Significant
Wildfire Hazards
Impact 12-1. Short-Term
Construction-Related Traffic
Activity That Has The Potential to
Impair an Adopted Emergency
Response Plan or Emergency
Evacuation Plan
Significant Mitigation Measure 12-1. In order to adequately address any potential conflicts with emergency access or evacuation routes during construction, the applicant shall prepare and implement a site-specific construction traffic management plan for any construction effort that would require work within existing roadways. The traffic management plan shall be prepared and submitted to the Town prior to issuance of demolition permit(s) and shall be prepared to the satisfaction of Town Public Works and County Fire Department staff.

Less than Significant

ITEM NO. 8.
110 Wood Road - Los Gatos Meadows Senior Living Community Draft EIR
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Significance Impact Significance Level
without Mitigation
Mitigation Measure(s) Significance Level
after Mitigation
Impact 12-4. Expose People or
Structures to Significant Risks,
including Downslope or
Downstream Flooding or
Landslides, as a Result of Runoff,
Post-Fire Slope Instability, or
Drainage Changes.

Significant See Mitigation Measures 13-1 and 13-2, above.

SOURCE: EMC Planning Group 2021

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ITEM NO. 8.

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3.0 Environmental Setting

3.1 REGIONAL SETTING
The Town of Los Gatos is located approximately 45 miles south of San Francisco, in the southwestern portion of Santa Clara County where the Santa Clara Valley meets the lower slopes of the Santa Cruz Mountains. Los Gatos is bounded by the City of San Jose to the north and east, the City of Campbell to the north, the cities of Monte Sereno and Saratoga to the west, and unincorporated areas of the County of Santa Clara to the south.

The Los Gatos Planning Area encompasses a wide variety of terrain, ranging from flat topography at the edge of the valley floor to densely wooded hillsides. Both the valley and hillsides are interspersed with creeks, streams, and riparian habitat. The sharp contrast between the valley floor and the hillsides provides the Town’s picturesque setting.

3.2 PROJECT SITE AND VICINITY SETTING
Project Location
The project site is located at 110 Wood Road in the Town of Los Gatos. The property is accessed directly off Wood Road (via South Santa Cruz Avenue). The project site’s Assessor’s parcel number is 510-47-038, and is generally located between single family residences along Broadway to the northeast and Wood Road to the south. Figure 3-1, Location Map, presents the regional location of the project site.

Project Site Characteristics
The 10.84-acre project site is located in the southwestern portion of Los Gatos. The hillside property, with an elevation of approximately 400 to 600 feet above sea level, has abundant tree cover, primarily oak woodland. The site is currently developed with Los Gatos Meadows, a senior living community, which includes 10 residential buildings with 205 units.

The facility includes a dining and commons building, an infirmary, garage and services building, a multi-purpose building, and two cottages. Total existing gross square footage (floor area) for all existing buildings is 150,475 square feet. Existing site area coverage, made up of existing buildings, subterranean garage, health center, and covered walkways, totals 116,427 square feet. There are 130 existing parking spaces onsite (85 within the existing

ITEM NO. 8.

3.0 Environmental Setting
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structure and 45 surface parking spaces) and staff and visitors also use nearby neighborhood street parking, leased commercial space parking, and a public parking lot due to lack of parking availability on-site. When the property was originally developed, there was significant grading due to the current two-level underground garage, as well as significant cuts, fills and retaining walls throughout the property. Since the early 1970s, Los Gatos Meadows has been and continues to be a part of the hillside setting of Los Gatos. Because of its location at the base of the hillside, the Los Gatos Meadows community is relatively hidden from all but limited views.

Project Site Setting
A senior living community has been operating on the site since 1971 with 10 residential buildings and other support facilities and amenities noted above. The site has three access points: two from the south off of Wood Road and one from the north via a driveway (referred to as Farwell Lane) connecting with Broadway. The facility has been closed since February 2019, after a rigorous facilities assessment concluded that continuing operations of the facility in its present form presented too great a risk to its residents. Although the facility has completed the closure process, the facility continues to be staffed to provide on-going maintenance and security of the property.

Surrounding land uses include single-family residences and the Seventh-Day Adventist Church to the north, office buildings and the Toll House Hotel to the east, a single-family home to the southeast, and hillside residences to the south and west. Other commercial uses along South Santa Cruz Avenue leading towards downtown Los Gatos are located northeast of the site. State Route 17 is located immediately east with an on/off-ramp accessed via South Santa Cruz Avenue located south of the project site. Figure 3-2, Aerial Photograph, presents the project site characteristics and surrounding land uses. Figure 3-3, Existing Facilities Representative Photos, presents photographs taken at the project site in August 2020.

3.3 BASELINE CONDITIONS
The environmental baseline upon which the proposed project will be assessed is the existing, operational Los Gatos Meadows senior living community. The Los Gatos Meadows facility was last fully operational in 2019 and included 10 residential buildings, with 205 independent residential apartments and support care units. These units included 129 independent senior living units (111 single units and 18 combined units, 39 skilled nursing facility beds, 27 assisted living units, and 10 memory support units (seven single units and three combined units). The facility included a dining and commons building, an infirmary, garage and services building, a multi-purpose building, and two cottages. There are 130 existing parking spaces onsite (85 within the existing structure and 45 surface parking spaces). Total existing gross square footage (floor area) for all existing buildings is 150,475 square feet.

ITEM NO. 8.

Source: ESRI 2020
Figure 3-1
Location Map
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S. Santa Cruz Ave. S. Santa Cruz Ave.

Wood Rd. ood Rd.
y a dw a ro B yawdaorB
17 Single-Family
Residences
Seventh Day
Adventist
Church
Hillside
Residences
Hillside
Residences
Toll House
Hotel
Toll House
Office
Buildings
Office
Project Site Source: Google Earth 2018, Santa Clara County GIS 2019 Figure 3-2
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR Aerial Photograph
0 200 feet

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Figure 3-3
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR Existing Facility Representative Photos

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ITEM NO. 8.
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Existing site area coverage, made up of existing buildings, subterranean garage, health center, and covered walkways, totals 116,427 square feet. At the time of full operation, the Los Gatos Meadows senior care facility housed approximately 222 residents and employed approximately 120 employees.

3.4 GENERAL PLAN AND ZONING DESIGNATIONS
The project site has a Town of Los Gatos 2020 General Plan (General Plan) land use designation of Medium Density Residential, which provides for multiple-family residential, duplex, and/or single-family homes with five-12 dwelling units per net acre. The project site is zoned Residential Planned Development (R:PD). The Planned Development (PD) overlay zone is intended to preserve the Town’s natural and historic resources, promote the production of affordable housing, maximize open space, and/or allow a project that provides benefits to the citizens of the Town.

3.5 PLAN CONSISTENCY
In accordance with CEQA Guidelines section 15125(d), this section identifies and discusses inconsistencies between the proposed project and applicable general plans, specific plans, and regional plans. Table 3-1, Policy Consistency Review, presents a policy consistency analysis for each of the Town’s applicable plans.

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Table 3-1 Environmental Policy Consistency Review
(Town of Los Gatos 2020 General Plan, Los Gatos Sustainability Plan, Hillside Specific Plan) 2020 General Plan Policy Proposed Project Discussion
Land Use Element
LU-1.3 To preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife habitats, and promote high quality, well-designed, environmentally
sensitive, and diverse landscaping in new and existing
developments.

Consistent with implementation
of mitigation measures 7-2, 7-3,
7-4, 7-5a, 7-5b, 7-6, and 7-8
Landscaping plans call for landscaping consistent with the Town’s landscaping requirements, protect some existing trees, and replace those trees being removed.

Facility design plans also call for building designs that reflect existing grading and reduce development footprints. Mitigation measures have been identified to protect special status species and wildlife habitat, should those be found to occur on the project site. Additionally, a final landscaping plan consistent with General Plan policies addressing landscaping with will be required to be submitted for review and approval by the Town prior to the issuance of building permits as part of a future Architecture and Site Review application.

Community Design Element
CD-1.3 Buildings, landscapes, and hardscapes shall follow the natural contours of the property.

Consistent As shown in the project plans (see sheets A205 through A207), the project would generally align building roof lines with the contour of the hill and incorporate smaller roof components, minimizing the contrast between buildings and the existing environment. As noted by the applicant and independently verified by Town staff and EMC Planning Group, the project proposes to address the Hillside Development Standards & Guidelines (HDS&G) by stepping the buildings into the hillside, minimizing the dimensions of the Town-facing buildings, saving some existing trees per the arborist plan, and implementing a landscape and treereplacement plan.

CD-3.2 Street and structural lighting shall be required to minimize its visual impacts by preventing glare, limiting the amount of light that falls on neighboring properties, and avoiding light pollution of the night sky.

Consistent with implementation
of Town design guidelines and
condition of approval(s)
The existing facility currently has exterior and surface parking lighting and lighting typical of multifamily residential and senior care facilities. The proposed project would have uses similar to the existing uses and would continue to have lighting typical to senior care facilities. As shown on the “Site Lighting Concept Plan” (see sheet LS-12 of the project plans), proposed lighting fixtures include post top lights, bollard lights, and various wall mounted lights all of which comply with Town Code Section 29.10.09035, which prohibits the generation of direct or reflected light onto any area outside of the project boundaries. In addition, all exterior fixtures would comply with the Town requirements to be downward directed and shielded. The lighting will also be required to comply with the requirements of the California Energy Code set forth in California Code of Regulations Title 24 Part 6, which requires reducing wasteful and unnecessary energy consumption in newly constructed and existing buildings including utilizing low intensity lighting designs and devices. Prior to the issuance of building permits, a final exterior lighting plan which shall indicate the location, type, and wattage of all light fixtures and include

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catalog sheets for each fixture shall be provided to the Town of Los Gatos for review and approval.

Implementation of this condition would reduce the impact by requiring lighting design and controls for each building on the project site. Therefore, with the implementation of this condition, the project would be consistent with this policy.

CD-3.4 Encourage the use of landscaping such as trees,
large shrubs, and trellised vines to mitigate the effects of building mass, lower noise, and reduce heat generation.

Consistent with implementation
of conditions of approval
See discussion for Policy LU-1.3.

CD-4.1 Preserve the Town’s distinctive and unique
environment by preserving and maintaining the natural
topography, wildlife, and native vegetation, and by mitigating and reversing the harmful effects of traffic congestion, pollution, and environmental degradation on the Town’s urban landscape.

Consistent with implementation
of conditions of approval
The proposed project would respect the natural topography of the site by redeveloping the existing, developed portion of the site, and by preserving the western hillside as undistributed open space. Additionally, the proposed project increases the overall open space of the site (from 75.4 percent of the site to 77.5 percent), which includes private open space areas and the western hillside.

The net increase in trips would be 10 daily trips, which is negligible. In addition, access and circulation on the project site would be designed to adhere to the Town’s design guidelines and standards and would be subject to approval by the Town’s Public Works Department and Santa Clara County Fire Department. This would ensure that the proposed project is adequately designed to minimize hazards associated with design, as well as preserve and maintain the site’s natural topography to the extent feasible. Therefore, the proposed project would not result in environmental degradation on the Town’s urban landscape.

CD-4.3 Trees that are protected under the Town’s Tree
Preservation Ordinance, as well as existing native, heritage, and specimen trees should be preserved and protected as a part of any development proposal.

Consistent with implementation
of mitigation measure 7-8
The proposed project would remove 213 regulated trees, all of which are considered either Protected (205 trees) or Large Protected (8 trees) as defined by Municipal Code Section 29.10). Implementation of mitigation 7-8, as identified in Section 7.0, Biological Resources, would reduce potential impacts to regulated trees by requiring Town approval prior to removal of regulated (protected) trees, installation of adequate replacement trees, and protection of all retained trees during construction.

CD-6.1 Reduce the visual impact of new construction and/or remodels on the Town and its neighborhoods.

Consistent with implementation
of Town design guidelines
The proposed project would alter the existing visual character of the project site when viewed from off site. The proposed building footprints would be reduced compared to existing building footprints (from approximately 25 percent of the site to 23 percent) and the dimension of the Town-facing buildings; however, the new building height would increase by 30 feet. Landscaping is proposed to soften the visual impact of the new construction. The project is consistent with this policy.

CD-16.1 Prevent development that significantly depletes, damages, or alters existing landscape vistas.

Consistent with implementation
of Town design guidelines
As discussed above for Policy CD-6.1, the project incorporates significant landscaping to ensure that the project does not significantly deplete, damage, or alter existing landscape vistas. Therefore, the project is consistent with this policy.

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2020 General Plan Policy Proposed Project Discussion
CD-16.3 New structures or remodels shall be designed to respect views from surrounding properties while allowing all affected properties reasonable access to views.

Consistent with implementation
of Town design guidelines and
condition of approval(s)
Due to the topography of the project site and surrounding area, the project site is, for the most part, only within the viewshed of locations within the project site itself, from planned residences or from the project site’s roadway, though limited views of the project site are available from portions of downtown Los Gatos and roadways immediately surrounding the site (uphill from the site on Wood Road and S. Santa Cruz Avenue). In conjunction with requirements imposed by the Town’s design guidelines, the proposed project would not limit views from surrounding properties and would not impact views as discussed in Policy CD-6.1.

Transportation Element
TRA-1.1 Development shall not exceed transportation
capacity.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not exceed the capacity of the Town’s transportation infrastructure.

TRA-3.1 All development proposals shall be reviewed to
identify and mitigate project traffic impacts pursuant to the Town’s traffic impact policy.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not result in traffic impacts that require mitigation.

TRA-3.2 Review development proposals to ensure that the circulation system and on-site or public parking can
accommodate an increase in traffic or parking demand
generated by the proposed development, subject to the
considerations and findings required by the Town’s Traffic Impact Policy.

Consistent Pursuant to Town Code Section 29.10.150(c)(b), the project site requires one parking space per 2.5 beds for the proposed use. Therefore, 77 spaces are required. According to the project plans, 77 standard parking spaces would be provided and an additional 152 tandem parking spaces would also be proposed.

Therefore, sufficient parking is proposed.

TRA-3.3 All new developments shall be evaluated to
determine compliance with the Town’s level of service policy for intersections.

Consistent The Wood Road and Santa Cruz Avenue intersection would operate at acceptable LOS B under existing plus project conditions. If a roundabout is installed, the intersection would operate at LOS A under existing plus project conditions.

Therefore, the project would result in acceptable levels of service at these intersections.

TRA-3.4 New projects shall not cause the level of service for intersections to drop more than one level if it is at Level A, B, or C and not drop at all if it is at D or below.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not result in a decrease in level of service.

TRA-3.5 If project traffic will cause any intersection to drop more than one level if the intersection is at LOS A, B, or C, or to drop at all if the intersection is at LOS D or below, the project shall mitigate the traffic so that the level of service will remain at an acceptable level.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not result in a decrease in level of service.

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TRA-3.10 Avoid major increases in street capacity unless necessary to remedy severe traffic congestion or critical neighborhood traffic problems and all other options, such as demand management and alternative modes, have been
exhausted. Where capacity is increased, improvements shall balance the needs of motor vehicles with those of pedestrians and bicyclists.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not require an increase in street capacity.

TRA-3.12 The maximum level of mitigation measures shall be required for transportation impacts adjacent to sensitive receptors, including residences, schools, and hospitals.

Consistent As detailed in Section D.17, Transportation, of the initial study in Appendix A, the proposed project would not result in transportation impacts adjacent to sensitive receptors.

Open Space, Parks, and Recreation Element
OSP-2.1 Preserve the natural open space character of
hillside lands, including natural topography, natural
vegetation, wildlife habitats and migration corridors, and viewsheds.

Consistent The proposed project would result in the reduction of the overall site development (from 24.6 percent of the site to 22.5 percent of the site) and the increase in overall open space (from 75.4 percent of the site to 77.5 percent), which would generally be consistent with the HDS&G. The HDS&G also emphasize minimizing grading and preserving natural features (including drainage channels and trees). While some structures could be visible from adjacent or nearby areas, the Town’s Architecture and Site application process would ensure that tree removal, building design, and landscape planting for proposed buildings would be consistent with the Town’s design standards that guide residential and non-residential development in hillside areas.

In addition, landscaping plans show placement and selection of a variety of native plants, replacement trees, retention/preservation of 118 mature existing trees, a Village Green area, and passive gardens that are consistent with the General Plan and Los Gatos Hillside Specific Plan policies (see Table 3-1 under “Community Design Element”). In addition, landscaping plans are in keeping with landscaping design concepts and goals contained in the HDS&G, which emphasize maintaining the natural appearance of the hillsides where possible, designing for fire safety including maintaining adequate defensible space, utilizing native plant species, controlling erosion, screening buildings, and providing privacy.

See also discussion for Policy CD-1.3.

OSP-2.4 Adjacent parcels in the hillsides shall provide an uninterrupted band of useable segments for wildlife corridors and recreational use, if applicable.

Consistent The proposed project retains the currently undeveloped hillside on the project site, which is adjacent to other parcels, thereby providing for continued wildlife movement.

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OSP-6.3 Consider effects on watershed areas, plant and
wildlife habitats, and migration corridors before allowing development of any open space.

Consistent See discussion for Policies LU-1.3 and OSP-2.4.

OSP-9.1 Evaluate archaeological and/or cultural resources early in the development review process through consultation with interested parties and the use of contemporary
professional techniques in archaeology, ethnography, and architectural history.

Consistent A cultural resource survey and records search was conducted for the project site in 2020. The results are summarized in Section 8.0, Cultural Resources.

OSP-9.2 Ensure the preservation, restoration, and
appropriate use of archaeological and/or culturally significant structures and sites.

Consistent Archival research and an archaeological field survey indicated the project site has no culturally significant structures and no previously recorded historic or archeological resources. The proposed project would be required to comply with and implement this policy if previously unknown resources are accidentally discovered during construction activities (see Section 8.0, Cultural Resources).

OSP-9.3 Treat with respect and dignity any human remains discovered during implementation of public and private
projects within the Town and fully comply with California laws that address the identification and treatment of human
remains.

Consistent The proposed project would be required to comply this policy (see Section 8.0, Cultural Resources).

OSP-9.4 Require that if cultural resources, including
archaeological or paleontological resources, are uncovered during grading or other on-site excavation activities,
construction shall stop until appropriate mitigation is implemented.

Consistent The proposed project would be required to comply this policy (see Section 8.0, Cultural Resources).

OSP-9.5 Encourage development to avoid impacts to burial sites by designing or clustering development to avoid
archaeological deposits that may contain human remains.

Consistent No human remains are known to exist on the project site. Should they be accidentally discovered during grading and construction activities, the project would be required to comply with this policy (see Section 8.0, Cultural Resources).

Environment and Sustainability Element
ENV-1.1 Preserve trees that are protected under the Town’s Tree Protection Ordinance, as well as other native heritage, heritage and specimen trees.

Consistent with implementation
of mitigation measure
See discussion for Policy CD-4.3.

ENV-1.2 Public and private projects shall protect specialstatus native plant species.

Consistent EMC Planning Group conducted a focused plant survey on April 22, 2021 during the blooming period for special-status plants that have the potential to grow within the project area. However, no special-status plants were observed during that survey.

See section 7.0, Biological Resources, for additional information. The proposed project would have no impact on special-status plant species.

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ENV-1.3 Prohibit development that significantly depletes, damages or alters existing special-status plants.

Consistent with implementation
of mitigation measure
See discussion for Policy ENV-1.2.

ENV-4.1 Public and private projects shall not significantly deplete, damage or alter existing wildlife habitat or
populations.

Consistent with implementation
of mitigation measures 7-2, 7-3,
7-4, and 7-8
The proposed project would not alter the majority of wildlife habitat on the project site. Mitigation measures 7-2, 7-3, 7-4, and 7-8 collectively address potential adverse impacts to wildlife and wildlife habitats and would reduce potential depletion, damage, or alteration of wildlife habitat and populations.

ENV-4.3 Maintain open space and native plant communities that provide habitat and migration corridors for native wildlife species.

Consistent See discussion for Policy OSP-2.4.

ENV-4.4 Identify and protect areas with significant habitat diversity or importance for wildlife, such as riparian corridors, wildlife movement corridors and large tracts of undeveloped land.

Consistent The proposed project would not impact an area with significant habitat diversity or importance for wildlife, such as riparian corridors, wildlife movement corridors and large tracts of undeveloped land.

ENV-4.6 Preserve the habitats of native plants, especially rare species or species that have significant local value to the Town.

Consistent See discussion for Policy CD-4.3 and Policy ENV-1.2.

ENV-4.7 Nesting sites shall be preserved in new development and within existing development unless a mitigation plan is approved.

Consistent with implementation
of mitigation measure 7-4
Protected nesting birds, including raptor species such as Cooper’s hawk (Accipiter cooperii), have potential to nest on and adjacent to the project site during the nesting bird season (January 15 through September 15). If nesting birds protected by state and federal regulations are present on or adjacent to the site during construction activities including vegetation removal and site preparation including building demolition, the proposed project may directly result in loss of active nests, or indirectly result in nest abandonment and thereby cause loss of fertile eggs or nestlings. Implementation of mitigation measure 7-4 would ensure the project is consistent with this policy.

ENV-4.10 The Town shall require open space dedications as a means to protect wildlife.

Consistent Approximately 77.5 percent of the site would remain as open space, which is greater than the 75.4 percent under the existing permit condition.

ENV-4.11 Town staff shall review site plans to ensure that existing significant wildlife habitats and migration corridors are not adversely affected by either individual or cumulative development impacts.

Consistent See discussion for Policies LU-1.3 and OSP 2.4.

ITEM NO. 8.

3.0 Environmental Setting
3-16 EMC Planning Group Inc.
2020 General Plan Policy Proposed Project Discussion
ENV 5.1. Applicants shall demonstrate that new development will not contaminate surface water and/or groundwater.

Consistent with implementation
of Town requirements
By complying with the Construction General Stormwater Permit and the Town’s stormwater management requirements, the proposed project would not violate any water quality standards or degrade water quality. The proposed project’s storm drainage system and the Town’s requirement for a storm water pollution prevention program and erosion and sedimentation control plan would reduce the potential for contamination.

ENV-9.1 As part of CEQA review for development projects, require analysis of the single and cumulative impacts on water drainage (runoff) and contamination (water quality) in all areas but particularly in or adjacent to hillsides, riparian corridors, and important undeveloped watersheds.

Consistent with implementation
of Town requirements
An analysis of cumulative impacts on water drainage (storm water runoff) and water quality is included in Section 19.0, Cumulative Impacts. Analysis of individual (project) impacts of runoff and water quality is included in Section D.10., Hydrology and Water Quality and Section D.10, Utilities and Service Systems, in the initial study prepared for this project in conjunction with the release of the notice of preparation.

ENV-12.5 Site plans shall be reviewed to include an
assessment of the potential adverse impact from air pollution and recommended alternatives to reduce such impacts.

Consistent An analysis of air quality impacts as a result of the proposed project are included Section 6.0, Air Quality, of this EIR. Criteria air pollutant emissions for both construction and operations were determined to be less than significant and would not exceed air district thresholds. Therefore, the proposed project is consistent with this policy.

ENV-12.7 During construction, ensure all applicable best management practices are used in accordance with Bay Area Air Quality Management District standards to reduce
emissions of criteria pollutants.

Consistent The criteria air pollutants generated during construction of the proposed project were estimated using the California Emissions Estimator Model (CalEEMod) version 2016.3.2. According to the model results, the proposed project would not generate criteria pollutants emissions volumes that exceed the air district standards.

However, the Town will require the project to apply best management practices to reduce criteria pollutants emissions as a condition of project approval. Therefore, the project is consistent with this policy.

Noise Element
NOI-1.1 The Town, as part of the Environmental Review
process, shall require applicants to submit an acoustical analysis of projects. All input related to noise levels shall use the adopted standard of measurement shown in Table NOI-2.

Noise impacts of new development shall be evaluated in
terms of any increase of the existing ambient noise levels and the potential for adverse noise and groundborne vibrations impacts on nearby or adjacent properties. The evaluation shall consider short-term construction noise and on-going operational noise.

Consistent with implementation
of best management practices
An operational acoustical analysis was not conducted because the proposed project is a replacement or development project providing similar levels of residents and employees; and therefore, there is no evidence that operational noise would be notably different than the baseline noise. Noise generated by construction activities would temporarily elevate noise levels at adjacent noise sensitive areas (singlefamily residences) during the anticipated 30 months of construction. However, based on the distance to adjacent residences, construction noise would not be anticipated to exceed 60 dBA Leq at adjacent noise sensitive outdoor use areas.

Construction on the project site would not occur during nighttime hours, when occupants of the residences would be expected to be most sensitive to noise.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR
EMC Planning Group Inc. 3-17
2020 General Plan Policy Proposed Project Discussion
Safety Element
SAF-1.1. Require reliable evaluations of the existing geologic conditions of sites proposed for development where
conditions indicate the possibility of weak supporting soils or geologic structures.

Consistent with implementation
of mitigation measures
The applicant submitted a final version of the Geotechnical Investigation and Geotechnical Evaluation (geotechnical report), prepared by Cornerstone Earth Group, Inc., dated December 30, 2020, in January 2021.

The geotechnical report noted several potential geologic impacts that are to be addressed through several design recommendations for the proposed project.

These recommendations include, but are not limited to, providing a 25-foot setback from a mapped surface trace of a fault along the eastern edge of the property; underlaying the foundation by ground improvement or deepening the foundation to bedrock to avoid soil instability; removing alluvial fan deposits down to bedrock and replacing with engineering fill along the proposed retaining wall along the eastside of Farwell Lane for a minimum of 15 feet; removing and replacing all undocumented fill; and designing for sufficient reinforcement for slabs-on-grade. Implementation of the mitigation measures 13-1 and 13-2, as articulated in the February 2021 geotechnical peer review conducted by the Town’s geotechnical consultant, would ensure consistency with this policy.

SAF-1.6. Require geological investigations for any
development or project as mandated by the State or deemed warranted by the Town.

Consistent with implementation
of mitigation measures
See discussion for Policy SAF-1.1.

SAF-1.8. Require preparation of a report from an engineering geologist and/or geotechnical engineer that discusses the geologic, seismic, and geotechnical engineering conditions and potential hazards for developments in hazard zones
mapped by the State or identified by the Town, as shown in Figures SAF-1 and SAF-2.

Consistent with implementation
of mitigation measures
See discussion for Policy SAF-1.1.

SAF-1.9 Enforce the California Building Code seismic safety restrictions. Require fault investigations for structures for human habitation and all critical facilities. Investigation may include field investigations. Reports shall include appropriate design measures to mitigate potential fault ground
rupture/deformation to acceptable levels, and shall be
reviewed by the Town.

Consistent with implementation
of mitigation measures
See discussion for Policy SAF-1.1.

ITEM NO. 8.

3.0 Environmental Setting
3-18 EMC Planning Group Inc.
2020 General Plan Policy Proposed Project Discussion
SAF-1.10. Require geologic and geotechnical reports and Town review during the development review process for
projects with significant grading, potential erosion and sedimentation hazards.

Consistent with implementation
of mitigation measures
See discussion for Policy SAF-1.1.

SAF-1.11. Require geologic and geotechnical reports to
specify construction methods to protect the proposed project, as well as existing residences in the vicinity, from identified hazards.

Consistent with implementation
of mitigation measures
See discussion for Policy SAF-1.1.

SAF-2.1 New development located in or adjacent to fire
hazard areas shall be designed and sited to minimize hazards to life and property. Utilize fire preventive site design, access, fire-safe landscaping, and building materials, and incorporate fire suppression techniques.

Consistent with implementation
of mitigation measures 12-1,
13-1, and 13-2 and conditions
of approval
Preparation and implementation of a construction traffic management plan, as required by Mitigation Measure 12-1, would adequately address any potential conflicts with emergency access or evacuation routes during construction by communicating proposed lane and road closures to first responders and allowing first responders to plan accordingly to ensure that emergency response times and maintain adequate emergency access. As a result, with mitigation this impact would be less than significant.

SAF-2.4 Provide secondary emergency access that will not increase traffic for homes in areas identified as Very High Fire Hazard Areas on the Town’s Wildland Fire Severity Zone
Map.

Consistent The project site would be accessible via the existing 22-foot-wide Wood Road and a new 20-foot-wide secondary access (Farwell Lane) which is accessed at both the west and eastern boundaries of the facilities and connects to Broadway to the north of the site. Project plans show full fire access circulation around building perimeter.

Additional bump-outs and widening lanes to 26 feet have been included as well (see sheets C108.1, C108.2, and C108.3). In addition, a new fire engine turn-around is proposed at the western edge of the property along the dedicate fire access road to provide adequate turn radius for County Fire Department equipment in case of emergency.

SAF-4.6 Require major new development and redevelopment to provide mitigation to ensure that the cumulative rate of peak stormwater run-off is maintained at pre-development levels.

Consistent with conditions of
approval
By complying with the Construction General Stormwater Permit and the Town’s stormwater management requirements, the proposed project would not violate any water quality standards or degrade water quality and would not exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff.

SAF-8.2 Identify and mitigate fire hazards during the project review and approval process.

Consistent with conditions of
approval
The Santa Clara County Fire Department has reviewed the proposed project and identified significant wildfire hazards particular to this site. The County Fire Department provided conditions of approval regarding fire flow, vegetation and fuel modification, and sprinkler and fire alarm requirements, which are to be incorporated into the permit approvals. Based on the Fire Department’s review, the implementation of the conditions of approval would provide a sufficient fire protection system for the project.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR
EMC Planning Group Inc. 3-19
Los Gatos Sustainability Plan Policy Proposed Project Discussion RE-5 Solar Ready Features. Where feasible, require that all new buildings be constructed to allow for the easy, cost-effective installation of future solar energy systems. “Solar ready” features should include:
proper solar orientation (i.e. south facing roof area sloped at 20° to 55° from the horizontal); clear access on the south sloped roof (i.e. no chimneys, heating vents, or plumbing vents); electrical conduit installed for solar electric system wiring; plumbing installed for solar hot water system; and space provided for a solar hot water storage tank.

Consistent with implementation
of the Town’s Architectural and
Site review
Energy efficiency and sustainability-related measures will be evaluated and addressed during the Town’s Architectural and Site review and Building Permit plan check process for the proposed project.

EC-1 Energy-Efficient Appliances and Lighting. Require new development to use energy-efficient appliances that meet Energy Star standards and energy-efficient lighting technologies that exceed Title 24 standards by 30 percent.

Consistent with implementation
of the Town’s Architectural and
Site review
Energy efficiency and sustainability-related measures will be evaluated and addressed during the Town’s Architectural and Site review and Building Permit plan check process for the proposed project.

WW-1 Water Use and Efficiency Requirements. For new development, require all water use and efficiency measures identified as voluntary in the California Green Building Standards Code, and consider more stringent targets. California Green Building Standards Code requirements include: 1) reduce indoor potable water use by 20 percent after meeting the Energy Policy Act of 1992 fixture performance requirements, and 2) reduce outdoor potable water use by 50 percent from a calibrated mid-summer baseline case, for example, through irrigation efficiency, plant species, recycled wastewater, and captured rainwater. Establish Town requirements for discretionary projects regarding watering timing, water-efficient irrigation equipment, waterefficient fixtures, and offsetting demand so that there is no net increase in imported water use. Include clear parameters for integrating water conservation infrastructure and technologies, including low-flush toilets and low-flow showerheads. As appropriate, partner with local water conservation companies on the development and implementation of this measure.

Consistent with implementation
of the Town’s Architectural and
Site review
Energy efficiency and sustainability-related measures will be evaluated and addressed during the Town’s Architectural and Site review and Building Permit plan check process for the proposed project.

WW-3 Bay Friendly Landscaping. Require new development to use native plants or other appropriate non-invasive plants that are droughttolerant, as described in the Bay Friendly Landscaping Guidelines, available at StopWaste.org and BayFriendlyCoalition.org.

The Los Gatos water efficient landscaping requirements (Chapter 26, Article IV of the Town Code) require private development projects to calculate the maximum applied water for the irrigated landscaped areas of the project site. A landscape design plan proposing appropriate plantings (adaptable to the site climatic, geologic, and topographic Consistent with implementation
of the Town’s Architectural and
Site review
Energy efficiency and sustainability-related measures will be evaluated and addressed during the Town’s Architectural and Site review and Building Permit plan check process for the proposed project.

ITEM NO. 8.

3.0 Environmental Setting
3-20 EMC Planning Group Inc.

Los Gatos Sustainability Plan Policy Proposed Project Discussion conditions) and a water-conserving irrigation system must be provided to ensure that irrigation water use remain below the calculated amount.

Native species and natural areas should be preserved. Use of recycled water is encouraged where available. Post-installation field inspection to certify compliance must be submitted to the Town.

Hillside Specific Plan Policy Proposed Project Discussion Land Use

1. Clustering of Dwelling Units: Clustering of dwelling units should be encouraged to preserve the scenic nature of the hillsides and to allow for economies in the construction of required public and private facilities.

Consistent The proposed project would reduce the overall development footprint as compared to the existing facility by clustering proposed facility buildings to the extent possible, including five buildings clustered around a central open space.

Facilities Services

1. Availability of Services for Development: Development proposals shall be approved only if the necessary road, water, sanitation and other services required for the proposed use are provided to the property.

Consistent See discussion for Policy LU-4.2.

Circulation

1. Design of Hillside Roads and Driveways:
a. Hillside roadways and driveways shall be designed and located so as to:

1. Require a minimum amount of earth movement.

2. Be consistent with the specified standards for
curves, gradients, widths, and other controlling
factors.

3. Be in harmony with the surrounding landscape by
utilizing aesthetic design concepts, including
landscaping with native plants and materials.

4. Allow for special designs where natural features
such as rocks, slopes and trees require special
treatment.
b. Adequate slope easements shall be provided.

Consistent See discussion for General Plan Policy SAF-1.1.

ITEM NO. 8.
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR
EMC Planning Group Inc. 3-21
Hillside Specific Plan Policy Proposed Project Discussion

6. Two Means of Access:
a. As a guide to developing a circulation plan, two means of access shall be provided to all areas. If dual access is NOT available, the land use intensity shall be limited in
accordance with the access provided.
b. Secondary access shall be sought for existing dead end streets.
c. The second means of access shall not encourage through traffic to nonresidents and could be limited to emergency access only.
d. Where single access roads exist, acceptable provisions shall be made for emergency access. Emergency access roads
shall be designed to assure passability, however, the design shall prevent unauthorized non-emergency through access.

Consistent The project would also improve the integration of the site with the broader Los Gatos community by closing Farwell Lane to through traffic and transitioning this pathway connecting Los Gatos Meadows and Broadway into a naturally landscaped, pedestrian friendly connection to downtown Los Gatos. The conversion of Farwell Lane into a pedestrian and bicycle lane would improve safety for vehicle and pedestrian interaction at the intersection of Farwell Lane and Broadway. The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance, providing safe and efficient access to the site. The project would incorporate a dedicated area for fire access, which would be located on the western side of the property.

Open Space

4. Tree Removal: The cutting of live trees shall be controlled under Town and County policies designed to restrict cutting.

Consistent with implementation
of mitigation measure
See discussion for Policy CD-4.3
Safety

1. Geologic Hazards Reviews: Development shall be avoided or carefully controlled in potentially hazardous geologic areas.

Consistent with implementation
of mitigation measures.

See discussion for General Plan Policy SAF-1.1.

2. Fire Protection:
a. Development should be avoided in areas subject to severe fire danger.
b. Development should be avoided unless measures designed to assure the highest degree of fire prevention and fast, effective means of fire suppression are provided.

Consistent with implementation
of mitigation measures
See discussion for General Plan Policies SAF-2.1, SAF-2.4, SAF-4.6, and SAF-8.2.

SOURCE: EMC Planning Group 2021; Los Gatos 2010; Los Gatos 2012; Los Gatos 1978

ITEM NO. 8.

3.0 Environmental Setting
3-22 EMC Planning Group Inc.

This side intentionally left blank.

ITEM NO. 8.

EMC Planning Group Inc. 4-1

4.0 Project Description

4.1 PROJECT OBJECTIVES
The objective of the proposed project is to approve a new/updated Planned Development (PD) to rebuild a state-of-the art senior living community on a 10.84-acre site consistent with the Town of Los Gatos 2020 General Plan, Town of Los Gatos zoning code and in the spirit of the Town of Los Gatos Hillside Design Standards and Guidelines. In addition, the applicant (Rockwood Pacific) has provided the following project objectives:
 Consistent with the Town’s General Plan goals and policies and density allowed by the existing site zoning, rebuild the Los Gatos Meadows site into a contemporary, fullservice senior living community (Life Plan Community) that provides seniors 62+ years and over an opportunity to age in place and live successfully in the Los Gatos Community;
 Revitalize the site with a request for a new (updated) Planned Development (PD) that would allow the same number of apartments permitted under the existing PD entitlement in a manner responsive to market demand and financially feasible for Covia Communities (property owner) to implement & operate;
 Revitalize the site with intent of minimizing overall building site coverage, integrating the apartments with the natural topography, minimizing visual impacts and substantially improving fire safety;
 Assist in the implementation of the Town’s 2015-2023 Housing Element by furthering the Goals and Policies specific to providing housing opportunities, lifestyle living and assisted living facilities for seniors;
 Further the Town’s Human Services Element by revitalizing Los Gatos Meadows into a healthy, contemporary independent senior living community that connects seniors with existing resources in the community, encourages social interaction, improves mobility and ensures a safe environment for Los Gatos seniors;
 Provide seniors with an alternative mode of transportation by incorporating autonomous vehicle technology into the project to assist in enhanced connectivity between Los Gatos Meadows and proximate Town services such as the Library, Civic Center and retail/entertainment uses;

ITEM NO. 8.

4.0 Project Description
4-2 EMC Planning Group Inc.
 Utilize architectural design principles and techniques that incorporate the Town’s Sustainable Design strategies and materials to promote a healthy living environment;  Provide a mix of different unit sizes and varying levels of care that respond to the needs of an active, aging community;
 Improve the integration of the site with the broader Los Gatos Community by closing Farwell Lane to through traffic and transitioning the Lane from Los Gatos Meadows to Broadway into a naturally landscaped, pedestrian-friendly connection to Downtown Los Gatos;
 Use the project as an opportunity to integrate the site design & architecture with existing topography and natural landscape in a manner that more harmoniously reflects the site’s natural beauty than exists today; and
 Integrate and evoke the experience of nature by utilizing natural building materials, finishes, forms, patterns and colors that reflect the character of the surrounding hillside setting.

4.2 PROJECT CHARACTERISTICS
The proposed project involves the redevelopment of the 10.84-acre site with a senior living community that would replace the existing Los Gatos Meadows senior living community.

The project would include 174 independent residential apartments plus 17 supporting care units. The project, a Continuing Care Retirement Community (CCRC), would be licensed as a Residential Care Facility for the Elderly (RCFE) under the California Department of Social Services. The project would be restricted to persons age 62 and older and would provide 24/7 assisted living services to the residents. The project would provide coordinated health care services, including 17 supporting care units. These proposed services would be similar to the use offered in the previous community. An estimated 120 full time equivalent (FTE) employees would be anticipated with the project; this is commensurate with the number of employees onsite prior to the closure of the facility in late 2019.

Background
Los Gatos Meadows, a CCRC owned and operated by Covia Communities, was originally developed as a CCRC and opened in 1971. The objective then, and now, is to provide seniors a place to age in place, living independently in the Los Gatos Community. In March 1968, the Town of Los Gatos adopted Ordinance NO. 938, which rezoned the 10.84-project site to Residential Planned Development (R:PD). The Town Code 29.80.120 provides that if a R:PD ordinance was in effect prior to the adoption of the Town’s PD regulations in 1976, that prior ordinance continues to apply. However, as part of the request to rebuild the existing Los

ITEM NO. 8.
110 Wood Road - Los Gatos Meadows Senior Living Community Draft EIR
EMC Planning Group Inc. 4-3
Gatos Meadows facility, Rockwood Pacific and Covia Communities seek a new Planned Development permit. While the current PD Permit remains valid, per Section 29.80.075 of the Town Municipal Code, the applicant recognizes the need to update the permit to reflect their desire to rebuild on the current site. The site’s proposed density of 16 dwelling units per acre is above the General Plan’s maximum density limit of 12 dwelling units per acre; however, it is below the density of 18 dwelling units per acre allowed under the existing PD Permit conditions. The term “dwelling units” relates to independent residential apartments, not to the supporting care units, consistent with the interpretation of dwelling units under the original PD Permit.

In February 2019, after undertaking a facilities assessment by a third-party firm on the condition and physical status of its buildings, Covia concluded that continuing operations of the facility in its present form presented too great a risk to its residents. Of the numerous conditions reviewed during the assessment, compromised accessibility for fire response services and other fire safety issues, inadequate building systems, aging infrastructure, and the accumulated risk of all other operational and structural factors led to this decision. Covia initiated a months-long closure and transition process to ensure that these risks would not cause harm to the residents of Los Gatos Meadows. As of September 30, 2019, all residents of Los Gatos Meadows had found new homes, with a vast majority of life care residents either moving to another community owned and operated by Covia Communities or moving to a non-Covia community but retaining their life care contract with Covia.

Application
 Planned Development (PD) Overlay permit (PD-20-001)
A Planned Development application has been filed by the applicant requesting a “Planned Development” overlay be applied to the site’s existing “Residential Planned Development” zoning designation. A subsequent Architecture and Site application will be required if the Planned Development application is approved by the Town Council. In accordance with Town Code Section 29.20.140(d), the Architecture and Site approval is required for purposes of approving the development plan for the new senior living community to ensure conformance with Town regulations related to the height, width, shape, proportion, siting, exterior construction and design of buildings and to ensure that they are architecturally compatible with their surroundings.

Proposed Land Uses
The site is zoned “Residential Planned Development (R:PD)” and has a General Plan land use designation of Medium Density Residential. The General Plan land use designation of Medium Density Residential allows for a maximum density of 12 dwelling units per acre.

ITEM NO. 8.

4.0 Project Description
4-4 EMC Planning Group Inc.

However, consistent with density bonus laws in California, General Plan Action HOU-1.3 provides up to a 100 percent density bonus for developments that include housing for the elderly. The project proposes a density of 16 dwelling units per acre, which is within the maximum allowed for the site under the existing PD permit conditions. A comparison of the proposed project to the existing PD permit conditions is provided in Table 4-1, Comparison of Planned Development Permit Conditions, below.

Table 4-1 Comparison of Planned Development Permit Conditions Permit Condition Original 1968 PD Conditions Proposed Project Conditions Site Coverage 24.6%5 22.5%
Total Site Area Coverage (Square
Footage)
116,427 106,540
Maximum Dwelling Unit Density 18 units per acre 16 units per acre Total Number of Independent
Residential Apartments1
184 174
Total Number of Units in Health Center 38 17
Total Units Permitted 2222 191
Total Gross Square Footage (Floor
Area)6
150,475 430,816
Open Space 75.4% 77.5%
Building Setbacks from property line4 Front: 20’-0”
Side: 15’-0”, 27’-0”
Rear: 15’-0”
Front: 34’-10”
Side: 40’-10”, 60’-10”
Rear: 32’-11”
Parking 111 parking spaces3 77 parking spaces
Height4 Predominantly two-story with some
basement or below grade space for
infirmary, parking, storage and
mechanical. Heights vary between 30’-
9” and 55’-2”.
3-5 stories above landscaped Terrace
Level. G Level below contains parking,
storage, mechanical space, main entry,
and health center. Heights vary between
59’-0” and 85’-6” feet.

SOURCE: Rockwood Pacific 2020; Covia 2020
NOTE:

1. 184 units is the number of independent residential apartments allowed; total unit count including skilled nursing beds permitted is 222 total units.

2. Total applicable unit count after consolidation/combination of units is 205 (129 independent living units, 27 assisted living units, 10 memory care units and 39 skilled nursing beds).

3. The current number of spaces onsite is 130.

4. Neither minimum building height nor maximum setbacks are specified under the 1968 entitlement. Table 4-1 includes setback and heights under the current and proposed conditions.

5. Lot Coverage Calculation Method: Only the footprints of the eight buildings were in the initial application. This included balconies but did not include covered walkways connecting between buildings. Covered walkway areas have been added to the totals on the Plan Set Cover Page, and in the resubmitted Project Description and Letter of Justification.

The G level area not under bldg. footprints above was not included, as the spaces above are landscaped courtyards.

The cooling tower/generator enclosure is open to the sky and was not included. Total site gross square footage is 472,185.

6. Total gross square footage (floor area) excludes parking, balconies (not used for egress), and generator/cooling tower enclosure areas

ITEM NO. 8.
110 Wood Road - Los Gatos Meadows Senior Living Community Draft EIR
EMC Planning Group Inc. 4-5
Proposed Improvements
Senior Living Community
The proposed project involves the redevelopment of the site with a state-of-the-art senior living community that would replace the existing Los Gatos Meadows senior living community. Figure 4-1, Site Plan, presents the proposed redevelopment of the property. The complete set of plans is included in Appendix B. The project includes the construction of eight, three- to five-story buildings rising from a grade level base containing the main building entry and reception, health center, and garage. Building heights would vary between 59 feet and 85.5 feet, with residential villas varying between three and five stories.

The project would include 174 independent residential apartments totaling 334,574 square feet with 57 one-bedroom apartments and 117 two-bedroom apartments. The project would include a 20,588 square foot health center with 17 supporting care units specializing in assisted living care, memory care and respite care. In addition, the project would consist of 35,429 square feet of total amenity space (including fitness and dining areas) and 35,280 square feet for back of house and mechanical space. The project would include 91,827 square feet of parking space, with 77 standard parking spaces in the new structure. Table 4-2, Summary of Proposed Buildings, provides a summary of the proposed buildings, including all service and amenity areas.

Table 4-2 Summary of Proposed Buildings
Building # of Apartments Gross Square
Footage (SF)
Building Heights2
A 46 157,0541 85.5
B 20 41,483 70.5
C 29 56,891 81.5
D 15 31,426 70.5
E 18 40,712 82
F 17 40,712 82
G 14 31,426 70.5
H 15 31,112 59
SOURCE: Rockwood Pacific 2020
NOTE: 1. Building A GSF includes service spaces on Level G including entry/reception, fitness area, health center and several back of house areas.

2. Finished building height dimensions are to ground level (+488’).

Site improvements would include on-site amenity areas, parking, new landscaping, and a variety of energy efficient and sustainable interior and exterior building elements. Parking for residents, staff, and visitors would be provided within a new structure which would include 77 standard, non-tandem parking spaces of which approximately 30 would be near

ITEM NO. 8.

4.0 Project Description
4-6 EMC Planning Group Inc.
the garage entrance and the balance on the main parking level. The property owner has indicated they would be able to increase the parking capacity to 229 spaces by implementing a valet parking service.

Site improvements would require demolition of all existing site improvements. The project is anticipated to be built over a period of approximately 26 to 30 months. Demolition of the existing improvements is expected to require approximately four (4) months.

Access and Circulation
The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance. The project would reconfigure the existing “exit only” driveway (Farwell Lane) located on Broadway, and would convert the driveway into a pedestrian and bicycle lane. The driveway would also serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. Locations throughout the project would have various turning movement restrictions to ensure site distance visibility, and safe turning movement distances. The project would incorporate a dedicated road for emergency fire access, which would be located on the western side of the property.

Supplemental Transportation
As part of the project, the applicant has included an autonomous vehicle alternative transportation solution to enhance connectivity and mobility between the proposed project and Broadway, enabling access for residents to connect to Downtown Los Gatos. The project would consider Aurrigo, Automated Driverless Technology, as a vendor providing such services, headquartered in the United Kingdom. The project team has assessed the specifications of Aurrigo’s four-seater devpod and concluded that the devpod aligns well with the constraints of and vision for Farwell Lane. The devpod is a full drive, steer and brake by wire vehicle system which is controlled through an application programming interface (API) enabling full control and customization of the devpod to its route. The current plan envisions one or more devpods and corresponding control systems deployed along Farwell Lane to enable an alternative means of transporting residents between Los Gatos Meadows and Town retail, entertainment, and civil services. The devpods would be equipped with fully compliant autonomous control systems comprised of stereo cameras, LIDAR sensors, GPS units, wheel odometry, safety lasers and ultrasonic transducers that enable autonomous mobility. In-cab passenger facing cameras are installed to ensure passenger safety. All camera feeds are available remotely and in conjunction with external CCTV and the Aurrigo control room, potentially providing all on-board supervisory needs, negating the need for a physical on-board safety person. Residents would be able to request a devpod via their mobile phones. Although the project is considering Aurrigo as the autonomous technology vendor, ultimate vendor selection would depend on cost, availability, and technology for meeting site requirements.

ITEM NO. 8.
1 A301
2 A301
A201
1 A202
1 A203
1 A202
2 40' - 10"
102' - 3"
32' - 11"
34' - 10"
60' - 0"

VILLA G

VILLA F

VILLA A

VILLA H

VILLA E

VILLA D

VILLA C

VILLA B

FIRE ACCESS ROAD - UPPER

WOOD ROAD

WOOD ROAD

FARWELL LANE

EMERGENCY VEHICLE

TURN-AROUND

SECONDARY GARAGE

ENTRANCE
MAIN

ENTRANCE
GARAGE

ENTRANCE

EMERGENCY VEHICLE

TURN-AROUND

LOADING / TRASH

STORAGE LOCATION

AUTONOMOUS

VEHICLE PARKING
ADJACENT PROPERTY A:

MULTI-FAMILY

RESIDENCE
ADJACENT PROPERTY B:

SINGLE FAMILY RESIDENCE
ADJACENT PROPERTY D:

DETACHED GARAGE

SINGLE FAMILY

RESIDENCE
HOTEL

COOLING TOWER /

EMERGENCY

GENERATOR WITHIN
FENCED YARD 30' - 0"
56' - 0"

EXTERIOR

EXIT PATHS

EXTERIOR

EXIT PATH
-
-

PUBLIC WAY

PUBLIC WAY

TERRACE
EGRESS

PUBLIC WAY

PUBLIC WAY

TERRACE
EGRESS

TERRACE
EGRESS

TERRACE
EGRESS
EXIT DISCHARGE:

LOWER LEVEL
EXIT DISCHARGE: GRADE
EXIT DISCHARGE: GRADE
EXIT DISCHARGE:

GRADE
EXIT
DISCHARGE:

GRADE
EXIT
DISCHARGE: L3
EXIT
DISCHARGE: L3
EXIT DISCHARGE: L1
EXIT
DISCHARGE: L3 EXIT DISCHARGE: L1
EXIT DISCHARGE: L1
EXIT DISCHARGE: L1
EXIT DISCHARGE: L1
EXIT DISCHARGE: L1 EXIT DISCHARGE: L1
A207
1 100 Montgomery St., Suite 2300
San Francisco, CA 94104
T. +1 415 926 7900
SCALE:

SEAL
DRAWING TITLE:

PROJECT TITLE:

PROJECT No:

KEY PLAN
Applicant:

Owner:

Civil / Site:

Structural:

Mechanical, Electrical & Plumbing:

Landscape:

General Contractor:
1" = 40'-0"

OVERALL SITE PLAN
70581.00

LOS GATOS

MEADOWS
JANUARY 12, 2021
A001
110 WOOD ROAD
LOS GATOS, CA 95030

PLANNING SUBMITTAL

ROCKWOOD PACIFIC
36 SOUTHWOOD DRIVE
ORINDA, CA 94563
(415) 816-7944
COVIA
2185 N CALIFORNIA BLVD, SUITE 215
WALNUT CREEK, CA 94596
(925) 956-7400

KIMLEY-HORN
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588
(925) 398-4840

KPFF CONSULTING ENGINEERS
45 FREMONT ST, 28TH FLOOR
SAN FRANCISCO, CA 94105
(415) 989-1004
GLUMAC
150 CALIFORNIA ST, 3RD FLOOR
SAN FRANCISCO, CA 94111
(415) 398-7667
GATES + ASSOCIATES
2671 CROW CANYON RD
SAN RAMON, CA 94583
(925) 736-8176

DEVCON CONSTRUCTION INC
690 GIBRALTAR DRIVE
MILPITAS, CA 95035
(408) 942-8200

NOT FOR CONSTRUCTION
1" = 40'-0" 1 SITE PLAN Project Site
110 Wood Road – Los Gatos Meadows Senior Living Community Draft EIR Site Plan
Figure 4-1
Source: Kimley-Horn 2020, Perkins Eastman 2020,
Google Earth 2020
0 125 feet