Memorandum — San Jose City Council, January 11, 2022 (part 1 of 2)

COUNCIL AGENDA:

FILE:
10/26/21
21-2263
ITEM: 10.2

CITY COUNCIL STAFF REPORT
File Nos. C19-031 & SP20-016
Applicant: Henry Cord, Cord Associates
Location East side of South Winchester Boulevard
approximately 270 feet south of Fireside Drive
(1212-1224 South Winchester Boulevard)
APN(s) 279-17-020 & 279-17-021
Council District 1
General Plan Designation Neighborhood/Community Commercial Urban Village Winchester Boulevard Urban Village
Existing Zoning R-1-8 Single-Family Residence
Proposed Zoning CP Commercial Pedestrian
Acreage 0.69-gross acres
Historic Resource No
Demolition 1,500 square feet
Existing/Proposed Land Uses Hotel
Annexation Date: February 24, 1955 (Maywood No_1)
CEQA: Initial Study/Mitigated Negative Declaration
(IS/MND) for the 1212-1224 South Winchester
Boulevard Hotel Project
APPLICATION SUMMARY:

Conforming Rezoning from the R-1-8 Single-Family Residence Zoning District to the CP Commercial Pedestrian Zoning District and a Special Use Permit and Site Development Permit to allow the demolition of two existing commercial buildings and the removal of nine trees (four ordinance-size, five non-ordinance size) for the construction of an approximately 107,079-square foot, six-story, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site.

RECOMMENDATION:

Staff recommends that the City Council take all of the following actions:
(a) Adopt a resolution adopting the Initial Study/Mitigated Negative Declaration for the 1212-1224 South Winchester Boulevard Hotel Project and the associated Mitigation Monitoring and Reporting Plan, all in accordance with the California Environmental Quality Act (CEQA).
(b) Approve an ordinance rezoning the certain real property located on the east side of South Winchester Boulevard approximately 270 feet south of Fireside Drive from the R-1-8 __________________________________________________________________________

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 2 ends

Single-Family Residence Zoning District to the CP Commercial Pedestrian Zoning District approximately 0.69-gross acre site.
(c) Adopt a resolution approving, subject to conditions, a Special Use Permit and Site Development Permit to allow the demolition of two existing commercial buildings and the removal of nine trees (four ordinance-size, five non-ordinance size) and to allow the construction of an approximately 107,079-square foot, six-story, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site.

PROJECT DATA

GENERAL PLAN CONSISTENCY
General Plan Designation Neighborhood/Community Commercial Consistent Inconsistent
Consistent Policies FS-4.1, LU-5.1, LU-5.2, LU-5.4, CD-1.1, CD-3.5, CD-4.9

SURROUNDING USES
General Plan Land Use Zoning Existing Use
North Neighborhood/Community
Commercial
R-1-8 Single-Family Zoning
District
Single-Family
Residence
South Public/Quasi-Public CO Commercial Office Senior Care Facility East Residential Neighborhood R-1-8 Single-Family Zoning District
Single-Family
Residences
West Urban Village CP Commercial Pedestrian Office Building

RELATED APPROVALS
Date Action
N/A None

PROJECT DESCRIPTION
On September 9, 2019, the applicant Henry Cord, submitted the following applications to be reviewed concurrently:
• Conforming Rezoning to rezone the property from the R-1-8 Single-Family Residence Zoning District to the CP Commercial Pedestrian Zoning District on an approximately

0.69-gross acre site.
• Special Use Permit and Site Development Permit to allow the demolition of two existing buildings and the removal of nine trees (four ordinance-size, five non-ordinance size) for the construction of an approximately 107,079-square foot, six-story, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 3 ends

Background
The subject site is located on the eastside of South Winchester Boulevard approximately 270 feet south of Fireside Drive (See Figure 1). The subject site is currently developed with two commercial buildings formerly used as single-family residences. The site is surrounded by single-family residences to the north and east, a senior care facility to the south, and an office building across South Winchester Boulevard to the west.

The project includes the demolition of the two existing buildings and the removal of nine trees (four ordinance-size, five non-ordinance size) for the construction of an approximately 107,079- square foot, six-story, 119-room hotel. The existing buildings to be demolished are two commercial businesses, previously converted from single-family residences. Based on available building permits, the single-family residence at 1212 South Winchester Boulevard was legally converted from a residence to a business in November 2012.

The first floor of the hotel building would contain the main lobby reception area, guest luggage storage, a coffee station and bar area, two offices, an employee break room, a men’s locker room, a women’s locker room, laundry facilities, a fire control room, a fire pump room, an electrical room, and 12 guest rooms. The second floor would include common outdoor areas for hotel guests as well as the gym, jacuzzi, steam room, breakfast area, kitchen, and 18 guest rooms.

Floors three through six would contain the remaining guest rooms. The guest rooms would range between approximately 270 to 700 square feet. Based on the Operations Plan (Exhibit F) provided, the hotel would employ ten staff in up to three shifts.

A total of 66 parking spaces would be provided in a subterranean garage, representing an approximately 49 percent reduction in the required number of vehicle parking spaces. The project would include a vehicle lift system. A parking reduction would include the implementation of a Transportation Demand Management (TDM) Plan (Exhibit I). TDM measures to support the reduction in required vehicle parking include bicycle parking, on-site bicycles for guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site designated TDM coordinator and services.

Vehicular access to the subterranean garage would be provided from a right in/right out 27-footwide driveway on South Winchester Boulevard. The driveway would be located at the southern end of the building, adjacent to the loading and delivery area to the south. The project is also accessible to pedestrians from a 20-foot-wide sidewalk along South Winchester Boulevard. The project provides 66 vehicle parking spaces, 37 bicycle parking spaces, and eight motorcycle parking spaces in accordance with the Zoning Code.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 4 ends

Figure 1: Aerial image of the subject site
As previously discussed, the subject property is currently located in the R-1-8 Zoning District.

The project includes rezoning the site to the CP Commercial Pedestrian Zoning District, which would conform with the General Plan Land Use/Transportation Diagram land use designation of Neighborhood/Community Commercial.

ANALYSIS
The proposed project was analyzed for conformance with the following: 1) Envision San José 2040 General Plan, 2) Winchester Boulevard Urban Village Plan, 3) Zoning Ordinance, 4) Senate Bill 330 “no net loss” requirements, 5) City Council Policies, 6) Commercial Design Guidelines, 7) Permit Findings, and 8) California Environmental Quality Act (CEQA).

Envision San José 2040 General Plan Conformance
The subject site has an Envision San José 2040 General Plan Land Use/Transportation Diagram land use designation of Neighborhood/Community Commercial (see Figure 2).

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 5 ends

Figure 2: General Plan Land Use/Transportation Diagram
As shown in the above General Plan Map (Figure 3), the project site has an Envision San José 2040 General Plan Land Use/Transportation Diagram designation of Neighborhood/Community Commercial. This designation supports a very broad range of commercial activity, including commercial uses that serve the communities in neighboring areas, such as neighborhood serving retail and services and commercial/professional office development. Neighborhood/Community Commercial uses typically have a strong connection to and provide services and amenities for the nearby community and should be designed to promote that connection with an appropriate urban form that supports walking, transit use and public interaction. General office uses, hospitals, and private community gathering facilities are also allowed in this designation. The subject site is also located within the boundaries of the Winchester Boulevard Urban Village Plan.

The rezoning is consistent with the following General Plan policies:

1. Implementation Policy IP-1.1 Land Use/Transportation Diagram: Use the Envision General Plan Land Use/Transportation Diagram designations to indicate the general intended land use, providing flexibility to allow for a mix of land uses, intensities and development forms compatible with a wide variety of neighborhood contexts and to designate the intended roadway network to be developed over the timeframe of the Envision General Plan. Use the Zoning designation to indicate the appropriate type, form and height of development for particular properties.

2. Implementation Policy IP-1.7 Land Use/Transportation Diagram: Ensure that proposals to rezone and prezone properties conform to the Land Use/Transportation Diagram, and advance Envision General Plan vision, goals and policies.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 6 ends

3. Implementation Policy IP-8.2 - Zoning: Use the City’s conventional zoning districts, contained in its Zoning Ordinance, to implement the Envision General Plan Land Use/Transportation Diagram. These districts include a range of allowed land uses, development intensities, and standards within major land use categories (residential, commercial and industrial) together with zoning districts for other land uses such as mixed-use and open space. The various ranges of allowed use and development intensity correspond generally to the respective Envision General Plan land use designations, while providing greater detail as to the appropriate land uses and form of development.

Analysis: The project consists of a Conforming Rezoning of the property from the R-1-8 Single-Family Residence Zoning District to the CP Commercial Pedestrian Zoning. The rezoning would conform with the General Plan Land Use Designation of Neighborhood/Community Commercial. The project would expand employment activity and generate tax revenue within a planned growth area. The rezoning would facilitate the construction of a new approximately 107,079-square foot, six-story, 119-room hotel.

The associated Special Use Permit and Site Development Permit is consistent with the following General Plan policies:

1. Fiscal Sustainability Policy FS-4.1: Preserve and enhance employment land acreage and building floor area capacity for various employment activities because they provide revenue, near-term jobs, contribute to our City’s long-term achievement of economic development and job growth goals, and provide opportunities for the development of retail to serve individual neighborhoods, larger community areas, and the Bay Area.

2. Land Use Policy LU-5.1: In order to create complete communities, promote new commercial uses and revitalize existing commercial areas in locations that provide safe and convenient multi-modal access to a full range of goods and services.

3. Land Use Policy LU-5.2: To facilitate pedestrian access to a variety of commercial establishments and services that meet the daily needs of residents and employees, locate neighborhood-serving commercial uses throughout the city, including identified growth areas and areas where there is existing or future demand for such uses.

The minimal front setback along South Winchester Boulevard and transparent ground floor design are incorporated into the project to facilitate pedestrian and bicyclist access to the site. The TDM plan would further facilitate pedestrian and bicyclist access as it includes code required bicycle parking, on-site bicycles for guest use, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services. Additionally, the project is conditioned to construct a 20-foot-wide sidewalk along the project frontage at South Winchester Boulevard.

4. Land Use Policy LU-5.4: Encourage new and intensification of existing commercial development, including stand-alone, vertical mixed-use or integrated horizontal mixeduse projects, consistent with the Land Use/Transportation Diagram.

5. Attractive City Policy CD-1.1: Require the highest standards of architectural and site design, and apply strong design controls for all development projects, both public and

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 7 ends

private, for the enhancement and development of community character and for the proper transition between areas with different types of land uses.

6. Connections Policy CD-3.5: Encourage shared and alternative parking arrangements and allow parking reductions when warranted by parking demand.

7. Compatibility Policy CD-4.9: For development subject to design review, ensure the design of new or remodeled structures is consistent or complementary with the surrounding neighborhood fabric (including but not limited to prevalent building scale, building materials, and orientation of structures to the street).

Analysis: The project would facilitate the redevelopment of an underutilized site with a commercial land use designation. The hotel is designed to be compatible with the established neighborhood to the east as well as the commercial corridor along South Winchester Boulevard. The building massing is oriented towards South Winchester Boulevard. The building is set back 20 feet from the rear property line. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences. Blank walls would be mitigated with variations in color and materials as well as the addition of landscaping to the perimeter of the site. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The project would also include a 49 percent parking reduction and alternative parking arrangement (vehicle stackers).

The parking reduction would be supported by a TDM plan to reduce vehicle trips and encourage multimodal transportation.

Winchester Boulevard Urban Village Conformance
Land Use Designation
The Winchester Boulevard Urban Village Plan was adopted by City Council on August 8, 2017 (Resolution No. 78306). The subject site has a land use designation of Neighborhood/ Community Commercial on the land use plan of the Winchester Boulevard Urban Village. This designation is applied to smaller, shallow parcels fronting Winchester Boulevard and abutting single-family residences. Given the size of the parcels, parking requirements in the zoning code and the urban design step down policies, these properties are appropriate for the location of smaller commercial businesses. Neighborhood/Community Commercial uses should have a strong connection to, and provide services and amenities for, the community. These uses should be designed to promote this connection with an appropriate urban form that supports walking, transit use and public interaction. Also, this designation supports the neighborhood servicing retail and small businesses along Winchester Boulevard.

Urban Village Goals and Policies
The project is consistent with the following goals and policies of the Winchester Boulevard Urban Village Plan.

1. Goal LU-1: Support new job generating and area-regional serving commercial development in the Winchester Urban Village by increasing the Village’s commercial building square footage by at least 85 percent, or about 600,000 square feet.

2. Policy 3-4: Support a variety of commercial space to accommodate the needs of small, medium, and large companies.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 8 ends

3. Policy 3-15: New development along Winchester Boulevard should include ground floor commercial and/or active spaces such as lobbies fronting the street and wrapping the corner when located on a corner lot.

4. Policy 3-20: New development should support and enhance the pedestrian and bicycle environment and provide greater connectivity to the overall network.

Analysis: The project would allow the development of a job generating and area-regional serving commercial project within the Winchester Boulevard Urban Village. The approximately 107,079-square foot hotel would increase the Village’s commercial building square footage while serving those visiting the area for business or pleasure.

The hotel would employ up to ten staff in up to three shifts. The building is designed to improve pedestrian connectivity to the site. The primary entrance of the building is located along South Winchester Boulevard, with the lobby being immediately accessible from the newly constructed 20-foot-wide sidewalk.

Winchester Boulevard Urban Village Design

1. Design Standard -1: Primary pedestrian entrances for both ground floor and upper story uses shall face Winchester Boulevard.

2. Design Standard- 2: Ground floor building frontages shall have clear, untinted glass or other glazing material on at least 60 percent of the surface area of the facade between a height of two feet and seven feet above grade.

3. Design Standard-5: The minimum floor-to-ceiling height of the ground floor commercial space shall be a minimum of 15 feet and preferably 18 to 20 feet.

4. Design Standard-9: Buildings shall maintain facade quality of architectural articulation and finishes on all sides of a building that is visible to the public. Some of the architectural features of the main facade shall be incorporated into the rear and side elevations.

5. Design Guideline-25: The massing of building should be broken up through height variation and facade articulation such as recesses or encroachments, shifting planes, creating voids within the building mass, varying building materials, and using windows to create transparencies. Street-facing facades should include vertical projections at least three feet in depth for a height of at least two stories for every 25 horizontal feet.

6. Design Standard-11: Non-occupiable architectural features such as roof forms, chimneys, stairwells and towers may project up to ten feet above the maximum height.

7. Design Standard-14: Where the existing sidewalk in front of a development project is less than the required sidewalk (20 feet along Winchester and Stevens Creek boulevards and 12-15 feet on all other streets; see Chapter 6), the project must make up the difference such that the entire required sidewalk width is publicly accessible and functions as a sidewalk.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 9 ends

Analysis: As previously stated, the primary entrance would be located on the ground floor with direct access to the sidewalk along South Winchester Boulevard. The first-floor façade would be comprised of primarily clear, untinted glass. As shown on A.30 of the attached Plan Set (Exhibit B), the total transparency rate of the first-floor façade is approximately 63 percent. The floor to ceiling height of the ground floor would be 15 feet, consistent with Design Standard-5. The entire façade of the building would be well articulated with visual breaks and changes in depth on all sides of the building. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The rear of the building would be set back 20 feet from the residential area to the east. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences. Architectural projections such as the stairwell and elevator shaft would extend up to nine feet above the top of roof, within the allowable ten-foot range.

Finally, the project would be required to construct a 20-foot-wide sidewalk along South Winchester Boulevard to improve pedestrian access to the site.

Zoning Ordinance Conformance
The proposed rezoning conforms with Table 20-270, Section 20.120.110 of the San José Municipal Code, which identifies the CP Commercial Pedestrian Zoning District as a conforming district to the General Plan Land Use/Transportation Diagram land use designation of Neighborhood/Community Commercial.

Figure 3: Proposed Zoning Map

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 10 ends

Land Uses
Pursuant to Table 20-90 of the Zoning Code, a hotel is a permitted use in the CP Commercial Pedestrian Zoning District. Therefore, a Site Development Permit is required to allow the demolition of the existing single-family houses and the construction of the hotel. Additionally, the project includes an alternative parking arrangement (vehicle stackers). Pursuant to Section

20.90.200 of the Zoning Code, a Special Use Permit is required to permit the alternative parking arrangement.

Development Standards
The project would conform with all required height and setback requirements of the CP Commercial Pedestrian Zoning District. Pursuant to Table 20-100, Section 20.40.200 of the Zoning Code, for projects located in the CP Commercial Pedestrian that also have an approved Urban Village Plan, the project must follow the development standards of said plan. Per the Winchester Boulevard Urban Village Plan, architectural projections such as stairwell and elevator shafts may extend up to ten feet above the top of roof. As shown on the plan set, the architectural projections of the building would extend up to nine feet and six inches above the top of the roof. As the project is located within the Winchester Boulevard Urban Village, the project conforms with the following development standards.

Standard Required Provided
Front setback, non-residential ground
floor use
0-10 feet 0 feet
Side, interior setback 0 feet 5 feet (north), 6 feet (south) Rear, adjacent to residential neighborhood
land use designations
20 feet minimum 20 feet
Maximum height (top of roof) 65 feet 64 feet
Maximum height with architectural
projections
75 feet 74 feet, 6 inches
Parking
Use: Hotel Ratio Required Provided
Vehicle Parking One per guest room or suite, plus one per employee
129 66
Bicycle Parking One space, plus one per ten guest rooms 13 37 Motorcycle
Parking
One per 20 code required spaces 7 8
The project requires 129 vehicle parking spaces; the project provides only 66 spaces. Pursuant to Section 20.90.220 of the Zoning Code, a parking reduction of up to 50 percent of the code required parking spaces may be permitted for sites within a Growth Area with the implementation of a TDM Plan (Exhibit I). The project would provide 66 vehicle parking spaces with the implementation of a TDM Plan to allow for an approximately 49 percent parking reduction. A TDM Plan, dated January 27, 2021, was prepared by Hexagon Transportation Consultants, Inc, which reviewed the possibility of an approximately 49 percent parking reduction. In addition to providing the required bicycle parking spaces, showers, and lockers, the project would also implement additional TDM measures in accordance with Section 20.90.220 of

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 11 ends

the Municipal Code. The project would be required to provide on-site bicycles for guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services.

The project requires a total of 7 motorcycle parking spaces and 13 bicycle parking spaces. The project would provide 8 motorcycle parking spaces as well as 37 bicycle parking spaces.

In addition to the approximately 49 percent parking reduction, the project would utilize an alternative parking arrangement with the installation of vehicle stackers. An alternative parking arrangement requires the issuance of a Special Use Permit.

Noise
Pursuant to Table 20-105 of Section 20.40.600 of the San José Zoning Code, the sound level generated by any commercial use adjacent to a property used or zoned for residential purposes may not exceed 55 decibels at the property line. The subject site is adjacent to residential uses to the north and east. Therefore, a noise study was prepared by WJV Acoustics, dated September 17, 2020 (Exhibit G). Noise measurements were taken at the shared property boundaries with the residential areas to the north and east. Additional noise measurements were taken from the terminus of Redoaks Drive, the rear of the Senior Care Facility to the south, and the church across South Winchester Boulevard to the northwest. Sources of operation noise from the hotel development would typically be limited to parking lot vehicle movements, outdoor human activity, and mechanical/HVAC system. The noise report notes that vehicle activity in a parking lot would generally produce a maximum noise level of 60 to 65 decibels at a distance of 50 feet.

However, all vehicle movements would occur in a subterranean garage, and would therefore not be audible at any of the noise measurement locations. An exterior seating area would be located on the sixth floor of the building fronting Winchester Boulevard. The seating area would be entirely shielded from the residential area to the east by the hotel building. The seating area would be shielded from Winchester Boulevard with acoustical glass shielding. As no details for rooftop mechanical equipment have been provided, all mechanical equipment is conditioned to comply with the applicable standards of the Municipal Code in this Special Use Permit. No mechanical equipment may exceed the maximum noise level of 55 decibels adjacent to the residential property lines without the issuance of a Special Use Permit. As the subject site is located within 500 feet of a residence, no construction would occur outside of the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday. No construction would occur on weekends.

Tree Removals
The project includes the removal of four ordinance-size and five non-ordinance size trees. The trees proposed to be removed are located either within the proposed building footprint, within the newly dedicated sidewalks, within the plaza or paseo area, or within necessary driveways. Nine existing trees would be preserved. The trees to be removed include Mexican Fan Palm (2), Avocado (2), Cypress (2), Camphor (1), Locust (1), and Privet (1). The removal of all nine trees on-site requires the replacement of 32 trees (24-inch box trees) on site. Based on the plans provided, 48 trees (24-inch box trees) would be planted on-site. The trees to be planted include a mix of Italian Oak, Western Redbud, Ginko, Japanese Maple, Crepe Myrtle, Strawberry Trees, Laurel, and California Fan Palms.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 12 ends

Senate Bill 330 Compliance
The Housing Crisis Act of 2019 (SB 330, 2019) limits the manner in which local governments may reduce the capacity for residential units that can be built within the local agency’s jurisdiction, including actions such as downzoning, changing general or specific plan land use designations to a less intensive use, reductions in height, density or floor area ratio, or other types of increased requirements that work to reduce the amount of housing capacity in the jurisdiction. An exception to this limitation is that a property may be allowed to reduce intensity of residential uses if changes in land use designations or zoning elsewhere in the jurisdiction ensure there is no net loss in residential capacity within the jurisdiction.

This rezoning does not reduce the intensity of residential uses. The rezoning from the R-1-8 Zoning District to the CP Commercial Pedestrian Zoning District would result in an increase of residential capacity by 71 residential units. The CP Commercial Pedestrian Zoning District allows for a greater residential density through affordable mixed-use residential/commercial projects, residential care facilities, hotel supportive housing, and live/work uses. Under SB940, the capacity from such projects will be reserved for future alignment of Zoning Districts and General Plan land use designations to avoid a net loss in residential capacity when the change occurs within one year. This project would reserve the capacity for future City-initiated rezoning.

However, as a practical matter, this site has historically been used for commercial uses and it is unlikely that commercial use of the site will change in the future if the hotel project is constructed.

Commercial Design Guidelines
The project was formally submitted in September 2019. The Citywide Design Standards and Guidelines did not become effective until March 24, 2021. Therefore, the project is subject to the Commercial Design Guidelines, adopted May 1988. The guidelines address issues of neighborhood compatibility, project function and aesthetics. The guidelines seek to assure that new commercial development preserves or improves the positive character of the existing neighborhood. The following guidelines apply to the project:
• Site Design and Organization
o Buildings should generally be placed at their front setback lines in order to define and enliven the streets. Exceptions may occur in areas having an established pattern of wide setbacks from the street.
o Only active building elevations, never blank walls or loading areas, should face public streets.
o The site should be designed to accommodate all legitimate, anticipated circulation patterns, but those patterns should be defined by reduced areas of paving and well-placed landscape areas. Driveway cuts should be limited to one, occasionally two, per street.
o All building elevations facing public streets, whether such elevations function as the front, side, or rear of the building should be architecturally detailed to avoid the appearance of the “back of the building”; buildings should contribute a positive presence to the street scene.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 13 ends

Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The approximately 0.69- gross acre site is large enough to accommodate the approximately 107,079- square foot hotel, service facilities, parking, and landscape areas. The building would front South Winchester Boulevard, with the primary building entrance and lobby area directly accessible from the newly constructed 20-foot-wide sidewalk.

The project would include 37 bicycle parking spaces to allow access for bicyclists as well. All vehicle parking would be located in a subterranean garage. • Structures
o Transitions between existing and new buildings should be gradual. The height and mass of new projects should not create abrupt changes from those of existing buildings.
o Monotony of building design should be avoided. Variation in wall plane, roof line, detailing, materials, and siting may be used to prevent a monotonous appearance in buildings.
o Materials and colors should be varied where appropriate to provide architectural interest.
o Loading areas, access and circulation driveways, trash, and storage areas and rooftop equipment should be located as far as possible from adjacent residences and should never be located next to residential properties without fully mitigating their negative effects.

Analysis: The rear of the building would be set back 20 feet from the residential area to the east. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences. Blank walls would be mitigated with variations in color and materials as well as the addition of landscaping to the perimeter of the site. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. All loading and trash facilities would be located interior to the building in an enclosed area located at the northern end of the building along South Winchester Boulevard.
• Landscaping
o All areas not covered by structures, service yards, walkways, driveways, and parking spaces should be landscaped.
o The perimeter of the site should be landscaped to provide parking lot screening, a buffer for adjacent uses, and an attractive view from the street. o A mixed planting of trees, shrubs, and groundcover in the area between the buildings and the sidewalk should be included

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 14 ends

Analysis: The project includes a detailed landscaping plan. Nine existing trees would be preserved on-site. An additional 46 new trees would be planted on-site.

Street trees would be planted along the project frontage along Winchester Boulevard and trees would be planted along the perimeter of the site to further soften the transition between the existing residences and the hotel.

Site Development Permit Findings. Pursuant to San José Municipal Code Section 20.100.630, staff recommends City Council make the following findings:

1. The Site Development Permit, as approved, is consistent with and will further the policies of the General Plan, applicable specific plans and area development policies; and Analysis: As previously discussed, the construction of the hotel would be consistent with the General Plan and Winchester Boulevard Urban Village Land Use Designation of Neighborhood Community Commercial. The project is consistent with General Plan Policies related to fiscal sustainability, land use and employment, and community design.

Additionally, the project is consistent with the Winchester Boulevard Urban Village Plan policies for the creation of a vibrant commercial corridor, land use compatibility, and urban design. The project would also provide employment to approximately ten employees.

2. The Site Development Permit, as approved, conforms with the Zoning Code and all other Provisions of the San José Municipal Code applicable to the project; and Analysis: As discussed in the Zoning Section above, a hotel is a permitted use within the CP Commercial Pedestrian Zoning District. The project would conform with all applicable height and setback requirements of the CP Zoning District. The project would also meet all parking requirements for vehicle, bicycle parking, and motorcycle parking. As discussed above, the project’s operational noise would not exceed the 55 decibel threshold at the residential property line. The project would also mitigate the removal of the trees on site with the planting of 46 trees.

3. The Site Development Permit, as approved, is consistent with applicable City Council policies, or counterbalancing considerations justify the inconsistency; and Analysis: Staff followed Council Policy 6-30: Public Outreach Policy. A Community Meeting was held on August 10, 2020. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. An on-site sign was also posted on the project frontage. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public.

4. The interrelationship between the orientation, location, and elevations of proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious.

5. The orientation, location, and elevation of the proposed buildings and structures and other uses on the site are compatible with and are aesthetically harmonious with adjacent development or the character of the neighborhood.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 15 ends

Analysis: The hotel would be located along South Winchester Boulevard, with single-family residences to the east and north, a single-story commercial use to the south, and a threestory commercial use to the west, across South Winchester Boulevard. The project applicant coordinated the design on all sides of the building ensuring that varied materials, windows, and facade treatments were utilized on each side of the hotel building. The number of windows is reduced in the upper floors at the rear of the building. The rear of the building would be set back 20 feet from the residential area to the east. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences.

6. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative effect on adjacent property or properties.

Analysis: Based on review of the project by the various City departments, there are no nonCEQA related impacts anticipated for the project with regard to noise, vibration, dust, drainage, erosion, stormwater runoff, or odor. The project development is not anticipated to create odor or unusual noise as the majority of the activity occurs indoors and is not an odor-producing use. Noise and ground vibration related to construction and demolition are the only anticipated noise impacts and these are expected to be temporary (24 months). Best management construction practices would be implemented to reduce the noise impact on the neighborhood, including designating a noise disturbance coordinator, limiting construction activity to Monday through Friday, 7:00 am to 7:00 pm, and prohibiting unnecessary idling of construction equipment and vehicles. Similarly, the project would also incorporate best management practices to address fugitive dust, including damp street sweeping to prevent storm water pollution and minimize erosion during construction. This project would be required to comply with the City’s Post-Construction Urban Runoff Management Policy (Policy 6-29) which requires implementation of site design measures, source controls and numerically-sized Low Impact Development (LID) stormwater treatment measures to minimize stormwater pollutant discharges. Therefore, with respect to noise, vibration, dust, drainage, erosion, storm water runoff, and odor, the project will not have an unacceptable negative effect on adjacent property or properties.

7. Landscaping, irrigation systems, walls and fences, features to conceal outdoor activities, exterior heating, ventilating, plumbing, utility and trash facilities are sufficient to maintain or upgrade the appearance of the neighborhood.

Analysis: As shown on the plan set, the landscaping, irrigation systems, all walls and fences, exterior heating, ventilating, plumbing, utility, and trash facilities are sufficient to maintain and upgrade the appearance of the neighborhood. All mechanical equipment would be screened from view and would not be visible from the street or surrounding buildings. The project will provide street trees along the ground floor of the project. Additionally, the project will install landscaping along the perimeter of the property. The trash facilities will be located on the ground floor and shielded by a roll-up door designed to mimic residential garage doors.

8. Traffic access, pedestrian access and parking are adequate.

Analysis: The overall project is adequately accessible by the surrounding street network.

The site is accessible to vehicular and pedestrian traffic from South Winchester Boulevard.

All parking would be located in a subterranean garage accessible from South Winchester

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 16 ends

Boulevard. As previously discussed, the project would incorporate an approximately 49 percent parking reduction, which would be supported by the implementation of a TDM Plan.

The site is also served by VTA Bus Route 60, with the nearest stop located approximately 310 feet to the south of the site.

Special Use Permit Findings. Pursuant to San José Municipal Code Section 20.100.820, staff recommends City Council make the following findings:

1. The special use permit, as approved, is consistent with and will further the policies of the General Plan and applicable specific plans and area development policies; and Analysis: The alternative parking arrangement (vehicle stackers) is consistent with the General Plan land use designation of Neighborhood Community Commercial, as it would be incidental to the hotel use. The parking arrangement would be consistent with General Plan Policy CD-3.5 which encourages shared and alternative parking arrangements, as well as reductions in vehicle parking.

2. The special use permit, as approved, conforms with the zoning code and all other provisions of the San José Municipal Code applicable to the project; and Analysis: As discussed above, the project includes all required vehicle parking with a 49 percent parking reduction and includes all required bicycle parking. The project implements TDM measures to support the alternative parking arrangement and parking reduction.

3. The special use permit, as approved, is consistent with applicable city council policies, or counterbalancing considerations justify the inconsistency; and Analysis: There are no applicable City Council policies other than those discussed above.

4. The proposed use at the location requested will not:
a. Adversely affect the peace, health, safety, morals or welfare of persons residing or working in the surrounding area; or
b. Impair the utility or value of property of other persons located in the vicinity of the site; or
c. Be detrimental to public health, safety, or general welfare; and Analysis: The hotel project, including the alternative parking arrangement, would not impact the peace, health, safety, morals or welfare of persons residing or working in the surrounding area, as the hotel would provide a necessary service to visitors and businesses in the surrounding area. The hotel use is not expected to generate excessive noise as all parking activity would occur in a subterranean garage with the entrance at the project frontage along South Winchester Boulevard. The project would not impair the utility or value of property of other persons located in the vicinity of the site; or be detrimental to public health, safety or general welfare. The project would redevelop the existing site with a new development. The project is consistent with the requirements of the Zoning Ordinance in terms of parking, height, setbacks, and use.

5. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in this title, or as is otherwise required in order to integrate the use with existing and planned uses in the surrounding area; and

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 17 ends

Analysis: As discussed above, the project site is adequate in size and shape to accommodate the development features in order to integrate the hotel use with the surrounding area.

6. The proposed site is adequately served:
a. By highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate; or by other forms of transit adequate to carry the kind and quantity of individuals such use would generate; and b. By other public or private service facilities as are required.

Analysis: The overall project is adequately accessible by the surrounding street network.

The site is accessible to vehicular and pedestrian traffic from South Winchester Boulevard. The site is also served by VTA Bus Route 60, with the nearest stop located approximately 310 feet to the south of the site. The site is served by all necessary public and private utilities.

7. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative affect on adjacent property or properties.

Analysis: Beyond CEQA, demolition of the existing commercial structures and the construction of the hotel project would not have an unacceptable negative affect on adjacent property or properties as it complies with the General Plan, Zoning Ordinance, and Urban Village use, standards and policies. The project was evaluated per adopted stormwater requirements and has been found in compliance by providing on-site stormwater treatment measures as prescribed by the Department of Public Works. Additionally, the hotel development is not anticipated to create odor or unusual noise as the majority of the activity occurs indoors and the hotel use is not an odor producing use. Noise and ground vibration related to construction and demolition are the only anticipated noise impacts and these would be temporary for the duration of construction (approximately 24 months).

Construction would not be allowed during of the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday. No construction would be allowed on weekends.

Best management construction practices would be implemented to reduce noise, fugitive dust, and erosion and storm water runoff.

With the implementation of the identified mitigation measures and standard permit conditions, the project’s impacts would be less than significant.

Based on review of the project by the various City departments, there are no non-CEQA related impacts anticipated for the project with regard to noise, vibration, dust, drainage, erosion, stormwater runoff, or odor having an unacceptable negative effect on adjacent property or properties.

Alternative Parking Arrangement Findings. In addition to any other findings required for a Special Use Permit, the City Council may approve such off-street parking facilities arrangements only upon making the following findings:

1. The number of off-street parking spaces provided in such parking facilities adequately meets the parking requirements of the individual buildings and uses as specified in this Chapter 20.90 of this title;

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 18 ends

Analysis: As discussed in the parking section above, the project would provide 66 required vehicle parking spaces with the implementation of a TDM Plan to allow for an approximately 49 percent parking reduction. The 66 vehicle parking spaces would be provided in the form of vehicle stackers located in the subterranean garage of the hotel building.

2. It is reasonably certain that the parking facility shall continue to be provided and maintained at the same location for the service of the building or use for which such facility is required, during the life of the building or use; and Analysis: The garage would be accessible only to guests, employees, and authorized vehicles. The vehicle stackers would be operated by the valet attendant, who would be responsible for parking and retrieving cars located in the subterranean garage.

3. The parking facility is reasonably convenient and accessible to the buildings or uses to be served.

Analysis: The garage would be located in the basement level of the building and would be immediately accessible from both the interior and exterior of the building.

Parking Reduction Findings. To make the findings for a Reduction in the Required Off-Street Parking Spaces pursuant to San José Municipal Code Section 20.90.220, the City Council must determine that:

1. The structure or use is located within two thousand (2,000) feet of a proposed or an existing rail station or bus rapid transit station, or an area designated as a Neighborhood Business District, or as an Urban Village, or as an area subject to an area development policy in the City’s General Plan or the use is listed in Section 20.90.220.G; and

2. The structure or use provides bicycle parking spaces in conformance with the requirements of Table 20-90.

3. For any reduction in the required off-street parking spaces that is more than twenty percent, the project shall be required to implement a Transportation Demand Management (TDM) program that contains but is not limited to one of the following measures:
a. Implement a carpool/vanpool or car-share program, e.g., carpool ride-matching for employees, assistance with vanpool formation, provision of vanpool or car-share vehicles, etc., and assign carpool, vanpool and car-share parking at the most desirable on-site locations at the ratio set forth in the development permit or development exception considering type of use; or
b. Develop a transit use incentive program for employees and tenants, such as on-site distribution of passes or subsidized transit passes for local transit system (participation in the regionwide Clipper Card or VTA SmartPass system will satisfy this requirement).

4. In addition to the requirements of Section 20.90.220 A, for any reduction in the required offstreet parking spaces that is more than 20 percent, the project shall be required to implement a TDM program that contains but is not limited to at least two of the following measures in Section 20.90.200 A.1.d.

Analysis: The project requires 129 vehicle parking spaces. Pursuant to Section 20.90.220 of the Zoning Code, a parking reduction of up to 50 percent of the code-required parking spaces may be permitted for sites within a Growth Area with the implementation of a TDM Plan. The site is located within the Winchester Boulevard Urban Village. The project would

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 19 ends

provide 66 vehicle parking spaces with the implementation of a TDM Plan (See Exhibit I) to allow for an approximately 49 percent parking reduction. A TDM Plan, dated January 27, 2021, was prepared by Hexagon Transportation Consultants, Inc. for the project to achieve the approximately 49 percent parking reduction. In addition to providing the required bicycle parking spaces, showers, and lockers, the project would also implement additional TDM measures. The project would be required to provide on-site bicycles for guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services.

Tree Removal Permit Findings. In order to make the Tree Removal findings pursuant to Section

13.32.100 of the San José Municipal Code, the City Council must determine that:

1. That the condition of the tree with respect to disease, danger of falling, proximity to an existing or proposed structure, and/or interference with utility services, is such that preservation of the public health or safety requires its removal.

2. That the location of the tree with respect to a proposed improvement unreasonably restricts the economic development of the parcel in question; or
Analysis: The project includes the removal of four ordinance-size and five non-ordinance size trees. The trees proposed to be removed are located within the proposed building footprint. Nine existing trees would be preserved. The trees to be removed include Mexican Fan Palm (2), Avocado (2), Cypress (2), Camphor (1), Locust (1), and Privet (1). The removal of all nine trees on-site requires the replacement of 32 trees (24-inch box trees) on site. Based on the plans provided, 48 (24-inch box trees) would be planted on-site. The trees to be planted include a mix of Italian Oak, Western Redbud, Ginko, Japanese Maple, Crepe Myrtle, Strawberry Trees, Laurel, and California Fan Palms.

Demolition Permit Findings. Chapter 20.80 of the San José Municipal Code establishes evaluation criteria for the issuance of a permit to allow demolition.

1. The failure to approve the permit would result in the creation or continued existence of a nuisance, blight or dangerous condition;

2. The failure to approve the permit would jeopardize public health, safety or welfare;

3. The approval of the permit should facilitate a project that is compatible with the surrounding neighborhood;

4. The approval of the permit should maintain the supply of existing housing stock in the City of San José;

5. Both inventoried and non-inventoried buildings, sites and districts of historical significance should be preserved to the maximum extent feasible;

6. Rehabilitation or reuse of the existing building would not be feasible; and

7. The demolition, removal or relocation of the building without an approved replacement building should not have an adverse impact on the surrounding neighborhood.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 20 ends

includes the demolition of two existing single-story commercial buildings and associated sheds and parking areas for the construction of an approximately 107,079-square foot, sixstory, 119-room hotel. The project is located in a commercial land use designation and is developed at a scale that does not preclude nearby residential developments and therefore would not affect the City’s overall housing stock. While the project includes the construction of a hotel, the associated rezoning of the site from R-1-8 to CP would result in an increase of residential capacity by 71 residential units. The CP Commercial Pedestrian Zoning District allows for a greater residential density through affordable mixed-use residential/commercial projects, residential care facilities, hotel supportive housing, and live/work uses. As discussed above, the demolition of the buildings would facilitate the construction of a project that is compatible with the surrounding neighborhood and is consistent with the General Plan, Winchester Urban Village Plan, and Zoning Code. The Initial Study/Mitigated Negative Declaration evaluated all structures on-site for potential historical significance. The project would not allow the demolition of any buildings or sites of historical significance. The project site consists of two existing structures (the structure at 1212 South Winchester Boulevard was built in 1948, and the structure at 1224 South Winchester Boulevard was built in 1940). Neither of the two structures are listed in the City’s Historic Inventory of City Landmarks, and the City’s Historic Preservation Officer determined that a full historic report is not required for the project site. The nearest City Landmark is the Winchester Mystery House, which is approximately one mile north. The rehabilitation of the existing single-story commercial buildings would not be feasible, as the two buildings could not facilitate the development of a commercial use at the scale or intensity of development appropriate for a project in the Winchester Boulevard Urban Village Plan. The demolition of any existing buildings on-site would not be approved until the issuance of a grading permit or the submittal of a complete Building Permit Application as conditioned in the Special Use Permit for the subject site.

CONCLUSION
Should the rezoning be approved by the City Council, the property would be rezoned from the R1-8 Zoning District to the CP Commercial Pedestrian Zoning District. Should the resolution be adopted, the project would be allowed to proceed with the demolition of the two existing singlefamily residences and allow the construction of an approximately 107,079-square foot, six-story, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement.

CLIMATE SMART SAN JOSÉ
The recommendation in this staff report aligns with one or more Climate Smart San José energy, water, or mobility goals. The project would facilitate the energy efficiency of a newly constructed commercial building that would be required to meet the requirements of San José Municipal Code Chapter 17.84.220, Green Building Compliance Requirements. The project would also provide employment to approximately ten employees at the site. The project would also implement a TDM Plan to reduce vehicle trips and encourage multi-modal access to the site.

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 21 ends

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The City of San José, as the lead agency for the proposed project prepared an Initial Study/Mitigated Declaration (MND) in compliance with CEQA. The 1212-1224 South Winchester Boulevard Hotel Project IS/MND was circulated for public review and comment for twenty days from May 26, 2021 through June 15, 2021. Comments were received from public agencies and private parties, including neighbors. Comments received concerned the following: the traffic impact of the hotel, inadequate parking, and on-site circulation for the hotel operations, noise and vibration impacts to neighboring properties, health effects from project construction, including construction pollutants, trash removal, shade and shadow impact on neighborhood, dust control measures, hotel operations, availability of technical reports, and privacy from taller development.

The Initial Study concluded that the proposed project would not result in any significant and unavoidable environmental impacts with implementation of identified mitigation measures. The MND includes impacts related to Air Quality, Biological Resources, Hazards and Hazardous Materials, and Noise. The project includes a Mitigation Monitoring and Reporting Program to lessen the identified impacts to a less than significant level. Therefore, an EIR is not required, and an Initial Study/Mitigated Negative Declaration is the appropriate level of CEQA clearance for the project.

The entire IS/MND, Reponses to Comments, and other related environmental documents are available on the Planning web site at: https://www.sanjoseca.gov/your-government/departmentsoffices/planning-building-code-enforcement/planning-division/environmentalplanning/environmental-review/negative-declaration-initial-studies/1212-1224-south-winchesterboulevard-hotel-project.

PUBLIC HEARING NOTIFICATION
Staff followed Council Policy 6-30: Public Outreach Policy. A Community Meeting was held on August 10, 2020. Concerns raised at the community meeting included the suitability of a hotel at the site, proximity to residential areas, insufficient parking, the number of proposed staff (ten), the height of the building, and traffic. See Exhibit K for a list of public comments received prior to the hearing. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. An on-site sign was also posted on the project frontage. The staff report is also posted on the City’s website.

Staff has been available to respond to questions from the public. No public comments were received.
/s/
CHRISTOPHER BURTON, Director
Planning, Building and Code Enforcement
For questions, please contact Robert Manford, Deputy Director, at (408) 535-7900.

Attachments:

HONORABLE MAYOR AND CITY COUNCIL
October 26, 2021
Subject: File No. C19-031 & SP20-016

Page 22 ends

A. Legal Description & Plat Map
B. Plan Set
C. Draft Rezoning Ordinance
D. Draft IS/MND Resolution
E. Draft SUP Resolution
F. Operations Plan
G. Noise Study
H. Transportation Analysis
I. TDM Plan
J. Signed MMRP
K. Public Comments

EXHiBIT A
1212 S. WINCHESTER BLVD. LECAL DESCRIPTION
REAL PROPERTY IN THE C廿Y OF SAN JOSE, COUNTY OF SANTA CLARA, STA忙OF CA冊ORNIA, DESCR旧ED AS FOLLOWS:

BEGINNING AT A POINT IN THE CEN忙R LINE OF SANTA CLARA AND LOS GATOS ROAD, DISTANT THEREON S. 0’10’ E. 100 FEET FROM THE INT亡RSEC¶ON OF SAID CEN丁ER LINE WTI THE NORTHERLY LINE OF THE 15.869 ACRE TRACT OF LAND CONVEYED BY ANC帥NA SAN日LIPPO, A WDOW TO VICTOR J. COLOMB剛, ET UX BY DEED DA忙D JJLY 25, 1945 AND RECORDED OCTOBER 22, 1945, COUNTY RECORDER’s日帖NO. 565278; THENCE ALONG THE CEN忙R LINE OF SAID ROAD S. 0’10’E. 100門ET; ThENCE PARAL忙L WTH THE NORTHERLY LINE O「 SAID 13.869 ACRE TRACT S. 89’∠酋E. 225 FEET; THENCE PARAL忙L WTI THE CENT駅LINE OF SAN丁A CLARA AND LOS GA丁OS ROAD N. 0’10’w. 100旺ET; T畦NCE PARAL忙L WTH THE NORTHERLY LINE OF SAID 15.869 ACRE TRACT, N. 89’ 44’w. 225忙ET TO THE POINT OF BEGINNINC BEING A PART OF SEC¶ON 25, T. 7 S., 1 W. M.D.M.

EXCEP¶NG THEREFROM, THAT POR¶ON OF LAND B日NG MORE PAR¶CULARLY DESCR旧軸AS FO山OWS:

BECINNINC AT THE NORTHEASTERLY CORNER OF THAT CERTAIN TRACT OF LAND DESCR旧ED IN TIE DEED FROM VICTOR J. COLOMBINl, ET JX, TO CARL旺RRAN¶, ET JX, DA惟D JANJARY 25, 1946, RECORDED JANJARY 24, 1946 IN BOOK 1512 0F 0田CIAL RECORDS, AT PAGE 505, SANTA CLARA COUN丁Y RECORDS; THENCE FROM SAID POIN丁 OF BECINNING SOUTH O0 10’EAST ALONG THE EAS忙RLY LINE OF LAND SO DESCR旧ED IN TIE D旺D TO CARL F訳RAN¶, ET JX, FOR A DISTANCE OF lOO門ET; THENCE NORTI 89’44’惟ST A」ONG THE SOJTIERLY LINE OF SAID LAND SO DESCR旧ED IN THE D旺D TO CARL FERRAN¶, E丁JX, FOR A DISTANCE OF 44旺ET; TIENCE NORTI O’10’wEST AND PARAL」EL WTI THE SAID EAS忙RLY LINE O「 LAND SO DESCR旧ED IN THE SAID D旺D TO CARL F駅RAN¶, ET UX, FOR A DISTANCE O「 lOO旺ET TO A POINT IN THE NORTHERLY LINE OF LAND SO DESCRIBED IN THE SAID DEED TO CARL旺RRAN¶, E丁JX; THENC亡SOJTH 89‘ 44’EAST ALONC THE SAiD LAS丁MEN¶ONED LINE 44 FEET TO THE POINT OF BEGINNING.

APN: 279-17-021
1224 S. WNCHES忙R BLVD. LECAL DESCR旧¶ON:

THE LAND RE「ERRED TO IEREIN B帥OW IS SITUA忙D IN THE CiTY OF SAN JOSE, COJN丁Y OF SAN丁A CLARA, STA忙 OF CALIFORNIA AND IS DESCR旧ED AS FOLLOWS:

BEGINNING AT A POINT IN THE CEN忙R LINE OF THE SANTA CLARA AND LOS GATOS ROAD, DIS丁ANT THEREON S. 0’ 10’E. 200 F旺T FROM TIE IN忙RSEC¶ON OF SAID CEN忙R LINE WTH THE NORTIERLY LINE OF THE 15.867 ACRE TRACT OF LAND CONVEY印BY ANGELINA SAN日LIPPO, WDOW, TO VICTOR J. COLJMB刷, ET JX BY DEED DA忙D JJLY 25, 1945 AND RECORD印OCTOBER 22, 1945, COJNTY RECORDERS刷上NO. 565278 AS AMENDED, SAID

POINT OF BEGINNING ALSO BEING THE SOJTIWESTERLY CORNER OF THAT CERTAIN PARCEL OF LAND AS CONTAINED IN THE DEED FROM VICTOR J. COLJMBiN上ET UX, TO CARL門R尺AN¶, ET UX, BY INSTRJMEN丁DATED JANJARY 23, 1946, AND RECORDED JANJARY 24, 1946, lN BOOK 1512 0F O田CIAL RECORDS, PACE 505, TIENCE PARAL帖L WTI THE NORTHERLY LINE OF SAID 15.869 ACRE TRACT SOUTI 89‘砧EAS丁181旺E丁; TIENCE PARAL忙L WTH THE CEr¥Ⅲ訳LINE OF SANTA CLARA AND LOS GATOS ROAD SOJTI O● 10’EAS丁lO6門ET; TIENCE PARALLEL WTH TIE NORTHERLY LINE OF SAID 15.869 ACRE NORTH 89’44’wES丁181門ET TO T畦CEN忙R LINE OF SANTA CLARA AND LOS CATOS ROAD NORTH O‘ 10’wEST lO6門ET TO THE POINT O「 BEGINNINC AND BEING A PART O「 SEC¶ON 25, T.7S.R.1W. MDB&M.

APN: 279-17-020
PREPARED BY:

Civil Enginee面g, Land Planning, Su「Veying
ONE VENTURE, SJITE 130, IRViNE, CA 92618
(949) 339-5330- M「KESSL駅.COM

EXHIBIT A
しEGAしDESCRiPT10N
写燭/1 9
SCA」と
N/A
BY
A.M.
1212 & 1224 WINCHEST駅
BOU膿VARD §AN JOSE, CA
Jo田　NO.
228-002
S齢たど丁
l O『l
[XHl馴丁B
APN　27917022
S89044’○○’’巨181.○○’

35.00’　一

10.○○’
語呂萱
136.00’
10’RICHT OF WN臥SEM馴T PER BK
7417, PG 5き7

RECORDS OF SANIA CIARA COJNIY
1212　S WINCHESTER BLVD
APN　27917021
LEGEND
き5.00’　_

BOJNDARY
聡EM王N丁
しO丁uNE
十十-一一一聖堂」埋------
1 l　　　1224 S WINCHESTER BLVD
APN　27917020
10’RiCHT OF WAV ErsどM削T P駅BK
7417, PG 276

RECORDS OF SANTA CLARA COJNIY
㊨
1’“=30,
0　15　30　　　　60
._　　　1 36.○○’
S89●44’○○’’亡181.00’
TRAC丁NO. 1591
MB 6き/き6-39
APN　27917042
PREPARED BY:

Civ陸ngjnee「jng.しand Plar面ng, Survey活g
ONE VENTJRE, SJITE 130, IRVINE, CA 92618
(949) 339-5330- MFKESSLER.COM
さXHl馴丁寄
PLAT
FOR PいN州NC PURPOSES
♀窺/1 9
墾討
さY
Å.剛.
1212 & 1224 WINCHEST駅
BOuLEVARD SAN JOSE, CA
Jo寄NO.
228- 002
SHささ丁
l o「 l
.岬の.卜のの　き-〇〇へ〇「OZ (ト出苧S当室d)
星雲山」ぎm∝掌鎗ぎN委徴
.〇〇.①ON M..〇〇へ〇N●O之
一一
.〇〇.①〇十
嗣.〇〇.〇〇〇.〇〇.○○「
∞乙O卜志卜乙　之d< ∞丙二〇三十〇で筆　書卜↑①卜乙孟<
卜⊥¥等二塁
.〇〇.①ON∴」享へ.〇〇.〇「O之
○巾○卜丁の卜N　之d<

T&M SURVEYING
O8/之う120 19
」OB NO.与37
Ove「all Boundary
Cou「se‥ S890 44’00--巨　しe∩軒h: 181.○○.

Course: SOOO lO’00I-E Length: 206,00’
Cou「se: N890 441 00’lw Length: 181.00裏
Course: NOOO lO- 00“W Length: 206.00’
Perimeter: 703.99’ Area: 37284.42 Sq. Ft.

Error aosu「e:　　0.0000　Cou「se二NOO0 0O' 00'一E
Er「or North:　　0.00000　East: 0.00000
Precjsion l: 704000000.00
1212 S WINCHESTER BLVD
Cou「se: S89o44i oo’’E Length: 181.00’
Cou「se: SOO0 10‘ 00’IE Length:ユOO.00‘
Course: N890 44i oo“w Length: 181.OO’
Cou「Se‥ NOO0 10’00’’w Length: 100.00’
Perimete「: 492.00’ Area: 18100.00Sq. Ft.

E「ro「 CIosu「e:　　0.010O Course: NOO。 10書00I-w
Error North:　　0_01000　East二-0.OOOO3
P「ecision l: 49201.00
1224 S WINCHES丁ER BLVD
Course: S890 44’00’’E　しength: 181.00’
Course: SOOO lO’00一’E Length: 106.00’
Course: N89044’00’一W Length二181.00’
Course: NOOO lO’00一’W Length: 106.00’
Pe「imete「こ492.00’ Area: 19184.42 Sq_ Ft.

Er「or Closu「e:　　0.0100　Course: NOOo lO, 00I)W
Erro「 North:　　0.01000　East: -0.OOOO3
P「ecision l: 49之01.00
8 /-1へ-之や拭
A.03 A.05 A.04 A.06 A.07 COVER SHEET 2ND FLOOR PLAN ROOF PLAN TITLE SHEET BUILDING ELEVATION (FRONT) BUILDING SECTION B-B A.14 A.29 TABLE OF CONTENTS A.01 ARCHITECTURAL A.02 BASEMENT(-1) FLOOR PLAN A.00 A.30 BUILDING SECTION A-A MATERIAL BOARD PROJECT INFORMATION SITE PHOTOS BIRD VIEW RENDERING LANDSCAPE ARCHITECTURE L.01 L.02 L.03 L.04 VICINITY MAP PARKING RAMP PLAN A.09 A.10 A.11 A.12 A.13 6TH FLOOR PLAN 5TH FLOOR PLAN 4TH FLOOR PLAN 3RD FLOOR PLAN WINCHESTER HOTEL BUILDING RENDERING BUILDING RENDERING FIRST FLOOR PLAN A.15 A.16 A.17 A.18 A.19 A.20 A.21 A.22 A.23 A.24 A.26 A.28 A.08 BUILDING ELEVATION (RIGHT) BUILDING ELEVATION (REAR) BUILDING ELEVATION (LEFT) FIRST FLOOR LANDSCAPE PLAN SITE IMAGERY PLANTING IMAGERY COVER SHEET A.00 SHADOW STUDY SITE PLAN TRANSPARENCY STUDY SHADOW STUDY SURVEY S.01 SURVEY PLAN 1224&1212 ,S.WINCHESTER BLVD. , SAN JOSE, CA 95128 FIRST FLOOR LANDSCAPE PLAN BUILDING RENDERING JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 6-6-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/20192 REV-2 05/15/2020 CIVIL ENGINEERING C1.0 C2.0 C3.0 TITLE SHEET GRADING, DRAINAGE AND UTILITY PLAN DEMOLITION PLAN C3.1 STORMWATER CONTROL PLAN C4.1 MEDIA FILTRATION DETAILS C4.0 SECTION & DETAILS STORMWATER CONTROL NOTES & DETAILS C4.2 A.25 BUILDING RENDERING L.05 TREE MITIGATION A.27 BIRD VIEW RENDERING C5.0 FIRE LAYOUT SP20-016
3 REV-3 02/01/2021
408-921-1882 30025 ALICIA PKWY SAM MONFARED MASOUMI [email protected] DESIGNER : 949-553-0548 310-795-4009 2881 HEMLOCK AVE, SAN JOSE, CA 95128 LAGUNA NIGUEL - CA 92677 E-MAIL : OWNER : E-MAIL : CIVIL ENGINEER: E-MAIL : CONTACT : LANDSCAPE ENGINEER : PHADAM ASKARI [email protected] JMH WEISS, INC. 1731 Technology Drive, Suite 880 San Jose, CA 95110 [email protected] Dj Edwards. PE. QSD 408-790-4982 APPLICANT: TITLE SHEET A.01 401 FIELDCREST DRIVE, SAN JOSE, CA 95123 HENRY CORD408-283-7292 408-307-0166 CORD ASSOCIATES REAL ESTATE SERVICES CA BROKER LIC. 01176923 SCALE : 1"=500' SURVEY ENGINEER : MKessler & ASSOCIATES ONE VENTURE SUITE 130, IRVINE , CA 92618 949 -339
-5330 SITE E-MAIL : [email protected]
PH : (650) 492-3249 SHILA YASMEH 628 N. MAPLE DR. BEVERLY HILLS - CA 90210 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/20192 REV-2 05/15/2020 SCALE : 1"=500' SITE SP20-016
3 REV-3 02/01/2021
PROJECT INFORMATION & TABLES A.02 PROJECT ADDRESS : TYPE OF CONSTRUCTION : BUILDING CLASSIFICATION: GENERAL PLAN DESIGNATION: OWNER : ASSESSOR PARCEL NO. : LOT SIZE : ADAM ASKARI Type I-A & III-A Urban Village FRONT SETBACK SIDE YARD SETBACK REAR SETBACK SIDE YARD SETBACK 26'-0" (first floor: 31'-0") 6'-0" BUILDING HEIGHT : 64'-7" 20'-0" GOVERNMENT BODY : 6'-0" PROJECT DESCRIPTION The project proposes to develop an 6-story hotel (up to a height of 64'7" feet) with up to 119 guestrooms. The first floor would contain the main lobby reception area, guest luggage storage, coffee station and bar area, 2 office rooms , accounting, management, employees break room, men locker room, women locker room,fire control room, laundry, security, fire pomp room, electrical room, and 11 guest rooms. Common outdoor areas for hotel guests are proposed to be locatedon 2nd floor that contain gym and lockers, jacuzzi, steam room,breakfast area and kitchen 18 guest rooms would also be located on 2nd floor. Floors 3 through 6 would contain guest rooms that would range from approximately 270 to 770 square feet in size. A total of 66 parking spaces are provided. Parking is provided by one underground parking level which is using double parking system , which will be supported by a TDM plan. A 20 feet rear setback and 6 feet side setback is provided, and additional sidewalk easements will be provided to allow for 20 feet sidewalk are provided on Winchester avenue. HOTEL 279-17-020 & 279-17-021 ROOM MATRIX SETBACK TABULATION 6th FLOOR 2nd FLOOR 5th FLOOR 4th FLOOR 3rd FLOOR LOBBY & COFFEE SHOP& OFFICE& RECEPTION TOTAL BASEMENT FLOOR -1 1st FLOOR HOTEL ROOMS HOTEL ROOMS PARKING & FLOORS HOTEL ROOMS + HOTEL ROOMS & SECURITY & LAUNDRY HOTEL ROOMS& RESTAURANT/COFFEE SHOP FLOOR USE FLOOR AREA +GYM/STEAM ROOM & JACUZZI FLOOR AREA TABLE sq.ft. sq.ft. sq.ft. sq.ft. sq.ft. sq.ft. sq.ft. REQUIRED 1 PER ROOM & OFFICE 1 PER 1 EMPLOYEE 119 SPACES 10 SPACES TOTAL PROJECT REQUIREMENT PARKING TABLE -WINCHESTER HOTEL RATIO HOTEL ROOMS 119 ROOMS PARKING REDUCTION PARKING PROVIDED BICYCLE & MOTORCYCLE TABLE - WINCHESTER HOTEL 0 % PROVIDED 7 SPACES REQUIRED 12 SPACES 1 SPACE TOTAL PROJECT REQUIREMENT 13 SPACES BICYCLE RATIO REQUESTED TDM REDUCTION BICYCLE BICYCLE MOTORCYCLE 7 SPACES MOTORCYCLE 37 SPACES BICYCLE 8 SPACES MOTORCYCLE 10 EMPLOYEES 129 SPACES EMPLOYEES & OFFICE HOTEL ROOMS EMPLOYEES 1 PER 20 CODE REQUIRED OCCUPANCY GROUP : R1 1 PER 10 ROOMS 1 PER 10 EMPLOYEES PARKING TABLE -WINCHESTER HOTEL8 PARKING TABULATION UNDERGROUND PARKING LEVEL (SINGLE) SPACE REQUESTED TDM REDUCTION 6629 6663 49.0 % UTILITY ROOMS HOTEL ROOMS TOTAL 1224&1212 S.WINCHESTER BLVD. , SAN JOSE, CA 95128 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 6-9-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 20531.4 15512.9 15282.3 16062.3 16062.3 12657.9 10970.8 107079.9 Type I-A Type III-A Type III-A Type III-A Type III-A Type III-A Type I-A UNDERGROUND PARKING LEVEL (DOUBLE) sq.ft. KING QUEEN 13.4% 10.9% 119 6th FLOOR 2nd FLOOR TOTAL 5th FLOOR 4th FLOOR 3rd FLOOR HOTE ROOM _ TOTAL BASEMENT FLOOR -1 1st FLOOR _ HOTEL ROOMS 1 TYPE OF ROOMS PARKING _ _ 27 FLOORS HOTEL ROOMS HOTEL ROOMS ONE BEDROOM SUITE 2 3 PERCENT _ 1 6 100% 1 HOTEL ROOMS _ 1 18 75.6% ACCESSIBLE KING ACCESSIBLE QUEEN COMMON AREA 22151315_ 311 1 222319 85 5 14 2 13 __ 10 6 _ HOTEL ROOMS 1 _ _ _ 2 _ 3 10 1 11 LOBBY CITY OF SAN JOSE 30,074.52 SQ. FT.

SP20-016
3 REV-3 02/01/2021

JACUZZI

WINCHESTER BLVD

SITE PLAN
A.03
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WINCH-EDIT PLOT DATE: 12-6-20

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210 1 REV-1 11/01/2019 SP20 - 016 2 REV-2 05/15/2020 PROPOSED 6-STORY TYPE IA&IIIA
119GUEST ROOMS HOTEL
OVER 1 LEVEL OF TYPE IA GARAGE
FIRST FLOOR FINISH=164' . 6' HIGH WOODEN FENCE TOP

OF CONCRETE CURB SIDE WALK FRONT SETBACK BACK YARD SETBACK

COMMERCIAL

RESIDENTIAL

PROPERTY LINE

SIDE SETBACK SIDE SETBACK
3 REV-3 02/01/2021
VICINITY MAP 1. CASTLEMONT ELEMENTARY SCHOOL • 3040 PAYNE AVE. 3. GROCERY OUTLET BARGAIN MARKET • 3140 WILLIAMS RD. 5. PACIFIC OAKS COLLEGE IN SAN JOSE • 1245 S WINCHESTER BLVD. 6. A GRACE SUBACUTE & SKILLED CARE • 1250 S WINCHESTER BLVD. 2. MARIJANE HAMANN PARK • 2747 WESTFIELD AVE. 4. BETHEL CHURCH OF SAN JOSE •1201 S WINCHESTER BLVD. 1 4 2 3 SITE 5 6 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 VICINITY MAP A.04 SP20-016
3 REV-3 02/01/2021
SITE PHOTOS A.05 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 SP20-016
3 REV-3 02/01/2021

MOTORCYCLE
AREA
P 4,5
EGRESS
STAIR
BOX

TO LOBBY

GUEST ELEVATOR
100"X44"
F
P 6,7
P 8,9
P 24,25
- 9'-0"
F.F.

P 59,58
P 2
P 3
P 1
P 12,13
P 10,11
P 14,15
P 16,17
P 18,19
P 20,21 P 22,23 P 26,27 P 28,29 P 30,31 P 32,33 P 34,35 P 37,36 P 39,38 P 43,42 P 47,46
P 41,40
P 49,48
P 51,50
P 63,62 P 61,60 P 57,56
-14'-6"
F.F.

P 65
P 45,44
P64

PROPOSED

BASEMENT

FLOOR PLAN
A.06
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WINCH-EDIT PLOT DATE: 12-7-20

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
1 REV-1 11/01/2019 SP20 - 016
2 REV-2 05/15/2020

KING QUEEN

13.4% 10.9%
119
6th FLOOR
2nd FLOOR
TOTAL
5th FLOOR
4th FLOOR
3rd FLOOR

HOTE ROOM
_
TOTAL
BASEMENT FLOOR -1
1st FLOOR
_

HOTEL ROOMS
1 TYPE OF ROOMS

PARKING
_
_
27 FLOORS

HOTEL ROOMS

ONE BEDROOM SUITE
2 3

PERCENT
_
1 6
100%
1 HOTEL ROOMS
_
1 18

75.6%

ACCESSIBLE KING ACCESSIBLE QUEEN

COMMON AREA
22 15
13 15
_
3 1
1 1
22 23
19 85 5 14 2 13
_
_ 10 6
_
HOTEL ROOMS 1
_
_ _ 2
_ 3
10 1 11
LOBBY
VAN PARKING 2
P 52
4 23 PERM BICYCLE
PARKING 1-TIER PARKING 1-TIER 4 PERM BICYCLE
100 SF WORK SPACE (5' X 20')

EV PARKING

EV PARKING
3 UTILITY ROOM 1
5 EGRESS
STAIR
BOX
70"X90"
parking path of egress travel < 100'
parking path of egress travel < 100'
SLOPE10%
P 55 P 54 P 53
P 66

EV PARKING
-14'-6"
F.F.
-14'-6"
F.F.
10 7 6 3 1
D
B
A
4 C
5 2
E
12 11 9 8
UP
26R
UP
26R
6 8
7 VALET

STATION

VALET QUEUING

KEEP CLEAR VEHICLE TURN-AROUND

VALET RETRIEVAL
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020_RECOVER PLOT DATE: 11-2-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 SP20 - 016 2 REV-2 05/15/2020 PROPOSED PARKING RAMP PLAN A.07 26'-0" W DRIVING AISLE SLOPE 10% 26'-0" W DRIVING AISLE SLOPE 20% 26'-0" W DRIVING AISLE SLOPE 10% RAMP LENGTH = 8'- 0" F.F. - 9'-0" F.F. ± 0.00 RAMP LENGTH = 37'- 0" START RAMP END OF RAMP RAMP LENGTH = 8'- 0" D3 B3 BASEMENT -1 RAMP 3 REV-3 02/01/2021 JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WICHESTER.HOTEL-1-10-2021- 2007 SAVED VERSION PLOT DATE: 9-27-21

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210 1 REV-1 11/01/2019 SP20 - 016 2 REV-2 05/15/2020

PROPOSED

FIRST FLOOR
PLAN
A.08 F
(CHECK-IN)

RECEPTION COFFEE SHOP & BAR
LOBBY

ENTRANCE
OFFICE
OFFICE

LUGGAGE

GUEST STORAGE

SECURITY
TRASH

LOCKER ROOM
MEN

LOCKER ROOM
WOMEN

GUEST ELEVATOR
GUEST ELEVATOR 26RUP
60"X54"
UP
26R

DELIVERYAND

LOADING ZONE

FIRE CONTROL ROOM

TO LOBBY
GUEST ELEVATOR SLOPE 10% SLOPE 20%
KING
ROOM#109
KING
ROOM#107 ROOM#108 ROOM#110

ACCESIBLE QUEEN KING KING
ROOM#106
KING
ROOM#111
KING
ROOM#103
KING
ROOM#101 ROOM#102 ROOM#104

KING KING KING
ROOM#105

FIRE POMP ROOM

ELECTRICAL ROOM

LAUNDRY

MANAGEMENT ACCOUNTING

EMPLOYEE

BREAK ROOM
215'-6"
61'11"< 75' COMMON PATH OF EGRESS TRAVEL
A-16
B-B
A-15
A-A
UP
26R EGRESS
STAIR
BOX
100"X44" UP
26R
10 7 6 3 1 DBA 4 C 5 2 E
12 11 9 8 F
10 7 6 3 1 DBA 4 C 5 2 E
12 11 9 8
KING ROOM#206 GYM STEAM ROOM KING ROOM#204 ROOM#205 ROOM#207 KING KING JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: FOR CIVIL PLOT DATE: 6-3-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 ROOM#202 ACCESIBLE QUEEN ACCESSIBLE KING KITCHEN KING PROPOSED SECOND FLOOR PLAN A.09 ROOM#203 KING ROOM#208 ROOM#209 LOCKER MICRO MICRO MICRO MICRO MICRO MICRO LOCKER MICRO UP A-16 B-B A-15 A-A EXIT EXIT
18R
26R
DN 18RUPDN 26R JACUZZI VOID RESTAURANT ROOM#210 ROOM#211 ROOM#212 QUEEN KINGKING ROOM#213 QUEEN MICRO MICRO MICRO MICRO HOUSE KEEPINGQUEEN ROOM#201 ROOM#217 ROOM#218 KING MICRO MICRO KING ROOM#214 QUEEN ROOM#215 QUEEN MICRO MICRO ROOM#216 QUEEN MICRO KING QUEEN 13.4% 10.9% 119 6th FLOOR 2nd FLOOR TOTAL 5th FLOOR 4th FLOOR 3rd FLOOR HOTE ROOM _ TOTAL BASEMENT FLOOR -1 1st FLOOR _ HOTEL ROOMS 1 TYPE OF ROOMS PARKING _ _ 27 FLOORS HOTEL ROOMS HOTEL ROOMS ONE BEDROOM SUITE 2 3 PERCENT _ 1 6 100% 1 HOTEL ROOMS _ 1 18 75.6% ACCESSIBLE KING ACCESSIBLE QUEEN COMMON AREA 22151315_ 311 1 222319 85 5 14 2 13 __ 10 6 _ HOTEL ROOMS 1 _ _ _ 2 _ 3 10 1 11 LOBBY 215'-6" 162'-11">215'-6"/3=71'-10" 60'7"< 75' COMMON PATH OF EGRESS TRAVEL 194'7"< 200' EXIT ACCESS TRAVEL DISTANCE SP20-016
3 REV-3 02/01/2021
JACUZZI ROOM#311 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: FOR CIVIL PLOT DATE: 6-3-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 KING ROOM#302 MICRO KING ROOM#304 MICRO KING ROOM#306 MICRO KING ROOM#303 MICRO KING ROOM#305 MICRO KING ROOM#307 MICRO KING ROOM#309 MICRO KING ROOM#308 MICRO KING ROOM#310 MICRO KING QUEEN ROOM#301 ROOM#313 ROOM#314 ROOM#318 ROOM#317 ROOM#316 ROOM#315 ROOM#319 ROOM#322 ROOM#323 KING MICRO MICRO MICRO MICRO MICRO MICRO KING ONE BEDROOM KING KING KING KING QUEEN PROPOSED THIRD FLOOR PLAN A.10 MICRO
MICRO MICRO A-16 B-B A-15 A-A EXIT EXIT 18RUPDN 26R ROOM#324 ROOM#325 ROOM#326 KING KING KING MICRO
MICRO
MICRO ROOM#327

MICRO KING
18R
UP
26R
DN HOUSE KEEPING ROOM#321 KINGQUEEN
MICRO ROOM#312 KING ROOM#320 MICRO ONE BEDROOM KING QUEEN 13.4% 10.9% 119 6th FLOOR 2nd FLOOR TOTAL 5th FLOOR 4th FLOOR 3rd FLOOR HOTE ROOM _ TOTAL BASEMENT FLOOR -1 1st FLOOR _ HOTEL ROOMS 1 TYPE OF ROOMS PARKING _ _ 27 FLOORS HOTEL ROOMS HOTEL ROOMS ONE BEDROOM SUITE 2 3 PERCENT _ 1 6 100% 1 HOTEL ROOMS _ 1 18 75.6% ACCESSIBLE KING ACCESSIBLE QUEEN COMMON AREA 22151315_ 311 1 222319 85 5 14 2 13 __ 10 6 _ HOTEL ROOMS 1 _ _ _ 2 _ 3 10 1 11 LOBBY 215'-6" 162'-11">215'-6"/3=71'-10" 194'7"< 200' EXIT ACCESS TRAVEL DISTANCE 60'7"< 75' COMMON PATH OF EGRESS TRAVEL SP20-016
3 REV-3 02/01/2021

PROPOSED
4TH FLOOR PLAN
A.11 MICRO MICRO MICRO
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WICHESTER.HOTEL-1-10-2021- 2007 SAVED VERSION PLOT DATE: 9-27-21

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
1 REV-1 11/01/2019 SP20 - 016
2 REV-2 05/15/2020
MICRO

ONE BEDROOM MICRO
ROOM#410
ROOM#417
ROOM#411
ROOM#415 ROOM#414 ROOM#413 ROOM#412
ROOM#416

MICRO MICRO

MICRO MICRO MICRO MICRO MICRO
KING
KING
QUEEN

ONE BEDROOM KING KING KING
KING
ROOM#403 ROOM#404 ROOM#407

KING KING
ROOM#405 ROOM#406
KING
ROOM#408
KING
ROOM#402
ROOM#419 MICRO
QUEEN
ROOM#401 MICRO MICRO

KING ONE BEDROOM
MICRO
EXIT
18R
UP
DN
26R 18RUP 26RDN

HOUSE KEEPING

ACCESSIBLE KING
ROOM#409
ROOM#418

QUEEN MICRO

ACCESSIBLE QUEEN

JACUZZI

KING QUEEN

13.4% 10.9%
119
6th FLOOR
2nd FLOOR
TOTAL
5th FLOOR
4th FLOOR
3rd FLOOR

HOTE ROOM
_
TOTAL
BASEMENT FLOOR -1
1st FLOOR
_

HOTEL ROOMS
1 TYPE OF ROOMS

PARKING
_
_
27 FLOORS

HOTEL ROOMS

ONE BEDROOM SUITE
2 3

PERCENT
_
1 6
100%
1 HOTEL ROOMS
_
1 18

75.6%

ACCESSIBLE KING ACCESSIBLE QUEEN

COMMON AREA
22 15
13 15
_
3 1
1 1
22 23
19 85 5 14 2 13
_
_ 10 6
_
HOTEL ROOMS 1
_
_ _ 2
_ 3
10 1 11

LOBBY MICRO
215'-6"
194'7"< 200' EXIT ACCESS TRAVEL DISTANCE
162'-11">215'-6"/3=71'-10"
54'7"< 75' COMMON PATH OF EGRESS TRAVEL
KING
ROOM#516
ROOM#520
KING
ROOM#518
KING

KING KING MICRO MICRO MICRO MICRO MICRO
ROOM#521 MICRO
KING
ROOM#517
ROOM#519
A-16
B-B
A-15
A-A

PLANTER PLANTER PLANTER
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WICHESTER.HOTEL-1-10-2021- 2007 SAVED VERSION PLOT DATE: 9-27-21

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
1 REV-1 11/01/2019 SP20 - 016
2 REV-2 05/15/2020

PROPOSED
5TH FLOOR PLAN
A.12
ROOM#512 ROOM#508
ROOM#506
MICRO

ONE BEDROOM KING KING
D.W
ROOM#504
ONE BEDROOM#503
MICRO
ROOM#510
KING
MICRO
ROOM#513 ROOM#507

MICRO MICRO

QUEEN KING
ROOM#502

ONE BEDROOM
MICRO
D.W
ROOM#501

MICRO MICRO
ROOM#509
KING
MICRO

ONE BEDROOM
ROOM#511 KING
MICRO

MICRO MICRO
ROOM#505
EXIT
18R
UP
DN
26R 18RUP 26RDN

HOUSE KEEPING
KING
ROOM#516
ROOM#520
KING
ROOM#518
KING

KING KING MICRO MICRO MICRO MICRO MICRO
ROOM#514 MICRO

ONE BEDROOM
ROOM#521 MICRO

KING MICRO
KING
ROOM#517
ROOM#519

ONE BEDROOM

ACCESSIBLE KING
ROOM#515

KING QUEEN

13.4% 10.9%
119
6th FLOOR
2nd FLOOR
TOTAL
5th FLOOR
4th FLOOR
3rd FLOOR

HOTE ROOM
_
TOTAL
BASEMENT FLOOR -1
1st FLOOR
_

HOTEL ROOMS
1 TYPE OF ROOMS

PARKING
_
_
27 FLOORS

HOTEL ROOMS

ONE BEDROOM SUITE
2 3

PERCENT
_
1 6
100%
1 HOTEL ROOMS
_
1 18

75.6%

ACCESSIBLE KING ACCESSIBLE QUEEN

COMMON AREA
22 15
13 15
_
3 1
1 1
22 23
19 85 5 14 2 13
_
_ 10 6
_
HOTEL ROOMS 1
_
_ _ 2
_ 3
10 1 11
LOBBY
A-16
B-B
A-15

A-A MICRO

JACUZZI
215'-6"
194'7"< 200' EXIT ACCESS TRAVEL DISTANCE
162'-11">215'-6"/3=71'-10"
65'< 75' COMMON PATH OF EGRESS TRAVEL

PLANTER PLANTER PLANTER
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WICHESTER.HOTEL-1-10-2021- 2007 SAVED VERSION PLOT DATE: 9-27-21

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
1 REV-1 11/01/2019 SP20 - 016
2 REV-2 05/15/2020
ROOM#603
ROOM#604
ROOM#611 ROOM#605
ROOM#612

MICRO MICRO MICRO MICRO
KING

ONE BEDROOM

ONE BEDROOM QUEEN KING

PROPOSED
6TH FLOOR PLAN
A.13
ROOM#608
KING
MICRO
ROOM#609
KING
MICRO
ROOM#610
KING
MICRO
A-16
B-B
A-15
A-A
EXIT
18R
UP
DN
26R 18RUP 26RDN

HOUSE KEEPING MICRO
KING
ROOM#614
ROOM#618 ROOM#615
KING
ROOM#617
KING

KING KING
ROOM#616 MICRO MICRO MICRO MICRO MICRO
ROOM#619 MICRO
KING
ROOM#602 MICRO

KING MICRO
ROOM#601
KING
ROOM#613

ACCESSIBLE KING

KING QUEEN

13.4% 10.9%
119
6th FLOOR
2nd FLOOR
TOTAL
5th FLOOR
4th FLOOR
3rd FLOOR

HOTE ROOM
_
TOTAL
BASEMENT FLOOR -1
1st FLOOR
_

HOTEL ROOMS
1 TYPE OF ROOMS

PARKING
_
_
27 FLOORS

HOTEL ROOMS

ONE BEDROOM SUITE
2 3

PERCENT
_
1 6
100%
1 HOTEL ROOMS
_
1 18

75.6%

ACCESSIBLE KING ACCESSIBLE QUEEN

COMMON AREA
22 15
13 15
_
3 1
1 1
22 23
19 85 5 14 2 13
_
_ 10 6
_
HOTEL ROOMS 1
_
_ _ 2
_ 3
10 1 11
LOBBY

STORAGE MICRO

JACUZZI
215'-6"
194'7"< 200' EXIT ACCESS TRAVEL DISTANCE
162'-11">215'-6"/3=71'-10"
65'< 75' COMMON PATH OF EGRESS TRAVEL

TERRACE

PLANTER PLANTER PLANTER
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WICHESTER.HOTEL-1-10-2021- 2007 SAVED VERSION PLOT DATE: 9-27-21

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210 1 REV-1 11/01/2019 SP20 - 016 2 REV-2 05/15/2020

PROPOSED

ROOF PLAN
A.14 H19 - 038
A-16
B-B
A-15
A-A
JACUZZI SLOPE 1/2" PER 12"
SLOPE
1/2" PER 12"
SLOPE
1/2" PER 12" SLOPE 1/2" PER 12" SLOPE 1/2" PER 12"
SLOPE
1/2" PER 12"
SLOPE
1/2" PER 12" SLOPE 1/2" PER 12" SLOPE 1/2" PER 12"
SLOPE
1/2" PER 12"
SLOPE
1/2" PER 12" SLOPE 1/2" PER 12" SLOPE 1/2" PER 12"
SLOPE
1/2" PER 12"
SLOPE
1/2" PER 12" SLOPE 1/2" PER 12" SLOPE 1/2" PER 12"
SLOPE
1/2" PER 12"
SLOPE
1/2" PER 12" SLOPE 1/2" PER 12" 215'-6"

PLANTER PLANTER PLANTER

SECTION A-A
PROPERTY LINE UTILITY ROOM PARKING KING ROOM MANAGEMENT RECEPTION GYM KING ROOM KING ROOM KING ROOM KING ROOM KING ROOM KING ROOM JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020_RECOVER PLOT DATE: 9-26-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 SP20 - 016 2 REV-2 05/15/2020 Section A-A A.15 +4+5-1+1+3+6+2 KING ROOM 3 REV-3 02/01/2021 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020_RECOVER PLOT DATE: 9-26-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019
SP20 - 016
2 REV-2 05/15/2020 RECEPTION QUEEN ROOM OFFICE WOMEN (CHECK-IN) COFFEE SHOP & BAR PARKING OFFICE LOCKER ROOM JACUZZI ACCESSIBLE KING SECTION B-B

PROPERTY LINE LUGGAGE GUEST STORAGESTEAM ROOM QUEEN ROOM ACCESSIBLE KING PROPERTY LINE Section B-B A.16 +4+5-1+1+3+6+2
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020_RECOVER PLOT DATE: 8-20-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING ELEVATION (FRONT) A.17 PROPERTY LINE +4+5+1+3+6+2 FRONT white plexi glass and light stand less wire hard cover electrical wire WINCHESTER HOTEL WINCHESTER HOTEL WOOD FACADE NATURAL WOOD STUCCO SAND ARCHITECTURAL GLAZING WHITE EXPOSED CONCRETE GRAY SP20-016
238
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING ELEVATION (LEFT SIDE) A.18

PROPERTY LINE
PROPERTY LINE +4+5+1+3+6+2 LEFT SIDE WOOD FACADE NATURAL WOOD STUCCO SAND ARCHITECTURAL GLAZING WHITE EXPOSED CONCRETE GRAY SP20-016
238
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING ELEVATION (REAR) A.19 +4+5+1+3+6+2 REAR WOOD FACADE NATURAL WOOD STUCCO SAND ARCHITECTURAL GLAZING WHITE EXPOSED CONCRETE GRAY SP20-016
238
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING ELEVATION (RIGHT SIDE) A.20

PROPERTY LINE
PROPERTY LINE +4+5+1+6+3+2 RIGHT SIDE WOOD FACADE NATURAL WOOD STUCCO SAND ARCHITECTURAL GLAZING WHITE EXPOSED CONCRETE GRAY SP20-016
238
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED MATERIAL BOARD A.21 ARCHITECTURAL GLAZING STUCCO SAND WHITE EXPOSED CONCRETE GRAY WOOD FACADE NATURAL WOOD JACUZZI WINCHESTER BLVD PROPOSED 6-STORY TYPE IA&IIIA 120GUEST ROOMS HOTEL OVER 1 LEVEL OF TYPE IA GARAGE FIRST FLOOR FINISH=164' SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING RENDERING A.22 JACUZZI WINCHESTER BLVD PROPOSED 6-STORY TYPE IA&IIIA 120GUEST ROOMS HOTEL OVER 1 LEVEL OF TYPE IA GARAGE FIRST FLOOR FINISH=164' SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING RENDERING A.23 JACUZZI WINCHESTER BLVD PROPOSED 6-STORY TYPE IA&IIIA 120GUEST ROOMS HOTEL OVER 1 LEVEL OF TYPE IA GARAGE FIRST FLOOR FINISH=164' SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING RENDERING A.24 JACUZZI WINCHESTER BLVD PROPOSED 6-STORY TYPE IA&IIIA 120GUEST ROOMS HOTEL OVER 1 LEVEL OF TYPE IA GARAGE FIRST FLOOR FINISH=164' SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BUILDING RENDERING A.25 JACUZZI WINCHESTER BLVD PROPOSED 6-STORY TYPE IA&IIIA 120GUEST ROOMS HOTEL OVER 1 LEVEL OF TYPE IA GARAGE FIRST FLOOR FINISH=164' SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BIRD VIEW RENDERING A.26 SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED BIRD VIEW RENDERING A.27 SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED SHADOW STUDY A.28 AUTUMN 9 AM AUTUMN 10 AM AUTUMN 12 AM AUTUMN 2PM AUTUMN 4PM WINTER 9AM WINTER 10AM WINTER 12AM WINTER 2PM WINTER 4PM AUTUMN WINTER SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-19-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED SHADOW STUDY A.29 SPRING 8AM SPRING 10AM SPRING 12AM SPRING 2PM SPRING 5PM SUMMER 8AM SUMMER 10AM SUMMER 12AM SUMMER 2PM SUMMER 5PM SPRING SUMMER SP20-016
3 REV-3 02/01/2021
JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: WINCHESTER HOTEL PD REZONING PERMIT SET-05 12 2020 PLOT DATE: 5-21-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 2 REV-2 05/15/2020 PROPOSED TRANSPARENCY STUDIO A.30 transparent area : 470.20sq ft transparent area : transparent area : transparent area : transparent area : transparent area : total transparent area : 1871.66 sq ft total surface area : 2925 sq ft total solid area : 1053.34 sq ft total transparency rate : 63 % Solid Area Transparent Area PROPERTY LINE +2
PROPERTY LINE west elavation 502.45sq ft 329.49sq ft 130.50sq ft 364.87sq ft 74.15sq ft SP20-016
3 REV-3 02/01/2021
PROPOSED SURVEY PLAN S.01 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: FOR CIVIL PLOT DATE: 6-6-20 REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/20192 REV-2 05/15/2020 SITE REVISIONS
SP20-016
3 REV-3 02/01/2021
3 REV-3 02/01/2021
z
0 E
0 w
z
;;:
0 �
:g
N
w
�
w
:,
w J
;;:
'
QUEEN
ROOM#201
I 60'7"< 75' COMMON PATH OF EGRESS TRAVEL
l}D,
KING
ROOM#218
KING
ROOM#217
' '
' '
' '
.
'
'
'
'
0 "
0 "
'
' '
C(I
1, O' \ / o,._.•--1,�-
' '
---
-
-

HOUSE KEEPING

KITCHEN
-1
< ra 0
0 '
'
I
;,
'
'
f:

MICR

ACCESSIBLE KING
ROOM#202
"
'
'
'
LOCKER
.3 PRU CAR
LAUREL
24" Box
GYM
I'
I I
I I
/
w I
'
'
l
1 ____________ ____ 194'7"< 200' EXIT ACCESS TRAVEL DISTANCE ------------,c ___________ _
I
/
/
RESTAURANT. ·
,,,.

I
I
I
I
I
I
I
I
/ .-
VOID
_r1
LOCKER
I

WAS FIL

CALIFORNIA FAN PALM
18' TRUNK
Ml RO

ACCESIBLE QUEEN
ROOM#203
" '
' '
' '
' '
' ' ' '
' '
' ---�
KING
ROOM#204
1G :J
/ I

MICRO MICRO
--- --------------- --- --------------- --
--- --------------- --- ---------------
--- --- --------------- --------------- -- ------ --------------- --------------- --- --- --------------- --------------- --
--- --------------- --
--- --------------- --
�
';:: . ·-·-. . . . .. ·
-· . j
--. .../
�•
-
6 "
@-71'
-�0_, - .
162·
- .. -· ..
-
----
------.-�
-�-· -
-----
QUEEN
ROOM#216
MICllO MICH(
QUEEN
ROOM#215

BAM TEX

TIMBER BAMBOO
15 GAL
7 KING
ROOM#205
",
/
QUEEN
ROOM#214

MICOO MICH(
KING
ROOM#206
,------
'
I
I
I
I
I
I
I
I
I
I
L ______ _
STEAM
ROOM
./
QUEEN
ROOM#213
n

MICRO MICA
KING.·
/R00M#207
�. f]
\
... EXIT
QUEEN
ROOM#212
MICllO
MICRO
Outdoor Tables & Chairs Chaise Lounges
Slat Wood Decking
on Podium
KING
ROOM#209
)
KING
ROOM#208
KING
ROOM#210
KING
ROOM#211

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]
OWNER
Adam Askari
2881 Hemlock Ave. San Jose
TEL: (408) 921-1882
[email protected]

CIVIL ENGINEER
JMH WEISS, INC.
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: ( 408) 790-4982
[email protected]

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
HILLS - CA 90210
TEL: (650) 492-3249
mailto:[email protected]

REVISIONS
& _REY.=:

L1JLOJl20J.9�-
�-HE.V�2 05L1512020 __
L ______
;\
;'\\
_________ _
L

L L----
-
L
L
�------ /\
L
/\

PROPOSED

LANDSCAPE PLAN
L.02
CX)
('f)
0 I
O')
1 I SP20-016
3 REV-3 02/01/2021
PROPOSED FURNITURE IMAGERY L.03 JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: LANDSCAPE 12 05 2020 FINAL EDITION REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 H19 - 038 2 REV-2 05/15/2020 Bike Rack Slat Wood Decking on Podium Concrete Sidewalk Precast Concrete Pavers JACUZZI Natural Gray Color Wooden Bench Bollard Lights Bike Rack Wooden Bench Concrete Sidewalk Natural Gray Color Outdoor Statue Outdoor Statue Outdoor Tables & Chairs Chaise Lounges SP20-016
3 REV-3 02/01/2021
PROPOSED PLANTING IMAGERY L.04 NOTICE: THE ABOVE PLANTS HAVE BEEN SELECTED AS BEING REPRESENTATIVE OF THE OVERALL PLANTING DESIGN INTENT. THIS PLANT PALETTE IS BEING SUGGESTED FOR USE, BUT SHOULD NOT PRECLUDE USE OF OTHER APPROPRIATE PLANT MATERIAL. OTHER COMPATIBLE VARIETIES OF TREES, SHRUBS AND GROUND COVERS SHOULD BE SELECTED TO COMPLEMENT THE CHARACTER OF THE PROJECT. WE DO NOT HAVE ANY PLANTS ON STORMWATERS AREA. JMH WEISS, INC. LANDSCAPE DESIGNER SHILA YASMEH 628 N. MAPLE DR. BEVERLY mailto:[email protected] CIVIL ENGINEER 1731 Technology Drive, Suite 880 San Jose, CA 95110 TEL: (408) 790-4982 [email protected] TEL: (650) 492-3249 CARPIRA DESIGN GROUP Sam Monfared 30025 ALICIA PKWY LAGUNA NIGUEL - CA 92677 TEL: (310) 795-4009 [email protected] FILE NAME: LANDSCAPE 12 05 2020 FINAL EDITION REVISIONS OWNER Adam Askari TEL: (408) 921-1882 [email protected] 2881 Hemlock Ave. San Jose HILLS - CA 90210 1 REV-1 11/01/2019 H19 - 038 2 REV-2 05/15/2020 MAR ARB CER OCC LAG IND ACE PLA GIN BIL QUE FRA TREES KEY WAS FIL PRU CAR BAM TEX 123456789 24" BOX SIZE 24" BOX 24" BOX 36" BOX 24" BOX 24" BOX 24" BOX 18" BOX 15 GAL BOTANICAL NAME QUERCUS FRAINETTO CERCIS OCCIDENTALIS GINKGO BILOBA ACER PALMATUM LAGERSTROEMIA INDICA ARBUTUS U 'MARINA' PRUNUS CAROLINIANA WASHINGTONIA FILIFERA BAMBUSA TEXTILIS COMMON NAME ITALIAN OAK WESTERN REDBUD GINKGO JAPANESE MAPLE CREPE-MYRTLE STRAWBERRY TREE LAUREL CALIFORNIA FAN PALM TIMBER BAMBOO QUANTITY 3254258611 SPACING COMMENTS/ NATIVE CALIFORNIA RATING WUCOLS NATIVE NATIVE MEDIUM STD. MULTI MULTI NCRTCCCT SHURBS KEY 1234 1 GAL SIZE BOTANICAL NAME CEANOTHUS THYRSIFLORUS COMMON NAME BLUE BLOSSOM SWORD FERN BUSH ANEMONE TUSCAN BLUE ROSEMARY SPACING COMMENTS/ NATIVE CALIFORNIA RATING WUCOLS NATIVE NATIVE LOW 1 GAL 5 GAL 5 GAL GRASSES GROUND COVER VINES 5678910 JPLCSMSDCCBO 1 GAL 1 GAL 1 GAL 1 GAL 1 GAL 1 GAL LOW NATIVE LOW 60" O.C 18" O.C 'REPENS VICTORIA' NEPHROLEPIS CORDIFOLIA CARPENTERIA CALIFORNICA ROSEMARINUS OFFICIANALIS 'TUSCAN BLUE' LEYMUS CONDENSATUS JUNCUS PATENS SATUREJA DOUGLASII SENECIO MANDRALISCAPE CLYTOSTOMA CALESTOIGES BOUGANVILLEA 'CALIFORNIA GOLD' CANYON PRINCE WILD RYE CALIFORNIA GRAY RUSH YERBA BUENA BLUE CHALK STICKS BOUGANVILLEA TRUMPET VINE *5 GALLON UNLESS NOTED OTHERWISE 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 SP20-016
3 REV-3 02/01/2021

PROPOSED

PLANTING

IMAGERY
L.05
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected] FILE NAME: WINCH-EDIT PLOT DATE: 12-6-20

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
1 REV-1 11/01/2019 SP20 - 016
2 REV-2 05/15/2020
1 2
3 4
5 6
7 8
9 BOTANICAL NAME

WASHINGTONIA ROBUSTA

QUERCUS AGRIFOLIA

FRAXINUS AMERICANA

CALLISTEMON VIMINALIS

LIGUSTRUM SP

COMMON NAME

MEXICAN FAN PALM

COAST LIVE OAK
ASH

WEEPING BOTTLE BRUSH
PRIVET
NATIVE

CALIFORNIA
TREE NO. (at 54" above grade)
DBH
(1 to 5)
Tree Health
10 11
12 13
14 15
16 17
18 BOTANICAL NAME

PERSEA AMERICANA

CINNAMOMUM CAMPHORA

CUPRESSUS MACROCARPA

COMMON NAME

AVOCADO

CAMPHOR

CYPRESS
TREE NO.
3 4
3 3
3 3
3 4
4 4
4 4
4 3
3 2
4 4

WASHINGTONIA ROBUSTA MEXICAN FAN PALM
14"
18"
8"

CALLISTEMON VIMINALIS WEEPING BOTTLE BRUSH
11"
12"
15"
CALLISTEMON VIMINALIS WEEPING BOTTLE BRUSH 10"
20"
8"

LIGUSTRUM SP PRIVET
LIGUSTRUM SP PRIVET 15"
LIGUSTRUM SP PRIVET 22"
9"
30"

PERSEA AMERICANA AVOCADO

LIGUSTRUM SP PRIVET

CUPRESSUS MACROCARPA CYPRESS
36"
10"
ROBINIA PSEUDOACACIAN LOCUST 25"
12"
34"
NATIVE
NATIVE
NATIVE Orchard
NATIVE
NATIVE
NATIVE
Orchard
TREE Replacement Ratios
Circumference of
Less than 19" inches
38 inches or more
19 to 38 inches
Tree to be Removed
Type of Tree to be Removed
NATIVE NATIVE Orchard
Non5:1 4:1 3:1
3:1
1:1
2:1
1:1
None
None
Minimum Size of Each
Replacement Tree
15-gallon
15-gallon
15-gallon
X:X = tree replacement to tree loss ratio
Note: Trees greater than or equal to 38-inch circumference shall not be removed unless a Tree removal Permit, or equivalent, has been approved for the removal of such trees. For Multi-Family residential, Commercial and Industrial properties, a permit is required for removal of trees of any size.

A 38-inch tree equal 12.1 inches in diameter.

A 24-inch box tree = two 15-gallon trees.

Single Family and Two-dwelling properties may be mitigated at a 1:1 ratio.

TREE MITIGATION ANALYSIS/PROGRAM
Using the chart below, there are a total of 32 mitigation trees required. 1-Non-Native 38" + tree
1-Native 19"-38" tree
1-Non-Native 19"-38" tree
Mitigation Requirement
4 3
2 0
32 The plan proposes 46 new trees total, meeting the mitigation requirement.

TREE DISPOSITION LEGEND

EXISTING TREE TO REMAIN

EXISTING TREE TO BE REMOVED

TREE NUMBER PER ARBORIST REPORT

PROPOSED TREE
TREE #N

EXISTING TREES EXISTING TREES
NOTE : SEE ARBORIST REPORT FOR TREE PROTECTION NOTES
4-Native 38" + trees 20
1-Orchard 38"+ tree
1-Orchard 19"-38" trees
3 NATIVE

CALIFORNIA
(at 54" above grade)
DBH
(1 to 5)
Tree Health

TO BE REMOVED

TO REMAIN

TO REMAIN
Tree Mitigation Tree Mitigation

NON NATIVE NON NATIVE

NON NATIVE

NON NATIVE
(CHECK-IN) RECEPTION COFFEE SHOP & BAR
LOBBY

ENTRANCE

OFFICE OFFICE

LUGGAGE GUEST STORAGE

SECURITY
TRASH

LOCKER ROOM
MEN

LOCKER ROOM WOMEN

GUEST ELEVATOR
GUEST ELEVATOR 26R UP
60"X54"
UP
26R

FIRE CONTROL ROOM
TO LOBBY GUEST ELEVATOR SLOPE 10% SLOPE 20%
KING
ROOM#109 KING ROOM#107 ROOM#108 ROOM#110 ACCESIBLE QUEEN KING KING ROOM#106 KING
ROOM#111 KING
ROOM#103 KING ROOM#101 ROOM#102 ROOM#104 KING KING KING ROOM#105

FIRE POMP ROOM

ELECTRICAL ROOM

LAUNDRY

MANAGEMENT ACCOUNTING

EMPLOYEE

BREAK ROOM
215'-6"
61'11"< 75' COMMON PATH OF EGRESS TRAVEL
UP
26R EGRESS
STAIR
BOX
100"X44" UP
26R
Tree #8
DBH 8" Tree #4
DBH 11"
Tree #7
DBH 10"
Tree #6
DBH 15"
Tree #5
DBH 12"
Tree #9
DBH 20"
Tree #10
DBH 15"
Tree #16
DBH 25"
Tree #17
DBH 12"
Tree #18
DBH 34"
Tree #12
DBH 9"
Tree #13
DBH 30"
Tree #15
DBH 10"
Tree #14
DBH 36"
Tree #2
DBH 18"
Tree #1
DBH 14"

ROOF OUTLINE

DELIVERYAND

LOADING ZONE
3 REV-3 02/01/2021
SLOPE 10% SLOPE 20%
1212 & 1224 S. WINCHESTER BOULEVARD

SAN JOSE, CALIFORNIA

SHEET INDEX

SITE ADDRESS
BASIS OF BEARINGS:

DATUM NOTES:

SOUTH WINCHESTER BOULEVARD
ABBREVIATION:

LEGEND: JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016
SITE
1224 S WINCHESTER BLVD
APN 27917020

TITLE SHEET
C1.0
1212 S WINCHESTER BLVD
APN 27917021

SURVEY NOTES

SOUTH WINCHESTER BOULEVARD
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

DEMOLITION
PLAN
C2.0
GENERAL DEMOLITION NOTES: LEGEND
NOTES:

SLOPE 10% SLOPE 20%
FF 164.52
GARAGE FF 151.52
GARAGE PAD 150.60
C
C
A
A

B B D D EXISTING STRUCTURE EXISTING STRUCTURE
FF
164.52
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

GRADING,

DRAINAGE,

AND UTILITY
PLAN
C3.0

SOUTH WINCHESTER BOULEVARD

GRADING, DRAINAGE, AND UTILITY NOTES

RESPONSIBILITY TO INDEPENDENTLY ESTIMATE
APPROXIMATE. IT SHALL BE THE CONTRACTOR'S
NOTE: EARTHWORK QUANTITIES SHOWN ARE

EARTH WORK QUANTITIES
FILL:

CUT:

EXPORT:

IMPORT:

QUANTITIES FOR HIS/HER OWN USE.
11,000 CY**
0 CY**
11,000 CY**
0 CY**
**NUMBERS ASSUME 11" PAD FOR GARAGE SLAB
C
HOTEL
1ST FLOOR
FF 164.52

NEW RIGHT
OF WAY
GARAGE
BELOW
D
HOTEL
1ST FLOOR
GARAGE
BELOW

PROPERTY
LINE
A
HOTEL
1ST FLOOR

EXISTING ROW
GARAGE
BELOW

BUILDING EDGE
FLOORS 2-6

NEW RIGHT
OF WAY

CENTERLINE

SOUTH WINCHESTER BOULEVARD
B
HOTEL
1ST FLOOR
GARAGE
BELOW

PROPERTY
LINE
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

SECTIONS &

DETAILS
C3.1
26RUP
60"X54"
UP
26R SLOPE 10% SLOPE 20%
61'11"< 75' COMMON PATH OF EGRESS TRAVEL
UP
26R
100"X44" UP
26R

AREA DRAINS TO

MEDIA FILTER
4462 SQFT

AREA DRAINS TO

MEDIA FILTER
4462 SQFT

SOUTH WINCHESTER BOULEVARD
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

STORMWATER

CONTROL
PLAN
C4.0
LEGEND
X.X AC
X
NOTES
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

STORMWATER

CONTROL

NOTES &

DETAILS
C4.1

OPERATION AND MAINTENANCE
INFORMATION:

I. PROPERTY INFORMATION:

II. RESPONSIBLE PARTY FOR MAINTENANCE:

TABLE 1

ROUTINE MAINTENANCE ACTIVITIES FOR MEDIA FILTERS
NO. MAINTENANCE TASK FREQUENCY OF TASK
1 INSPECT FOR STANDING WATER, SEDIMENT, TRASH AND DEBRIS. MONTHLY DURING RAINY SEASON
2 REMOVE ACCUMULATED TRASH AND DEBRIS IN THE UNIT DURING ROUTINE INSPECTIONS.

MONTHLY DURING RAINY

SEASON, OR AS NEEDED AFTER

STORM EVENTS
3 INSPECT TO ENSURE THAT THE FACILITY IS DRAINING COMPLETELY WITHIN FIVE DAYS AND PER MANUFACTURER’S SPECIFICATIONS.

ONCE DURING THE WET SEASON
AFTER MAJOR STORM EVENT.
4 REPLACE THE MEDIA PER MANUFACTURER’S INSTRUCTIONS OR AS INDICATED BY THE CONDITION OF THE UNIT.

PER MANUFACTURER’S
SPECIFICATIONS.
5 INSPECT MEDIA FILTERS USING THE ATTACHED INSPECTION CHECKLIST. QUARTERLY OR AS NEEDED STANDARD STORMWATER CONTROL NOTES:

TABLE 1

ROUTINE MAINTENANCE ACTIVITIES FOR BIORETENTION AREAS
NO. MAINTENANCE TASK FREQUENCY OF TASK
1 REMOVE OBSTRUCTIONS, WEEDS, DEBRIS AND TRASH FROM BIORETENTION AREA AND ITS INLETS AND OUTLETS; AND DISPOSE OF PROPERLY.

QUARTERLY, OR AS NEEDED

AFTER STORM EVENTS
2 INSPECT BIORETENTION AREA FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, TILL AND REPLACE THE SURFACE BIOTREATMENT SOIL WITH THE APPROVED SOIL MIX AND REPLANT.

QUARTERLY, OR AS NEEDED

AFTER STORM EVENTS
3 CHECK UNDERDRAINS FOR CLOGGING. USE THE CLEANOUT RISER TO CLEAN ANY CLOGGED UNDERDRAINS.

QUARTERLY, OR AS NEEDED

AFTER STORM EVENTS
4 MAINTAIN THE IRRIGATION SYSTEM AND ENSURE THAT PLANTS ARE RECEIVING THE CORRECT AMOUNT OF WATER (IF APPLICABLE). QUARTERLY
5 ENSURE THAT THE VEGETATION IS HEALTHY AND DENSE ENOUGH TO PROVIDE FILTERING AND PROTECT SOILS FROM EROSION. PRUNE AND WEED THE BIORETENTION AREA. REMOVE AND/OR REPLACE ANY DEAD PLANTS.

ANNUALLY, BEFORE THE WET

SEASON BEGINS
6 USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS

INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN.

ANNUALLY, BEFORE THE WET

SEASON BEGINS
7 CHECK THAT MULCH IS AT APPROPRIATE DEPTH (2 - 3 INCHES PER SOIL SPECIFICATIONS) AND REPLENISH AS NECESSARY BEFORE WET SEASON BEGINS.

IT IS RECOMMENDED THAT 2” – 3” OF ARBOR MULCH BE REAPPLIED EVERY YEAR.

ANNUALLY, BEFORE THE WET

SEASON BEGINS
8 INSPECT THE ENERGY DISSIPATION AT THE INLET TO ENSURE IT IS FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ACCUMULATED SEDIMENT.

ANNUALLY, BEFORE THE WET

SEASON BEGINS
9 INSPECT OVERFLOW PIPE TO ENSURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE DAMAGED PIPING.

ANNUALLY, BEFORE THE WET

SEASON BEGINS
10 REPLACE BIOTREATMENT SOIL AND MULCH, IF NEEDED. CHECK FOR STANDING WATER, STRUCTURAL FAILURE AND CLOGGED OVERFLOWS. REMOVE TRASH AND DEBRIS. REPLACE DEAD PLANTS.
11 INSPECT BIORETENTION AREA USING THE ATTACHED INSPECTION CHECKLIST. ANNUALLY, BEFORE THE WET SEASON

BIOTREATMENT SOIL REQUIREMENTS
·
·
PROJECT SITE INFORMATION:

1. SOILS TYPE: B

2. GROUND WATER DEPTH: 55-60' BELOW GROUND SURFACE

3. NAME OF RECEIVING BODY: GUADALUPE

4. FLOOD ZONE: ZONE D

5. FLOOD ELEVATION (IF APPLICABLE): N/A

SITE DESIGN MEASURES

SOURCE CONTROL MEASURES

TYPICAL LINED BIO-RETENTION DETAIL
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016
MEDIA

FILTRATION

DETAILS
C4.2
26R UP
60"X54"
UP
26R SLOPE 10% SLOPE 20%
61'11"< 75' COMMON PATH OF EGRESS TRAVEL
UP
26R
100"X44" UP
26R
FF 164.52 EXISTING STRUCTURE EXISTING STRUCTURE
JMH WEISS, INC.

LANDSCAPE DESIGNER

SHILA YASMEH
628 N. MAPLE DR. BEVERLY
mailto:[email protected]

CIVIL ENGINEER
1731 Technology Drive, Suite 880
San Jose, CA 95110
TEL: (408) 790-4982
[email protected]
TEL: (650) 492-3249

CARPIRA DESIGN GROUP
Sam Monfared
30025 ALICIA PKWY
LAGUNA NIGUEL - CA 92677
TEL: (310) 795-4009
[email protected]

REVISIONS
OWNER
Adam Askari
TEL: (408) 921-1882
[email protected]
2881 Hemlock Ave. San Jose
HILLS - CA 90210
DATE: 02/05/2021
PROJECT FILE NUMBER: SP20-016

FIRE LAYOUT
C5.0

SOUTH WINCHESTER BOULEVARD

FIRE GENERAL NOTES
FIRE PROTECTION NOTES:

NVF:VMT:JMD File No. C19-031
8/16/2021
1 T-41000/1848631
Council Agenda: _____
Item No.: ____
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

DRAFT
ORDINANCE NO. ______

AN ORDINANCE OF THE CITY OF SAN JOSE REZONING
CERTAIN REAL PROPERTY OF APPROXIMATELY 0.69

GROSS ACRE SITUATED ON THE EAST SIDE OF SOUTH
WINCHESTER BOULEVARD APPROXIMATELY 270 FEET
SOUTH OF FIRESIDE DRIVE (1212-1224 SOUTH
WINCHESTER BOULEVARD) (APN: 279-17-020 & 279-17-
021) FROM THE R-1-8 SINGLE-FAMILY RESIDENCE

ZONING DISTRICT TO THE CP COMMERCIAL

PEDESTRIAN ZONING DISTRICT
WHEREAS, all rezoning proceedings required under the provisions of Chapter 20.120 of Title 20 of the San José Municipal Code have been duly had and taken with respect to the real property hereinafter described; and
WHEREAS, a Mitigated Negative Declaration was prepared in conformance with the California Environmental Quality Act of 1970 (CEQA), as amended, for the subject rezoning to the CP Commercial Pedestrian Zoning District under File Number C19-031 (the “MND”); and
WHEREAS, the City Council of the City of San José is the decision-making body for the proposed subject rezoning to the CP Commercial Pedestrian Zoning District; and WHEREAS, this Council of the City of San José has considered, approved and adopted said MND and related Mitigation Monitoring and Reporting Program under separate Council resolution prior to taking any approval actions on this project; and WHEREAS, the proposed rezoning is consistent with the designation of the site in the applicable General Plan; and
NVF:VMT:JMD File No. C19-031
8/16/2021
2 T-41000/1848631
Council Agenda: _____
Item No.: ____
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

WHEREAS, pursuant to Senate Bill 330, the proposed rezoning (File No. C19-031) does not reduce the intensity of residential uses because the proposed rezoning to the CP Commercial Pedestrian Zoning District allows greater residential density than the existing R-1-8 Zoning District; the rezoning would result in no net loss of residential capacity. The rezoning would up-zone the project site and result in a net increase of residential capacity of 71 residential units. This project would reserve the capacity for future City-initiated rezoning;
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF SAN JOSE:

SECTION 1. The recitals above are incorporated herein.

SECTION 2. All that real property hereinafter described in this section, hereinafter referred to as "subject property," is hereby rezoned to the CP Commercial Pedestrian Zoning District.

The subject property referred to in this section is all that real property situated in the County of Santa Clara, State of California, described in Exhibit “A” and depicted in Exhibit “B” attached hereto and incorporated herein by this reference.

SECTION 3. The district map of the City is hereby amended accordingly.

SECTION 4. Any land development approval that is the subject of City File No. C19-031 is subject to the operation of Part 2.75 of Chapter 15.12 of Title 15 of the San José Municipal Code. The applicant for or recipient of such land use approval hereby acknowledges receipt of notice that the issuance of a building permit to implement such land development approval may be suspended, conditioned or denied where the City Manager has determined that such action is necessary to remain within the aggregate operational capacity of the sanitary sewer system available to the City of San José or to meet the NVF:VMT:JMD File No. C19-031
8/16/2021
3 T-41000/1848631
Council Agenda: _____
Item No.: ____
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
discharge standards of the sanitary sewer system imposed by the California Regional Water Quality Control Board for the San Francisco Bay Region.

PASSED FOR PUBLICATION of title this ___ day of ______, 2021 by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

SAM LICCARDO
Mayor
ATTEST:

TONI J. TABER, CMC
City Clerk
1 T-39008.002/1758273
Council Agenda:____
Item No.: _____
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

DRAFT
RESOLUTION NO. _______

A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN
JOSE ADOPTING THE 1212-1224 SOUTH WINCHESTER

BOULEVARD HOTEL MITIGATED NEGATIVE

DECLARATION, FOR WHICH AN INITIAL STUDY WAS

PREPARED, ALL IN ACCORDANCE WITH THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT, AS

AMENDED, AND ADOPTING A RELATED MITIGATION

MONITORING AND REPORTING PROGRAM
WHEREAS, prior to the adoption of this Resolution, the Director of Planning, Building and Code Enforcement of the City of San José prepared an Initial Study and approved for circulation a Mitigated Negative Declaration for the 1212-1224 South Winchester Boulevard Hotel Project under Planning File Nos. C19-031, and SP20-016 (the “Initial Study/Mitigated Negative Declaration”), all in accordance with the requirements of the California Environmental Quality Act of 1970, together with state and local guidelines implementing said Act, all as amended to date (collectively “CEQA”); and WHEREAS, the 1212-1224 South Winchester Boulevard Hotel Project (the “Project”) analyzed under the Initial Study/Mitigated Negative Declaration consists of a rezoning from the R-1-8 Single-Family Residence Zoning District to the CP Commercial Pedestrian Zoning District and a Special Use Permit to demolish existing residential buildings, and remove all associated pavement, landscaping, and removal of nine trees, including four ordinance-size trees, to construct an approximately 107,079-square foot, six-story high, 119-room hotel with an approximately 49% parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site located on the east side of South Winchester Boulevard, approximately 270 feet south of Fireside Drive (1212-1224 South Winchester Boulevard) (Assessor’s Parcel Numbers 279-17- 020, 279-17-021), San José, California; and
2 T-39008.002/1758273
Council Agenda:____
Item No.: _____
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.

WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that implementation of the Project could result in certain significant effects on the environment and identified mitigation measures that would reduce each of those significant effects to a less-than-significant level; and WHEREAS, in connection with the approval of a project involving the preparation of an initial study/mitigated negative declaration that identifies one or more significant environmental effects, CEQA requires the decision-making body of the lead agency to incorporate feasible mitigation measures that would reduce those significant environmental effects to a less-than-significant level; and WHEREAS, whenever a lead agency approves a project requiring the implementation of measures to mitigate or avoid significant effects on the environment, CEQA also requires a lead agency to adopt a mitigation monitoring and reporting program to ensure compliance with the mitigation measures during project implementation, and such a mitigation monitoring and reporting program has been prepared for the Project for consideration by the decision-maker of the City of San José as lead agency for the Project (the “Mitigation Monitoring and Reporting Program”); and WHEREAS, the City of San José is the lead agency on the Project, and the City Council is the decision-making body for the proposed approval to undertake the Project; and WHEREAS, the City Council has reviewed and considered the Initial Study/Mitigated Negative Declaration and related Mitigation Monitoring and Reporting Program for the Project and intends to take actions on the Project in compliance with CEQA and state and local guidelines implementing CEQA; and
WHEREAS, the Initial Study/Mitigated Negative Declaration and related Mitigation Monitoring and Reporting Program for the Project are on file in the Office of the Director 3 T-39008.002/1758273
Council Agenda:____
Item No.: _____
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.
of Planning, Building and Code Enforcement, located at 200 East Santa Clara Street, 3rd Floor Tower, San José, California, 95113, are available for inspection by any interested person at that location and on-line and are, by this reference, incorporated into this Resolution as if fully set forth herein;

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SAN JOSE:

THAT THE CITY COUNCIL does hereby make the following findings: (1) it has independently reviewed and analyzed the Initial Study/Mitigated Negative Declaration and other information in the record and has considered the information contained therein, prior to acting upon or approving the Project, (2) the Initial Study/Mitigated Negative Declaration prepared for the Project has been completed in compliance with CEQA and is consistent with state and local guidelines implementing CEQA, and (3) the Initial Study/ Mitigated Negative Declaration represents the independent judgment and analysis of the City of San José, as lead agency for the Project. The City Council designates the Director of Planning, Building and Code Enforcement at the Director’s Office at 200 East Santa Clara Street, 3rd Floor Tower, San José, California, 95113, as the custodian of documents and records of proceedings on which this decision is based.

THAT THE CITY COUNCIL does hereby find that based upon the entire record of proceedings before it and all information received that there is no substantial evidence that the Project will have a significant effect on the environment and does hereby adopt the Mitigated Negative Declaration and related Mitigation Monitoring and Reporting Program prepared for the Project (Planning File Nos. C19-031 and SP20-016). The Mitigation Monitoring and Reporting Program for the Project is attached hereto as Exhibit “A” and fully incorporated herein. The Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program are: (1) on file in the Office of the Director of Planning, Building and Code Enforcement, located at 200 East 4 T-39008.002/1758273
Council Agenda:____
Item No.: _____
DRAFT – Contact the Office of the City Clerk at (408)535-1260 or [email protected] for final document.

Santa Clara Street, 3rd Floor Tower, San José, California, 95113 and (2) available for inspection by any interested person.

ADOPTED this ____ day of _________, 2021, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:

SAM LICCARDO
Mayor
ATTEST:

TONI J. TABER, CMC
City Clerk
NVF:VMT:JMD
8/16/2021
1 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

DRAFT
RESOLUTION NO.____

A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN

JOSE APPROVING, SUBJECT TO CONDITIONS, A

SPECIAL USE PERMIT TO ALLOW THE DEMOLITION OF

TWO COMMERCIAL BUILDINGS AND THE REMOVAL OF
NINE TREES (FOUR ORDINANCE-SIZE, FIVE NONORDINANCE-SIZE) FOR THE CONSTRUCTION OF AN APPROXIMATELY 107,079-SQUARE FOOT, SIX-STORY,
119-ROOM HOTEL WITH AN APPROXIMATELY 49

PERCENT PARKING REDUCTION AND AN ALTERNATIVE
PARKING ARRANGEMENT ON AN APPROXIMATELY 0.69-

GROSS ACRE SITE, LOCATED ON THE EAST SIDE OF
SOUTH WINCHESTER BOULEVARD APPROXIMATELY 270
FEET SOUTH OF FIRESIDE DRIVE (1212-1224 SOUTH
WINCHESTER BOULEVARD) (APN: 279-17-020 & 279-17-
021)
FILE NO. SP20-016
WHEREAS, pursuant to the provisions of Chapter 20.100 of Title 20 of the San José Municipal Code, on September 9, 2010, a concurrent application (File No. C19-031) was filed by Henry Cord, on behalf of property owner, Adam Askari, with the City of San José, for a Special Use Permit and Site Development Permit to allow the demolition of two existing commercial buildings and the removal of nine trees (four ordinance-size, five non-ordinance-size) for the construction of an approximately 107,079-square foot, sixstory, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site, on that certain real property situated in the CP Commercial Pedestrian Zoning District and located on the east side of South Winchester Boulevard approximately 270 feet south of Fireside Drive (1212-1224 South Winchester Boulevard, San José, which real property is sometimes referred to herein as the “subject property”); and WHEREAS, the subject property is all that real property more particularly described in Exhibit "A," entitled “Legal Description,” and depicted in Exhibit “B,” entitled Plat Map,” NVF:VMT:JMD
8/16/2021
2 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
which is attached hereto and made a part hereof by this reference as if fully set forth herein; and
WHEREAS, pursuant to and in accordance with Chapter 20.100 of Title 20 of the San José Municipal Code, the City Council conducted a hearing on said concurrent applications, notice of which was duly given; and
WHEREAS, at said hearing, the City Council gave all persons full opportunity to be heard and to present evidence and testimony respecting said matter; and WHEREAS, at said hearing this City Council received and considered the reports and recommendation of the City’s Director of Planning, Building and Code Enforcement; and WHEREAS, at said hearing, this City Council received in evidence a plan for the subject property entitled, “Winchester Hotel” dated received September 29, 2021, said plan is on file in the Department of Planning, Building and Code Enforcement and is available for inspection by anyone interested herein, and said plan is incorporated herein by this reference, the same as if it were fully set forth herein; and WHEREAS, said public hearing before the City Council was conducted in all respects as required by the San José Municipal Code and the rules of this City Council; and WHEREAS, this City Council has heard and considered the testimony presented to it at the public hearing, and has further considered written materials submitted on behalf of the project applicant, City staff, and other interested parties;

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SAN JOSE THAT:

After considering evidence presented at the public hearing, the City Council finds that the NVF:VMT:JMD
8/16/2021
3 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
following are the relevant facts and findings regarding this proposed project:

1. Site Description and Surrounding Uses. The subject 0.69-gross acre site is located on the east side of South Winchester Boulevard approximately 270 feet south of Fireside Drive. The subject site currently includes two existing commercial buildings previously used as single-family residences (the structure at 1212 South Winchester was built in 1948 and the structure at 1224 South Winchester was built in 1940).

Access is currently provided from two driveways along South Winchester Boulevard.

The site is surrounded by single family residences to the north and east, a senior care facility to the south, and an office building across South Winchester Boulevard to the west.

2. Project Description. The project includes the demolition of the two existing singlefamily residences and the removal of nine trees for the construction of an approximately 107,079-square foot, six-story, 119-room hotel. The existing buildings to be demolished are two commercial businesses, previously converted from singlefamily residences. Based on available building permits, the single-family residence at 1212 South Winchester Boulevard was legally converted from a residence to a business in November 2012.

The first floor of the building would contain the main lobby reception area, guest luggage storage, a coffee station and bar area, two offices, an employee break room, men’s locker room, women’s locker room, laundry facilities, fire control room, fire pump room, electrical room, and 12 guest rooms. The second floor would include common outdoor areas for hotel guests as well as the gym, jacuzzi, steam room, breakfast area, kitchen, and 18 guest rooms. Floors three through six would contain the remaining guest rooms and would range between approximately 270 to 700 square feet. The hotel would employ 10 staff in up to three shifts.

A total of 66 parking spaces would be provided in a subterranean garage, representing an approximately 49 percent reduction in the required number of vehicle parking spaces. The project includes an alternative parking arrangement with the installation of a vehicle lift system. The parking reduction would be supported with the implementation of a Transportation Demand Management (TDM) Plan. TDM measures to support the reduction in required vehicle parking include providing code required bicycle parking, on-site bicycles for guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services.

Vehicular access to the subterranean garage would be provided from a right in/right out 27-foot-wide driveway on South Winchester Boulevard. The driveway would be located at the southern end of the building, adjacent to the loading and delivery area to the south. The project is also accessible to pedestrians from a 20-foot-wide sidewalk along South Winchester Boulevard. The project provides 66 vehicle parking NVF:VMT:JMD
8/16/2021
4 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
spaces, 37 bicycle parking spaces, and eight motorcycle parking spaces in accordance with the Zoning Code.

3. General Plan Conformance. The project site has an Envision San José 2040 General Plan Land Use/Transportation Diagram designation of Neighborhood/Community Commercial. This designation supports a very broad range of commercial activity, including commercial uses that serve the communities in neighboring areas, such as neighborhood serving retail and services and commercial/professional office development. Neighborhood / Community Commercial uses typically have a strong connection to and provide services and amenities for the nearby community and should be designed to promote that connection with an appropriate urban form that supports walking, transit use and public interaction. General office uses, hospitals and private community gathering facilities are also allowed in this designation. The subject site is also located within the boundaries of the Winchester Boulevard Urban Village Plan.

The project is consistent with the following General Plan Goals and Policies:

Fiscal Sustainability Policy FS-4.1: Preserve and enhance employment land acreage and building floor area capacity for various employment activities because they provide revenue, near-term jobs, contribute to our City’s long-term achievement of economic development and job growth goals, and provide opportunities for the development of retail to serve individual neighborhoods, larger community areas, and the Bay Area.

Land Use Policy LU-5.1: In order to create complete communities, promote new commercial uses and revitalize existing commercial areas in locations that provide safe and convenient multi-modal access to a full range of goods and services.

Land Use Policy LU-5.2: To facilitate pedestrian access to a variety of commercial establishments and services that meet the daily needs of residents and employees, locate neighborhood-serving commercial uses throughout the city, including identified growth areas and areas where there is existing or future demand for such uses.

Analysis: The site is in close proximity to Santana Row, a large employment and shopping destination located to the north of the subject site. The hotel use would provide a necessary service for existing and future demand from business travelers and visitors. The minimal front setback along South Winchester Boulevard and transparent ground floor design are incorporated into the project to facilitate pedestrian and bicyclist access to the site. The TDM plan would further facilitate pedestrian and bicyclist access as it includes code required bicycle parking, onsite bicycles for guest use, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services. Additionally, the project is conditioned to construct a 20-foot-wide sidewalk along the project frontage at South Winchester Boulevard.

NVF:VMT:JMD
8/16/2021
5 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Land Use Policy LU-5.4: Encourage new and intensification of existing commercial development, including stand-alone, vertical mixed-use or integrated horizontal mixed-use projects, consistent with the Land Use/Transportation Diagram.

Attractive City Policy CD-1.1: Require the highest standards of architectural and site design, and apply strong design controls for all development projects, both public and private, for the enhancement and development of community character and for the proper transition between areas with different types of land uses.

Connections Policy CD-3.5: Encourage shared and alternative parking arrangements and allow parking reductions when warranted by parking demand.

Compatibility Policy CD-4.9: For development subject to design review, ensure the design of new or remodeled structures is consistent or complementary with the surrounding neighborhood fabric (including but not limited to prevalent building scale, building materials, and orientation of structures to the street).

Blank walls would be mitigated with variations in color and materials as well as the addition of landscaping to the perimeter of the site. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The project would also include a 49 percent parking reduction and alternative parking arrangement (vehicle stackers). The parking reduction would be supported by a TDM plan to reduce vehicle trips and encourage multimodal transportation.

4. Winchester Boulevard Urban Village Conformance
Land Use Designation
The Winchester Boulevard Urban Village was adopted by City Council on August 8, 2017 (Resolution No. 78306). The subject site has a land use designation of Neighborhood/Community Commercial on the land use plan of the Winchester Boulevard Urban Village. This designation is applied to smaller, shallow parcels fronting Winchester Boulevard and abutting single-family residences. Given the size of the parcels, parking requirements in the zoning code and the urban design step down policies, these properties are appropriate for the location of smaller commercial businesses. Neighborhood/Community Commercial uses should have a strong connection to, and provide services and amenities for, the community. These uses should be designed to promote this connection with an appropriate urban form that supports walking, transit use and public interaction. Also, this designation supports the NVF:VMT:JMD
8/16/2021
6 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
neighborhood servicing retail and small businesses along Winchester Boulevard.

Urban Village Goals and Policies
The project is consistent with the following goals and policies of the Winchester Boulevard Urban Village Plan.

Goal LU-1: Support new job generating and area-regional serving commercial development in the Winchester Urban Village by increasing the Village’s commercial building square footage by at least 85 percent, or about 600,000 square feet.

Policy 3-4: Support a variety of commercial space to accommodate the needs of small, medium, and large companies.

Policy 3-15: New development along Winchester Boulevard should include ground floor commercial and/or active spaces such as lobbies fronting the street and wrapping the corner when located on a corner lot.

Policy 3-20: New development should support and enhance the pedestrian and bicycle environment and provide greater connectivity to the overall network.

Analysis: The project would allow the development of a job generating and arearegional serving commercial project within the Winchester Boulevard Urban Village. The approximately 107,079-square foot hotel would increase the Village’s commercial building square footage while serving those visiting the area for business or pleasure. The hotel would employ up to 10 staff in up to three shifts.

The building is designed to improve pedestrian connectivity to the site. The primary entrance of the building is located along South Winchester Boulevard, with the lobby being immediately accessible from the newly constructed 20-foot-wide sidewalk.

Winchester Boulevard Urban Village Design
Design Standard -1: Primary pedestrian entrances for both ground floor and upper story uses shall face Winchester Boulevard.

Design Standard- 2: Ground floor building frontages shall have clear, untinted glass or other glazing material on at least 60% of the surface area of the facade between a height of two and seven feet above grade
Design Standard-5: The minimum floor-to-ceiling height of the ground floor commercial space shall be a minimum of 15 feet and preferably 18 to 20 feet.

Design Standard-9: Buildings shall maintain facade quality of architectural articulation and finishes on all sides of a building that is visible to the public. Some of the architectural features of the main facade shall be incorporated into the rear and side elevations
Design Guideline-25: The massing of building should be broken up through height NVF:VMT:JMD
8/16/2021
7 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
variation and facade articulation such as recesses or encroachments, shifting planes, creating voids within the building mass, varying building materials, and using windows to create transparencies. Street-facing facades should include vertical projections at least three feet in depth for a height of at least two stories for every 25 horizontal feet.

Design Standard-11: Non-occupiable architectural features such as roof forms, chimneys, stairwells and towers may project up to ten feet above the maximum height.

Design Standard-14: Where the existing sidewalk in front of a development project is less than the required sidewalk (20 feet along Winchester and Stevens Creek boulevards and 12-15 feet on all other streets; see Chapter 6), the project must make up the difference such that the entire required sidewalk width is publicly accessible and functions as a sidewalk.

Analysis: As previously stated, the primary entrance would be located on the ground floor with direct access to the sidewalk along South Winchester Boulevard.

The first-floor façade would be comprised of primarily clear untinted glass. As shown on Sheet A.30 of the plan set, the total transparency rate of the first-floor façade is approximately 63%. The floor to ceiling height of the ground floor would be 15 feet, consistent with Design Standard-5. The entire façade of the building would be well articulated with visual breaks and changes in depth on all sides of the building. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The rear of the building would be set back 20 feet from the residential area to the east.

Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences. Architectural projections such as the stairwell and elevator shaft would extend up to 9 feet above the top of roof, within the allowable 10-foot range. Finally, the project would be required to construct a 20-foot-wide sidewalk along South Winchester Boulevard to improve pedestrian access to the site.

5. Zoning Ordinance Compliance.

Land Use
Pursuant to Table 20-90, Section 20.120.110 of the Zoning Code, a hotel is a permitted use in the CP Commercial Pedestrian Zoning District. Therefore, a Site Development Permit is required to allow the demolition of the existing single-family houses and the construction of the hotel. Additionally, the project includes an alternative parking arrangement (vehicle stackers). Pursuant to Section 20.90.200 of the Zoning Code, a Special Use Permit is required to permit the alternative parking arrangement.

Setbacks and Height
The project would conform with all required height and setback requirements of the NVF:VMT:JMD
8/16/2021
8 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

CP Commercial Pedestrian Zoning District. Pursuant to Table 20-100, Section

20.40.200 of the Zoning Code, for projects located in the CP Commercial Pedestrian that also have an approved Urban Village Plan, the project must follow the development standards of said plan. Per the Winchester Boulevard Urban Village Plan, architectural projections such as stairwell and elevator shafts may extend up to 10 feet above the top of roof. As shown on the plan set, the architectural projections of the building would extend up to 9 feet, 6 inches above the top of the roof. As the project is located within the Winchester Boulevard Urban Village, the project conforms with the following development standards.

Pursuant to Section 20.90.220 of the San José Municipal Code, a parking reduction of up to 50 percent of the code required parking spaces may be permitted for sites within a Growth Area with the implementation of a TDM Plan. The project would provide 66 vehicle parking spaces with the implementation of a TDM Plan to allow for an approximately 49 percent parking reduction. A TDM Plan, dated January 27, 2021, was prepared by Hexagon Transportation Consultants, Inc, which reviewed the possibility of an approximately 49 percent parking reduction. In addition to providing the required bicycle parking spaces, showers, and lockers, the project would also implement additional TDM measures in accordance with Section 20.90.220 of the San José Municipal Code. The project would be required to provide on-site bicycles for NVF:VMT:JMD
8/16/2021
9 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an onsite TDM coordinator and services.

The project requires a total of 7 motorcycle parking spaces and 13 bicycle parking spaces. The project would provide 8 motorcycle parking spaces as well as 37 bicycle parking spaces.

Additional noise measurements were taken from the terminus of Redoaks Drive, the rear of the Senior Care Facility to the south, and the church across South Winchester Boulevard to the northwest. Sources of operation noise from the hotel development would typically be limited to parking lot vehicle movements, outdoor human activity, and mechanical/HVAC system. The noise report notes that vehicle activity in a parking lot would generally produce a maximum noise level of 60 to 65 decibels at a distance of 50 feet. However, all vehicle movements would occur in a subterranean garage, and would therefore not be audible at any of the noise measurement locations. An exterior seating area would be located on the sixth floor of the building fronting Winchester Boulevard.

The seating area would be entirely shielded from the residential area to the east by the hotel building. The seating area would be shielded from Winchester Boulevard with acoustical glass shielding. As no details for rooftop mechanical equipment have been provided, all mechanical equipment is conditioned to comply with the applicable standards of the Municipal Code in this Special Use Permit. No mechanical equipment may exceed the maximum noise level of 55 decibels adjacent to the residential property lines without the issuance of a Special Use Permit. As the subject site is located within 500 feet of a residence, no construction would occur outside of the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. No construction would occur on weekends.

6. City Council Policy 6-30: Public Outreach Policy for Pending Land Use Development Proposals
Staff followed Council Policy 6-30: Public Outreach Policy. A Community Meeting was held on August 10, 2020. Concerns raised at the community meeting included the suitability of a hotel at the site, proximity to residential areas, insufficient parking, the NVF:VMT:JMD
8/16/2021
10 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
number of hotel staff (10), the height of the building, and traffic. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. An on-site sign was also posted on the project frontage. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public. No public comments were received.

7. Commercial Design Guidelines
The project was formally submitted in September 2019. The Citywide Design Standards and Guidelines did not become effective until March 24, 2021. Therefore, the project is subject to the Commercial Design Guidelines, adopted May 1988. The guidelines address issues of neighborhood compatibility, project function and aesthetics. The guidelines seek to assure that new commercial development preserves or improves the positive character of the existing neighborhood. The following guidelines apply to the project:
• Site Design and Organization
o Buildings should generally be placed at their front setback lines in order to define and enliven the streets. Exceptions may occur in areas having an established pattern of wide setbacks from the street.
o Only active building elevations, never blank walls or loading areas, should face public streets.
o The site should be designed to accommodate all legitimate, anticipated circulation patterns, but those patterns should be defined by reduced areas of paving and well-placed landscape areas. Driveway cuts should be limited to one, occasionally two, per street.
o All building elevations facing public streets, whether such elevations function as the front, side, or rear of the building should be architecturally detailed to avoid the appearance of the “back of the building”; buildings should contribute a positive presence to the street scene.

Analysis: The building would be placed directly along the front setback of South Winchester Boulevard. The primary entrance would be located on the ground floor with direct access to the sidewalk along South Winchester Boulevard. The first-floor façade would be comprised of primarily clear untinted glass, providing views into the active lobby space. The entire façade of the building would be well articulated with visual breaks and changes in depth on all sides of the building. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. The approximately 0.69-gross acre site is large enough to accommodate the approximately 107,079-square foot hotel, service facilities, parking, and landscape areas. The building would front NVF:VMT:JMD
8/16/2021
11 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

South Winchester Boulevard, with the primary building entrance and lobby area directly accessible from the newly constructed 20-foot-wide sidewalk.

The project would include 37 bicycle parking spaces to allow access for bicyclists as well. All vehicle parking would be located in a subterranean garage.
• Structures
o Transitions between existing and new buildings should be gradual. The height and mass of new projects should not create abrupt changes from those of existing buildings.
o Monotony of building design should be avoided. Variation in wall plane, roof line, detailing, materials, and siting may be used to prevent a monotonous appearance in buildings.
o Materials and colors should be varied where appropriate to provide architectural interest.
o Loading areas, access and circulation driveways, trash, and storage areas and rooftop equipment should be located as far as possible from adjacent residences and should never be located next to residential properties without fully mitigating their negative effects.

Analysis: The rear of the building would be set back 20 feet from the residential area to the east. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences. Blank walls would be mitigated with variations in color and materials as well as the addition of landscaping to the perimeter of the site. Materials would be varied, including natural wood paneling, architectural glazing, white sand stucco, and exposed gray concrete. All loading and trash facilities would be located in an enclosed loading and service area located at the southern end of the building along South Winchester Boulevard.
• Landscaping
o All areas not covered by structures, service yards, walkways, driveways, and parking spaces should be landscaped.
o The perimeter of the site should be landscaped to provide parking lot screening, a buffer for adjacent uses, and an attractive view from the street. o A mixed planting of trees, shrubs, and groundcover in the area between buildings and the sidewalk should be included
Analysis: The project includes a detailed landscaping plan. Nine existing trees would be preserved on-site. An additional 46 new trees would be planted on site. Street trees would be planted along the project frontage along NVF:VMT:JMD
8/16/2021
12 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Winchester Boulevard and trees would be planted along the perimeter of the site to further soften the transition between the existing residences and the hotel.

8. Environmental Review.

The City of San José, as the lead agency for the project prepared an Initial Study/Mitigated Declaration (IS/MND) in compliance with CEQA. The 1212-1224 South Winchester Boulevard Hotel Project IS/MND was circulated for public review and comment for twenty days from May 26, 2021 through June 15, 2021. Comments were received from public agencies and private parties, including neighbors. Comments received concerned the following: The traffic impact of the hotel, inadequate parking and on-site circulation for the hotel operations, noise and vibration impacts to neighboring properties, health effects from project construction, including construction pollutants, trash removal, shade and shadow impact on neighborhood, dust control measures, hotel operations, availability of technical reports, and privacy from taller development.

The Initial Study concluded that the project would not result in any significant and unavoidable environmental impacts with implementation of identified mitigation measures. The MND includes impacts related to Air Quality, Biological Resources, Hazards and Hazardous Materials, and Noise. The project includes a Mitigation Monitoring and Reporting Program, and incorporates standard conditions and best management practices for construction activities to lessen the identified impacts to a less than significant level. Therefore, an EIR is not required, and an Initial Study/Mitigated Negative Declaration is the appropriate level of CEQA clearance for the project.

The entire IS/MND, Reponses to Comments, and other related environmental documents are available on the Planning web site at: https://www.sanjoseca.gov/yourgovernment/departments-offices/planning-building-code-enforcement/planningdivision/environmental-planning/environmental-review/negative-declaration-initialstudies/1212-1224-south-winchester-boulevard-hotel-project

9. Site Development Permit Findings. Section 20.100.630 of the San José Municipal Code specifies the required findings for the approval of a Site Development Permit. a. The Site Development Permit, as approved, is consistent with and will further the policies of the General Plan and applicable specific plans and area development policies.

Analysis: As previously discussed, the construction of the hotel would be consistent with the General Plan and Winchester Boulevard Urban Village Land Use Designation of Neighborhood Community Commercial. The project is consistent with General Plan Policies related to fiscal sustainability, land use and employment, and community design. Additionally, the project is consistent with the Winchester Boulevard Urban Village Plan policies for the creation of a vibrant commercial NVF:VMT:JMD
8/16/2021
13 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
corridor, land use compatibility, and urban design. The project would also provide employment to approximately ten employees.
b. The Site Development Permit, as approved, conforms with the zoning code and all other provisions of the San José Municipal Code applicable to the project.

Analysis: As discussed in the Zoning Section above, a hotel is a permitted use within the CP Commercial Pedestrian Zoning District. The project would conform with all applicable height and setback requirements of the CP Zoning District. The project would also meet all parking requirements for vehicle, bicycle parking, and motorcycle parking. As discussed above, the project’s operational noise would not exceed the 55-decibel threshold at the residential property line. The project would also mitigate the removal of the trees on site with the planting of 46 trees. c. The Site Development Permit, as approved, is consistent with applicable City Council Policies or counterbalancing considerations justify the inconsistency.

Analysis: Staff followed Council Policy 6-30: Public Outreach Policy. A Community Meeting was held on August 10, 2020. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. An on-site sign was also posted on the project frontage. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public.
d. The interrelationship between the orientation, location, and elevations of proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious.

Analysis: There are no other uses that would be on the site other than the hotel and ancillary uses (hotel office, bar, lounge area, etc.). The hotel building is oriented towards the street with the primary pedestrian and vehicle entries along South Winchester Boulevard.
e. The orientation, location and elevation of the proposed buildings and structures and other uses on the site are compatible with and are aesthetically harmonious with adjacent development or the character of the neighborhood.

Analysis: The hotel would be located along South Winchester Boulevard, with single-family residences to the east and north, a single-story commercial use to the south, and a three-story commercial use to the west, across South Winchester Boulevard. The project applicant coordinated the design on all sides of the building ensuring that varied materials, windows, and facade treatments were utilized on each side of the hotel building. The number of windows is reduced in the upper floors at the rear of the building. The rear of the building would be set back 20 feet from the residential area to the east. Additionally, the building would incorporate a stepback at a height of 35 feet to reduce shadows and maintain the privacy of the adjacent residences.

NVF:VMT:JMD
8/16/2021
14 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
f. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative affect on adjacent property or properties.

Analysis: Based on review of the project by the various City departments, there are no non-CEQA related impacts anticipated for the project with regard to noise, vibration, dust, drainage, erosion, stormwater runoff, or odor. The project development is not anticipated to create odor or unusual noise as the majority of the activity occurs indoors and is not an odor-producing use. Noise and ground vibration related to construction and demolition are the only anticipated noise impacts and these are expected to be temporary (24 months). Best management construction practices would be implemented to reduce the noise impact on the neighborhood, including designating a
noise disturbance coordinator, limiting construction activity to Monday thru Friday 7:00 am to 7:00 pm, and prohibiting unnecessary idling of construction equipment and vehicles. Similarly, the project would also incorporate best management practices to address fugitive dust including damp street sweeping to prevent storm water pollution and minimize erosion during construction. This project would be required to comply with the City’s Post-Construction Urban Runoff Management Policy (Policy 6-29) which requires implementation of site design measures, source controls and numerically-sized Low Impact Development (LID) stormwater treatment measures to minimize stormwater pollutant discharges. Therefore, with respect to noise, vibration, dust, drainage, erosion, storm water runoff, and odor, the project will not have an unacceptable negative effect on adjacent property or properties.
g. Landscaping, irrigation systems, walls and fences, features to conceal outdoor activities, exterior heating, ventilating, plumbing, utility and trash facilities are sufficient to maintain or upgrade the appearance of the neighborhood.

Analysis: As shown on the approved plan set, the landscaping, irrigation systems, all walls and fences, exterior heating, ventilating, plumbing, utility, and trash facilities are sufficient to maintain and upgrade the appearance of the neighborhood. All mechanical equipment would be screened from view and would not be visible from the street or surrounding buildings. The project will provide street trees along the ground floor of the project. Additionally, the project will install landscaping along the perimeter of the property. The trash facilities will be located on the ground floor and shielded by a roll-up door designed to mimic residential garage doors. h. Traffic access, pedestrian access and parking are adequate.

Analysis: The overall project is adequately accessible by the surrounding street network. The site is accessible to vehicular and pedestrian traffic from South Winchester Boulevard. All parking would be located in a subterranean garage NVF:VMT:JMD
8/16/2021
15 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
accessible from South Winchester Boulevard. As previously discussed, the project would incorporate an approximately 49 percent parking reduction, which would be supported by the implementation of a TDM Plan. The site is also served by VTA Bus Route 60, with the nearest stop located approximately 310 feet to the south of the site.

10.Special Use Permit Findings. Section 20.100.820 of the San José Municipal Code specifies the required findings for the approval of a Special Use Permit. a. The special use permit, as approved, is consistent with and will further the policies of the General Plan and applicable specific plans and area development policies; and
Analysis: The alternative parking arrangement (vehicle stackers) is consistent with the General Plan land use designation of Neighborhood Community Commercial as it would be incidental to the hotel use. The parking arrangement would be consistent with General Plan Policy CD-3.5 which encourages shared and alternative parking arrangements as well as reductions in vehicle parking.
b. The special use permit, as approved, conforms with the zoning code and all other provisions of the San José Municipal Code applicable to the project; and Analysis: As discussed above, the project includes all required vehicle parking with a 49 percent parking reduction and includes all required bicycle parking. The project implements TDM measures to support the alternative parking arrangement and parking reduction.
c. The special use permit, as approved, is consistent with applicable city council policies, or counterbalancing considerations justify the inconsistency; and Analysis: There are no applicable City Council policies other than those discussed above.
d. The proposed use at the location requested will not:
i. Adversely affect the peace, health, safety, morals or welfare of persons residing or working in the surrounding area; or
ii. Impair the utility or value of property of other persons located in the vicinity of the site; or
iii. Be detrimental to public health, safety, or general welfare; and Analysis: The hotel project, including the alternative parking arrangement, would not impact the peace, health, safety, morals or welfare of persons residing or working in the surrounding area as the hotel would provide a necessary service to visitors and businesses in the surrounding area. The hotel use is not expected to generate excessive noise as all parking activity would occur in a subterranean garage with the entrance at the project frontage along South Winchester NVF:VMT:JMD
8/16/2021
16 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Boulevard. The project would not impair the utility or value of property of other persons located in the vicinity of the site; or be detrimental to public health, safety or general welfare. The project would redevelop the existing site with a new development. The project is consistent with the requirements of the Zoning Ordinance in terms of parking, height, setbacks, and use. e. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in this title, or as is otherwise required in order to integrate the use with existing and planned uses in the surrounding area; and
Analysis: As discussed above, the project site is adequate in size and shape to accommodate the development features in order to integrate the hotel use with the surrounding area as well as the planned uses and building forms as envisioned in the South Winchester Urban Village Plan.
f. The proposed site is adequately served:
i. By highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate; or by other forms of transit adequate to carry the kind and quantity of individuals such use would generate; and
ii. By other public or private service facilities as are required.

Analysis: The overall project is adequately accessible by the surrounding street network. The site is accessible to vehicular and pedestrian traffic from South Winchester Boulevard. The site is also served by VTA Bus Route 60, with the nearest stop located approximately 310 feet to the south of the site. The site is served by all necessary public and private utilities.
g. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative affect on adjacent property or properties.

Analysis: Demolition of the existing commercial structures and the construction of the hotel project would not have an unacceptable negative affect on adjacent property or properties as it complies with the General Plan, Zoning Ordinance, and Urban Village use, standards and policies. The project was evaluated per adopted stormwater requirements and has been found in compliance by providing onsite stormwater treatment measures as prescribed by the Department of Public Works. Additionally, the hotel development is not anticipated to create odor or unusual noise as the majority of the activity occurs indoors and the hotel use is not an odor producing use. Noise and ground vibration related to construction and demolition are the only anticipated noise impacts and these would be temporary for the duration of construction (approximately 24 months). Construction would not NVF:VMT:JMD
8/16/2021
17 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
be allowed during the hours of 7:00 pm to 7:00 am Monday through Friday. No construction would be allowed on weekends.

Best management construction practices would be implemented to reduce noise, fugitive dust, and erosion and storm water runoff. With the implementation of the identified mitigation measures and standard permit conditions, the project’s impacts would be less than significant.

Based on review of the project by the various City departments, there are no nonCEQA related impacts anticipated for the project with regard to noise, vibration, dust, drainage, erosion, stormwater runoff, or odor having an unacceptable negative effect on adjacent property or properties.

11. Alternative Parking Arrangement Findings. In addition to any other findings required for a Special Use Permit, the City Council may approve such off-street parking facilities arrangements only upon making the following findings:
a. The number of off-street parking spaces provided in such parking facilities adequately meets the parking requirements of the individual buildings and uses as specified in this Chapter 20.90 of this title;
Analysis: As discussed in the parking section above, project would provide 66 required vehicle parking spaces with the implementation of a TDM Plan to allow for an approximately 49 percent parking reduction. The 66 vehicle parking spaces would be provided in the form of vehicle stackers located in the subterranean garage of the hotel building.
b. It is reasonably certain that the parking facility shall continue to be provided and maintained at the same location for the service of the building or use for which such facility is required, during the life of the building or use; and Analysis: The garage would be accessible only to guests, employees, and authorized vehicles. The vehicle stackers would be operated by the valet attendant, who would be responsible for parking and retrieving cars located in the subterranean garage.
c. The parking facility is reasonably convenient and accessible to the buildings or uses to be served.

Analysis: The garage would be located in the basement level of the building and would be immediately accessible from both the interior and exterior of the building.

12.Parking Reduction Findings. To make the findings for a Reduction in the Required Off-Street Parking Spaces pursuant to San José Municipal Code Section 20.90.220, the City Council must determine that:
a. The structure or use is located within two thousand (2,000) feet of a proposed or an existing rail station or bus rapid transit station, or an area designated as a Neighborhood Business District, or as an Urban Village, or as an area subject to an NVF:VMT:JMD
8/16/2021
18 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
area development policy in the City’s General Plan or the use is listed in Section

20.90.220G; and
b. The structure or use provides bicycle parking spaces in conformance with the requirements of Table 20-90.
c. For any reduction in the required off-street parking spaces that is more than twenty percent, the project shall be required to implement a Transportation Demand Management (TDM) program that contains but is not limited to one of the following measures:
i. Implement a carpool/vanpool or car-share program, e.g., carpool ridematching for employees, assistance with vanpool formation, provision of vanpool or car-share vehicles, etc., and assign carpool, vanpool and carshare parking at the most desirable on-site locations at the ratio set forth in the development permit or development exception considering type of use; or
ii. Develop a transit use incentive program for employees and tenants, such as on-site distribution of passes or subsidized transit passes for local transit system (participation in the regionwide Clipper Card or VTA SmartPass system will satisfy this requirement).
d. In addition to the requirements of Section 20.90.220 A, for any reduction in the required off-street parking spaces that is more than twenty percent, the project shall be required to implement a TDM program that contains but is not limited to at least two of the following measures in Section 20.90.200 A.1.d.

Analysis: The project requires 129 vehicle parking spaces. Pursuant to Section

20.90.220 of the Zoning Code, a parking reduction of up to 50 percent of the coderequired parking spaces may be permitted for sites within a Growth Area with the implementation of a TDM Plan. The site is located within the Winchester Boulevard Urban Village. The project would provide 66 vehicle parking spaces with the implementation of a TDM Plan to allow for an approximately 49 percent parking reduction. A TDM Plan, dated January 27, 2021, was prepared by Hexagon Transportation Consultants, Inc, which for the project to achieve the approximately 49 percent parking reduction. In addition to providing the required bicycle parking spaces, showers, and lockers, the project would also implement additional TDM measures. The project would be required to provide on-site bicycles for guest use, guest shuttle services, on-site access to car-share vehicles for hotel employees and guests, on-site paid parking, free annual VTA Smart Passes for employees, financial incentives for employees who bike or walk to work, and an on-site TDM coordinator and services.

13.Tree Removal Permit Findings. In order to make the Tree Removal findings pursuant to Section 13.32.100 of the San José Municipal Code the City Council must determine that:

NVF:VMT:JMD
8/16/2021
19 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
a. That the condition of the tree with respect to disease, danger of falling, proximity to an existing or proposed structure, and/or interference with utility services, is such that preservation of the public health or safety requires its removal. b. That the location of the tree with respect to a proposed improvement unreasonably restricts the economic development of the parcel in question; or Analysis: The project includes the removal of four ordinance-size and five nonordinance-size trees. The trees to be removed are located within the proposed building footprint. Nine existing trees would be preserved. The trees to be removed include Mexican Fan Palm (2), Avocado (2), Cypress (2), Camphor (1), Locust (1), and Privet (1) The removal of all nine trees on-site requires the replacement of 32 trees (24-inch box trees) on site. Based on the approved plan set, 48 24-inch box trees would be planted on-site. The trees to be planted include a mix of Italian Oak, Western Redbud, Ginko, Japanese Maple, Crepe Myrtle, Strawberry Trees, Laurel, and California Fan Palms.

14.Demolition Permit Findings. Chapter 20.80 of the San José Municipal Code establishes evaluation criteria for the issuance of a permit to allow demolition. a. The failure to approve the permit would result in the creation or continued existence of a nuisance, blight or dangerous condition;
b. The failure to approve the permit would jeopardize public health, safety or welfare; c. The approval of the permit should facilitate a project that is compatible with the surrounding neighborhood;
d. The approval of the permit should maintain the supply of existing housing stock in the City of San José;
e. Both inventoried and non-inventoried buildings, sites and districts of historical significance should be preserved to the maximum extent feasible; f. Rehabilitation or reuse of the existing building would not be feasible; and g. The demolition, removal or relocation of the building without an approved replacement building should not have an adverse impact on the surrounding neighborhood.

Analysis: The approval of the demolition permit would not result in the creation or continued existence of a nuisance, blight or dangerous condition. The failure to approve the permit would not jeopardize public health, safety or welfare. The demolition permit would facilitate a project that is compatible with the surrounding neighborhood. The project includes the demolition of two existing single-story commercial buildings and associated sheds and parking areas for the construction of an approximately 107,079-square foot, six-story, 119-room hotel. The project is located in a commercial land use designation and is developed at a scale that does not preclude nearby residential developments and therefore would not affect the NVF:VMT:JMD
8/16/2021
20 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

City’s overall housing stock. While the project includes the construction of a hotel, the associated rezoning of the site from R-1-8 to CP would result in an increase of residential capacity by 71 residential units. The CP Commercial Pedestrian Zoning District allows for a greater residential density through affordable mixed-use residential/commercial projects, residential care facilities, hotel supportive housing, and live/work uses. As discussed above, the demolition of the buildings would facilitate the construction of a project that is compatible with the surrounding neighborhood and is consistent with the General Plan, Winchester Urban Village Plan, and Zoning Code. The Initial Study/Mitigated Negative Declaration evaluated all structures on-site for potential historical significance. The project would not allow the demolition of any buildings or sites of historical significance. The project site consists of two existing structures (the structure at 1212 South Winchester Boulevard was built in 1948 and the structure at 1224 South Winchester Boulevard was built in 1940). Neither of the two structures are listed in the City’s Historic Inventory of City Landmarks and the City’s Historic Preservation Officer determined that a full historic report is not required for the project site. The nearest City Landmark is the Winchester Mystery House, which is approximately one mile north.

The rehabilitation of the existing single-story commercial buildings would not be feasible as the two buildings could not facilitate the development of a commercial use at the scale or intensity of development appropriate for a project in the Winchester Boulevard Urban Village Plan. The demolition of any existing buildings on-site would not be approved until the issuance of a grading permit or the submittal of a complete Building Permit Application as conditioned in the Special Use Permit for the subject site.

In accordance with the findings set forth above, a Site Development Permit and Special Use Permit to use the subject property for said purpose specified above and subject to each and all of the conditions hereinafter set forth is hereby granted. This City Council expressly declares that it would not have granted this Permit except upon and subject to each and all of said conditions, each and all of which conditions shall run with the land and be binding upon the owner and all subsequent owners of the subject property, and all persons who use the subject property for the use conditionally permitted hereby.

APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:

1. Acceptance of Permit. Per Section 20.100.290(B), should the permittee fail to file a timely and valid appeal of this Site Development Permit and Special Use Permit (collectively “Permit”) within the applicable appeal period, such inaction by the permittee shall be deemed to constitute all of the following on behalf of the permittee:
a. Acceptance of the Permit by the permittee; and
b. Agreement by the permittee to be bound by, to comply with, and to do all things required of or by the permittee pursuant to all of the terms, provisions, and NVF:VMT:JMD
8/16/2021
21 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
conditions of this Permit or other approval and the provisions of Title 20 of the San José Municipal Code applicable to such Permit.

2. Permit Expiration. This Permit shall automatically expire four (4) years from and after the date of issuance hereof by the City Council, if within such time period, a Building Permit (for foundation or vertical construction) has not been obtained or, if no Building Permit is required, the use has not commenced, pursuant to and in accordance with the provisions of this Permit. The date of issuance is the date this Permit is approved by the City Council. However, the Director of Planning, Building and Code Enforcement may approve a Permit Adjustment/Amendment to extend the validity of this Permit in accordance with Title 20. The Permit Adjustment/Amendment must be approved prior to the expiration of this permit.

3. Building Permit/Certificate of Occupancy. Procurement of a Building Permit and/or Certificate of Occupancy from the Building Official for the structures described or contemplated under this Permit shall be deemed acceptance of all conditions specified in this Permit and the Permittee's agreement to fully comply with all of said conditions. No change in the character of occupancy or change to a different group of occupancies as described by the Building Code shall be made without first obtaining a Certificate of Occupancy from the Building Official, as required under San José Municipal Code Section 24.02.610, and any such change in occupancy must comply with all other applicable local and state laws.

4. Use Authorization. Subject to all conditions herein, this Permit allows the demolition of two single-family residences and the removal of nine trees (four ordinance-size, five non-ordinance-size) for the construction of an approximately 107,079-square foot, sixstory, 119-room hotel with an approximately 49 percent parking reduction and an alternative parking arrangement on an approximately 0.69-gross acre site.

5. Conformance to Plans. The development of the site and all associated development and improvements shall conform to the approved Special Use Permit plans entitled, “Winchester Hotel” dated September 29, 2021, on file with the Department of Planning, Building and Code Enforcement, as may be amended and approved by the Director of Planning, Building, and Code Enforcement, and to the San José Building Code (San José Municipal Code, Title 24). The plans are referred to herein as the “approved plans” or the “Approved Plan Set”.

6. Operations Management Plans. The project is bound to Exhibit F: Operations Plan attached to the Staff Report, labeled “Operations Plan 1212-1224 S. Winchester Blvd Hotel” dated September 27th, 2021.

7. Implementation of a Transportation Demand Management (TDM) Plan. The project is required to implement the TDM Measures included in the TDM Plan prepared by Hexagon Transportation Consultants, Inc, dated January 27, 2021, as amended, for the life of the project.
a. Bicycle parking
NVF:VMT:JMD
8/16/2021
22 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
b. On-site bicycles for guest use
c. Guest shuttle services
d. On-site access to car share vehicles for hotel employees and guests e. On-site paid parking
f. Free annual VTA Smart Pass for employees
g. Financial incentives for employees who bike or walk to work h. On-site TDM coordinator and services.

8. Lot Line Adjustment Required. Prior to the issuance of a building permit, the permittee shall secure approval of a Lot Line Adjustment merging two lots into one lot and shall provide proof of recordation of the approved Lot Line Adjustment to the Planning Division.

9. Affordable Housing Financing Plans.  The San José City Council (“City”) approved the Envision San José General Plan 2040 (“General Plan”) in 2011.  The General Plan provides the framework for development located in San José.

The City has adopted a Commercial Linkage Fee Ordinance (San José Municipal Code Chapter 5.10) and Resolution, which may apply to this project. The City is also in the process of developing financing plans to help fund affordable housing and related amenities and services.  Other financing plans may include the creation of a (i) Community Facilities District(s); (ii) Enhanced Infrastructure Financing District(s); (iii) Property Based Improvement District(s); (iv) Mitigation Impact Fee program(s); and/or (v) other financing mechanisms or combination thereof.  For example, the City Council has directed City staff to complete studies and make recommendations related to commercial impact fees to help fund affordable housing.  These efforts are on-going and there will continue to be other similar efforts to study various funding mechanisms for affordable housing.    By accepting this Permit including the conditions of approval set forth in this Permit, permittee acknowledges it has read and understands all of the above.  Permittee further agrees that prior to the issuance of any building permit, the project shall be subject to, fully participate in, and pay any and all charges, fees, assessments, or taxes included in any City Council approved financing plans related to affordable housing, as may be amended, which may include one or more of the financing mechanisms identified above.

10.Sewage Treatment Demand. Pursuant to Chapter 15.12 of Title 15 of the San José Municipal Code, acceptance of this Permit by permittee shall constitute acknowledgement of receipt of notice by permittee that (1) no vested right to a Building Permit shall accrue as the result of the granting of this Permit when and if the City Manager makes a determination that the cumulative sewage treatment demand of the San José-Santa Clara Regional Wastewater Facility represented by approved land uses in the area served by said Facility will cause the total sewage treatment demand to meet NVF:VMT:JMD
8/16/2021
23 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
or exceed the capacity of San José-Santa Clara Regional Wastewater Facility to treat such sewage adequately and within the discharge standards imposed on the City by the State of California Regional Water Quality Control Board for the San Francisco Bay Region; (2) substantive conditions designed to decrease sanitary sewage associated with any land use approval may be imposed by the approval authority; (3) issuance of a Building Permit to implement this Permit may be suspended, conditioned or denied where the City Manager is necessary to remain within the aggregate operational capacity of the sanitary sewer system available to the City of San José or to meet the discharge standards of the sanitary sewer system imposed on the City by the State of California Regional Water Quality Control Board for the San Francisco Bay Region.

11.Presentation of Permit. During removal of any ordinance-size tree pursuant to this Permit, the permittee shall maintain the validated Permit on the site and present it immediately upon request by the Director of Planning, Building and Code Enforcement, Police Officers or their designee.

12.Nuisance. This use shall be operated in a manner which does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of San José.

13.Conformance with Municipal Code. No part of this approval shall be construed to permit a violation of any part of the San José Municipal Code.

14.Required Vehicular, Motorcycle, and Bicycle Parking. This project shall conform to the vehicular, motorcycle, and bicycle parking requirements of the Zoning Ordinance, as amended. Any changes to the required vehicular, motorcycle, or bicycle parking requires the issuance of a Permit Adjustment or Amendment to the satisfaction of the Director of Planning, Building, and Code Enforcement.

15.Alternate Parking Arrangement Permitted. This Permit shall allow the consideration of an alternative parking arrangement to facilitate the provision of sufficient parking. Compliance with Local, State, and Federal Laws. The subject use shall be conducted in full compliance with all local, and, state, and federal laws.

16.Discretionary Review. The City maintains the right of discretionary review of requests to alter or amend structures, conditions, or restrictions of this Permit incorporated by reference in accordance with Chapter 20.100 of the San José Municipal Code.

17.Window Glazing. Unless otherwise indicated on the Approved Plan, all windows shall consist of a transparent glass.

18.Refuse. All trash and refuse storage areas shall be effectively screened from view and covered and maintained in an orderly state to prevent water from entering into the trash or refuse container(s). Trash areas shall be maintained in a manner to discourage illegal dumping.

NVF:VMT:JMD
8/16/2021
24 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

19.Outdoor Storage. No outdoor storage is allowed or permitted unless designated on the Approved Plan Set.

20.Utilities. All new on-site telephone, electrical, and other service facilities shall be placed underground.

21.Mechanical Equipment. The location and type of mechanical equipment shall be shown on the Approved Plans and shall be screened from view. Changes to the mechanical equipment requires the issuance of a Permit Adjustment or Amendment to the satisfaction of the Director of Planning.

22.Cleaning and Maintenance. Cleaning and maintenance for outdoor areas utilizing mechanical blowers, vacuums or other noise generating equipment shall not be used between the hours of 10:00 p.m. and 7:00 a.m.

23.Anti-Graffiti. All graffiti shall be removed from buildings and wall surfaces, including job sites for projects under construction, within 48 hours of defacement.

24.Anti-Litter. The site and surrounding area shall be maintained free of litter, refuse, and debris. Cleaning shall include keeping all publicly-used areas free of litter, trash, cigarette butts, and garbage.

25.Sign Approval. No signs are approved at this time. All signs shall be subject to review and approval by the Director of Planning, Building and Code Enforcement through a subsequent Permit Adjustment.

26.Property Maintenance. The property shall be maintained in good visual and functional condition. This shall include, but not be limited to, all exterior elements of the buildings such as paint, roof, paving, signs, lighting, and landscaping.

27.Outdoor Lighting. All new on-site, exterior, unroofed lighting shall conform to the City’s Outdoor Lighting Policy and shall use fully cut-off and fully shielded, lowpressure sodium fixtures unless otherwise approved with this project. Lighting shall be designed, controlled and maintained so that no light source is visible from outside of the property

28.Landscaping. Planting and irrigation shall be provided, as indicated, on the Approved Plan Set. Landscaped areas shall be maintained and watered, and all dead plant material shall be removed and replaced by the property owner. Irrigation shall be installed in accordance with Part 3 of Chapter 15.11 of Title 15 of the San José Municipal Code, Water Efficient Landscape Standards for New and Rehabilitated Landscaping.

29.No Generators Approved. This Permit does not include the approval of any standby/backup electrical power generation facility. Any future stand-by/backup generators shall secure appropriate permits and shall conform to the regulations of Title 20 of the Municipal Code.

NVF:VMT:JMD
8/16/2021
25 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

30.No Extended Construction Hours. This Permit does not allow any construction activity on a site located within 500 feet of a residential unit before 7:00 a.m. or after 7:00 p.m., Monday through Friday, or at any time on weekends.

31.Loading Activities. All loading and delivery activities shall be limited to the hours of 6:00 a.m. to 9:00 p.m.

32.Building and Property Maintenance. The permittee shall maintain the property in good visual and functional condition. This shall include, but not be limited to all exterior elements of the building such as paint, roof, paving, signs, lighting and landscaping.

33.Street Number Visibility. Street numbers of the buildings shall be easily visible from the street at all times, day and night.

34.Green Building Requirements. This development is subject to the City’s Green Building Ordinance for Private Sector New Construction as set for in Municipal Code Section 17.84. Prior to the issuance of any shell permits, or complete building permits, for the construction of buildings approved through the scope of this Permit, the Permittee shall pay a Green Building Refundable Deposit. In order to receive a refund of the deposit, the project must achieve the minimum requirements as set forth in Municipal Code Section 17.84. The request for the refund of the Green Building Deposit together with evidence demonstrating the achievement of the green building standards indicated in Municipal Code Section 17.84 shall be submitted within a year after the building permit expires or becomes final, unless a request for an extension is submitted to the Director of Planning, Building, and Code Enforcement in accordance with Section 17.84.305D of the Municipal Code.

35.Demolition Permit. A demolition permit may be issued for the demolition of the two existing single-family residences only upon the submittal of a complete Public Works Grading Permit application or the submittal of a complete Building Permit application for new construction.

36. Valley Water Referral. Prior to the issuance of grading permits, this project is required to reach out to Valley Water to confirm that there are no existing wells on the project site. To avoid impacts to groundwater quality, any wells found on-site that will not be used must be properly destroyed in accordance with Ordinance 90-1, which requires issuance of a well destruction permit or registered with Valley Water and protected during construction. Property owners or their representatives should call the Wells and Water Measurement Unit at (408) 630-2660 for more information regarding well permits and registration for the destruction of wells.

37.Conformance to Mitigation Monitoring and Reporting Program. This project shall conform to all applicable requirements of the Mitigation Monitoring and Reporting Program (MMRP) approved for this development by City Council Resolution No._____ NVF:VMT:JMD
8/16/2021
26 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

38.Standard Environmental Conditions. Conformance to MMRP. This project shall conform to all applicable requirements of the Mitigation Monitoring and Reporting Program approved for this development.
a. Air Quality
The following measures shall be implemented during all phases of construction to control dust and exhaust at the project site:
i. Water active construction areas at least twice daily or as often as needed to control dust emissions.
ii. Cover trucks hauling soil, sand, and other loose materials and/or ensure that all trucks hauling such materials maintain at least two feet of freeboard. iii. Remove visible mud or dirt track-out onto adjacent public roads using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
iv. Enclose, cover, water twice daily or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.).
v. Pave new or improved roadways, driveways, and sidewalks as soon as possible.
vi. Lay building pads as soon as possible after grading unless seeding or soil binders are used.
vii. Replant vegetation in disturbed areas as quickly as possible. viii. Install sandbags or other erosion control measures to prevent silt runoff to public roadways.
ix. Minimize idling times either by shutting off equipment when not in use, or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Provide clear signage for construction workers at all access points.
x. Maintain and property tune construction equipment in accordance with manufacturer’s specifications. Check all equipment by a certified mechanic and record a determination of running in proper condition prior to operation. xi. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints.
b. Biological Resources
i. Santa Clara Valley Habitat Plan. The project is subject to applicable SCVHP conditions and fees (including the nitrogen deposition fee) prior to issuance of any grading permits. The project applicant would be required to submit the Santa Clara Valley Habitat Plan Coverage Screening Form to the Director of NVF:VMT:JMD
8/16/2021
27 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Planning, Building and Code Enforcement (PBCE) or the Director's designee for approval and payment of the nitrogen deposition fee prior to the issuance of a grading permit. The Habitat Plan and supporting materials can be viewed at www.scv-habitatagency.org.
ii. Tree Replacement. The removed trees would be replaced according to tree replacement ratios required by the City, as shown below.

Table 4.4-2: Tree Replacement Ratios
Circumference of Tree
to be Removed
Type of Tree to be Removed Minimum Size of Each
Replacement Tree
Native Non-Native Orchard
38 inches or more 5:1 4:1 3:1 15-gallon
19 up to 38 inches 3:1 2:1 none 15-gallon
Less than 19 inches 1:1 1:1 none 15-gallon
x:x = tree replacement to tree loss ratio
Note: Trees greater than or equal to 38-inch circumference shall not be removed unless a Tree Removal Permit, or equivalent, has been approved for the removal of such trees. For Multi-Family residential, Commercial and Industrial properties, a permit is required for removal of trees of any size.

A 38-inch tree equals 12.1 inches in diameter.

A 24-inch box tree = two 15-gallon trees
Single Family and Two-dwelling properties may be mitigated at a 1:1 ratio.

Since nine trees onsite would be removed, four trees would be replaced at a 5:1 ratio, one tree would be replaced at a 4:1 ratio, two trees would be replaced at a 3:1 ratio, and the remaining two trees would be replaced at a 2:1 ratio. As mentioned previously, there are four native trees on-site. The total number of replacement trees required to be planted would be ## trees. The species of trees to be planted would be determined in consultation with the City Arborist and the Department of Planning, Building and Code Enforcement.

In the event the project site does not have sufficient area to accommodate the required tree mitigation, one or more of the following measures will be implemented, to the satisfaction of the Director of Planning, Building and Code Enforcement, at the development permit stage:

The size of a 15-gallon replacement tree may be increased to 24-inch box and count as two replacement trees to be planted on the project site, at the development permit stage.

Pay Off-Site Tree Replacement Fee(s) to the City, prior to the issuance of Public Works grading permit(s), in accordance to the City Council approved Fee Resolution. The City will use the off-site tree replacement fee(s) to plant trees at alternative sites.
c. Cultural Resources
NVF:VMT:JMD
8/16/2021
28 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
i. Subsurface Cultural Resources. If prehistoric or historic resources are encountered during excavation and/or grading of the site, all activity within a 50-foot radius of the find shall be stopped, the Director of Planning, Building and Code Enforcement (PBCE) or the Director's designee and the City’s Historic Preservation Officer shall be notified, and a qualified archaeologist in consultation with a Native American representative registered with the Native American Heritage Commissions for the City of San José and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3 shall examine the find. The archaeologist shall 1) evaluate the find(s) to determine if they meet the definition of a historical or archaeological resource; and (2) make appropriate recommendations regarding the disposition of such finds prior to issuance of building permits.

Recommendations could include collection, recordation, and analysis of any significant cultural materials. A report of findings documenting any data recovery shall be submitted to Director of PBCE or the Director's designee and the City’s Historic Preservation Officer and the Northwest Information Center (if applicable). Project personnel shall not collect or move any cultural materials.
ii. Human Remains. If any human remains are found during any field investigations, grading, or other construction activities, all provisions of California Health and Safety Code Sections 7054 and 7050.5 and Public Resources Code Sections 5097.9 through 5097.99, as amended per Assembly Bill 2641, shall be followed. If human remains are discovered during construction, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains. The project applicant shall immediately notify the Director of Planning, Building and Code Enforcement (PBCE) or the Director's designee and the qualified archaeologist, who shall then notify the Santa Clara County Coroner. The Coroner will make a determination as to whether the remains are Native American. If the remains are believed to be Native American, the Coroner will contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC will then designate a Most Likely Descendant (MLD). The MLD will inspect the remains and make a recommendation on the treatment of the remains and associated artifacts.

If one of the following conditions occurs, the landowner or his authorized representative shall work with the Coroner to reinter the Native American human remains and associated grave goods with appropriate dignity in a location not subject to further subsurface disturbance:
a) The NAHC is unable to identify a MLD or the MLD failed to make a recommendation within 48 hours after being given access to the site.

NVF:VMT:JMD
8/16/2021
29 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
b) The MLD identified fails to make a recommendation; or c) The landowner or his authorized representative rejects the recommendation of the MLD, and mediation by the NAHC fails to provide measures acceptable to the landowner.
d. Geology and Soils
i. To avoid or minimize potential damage from seismic shaking, the project shall be constructed using standard engineering and seismic safety design techniques. Building design and construction at the site shall be completed in conformance with the recommendations of an approved geotechnical investigation. The report shall be reviewed and approved by the City of San José Department of Public Works as part of the building permit review and issuance process. The buildings shall meet the requirements of applicable Building and Fire Codes as adopted or updated by the City. The project shall be designed to withstand soil hazards identified on the site and the project shall be designed to reduce the risk to life or property on site and off site to the extent feasible and in compliance with the Building Code.
ii. All excavation and grading work shall be scheduled in dry weather months or construction sites shall be weatherized.
iii. Stockpiles and excavated soils shall be covered with secured tarps or plastic sheeting.
iv. Ditches shall be installed to divert runoff around excavations and graded areas if necessary.
v. The project shall be constructed in accordance with the standard engineering practices in the California Building Code, as adopted by the City of San José. A grading permit from the San José Department of Public Works shall be obtained prior to the issuance of a Public Works clearance. These standard practices would ensure that the future building on the site is designed to properly account for soils-related hazards on the site.
vi. Paleontological Resources. If vertebrate fossils are discovered during construction, all work on the site shall stop immediately, Director of Planning or Director’s designee of the Department of Planning, Building and Code Enforcement (PBCE) shall be notified, and a qualified professional paleontologist shall assess the nature and importance of the find and recommend appropriate treatment. Treatment may include, but is not limited to, preparation and recovery of fossil materials so that they can be housed in an appropriate museum or university collection and may also include preparation of a report for publication describing the finds. The NVF:VMT:JMD
8/16/2021
30 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
project applicant shall be responsible for implementing the recommendations of the qualified paleontologist. A report of all findings shall be submitted to the Director of Planning or Director’s designee of the PBCE.
e. Hazards and Hazardous Materials
i. Asbestos and Lead-Based Paint.

In conformance with State and local laws, a visual inspection/pre-demolition survey, and possible sampling, shall be conducted prior to the demolition of on-site building(s) to determine the presence of asbestos-containing materials (ACMs) and/or lead-based paint (LBP).

During demolition activities, all building materials containing lead-based paint shall be removed in accordance with Cal/OSHA Lead in Title 8, California Code of Regulations (CCR), Section 1532.1, including employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the type of lead being disposed.

All potentially friable asbestos containing materials (ACMs) shall be removed in accordance with National Emission Standards for Air Pollution (NESHAP) guidelines prior to demolition or renovation activities that may disturb ACMs. All demolition activities shall be undertaken in accordance with Cal/OSHA standards contained in Title 8, CCR, Section 1529, to protect workers from asbestos exposure.

A registered asbestos abatement contractor shall be retained to remove and dispose of ACMs identified in the asbestos survey performed for the site in accordance with the standards stated above.

Materials containing more than one-percent asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations.

Removal of materials containing more than one-percent asbestos shall be completed in accordance with BAAQMD requirements and notifications.

Based on Cal/OSHA rules and regulations, the following conditions are required to limit impacts to construction workers.

1. Prior to commencement of demolition activities, a building survey, including sampling and testing, shall be completed to identify and quantify building materials containing lead-based paint.

2. During demolition activities, all building materials containing lead-based paint shall be removed in accordance with Cal/OSHA Lead in Construction Standard, Title 8, CCR, Section 1532.1, including employee training, employee air monitoring and dust control.

NVF:VMT:JMD
8/16/2021
31 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

3. Any debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the type of waste being disposed.
f. Hydrology and Water Quality
Construction-related water quality.
i. Burlap bags filled with drain rock shall be installed around storm drains to route sediment and other debris away from the drains.
ii. Earthmoving or other dust-producing activities shall be suspended during periods of high winds.
iii. All exposed or disturbed soil surfaces shall be watered at least twice daily to control dust as necessary.
iv. Stockpiles of soil or other materials that can be blown by the wind shall be watered or covered.
v. All trucks hauling soil, sand, and other loose materials shall be covered and all trucks shall maintain at least two feet of freeboard. vi. All paved access roads, parking areas, staging areas and residential streets adjacent to the construction sites shall be swept daily (with water sweepers).
vii. Vegetation in disturbed areas shall be replanted as quickly as possible. viii. All unpaved entrances to the site shall be filled with rock to remove mud from tires prior to entering City streets. A tire wash system shall be installed if requested by the City.
ix. The project applicant shall comply with the City of San José Grading Ordinance, including implementing erosion and dust control during site preparation and with the City of San José Zoning Ordinance requirements for keeping adjacent streets free of dirt and mud during construction. g. Noise
Construction-Related Noise. Noise minimization measures include, but are not limited to, the following:
i. Limit construction hours to between 7:00 a.m. and 7:00 p.m., Monday through Friday, unless permission is granted with a development permit or other planning approval. No construction activities are permitted on the weekends at sites within 500 feet of a residence.
ii. Construct solid plywood fences around ground level construction sites adjacent to operational businesses, residences, or other noise-sensitive land uses.

NVF:VMT:JMD
8/16/2021
32 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
iii. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment.
iv. Prohibit unnecessary idling of internal combustion engines. v. Locate stationary noise-generating equipment such as air compressors or portable power generators as far as possible from sensitive receptors.

Construct temporary noise barriers to screen stationary noise-generating equipment when located near adjoining sensitive land uses. vi. Utilize “quiet” air compressors and other stationary noise sources where technology exists.
vii. Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site. viii. Notify all adjacent business, residences, and other noise-sensitive land uses of the construction schedule, in writing, and provide a written schedule of “noisy” construction activities to the adjacent land uses and nearby residences.
ix. If complaints are received or excessive noise levels cannot be reduced using the measures above, erect a temporary noise control blanket barrier along surrounding building facades that face the construction sites. x. Designate a “disturbance coordinator” who shall be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
xi. Limit construction to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday for any on-site or off-site work within 500 feet of any residential unit.

Construction outside of these hours may be approved through a development permit based on a site-specific “construction noise mitigation plan” and a finding by the Director of Planning, Building and Code Enforcement that the construction noise mitigation plan is adequate to prevent noise disturbance of affected residential uses.

Interior Noise Standard for Residential Development. The permittee shall prepare final design plans that incorporate building design and acoustical treatments to ensure compliance with State Building Codes and City noise standards. A project-specific acoustical analysis shall be prepared to ensure that the design incorporates controls to reduce interior noise levels to 45 dBA DNL or lower within the residential unit. The project applicant shall conform with any NVF:VMT:JMD
8/16/2021
33 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
special building construction techniques requested by the City’s Building Department, which may include sound-rated windows and doors, sound-rated wall constructions, and acoustical caulking.

39.Bureau of Fire Department Clearance for Issuing Permits. Prior to the issuance of a Building Permit, the project must comply with the California Fire Code as adopted or updated by the city.

40.Building Division Clearance for Issuing Permits. Prior to the issuance of any Building permit, the following requirements shall be met to the satisfaction of the Chief Building Official:
a. Construction Plans. This Permit file number, CP18-027 shall be printed on all construction plans submitted to the Building Division.
b. Americans with Disabilities Act. The permittee shall provide appropriate access as required by the Americans with Disabilities Act (ADA). c. Emergency Address Card. The permittee shall file an Emergency Address Card, Form 200-14, with the City of San José Police Department. d. Construction Plan Conformance. A project construction plan conformance review by the Planning Division is required. Planning Division review for project conformance will begin with the initial plan check submittal to the Building Division.

Prior to any Building Permit issuance, Building Permit plans shall conform to the approved Planning development permits and applicable conditions.

41.Public Works Clearance. Prior to the approval of the Tract or Parcel Map (if applicable) by the Director of Public Works, or the issuance of Building Permits, whichever occurs first, the permittee will be required to have satisfied all of the following Public Works conditions. The permittee is strongly advised to apply for any necessary Public Works permits prior to applying for Building Permits. Standard review timelines and submittal instructions for Public Works Permits may be found at http://www.sanjoseca.gov/devresources.
a. Construction Agreement: The public improvements conditioned as part of this permit require the execution of a Construction Agreement that guarantees the completion of the public improvements to the satisfaction of the Director of Public Works. This agreement includes privately engineered plans, bonds, insurance, a completion deposit, and engineering and inspection fees. b. Transportation: With the inclusion of the following conditions, the subject project will be in conformance with both the City of San José Transportation Analysis Policy (Council Policy 5-1) and the Santa Clara County Congestion Management Program and a determination for less than significant impacts can be made with respect to transportation impacts.
i. This project is subject to the City's I-280/Winchester Boulevard Transportation NVF:VMT:JMD
8/16/2021
34 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Development Policy (TDP). The I-280/Winchester Boulevard TDP requires new residential and commercial developments that generate PM peak hour trips projected to use the I-280 Winchester Blvd. northbound off-ramp to pay a Traffic Impact Fee (TIF). The 2021 TIF is $28,878 for each project PM peak hour trip that is projected to use the I-280/Winchester Boulevard northbound offramp. This fee is subject to an annual escalation on January 1st per the Engineering News- Record Construction Cost Index for San Francisco. Based on 2021 rate and 4 trips, the project’s TIF is approximately $115,512. This fee must be paid prior to issuance of Public Works Clearance. ii. Construct a 20-foot-wide sidewalk to connect to the existing sidewalk to the south of the project site.
iii. Any entrance gate must be located at least 50 feet from the back of sidewalk. iv. Provide adequate valet staffing to operate the mechanical parking lifts in order to handle the rate of projected inbound vehicle trips without queuing onto the public street.
v. Install visible and/or audible warning signals at the exit driveway to alert pedestrians and bicyclists of vehicles exiting the driveway. vi. Prior to Planning approval, implement and submit a comprehensive Transportation Demand Management (TDM) plan to the Planning Project Manager for the 49 percent reduction in required parking spaces. c. Urban Village Plan: This project is located in the Winchester Boulevard Urban Village per the Envision San José 2040 General Plan. Urban Villages are designed to provide a vibrant and inviting mixed-use setting to attract pedestrians, bicyclists, and transit users of all ages and to promote job growth. d. Grand Boulevard: This project fronts Winchester Boulevard, which is designated as one of the seven Grand Boulevards per the Envision San José 2040 General Plan. Grand Boulevards are identified to serve as major transportation corridors for primary routes for VTA light-rail, bus rapid transit, standard or community buses, and other public transit vehicles.
e. Grading/Geology:
i. A grading permit is required prior to the issuance of a Public Works Clearance.

The construction operation shall control the discharge of pollutants (sediments) to the storm drain system from the site. An erosion control plan may be required with the grading application.
ii. All on-site storm drainage conveyance facilities and earth retaining structures 4 feet in height or greater (top of wall to bottom of footing) or is being surcharged (slope of 3:1 or greater abutting the wall) shall be reviewed and approved under Public Works grading and drainage permit prior to the issuance NVF:VMT:JMD
8/16/2021
35 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
of Public Works Clearance. The drainage plan should include all underground pipes, building drains, area drains and inlets. The project shall provide storm drainage calculations that adhere to the latest California Plumbing Code as adopted under the City of San José Municipal Code Section 24.04.100 or submit a stamped and signed engineered design alternative for Public Works discretionary approval and must be designed to convey a 10-year storm event. iii. A soils report must be submitted to and accepted by the City prior to the issuance of a grading permit. This report should include, but is not limited to:
foundation, earthwork, utility trenching, retaining and drainage recommendations.
f. Shoring:
i. Shoring plans will be required for review and approval as part of the Grading Permit for this project.
ii. If tie-backs will be in the Public right-of-way as a part of the shoring operation, a separate Revocable Encroachment Permit must be obtained by the permittee or contractor and must provide security, in the form of a CD or Letter of Credit, in the amount of $100,000. All other shoring will not be allowed to encroach more than 12 inches within the public right-of-way (i.e. soldier beams). iii. If tie-backs will be used along the adjacent properties (APN numbers 279-17- 022, 028, 029, 030, 042), agreements between the permittee and the adjacent property owners will need to be secured, executed and provided to the Public Works Project Engineer prior to approval of the Grading Permit for this project. g. Stormwater Runoff Pollution Control Measures: This project must comply with the City’s Post-Construction Urban Runoff Management Policy (Policy 6-29) which requires implementation of Best Management Practices (BMPs) which includes site design measures and source controls measures to minimize stormwater pollutant discharges.
i. The project’s Stormwater Control Plan and numeric sizing calculations have been reviewed and this project will be in conformance with City Policy 6-29. ii. Final inspection and maintenance information on the post-construction treatment control measures must be submitted prior to issuance of a Public Works Clearance.
iii. Media Filter Unit(s) located within Building footprints must conform to Building Division Directive P-005 located at:
http://www.sanjoseca.gov/home/showdocument?id=27405
iv. Plant species for use within the Treatment Control Measure areas shall be selected in accordance with Appendix D of the C.3. Stormwater Handbook. h. Stormwater Peak Flow Control Measures: The project is located in a non- NVF:VMT:JMD
8/16/2021
36 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Hydromodification Management area and is not required to comply with the City’s Post-Construction Hydromodification Management Policy (Council Policy 8-14). i. Flood (Zone D): The project site is not within a designated Federal Emergency Management Agency (FEMA) 100-year floodplain. Flood Zone D is an unstudied area where flood hazards are undetermined, but flooding is possible. There are no City floodplain requirements for Zone D.
j. Sewage Fees: In accordance with City Ordinance all storm sewer area fees, sanitary sewer connection fees, and sewage treatment plant connection fees, less previous credits, are due and payable prior to the issuance of Public Works clearance.
k. Assessments: This project includes a hotel use. The City of San José, on September 30, 2008 implemented a special tax for Convention Center Facilities District (CCFD) No. 2008-1 for all existing hotel properties with the intent that future hotel properties were expected to participate as well. The special tax was authorized to be levied on hotel properties for the purpose of paying for the acquisition, construction, reconstruction, replacement, rehabilitation and upgrade of the San José Convention Center. The special tax is levied and collected in addition to and in a manner similar to the City’s Transient Occupancy Tax. The base special tax is 4 percent of gross rents, and may be subject to an additional special tax up to 1 percent of gross rents. Please contact City of San José Development Services at (408) 535-6831 to coordinate the annexation process. l. Street Improvements:
i. Construct partial street section along Winchester boulevard frontage to include asphalt concrete conform to existing edge of pavement and a 20’ attached sidewalk with curb and gutter and tree wells at the back of curb spaced 40’ on center.
ii. Project two-way driveway width to be 26 feet.
iii. Install 3-inch conduit along Winchester Boulevard frontage for future City communications fiber optic cable.
iv. Permittee shall be responsible to remove and replace curb, gutter, and sidewalk damaged during construction of the project.
v. Permittee shall be responsible for adjusting existing utility boxes/vaults to grade, locating and protecting the existing communication conduits (fiber optic and copper) along the project frontage.
vi. Repair, overlay, or reconstruction of asphalt pavement will be required. The existing pavement will be evaluated with the street improvement plans and any necessary pavement restoration will be included as part of the final street improvement plans.

NVF:VMT:JMD
8/16/2021
37 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
vii. Dedication and improvement of the public streets shall be to the satisfaction of the Director of Public Works.
m. Site Utilization Plan and Revocable Encroachment Permit (Street/Sidewalk Closures): At the Implementation stage, permittee shall provide to the Public Works Project Engineer a Site Utilization Plan with the application of a Revocable Encroachment Permit for any sidewalk and lane closures to support the onsite construction activities.
i. The following should be included with the Site Utilization Plan and Revocable Permit application, but are not limited to:

1. Site Utilization Plan and Letter of Intent: The site utilization plan should provide a detailed plan of the location of the temporary facilities within the boundary of the construction site. The Letter of Intent should provide a description of operations of the site as well as the reasons for the sidewalk/lane closures and why the activities/uses that are within the Public right-of-way cannot occur within the construction site. These include the use of the right of way for temporary facilities and activities such as man lifts, baker tanks, staging area, concrete pumping activities, etc. The letter must also provide a detailed discussion if covered pedestrian walkways are infeasible (ex. swinging loads over the sidewalk are not safe for pedestrians).

2. Multi-Phased Site Specific Sketches: These sketches should show the phased closures during the course of construction with a provided timeframe estimate of when each phase would be implemented. These sketches should include the type and location of the work to be accomplished within the right-of-way. The exhibit should show in detail the vehicular and/or pedestrian diversion route that shows the appropriate safety equipment, such as barricades, cones, arrow boards, signage, etc. ii. Permittee shall minimize the potential impact to vehicular and pedestrian traffic by:

1. Implementing the closures at the time the onsite activities dictate the need for the closure.

2. Minimizing the closure timeframes to accomplish the onsite tasks and implement the next phase of the closure as outlined in condition m.i above. iii. If the lane and parking closures are a part of the Revocable Permit Application, Permittee shall submit Downtown Lane Closure and Tow Away Permit Applications to DOT. These applications may be obtained at:
http://www.sanjoseca.gov/?navid=1629. Permittee shall contact DOT at (408) 535-8350 for more information concerning the requirements of these applications.

NVF:VMT:JMD
8/16/2021
38 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
n. Undergrounding: The In Lieu Undergrounding Fee shall be paid to the City for all frontage adjacent to Story Road and South Jackson Avenue prior to issuance of a Public Works Clearance. One hundred (100) percent of the base fee in place at the time of payment will be due. The 2021 base fee is $532 per linear foot of frontage and is subject to change every January 31st based on the Engineering News Record’s City Average Cost Index for the previous year. The project will be required to pay the current rate in effect at the time the Public Works Clearance is issued.).
o. Electrical:
i. Existing electroliers along the project frontage will be evaluated at the public improvement stage and any street lighting requirements will be included on the public improvement plans.
ii. Provide clearance for electrical equipment from driveways, and relocate driveway or electrolier. The minimum clearance from driveways is 10 feet in commercial areas and 5 feet in residential areas.
p. Street Trees:
i. The recommended street tree species is Tilia Tomentosa to be planted in tree wells spaced 40 feet on center. The locations of the street trees will be determined at the street improvement stage. Contact the City Arborist at (408) 794-1901 for the designated street tree. Install street trees within public rightof-way along entire project street frontage per City standards; refer to the current “Guidelines for Planning, Design, and Construction of City Streetscape Projects”. Street trees shall be installed in cut-outs at the back of curb. Obtain a DOT street tree planting permit for any street tree plantings. Street trees shown on this permit are conceptual only.
ii. Show all existing trees by species and diameter that are to be retained or removed. Obtain a street tree removal permit for any street trees that are over 6 feet in height that are to be removed.

35.Revocation, Suspension, Modification. This Special Use Permit and Site Development Permit may be revoked, suspended or modified by the City Council at any time regardless of who is the owner of the subject property or who has the right to possession thereof or who is using the same at such time, whenever, after a noticed hearing in accordance with Part 2, Chapter 20.100, Title 20 of the San José Municipal Code it finds:
a. A violation of any conditions of the Special Use Permit or Site Development Permit was not abated, corrected or rectified within the time specified on the notice of violation; or
b. A violation of any City ordinance or State law was not abated, corrected or rectified within the time specified on the notice of violation; or NVF:VMT:JMD
8/16/2021
39 T-41004/1848632
Council Agenda: ___
Item No.: ___
DRAFT – Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.
c. The use as presently conducted creates a nuisance.

In accordance with the findings set forth above, a permit to use the subject property for said purpose specified above is hereby approved.

EFFECTIVE DATE
The effective date of this Permit (File No. SP20-016) shall be the effective date of the Conforming Rezoning Ordinance for File No. C19-031, passed for publication on ______, 2021 (the “Conforming Rezoning Ordinance”) and shall be no earlier than the effective date of said Conforming Rezoning Ordinance.

APPROVED this ___ day of _____________, 2021, by the following vote:

AYES:

NOES:

ABSENT:

DISQUALIFIED:
______________________________

SAM LICCARDO
Mayor
ATTEST:
____________________________
TONI J. TABER, CMC
City Clerk

NOTICE TO PARTIES
The time within which judicial review must be sought to review this decision is governed by the provisions of the California Code of Civil Procedure Section 1094.6.

APPENDIX G

NOISE ASSESSMENT

19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 1
ENVIRONMENTAL NOISE ASSESSMENT
1212 & 1224 WINCHESTER BOULEVARD HOTEL
SAN JOSE, CALIFORNIA
WJVA Report No. 19‐041
PREPARED FOR
EMC PLANNING
301 LIGHTHOUSE AVENUE, SUITE C
MONTEREY, CA 93940
PREPARED BY
WJV ACOUSTICS, INC.

VISALIA, CALIFORNIA

SEPTEMBER 17, 2020
113 N. Church Street, Suite 203 ∙ Visalia, CA 93291∙ (559) 627-4923 ∙ 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 2

1. INTRODUCTION
Project Description
The proposed project would consist of the construction and operation of a six‐story hotel, with up to 119 guest rooms. The first floor would contain the main lobby reception area, guest luggage storage, coffee station and bar area, two office rooms, accounting, management, employees break room, men locker room, women locker room, fire control room, laundry, security, fire pump room, electrical room, and 11 guest rooms. Common outdoor areas for hotel guests are proposed to be located on 2nd floor that contain gym and lockers, jacuzzi, steam room, restaurant area and kitchen. 18 guest rooms would also be located on 2nd floor. Floors 3 through 6 would contain guest rooms that would range from approximately 270 to 770 square feet in size. The project site plan is provided as Figure 1.

The project would also include the demolition of two existing single‐family residential structures, located at 1212 and 1224 S. Winchester Boulevard. The two properties are currently utilized as a mix of residential and commercial/office land uses.

Environmental Noise Assessment
This environmental noise assessment has been prepared to determine if significant noise impacts would be produced by the project and to describe mitigation measures for noise if significant impacts are determined. The environmental noise assessment, prepared by WJV Acoustics, Inc. (WJVA), is based upon the project site plan design and construction package prepared by Carpira Design Group Company, project‐related traffic data provided by Hexagon Transportation Consultants, Inc. and a project site visit on September 19 and 20, 2019. Revisions to the site plan, project‐related traffic data or other project‐related information available to WJVA at the time the analysis was prepared may require a reevaluation of the findings and/or recommendations of the report.

Appendix A provides definitions of the acoustical terminology used in this report. Unless otherwise stated, all sound levels reported in this analysis are A‐weighted sound pressure levels in decibels (dB). A‐weighting de‐emphasizes the very low and very high frequencies of sound in a manner similar to the human ear. Most community noise standards utilize A‐weighted sound levels, as they correlate well with public reaction to noise. Appendix B provides typical A‐weighted sound levels for common noise sources.

In terms of human perception, a 5 dB increase or decrease is considered to be a noticeable change in noise levels. Additionally, a 10 dB increase or decrease is perceived by the human ear as half as loud or twice as loud. In terms of perception, generally speaking the human ear cannot perceive an increase (or decrease) in noise levels less than 3 dB.
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 3

2. THRESHOLDS OF SIGNIFICANCE
The CEQA Guidelines apply the following questions for the assessment of significant noise impacts for a project:
a. Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b. Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
a. Noise Level Standards
City of San Jose
The Environmental Leadership Chapter of the Envision San Jose 2040 General Plan1 (adopted November 1, 2011) establishes land use compatibility criteria in terms of the Day‐Night Average Level (Ldn/DNL). The Ldn represents the time‐weighted energy average noise level for a 24‐hour day, with a 10 dB penalty added to noise levels occurring during the nighttime hours (10:00 p.m.‐7:00 a.m.). The Ldn represents cumulative exposure to noise over an extended period of time and are therefore calculated based upon annual average conditions. The General Plan establishes noise exposure criteria for specific land use types. The Noise level criteria established in the General Plan are provided below.

Goal EC‐1 – Community Noise Levels and Land Use Compatibility Minimize the impact of noise on people through noise reduction and suppression techniques, and through appropriate land use policies.

Policies – Community Noise Levels and Land Use Compatibility EC‐1.1 Locate new development in areas where noise levels are appropriate for the proposed uses.

Consider federal, state and City noise standards and guidelines as a part of new development review. Applicable standards and guidelines for land uses in San José include:
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 4
Interior Noise Levels
 The City’s standard for interior noise levels in residences, hotels, motels, residential care facilities, and hospitals is 45 dBA DNL. Include appropriate site and building design, building construction and noise attenuation techniques in new development to meet this standard.

For sites with exterior noise levels of 60 dBA DNL or more, an acoustical analysis following protocols in the City‐adopted California Building Code is required to demonstrate that development projects can meet this standard. The acoustical analysis shall base required noise attenuation techniques on expected Envision General Plan traffic volumes to ensure land use compatibility and General Plan consistency over the life of this plan.

Exterior Noise Levels
 The City’s acceptable exterior noise level objective is 60 dBA DNL or less for residential and most institutional land uses (Table EC‐1). The acceptable exterior noise level objective is established for the City, except in the environs of the San José International Airport and the Downtown, as described below:
 For new multi‐family residential projects and for the residential component of mixed‐use development, use a standard of 60 dBA DNL in usable outdoor activity areas, excluding balconies and residential stoops and porches facing existing roadways. Some common use areas that meet the 60 dBA DNL exterior standard will be available to all residents. Use noise attenuation techniques such as shielding by buildings and structures for outdoor common use areas. On sites subject to aircraft overflights or adjacent to elevated roadways, use noise attenuation techniques to achieve the 60 dBA DNL standard for noise from sources other than aircraft and elevated roadway segments.  For single family residential uses, use a standard of 60 dBA DNL for exterior noise in private usable outdoor activity areas, such as backyards.

Although not explicitly stated in the General Plan, exterior noise level standards are typically applied to “outdoor activity areas”. Outdoor activity areas are generally considered to be backyards of single‐family residential land uses, common use outdoor areas and individual patios and balconies of multi‐family residential land uses, and common use outdoor areas for transient lodging land uses.
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 5
EC‐1.2 Minimize the noise impacts of new development on land uses sensitive to increased noise levels (Categories 1, 2, 3 and 6) by limiting noise generation and by requiring use of noise attenuation measures such as acoustical enclosures and sound barriers, where feasible. The City considers significant noise impacts to occur if a project would:
 Cause the DNL at noise sensitive receptors to increase by five dBA DNL or more where the noise levels would remain “Normally Acceptable"
 Cause the DNL at noise sensitive receptors to increase by three dBA DNL or more where the noise levels would equal or exceed the “Normally Acceptable” level.

EC‐1.3 Mitigate noise generation of new nonresidential land uses to 55 dBA DNL at the property line when located adjacent to existing or planned noise sensitive residential and public/quasi‐ public land uses.
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 6
b. Construction Noise and Vibration
The General Plan provides establishes the following guidelines related to construction activities:

EC‐1.7 Require construction operations within San José to use best available noise suppression devices and techniques and limit construction hours near residential uses per the City’s Municipal Code. The City considers significant construction noise impacts to occur if a project located within 500 feet of residential uses or 200 feet of commercial or office uses would:
 Involve substantial noise generating activities (such as building demolition, grading, excavation, pile driving, use of impact equipment, or building framing) continuing for more than 12 months.

For such large or complex projects, a construction noise logistics plan that specifies hours of construction, noise and vibration minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses.

Additionally, section 20.100.450 of the City of San Jose Municipal code provides the following:
 Unless otherwise expressly allowed in a development permit or other planning approval, no applicant or agent of an applicant shall suffer or allow any construction activity on a site located within 500 feet of a residential unit before 7:00 a.m. or after 7:00 p.m., Monday through Friday, or at any time on weekends.

The General Plan also provides some guidance and guidelines associated with vibration.

Goal EC‐2 ‐ Vibration
Minimize vibration impacts on people, residences, and business operations.

EC‐2.3
Require new development to minimize continuous vibration impacts to adjacent uses during demolition and construction. For sensitive historic structures, including ruins and ancient monuments or building that are documented to be structurally weakened, a continuous vibration limit of 0.08 in/sec PPV (peak particle velocity) will be used to minimize the potential for cosmetic damage to a building. A continuous vibration limit of 0.20 in/sec PPV will be used to minimize the potential for cosmetic damage at buildings of normal conventional construction. Equipment or activities typical of generating continuous vibration include but are not limited to: excavation equipment; static compaction equipment; vibratory pile drivers; pile‐extraction equipment; and vibratory compaction equipment. Avoid use of impact pile drivers within 125 feet of any buildings, and within 300 feet of historical buildings, or buildings in poor condition. On a project‐specific basis, this distance of 300 feet may be reduced where warranted by a technical study by a qualified professional that verifies that there will be virtually no risk of cosmetic damage to sensitive buildings from the new development during demolition and construction. Transient vibration 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 7
impacts may exceed a vibration limit of 0.08 in/sec PPV only when and where warranted by a technical study by a qualified professional that verifies that there will be virtually no risk of cosmetic damage to sensitive buildings from the new development during demolition and construction.

Additional guidance is provided by the Caltrans Transportation and Construction Vibration Guidance Manual3. The Manual provides guidance for determining annoyance potential criteria and damage potential threshold criteria. These criteria are provided below in Table I and Table II, and are presented in terms of peak particle velocity (PPV) in inches per second (in/sec).

TABLE I

GUIDELINE VIBRATION ANNOYANCE POTENTIAL CRITERIA
Human Response
Maximum PPV (in/sec)
Transient Sources Continuous/Frequent
Intermittent Sources
Barely Perceptible 0.04 0.01
Distinctly Perceptible 0.25 0.04
Strongly Perceptible 0.9 0.1
Severe 2.0 0.4
Source: Caltrans

TABLE II

GUIDELINE VIBRATION DAMAGE POTENTIAL THRESHOLD CRITERIA Structure and Condition
Maximum PPV (in/sec)
Transient Sources Continuous/Frequent
Intermittent Sources
Extremely fragile, historic buildings, ancient monuments 0.12 0.08 Fragile buildings 0.2 0.1
Historic and some old buildings 0.5 0.25
Older residential structures 0.5 0.3
New residential structures 1.0 0.5
Modern industrial/commercial buildings 2.0 0.5
Source: Caltrans
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 8

3. SETTING
The project site is located adjacent at 1212 and 1224 S. Winchester Boulevard, approximately 500 feet north of Payne Avenue. Existing single‐family residences border the project site to the east and to the north, although some of the residences are currently being utilized as office uses. The project site is bordered to the south by a skilled nursing facility and to the west by existing office uses.
a. Background Noise Level Measurements
Existing ambient noise levels in the project vicinity are dominated by traffic noise along local roadways adjacent to and the in vicinity of the project site, specifically S. Winchester Boulevard.

Additional sources of noise observed during site inspection included aircraft overflights, birds, barking dogs, construction activities and landscaping activities.

Measurements of existing ambient noise levels in the project vicinity were conducted on September 19 and September 20, 2019. Long‐term (24‐hour) ambient noise level measurements were conducted at two (2) locations (sites LT‐1 and LT‐2). Site LT‐1 was located at the rear (in the backyard) of 1212 S. Winchester Boulevard, at a distance of approximately 185 feet from the center of the roadway. Site LT‐2 was located in the front of 1212 S. Winchester Boulevard at a distance of approximately 90 feet from the center of the roadway. Both sites were exposed to traffic noise associated with vehicles on S. Winchester Boulevard, however, site LT‐1 was partially acoustically shielded from roadway noise by the existing structure. Both sites were also exposed to noise associated with aircraft overflights and noise associated with residential activities, including construction and landscaping activities.

Additionally, short‐term (15‐minute) ambient noise level measurements were conducted at six (6) locations (Sites ST‐1 through ST‐6). Two (2) individual measurements were taken at each of the five short‐term sites to quantify ambient noise levels in the morning and afternoon hours. The project vicinity and locations of the noise monitoring sites are shown on Figure 2.

Noise monitoring equipment consisted of Larson‐Davis Laboratories Model LDL‐820 sound level analyzers equipped with B&K Type 4176 1/2” microphones. The equipment complies with the specifications of the American National Standards Institute (ANSI) for Type I (Precision) sound level meters. The meters were calibrated with a B&K Type 4230 acoustic calibrator to ensure the accuracy of the measurements.

Measured hourly energy average noise levels (Leq) at site LT‐1 ranged from a low of 40.9 dB between 1:00 a.m. and 2:00 a.m. to a high of 51.7 dB between 7:00 a.m. and 8:00 a.m. Hourly maximum (Lmax) noise levels at site LT‐1 ranged from 52.7 to 74.6 dB. Residual noise levels at the monitoring site, as defined by the L90 statistical descriptor ranged from 37.7 to 48.3 dB. The L90 is a statistical descriptor that defines the noise level exceeded 90% of the time during each hour of the sample period. The L90 is generally considered to represent the residual (or background) noise level in the absence of identifiable single noise events from traffic, aircraft and other local noise sources.

The measured Ldn value at site LT‐1 during the 24‐hour noise measurement period was 53.1 dB Ldn. 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 9
Figure 3 graphically depicts hourly variations in ambient noise levels at the LT‐1 long‐term monitoring site as well as a site photograph.

Measured hourly energy average noise levels (Leq) at site LT‐2 ranged from a low of 53.2 dB between 3:00 a.m. and 4:00 a.m. to a high of 66.6 dBA between 7:00 a.m. and 8:00 a.m. Hourly maximum (Lmax) noise levels at site LT‐2 ranged from 71.5 to 93.6 dB. Residual noise levels at the monitoring site, as defined by the L90, ranged from 41.5 to 54.7 dB. The measured Ldn value at site LT‐2 during the 24‐hour noise measurement period was 66.5 dB Ldn. Figure 4 graphically depicts hourly variations in ambient noise levels at the LT‐2 long‐term monitoring site as well as a site photograph.

The short‐term site noise measurement data included energy average (Leq) maximum (Lmax) as well as five (5) individual statistical parameters. Observations were made of the dominant noise sources affecting the measurements. The statistical parameters describe the percent of time a noise level was exceeded during the measurement period. Table III summarizes short‐term noise measurement results.

TABLE III

SUMMARY OF SHORT-TERM NOISE MEASUREMENT DATA
1212 & 1224 WINCHESTER HOTEL PROJECT

SAN JOSE, CALIFORNIA
SEPTEMBER 19 & 20, 2019
Site Time A‐Weighted Decibels, dBA Sources
Leq Lmax L2 L8 L25 L50 L90
ST‐1 8:15 a.m. 50.1 63.4 56.7 54.0 51.4 49.3 45.2 TR, L ST‐1 2:45 p.m. 47.8 55.4 53.3 51.1 48.4 46.8 44.3 TR, V ST‐2 8:35 a.m. 68.1 77.7 74.0 71.2 68.8 63.7 53.4 TR ST‐2 3:05 p.m. 67.3 73.6 73.2 72.2 69.0 65.2 52.7 TR, C ST‐3 9:00 a.m. 60.1 72.6 67.0 62.1 60.1 55.2 51.0 TR, AC ST‐3 3:30 p.m. 59.8 70.1 66.7 64.3 61.2 56.6 50.4 TR ST‐4 9:20 a.m. 62.8 72.4 67.4 63.1 58.9 56.7 52.9 TR ST‐4 3:50 p.m. 63.1 71.4 68.9 65.7 60.5 58.8 53.2 TR, AC ST‐5 9:40 a.m. 55.5 72.1 64.4 67.1 52.5 43.2 41.9 TR, V, B ST‐5 4:10 p.m. 53.5 70.4 63.9 56.1 50.5 44.8 41.8 TR, B, D ST‐6 10:05 a.m. 56.7 77.5 64.9 52.4 50.3 48.0 46.0 TR, C, D ST‐6 4:35 p.m. 55.4 78.8 63.2 50.5 48.6 47.4 45.6 TR, V TR: Traffic AC: Aircraft V: Voices B: Birds R: L: Landscaping Activities C: Construction D: Barking Dogs Source: WJV Acoustics, Inc.

Short‐term noise measurements were conducted for 15‐minute periods. Sites ST‐1, ST‐5 and ST‐6 were located in residential areas not immediately adjacent to S. Winchester Boulevard, and were therefore exposed to lower noise levels than sites ST‐2, ST‐3 and ST‐4, which were located immediately adjacent to S. Winchester Boulevard. All of the six short‐term monitoring sites were exposed to noise from traffic sources as well as various combinations of construction noise sources, aircraft overflights and other sources typical of an urban residential environment (barking dogs, birds, landscaping activities, etc.).
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 10

4. PROJECT IMPACTS AND MITIGATION MEASURES
a. Project Traffic Noise Impacts on Existing Noise-Sensitive Land Uses Outside Project Site (No Impact)
WJVA utilized the FHWA Traffic Noise Model4
to quantify expected project‐related increases in
traffic noise exposure at representative noise‐sensitive receptor locations in the project vicinity.

Traffic noise exposure levels for Existing, Existing Plus Project, Cumulative No Project and Cumulative Plus Project traffic conditions were calculated based upon the FHWA Model and traffic volumes provided by Hexagon Transportation Consultants. Cumulative traffic volumes reflect projected traffic volumes on the planned roadway network with completion of the pending developments in the area as well as the proposed project and approved developments. The day/night distribution of traffic and the percentages of trucks on the roadways used for modeling were obtained from previous studies WJVA has conducted along similar roadways. The Noise modeling assumptions used to calculate project traffic noise are provided as Appendix C.

Project‐related significant impacts would occur if an increase in traffic noise associated with the project would result in noise levels exceeding the City’s applicable noise level standards at the location(s) of sensitive receptors. For the purpose of this analysis a significant impact is also assumed to occur if traffic noise levels were to increase by 3 dB at sensitive receptor locations where noise levels already exceed the City’s applicable noise level standards (without the project), as 3 dB generally represents the threshold of perception in change for the human ear.

This analysis of project traffic noise focuses on residential land uses, as they represent the most restrictive noise level criteria by land use type provided in the General Plan. The City’s exterior noise level standard for residential land uses is 60 dB Ldn. Traffic noise was modeled at eight (8) receptor locations (R‐1 through R‐8). The six modeled receptors are located at roadway setback distances representative of the sensitive receptors (residences) along each analyzed roadway segment. The receptor locations are described below and provided graphically on Figure 5.  R‐1: Approximately 120 feet from the centerline of Winchester Blvd, north of Williams Rd  R‐2: Approximately 60 feet from the centerline of Williams Rd, west of Winchester Blvd.  R‐3: Approximately 130 feet from the centerline of Williams Rd, east of Winchester Blvd.  R‐4: Approximately 140 feet from the centerline of Winchester Blvd, north of Fireside Dr.  R‐5: Approximately 180 feet from the centerline of Winchester Blvd, south of Fireside Dr.  R‐6: Approximately 140 feet from the centerline of Payne Ave, west of Winchester Blvd.  R‐7: Approximately 115 feet from the centerline of Payne Ave, east of Winchester Blvd.  R‐8: Approximately 170 feet from the centerline of Winchester Blvd, south of Payne Ave.

Table IV provides a comparison of traffic noise levels at the six modeled receptor locations for Existing, Existing Plus Project, Cumulative and Cumulative Plus Project traffic conditions. Noise levels described in Table IV do not take into account any localized acoustic shielding that may result from intervening topography, existing buildings or existing sound walls, and should be considered a worst‐case assessment of traffic noise exposure levels. As described in Table IV, project‐related traffic is not expected to result in noise levels at any sensitive receptors to exceed the City’s noise 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 11 level standard, nor result in an increase of 3 dB in any sensitive receptor locations where noise levels already exceed the County’s noise level standard without the implementation of the project.

Project‐related traffic is not expected to increase traffic noise levels at any roadway. Therefore, project‐related increases in traffic noise exposure is considered to be no impact.

TABLE IV
PROJECT-RELATED INCREASES IN TRAFFIC NOISE, dB, Ldn
1212 & 1224 WINCHESTER HOTEL PROJECT
Modeled
Receptor Existing Existing Plus Project Cumulative
Cumulative
Plus Project
Change
(Maximum)
Significant
Impact?
R‐1   64 64 64 64 0 No
R‐2 64 64 65 65 0 No
R‐3 53 53 54 54 0 No
R‐4 59 59 60 60 0 No
R‐5 64 64 64 64 0 No
R‐6   58 58 59 59 0 No
R‐7 55 55 55 55 0 No
R‐8 63 63 64 64 0 No
Source:  WJV Acoustics, Inc.

Hexagon Transportation Consultants
b. Noise Impacts from On-Site Noise Sources (No Impact) Sources of operational noise from the proposed hotel development would typically be limited to parking lot vehicle movements, outdoor human activity and Mechanical/HVAC systems. The project design does not include any loading docks or trash compactors. The project would incorporate 66 parking spaces, located at basement level. Access to the parking area is provided along Winchester Boulevard, at the front of the building.

Noise due to traffic in parking lots is typically limited by low speeds and is not usually considered to be significant. Human activity in parking lots that can produce noise includes voices, stereo systems and the opening and closing of car doors and trunk lids. The noise levels associated with these activities cannot be precisely defined due to variables such as the number of parking movements, time of day and other factors. It is typical for a passing car in a parking lot to produce a maximum noise level of 60 to 65 dBA at a distance of 50 feet, which is comparable to the level of a raised voice. However, all project parking spaces will be located within the structure of the building, below grade, and noise associated with vehicle movements would not be audible at any nearby sensitive receptor locations.

According to the project applicant, it is anticipated that there would be approximately 1‐2 truck deliveries per day. The project provides a drop‐off area to the south of the parking access entry 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 12 area where smaller trucks would utilize during deliveries. If larger truck deliveries were to occur, they would likely park along S. Winchester Boulevard in front of the project site. Vehicle movements on public roadways are exempt from local noise standards and ordinances.

WJVA has conducted measurements of the noise levels produced by slowly moving trucks for a number of studies. Such truck movements would be expected to produce noise levels in the range of 71‐77 dBA at a distance of 50 feet. The range in measured truck noise levels is due to differences in the size of trucks, their speed of movement and whether they have refrigeration units in operation during the pass‐by. Due to the infrequent nature of truck deliveries, and truck movements within the project site itself, noise levels associated with truck movements would not exceed any noise standards at off‐site sensitive receptor locations or result in an increase of existing ambient noise levels.

Although a location was not specifically shown in the project plans provided to WJVA, it is assumed that the project could include roof‐mounted Mechanical/HVAC units on the building. Based upon data collected by WJVA for previous acoustical studies, it is estimated that noise levels from roof‐mounted HVAC units at the closest off‐site sensitive receptor locations to the project site (nearby residential land uses) would be in the range of 45‐50 dBA. These levels would generally not be audible above existing ambient noise levels at adjacent land‐uses and would not exceed any City of San Jose noise level standards.
c. Noise From Construction (Less Than Significant With Mitigation) Policy EC‐1.7 of the General Plan requires construction operations within the City to use best available noise suppression devices and techniques and limit construction hours near residential uses per the City’s Municipal Code. The City considers significant construction noise impacts to occur if a project located within 500 feet of residential uses or 200 feet of commercial or office uses would involve substantial noise generating activities (such as building demolition, grading, excavation, pile driving, use of impact equipment, or building framing) continuing for more than twelve months.

Section 20.100.450 of the City of San Jose Municipal code requires any construction activity on a site located within 500 feet of a residential unit must occur between the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, and no construction activities are allowed on weekends.

Construction noise would occur at various locations within and near the project site through the build‐out period. The distance from the closest residences to the project site is approximately 50 feet. Table V provides typical construction‐related noise levels at distances of 50 feet, 100 feet, and 200 feet.
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 13

TABLE V

TYPICAL CONSTRUCTION EQUIPMENT
MAXIMUM NOISE LEVELS, dBA
Type of Equipment 50 Ft. 100 Ft. 200 Ft.

Concrete Saw 90 84 78
Crane 81 75 69
Excavator 81 75 69
Front End Loader 79 73 67
Jackhammer 89 83 77
Paver 77 71 65
Pneumatic Tools 85 79 73
Dozer 82 76 70
Rollers 80 74 68
Trucks 86 80 74
Pumps 80 74 68
Scrapers 87 81 75
Portable Generators 80 74 68
Backhoe 86 80 74
Grader 86 80 74
Source: FHWA
Noise Control for Buildings and Manufacturing Plants, Bolt, Beranek & Newman, 1987 Noise impacts associated with construction activities typically depend on the noise levels generated by the type of equipment in use, the duration of usage of the equipment and the distance at which the equipment is used in respect to nearby sensitive receptors. Noise impacts typically occur when construction activities occur beyond the limited hours of construction and/or within close proximity to sensitive receptors (residential land uses).

The anticipated duration of project construction was not known at the time this analysis was prepared. However, construction activities will occur within 500 feet of residential land uses and within 200 feet of office uses.

Construction noise is typically not considered to be a significant impact if construction is limited to the daytime hours and construction equipment is adequately maintained and muffled.

Extraordinary noise‐producing activities (e.g., pile driving) are not anticipated. In this case, all project construction activity must be confined to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday. Construction noise impacts could result in annoyance or sleep disruption for nearby residents if nighttime operations were to occur or if equipment is not properly muffled or maintained. If construction activities that involved substantial noise generating activities (such as building demolition, grading, excavation, pile driving, use of impact equipment, or building framing) for a duration greater than twelve months, a substantial impact would occur. 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 14 Potential Impact: If the overall duration of construction activities were to occur over a period greater than twelve months, a noise impact would occur, as determined by the City of San Jose Municipal Code.

Mitigation Measure: If project construction occurs for a duration greater than twelve months, the project team must provide a construction noise logistics plan that specifies hours of construction, noise and vibration minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses.

Vibration Impacts (Less Than Significant)
The dominant sources of man‐made vibration are sonic booms, blasting, pile driving, pavement breaking, demolition, diesel locomotives, and rail‐car coupling. The highest levels of construction‐ related vibration are typically associated with pile driving and the use of vibratory rollers. While the project would include pavement breaking and demolition activities, project demolition and construction would not require pile driving or the use of a vibratory roller. Vibration from demolition and construction activities could be detected at the closest sensitive land uses, especially during demolition (pavement/concrete breaking), movements by heavy equipment or loaded trucks and during some paving activities (if they were to occur). Typical vibration levels at distances of 25 feet, 100 feet and 300 feet are summarized by Table VI. These levels would not be expected to exceed any significant threshold levels for annoyance or damage, as provided above in Table I and Table II.

TABLE VI

TYPICAL VIBRATION LEVELS DURING CONSTRUCTION
PPV (in/sec)
Equipment @ 25´ @ 100´ @ 300´
Bulldozer (Large) 0.089 0.019 0.006
Bulldozer (Small) 0.003 0.0006 0.0002
Loaded Truck 0.076 0.017 0.005
Jackhammer 0.035 0.008 0.002
Vibratory Roller 0.210 0.046 0.013
Caisson Drilling   0.089 0.019 0.006
Source:  Caltrans
Project demolition and construction activities would not be expected to produce continuous vibration levels exceeding the City’s criterion of 0.20 in/sec PPV at nearby sensitive receptor locations. After full project build out, it is not expected that ongoing operational activities will result in any vibration impacts at nearby sensitive uses. Activities involved in trash bin collection could result in minor on‐site vibrations as the bin is placed back onto the ground.  Such vibrations 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 15 would not be expected to be felt at the closest off‐site sensitive uses. Additional mitigation is not required.
e. Noise Impacts from Nearby Airports or Airstrips (No Impact) The Project site is not located within two miles of a public airport or private airstrip. The San Jose International Airport is located approximately 2.5 miles northeast of the project site. f. Noise Impacts to On-Site Proposed Noise-Sensitive Uses (Less Than Significant)
The General Plan establishes an exterior noise level standard of 60 dB Ldn for residential land uses (including hotels and motels). The exterior noise level standard applies to usable outdoor activity areas, excluding balconies and residential stoops and porches facing existing roadways. The General Plan also establishes an interior noise level standard of 45 dB Ldn (attributable to exterior noise sources) within residential land uses.

Exterior Noise
The project would include one (1) rooftop common use seating areas (Roof Terrace). The rooftop terrace area would be partially acoustically shielded from most exterior traffic noise, and there would be no line‐of‐sight between the majority of rooftop seating areas and nearby roadway traffic. There will also be a plexiglass barrier along the western portion of the terrace area. Based upon traffic noise calculations in the project vicinity and anticipated acoustical shielding, noise levels within the common use roof terrace area would be in the range of approximately 55‐60 dB Ldn.

Interior Noise
The City’s interior noise level standard is 45 dB Ldn. The worst‐case (cumulative plus project traffic conditions) noise exposure at the closest exterior facades to Winchester Boulevard would be approximately 67 dB Ldn. This means that the proposed residential construction must be capable of providing a minimum outdoor‐to‐indoor noise level reduction (NLR) of approximately 22 dB (67‐ 45=22).

A specific analysis of interior noise levels was not performed. However, it may be assumed that residential construction methods complying with current building code requirements will reduce exterior noise levels by approximately 25 dB or more if windows and doors are closed. This will be sufficient for compliance with the City’s 45 dB Ldn interior standard at all proposed residential units.

Requiring that it be possible for windows and doors to remain closed for sound insulation means that air conditioning or mechanical ventilation will be required. 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 16

5. IMPACT SUMMARY
This impact summary addresses only the noise impacts determined to be “potentially significant” and summarizes the mitigation measures that would be required to reduce noise levels to a “less than significant” level. Project‐related noise levels resulting from the proposed Winchester Hotel project are not expected to exceed any applicable City of San Jose noise level standards if proper mitigation measures are incorporated into project construction operations. Potential impacts and correlating mitigation measures are described in detail above, and summarized below.

Potential Impact: If the overall duration of construction activities were to occur over a period greater than twelve months, a noise impact would occur, as determined by the City of San Jose Municipal Code.

6. SOURCES CONSULTED

1. Envision San Jose 2040 General Plan, November 2011.

2. San Jose Municipal Code, 2000.

3. California Department of Transportation, Transportation and Construction Vibration Guidance Manual, September 2013.

4. Federal Highway Administration, Traffic Noise Model, Version 2.5, April 14, 2004 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 18 FIGURE 1: PROJECT FLOOR PLAN
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 19 FIGURE 2: PROJECT VICINITY AND AMBIENT NOISE MONITORING SITES 19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 20 FIGURE 3: HOURLY NOISE LEVELS AT LONG-TERM MONITORING SITE LT-1 20 30
40 50
60 70
80 90
100
Levels, dBA
Time
Site LT‐1
September 19, 2019
Lmax
Leq
L90
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 21 FIGURE 4: HOURLY NOISE LEVELS AT LONG-TERM MONITORING SITE LT-2 20 30
40 50
60 70
80 90
100
Levels, dBA
Time
Site LT‐2
September 19, 2019
Lmax
Leq
L90
19‐041 (Winchester Hotel Project, San Jose) 9‐17‐20 22 FIGURE 5: LOCATIONS OF MODELED TRAFFIC NOISE RECEPTORS
APPENDIX A-1

ACOUSTICAL TERMINOLOGY
AMBIENT NOISE LEVEL: The composite of noise from all sources near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location.

CNEL: Community Noise Equivalent Level. The average equivalent sound level during a 24‐hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m.

DECIBEL, dB: A unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals (20 micronewtons per square meter).

DNL/Ldn: Day/Night Average Sound Level. The average equivalent sound level during a 24‐hour day, obtained after addition of ten decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m.

Leq: Equivalent Sound Level. The sound level containing the same total energy as a time varying signal over a given sample period. Leq is typically computed over 1, 8 and 24‐hour sample periods.

NOTE: The CNEL and DNL represent daily levels of noise exposure averaged on an annual basis, while Leq represents the average noise exposure for a shorter time period, typically one hour.

Lmax: The maximum noise level recorded during a noise event.

Ln: The sound level exceeded "n" percent of the time during a sample interval (L90, L50, L10, etc.). For example, L10 equals the level exceeded 10 percent of the time.

A-2

ACOUSTICAL TERMINOLOGY
NOISE EXPOSURE
CONTOURS: Lines drawn about a noise source indicating constant levels of noise exposure. CNEL and DNL contours are frequently utilized to describe community exposure to noise.

NOISE LEVEL
REDUCTION (NLR): The noise reduction between indoor and outdoor environments or between two rooms that is the numerical difference, in decibels, of the average sound pressure levels in those areas or rooms. A measurement of Anoise level reduction” combines the effect of the transmission loss performance of the structure plus the effect of acoustic absorption present in the receiving room.

SEL or SENEL: Sound Exposure Level or Single Event Noise Exposure Level. The level of noise accumulated during a single noise event, such as an aircraft overflight, with reference to a duration of one second.

More specifically, it is the time‐integrated A‐weighted squared sound pressure for a stated time interval or event, based on a reference pressure of 20 micropascals and a reference duration of one second.

SOUND LEVEL: The sound pressure level in decibels as measured on a sound level meter using the A‐weighting filter network. The A‐weighting filter de‐emphasizes the very low and very high frequency components of the sound in a manner similar to the response of the human ear and gives good correlation with subjective reactions to noise.

SOUND TRANSMISSION
CLASS (STC): The single‐number rating of sound transmission loss for a construction element (window, door, etc.) over a frequency range where speech intelligibility largely occurs.

APPENDIX C

TRAFFIC NOISE MODELING CALCULATIONS
WJV Acoustics, Inc
FHWA-RD-77-108Calculation Sheets
September 17, 2020
Project #: 19-041 Contour Levels (dB) 60 65 70 75Description: ExistingLdn/Cnel: LdnSite Type: SoftSegment Roadway Name Segment Description ADT %Day %Evening %Night %Med %Heavy Speed Distance Offset 1 Winchester Blvd n/o Williams Rd R-1 22550 90 10 2 2 40 1202 Williams Rd w/o Winchester Blvd R-2 8550 90 10 2 2 40 603 Williams Rd e/o Winchester Blvd R-3 2420 90 10 2 2 40 1304 Winchester Blvd n/o Fireside Dr. R-4 21230 90 10 2 2 40 2405 Winchester Blvd s/o Fireside Dr. R-5 20850 90 10 2 2 40 115 6 Payne Ave w/o Winchester Blvd R-6 8650 90 10 2 2 40 140 7 Payne Ave e/o Winchester Blvd R-7 4090 90 10 2 2 40 140 8 Winchester Blvd s/o Payne Ave R-8 20430 90 10 2 2 40 115 WJV Acoustics, Inc
FHWA-RD-77-108Calculation Sheets
September 17, 2020
Project #: 19-041 Contour Levels (dB) 60 65 70 75Description: Existing Plus ProjectLdn/Cnel: LdnSite Type: SoftSegment Roadway Name Segment Description ADT %Day %Evening %Night %Med %Heavy Speed Distance Offset 1 Winchester Blvd n/o Williams Rd R-1 22800 90 10 2 2 40 1202 Williams Rd w/o Winchester Blvd R-2 8610 90 10 2 2 40 603 Williams Rd e/o Winchester Blvd R-3 2420 90 10 2 2 40 1304 Winchester Blvd n/o Fireside Dr. R-4 21530 90 10 2 2 40 2405 Winchester Blvd s/o Fireside Dr. R-5 21340 90 10 2 2 40 115 6 Payne Ave w/o Winchester Blvd R-6 8710 90 10 2 2 40 140 7 Payne Ave e/o Winchester Blvd R-7 4090 90 10 2 2 40 140 8 Winchester Blvd s/o Payne Ave R-8 20820 90 10 2 2 40 115 WJV Acoustics, Inc
FHWA-RD-77-108Calculation Sheets
September 17, 2020
Project #: 19-041 Contour Levels (dB) 60 65 70 75Description: Cumulative Ldn/Cnel: LdnSite Type: SoftSegment Roadway Name Segment Description ADT %Day %Evening %Night %Med %Heavy Speed Distance Offset 1 Winchester Blvd n/o Williams Rd R-1 26870 90 10 2 2 40 1202 Williams Rd w/o Winchester Blvd R-2 10490 90 10 2 2 40 603 Williams Rd e/o Winchester Blvd R-3 3020 90 10 2 2 40 1304 Winchester Blvd n/o Fireside Dr. R-4 24970 90 10 2 2 40 2405 Winchester Blvd s/o Fireside Dr. R-5 24590 90 10 2 2 40 115 6 Payne Ave w/o Winchester Blvd R-6 9310 90 10 2 2 40 140 7 Payne Ave e/o Winchester Blvd R-7 4330 90 10 2 2 40 140 8 Winchester Blvd s/o Payne Ave R-8 23700 90 10 2 2 40 115 WJV Acoustics, Inc
FHWA-RD-77-108Calculation Sheets
September 17, 2020
Project #: 19-041 Contour Levels (dB) 60 65 70 75Description: Cumulative + ProjectLdn/Cnel: LdnSite Type: SoftSegment Roadway Name Segment Description ADT %Day %Evening %Night %Med %Heavy Speed Distance Offset 1 Winchester Blvd n/o Williams Rd R-1 27120 90 10 2 2 40 1202 Williams Rd w/o Winchester Blvd R-2 10550 90 10 2 2 40 603 Williams Rd e/o Winchester Blvd R-3 3020 90 10 2 2 40 1304 Winchester Blvd n/o Fireside Dr. R-4 25270 90 10 2 2 40 2405 Winchester Blvd s/o Fireside Dr. R-5 25080 90 10 2 2 40 115 6 Payne Ave w/o Winchester Blvd R-6 9370 90 10 2 2 40 140 7 Payne Ave e/o Winchester Blvd R-7 4330 90 10 2 2 40 140 8 Winchester Blvd s/o Payne Ave R-8 24090 90 10 2 2 40 115

APPENDIX H

TRANSPORTATION ANALYSIS

1212 South Winchester Hotel
Development
Transportation Analysis
Prepared for:

Visrael 26, LLC.

June 18, 2020
Hexagon Transportation Consultants, Inc.

Hexagon Office: 8070 Santa Teresa Boulevard, Suite 230
Gilroy, CA 95020
Hexagon Job Number: 19RD24
Phone: 408.846.7410
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Table of Contents
Executive Summary ................................................................................................................................... i

1. Introduction ..................................................................................................................................... 1

2. Existing Transportation Setting ..................................................................................................... 15

3. CEQA Transportation Analysis ..................................................................................................... 20

4. Local Transportation Analysis ....................................................................................................... 25

5. Conclusions ................................................................................................................................... 56 Appendices
Appendix A San Jose VMT Evaluation Tool Output Sheet
Appendix B Traffic Counts
Appendix C Approved Trips Inventory
Appendix D Volume Summary
Appendix E Intersection Level of Service Calculations
Appendix F Queue Length Calculations
Appendix G Signal Warrant Check
List of Tables
Table 1 CEQA VMT Analysis Screening Criteria for Development Projects ..................................... 12 Table 2 Equivalent Retail Space ....................................................................................................... 21 Table 3 Project Trip Generation Estimates ....................................................................................... 27 Table 4 Signalized Intersection Level of Service Definitions Based on Control Delay ...................... 40 Table 5 Intersection Level of Service Results ................................................................................... 42 Table 6 Queuing Analysis Summary ................................................................................................. 45 Table 7 Freeway Segment Capacity ................................................................................................. 55 List of Figures
Figure 1 Site Location ....................................................................................................................... 2 Figure 2 Proposed Site Plan ............................................................................................................. 3 Figure 3 VMT per Capita Heat Map in San Jose .............................................................................. 8 Figure 4 VMT per Job Heat Map in San Jose ................................................................................... 9 Figure 5 Low VMT per Capita Areas in San Jose ........................................................................... 10 Figure 6 Low VMT per Job Areas in San Jose ................................................................................ 11 Figure 7 Existing Bicycle Facilities .................................................................................................. 17 Figure 8 Existing Transit Services ................................................................................................... 19 Figure 9 VMT per Employee Heat Map in Project Area .................................................................. 22 Figure 10 Project Trip Distribution ....................................................................................................28 Figure 11 Project Trip Assignment ................................................................................................... 29 Figure 12 Existing Lane Configurations ............................................................................................ 31 Figure 13 Winchester Boulevard Complete Street Improvement ..................................................... 32 Figure 14 Existing Traffic Volumes ................................................................................................... 36 Figure 15 Background Traffic Volumes ............................................................................................ 37 Figure 16 Background Plus Project Traffic Volumes ........................................................................ 38 Figure 17 Cumulative Plus Project Traffic Volumes ......................................................................... 39 Figure 18 Gross Project Trips at Site Driveways .............................................................................. 47 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Figure 19 Cadillac Residential Parking Program .............................................................................. 52 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | i
Executive Summary
This report presents the results of a Transportation Analysis (TA) for the proposed Winchester Hotel development at 1212-1224 South Winchester Blvd in the City of San Jose. The project site is located along the east side of Winchester Boulevard, approximately 450 feet north of Payne Avenue and within a designated Urban Village (Winchester Boulevard.

As proposed, the development would consist of the replacement of two single-family homes on-site with a 119-room hotel providing a total of 67 off-street parking spaces within a single below grade parking level. Access to and from the project site would be provided via one right-in/right-out driveway along Winchester Boulevard.

Transportation Analysis Scope
The transportation analysis of the project was evaluated following the standards and methodologies set forth in the City of San Jose’s Transportation Analysis Policy (Council Policy 5-1), City of San Jose’s Transportation Analysis Handbook 2018, the Santa Clara Valley Transportation Authority (VTA) Congestion Management Program’s Transportation Impact Guidelines (October 2014), the City of Campbell traffic analysis guidelines, and by the California Environmental Quality Act (CEQA). Based on the City of San Jose’s Transportation Policy and Transportation Analysis Handbook 2018, the TA report for the project consists of a CEQA vehicle-miles-traveled (VMT) analysis and a supplemental Local Transportation Analysis (LTA).

CEQA Transportation Analysis Scope
The CEQA transportation analysis for the project consists of a project-level VMT impact analysis using the City’s VMT tool and a cumulative impact analysis that demonstrates the project’s consistency with the Envision San Jose 2040 General Plan.

Local Transportation Analysis Scope
The LTA includes the evaluation of weekday AM and PM peak hour operations at a limited number of intersections for the purpose of identifying operational issues (queuing, signal operations, and potential multi-modal issues) at intersections in the general vicinity of the project site. However, the determination of project impacts per CEQA requirements is based solely on the VMT analysis.

CEQA VMT Analysis
CEQA Transportation Analysis Exemption Criteria
The City of San Jose Transportation Analysis Handbook identifies screening criteria that determines whether a CEQA transportation analysis would be required for development projects. The criteria are 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | ii
based on the type of project, characteristics, and/or location. If a project meets the City’s screening criteria, the project is expected to result in less-than-significant VMT impacts and a detailed CEQA VMT analysis is not required.

Since the characteristics of the proposed hotel would have similar trip generating characteristics to retail space, the proposed hotel was converted into an equivalent amount of retail space based on trip generation estimates derived utilizing trip rates published in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th Edition (2017). Based on the hotel rooms to retail space conversion, the proposed hotel project is expected to generate traffic equivalent to approximately 38,600 square feet of retail space.

Per the City of San Jose VMT screening criteria, retail projects of 100,000 square feet or less are considered local-serving. Therefore, the proposed hotel does not require a detailed CEQA VMT analysis.

Cumulative (GP Consistency) Evaluation
Projects must demonstrate consistency with the Envision San José 2040 General Plan to address cumulative impacts. Consistency with the City’s General Plan is based on the project’s density, design, and conformance to the General Plan goals and policies. If a project is determined to be inconsistent with the General Plan, a cumulative impact analysis is required per the City’s Transportation Analysis Handbook.

The project site is located within the Winchester Boulevard Urban Village. Urban villages are defined as walkable, bicycle-friendly, transit-oriented, mixed use settings that provide both housing and jobs, thus supporting the policies and goals of the General Plan. The project is consistent with the General Plan and Winchester Boulevard Urban Village goals and policies for the following reasons:
 The project frontage along Winchester Boulevard will be consistent with planned streetscape design features of Grand Boulevards and the Winchester Boulevard Urban Village Plan.  The project frontage along Winchester Boulevard will be designed to accommodate the planned Winchester Boulevard Complete Street improvements including protected bicycle lanes, wider sidewalks, and other pedestrian safety features.
 The project site is adjacent to bus stops and bicycle lanes on Winchester Boulevard.

Therefore, based on the project description, the proposed project would be consistent with the Urban Village Planning Concepts and the Envision San José 2040 General Plan. Thus, the project would be considered as part of the cumulative solution to meet the General Plan’s long-range transportation goals and would result in a less-than-significant cumulative impact.

Local Transportation Analysis
The intersection operations analysis is intended to quantify the operations of intersections and to identify potential negative effects due to the addition of project traffic. However, a potential adverse effect on a study intersection operation is not considered a CEQA impact metric.

The LTA includes the analysis of AM and PM peak-hour traffic conditions for four signalized and one unsignalized intersections, following the standards and methodology set forth by the Cities of San Jose and Campbell.

Trip Generation
After applying the ITE trip rates, and appropriate trip reductions, it is estimated that the project would generate an additional 1,455 daily vehicle trips, with 64 trips (37 inbound and 27 outbound) occurring 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | iii
during the AM peak hour and 75 trips (37 inbound and 38 outbound) occurring during the PM peak hour.

Future Intersection Operation Conditions
The operations analysis shows that all of the study intersections are projected to operate at acceptable levels of service, based on the Cities of San Jose and Campbell, and CMP intersection operations standard of LOS D and E, respectively, under background conditions, background plus project, and cumulative plus project conditions during both the AM and PM peak hours.

I-280/Winchester Boulevard Interchange Area Transportation Development Policy The TDP provides partial funding, via a traffic impact fee imposed on proposed development, for the implementation of a new westbound off-ramp from I-280 to Winchester Boulevard to reduce traffic congestion at the I-880/Stevens Creek and Stevens Creek Boulevard corridors. The traffic fee is based on the estimated trips to be added to the new westbound off-ramp from I-280 to Winchester Boulevard during the PM peak hour by each individual development. It is estimated that the proposed project will result in the addition of four PM peak hour trips to the planned I-280 to Winchester Boulevard ramp.

Adhere to City of San Jose Design Standards and Guidelines. The design of the project site, including but not limited to driveways, sidewalks, corner radii, street width, parking dimensions, and signage, should adhere to City of San Jose design standards and guidelines. Specific site access and on-site circulation recommended improvements are summarized below:
 In addition to providing a 20-foot sidewalk along the project frontage, the site driveway design must ensure the safe travel of pedestrians and bicyclists along Winchester Boulevard.

Appropriate visible and/or audible warning signals should be provided at the garage entrance to alert pedestrians and bicyclists of vehicles exiting the parking garage.  The proposed parking space dimensions, while not an unusual design, do not meet City standards and should be reviewed by City staff prior to final design.  It is recommended that the parking spaces located at the end of the dead-end aisle be dedicated for employee use.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | iv
 In lieu of providing off-street loading spaces, it is recommended that the project applicant work with City staff to determine the feasibility of providing a public loading zone on Winchester Boulevard along the project frontage.
 The City may not be supportive of the proposed loading zone along Winchester Boulevard and may require that the loading area be moved on-site. The project should work with the City to determine the feasibility of the proposed passenger loading zone on Winchester Boulevard.  The site should provide time restricted parking spaces on-site for guest check-in and a valet drop-off/pick-up area that can accommodate the storing of at least two vehicles.

Parking Supply
Vehicular Parking
The City’s parking requirements for hotels are as follows: one parking space per room and one parking space per employee. The project would have 119 rooms and a maximum of 10 employees on-site.

Based on the City’s parking code requirements, the project would need to provide a total of 129 offstreet parking spaces. The project is located in the Winchester Boulevard Urban Village. The Urban Village Overlay allows for a 20 percent reduction in parking with the implementation of a Transportation Demand Management (TDM) plan. With the 20 percent reduction, the required parking would be reduced to 104 parking spaces. The project proposes a total of 67 parking spaces, which is a 52 percent reduction from the City’s standard parking requirements.

In accordance with Sections 20.70.330 and 20.90.220 of the San Jose Code of Ordinances, which allows up to a 50% parking reduction, the additional 32 percent reduction could be allowed with the implementation and maintenance of a TDM plan. A separate TDM plan for the proposed project that meets the requirements set forth in the City’s Zoning Code will be prepared by Hexagon. The project will be required to submit and have approved by the City its TDM program.

Bicycle Parking
According to the City’s Bicycle Parking Standards, the project is required to provide 13 bicycle parking spaces. The project site plan indicates that two bicycle storage areas will be located within the basement level of the parking garage. The storage areas are shown to provide space for a total of 27 bicycles. Therefore, the proposed bicycle parking on-site will exceed the City’s requirements and encourage the use of non-auto modes of travel and minimize the demand for on-site parking.

Pedestrian, Bicycle, and Transit Analysis
Pedestrian Facilities
Existing sidewalks along Winchester Boulevard provide a pedestrian connection between the project site and pedestrian destinations in the project vicinity. Crosswalks with pedestrian signal heads are located at the signalized intersection of Winchester Boulevard and Payne Avenue. All of the roadways in the vicinity of the project site have sidewalks on both sides of the street, except a short segment on the east side of Winchester Boulevard along the frontages of the project site and one adjacent property to the north. The project will install a 20-foot sidewalk along its frontage on Winchester Boulevard.

However, in order to close the sidewalk gap on the east side of Winchester Boulevard, it is recommended that the City staff work with the owner of the adjacent property to the north to install a sidewalk per City design standards.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | v
Bicycle Facilities
The bikeways within the vicinity of the project site would remain unchanged under project conditions.

Currently, no bike facilities exist on Winchester Boulevard between Payne Avenue and Moorpark Avenue that would provide connections to other bicycle facilities in the project vicinity.

The San Jose Bike Plan 2020 indicates that a variety of bicycle facilities are planned in the study area, some of which would benefit the project and adhere to the goals of the Envision 2040 General Plan. Of the planned facilities, the following are relevant to the project.

As a Grand Boulevard it is envisioned that Winchester Boulevard could potentially be included in the VTA Bus Rapid Transit (BRT) System. However, there are no plans at this time for a BRT line on Winchester Boulevard.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 1

1. Introduction
This report presents the results of a Transportation Analysis (TA) for the proposed Winchester Hotel development at 1212-1224 South Winchester Blvd in the City of San Jose. The project site is located along the east side of Winchester Boulevard, approximately 450 feet north of Payne Avenue and within a designated Urban Village (Winchester Boulevard). According to the Envision San Jose 2040 General Plan, the Urban Village strategy fosters:
 Mixed residential and employment activities that are attractive to an innovative workforce  Revitalization of underutilized properties that have access to existing infrastructure  Densities that support transit use, bicycling, and walking  High-quality urban design
As proposed, the development would consist of the replacement of two single-family homes on-site with a 119-room hotel providing a total of 67 parking spaces. Access to and from the project site would be provided via one right-in/right-out driveway along Winchester Boulevard. The project site location, the surrounding study area, and the Winchester Boulevard Urban Village boundary are shown on Figure 1.

The project site plan is shown on Figure 2.

The transportation analysis of the project was evaluated following the standards and methodologies set forth in the City of San Jose’s Transportation Analysis Policy (Council Policy 5-1), the City of San Jose Transportation Analysis Handbook 2018, the Santa Clara Valley Transportation Authority (VTA) Congestion Management Program’s Transportation Impact Guidelines (October 2014), the City of Campbell traffic analysis guidelines, and by the California Environmental Quality Act (CEQA). Based on the City of San Jose’s Transportation Policy and Transportation Analysis Handbook 2018, the TA report for the project consists of a CEQA vehicle-miles-traveled (VMT) analysis and a supplemental Local Transportation Analysis (LTA).

Transportation Policies
Historically, transportation analysis has utilized delay and congestion on the roadway system as the primary metric for the identification of traffic impacts and potential roadway improvements to relieve traffic congestion that may result due to proposed/planned growth. However, the State of California has recognized the limitations of measuring and mitigating only vehicle delay at intersections and in 2013 passed Senate Bill (SB) 743, which requires jurisdictions to stop using congestion and delay metrics, such as Level of Service (LOS), as the measurement for CEQA transportation analysis. With the adoption of SB 743 legislation, public agencies will soon be required to base the determination of transportation impacts on Vehicle Miles Traveled (VMT) rather than level of service. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 2
Figure 1
Site Location
880
280
Payne Ave
Williams Rd
Hamilton Ave
Eden Ave Eden Ave
Winchester Blvd Winchester Blvd
17 San Tomas Expressway San Tomas Expressway
Fireside Dr
= Project Site Location
= City of San Jose
LEGEND:
= City of Campbell
= Winchester Boulevard
Urban Village Boundary
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 3
Figure 2 Proposed Site Plan
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 4
Figure 2 (Cont’d) Proposed Site Plan (Basement Parking Level) 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 5
In adherence to SB 743, the City of San Jose has adopted a new Transportation Analysis Policy, Council Policy 5-1. The policy replaces its predecessor (Policy 5-3) and establishes the thresholds for transportation impacts under the CEQA based on vehicle miles traveled (VMT) instead of levels of service (LOS). The intent of this change is to shift the focus of transportation analysis under CEQA from vehicle delay and roadway auto capacity to a reduction in vehicle emissions, and the creation of robust multimodal networks that support integrated land uses. The new transportation policy aligns with the currently adopted General Plan which seeks to focus new development growth within Planned Growth Areas, bringing together office, residential, and supporting service land uses to internalize trips and reduce VMT. All new development projects are required to analyze transportation impacts using the VMT metric and conform to Council Policy 5-1.

The Circulation Element of the Envision San José 2040 General Plan includes a set of balanced, longrange, multi-modal transportation goals and policies that provide for a transportation network that is safe, efficient and sustainable (minimizes environmental, financial, and neighborhood impacts). These transportation goals and policies are intended to improve multi-modal accessibility to all land uses and create a city where people are less reliant on driving to meet their daily needs. The Envision San Jose 2040 General Plan contains the following policies to encourage the use of non-automobile transportation modes to minimize vehicle trip generation and reduce VMT:
 Consider impacts on overall mobility and all travel modes when evaluating transportation impacts of new developments or infrastructure projects (TR-1.2);  Through the entitlement process for new development, projects shall be required to fund or construct needed transportation improvements for all transportation modes, giving first consideration to improvement of biking, walking and transit facilities and services that encourage reduced vehicle travel demand (TR-1.4);
 Require new development where feasible to provide on-site facilities such as bicycle storage and showers, provide connections to existing and planned facilities, dedicate land to expand existing facilities or provide new facilities such as sidewalks and/or bicycle lanes/paths, or share in the cost of improvements (TR-2.8);
 As part of the development review process, require that new development along existing and planned transit facilities consist of land use and development types and intensities that contribute towards transit ridership. In addition, require that new development is designed to accommodate and to provide direct access to transit facilities (TR-3.3);  Discourage, as part of the entitlement process, the provision of parking spaces significantly above the number of spaces required by code for a given use (TR-8.4);  Allow reduced parking requirements for mixed-use developments and for developments providing shared parking or a comprehensive transportation demand management (TDM) program, or developments located near major transit hubs or within Villages and Corridors and other growth areas (TR-8.6);
 Encourage private property owners to share their underutilized parking supplies with the general public and/or other adjacent private developments (TR-8.7);  Within new development, create and maintain a pedestrian-friendly environment by connecting the internal components with safe, convenient, accessible, and pleasant pedestrian facilities and by requiring pedestrian connections between building entrances, other site features, and adjacent public streets (CD-3.3);
 Create a pedestrian-friendly environment by connecting new residential development with safe, convenient, accessible, and pleasant pedestrian facilities. Provide such connections between 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 6
new development, its adjoining neighborhood, transit access points, schools, parks, and nearby commercial areas (LU-9.1);
 Encourage all developers to install and maintain trails when new development occurs adjacent to a designated trail location. Use the City’s Parkland Dedication Ordinance and Park Impact Ordinance to have residential developers build trails when new residential development occurs adjacent to a designated trail location, consistent with other parkland priorities. Encourage developers or property owners to enter into formal agreements with the City to maintain trails adjacent to their properties (PR-8.5).

VMT Analysis
The City of San Jose’s Transportation Analysis Policy establishes procedures for determining project impacts on VMT based on project description, characteristics, and/or location. The City of San Jose defines VMT as the total miles of travel by personal motorized vehicles a project is expected to generate in a day. VMT is calculated for residential, office, and industrial projects using the OriginDestination VMT method, which measures the full distance of personal motorized vehicle-trips with one end within the project. A project’s VMT is compared to established thresholds of significance based on the project location and type of development. When assessing a residential project, the project’s VMT is divided by the number of residents expected to occupy the project to determine the VMT per capita.

When assessing an office or industrial project, the project’s VMT is divided by the number of employees.

Typically, development projects that are farther from other, complementary land uses (such as a business park far from housing) and in areas without transit or active transportation infrastructure (bike lanes, sidewalks, etc.) generate more driving than development near complementary land uses with more robust transportation options. Therefore, developments located in a central business district with high density and diversity of complementary land uses and frequent transit services are expected to internalize trips and generate shorter and fewer vehicle trips than developments located in a suburban area with low density of residential developments and no transit serve in the project vicinity.

VMT Evaluation Tool
To determine whether a project would result in CEQA transportation impacts related to VMT, the City has developed the San Jose VMT Evaluation Tool to streamline the analysis for development projects.

For non-residential or non-office projects, very large projects, or projects that can potentially shift travel patterns, the City’s Travel Demand Model can be used to determine project VMT.

Based on the assessor’s parcel number (APN) of a project, the VMT evaluation tool identifies the existing average VMT per capita and VMT per employee for the project area. Based on the project location, type of development, project description, and proposed trip reduction measures, the VMT evaluation tool calculates the project VMT. Projects located in areas where the existing VMT is above the established threshold are referred to as being in “high-VMT areas”. Projects in high-VMT areas are required to include a set of VMT reduction measures that would reduce the project VMT to the extent possible.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 7
The thresholds of significance for development projects, as established in the Transportation Analysis Policy, are based on the existing citywide average VMT level for residential uses and the existing regional average VMT level for employment uses. Figures 3 and 4 show the current VMT levels estimated by the City’s travel demand model. Areas are color-coded based on the level of existing VMT:
 Green-filled areas are parcels with existing VMT less than the City’s residential and employee thresholds of 10.12 VMT per capita and 12.21 per employee. The thresholds are calculated by subtracting 15 percent from the citywide average of 11.91 VMT per capita and regional average of 14.37 per employee.
 Yellow-filled areas are parcels with existing VMT between the residential and employee thresholds and the city-wide average of 11.91 VMT per capita and regional average 14.37 VMT per employee.
 Orange-filled areas are parcels with existing VMT greater than the residential and employee thresholds. However, a project’s VMT impact may be mitigated by implementing VMT-reducing measures.

Red-filled areas are parcels with existing VMT greater than the residential and employee threshold. Implementing VMT-reducing measures will not be sufficient to reduce a project’s VMT to less than the threshold of significance.

Average per-capita and per-employee VMT for all the existing developments within ½ mile buffer of each parcel in the City serves as the baseline from which a project is evaluated. The VMT in the proposed project site vicinity is presented in further detail in Chapter 3.

Screening for VMT Analysis
The City’s VMT methodology includes screening criteria that are used to identify types, characteristics, and/or locations of projects that would not exceed the CEQA thresholds of significance. If a project or a component of a mixed-use project meets the screening criteria, it is then presumed that the project or the component would result in a less-than-significant VMT impact and a VMT analysis is not required.

The type of development projects that may meet the screening criteria include the following:
(1) small infill projects
(2) local-serving retail
(3) local-serving public facilities
(4) projects located in Planned Growth Areas with low VMT and High-Quality Transit (5) deed-restricted affordable housing located in Planned Growth Areas with High-Quality Transit Figures 5 and 6 identify areas within the City that currently have low VMT levels estimated by the City for residents and workers, respectively, for which transit supportive development located within a priority growth area would be screened out of the evaluation of VMT. Table 1 summarizes the screening criteria that must be considered for each type of development project as identified in the City of San Jose Transportation Analysis Handbook.

For the purpose of VMT evaluation, hotel rooms are converted to equivalent retail space to provide an estimate of similar trip-making characteristics (origin and destination of trips). Per the City of San Jose VMT screening criteria, retail projects of 100,000 square feet or less are considered local-serving.

Based on the hotel rooms to retail space conversion, the proposed hotel project is expected to generate traffic equivalent to 38,600 square feet of retail space. Therefore, the proposed hotel will be less than the 100,000 s.f. retail threshold screening criterion for local-serving retail and does not require a detailed CEQA transportation analysis, as described in further detail in Chapter 3. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 8
Figure 3 VMT per Capita Heat Map in San Jose
Source: City of San Jose Transportation Analysis Handbook (April 2018) 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 9
Figure 4 VMT per Job Heat Map in San Jose
Source: City of San Jose Transportation Analysis Handbook (April 2018) 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 10
Figure 5 Low VMT per Capita Areas in San Jose
Source: City of San Jose Transportation Analysis Handbook (April 2018) 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 11
Figure 6 Low VMT per Job Areas in San Jose
Source: City of San Jose Transportation Analysis Handbook (April 2018) 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 12
Table 1
CEQA VMT Analysis Screening Criteria for Development Projects Source: City of San José Transportation Analysis Handbook, April 2018.

Local-Serving
Public Facilities  Local-serving public facilities
Residential/Office
Projects or
Components
 Planned Growth Areas: Located within a Planned Growth Area as defined in the Envision San José 2040 General Plan; AND
 High-Quality Transit: Located within ½ a mile of an existing major transit stop or an existing stop along a high-quality transit corridor; AND
 Low VMT: Located in an area in which the per capita VMT is less than or equal to the CEQA significance threshold for the land use; AND
 Transit-Supporting Project Density:
 Minimum Gross Floor Area Ratio (FAR) of 0.75 for office projects or components;  Minimum of 35 units per acre for residential projects or components;  If located in a Planned Growth Area that has a maximum density below 0.75 FAR or 35 units per acre, the maximum density allowed in the Planned Growth Area must be met; AND  Parking:
 No more than the minimum number of parking spaces required;  If located in Urban Villages or Downtown, the number of parking spaces must be adjusted to the lowest amount allowed; however, if the parking is shared, publicly available, and/or “unbundled”, the number of parking spaces can be up to the zoned minimum; AND  Active Transportation: Not negatively impact transit, bike or pedestrian infrastructure.  Affordability: 100% restricted affordable units, excluding unrestricted manager units; affordability must extend for a minimum of 55 years for rental homes or 45 years for for-sale homes; AND
 Planned Growth Areas: Located within a Planned Growth Area as defined in the Envision San José 2040 General Plan; AND
 High Quality Transit: Located within ½ a mile of an existing major transit stop or an existing stop along a high quality transit corridor; AND
 Transit-Supportive Project Density:
 Minimum of 35 units per acre for residential projects or components;  If located in a Planned Growth Area that has a maximum density below 35 units per acre, the maximum density allowed in the Planned Growth Area must be met; AND  Transportation Demand Management (TDM): If located in an area in which the per capita VMT is higher than the CEQA significance threshold, a robust TDM plan must be included; AND  Parking:
 No more than the minimum number of parking spaces required;  If located in Urban Villages or Downtown, the number of parking spaces must be adjusted to the lowest amount allowed; however, if the parking is shared, publicly available, and/or “unbundled”, the number of parking spaces can be up to the zoned minimum; AND  Active Transportation: Not negatively impact transit, bike or pedestrian infrastructure.

Restricted
Affordable
Residential
Projects or
Components
Type Screening Criteria
Small Infill
Projects
 Single-family detached housing of 15 units or less; OR  Single-family attached or multi-family housing of 25 units or less; OR  Office of 10,000 square feet of gross floor area or less; OR  Industrial of 30,000 square feet of gross floor area or less Local-Serving
Retail  100,000 square feet of total gross floor area or less without drive-through operations 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 13
Local Transportation Analysis Scope
A local transportation analysis (LTA) supplements the CEQA VMT analysis and identifies transportation and traffic operational issues that may arise due to a development project. The LTA includes an evaluation of the effects of the project on transportation, access, circulation, and related safety elements in the proximate area of the project.

Intersection Operations Analysis
The evaluation of a project’s impact on level of service at intersections under the jurisdiction of the City of San Jose is no longer required. Per Senate Bill (SB) 743 and the updated CEQA Guidelines. (Section 15064.3) Nov 2017, beginning July 1, 2020 the use of intersection level of service as a metric for determining impacts of development growth on the transportation system will no longer be permitted. Therefore, the identification of level of service impacts in adjacent jurisdictions due to the development within San Jose, would not be consistent with the updated CEQA guidelines nor current City of San Jose transportation Policy.

However, since the VTA’s Congestion Management Program (CMP) and City of Campbell have yet to adopt and implement guidelines and standards for the evaluation of transportation impacts using VMT, the effects of the proposed project traffic on the CMP-designated intersection of Winchester Boulevard and Hamilton Avenue within the City of Campbell and freeway segments in the vicinity of the project area were evaluated following the current peak-hour LOS standards and methodologies as outlined in the VTA Transportation Impact Analysis Guidelines and City of Campbell traffic analysis guidelines.

However, the determination of project impacts per CEQA requirements is based solely on the VMT analysis.

The LTA includes the evaluation of weekday AM and PM peak hour operations at a limited number of intersections for the purpose of identifying operational issues (queuing, signal operations, and potential multi-modal issues) at intersections in the general vicinity of the project site.

Traffic conditions at the study intersections were analyzed for both the weekday AM and PM peak hours of adjacent street traffic. The AM peak hour typically occurs between 7:00 AM and 9:00 AM and the PM peak hour typically occurs between 4:00 PM and 6:00 PM on a regular weekday. These are the peak commute hours during which most weekday traffic congestion occurs on the roadways in the study area.

Intersection operations conditions were evaluated for the following scenarios:
 Existing Conditions. Existing AM and PM peak hour traffic volumes at all study intersections were obtained from the CMP, previously completed traffic studies, and supplemented with new turning-movement counts.
 Background Conditions. Background traffic volumes were estimated by adding to existing peak hour volumes the projected volumes from approved but not yet completed developments.

The approved project traffic was provided by the City of San Jose in the form of the Approved Trips Inventory (ATI) and by the City of Campbell in the form of a list of projects.  Background Plus Project Conditions. Background plus project conditions reflect projected traffic volumes on the planned roadway network with completion of the project and approved developments. Background traffic volumes with the project were estimated by adding to background traffic volumes the additional traffic generated by the project.  Cumulative Conditions. Cumulative traffic volumes reflect projected traffic volumes on the planned roadway network with completion of the pending developments in the area as well as 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 14
the proposed project and approved developments. Lists of pending projects in the vicinity was provided by the Cities of San Jose and Campbell.

The LTA also includes a vehicle queuing analysis, an evaluation of potential project impacts on bicycle, pedestrian, and transit facilities, and a review of site access, on-site circulation, and parking demand.

Report Organization
The remainder of this report is divided into four chapters. Chapter 2 describes existing transportation system including the existing roadway network, transit service, bicycle and pedestrian facilities. Chapter 3 describes the CEQA transportation analysis, including VMT analysis methodology, baseline and potential project VMT impacts, and potential cumulative transportation impacts. Chapter 4 describes the LTA including the method by which project traffic is estimated, intersection operations analysis methodology, any adverse intersection traffic effects caused by the project, intersection vehicle queuing analysis, site access and on-site circulation review, effects on bicycle, pedestrian, and transit facilities, and parking. Chapter 5 presents the conclusions of the transportation analysis. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 15

2. Existing Transportation Setting
This chapter describes the existing conditions of the transportation system within the study area of the project. It describes transportation facilities in the vicinity of the project site, including the roadway network, transit services, and pedestrian and bicycle facilities.

Existing Roadway Network
Regional access to the project site is provided via SR 17 and I-280. These facilities are described below.

SR 17 is a six-lane freeway in the vicinity of the site. It extends from Santa Cruz to I-280 in San Jose, at which point it makes a transition to I-880 to Oakland. Access to the site is provided via its interchange with Hamilton Avenue.

I-280 is an eight-lane freeway in the vicinity of the site. It extends northwest to San Francisco and east to King Road in San Jose, at which point it makes a transition to I-680 to Oakland. North of I-880, I-280 has high occupancy vehicle (HOV) lanes in both directions. Access to and from northbound I-280 to the site is provided via its interchange with Winchester Boulevard and via SR 17 to Hamilton Avenue.

Local access to the site is provided by Winchester Boulevard, Moorpark Avenue, Williams Road, Payne Avenue, Hamilton Avenue, San Tomas Expressway, and Eden Avenue. These roadways are described below.

Winchester Boulevard is a divided six-lane north-south roadway that runs from Los Gatos to Lincoln Street in Santa Clara. In the project vicinity, Winchester Boulevard is considered a “Main Street” based on the City’s General Plan 2040 Street Typologies and has a posted speed limit of 35 mph with sidewalks on both sides of the street and on-street bike lanes between I-280 and Stevens Creek Boulevard. Direct access to and from the project site is provided via a right-in/right-out only driveway along Winchester Boulevard.

Moorpark Avenue is a four-lane east-west roadway that runs from Lawrence Expressway to Bascom Avenue. Moorpark Avenue is considered a “City Connector Street” based on the City’s General Plan 2040 Street Typologies. East of Bascom Avenue, Moorpark Avenue makes a transition into a threelane one-way roadway to Leigh Avenue. Moorpark Avenue provides access to the project site via Winchester Boulevard.

Williams Road is a two-lane east-west roadway in the vicinity of the project site. It extends east from Moorpark Avenue to South Daniel Way, just east of Winchester Boulevard and is considered as “OnStreet Primary Bicycle Facility” based on the City’s General Plan 2040 Street Typologies. Williams Road provides access to the project site via Winchester Boulevard. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 16
Payne Avenue is a two-lane east-west roadway in the vicinity of the project site. It extends east from Saratoga Avenue to Almarida Drive, just east of Winchester Boulevard and is considered a “Local Connector Street” based on the City’s General Plan 2040 Street Typologies. Payne Avenue provides access to the project site via Winchester Boulevard.

Hamilton Avenue is a six-lane east-west roadway between Marathon Drive and Leigh Avenue. West of Marathon Drive, Hamilton Avenue narrows to a four-lane roadway and extends west to Campbell Avenue. East of Leigh Avenue, Hamilton Avenue narrows to a four-lane roadway and extends west to Meridian Avenue. Hamilton Avenue provides access to the project site via Winchester Boulevard.

San Tomas Expressway is a north-south expressway that begins at its interchange with US 101 and extends southward through Santa Clara and San Jose and into Campbell, where it transitions into Camden Avenue at SR 17. San Tomas Expressway provides access to and from the project site via Williams Road and Payne Avenue.

Eden Avenue is a two-lane north-south roadway in the vicinity of the project site. It extends north from Hamilton Avenue to Moorpark Avenue. Eden Avenue provides access to the project site via Williams Road and Payne Avenue.

Existing Bicycle and Pedestrian Facilities
Class II Bikeway (Bike Lane). Class II bikeways are striped bike lanes on roadways that are marked by signage and pavement markings. Within the vicinity of the project site, striped bike lanes are present on the following roadway segments.
 Winchester Boulevard, between Hamilton Avenue and Payne Avenue  Hamilton Avenue, west of SR 17
 Payne Avenue, west of Winchester Boulevard
 Williams Road, west of Baywood Avenue
 Moopark Avenue, west of Thornton Way
 Monroe Street, between Tisch Way and Stevens Creek Boulevard  Winchester Boulevard, between Tisch Way and Stevens Creek Boulevard Class III Bikeway (Bike Route). Class III bikeways are bike routes and only have signs to help guide bicyclists on recommended routes to certain locations. In the vicinity of the project site, the following roadway segments are designated as bike routes.
 Payne Avenue, between Winchester Boulevard and Greenbriar Avenue  Eden Avenue, between Impala Drive and Hamilton Avenue  Milton Avenue, south of Hamilton Avenue
 Darryl Drive, between Hamilton Avenue and Payne Avenue  Monroe Street, between Moopark Avenue and Williams Road  Williams Road, between Baywood Avenue and Daniel Way
 Daniel Way, between Williams Road and Westfield Avenue  Thornton Way, between Moorpark Avenue and Downing Avenue  Central Avenue, bewteen Hamilton Avenue and Westfield Avenue  Downing Avenue, east of SR 17
Although none of the residential streets near the project site provide bike lanes or are designated as bike routes, due to their low traffic volumes, many of them are conducive to bicycle usage. The existing bicycle facilities are shown in Figure 7.

The locations of three pedestrian footbridge crossings over freeways in vicinity of the project site are listed below and shown in Figure 7.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 17
Figure 7
Existing Bicycle Facilities

880
280
Payne Ave
Williams Rd
Hamilton Ave
Eden Ave Eden AveW ni chester Blvd W ni chester Blvd
17 San Tomas Expwy San Tomas Expwy
Fireside Dr
Moorpark Ave
Monroe St Monroe St
Daniel Way Daniel Way
Downing Ave
Thornton Way Thornton Way
Darryl Dr Darryl Dr
Milton Ave Milton Ave
Baywood Ave Baywood Ave
Impala Dr
Westfield Ave
Tisch Way
Monroe St Monroe St
Cypress Ave Cypress Ave
Greenbriar Ave Greenbriar Ave
Central Ave Central Ave
= Class II Bike Lane
= Class III Bike Route
= Bike/Ped Freeway
Crossing
= Project Site Location
= City of San Jose
LEGEND:
= City of Campbell
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 18
 SR 17 pedestrian footbridge connecting Westfield Avenue and Downing Avenue  I-280 pedestrian footbridge connecting Moorpark Avenue and Cypress Avenue  I-280 pedestrian footbridge connecting Moopark Avenue and Tisch Way Controlled crosswalks across Winchester Boulevard are provided near the project site at the signalized Williams Road and Payne Avenue intersections with Winchester Boulevard. Overall, the existing network of sidewalks and crosswalks provides good connectivity and provides pedestrians with safe routes to transit services and other points of interest in the area.

Existing Transit Services
Existing transit service to the study area is provided by the VTA. The VTA transit services are described below and shown on Figure 8.

VTA Bus Services
The project site is served directly by the following VTA bus routes.

Frequent Route 25 runs from the De Anza College to Alum Rock Transit Center and operates from 5:00 AM to 12:30 AM on weekdays with 15- to 30-minute headways during commute periods. Route 25 operates along Winchester Boulevard and Williams Road in the project area. The closest bus stop is located approximately 2,000 feet north of the project site at the intersection of Winchester Boulevard and Williams Road.

Local Route 56 runs from Lockheed Martin to Tambien Station and operates from 5:00 AM to 10:30 PM on weekdays with 30-minute headways during commute periods. The closest bus stop is located approximately 0.6 mile south of the project site at the intersection of Winchester Boulevard and Hamilton Avenue.

Frequent Route 60 runs from the BART Station in Milpitas to Winchester Station via SJC Airport and operates from 5:00 AM to 12:30 AM on weekdays with 15-minute headways during commute periods.

Route 60 operates along Winchester Boulevard in the project area. The closest southbound and northbound bus stops to the project site are located approximately 500 feet south of the project site near the Winchester Boulevard and Payne Avenue intersection.

Express Route 101 runs from the Camden Avenue near Highway 85 to Stanford Research Park in Palo Alto and operates two northbound trips during the morning commute period and two southbound trips during the afternoon commute period with 50- to 60-minute headways. The closest bus stop is located approximately 0.6 mile south of the project site at the intersection of Winchester Boulevard and Hamilton Avenue.

VTA Light Rail Transit (LRT) Service
LRT Green Line runs from the Winchester Transit Center in Campbell to Old Ironsides in Santa Clara and operates from 5:00 AM to 1:00 AM with 15-minute headways during the peak commute periods.

The closest LRT station is located approximately 1.4 miles from the project site at the interchange of SR 17 and Hamilton Avenue.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 19
Figure 8
Existing Transit Services
880
280
Payne Ave
Williams Rd
Hamilton Ave
Eden Ave Eden Ave
Winchester Blvd Winchester Blvd
17 San Tomas Expwy San Tomas Expwy
Fireside Dr
Moorpark Ave
Thornton Way Thornton Way
Hamilton
LRT Station
Hamilton
LRT Station
= Local Route
= Frequent Route
= Express Route
X
XX
= Project Site Location
= City of San Jose
LEGEND:
= City of Campbell
330 101
25 25
25 60
60 60
56 56
= Light Rail Transit (LRT)
= Bus Stop
X
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 20

3. CEQA Transportation Analysis
This chapter describes the CEQA transportation analysis, including the VMT analysis methodology and significance criteria, potential project impacts on VMT, mitigation measures recommended to reduce significant impacts, and an evaluation of consistency with the City of San Jose’s General Plan.

VMT Analysis Methodology
Per Council Policy 5-1, the effects of the proposed project on VMT was evaluated using the methodology outlined in the City’s Transportation Analysis Handbook. VMT is the total miles of travel by personal motorized vehicles a project is expected to generate in a day. VMT measures the full distance of personal motorized vehicle-trips with one end within the project. When the proposed project is relatively small and would not significantly alter existing traffic patterns, the City’s VMT evaluation tool is used to estimate the project VMT and determine whether the project would result in a significant VMT impact.

The VMT evaluation tool evaluates a list of selected VMT reduction measures that can be applied to a project to reduce the project VMT. There are four strategy tiers whose effects on VMT can be calculated with the VMT evaluation tool:

1. Project characteristics (e.g. density, diversity of uses, design, and affordability of housing) that encourage walking, biking and transit uses.

2. Multimodal network improvements that increase accessibility for transit users, bicyclists, and pedestrians,

3. Parking measures that discourage personal motorized vehicle-trips, and

4. Transportation demand management (TDM) measures that provide incentives and services to encourage alternatives to personal motorized vehicle-trips.

The first three strategies – land use characteristics, multimodal network improvements, and parking – are physical design strategies that can be incorporated into the project design. TDM includes programmatic measures that aim to reduce VMT by decreasing personal motorized vehicle mode share and by encouraging more walking, biking, and riding transit. TDM measures should be enforced through annual trip monitoring to assess the project’s status in meeting the VMT reduction goals.

Based on the assessor’s parcel number (APN) of a project, the VMT evaluation tool identifies the 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 21
existing average VMT per employee for the project area. Based on the project location, type of development, project description, and proposed trip reduction measures, the VMT evaluation tool calculates the project VMT. Projects located in areas where the existing VMT is greater than the established threshold are referred to as being in “high-VMT areas”. Projects in high-VMT areas are required to include a set of VMT reduction measures that would reduce the project VMT to the extent possible. Figure 9 shows the current VMT levels estimated by the City for workers in the immediate project area.

Based on the project location, type of development, project description, and proposed trip reduction measures, the VMT evaluation tool calculates the project VMT. However, the City’s VMT Evaluation Tool is limited to the evaluation of four general land use categories: residential, office, industrial, and retail. Thus, the use of the VMT evaluation tool for the evaluation of land uses other than the four general land uses described above, such as the proposed hotel, requires the conversion of the proposed land use to an equivalent amount (based on trip generation characteristics) of residential units, office space, industrial space, or retail space.

Since the characteristics of the proposed hotel would have similar trip generating characteristics to retail space, the proposed hotel was converted into an equivalent amount of retail space based on trip generation estimates derived utilizing trip rates published in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th Edition (2017). Based on the ITE daily trip rate for hotel (ITE Land Use Code 310), the proposed 119-room hotel is estimated to generate 1,455 daily trips, which is equivalent to the trips estimated to be generated by approximately 38,600 s.f. of retail space. Table 2 presents the retail equivalency calculation.

Table 2
Equivalent Retail Space
CEQA Transportation Analysis Exemption Criteria
The City of San Jose Transportation Analysis Handbook identifies screening criteria that determines whether a CEQA transportation analysis would be required for development projects. The criteria are based on the type of project, characteristics, and/or location.

As discussed previously, hotel rooms are converted to equivalent retail space to provide an estimate of similar trip-making characteristics (origin and destination of trips) for the purpose of VMT evaluation.

Based on the hotel rooms to retail space conversion, the proposed hotel project is expected to generate traffic equivalent to approximately 38,600 square feet of retail space.

Land Use Rate Trip
Hotel (ITE Land Use 310)1 119 Rooms 12.23 1,455
Shopping Center (ITE Land Use 820)1 Equivalent Retail Space2 = 38,600 Square Feet 37.75 1,455
Notes:
1 ITE Trip Generation Manual, 10th Edition 2017 (Average Rates) 2 Rounded to the nearest 100 square feet.

Size
Daily
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 22
Figure 9 VMT per Employee Heat Map in Project Area
Winchester Blvd
Source: City of San Jose Transportation Analysis Handbook (April 2018) Williams Rd
Payne Avenue
Fireside Dr
Eden Ave
San Tomas Expwy17
NORTH
Not to Scale
Project Site
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 23
Cumulative (GP Consistency) Evaluation
Projects must demonstrate consistency with the Envision San José 2040 General Plan to address cumulative impacts. Consistency with the City’s General Plan is based on the project’s density, design, and conformance to the General Plan goals and policies. If a project is determined to be inconsistent with the General Plan, a cumulative impact analysis is required per the City’s Transportation Analysis Handbook.

The project site is located within the Winchester Boulevard Urban Village, which is generally bounded by I-280 to the north, SR 17 to the east, Hamilton Avenue to the south, and San Tomas Expressway to the west (see Figure 1). Urban villages were developed as one of the major strategies of the Envision San José 2040 General Plan. Urban villages are defined as walkable, bicycle-friendly, transit-oriented, mixed use settings that provide both housing and jobs, thus supporting the policies and goals of the General Plan.

The Winchester Boulevard Urban Village Plan identifies the following goals to improve traffic flow, alternative transportation options, and reduce neighborhood cut-through traffic.  Improve traffic flow through multimodal data collection and application and signal coordination and timing improvements.
 Reduce congestion from the road by encouraging off-peak travel as well as more travel through sustainable modes, including walking, biking, transit and ridesharing.  Support robust technology improvements, and appropriately accommodate new technologies, such as autonomous vehicles, in ways that provide net benefit.  Improve transit options and connections to regional transit facilities by prioritizing transit and by upgrading existing bus stop facilities.
 Improve walkability and bikeability with better connections, wider walkways, improved over/undercrossings, shared bikeway in residential neighborhoods, protected or buffered bike lanes on major streets, and better bike parking.
 Limit cut-through traffic, speeding, and parking overflow in residential neighborhoods by slowing speeds and increasing cut-through travel-times in residential neighborhoods, and by providing enough parking to meet the needs of businesses and residents.  Improve wayfinding in ways that reinforce and enhance the identity of the Urban Village and its surrounding neighborhood.
 Remain consistent with the community’s top priorities for future designs of Winchester Boulevard, which are sufficient vehicular travel lanes and protected bike lanes.

The project is consistent with the General Plan and Winchester Boulevard Urban Village goals and policies for the following reasons:
 The project frontage along Winchester Boulevard will be consistent with planned streetscape design features of Grand Boulevards and the Winchester Boulevard Urban Village Plan.  The project frontage along Winchester Boulevard will be designed to accommodate the planned Winchester Boulevard Complete Street improvements including protected bicycle lanes, wider sidewalks, and other pedestrian safety features.
 The project site is adjacent to bus stops and bicycle lanes on Winchester Boulevard. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 24
Therefore, based on the project description, the proposed project would be consistent with the Urban Village Planning Concepts and the Envision San José 2040 General Plan. Thus, the project would be considered as part of the cumulative solution to meet the General Plan’s long-range transportation goals and would result in a less-than-significant cumulative impact. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 25

4. Local Transportation Analysis
This chapter describes the local transportation analysis including the method by which project traffic is estimated, intersection operations analysis for existing, background, and background plus project, any adverse effects on study intersections caused by the project, intersection vehicle queuing analysis, freeway segment capacity, site access and on-site circulation review, effects on bicycle, pedestrian, and transit facilities, and parking.

Project Description
As proposed, the development would consist of the replacement of two single-family homes on-site with a 119-room hotel providing a total of 67 parking spaces. Access to and from the project site would be provided via one right-in/right-out driveway along Winchester Boulevard.

The project site is located within a designated Urban Village (Winchester Boulevard) per the Envision San Jose 2040 General Plan. Urban villages are walkable, bicycle-friendly, transit-oriented, mixed-use settings that provide both housing and jobs, thus supporting the General Plan’s environmental goals.

Project Trip Estimates
The magnitude of traffic produced by a new development and the locations where that traffic would appear are estimated using a three-step process: (1) trip generation, (2) trip distribution, and (3) trip assignment. In determining project trip generation, the magnitude of traffic entering and exiting the site is estimated for the AM and PM peak hours. As part of the project trip distribution, the directions to and from which the project trips would travel are estimated. In the project trip assignment, the project trips are assigned to specific streets and intersections. These procedures are described below.

Trip Generation
Proposed Project Trips
Through empirical research, data have been collected that indicate the amount of traffic that can be expected to be generated by common land uses. Project trip generation was estimated by applying to the size and uses of the development the appropriate trip generation rates. The average trip generation rates for Hotel (Land Use 310) as published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017) were applied to the proposed number of hotel rooms to estimate the project trips.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 26
Trip Reductions
In accordance with San Jose’s Transportation Analysis Handbook (April 2018, Section 4.8, “Intersection Operations Analysis”), the project is eligible for adjustments and reductions from the baseline (gross) trip generation described above. Based on the 2018 San Jose guidelines, the project qualifies for a location-based adjustment. The location-based adjustment reflects the project’s vehicle mode share based on the place type in which the project is located per the San Jose Travel Demand Model. The project’s place type was obtained from the San Jose VMT Evaluation Tool. Based on the Tool, the project site is located within a designated urban area with low access to transit. Therefore, the baseline project trips were adjusted to reflect an urban low-transit mode share. Urban low-transit is characterized as an area with good accessibility, low vacancy, and middle-aged housing stock. Developments within urban low-transit areas have a vehicle mode share of 87%. Thus, a 13% reduction was applied to the trips generated by the proposed project.

Based on the ITE rates with trip reductions, the proposed hotel development would generate a total of 1,266 daily vehicle trips, with 64 trips (37 inbound and 27 outbound) occurring during the AM peak hour and 75 trips (37 inbound and 38 outbound) occurring during the PM peak hour. The project trip generation estimates are presented in Table 3.

Existing Site Trips
Two homes are currently occupying the project site. Field observations revealed that the two homes are generating less than 10 trips during each of the peak hours. Therefore, the LTA utilized a conservative approach and did not take trip credit for the homes.

Trip Distribution and Trip Assignment
The trip distribution pattern for the project was developed based on existing travel patterns on the surrounding roadway system and the locations of complementary land uses. The peak-hour vehicle trips generated by the project were assigned to the roadway network in accordance with the trip distribution pattern, with an emphasis on freeway access and project driveway location. Figure 10 shows the trip distribution pattern, and Figure 11 shows the net trip assignment of project traffic on the local transportation network.

Intersection Operations Methodology
This section presents the methods used to evaluate traffic operations at the study intersections. It includes descriptions of the data requirements, the analysis methodologies, the applicable level of service standards, and the criteria defining adverse effects at the study intersections.

The intersection operations analysis is intended to quantify the operations of intersections and to identify potential negative effects due to the addition of project traffic. However, a potential adverse effect on a study intersection is not considered a CEQA impact metric.

Study Intersections
The study includes an analysis of AM and PM peak-hour traffic conditions for four signalized intersections and one unsignalized intersection. Intersections were selected for study if the project is expected to add 10 vehicle trips per hour per lane to a signalized intersection that meets one of the following criteria as outlined in the Transportation Analysis Handbook. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 27
Table 3 Project Trip Generation Estimates
ITE1 Pk-Hr Pk-Hr
Land Use Land Use Code Rate Trip Rate In Out In Out Total Rate In Out In Out TotalProposed Land Use Hotel #310 - Occupied Hotel Rooms 119 Rooms 12.23 1,455 0.62 58% 42% 43 31 74 0.73 49% 51% 43 44 87 Location-Based Reduction (Urban Low-Transit - 13%)2 -189 -6 -4 -10 -6 -6 -12 Total 1,266 37 27 64 37 38 75
Notes:
1 ITE Trip Generation Manual, 10th Edition 2017 (Average Rates)2 The project site is located within an urban low-transit area based on the City of San Jose VMT Evaluation Tool (February 29, 2019). The trip reductions are based on the percent of mode share for all of the other modes of travel besides vehicle for retail uses.

Size
AM Peak Hour PM Peak Hour
Daily Split Trip Split Trip
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 P a g e | 2 8
Figure 10
Project Trip Distribution
880
280
Payne Ave Williams Rd
Hamilton Ave
17 Williamsburg Dr
Fireside Dr David Ave
= Project Site Location
= Study Intersection
= City of San Jose
LEGEND:
= City of Campbell
X
1 2
3 4
5 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 29
Figure 11
Project Trip Assignment
Project Trip Assignment 3-2-20
LEGEND:
= AM(PM) Peak-Hour Traffic Volumes
= Project Site Location
= Study Intersection
XX(XX)
NORTH
Not to Scale
Williams Rd
Fireside Dr
Payne Ave
Hamilton Ave
Winchester
*
*
1 5
2 3
X
4 Williamsburg Dr
Project Driveway
Blvd
David Ave
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 30
 Within a ½-mile buffer from the project’s property line;  Outside a ½-mile buffer but within a one-mile buffer from the project AND currently operating at D or worse;
 Designated Congestion Management Program (CMP) facility outside of the City’s Infill Opportunity Zones;
 Outside the City limits with the potential to be affected by the project, per the transportation standards of the corresponding external jurisdiction;
 With the potential to be affected by the project, per engineering judgement of Public Works.

The following study intersections are located between a one-half mile and one-mile radii from the project site and were selected based on the above criteria (see Figure 10).

1. Winchester Boulevard and Williams Road (San Jose)

2. Winchester Boulevard and Payne Avenue (San Jose)

3. Winchester Boulevard and David Avenue/Williamsburg Drive (San Jose)

4. Winchester Boulevard and Hamilton Avenue* (Campbell)

5. Winchester Boulevard and Fireside Drive (San Jose - Unsignalized) *Denotes CMP Intersection
The signalized intersection of Winchester Boulevard and Hamilton Avenue is located within the City of Campbell. However, it is also a CMP designated intersection and subject to CMP LOS standards.

Data Requirements
The data required for the analysis were obtained from new traffic counts, the CMP, the Cities of San Jose and Campbell, and field observations. The following data were collected from these sources:
 existing traffic volumes
 existing lane configurations
 signal timing and phasing
 approved project trips
Lane Configurations
The existing lane configurations at the study intersections were determined by observations in the field and are shown on Figure 12.

It is assumed in this analysis that the transportation network under background, background plus project, and cumulative plus project would be the same as the existing transportation network, with the following exceptions as part of the Winchester Boulevard Complete Street Improvements.

The Winchester Boulevard Urban Village Plan identifies the improvement of Winchester Boulevard between Hamilton Avenue and I-280 to a complete street. Complete streets are roadways designed to safely accommodate many different users, including people who bike, people who walk, transit riders, motorists, and emergency vehicles. The planned streetscape design for Winchester Boulevard includes features of Grand Boulevards and Complete Streets as defined in San José’s General Plan and Complete Streets Design Guidelines (see Figure 13). The Winchester Boulevard Urban Village Plan identifies the following complete street improvements along Winchester Boulevard:
 Protected bike lanes along both sides of Winchester Boulevard. The bike lanes will be physically separated from vehicle travel lanes.
 At least four vehicular travel lanes and two flex lanes for vehicle travel or parking. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 31
Figure 12
Existing Lane Configurations
880
280
= Project Site Location
= Study Intersection
= City of San Jose
LEGEND:
= City of Campbell
X
1 2
3 4
5 Payne Ave
Williams Rd
Hamilton Ave
Eden Ave Eden Ave
Winchester Blvd Winchester Blvd
17 San Tomas Expressway San Tomas Expressway
Williamsburg Dr
Fireside Dr
David Ave
= Stop-Controlled Intersection
= Signalized Intersection
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 32
Figure 13 Winchester Boulevard Complete Street Improvement

DEPARTMENT OF PUBLIC WORKSAN

CAPITAL OF SILICON VALLEY

CITY OF

S OSE J

SAN JOSE, CALIFORNIA
5 TOTAL

LOSS OF PARKING SPACES (THIS SHEET ONLY)
58 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 33
Figure 13 (Continued) Winchester Boulevard Complete Street Improvement

DEPARTMENT OF PUBLIC WORKSAN

CAPITAL OF SILICON VALLEY

CITY OF

S OSE J

SAN JOSE, CALIFORNIA
6 TOTAL

LOSS OF PARKING SPACES (THIS SHEET ONLY)
23 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 34
Figure 13 (Continued) Winchester Boulevard Complete Street Improvement

DEPARTMENT OF PUBLIC WORKSAN

CAPITAL OF SILICON VALLEY

CITY OF

S OSE J

SAN JOSE, CALIFORNIA
7 TOTAL

LOSS OF PARKING SPACES (THIS SHEET ONLY)
9 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 35
 Construction of a raised median with limited breaks.

This study conservatively assumes Winchester Boulevard would have four vehicular travel lanes (two lanes in each direction) during the AM and PM peak hours.

Traffic Volumes
Existing Conditions
Existing peak hour traffic volumes at all study intersections were obtained from the CMP, previously completed traffic studies, and supplemented with new turning-movement counts. The existing peakhour intersection volumes are shown on Figure 14. Intersection turning-movement counts conducted for this analysis are presented in Appendix B. Peak hour intersection turning movement volumes for all intersections and study scenarios are tabulated in Appendix D.

Future Conditions
Background peak hour traffic volumes were estimated by adding to existing volumes the estimated traffic from approved but not yet constructed developments. The added traffic from approved but not yet constructed developments was obtained from the City of San Jose’s Approved Trips Inventory (ATI) database. Trips associated with approved projects in the City of Campbell were estimated based on a list provided by City of Campbell staff. The background traffic scenario predicts a realistic traffic condition that would occur as approved development is built. Background traffic volumes are shown in Figure 15. Project trips were added to background traffic volumes to obtain background plus project traffic volumes (see Figure 16).

Traffic volumes under cumulative plus project conditions were estimated by adding to the background plus project traffic volumes the trips from proposed, but not yet approved (pending) development projects within the Cities of San Jose and Campbell. Pending project trips and/or pending project information was obtained from the Cities of San Jose and Campbell. The cumulative plus project traffic volumes at study intersections are shown Figure 17.

The approved and pending project information are included in Appendix C. The approved trips, proposed project trips, and traffic volumes for all components of traffic are tabulated in Appendix D.

Level of Service Standards and Analysis Methodologies
Traffic conditions at the study intersections were evaluated using level of service (LOS). Level of Service is a qualitative description of operating conditions ranging from LOS A, or free-flow conditions with little or no delay, to LOS F, or jammed conditions with excessive delays. The analysis methods are described below.

All study intersections were evaluated based on the 2000 Highway Capacity Manual (HCM) level of service methodology using the TRAFFIX software. This method evaluates signalized intersection operations on the basis of average control delay time for all vehicles at the intersection. TRAFFIX is also the CMP-designated intersection level of service methodology, thus, the City of San Jose employs the CMP default values for the analysis parameters. The correlation between average control delay and level of service at signalized intersections is shown in Table 4.

Signalized study intersections, with the exception of the CMP-designated intersection at Winchester Boulevard and Hamilton Avenue, are subject to the City of San Jose level of service standards. The City of San Jose has established LOS D as the minimum acceptable intersection operations standard for all signalized intersections unless superseded by an Area Development Policy.

1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 36
Figure 14
Existing Traffic Volumes

880
280
Payne Ave
Williams Rd
Hamilton Ave
Eden Ave Eden Ave
Winchester Blvd Winchester Blvd
17 San Tomas Expressway San Tomas Expressway
Williamsburg Dr
Fireside Dr
David Ave
= Project Site Location
= Study Intersection
= City of San Jose
LEGEND:
= City of Campbell
= AM(PM) Peak Hour
Traffic Volumes
XX(XX)
X
1 2
3 4
5 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 37
Figure 15
Background Traffic Volumes

1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 40
Table 4
Signalized Intersection Level of Service Definitions Based on Control Delay City of San Jose Definition of Adverse Intersection Operations Effects According to the City of San Jose’s Transportation Analysis Handbook 2018, an adverse effect on intersection operations occurs if for either peak hour:

1. The level of service at the intersection degrades from an acceptable level (LOS D or better) under background conditions to an unacceptable level under background plus project conditions, or

2. The level of service at the intersection is an unacceptable level (LOS E or F) under background conditions and the addition of project trips cause both the critical-movement delay at the intersection to increase by four or more seconds and the volume-to-capacity ratio (V/C) to increase by one percent (.01) or more.

The exception to this threshold is when the addition of project traffic reduces the amount of average control delay for critical movements, i.e., the change in average control delay for critical movements are negative. In this case, the threshold is when the project increases the critical v/c value by 0.01 or more.

An adverse intersection operations effect by City of San Jose standards may be addressed by implementing measures that would restore intersection level of service to background conditions or better. The City recommends prioritizing improvements related to alternative transportation modes, Level of
Service Description Average Control Delay per Vehicle (sec.) A Operations with very low delay occurring with favorable progression and/or short cycle lengths. up to 10.0
B Operations with low delay occurring with good progression and/or short cycle lengths. 10.1 to 20.0
C
Operations with average delays resulting from fair progression and/or longer cycle lengths. Individual cycle failures begin to appear.

20.1 to 35.0
D
Operations with longer delays due to a combination of unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop and individual cycle failures are noticeable.

35.1 to 55.0
Sources: Transportation Research Board, 2000 Highway Capacity Manual. Traffic Level of Service Analysis Guidelines , Santa Clara County Transportation Authority Congestion Management Program, June 2003.

E
Operations with high delay values indicating poor progression, long cycle lengths, and high V/C ratios. Individual cycle failures are frequent occurrences. This is considered to be the limit of acceptable delay.

55.1 to 80.0
F Operation with delays unacceptable to most drivers occurring due to oversaturation, poor progression, or very long cycle lengths.

Greater than 80.0
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 41
parking measures, and/or TDM measures. Improvements that increase vehicle capacity are secondary and must not have unacceptable effects on existing or planned transportation facilities. Unacceptable effects on existing or planned transportation facilities include the following:
 Inconsistent with the General Plan Transportation Network and Street Typologies;  Reduction of any physical dimension of a transportation facility below the minimum design standards per the San José Complete Streets Design Standards and Guidelines; OR  Substantial deterioration in the quality of existing or planned transportation facilities, including pedestrian, bicycle, and transit systems and facilities, as determined by the Director of Transportation.

Conformance to the CMP Standard
The intersection at Winchester Boulevard and Hamilton Avenue is a CMP-designated intersection.

Based on CMP criteria, a project would fail to meet the CMP intersection standard if the additional project traffic caused one of the following during either peak hour:

1. The level of service at the intersection degrades from an acceptable LOS E or better under background conditions to an unacceptable LOS F under project conditions, or

2. The level of service at the intersection is an unacceptable LOS F under background conditions and the addition of project trips causes both the critical-movement delay at the intersection to increase by four (4) or more seconds and the volume-to-capacity ratio (V/C) to increase by one percent (.01) or more.

An exception to this rule applies when the addition of project traffic reduces the amount of average delay for critical movements (i.e. the change in average delay for critical movements is negative). In this case, the threshold of significance is an increase in the critical V/C value by.01 or more.

An adverse intersection effect by CMP standards is said to be satisfactorily mitigated when measures are implemented that would restore intersection level of service to background conditions or better.

Intersection Operations Analysis Results
The intersection level of service analysis is summarized in Table 5.

Existing Intersection Operation Conditions
Intersection levels of service were evaluated against applicable Cities of San Jose and Campbell, and CMP operations standards. The results of the level of service analysis show all study intersections currently operate at an acceptable LOS D or better during both the AM and PM peak hours, based on the Cities of San Jose and Campbell, and CMP intersection operations standards of LOS D and E, respectively. The level of service calculation sheets are included in Appendix E.

Observed Existing Traffic Conditions
Traffic conditions in the field were observed in order to identify existing operational deficiencies and to confirm the accuracy of calculated levels of service. The purpose of this effort was (1) to identify any existing traffic problems that may not be directly related to intersection level of service, and (2) to identify any locations where the level of service calculation does not accurately reflect level of service in the field.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 42
Table 5 Intersection Level of Service Results
Int. LOS Peak Count Avg. Avg. Avg. Incr. In Incr. In Avg. # Intersection Jurisdiction Standard Hour Date Delay LOS Delay LOS Delay LOS Crit. Delay Crit. V/C Delay LOS1 Winchester Boulevard and Williams Road San Jose D AM 11/19/19 32.9 C 35.9 D 35.9 D 0.0 0.003 36.0 D PM 11/19/19 34.7 C 35.5 D 35.6 D 0.3 0.007 36.0 D
2 Winchester Boulevard and Payne Avenue San Jose D AM 11/19/19 38.0 D 37.5 D 37.7 D 0.3 0.015 37.7 D PM 11/19/19 39.2 D 37.5 D 37.8 D 0.1 0.007 37.8 D
3 Winchester Boulevard and David Avenue/Williamsburg Drive San Jose D AM 11/19/19 19.7 B 18.9 B 18.8 B -0.1 0.006 18.8 B PM 11/19/19 22.9 C 20.6 C 20.5 C -0.1 0.006 20.7 C
4 Winchester Boulevard and Hamilton Avenue* CMP E AM 04/24/18 40.0 D 41.1 D 41.2 D 0.1 0.004 41.4 D PM 12/13/18 47.7 D 49.2 D 49.3 D 0.2 0.006 49.6 D
* Denotes CMP Intersection
Cumulative Plus
Existing Background Background Plus Project Project
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 43
Field observations revealed the following operational problem that may not be reflected in level of service calculations:

During the PM peak hour, the eastbound queue on Hamilton Avenue intermittently extended back from the SR 17 interchange to Winchester Boulevard resulting in the southbound Winchester Boulevard to eastbound Hamilton Avenue left-turn movement unable to proceed during its green phase. This only occured during a few signal cycles during the peak 15 minutes of the PM peak hour.

All other study intersections operate without any major operational problems.

At the intersections of Winchester Boulevard/David Avenue/Williamsburg Drive and Winchester Boulevard/Payne Avenue, the addition of background and/or project traffic causes the overall average intersection delays to improve slightly. This occurs when project trips are added to movements where the delay is lower than the overall intersection average.

I-280/Winchester Boulevard Interchange Area Transportation Development Policy The I-280/Winchester Boulevard interchange area Transportation Development Policy (TDP) provides for additional capacity in the immediate area of the I-880/Stevens Creek Boulevard and I280/Winchester Boulevard interchanges. The TDP was completed for the purpose of managing existing traffic congestion in the I-880/Stevens Creek and I-280/Winchester interchange areas as well as provide additional traffic capacity to accommodate future development such as the proposed project.

The I-880/Stevens Creek and I-280/Winchester interchanges serve as the primary access points to regional freeway facilities in the project area. As such, the Stevens Creek Boulevard and Winchester Boulevard corridors that serve the I-880/Stevens Creek and I-280/Winchester interchanges currently experience traffic congestion during the peak commute hours. The corridors include two Protected Intersections that are currently and projected to continue to operate well below the City’s standard Level of Service Policy. There are no further vehicular capacity improvements available at the intersections.

The TDP provides partial funding, via a traffic impact fee imposed on proposed development, for the implementation of a new westbound off-ramp from I-280 to Winchester Boulevard to reduce traffic congestion at the I-880/Stevens Creek and Stevens Creek Boulevard corridors. The traffic fee is based on the estimated trips to be added to the new westbound off-ramp from I-280 to Winchester Boulevard during the PM peak hour by each individual development. It is estimated that the proposed project will result in the addition of four PM peak hour trips to the planned I-280 to Winchester Boulevard ramp.

Intersection Queuing Analysis
The analysis of intersection operations was supplemented with a vehicle queuing analysis at intersections where the project would add a substantial number of trips to the left-turn movements. The queuing analysis is presented for informational purposes only, since the Cities of San Jose and Campbell have not defined a policy related to queuing. Vehicle queues were estimated using a Poisson probability distribution, which estimates the probability of “n” vehicles for a vehicle movement using the following formula:
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 44
P (x=n) = n e – (
n!
Where:

P (x=n) = probability of “n” vehicles in queue per lane n = number of vehicles in the queue per lane
average # of vehicles in the queue per lane (vehicles per hour per lane/signal cycles per hour) The basis of the analysis is as follows: (1) the Poisson probability distribution is used to estimate the 95th percentile maximum number of queued vehicles for a particular left-turn movement; (2) the estimated maximum number of vehicles in the queue is translated into a queue length, assuming 25 feet per vehicle; and (3) the estimated maximum queue length is compared to the existing or planned available storage capacity for the left-turn movement. This analysis thus provides a basis for estimating future turn pocket storage requirements at intersections.

For signalized intersections, the 95th percentile queue length value indicates that during the peak hour, a queue of this length or less would occur on 95 percent of the signal cycles. Or, a queue length larger than the 95th percentile queue would only occur on 5 percent of the signal cycles (about 3 cycles during the peak hour for a signal with a 60-second cycle length). Thus, turn pocket storage designs based on the 95th percentile queue length would ensure that storage space would be exceeded only 5 percent of the time for a signalized movement. Vehicle queuing at unsignalized intersections are evaluated based on the delay experienced at the specific study turn movement.

A vehicle queuing analysis was conducted for high demand turn movements at the intersections of Winchester Boulevard/Payne Avenue and Winchester Boulevard/Fireside Drive (see Table 6). The analysis indicates that, with the addition of project traffic, the 95th percentile vehicle queues could be accommodated by the storage provided at all study locations. The queue length calculations are included in Appendix F.

Signal Warrant Analysis
The need for signalization of an unsignalized intersection is assessed based on the Peak Hour Volume Warrant (Warrant 3) described in the California Manual on Uniform Traffic Control Devices for Streets and Highways (CA MUTCD), Part 4, Highway Traffic Signals, 2014. This method makes no evaluation of intersection level of service, but simply provides an indication whether vehicular peak hour traffic volumes are, or would be, sufficient to justify installation of a traffic signal. Intersections that meet the peak hour warrant are subject to further analysis before determining that a traffic signal is necessary.

Additional analysis may include unsignalized level of service analysis and/or operational analysis such as evaluating vehicle queuing and delay. Other options such as traffic control devices, signage, or geometric changes may be preferable based on existing field conditions.

A peak-hour traffic signal warrant check was conducted for the unsignalized intersection of Winchester Boulevard and Fireside Drive. The results indicate that the projected traffic volumes at the intersection would fall below the thresholds that warrant signalization under all study scenarios during the AM and PM peak hours. The traffic signal warrant calculations are included in Appendix G.

1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 45
Table 6
Queuing Analysis Summary
Measurement AM PM AM PM
Existing Conditions
Cycle Length/Control Delay (sec)1 126 140 8.4 10.9
Lanes 1 1 1 1
Volume (vph) 3888 8145
Volume (vphpl ) 38 88 81 45
95th %. Queue (veh/ln.) 3 7 1 1
95th %. Queue (ft./ln)2 75 175 25 25
Storage (ft./ ln.) 200 200 250 250
Adequate (Y/N) YES YES YES YES
Background Conditions
Cycle Length/Control Delay (sec)1 126 140 8.7 12.1
Lanes 1 1 1 1
Volume (vph) 3997 8145
Volume (vphpl ) 39 97 81 45
Avg. Queue (veh/ln.) 1.4 3.8 0.2 0.2
Avg. Queue1
(ft./ln) 34 94 5 4
95th %. Queue (veh/ln.) 3 7 1 1
95th %. Queue (ft./ln)2 75 175 25 25
Storage (ft./ ln.) 200 200 250 250
Adequate (Y/N) YES YES YES YES
Background Plus Project Conditions
Cycle Length/Control Delay (sec)1 126 140 8.8 12.4
Lanes 1 1 1 1
Volume (vph) 50 108 94 64
Volume (vphpl ) 50 108 94 64
95th %. Queue (veh/ln.) 4 8 1 1
95th %. Queue (ft./ln)2 100 200 25 25
Storage (ft./ ln.) 200 200 250 250
Adequate (Y/N) YES YES YES YES
Notes:
1 Cycle length for signalized intersection and control delay for unsignalized intersection 2 Assumes 25 feet per vehicle queued
Winchester Boulevard and
Payne Avenue
Winchester Boulevard and
Fireside Drive
Southbound Left Northbound Left
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 46
Site Access and On-Site Circulation
The evaluation of site access and circulation is based on the site plan prepared by the Carpira Design Group. Site access was evaluated to determine the adequacy of the site’s access points with regard to the following: traffic volume, delays, vehicle queues, geometric design, and corner sight distance. Onsite vehicular circulation was reviewed in accordance with generally accepted traffic engineering standards and transportation planning principles.

Site Access
Vehicular access to the project site at its proposed driveway would be restricted to right-in/right-out turn movements only due to the existing median along Winchester Boulevard. Therefore, inbound project traffic from southbound Winchester Boulevard would be required to proceed past the project site and make a U-turn at the Payne Avenue intersection. Similarly, outbound project traffic that is bound for southbound Winchester Boulevard would be required to exit the project driveway and proceed north along Winchester Boulevard to make a U-turn at the Fireside Drive intersection. It is anticipated that this driveway would serve approximately 64 AM peak hour trips (37 inbound and 27 outbound) and 75 PM peak hour trips (37 inbound and 38 outbound). The estimated gross project trips at the site driveway are shown on Figure 18.

According to the City of San Jose municipal code, on-site two-way drive aisles must be a minimum of 26 feet wide and driveway widths should match the 26 feet wide drive aisles. The widths of the proposed driveway and on-site drive aisle are shown to be more than 26 feet, which satisfy the City’s driveway design requirement. The driveway has a clear throat of approximately 25 feet (measured between the driveway face of curb and the security check point), which can accommodate one vehicle.

Vehicle queuing issues are not expected to occur at the parking garage entrance based on the relatively low number of project trips at the entrance. There may be brief moments when vehicles exiting and entering the parking garage would block the sidewalk. However, it is anticipated that delays to pedestrians on the sidewalk would be relatively brief and it would generally not impact traffic operations on Winchester Boulevard.

Sight Distance
Adequate sight distance will be required at the project driveway along Winchester Boulevard. The project driveway should be free and clear of any obstructions to provide adequate sight distance, thereby ensuring that exiting vehicles can see pedestrians on the sidewalk and other vehicles traveling on Winchester Boulevard. Any landscaping and signage should be located in such a way to ensure an unobstructed view for drivers exiting the site.

Recommendation: Appropriate visible and/or audible warning signals should be provided at the garage entrance to alert pedestrians and bicyclists of vehicles exiting the parking garage.

Adequate sight distance (sight distance triangles) should be provided at the project driveway in accordance with the American Association of State Highway Transportation Officials (AASHTO) standards. Sight distance triangles should be measured approximately 10 feet back from the traveled way. Providing the appropriate sight distance reduces the likelihood of a collision at a driveway or intersection and provides drivers with the ability to exit a driveway and locate sufficient gaps in traffic.

The minimum acceptable sight distance is often considered the AASHTO stopping sight distance. Sight distance requirements vary depending on the roadway speeds. Winchester Boulevard has a posted speed limit of 40 miles per hour (mph). The AASHTO stopping sight distance for a facility with a posted speed limit of 40 mph is 305 feet. Thus, a driver exiting the proposed project driveway on Winchester Boulevard must be able to see 305 feet to the south along Winchester Boulevard. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 47
Figure 18 Gross Project Trips at Site Driveways
LEGEND
XX(XX) = AM(PM) Peak-Hour Traffic Volumes
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 48
Based on the project site plan and observations in the field, vehicles exiting the project site driveway on Winchester Boulevard would be able to see approaching traffic on northbound Winchester Boulevard at least to Payne Avenue located approximately 450 feet to the south. Therefore, it can be concluded that the project driveway on Winchester Boulevard would meet the AASHTO minimum stopping sight distance standards.

On-Site Circulation
On-site vehicular circulation was reviewed in accordance with the City of San Jose Zoning Code and generally accepted traffic engineering standards. The parking garage entrance on Winchester Boulevard would lead straight to the ramp down to the basement level. The parking garage follows a standard 90-degree parking layout. The parking aisles are more than 26 feet wide, which meets the City’s standard for 90-degree parking. The widths of the garage entrance and the ramp are also more than 26 feet as shown on the site plan, which meets the City’s standard. The dimensions of the regular parking spaces are 8.6 feet by 17 feet, which do not meet the minimum City standards of 8.5 feet by 18 feet for full-size car spaces.

Recommendation: The proposed parking space dimensions, while not an unusual design, do not meet City standards and should be reviewed by City staff prior to final design. Upon entering the garage at ground floor parking level, vehicles would turn left onto a ramp that leads to the lower basement level of the garage. Overall, the parking layout would provide for adequate vehicular circulation within the parking garage.

A dead-end aisle will exist at the end of the drive aisle on the basement parking level of the garage.

Dead end aisles are undesirable because drivers will enter the aisle, and upon discovering that there is no available parking, must back out or conduct three-point turns. In areas where parking spaces are designated for specific individuals, dead end aisles are less problematic.

Recommendation: It is recommended that the parking spaces located at the end of the dead-end aisle be dedicated for employee use.

Bike and Pedestrian On-Site Circulation
Pedestrian access to the project site is provided at multiple locations along the frontage on Winchester Boulevard and pathways adjacent to the north and south property lines. On Winchester Boulevard project frontage, pedestrian access is provided to the main entrance connected to the proposed 20-foot sidewalk on Winchester Boulevard. Pathways connected to the sidewalks on Winchester Boulevard along the north and south perimeters of the project site provide pedestrian access via entry doors to the building ground level and stairwells to upper levels of the building. Pedestrian circulation within the site appears to provide adequate connectivity between vehicle parking, off-site pedestrian facilities, and onsite amenities. There are three stairwells and six elevators shown on the site plan, each reasonably evenly distributed throughout the site. One of the stairwells and one of the elevators provide access to the basement parking level.

Truck Access
The site plan does not indicate that a loading space will be provided on-site.

Recommendation: In lieu of providing off-street loading spaces, it is recommended that the project applicant work with City staff to determine the feasibility of providing a public loading zone on Winchester Boulevard along the project frontage.

A designated trash collection area is shown on the ground floor level adjacent to the north pathway in the exterior area of the building. Because garbage trucks would not be able to access near the trash collection area, trash bins would have to be wheeled out to the trash staging area along the Winchester 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 49
Boulevard project frontage where garbage trucks would perform their operations outside of the development at the curb.

Guest and Valet Drop-off/Pick-up Zone Operations
The project proposes to provide an on-street drop-off and pick-up zone along its frontage on Winchester Boulevard, north of the site driveway. There is currently no on-street parking provided along the project frontage. In addition, the planned complete street improvement of Winchester Boulevard would provide two travel lanes with a Class IV bike lane and no on-street parking along the project frontage. Also, since the guest/valet drop-off/pick-up area will be located on a public street, the area will not be restricted to the use of only the hotel and may not be available for guest/valet use at all times.

Therefore, the City may not be supportive of the loading zone along Winchester Boulevard and may require that the loading area be moved on-site. The project should work with the City to determine the feasibility of the proposed passenger loading zone on Winchester Boulevard.

Based on the estimated trip generation, a maximum of 37 inbound trips would need to be served at the proposed guest and valet drop-off/pick-up zone along Winchester Boulevard during the PM peak-hour, or approximately one vehicle every 1.5 minutes. The number of vehicles that can be served at the valet drop-off/pick-up zone will depend on the proposed valet parking operations. However, it is recommended that a minimum of two to three valet staff be present during the peak arrival/departure periods for the hotel. In addition, vehicles should not be retrieved in advance of guests being present at the valet area. Given the limited storage space for valet operations along Winchester Boulevard, the valet area should not be used for transportation network companies (TMCs) such as Uber, Lyft, etc. while waiting for customers.

The site plan does not indicate on-site designated parking spaces for guest check-in or valet dropoff/pick-up areas. The site should provide time restricted parking spaces on-site for guest check-in and a valet drop-off/pick-up area that can accommodate the storing of at least two vehicles.

Twenty-four two car mechanical parking lifts will be provided within the basement parking level. The parking lifts would extend outward onto the drive aisle while parking or retrieving a vehicle from the upper level of the lift. Parking and retrieving vehicles from the mechanical parking lifts would momentarily interfere with vehicular circulation as most of the drive aisle would be blocked by the extended lift. However, all parking operations will be operated by valets who will be familiar with the operations of stacker parking lifts. The project should work with City staff to ensure that specific requirements for the valet operations and mechanical lifts are met.

Recommended Site Access and On-Site Circulation Improvements Winchester Complete Street Improvements. The Winchester Boulevard Urban Village Plan identifies the following complete street improvements along Winchester Boulevard:
 Protected bike lanes along both sides of Winchester Boulevard. The bike lanes will be physically separated from vehicle travel lanes.
 At least four vehicular travel lanes and two flex lanes for vehicle travel or parking.  Construction of a raised median with limited breaks.
 In order to close the sidewalk gap on the east side of Winchester Boulevard, it is recommended that the City staff work with the owner of the adjacent property to the north to install a sidewalk per City design standards
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 50
Adhere to City of San Jose Design Standards and Guidelines. The design of the project site, including but not limited to driveways, sidewalks, corner radii, street width, parking dimensions, and signage, should adhere to City of San Jose design standards and guidelines. Specific site access and on-site circulation recommended improvements are summarized below:
 In addition to providing a 20-foot sidewalk along the project frontage, the site driveway design must ensure the safe travel of pedestrians and bicyclists along Winchester Boulevard.

Appropriate visible and/or audible warning signals should be provided at the garage entrance to alert pedestrians and bicyclists of vehicles exiting the parking garage.  The proposed parking space dimensions, while not an unusual design, do not meet City standards and show be reviewed by City staff prior to final design.  It is recommended that the parking spaces located at the end of the dead-end aisle be dedicated for employee use.
 In lieu of providing off-street loading spaces, it is recommended that the project applicant work with City staff to determine the feasibility of providing a public loading zone on Winchester Boulevard along the project frontage.
 The City may not be supportive of the proposed loading zone along Winchester Boulevard and may require that the loading area be moved on-site. The project should work with the City to determine the feasibility of the proposed passenger loading zone on Winchester Boulevard.  The site should provide time restricted parking spaces on-site for guest check-in and a valet drop-off/pick-up area that can accommodate the storing of at least two vehicles.

Bicycle Parking
According to the City’s Bicycle Parking Standards (Chapter 20.90, Table 20-210), the project is required to provide bicycle parking for the project at a rate of one bicycle parking space plus one space per 10 guest rooms. This equates to a total requirement of 13 bicycle parking spaces. The project site plan indicates that two bicycle storage areas will be located within the basement level of the parking garage.

The storage areas are shown to provide space for a total of 27 bicycles. Therefore, the proposed 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 51
bicycle parking on-site will exceed the City’s requirements and encourage the use of non-auto modes of travel and minimize the demand for on-site parking.

Surrounding On-Street Parking
The project site is located just outside the perimeter of the Cadillac Residential Parking Program (RPP) zone, where a permit is required to use on-street parking from 10:00 PM to 6:00 AM every day except on holidays. In order to obtain a parking permit, the applicant must live in or own a residential property or operate a business in a parking permit zone. Generally, this means that the residence or business must be located on the same side of the street and block face where permit parking signs are posted.

The locations of on-street parking, where an RRP permit is required, are shown on Figure 19.

With the implementation of the required TDM plan, the project will provide adequate parking spaces onsite to satisfy its parking demand and will not have an effect on the Cadillac RPP.

Pedestrian, Bicycle, and Transit Analysis
Existing sidewalks along Winchester Boulevard provide a pedestrian connection between the project site and pedestrian destinations in the project vicinity. Pedestrian traffic primarily would consist of patrons and employees of the proposed project walking to and from surrounding retail establishments, as well as bus stops on Winchester Boulevard and Hamilton Avenue. Crosswalks with pedestrian signal heads are located at the signalized intersection of Winchester Boulevard and Payne Avenue. All of the roadways in the vicinity of the project site have sidewalks on both sides of the street, except a short segment on the east side of Winchester Boulevard along the frontages of the project site and one adjacent property to the north. The project will install a 20-foot sidewalk along its frontage on Winchester Boulevard. However, in order to close the sidewalk gap on the east side of Winchester Boulevard, it is recommended that the City staff work with the owner of the adjacent property to the north to install a sidewalk per City design standards.

The bikeways within the vicinity of the project site would remain unchanged under project conditions.

Currently, no bike facilities exist on Winchester Boulevard between Payne Avenue and Moorpark Avenue that would provide connections to other bicycle facilities in the project vicinity. The San Jose Bike Plan 2020 and Envision 2040 General Plan, as described below, identify planned improvements to the bicycle network within the City and provide policies and goals that are intended to promote and encourage the use of multi-modal travel options and reduce the identified project impacts to the roadway system. The planned improvements to the bicycle network will provide the project site with improved connections to surrounding pedestrian/bike and transit facilities and a balanced transportation system as outlined in the Envision 2040 General Plan goals and policies.

The project site is served directly by VTA local bus line 60, which operates along Winchester Boulevard. The southbound and northbound bus stops for line 60 are located at the intersection of Winchester Boulevard and Payne Avenue. It can be assumed that some patrons and employees of the proposed hotel would utilize the existing transit services. Applying an estimated three percent transit mode share, which is probably the highest that could be expected for the project, equates to approximately two new transit riders during the AM peak hour and three new transit riders during the PM peak hour. Assuming the existing transit service would remain unchanged with line 60 providing service with 15-20-minute headways during the peak commute periods at bus stops along Winchester Boulevard, the estimated number of new transit riders using the bus stops located near the project site would equate to no more than three new riders per bus during the peak hours. VTA operations reports indicate that the 60-bus line as well as several other bus lines in the project area serve less than ideal ridership. Therefore, the new riders due to the proposed project could be accommodated by the current 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 52
Figure 19 Cadillac Residential Parking Program
= Cadillac RPP Permit Required for Parking from 10PM to 6AM Everyday, except for Holidays= Project Site Location LEGEND:

Source: City of San Jose
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 53
available capacity of the bus service in the study area and improvement of the existing transit service would not be necessary with the project.

Public Transit/Pedestrian/Bike Improvements
The proposed project site is located within the Winchester Boulevard Urban Village Boundary and fronts Winchester Boulevard, which has been designated as a Grand Boulevard by the Envision San José 2040 General Plan. Sites within an Urban Village and located along a Grand Boulevard must incorporate additional urban design and architectural elements that will facilitate a building with pedestrian orientated design and activate the pedestrian public right-of-way.

The Envision 2040 General Plan identifies goals and policies that are dedicated to the enhancement of the transportation infrastructure, including public transit and pedestrian/bike facilities. The Transportation Policies contained in the General Plan create incentives for non-auto modes of travel while reducing the use of single-occupant automobile travel as generally described below:
 Through the entitlement process for new development, fund needed transportation improvements for all transportation modes, giving first consideration to improvement of bicycling walking, and transit facilities.
 Give priority to the funding of multimodal projects to provide the most benefit to all users of the transportation system.
 Encourage the use of non-automobile travel modes to reduce vehicle miles traveled (VMT)  Consider the impact on the overall transportation system when evaluating the impacts of new developments.
 Increase substantially the proportion of travel modes other than single-occupant vehicles.

The planned improvements discussed below are intended to provide for a balanced transportation system as outlined in the Envision 2040 General Plan goals and policies. However, the full implementation of the improvements are beyond the means of the proposed project given that they may require right-of-way from adjacent properties. The project could be required to make a fair-share contribution towards the cost of the improvements since the identified improvements would be of benefit to the project.

Bicycle and Pedestrian Facility Improvements
The Envision 2040 General Plan identifies the following goals in regard to bicycling and pedestrians:
 Provide a continuous pedestrian and bicycle system to enhance connectivity throughout the City by completing missing segments.
 Build pedestrian and bicycle improvements at the same time as improvements for vehicular circulation.
 Give priority to pedestrian improvement projects that improve pedestrian safety, improve pedestrian access to and within the Urban Villages and other growth areas.

Class II bike lanes are planned for:
 Winchester Boulevard, between Payne Avenue and Moorpark Avenue  Cypress Avenue, between Williams Road and Moorpark Avenue 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 54
Class III bike routes are planned for:
 Payne Avenue, between Winchester Boulevard and Greenbriar Avenue  Greenbriar Avenue, between Payne Avenue and Westfield Avenue  Westfield Avenue, between Greenbriar Avenue and Daniel Way Transit Facility Improvements
The Envision 2040 General Plan identifies the following goals in regard to public transit:
 Pursue development of BRT, bus, shuttle, and fixed guideway services on designated streets and connections to major destinations.
 Ensure that roadways designated as Grand Boulevards adequately accommodate transit vehicle circulation and transit stops. Prioritize bus mobility along Stevens Creek Boulevard.

Winchester Boulevard between Moorpark Avenue and Impala Drive has been designated as a Grand Boulevard within the Envision 2040 General Plan. Grand Boulevards are intended to serve as major transportation corridors with priority given to public transit. Given that the project fronts Winchester Boulevard, the project shall be required to implement the following Grand Boulevard design principles:
 Provide a minimum 15 feet sidewalk width along its frontage on Winchester Boulevard  Minimize driveway cuts to minimize transit delay
 Provide enhanced shelters for transit services
In addition, as a Grand Boulevard it is envisioned that Winchester Boulevard could potentially be included in the VTA Bus Rapid Transit (BRT) System. However, there are no plans at this time for a BRT line on Winchester Boulevard.

Freeway Segment Evaluation
The City is still required to conform to the requirements of the Valley Transit Authority (VTA) which establishes a uniform program for evaluating the transportation impacts of land use decisions on the designated CMP Roadway System. The VTA’s Congestion Management Program (CMP) has yet to adopt and implement guidelines and standards for the evaluation of the CMP roadway system using VMT. Therefore, the effects of the proposed project on freeway segments in the vicinity of the project area following the current methodologies as outlined in the VTA Transportation Impact Analysis Guidelines, was completed. However, this analysis is presented for informational purposes only.

Per CMP technical guidelines, freeway segment level of service analysis shall be conducted on all segments to which the project is projected to add one percent or more to the segment capacity. Since the project is not projected to add one percent or higher to any freeway segments in the area, freeway analysis for the CMP was not required. The percentage of traffic projected to be added by the project to freeway segments in the project area is summarized in Table 7. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 55
Table 7 Freeway Segment Capacity
Peak # of Capacity # of Capacity % of % of
# Freeway Segment Direction Hour Lanes (vph) Lanes (vph) Volume Capacity Volume Capacity1 SR 17 from San Tomas Expressway/Camden Avenue to Hamilton Avenue NB AM 3 6,900 -- -- 4 0.06 -- -- NB PM 3 6,900 -- -- 4 0.06 -- --
2 SR 17 from Hamilton Avenue to I-280 NB AM 3 6,900 -- -- 6 0.09 -- -- NB PM 3 6,900 -- -- 9 0.13 -- --
3 I-880 from I-280 to Stevens Creek Boulevard NB AM 3 6,900 -- -- 5 0.07 -- -- NB PM 3 6,900 -- -- 8 0.12 -- --
4 I-280 from Saratoga Avenue to Winchester Boulevard EB AM 3 6,900 1 1,650 4 0.06 0 0.00 EB PM 3 6,900 1 1,650 3 0.04 1 0.06
5 I-280 from Winchester Boulevard to I-880 EB AM 3 6,900 1 1,650 0 0.00 0 0.00 EB PM 3 6,900 1 1,650 0 0.00 0 0.00
6 I-280 from I-880 to Meridian Avenue EB AM 3 6,900 1 1,650 4 0.06 1 0.06 EB PM 3 6,900 1 1,650 5 0.07 3 0.18
7 I-280 from Meridian Avenue to I-880 WB AM 3 6,900 1 1,650 5 0.07 2 0.12 WB PM 3 6,900 1 1,650 6 0.09 1 0.06
8 I-280 from I-880 to Winchester Boulevard WB AM 3 6,900 1 1,650 0 0.00 0 0.00 WB PM 3 6,900 1 1,650 0 0.00 0 0.00
9 I-280 from Winchester Boulevard to Saratoga Avenue WB AM 3 6,900 1 1,650 2 0.03 1 0.06 WB PM 3 6,900 1 1,650 3 0.04 1 0.06
10 I-880 from Stevens Creek Boulevard to I-280 SB AM 3 6,900 -- -- 7 0.10 -- -- SB PM 3 6,900 -- -- 7 0.10 -- --
11 SR 17 from I-280 to Hamilton Avenue SB AM 3 6,900 -- -- 11 0.16 -- -- SB PM 3 6,900 -- -- 11 0.16 -- --
12 SR 17 from Hamilton Avenue to San Tomas Expressway/Camden Avenue SB AM 3 6,900 -- -- 3 0.04 -- -- SB PM 3 6,900 -- -- 4 0.06 -- --
Existing Capacity Project Trips
Mixed-Flow Lane HOV Lane Mixed-Flow Lane HOV Lane
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 56

5. Conclusions
The potential impacts of the project were evaluated in accordance with the standards set forth by the Cities of San Jose and Campbell, the Congestion Management Program (CMP) of Santa Clara County, and by the California Environmental Quality Act (CEQA). The study included the analysis of AM and PM peak hour traffic conditions for four signalized intersections and one unsignalized intersection.

Project impacts on other transportation facilities, such as bicycle facilities and transit service, were determined on the basis of engineering judgment.

CEQA VMT Analysis
CEQA Transportation Analysis Exemption Criteria
The City of San Jose Transportation Analysis Handbook identifies screening criteria that determines whether a CEQA transportation analysis would be required for development projects. The criteria are based on the type of project, characteristics, and/or location. If a project meets the City’s screening criteria, the project is expected to result in less-than-significant VMT impacts and a detailed CEQA VMT analysis is not required.

The project site is located within the Winchester Boulevard Urban Village. Urban villages are defined as walkable, bicycle-friendly, transit-oriented, mixed use settings that provide both housing and jobs, thus 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 57
supporting the policies and goals of the General Plan. The project is consistent with the General Plan and Winchester Boulevard Urban Village goals and policies for the following reasons:
 The project frontage along Winchester Boulevard will be consistent with planned streetscape design features of Grand Boulevards and the Winchester Boulevard Urban Village Plan.  The project frontage along Winchester Boulevard will be designed to accommodate the planned Winchester Boulevard Complete Street improvements including protected bicycle lanes, wider sidewalks, and other pedestrian safety features.
 The project site is adjacent to bus stops and bicycle lanes on Winchester Boulevard.

Trip Generation
After applying the ITE trip rates, and appropriate trip reductions, it is estimated that the project would generate an additional 1,455 daily vehicle trips, with 64 trips (37 inbound and 27 outbound) occurring during the AM peak hour and 75 trips (37 inbound and 38 outbound) occurring during the PM peak hour.

Site Access and On-Site Circulation
Site access was evaluated to determine the adequacy of the site’s access points with regard to the following: traffic volume, delays, vehicle queues, geometric design, and corner sight distance. On-site vehicular circulation was reviewed in accordance with generally accepted traffic engineering standards and transportation planning principles.
1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 58
Recommended Site Access and On-Site Circulation Improvements Winchester Complete Street Improvements. The Winchester Boulevard Urban Village Plan identifies the following complete street improvements along Winchester Boulevard:
 Protected bike lanes along both sides of Winchester Boulevard. The bike lanes will be physically separated from vehicle travel lanes.
 At least four vehicular travel lanes and two flex lanes for vehicle travel or parking.  Construction of a raised median with limited breaks.
 In order to close the sidewalk gap on the east side of Winchester Boulevard, it is recommended that the City staff work with the owner of the adjacent property to the north to install a sidewalk per City design standards.

Appropriate visible and/or audible warning signals should be provided at the garage entrance to alert pedestrians and bicyclists of vehicles exiting the parking garage.  The proposed parking space dimensions, while not an unusual design, do not meet City standards and should be reviewed by City staff prior to final design.  It is recommended that the parking spaces located at the end of the dead-end aisle be dedicated for employee use.
 In lieu of providing off-street loading spaces, it is recommended that the project applicant work with City staff to determine the feasibility of providing a public loading zone on Winchester Boulevard along the project frontage.
 The City may not be supportive of the proposed loading zone along Winchester Boulevard and may require that the loading area be moved on-site. The project should work with the City to determine the feasibility of the proposed passenger loading zone on Winchester Boulevard.  The site should provide time restricted parking spaces on-site for guest check-in and a valet drop-off/pick-up area that can accommodate the storing of at least two vehicles.

In accordance with Sections 20.70.330 and 20.90.220 of the San Jose Code of Ordinances, which allows up to a 50% parking reduction, the additional 32 percent reduction could be allowed with the 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 59
implementation and maintenance of a TDM plan. A separate TDM plan for the proposed project that meets the requirements set forth in the City’s Zoning Code will be prepared by Hexagon. The project will be required to submit and have approved by the City its TDM program.

Bicycle Facilities
The bikeways within the vicinity of the project site would remain unchanged under project conditions.

Currently, no bike facilities exist on Winchester Boulevard between Payne Avenue and Moorpark Avenue that would provide connections to other bicycle facilities in the project vicinity.

Class II bike lanes are planned for:
 Winchester Boulevard, between Payne Avenue and Moorpark Avenue  Cypress Avenue, between Williams Road and Moorpark Avenue Class III bike routes are planned for:
 Payne Avenue, between Winchester Boulevard and Greenbriar Avenue  Greenbriar Avenue, between Payne Avenue and Westfield Avenue  Westfield Avenue, between Greenbriar Avenue and Daniel Way Transit Services
The project site is adequately served by the existing VTA transit services. The nearest bus stop to the project site are located at the Winchester Boulevard/Payne Avenue intersection approximately 400 feet from the project site and are served by Route 60. The new transit trips generated by the project are not expected to create demand in excess of the transit service that is currently provided. 1212 South Winchester Hotel Development Transportation Analysis June 18, 2020 Page | 60
As a Grand Boulevard it is envisioned that Winchester Boulevard could potentially be included in the VTA Bus Rapid Transit (BRT) System. However, there are no plans at this time for a BRT line on Winchester Boulevard.
1212 South Winchester Hotel Development TA
Technical Appendices
June 18, 2020
Appendix A
San Jose VMT Evaluation Tool Output Sheet

CITY OF SAN JOSE VEHICLE MILES TRAVELED EVALUATION TOOL SUMMARY REPORT PROJECT:

Name: Winchester Hotel Tool Version:

Location: 1212-1224 Winchester Boulevard, San Jose, CA Date:

Parcel: Parcel Type: Urban Low Transit
Proposed Parking Spaces Bicycles: 0
LAND USE:

Residential: Percent of All Residential Units
Single Family 0 DU Extremely Low Income ( < 30% MFI) 0 % Affordable Multi Family 0 DU Very Low Income ( > 30% MFI, < 50% MFI) 0 % Affordable Subtotal 0 DU Low Income ( > 50% MFI, < 80% MFI) 0 % Affordable Office: 0 KSF
Retail: 36.6 KSF
Industrial: 0 KSF

VMT REDUCTION STRATEGIES
Tier 1 - Project Characteristics
Increase Residential Density
Existing Density (DU/Residential Acres in half-mile buffer) . . . . . . . . . . . . . . . . . . . . . . . . 11 With Project Density (DU/Residential Acres in half-mile buffer) . . . . . . . . . . . . . . . . . . . . 11 Increase Development Diversity
Existing Activity Mix Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0.48 With Project Activity Mix Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0.49 Integrate Affordable and Below Market Rate
Extremely Low Income BMR units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 % Very Low Income BMR units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0% Low Income BMR units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 % Increase Employment Density
Existing Density (Jobs/Commercial Acres in half-mile buffer) . . . . . . . . . . . . . . . . . . . . . . 32 With Project Density (Jobs/Commercial Acres in half-mile buffer) . . . . . . . . . . . . . . . . . . 33 Tier 2 - Multimodal Infrastructure
Tier 3 - Parking
Tier 4 - TDM Programs
27917020
78 2/29/2019
12/16/2019
Vehicles:

Page 1 of 2 ends

San Jose City CouncilJanuary 11, 2022

San Jose City Council
January 11, 2022