Item 2 - 400 and 420 Blossom Hill RoadTo:
From:
Subject:
Date:
CDAC 9-9-15
ITEM 2
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory Committee
Laurel R. Prevetti, Town Manager/Community Development Director t.,R;"f>
400 and 420 Blossom Hill Road
Conceptual Development Advisory Committee CD-15-002
Requesting review of conceptual plans to demolish two existing office buildings
and construct one three-story assisted living facility on property zoned 0 . APN
529-16-071.
PROPERTY OWNER: Green Valley Corporation/Case Swenson
APPLICANT: Barry Swenson Builder/Josh Burroughs
September 3, 2015
Role of the CDAC
The Conceptual Development Advisory Committee advises a prospective applicant on the overall
consistency of a project with Town policies prior to submitting a formal application and investing
in the development review process. The Committee also endeavors to identify the potential issues
that will need to be addressed during the development review process should the applicant wish to
submit an application. The issues identified by the Committee are not intended to be all-inclusive
and other additional issues may be identified during the formal development review process.
None of the Committee's comments are binding on the Town and in no way are they intended to
indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this memorandum, if an
application is filed, technical analysis would need to be done during the evaluation of the
proposal. In addition, public input is a required and essential component in the development
review process. All applicants are strongly encouraged to hold neighborhood meetings to receive
input as the design of the project evolves should they decide to proceed with the development
review process.
Project Description
The applicant has submitted conceptual plans for 400 and 420 Blossom Hill Road, a 2.9-acre
parcel located at the northeast corner of Highway 17 and Blossom Hill Road. The site is bounded
by multiple-family residential uses to the north and east, Fisher Middle School to the south, and
Highway 17 to the west. The conceptual plan includes the following elements:
Conceptual Development Advisory Committee
September 9, 2015
Page 2
• Demolition of two existing office buildings totaling approximately 18,394 square feet.
• Demolition of all existing improvements , including surface parking.
• Construction of one assisted living facility building, totaling 93 ,880 square feet with a
Floor Area Ratio of0.74 and lot coverage of30%.
• Construction of 63 surface parking spaces .
Existing General Plan and Zoning Designations
• General Plan designation: Office Professional
• Surrounding General Plan designations: Medium Density Residential to the north and east,
Public to the south, Open Space across Highway 17 to the west (Low Density Residential
across Highway 17 to south west)
• Zoning designation: 0 -Office
• Surrounding zoning designations: RM-5 :12 to the north, RM-5:12 and RM-5 :12 to the
east, R-1 :8 to the south, RC -Resource Conservation across Highway 17 to the west (R-
1 :8:PD across Highway 17 to south west)
Potential Considerations and Issues
The follow ing is a brief list of issues and topics for consideration by the Conceptual Development
Advisory Committee (CDAC). Staff has not reached conclusions on these topics and is identifying
them to help frame the discussion and to solicit input. The main question for the CDAC is whether
or not the applicant's concept for the project creates a high quality plan appropriate for Los Gatos
in this location. If the application is filed, staff would evaluate the technical issues.
1. Applicable General Plan Policies and Land Use Designation
a. LU-1.3 To preserve existing trees, natural vegetation, natural topography, riparian
corridors and wildlife habitats, and promote high quality, well-designed,
environmentally sensitive, and diverse landscaping in new and existing developments.
b. LU-6.5 The type, density and intensity of new land use shall be consistent with that
of the immediate neighborhood .
c. LU-6.7 Continue to encourage a variety of housing types and sizes that is balanced
throughout the Town and within neighborhoods, and that is also compatible with the
character of the surrounding neighborhood.
d. LU-6.8 New construction shall be compatible and blend with the existing
neighborhood.
e. CD-1.2 New structures, remodels , landscapes, and hardscapes shall be designed to
harmonize and blend with the scale and rhythm of the neighborhood and natural
features in the area.
f. CD-1.3 Buildings, landscapes , and hardscapes shall follow the natural contours of
the property.
g. CD-1.4 Development on all elevations shall be of high quality design and
construction, a positive addition to and compatible with the Town 's ambiance.
Development shall enhance the character and unique identity of existing commercial
and/or residential neighborhoods.
Conceptual Development Advisory Committee
September 9, 2015
Page 3
h. CD-7.1 Maximize quality usable open space in all new developments.
1. CD-7 .3 All residential development shall include private open space in proportion
to the building size.
J. TRA-2.2 Incorporate plans for all uses (motor vehicles, transit vehicles, bicyclists,
pedestrians) when constructing or modifying a roadway.
k. HS-9.2 Encourage all new senior housing devel opments to provide transportation
servtces.
1. HS-9.3 Encourage busi nesses and health care providers that serve seniors to locate
in Town.
m. The Office Professional designation in the General Plan all ows up to 50 percent land
coverage with a 35-foot height limit. The Office Professional designation provides for
professional and general business offices. This designation applies to various locations
throughout the Town, often in close proximity to neighborhood-or community-
oriented commercial facilities , or as a buffer between commercial and residential uses.
The intent of this designation is to satisfy the community's need fo r general bu s iness
and professional services and local employment.
2. Use
General
a. Based o n the current proj ect description and if the proposal meets a ll of the development
standards in the Town Code, the proposal requires a Conditional Use Permit and an
Architecture and Site Appl ication.
b. The deciding body is the Planning Commission with potential appeal to the Town
Council.
3. Building Design and Site Layout
General
a. Does the building design project a small town image?
b . Is the building proportional to the surrounding buildings?
c. Does the building design provide a pedestrian friend l y orientation?
d . How do the buildings orient to Blossom Hill Road?
e. Does the project provide an appropriate amount of outdoor space?
Technical
a. What is the topography of the site?
b . How many cubic yards of dirt will be affected with the project's construction?
c. Does the layo ut allow utilities, meters, etc. to be screened from view?
d. Does the design allow roof top equipment to be screened from v iew, including views
from higher points along Blossom Hill Roa d ?
e. Will the design incorporate sustainable building design and be eligible for LEED
certification?
Conceptual Development Advisory Committee
September 9, 2015
Page4
4. Parking/Circulation!fraffic
General
a . Location of vehicular access.
b. Does the proposal provide adequate pedestrian access and circulation, especially to
Blossom Hill Road and nearby parks.
c. Does the proposal provide an adequate number of parking spaces, including ADA and
guest spaces?
Technical
a. A traffic analysis is required and depending on the results, additional studies may be
needed.
b. Does the plan incorporate access and turnarounds for fire and other service vehicles?
5. Potential Tree Impacts
Ge ne ral and Technical
a. Which trees are proposed to remain on site and which trees are proposed for removal ?
b. Can the layout be modified to save trees?
c. For the application, a landscape plan will be required.
Attachments:
I. Location map (one page)
2 . CDAC appli cation (one page)
3. Applicant's letter (two pages)
4. Conceptual Plans (five sheets)
Di stri bution:
Green Valley Corporation/Case Swenson, 777 N. 151 Street 51h Floor, San Jose , CA 95112
Barry Swenson Builder/Josh Bunoughs, 777 N . 1 Sl Street 51h Floor, San Jo se, CA 95112
N :\DEV\C DAC\C DAC M EMO\BiossomHill400a nd420.docx
400 and 420 Blossom Hill Road
ATTACHMENT 1
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Left Blank
APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS -COMMUNITY DEVELOPMENT DEPARTMENT
CIVIC CENTER: 110 E. Main St., Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-7593
PAl D
AUG 0 4 20i5
PLEASE TYPE OR PRINT CLEARLY C) TOWN OF LOS GATOS
PROPERTYDETAIL: I..JO&
Address of subject property: '/2 D 1310 > 5 o->-v. Jltl/ Tl.o~ d
Zoning 0 f-F-1 Le Site Area /l. ?-3 A C. APN S 2..?-10 -tJ ":f./
Existing use () F r_e
BRIEFLY DESCRIBE PROJECT:
N (:W C-oN S Ttz. vt C.:rrl (JIV -S E:-N I o tf:-.4> ~I sre-i> A..1 Y I f/C:, f>t<_ttJ.::rec.. T
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APPLICANT:
NAMEAtll-.R-y SwGt.JSo~ BIA.tLbf7e... c:;-.~:? voSif /3{4,UZOIIlt,I/S PHONE: 'loR-Cf"SP-03 /T-
ADDRESS 777 JJ (>f St-.. 5th Flovr-.. S.61ncJ0.s;..
CITY ~an Jo~ STATE _S4--'-'-----ZIP 9 5" 1/~
NAME OF PROPERTY OWNER: (If same as above, check here [b £
Q..,f-5
NAME ('11 I?... E GAl V ,f L L-6-lj CQI2..Po R-A-71 ~ c/0
ADDRESS ( ..., 7 A) I sl-of-S+h. Fl 0 a,-
CITY ~q 1/ J0 Sre... STATE C.../l-ZIP 9 51/ )----=::......:...,___ ___ _
I hereby certify that I am the owner of record of the property described in Box #2 above, and that I approve of the action
requested herein. ~ ~
SIGNATURE OF OWNER _ _,~..=:::__ __ -__ ~_._· ~---~---~DATE
"" ACKNOWLEDGMENT FORM
I, the undersigned, fully acknowledge and understand the Conceptual Development Advisory Committee is only an
advisory body and is not empowered by the Town Council or the Planning Commission to render recommendations or decisions
regarding land use issues.
I further understand and acknowledge that any statement by the Committee that a potential land use appears consistent
with Town Policy is not an express or implied approval of a development project. A project may be rejected by the Planning
Commission and/or Town Council for inconsistency with Town policy or for other reasons in the course of the development
review process, including public input.
I further understand and acknowledge that the members of the Con~ Development Advisory Committee are in no
way bound in their future review of my project, by their commeilts at is--ve1)"i)feluninary state of project development.
SIGNATURE OF OWNER DATE 7,/3 0/; ~ ~-s~~----------------------~ I I
* * DO NOT WRITE BELOW THIS LINE
APPLICATION No. CD-\5-00 )__
N:IDEVIFO RMSIPfanning\2015-16 Forms\CDAC ApplicatiOn. doc
RECE\VED
AUG -4 2015
PLPERMIT
PLTRACK
PLANAP
TOTAL FEE
$2,891.00
115.64
289 .10
$3,295.74
7101120 15
ATTAC HMENT 2
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APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITIEE
August 4, 2015
RECEIVED
AUG -4 2015
TOWN OF LOS GATOS
PLANNIN G DI VISIO N
Property Owner: Green Valley Corporation
Property Address: 400 Blossom Hill Rd, Los Gatos, CA 95032
This re-development project consists of a 90 unit assisted living facility, 13 of which are designated for memory
care . The land is 2.9 acres and is currently comprised of two small, Class C office buildings with 82 on-grade parking
spaces . The proposed assisted care facility is a single building with a north and a south wing, covering approximately
30% of the property. With a height of 35 feet at the tallest point the south wing has 3 complete floors, while the north
end is similar but has an amenities deck/green area in the place of livable units. The building orientation and entryway is
designed to have a curved, tree-lined descent from Blossom Hill Road into the sunken, tucked-away building location.
After the long driveway, the entryway opens up to the front facade of the building i ncluding a porte-cochere and drive-
loop with several on-grade parking stalls. The middle of the drive loop is landscaped for leisure activities with benches,
flowers, greenery all surrounding a water feature as the centerpiece .
To address the 17 highway running close by the west side of the property, we approached the project to touch
upon two important concerns: noise level and air quality. The building will be located on the east end of the property,
farthest away from the highway. In addition, a sound wall will be constructed along the west end of the property to
deflect any noise and vehicle fumes. For the noise and fumes that circumvent the sound wall, dozens of trees lining the
west side property line are the next barrier, along with a water feature center-piece in the middle of the landscaped
drive -loop to drown out the remaining noise. Additional trees will be planted along the new sound wall for additional
coverage both from a visual and audio perspective.
As a complement to the 90 living units, the design offers several amenity spaces including a wellness center,
beauty salon, activity rooms, community focus areas, library, dining, kitchen, laundry, storage, and a rooftop escape on
third level at the north end of the building. Additionally, the memory care residents have a designated outdoor area at
the north end of the building on the ground level.
The project will be operated by a professional assisted care management group 24 hours a day. Management plus
amenities total to an expected on-site staff count of approximately 15 persons. With the ex isting use being office, the
parking stall count is being reduced from 82 to 61.
Of the 90 total units, approximately 13 will be memory care, and the other 77 will be marketed to a wide range
of potential residents from ambulatory, self-s ufficient to more frequent care required. The operator will have specifics
regarding expected breakdown of residents . Because a majority of the residents are expected to be "sensitive" by
nature, the aforementioned design parameters were the primary drivers for the project.
LOT SIZE : 126,639.67 SF
ALLOWABLE LOT COVERAGE : 40°/o
PROPOSE LOT COVERAGE:30°/o
SETBACK REQUIREMENTS:
FRONT:25'
SIDE: 10'
REAR: 20'
STREET SIDE: 15'
MAXIMUM HEIGHT: 35'
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PROPOSE 3 STORY TOTAL BUILDING AREA:
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38,540 + 29,320 +26,020= 93,88Q~F
PPROPOSE #of UNITS: 22+3 ~'32= -90
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REQUIRED PARKING: 90/2 .5 +15=51
PROPOSE# of SURFACE PARKING: 63 c-__)
EXISTING SITE# OF SURFACE PARKING: 80
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