Item 3 - Phase 1 North Forty Specific PlanTo:
From :
Subject:
CDAC 10-14-15
ITEM 3
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory CommJJ / J
Laurel R. Prevetti, Town Manager/Directo r of Community D~ment
Phase 1 North Forty Specific Plan Area
Conceptual Development Advisory Committee CD-15-005
Requesting review of conceptual plans to implement Phase 1 of the North 40
Specific Plan. APNs: 424-07-024 through -027, -031 through -033 , -035 , -070, -
083 through -086, -090, and -100.
PROPERTY OWNERS : Grosvenor USA Limited, Summerhill N40 LLC , Thomas
Yuki, Elizabeth Dodson, and William Hirschman
APPLICANT: Grosvenor USA Limited
PROJECT PLANNER: Mami Moseley
Date: October 9, 2015
Role of the CDAC
The Conceptual Development Advisory Committee (CDAC) 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 proces s 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 in 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 .
Background
The North Forty Specific Plan requires CDAC review of an economic study to ensure any
proposed commercial uses do not compete with downtown Los Gatos. The applicant has an
economist working on the study and it is expected later this year. The applicant is choosing to
Conceptual Development Advisory Committee
October 14, 2015
Page 2
bring the revised proposal to CDAC in advance of the economic study to obtain input on the
conceptual plans. When the economic study is complete the CDAC will review it and have
another opportunity to comment on the proposal.
Project Description
The applicant has submitted conceptual plans to obtain feedback on implementation of phase 1 of
the North Forty Specific Plan. Phase I covers approximately 20 acres that are located in the
southern half of the Specific Plan area which is bounded by Highway I7, Highway 85, Los Gatos
Boulevard and Lark Avenue and includes:
• 58 ,000 square feet of retail
• 50 affordable senior housing units
• 260 multifamily ownership units
• Two live work lofts
• Six apartments
• Approximately six acres of active and passive open space
Existing Conditions
Phase I covers approximately half of the North Forty Specific Plan Area extending from Lark
Avenue to just south of Noddin Avenue. The 76 station at the comer of Lark Avenue and Los
Gatos Boulevard as well as the newer commercial office buildings on Los Gatos Boulevard at
Bennett Way will be retained and are not included in the application area. The majority of the
project area is currently used for agriculture, the uses on the remaining area include approximately
20 residential units on Los Gatos Boulevard and at the end of Bennett Way, as well as two
commercial properties (Enterprise Rental Car and Boulevard Tavern) on Los Gatos Boulevard.
(Note : The applicant is working with the The Boulevard Tavern to find a suitable location for them
in the new development.)
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the 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 complies with the North forty Specific Plan and creates a development appropriate for Los
Gatos . Staff will evaluate the technical issues during the application review process. The
applicant is requesting feedback on the following:
PROPOSED MIX OF USES:
The Specific Plan establishes two primary land use categories to guide development within the
Specific Plan Area. These land uses categories are: (1) non-residential -including retail, office,
recreation, community services, restaurants , entertainment, and hotel, and (2) residential -
including condominium, cottage cluster/garden cluster housing, live-work flats, multi-family flats,
multiplexes, rowhouses and townhomes.
Conceptual Development Advisory Committee
October 14 , 20 15
Page 3
COMMERCIAL USES:
2.4.2 Projects proposing new commercial square footage must present the proposal to the
Conceptual Development Advisory Committee. The application submittal must include an
Economic Impact Study to assess economic competitiveness .
While the applicant is still working to provide the required economic impact study,
how well do the described uses meet the intent of the Specific Plan to provide
neighborhood serving commercial uses that meet the unmet commercial needs of the
Town.
How does the commercial component of the plan meet the intent of providing uses
and an environment that will not detract from the Downtown?
RESIDENTIAL UNITS:
2.7.3 The Specific Plan Area s hould accommodate a mix of re sidential product types and sizes
to create the character of an authentic neighborhood rather than a typical development
project. The following standards set parameters to guide future residential development.
a. Residential units shall range in size.
b. There shall be a maximum of270 residential units. This is a maximum, not a goal , and
includes the affordable housing units required and the existing units.
c. Affordable housing (Below Market Price housing) requirements shall be met pursuan t
to Town Code.
d. New residential shall be a maximum of:
• 400,000 gross square feet for Cottage Cluster, Garden Cluster, Townhome and
Rowhouse products.
• 300,000 net square feet for Condominium, Multi-Family, Apartments and Affordable
products.
• These are maximums , not a goal.
e. Single fami ly detached units shall be a maximum of I ,200 square feet and be des igned
as a cottage cluster product type.
Do the conceptual drawing and applicant's letter denote the kind of residential mix
and unit sizes intended in the Specific Plan?
Do the units integrate and interface with the existing neighborhoods and the
proposed commercial as intended by the Specific Plan?
OPEN SPACE:
2.5 .3 The Specific Plan Area shall encourage outdoor activity by integrating a variety of op en
spaces s uch as pocket parks, parks and plaz as , common gathering areas , courtyards,
pedestrian paseos, clubhouse and barbecue areas , walkab l e street s lined with large shade
trees and active streetscape, landscaped buffers, and amp le sitting areas. This
neighborhood will be designed to serve the unmet needs of Los Gatos, providing an
Conceptual Development Advisory Committee
October 14, 2015
Page4
environment where people live and walk or bicycle to a nearby coffee shop , wine bar, and
restaurants.
Goal: To integrate an interconnected system of open spaces, parks and plazas within the Specific
Plan Area.
Open Space Policies :
Policy 01: View Preservation
Promote and protect views ofhillsides and scenic resources.
Policy 02: Landscape Buffer
Establish a landscaped buffer along the North 40 perimeter.
Policy 03: Neighborhood Open Space Network
Provide an open space network of neighborhood parks, passive open space , plazas,
pedestrian paseos, landscape buffers and/or common open space per Specific Plan Open
Space Standards.
Policy 04: Common Space
Provide a space for small gatherings and social activities that minimize conflicts with
adjacent uses and competition with Downtown.
Policy 05: Pedestrian Amenities
Provide adequate pedestrian amenities such as street trees, benches, pedestrian-level street
lighting and other street furnishings.
Policy 06: Orchard Planting
Integrate orchard style planting within the Specific Plan Area as a gesture towards the
site's historic agricultural use.
Does the amount and type of open space meet the intent and objectives of the specific
plan?
C/RCULA TION AND STREETSCAPE:
4.1 Circulation and Streetscape Goals and Policies
Goal: To incorporate multimodal solutions to create a walkable neighborhood while minimizing
traffic impacts within and around the North 40 Specific Plan Area.
Policy C 1: Circulation and Connectivity
Provide linkages between the Specific Plan Area and surrounding neighborhoods with
enhanced pedestrian and vehicular circulation improvements.
Policy C2: Traffic
Minimize traffic impacts through site design, multimodal opportunities, land uses, the
intensity of development, access, and street and intersection improvements .
Policy C3: Park Once Design
Create a pedestrian-friendly "park once" mixed-use district where visitors , residents and
employees park their vehicle once and walk to various destinations within the
development.
Conceptual Development Advisory Committee
October 14,2015
Page 5
Policy C4: Pedestrian Orientation
Pedestrian-oriented design is a high priority throughout the Specific Plan Area. Make a
concerted effort to ensure the human scale and walkability in the Specific Plan Area
through intentional design and delineation of pedestrian walkways and corridors.
Policy C5: Bicycle Planning
Integrate bicycle facilities and amenities throughout the site. Development projects shall
include multi-modal paths, physically separated from vehicle roadway s running from
north to south and providing connectivity to perimeter paths at both the north and south
ends.
Policy C6: Complete Streets
Encourage use of "complete street" strategies for Los Gatos Boulevard and Lark A venue
and primary connectors within the Specific Plan Area. "Complete Streets" are roadways
designed and operated to enable safe, attractive, and comfortable access and travel for all
users, including pedestrians, bicyclists, motorists, and public transportation users of all
ages and abilities.
Policy C7: Parking Design
Minimize impacts of parking lots through location, landscaping, buffers and structure
design.
Policy C8: Transit
Work with Santa Clara Valley Transportation Authority (VTA) to locate transit stops in
central locations accessible to a majority of the Specific Plan Area.
Policy C9: Connectivity
Connect the Specific Plan Area with Downtown, commercial centers, and other
employment centers via light rail transit , bicycle paths, or trails.
Policy C 10: Streetscape Furnishings
Create a consistent neighborhood identity throughout the Specific Plan Area by
coordinating streetscape furnishings such as benches, street lighting, trash and recycling
containers, planter pots and signage.
Does the plan provide for the needed multimodal transportation options specified in
the Specific Plan? Are the physical delineations from the vehicle roadways sufficient?
Are the proposed widths sufficient to support those uses?
Do the proposed connections interface appropriately with the existing and the
proposed uses? Encouraging a "park once" mentality.
DEVELOPMENT AND DESIGN STANDARDS:
(Broad development standards are provided below; additional standards are included m the
Specific Plan and will be considered during the staff analysis of more detailed plans.)
3.2.8 Respect the Privacy ofNeighboring Residents
a. A void windows which would provide views into residential private yard s paces.
b. Keep window sizes small on facades facing residences where windows can be seen to
minimize lighting intrusion.
Conceptual Development Advisory Committee
October 14 , 2015
Page 6
c. Provide shielding for any exterior lighting visible from neighboring residential uses.
d. A void placement of mechanical equipment where noise would negati vely impact
residential neighbors.
e. Visually screen all tra sh and outdoor storage areas from view.
3.2.9 Project Landscape and Hardscape
a. All projects shall be well landscaped.
t. Landscaping should relate to existing landscape treatments along the adjacent
street fronts.
11. Smaller landscaping (e.g., planter pots, window boxes) are used often within the
Town to provide smaller scale elements close to the pedestrian, and should be
included within commercial projects whenever possible.
iii. Landscaping should have form and substance to define edges and paths, to provide
visual focal points, and to buffer less desirable views (e.g., less finished facades
facing public ways or residences.)
c. Landscaping shall be used to soften the appearance of buildings and to integrate new
construction into the overall commercial/residential neighborhood. Where space is
inadequate for in-ground planting, use container plantings.
d. Integrate landscape elements that reflect the orchard heritage of the area. Where
portions of the existing orchards are to be retained, the applicant should work with an
arborist and the Historic Preservation Committee to determine if original trees could
be retained or if they should be replanted.
3.3.8 Sustain ability Guidelines
a. Promote use of native and/or drought tolerant plants in parking lot islands and other
landscaped areas, where feasible.
c. Minimize impervious area to the maximum extent practical.
g. Design buildings with pedestrian oriented building entries facing onto common space,
streets paseos and plazas.
h. Design neighborhoods and projects with strong pedestrian connections to sidewalks,
parks, pathways and existing or future bike facilities.
1. Include bicycle parking facilities and on-site showers in major non-residential
development proj ects.
J. Encourage sustainable building practices to reduce energy use through solar
orientation that takes advantage of shade, prevailing winds, landscaping and sun
screens.
k. Design new buildings and parking lot s to include or allow for the easy, cost-effective
installation of future solar energy systems, where feasible.
1. Encourage the integration of community gardens and urban farm sites into
neighborhoods where appropriate.
Does the application include sufficient buffers for existing and proposed residential
uses?
Does the architectural style of the buildings reflect the agrarian history of the site?
Conceptual Development Advisory Committee
October 14 , 2015
Page 7
Does the proposed landscaping meet the intent of the Specific Plan Requirements?
Does it adequately reflect the orchard heritage of the site?
Has the applicant work to retain existing trees within the site? If so how?
Does the plan sufficiently incorporate the sustainability guidelines of the Specific
Plan? Are there ways that additional elements could be incorporated?
Attachments:
1. Location map (one page)
2. CDAC application (six pages)
3. Applicant's letter (six pages)
4. BMP Program Details (seven pages)
5. Conceptual Plans (I 6 pages)
Distribution:
Grosvenor USA Limited, 1 California Street, Suite 2500, San Francisco, CA 94111
Elizabeth Dodson and William Hirschman , 15055 Los Gatos Blvd., Suite 310, Los Gatos CA 95032
Thomas Yuki, 15495 Los Gatos Blvd., Los Gatos, CA 95030
Summerhill N40 LLC , 5000 Executive Parkway, Suite 450, San Ramon, CA 94583
N:\DE V\C DAC\C DAC MEMO\Nonh 40-Phase I. 10 -14-I S.docx
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Phase 1
North 40 Specific Plan Area
D North Forty Specific Plan Area
Phase 1
ATTACHMENT 1
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APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPARTMENT
CMCCENTER: 110 E. Main St., Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (4~) 354-7593
PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
Address of subject property: North 40 -16425 Bennett Way, 15043 and 15011 Los Gatos Boulevard
Zoning Specific Plan Site Area 1.8 Acres (total) APN 424-07-084, -086, -026
Existing usc Residential. Commercial
BRIEFLY DESCRIBE PROJECT:'
. See ·Attached
APPLICANT:
NAME Grosvenor USA Limited -Don Capobres PHONE: 415-710-7640
ADDRESS 1 Califomja Street. Suite 2500
ctrv San Francisco srATE_C=-:A=---___ ZJP 94111
NAME OF PROPERTY OWNER: (If same· as above, c:hec:k here[}
NAME Grosvenor USA Limited
ADDRESS 1 Cajjfomja Street. Suite 2500
PHONE: see above
CITY San Francisco STATE_...Cu::::AL--___ ZlP 94111
I hereby certify that I am the own~.,~ · fthe property described in Box #2 above, and that I approve of the action
requested herein.
SIGNATUREOFOWNER DATE /0./.1>"
ACKNOWLEDGMENT FORM
l. 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 recommendati~ or decisions
regarding land usc issues.
J further understand and acknowledge that any statement by the Committee that a potential land use appears consistent
with Town Polic:y is not an express or implied approval of a development projec:t. A project may be rejected by tbc Planning
Commission and/or Town Council for inconsistency with Town polic:y or for other reasons in lhc coUJSC of the development
review process. including public input.
I further ~erstand and acknowledge that tbc members of the Conceptual Development Advisory Committee are in no
way bound in lhci•fu"""nview of my~ thb vuyprcli"'"""""'•ofproject...,.l...,..t.
SIGNATUREOFOWNER • DATE /0 • I ,J r
**DO NOT WRITE BELOW THIS LINE
APPLICATION No: CD-\ S -0 0~ PLPERMIT
PLTRACK
PLANAP
TOTAL FEE
$2,891.00
115.64
m.lQ
$3,295.74
710112015
ATTACHMENT 2
TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPARTMENT
CIVIC CENTER:
110 E. MAIN STREET
LOS GATOS, CA 95030
~0~ 354-6874 FAX (408) 354~7593 JlifiU.Jitiflii(e)~iie]:J•] JJ iel:Ud#lh i :J#I:JMif .. .W (PLEASE TYPE OR PRINT CLEAR LY)
1. APPLICANT REQUEST: (Check appropriate boxes) 2. PROPERTY DETAIL:
o Variance ~ Architecture & Site Lot Size 4-.G,oo Se . .
p/ Conditional Use Permit ..Ji!"' Subdivision AverageSiope E44f .
Existing or last Previous Use: 0
0
3.
4 .
5.
6.
7.
Environmental Impact Assessment o Other
Zone Change {Rezone from _____ to------' AM-.~..;.,,....£
PROPERTY LOCATION:
Address of subject property: -..l...~o4c-...'·3""''Z'-=o~-·B""'"''~"""""'""'"''""'~"'--f...__._±__:w;..::...:.."'7..:....,_-?;"""-"'4""'' ..:...:-. s...__,Cs..:.·~~;;<;....&·b......:..,.:•; -----
Zoning Cif Assessor's Parcel Number(s) '12Li-07-0-JG::,
REQUESTED ACTION: (Attach separate sheet If necessaryt
Description of requested action A.i's, J)d;..y: 6-t w L
APPLICANT:
NAME GRo~vAvc:•.g_ U!;A t:.t~rh=l> PHONE 4ts-134-0 '716
ADDRESS / 4fL~fi:uL.,ea 5[;.·~. !:~Jd-ci ZSoc.)
7
CITY SN ~-1><+> STATE ~ ZIP __ j_._'.f...._l.......,tf,__ __ _
SIGNATURE OF APPLICANT DATE 9/~ li$ } ; PROPERTY OWNER: (If same as above check here) o
NAME GLtMI.,rl-f-4-jL :z>a -nsc)...-LJ PHONE 4ot;-4~·~-?£Z7
ADDRESS /$o65 46, (;4-f.r:.6 84--i) $. .... r /wc. '310 , 4>$ {;.~ C.4. 95o:J2._. ;
CITY i.c..s (.,A-h-s STATE Ct4 ZIP 9 <,, ... :? Z....
I hereby certify that 1 am the owner of record of the property described in Item #3 above,
and that I approve of the action requested herein.
SIGNATUREOFOWNER ~~ k. ~DATE
OTHERS INVOLVED: (WILL NOTEiCOPYOF AGENDA OR CORRESPONDENCE)
(Architect, engineer, planner, landscape architect, etc.; attached addition sheet if necessary)
CAPACITY NAME (Please print) FIRM & ADDRESS (Include Z IP Code) PHONE
1•1•Jft•11W@II!I:J:t i•WIIIGJI!I§I:t
8. RECEIVED BY STAFF MEETING _______ HPC AGENDA. _____ _
APPLICATION NO • .__ ________ _
Please Note: The infonnaUon contained in this application Is considered
par1 of lhe public record . Therefore, It Will appear In both the public
record file for the sHe addreu, which i& avai lable upon request, and on
the permitting system on the official Town of Los Gatos webde at
www.losgatosca.QOv,
• If site is located within Route 85 Study Plan Area
•• If &lie is located wkhin North 40 Study Plan Area
N:\DEV\FORMSIPiam'lnll\2013-1~ FonntiD~ "f'P FJK\3-DEVELOP N'P.doc: B
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7/0112013
APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS · COMMUNITY DEVELOPMENT DEPARTMENT
C IVIC CENTER: 110 E. Main St., Los Gatos, CA 95030
Phone : (408) 354-6874 FAX: (408) 354-7593
PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
Address of subject property : See attached lot summary
Zoning Specif ic P lan Site Area 18.34 acres AP N See attached lot summary
Existing use Residential and agricultural
BRIEFLY DFSCRIBE PROJECT:
See Attached
APPLICANT:
NAME Grosvenor USA Limited -Don Capobres PHONE : 415-710-7640
ADDRESS 1 California Street, Suite 2500
CITY San Francisco sTATE_C~A=---___ ziP 94111
NAME OF PROPERTY OWNER: (If same as above, eheck here 01
NAME Thomas M. Yuki/Yuki Farms PHONE : (408) 356-3019
ADDREss 15495 Los Gatos Blvd.
ciTY Los Gatos STATE_....C=A...._ ___ ziP 95030
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 . /,
SI GNATURE OF OWNER --~~::!!i~~~.pr~=:.....--______ DATE /~ u,/;r AC~EDGMENT FORM I
I. the. undersigned , fully acknowledge and understand the Conceptual Development Ad visory Committee is only an
advisol)~ body an~ is not empowe~<!_~y the Town (ounc!! or ~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
Conunission 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 Conceptual Development Advisory Conunittee are in no
way bound in thei r future review of my project, by eir comments at this very prelimina l)' state of project development.
SIGNATURE OF OWNER DATE lo/,h I
* * DO NOT WRITE BELOW THIS
APPLICATION No.------
N:ID/NIFORMSIPiannlng\2015-16 Forms'CDAC Applies lion. doc
PLPERMIT
PLTRACK
PLANAP
TOTAL FEE
$2 ,891.00
115 .64
289.10
$3 ,2 95.74
7A)IJ2015
Yuki Farm lot Summary
Parcel # Address
424-07-024 16391 BENNETT WY LOS GATOS 95032
424-07-025 16415 BENNETT WY LOS GATOS 95032
424-07-027 16435 BENNETT WY LOS GATOS 95032
424-07-031 16418 BENNETT WY LOS GATOS 95032
424-07-032 16402 BENNETT WY LOS GATOS 95032
424-07-033 16392 BENNETT WY LOS GATOS 95030
424-07-035 16386 BENNETT WY LOS GATOS 95032
424-07-070 16434 BENNETT WY LOS GATOS 95032
424-07-082 14923 lOS GATOS BllOS GATOS 95032
424-07-083 14955 LOS GATOS BLLOS GATOS 95032
424-07-084 14975 LOS GATOS BlLOS GATOS 95032
424-07-100 16426 BENNETT WY LOS GATOS 95032
Owner
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
Yuki
TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPARTMENT
CIVIC CENTER:
110 E. MAIN STREET
LOS GATOS, CA 95030
r~ 354-6874 FAX (408} 354-7593 Yl'#UUitW&ittO]bOO?JiD•] ij COOiMI#iJ~titl il#id~ll .. i l (PLEASE TYPE OR PRI NT CLEARLY}
1. APPLICANT REQUEST: (Check appropriate boxes)
o Variance
J¥' Subdivision
2. PROPERTY DETAIL :
~ Architecture & Site Lot Size "·(,co s,-=
Average Slo~ Ft.-.1-T
Existing or Last Previous Use:
y Conditional Use Permit
0
0
3.
4.
5.
6.
7.
EnvironmentallmpactAssessment o Other
Zone Change (Rezone from-----to _____ ..J .MJ~t')L
PROPERTY LOCATION:
Address of subject property: / (.; :J 7b 1$ 1-;,..;-vt..-4-+ W.~ t..os 6..4 ~ S
I
Zoning C-1+ · Assessor's Parcel Number(s) 1..2t1-0 ')-o:.J ·z
REQUESTED ACTION: (Attach separate sheet If necessary)
Description of requested action A..-~ ij)~ .f-t r+ (_
APPLICANT:
NAME Gz\.d$ VC!V<"~.2.... US -4-~;~ t ~ PHONE ..c'.JJS-4'34-0 7/S.
ADDRESS .t.. C-.1-?,fo4.vt4 S'~ $~, b.f 2:SOD
CITY $,4J ~$C-o STATE <;:',:..4 ZIP_~7-~1...ullu.l ___ _
ct;/t~/1$' SIGNATURE OF APPLICANT DATE
PROPERTY OWNER: (If nme as above check here) 0
NAME Cki&J.,.r-f!:l J;;,~M>Sc)•~ a,..,t> 4?.Lb,v. F Jb*>',:HM A....flHONE 1o~-4o2 -/877
ADDRESS / 5<:65 ~c:).S &.~ lf~f:>. $~!1-rf. ;J/D
CITY b<->.S &,.4-:f::J$ STATE___..jG~:.A~----ZIP C) 6<s32..
I hereby certify that I am the owner of record of the property described in Item #3 above,
and that I approve of~n requested herein .
SIGNATUREOFOWNER .6~·~-vt.__ DATE C()9!Jfo ·
OTHERS INVOLVED: (WILL NOT GET COPY OF AGENDA OR"riORRESPONDENCE) F I
(Architect. engineer, planner, landscape architect. etc.; attached addition sheet if necessary)
CAPACITY NAME (Please print) FIRM & ADDRESS (include ZIP Code) PHONE
8. RECEIVED B Y STAFF MEETING. _______ HPC AGE NDA. _____ _
APPUCAnONNO •. __________________ _
Plea se No18 : The infonnatlon contained In this application Is cons idered
part Of the public racont Therefore, It WID appear In both the public
record file for the sHe addrasa. which is available upon request , and on
the permitting system on the official Town of Los Gatos webiSie at
www.tosg ato!j(i8.QOV,
• If site Is located within Route 85 Study Plan Area
-If site is located within North 40 Study Plan Area
B
PI.PERMIT
Pl. TRACK
PLANAP
ENGDEV
TOTAL
"PLRTE65
TOTAL
TOTAL
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7/0112013
TOWN OF LOS GATOS .. COMMUNITY DEVELOPMENT DEPARTMENT
CIVIC CENTER:
110 E. MAIN STREET
LOS GATOS, CA 95030
FPV<(408)354-7593
1. ,v .. v~nappr!o~p!n~M!e~bo~xe~s~}~.-.. sm~ma~--~~~~~~~-
-T{ Architecture & Site o Variance
'&( Conditional Use Permit "" Subdivision
'lf Environmental Impact Assessment o Other
o Zone Change (Rezone from _____ to _____ ...J
3. PROPERTY LOCATION:
Lot Size 6600 SF
Average Slope Flat
Existing or Last Previous Use:
Residential
Address of subject property: 15133 Los Gatos Boulevard
Zoning Specjfic Plan Assessor's Parcel Number(s) 424-07-090
4. REQUESTED ACTION: (Attach separate sheet if necessary)
Description of requested action Residential/Mixed l Jse Development
5. APPLICANT:
NAME Grosvenor lJSA I imited PHONE 415-710-7640
ADDRESS 1 California Street, Suite 2500
CITY San Francisco
SIGNATURE OF APPLICANT
STATE.--~,.C,.A~. ___ __,ZIP 94111
6. PROPERTY OWNER: (If same as above check here) D
NAME S1JmmerHill N4Q I I C, a California I I C
ADDRESS 5000 Executive Parkway, Ste 450
DATE Q9/28/15
PHONE 925-244-7534
CITY San Ramon --=C;..::...A~--ZIP 94563
l hereby certify that I am t
and that I approve of ~-~ibll!re<l
7.
PHONE
lt!eiUeld;JIII§@IeMIII@III§I@
8. RECEIVED BY STAFF MEETING _______ HPC AGE NDA. _____ _
APPUCATIONNO. __________________________ _
Please Note: The InformatiOn contained In this application Is considered
part of the public record . Therefore, It wiU appear In both the pubftc
record file for the site address, which is available upon request, and on
the permitting &ystem on the officia l Town of Los Gatos website at
_..!oagatosce..oov.
• If slle 16 located wlthln Route 85 study Plan Area
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GROSVENOR
~
EDEN
HOUSING
SUMMERHILL HOMES '"
COMMUN I TIES OF D I STINC TI ON
North 40 Project Summary and Justification
Summary:
Phase I of the North 40 is a comprehensive proposal by Grosvenor, SummerHill Homes, and
Eden Housing to realize the Town's vision for the areas described as the Lark and Transition
Districts. The proposal is for a master plan that will provide continuity with the development of
future phases, including the Northern District. In this proposal we believe that we have brought
The Town's Draft Specific Plan, including the Specific Plan Vision Statement and Guiding
Principles, to life.
Approximately 58,000 square feet of retail and restaurant offerings, including an intimate
18,000 +/-square foot artisan/specialty market, are proposed in the Transition District to serve
this new community as well as the existing surrounding neighborhoods.
The residential homes proposed include diverse residential types that target the Town's unmet
needs for young professionals and seniors. These include SO sen i or affordable apartments
directly above the market, 260 townhomes and condominiums designed with the young
professional or couple in mind, 2 live-work lofts, and 6 one and two-bedroom apartments
above a portion of the retail. All new homes will be complimented by and provide convenient
access to goods and services in the new neighborhood retail shops .
A network of paseos, parks, and gathering spaces linked by orchard trees and community
gardens provide open space that is well over 30% of the project area, with beautiful view
corridors and places for residents to come together.
The proposed community is a celebration of the Los Gatos quality of life, and focuses on the
Draft Specific Plan's Vision Statement and Guiding Principles:
Town Council Vision Statement:
The North 40 reflects the special nature of our hometown. It celebrates our history,
agricultural heritage, hillside views and small town character. The North 40 is
seamlessly woven into the fabric of our community, complementing other Los Gatos
residential and business neighborhoods . It is respectful of precious community resources
and offers unique attributes that enrich the quality of life of all our residents.
ATTACHMENT 3
Guiding Principles:
• The North 40 will look and fee/like Los Gatos
• The North 40 will embrace hillside views, trees, and open space.
• The North 40 will address the Town 's residential and/or commercial unmet needs.
• The North 40 will minimize or mitigate impacts on the Town 's infrastructure, schools,
and other community services.
Open Spaces
The Draft Specific Plan requires a minimum of 30% of each application to be dedicated as open
space, which is more open space than is found in many existing los Gatos communities.
Because the open space requirements are such a prominent element of the Draft Specific plan,
the open spaces created within the proposed community are more than merely green areas or
parks to meet a minimum requirement. Instead, the greens have been thoughtfully designed as
community gardens, gathering places, connecting paseos, view corridros and buffers between
existing roadways . The open space elements will be a prominent feature, linking the districts
and future residents while paying tribute to the agricultural history of the property. In addition,
the amenities provided within the open spaces will not only appeal to the young professionals,
seniors and move-down buyers but will also complement the exi sting open space offerings
within the Town. Overall, the proposal includes over 40% of the area as open space (30% is
required) and almost 22% as "green" open space (20% is required). which demonstrates the
focus that these spaces have been given in driving the design of the community.
The applicant has enlisted los Gatan les Kishler to advise on the design, maintenance and
programming of community gardens and orchard treatments. Together with the project's
landscape architects, the vision for the proposed open space programming has been
established, and includes the following:
Orchard Buffers and Plantings: A 30' orchard buffer is proposed both along lark
Avenue and Los Gatos Boulevard along the property frontage. The area along Lark
Avenue will include a multi-use trail that can be utilized by pedestrians and bicyclists,
and offers path through the orchard trees . A vineyard will greet community members
as they enter the neighborhood serving retail area in the Transition District.
The majority of the orchard plantings are fruit-bearing, and will provide opportunities
for community or local group harvesting. Based on recommendations, a number of
varietals are proposed, which work together to maintain long-term soil fertility as well
as a diverse offering of produce, including almond, apricot, apples, peaches, citrus,
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GROSVENOR
~
EDEN
H OUS ING
SUtv\MERHILL HOME S'"
CO MMUN I TIES o r D I ST INC TI ON
persimmons and pomegranate. In addition being located within the buffer along
existing roads, the orchard treatments are continued along A Street and within the
paseos.
Central Park and Community Gardens: Transition and la rk District residents will be able
to connect in the community gardens that are located in the Central Community Par k.
Thirty nine plots with required hose bibs and storage sheds are programmed for
community members to adopt-a-plot. Active gardening will encourage interaction
between residents while fostering an appreciation for growing organic food-a subtle
tie to the neighborhoods retail and restaurant concepts . Additional smaller raised
garden beds will be included in the open space plaza of the Eden building to provide
more gardening opportunities for the seniors as Eden ha s had great success with this
program in the past.
A Demonstration Garden proposed for an onsite restaurant use or adoption by a local
restaurant. This garden will not only grow produce that can be utili zed in the
restaurant, but will also offer a staging area for cooking demonstrations.
Garden Retreat Public Space: Residential and the commercial buildings frame the
Hidden Garden within the Transition District. Approximately 9,000 square feet of open
space has been deliberately designed to fuse together residential and retail
components celebrating the mix of uses that makes the Transition District so unique.
The public space, includes semi-private areas for neighborhood picnicking, canopied
passage ways, a movie screen wall for warm evening screenings, fireplaces, and flexible
outdoor furnishings . The restaurant building has been designed to have a dining area
that looks into the park further strengthening the connection between the uses.
Paseos and View Corridors: In addition to the Grand Paseo found on the southeast
portion of the property which boasts serene seating areas and resting spaces, numerous
paseos (in connection with right-of-ways) have been strategically situated to unite the
residents and provide view sheds towards the hillsides. In addition to A Street, there
are three paseos that offer southern views, and multiple paseos and pedestrian
corridors that provide views to the east. Further, these paseos offer connectivity
throughout the districts, which will encourage pedestrian and bicycle use within the
North 40.
Bicycle Connectivity: The Central Park and Hidden Garden open spaces have been
connected through not only the shared bicycle/vehicular A Street, but also through a
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GROSVENOR
~
EDEN
HOUS I NG
SUMME rJ I IL L l fOMEs ··
CO MM UNIT I ES OF DI ST IN C TI O N
multi-use path that runs from Lark to the north, through a green paseo . Bicycle
amenities such as equipment vending, tuning areas, bike racks, and signage are found
along this multi-use path and encourage ridership to, from, and within the North 40.
Additional Amenities: A variety of additional passive, active and vibrant open space
amenities are proposed. These include places to gather with neighbors, unwind, relax,
and embrace the outdoor lifestyle that Los Gatans relish . A bocce court in the Central
Community Park, multiple fire pits, large outdoor communal grilling and dining areas, a
dog park and walking trail for four legged friends, turf areas with sun shades and
hammocks can all be found in the park and paseo areas . The retail portion of the
property will host a vineyard, cafe seating and relaxing plaza spaces. Together, the
districts will provide a unique synergy of amenities.
Residential Program:
Between the Lark and Transition Districts, four distinct residential programs will be offered, all
tailored to meet the Town's unmet needs for places for young professionals and income-
restricted seniors to live . These include 50 senior affordable apartments directly above the
Market Hall, 260 townhomes and condominiums designed with the young professional or
couple in mind, 2 live-work lofts, and 6 one and two-bedroom apartments above a portion of
the retail. The floor plans are as diverse as the people that will live here, with a range of square
footages and creative design . Focus has been given to what this buyer will seek in their home,
including media spaces and offices for the young professionals. Exteriors have also been
carefully designed to include elements that are both contemporary while remaining true to the
agrarian roots of the property. Finishes such as wood trim, corrugated metal, and barn doors
compliment grand windows and terraces.
Senior Affordable Apartments: A community's senior residents are often unable to
maintain their long time residences within a community and they must move into a
home designed to fit their needs and budget. Unfortunately, the ability of these
residents to stay within the community they know and love can be very difficult. The
senior affordable apartments proposed with this plan will provide this opportunity, with
elevator access and direct proximity to the neighborhood serving retail in the Transition
district. Accessibility will be provided by elevators and drive up parking, and the
community garden on the plaza will provide an opportunity to grow food and get to
know your neighbors. Easy walkabil ity to goods and services complete the ease of what
could otherwise be a difficult transition . While 40 units are required to fulfil the Town's
BMP program requirements, 50 affordable senior units are proposed (25% more BMPs
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GROSVENOR
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EDEN
HOUSING
SUf\1MER1 i!LL HOMES ·
COM MUNITIES O F D I STINCT I ON
than are required for the project). Additional information on the senior affordable
apartments and Eden 's extensive experience in programming this product type is
attached in the BMP program details .
Young-Professional Residences: 260 homes, flats, and condominiums in three product
designs are proposed with the young professional in mind. Averaging under 2
bedrooms and approximately 1,500 square feet, these homes offer a place that the next
generation of young Los Gatans will want to live . The Draft Spec ific Plan requires 15% of
the units to be two story; however, thi s plan far exceeds th is requirement with
approximately 28% of the homes having two-story elements. A range of product types
include the Garden Cluster, Rowhome, and Courtyard Condominium Homes. Nineteen
floor plans provide this buyer with the options and variety that they desire. Media
rooms, home offices, open floor plans, loft living, and large screen walls for gaming and
movie watching offer a work at home, play at home lifestyle. Bedrooms on separated
levels provide for roommate opportunities, home offices, or space for v isi tors.
Contemporary finishes such as open-tread stairs, concrete countertops, and large
windows provide bright, current, and comfortable living. Exterior spaces range from
intimate living-level open spaces (which are fenced for a dog) to gracious terraces and
second story porches. These private open spaces feed off the main living area to allow
for additional space to hang out and relax with friends .
Live Work and Apartment Residences: Two live work units and six apartment
residences are located in the heart of the Transition District above retail uses. Rather
than build un-authentic second floor height wh ich we believe is vital to deliver balanced
proportionality to the streets, this limited residential offering will provide a unique living
environment for either the millennia! or empty nester.
Retail/Commercial Program:
This application establishes the retail component of the Transition District which is intended to
be the community hub of the new North 40 neighborhood . The neighborhood serving retail will
become a place to draw this part of Los Gatos together to integrate the new North 40
community into its surroundings. It features a mi x of community focused retail which is
anchored by the artisan/specialty market, an approximately 18,000 square feet hall that will
feature artisan foods and products. The remaining 40,000 square feet of commercial space will
include personal services, soft goods, and restaurants/cafes. We are currently working with the
Boulevard Tavern to find a place for it in the new neighborhood .
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GROSVENOR
rrAll
EDEN
HOUS I NG
SUMMEPJ-i!LL HOMES ~
C OMM UN ITI ES O F DI STINCT I ON
The Transition District works as a stand-alone retail program but is intended to be integrated in
the larger hybrid-retail program that is currently envisioned in the Specific Plan . This retail hub
has been designed in a way that allows it to seamlessly plug into future development in the
Northern District. The program hopes to elevate the quality and design of retail offerings along
los Gatos Boulevard while complementing recently completed developments in close
proximity. The transformation of this stretch of los Gatos Boulevard will improve the quality of
the experience of driving along the boulevard while also increasing property values in the areas .
Density Bonus :
A density bonus will be applied for with this application. Because far more than 11% of the
project (49 of the 50 senior apartments) will be rented to very-low income seniors (with one
additional moderate rate manager's unit), a 35% density bonus is proposed. The 237 baseline
units (50 senior affordable and 187 market rate) plus the 35% density bonus unit (83 additional
units) results in an overall residential program consisting of 320 for-sale and for-rent market
rate and affordable homes.
Conclusion:
The Phase I North 40 application has thoughtfully applied the North 40 Draft Specific Plan 's
Vision Statement and Guiding Principles in its design. The North 40 proposes a new community
that celebrates the los Gatos lifestyle. The commercial/retail component provides much
needed restaurant and retail offerings to the new neighborhood and surrounding community
on the North End of los Gatos and will featured a hand-picked or curated tenant mix that will
be uniquely los Gatan. The residential program feeds off common community amenities with a
mix of housing styles that target young adults, empty nesters and sen i ors with further
affordability needs . Finally, tying all of these components together, the carefully designed
open space and public realm have been inspired by the agrarian roots of the site and the Town
of los Gatos .
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GROSVENO.R
~
EDEN
HOUSING
SUMMER} HLL HOMES ..
CO MMU N IT IES OF DIST INC TI ON
North 40 -Proposed BMP Plan
The Town's Below Market Price (BMP) Program promotes the development of affordable housing
units by providing standards and guidelines that require the creation of a certain number of
affordable units in new development projects.
For the proposed North 40 Development application, we propose the following development
program:
• Ownership townhomes/garden cluster/courtyard condominiums .: 253 (SummerHill)
• Ownership garden cluster: 7 (Hirschman)
• Live/Work Condominiums: 2 (Grosvenor)
• Rental Apartments: 6 (Grosvenor)
• Affordable rental apartments for seniors: 50 (Eden)
Utilizing the California State Density Bonus, the above numbers include the baseline number of
units (236) plus the additional 35% density bonus units (82) for a total proposed program of 318
residential units. The Town 's BMP program requirements are calculated using the baseline count
(236).
The affordable rental senior apartments are being proposed to satisfy the Town's BMP program,
and will offer amenity-rich, high-quality apartment homes for seniors making up to 50% of the
Area Median Income. Our proposal meets the intent of the Town's BMP program and helps
achieve the following goal from the Town's 2003 Housing Element:
To improve the choice of housing opportunities for senior citiz ens, families and singles and
for all income groups through a variety of housing types and sizes, including a mixture of
ownership and rental housing.
The following details what is required under the BMP, what the team is proposing, what waivers
under the BMP program are required and a justification of this approach.
I. Requirements of the BMP
A . Number of Units
Per the Town's BMP, developments of 101 units or more are required to provide BMP units
equal to twenty percent of the number of market rate units, with smaller projects requiring
gradually fewer units based on a formula. The number of BMP units required under the
Program would be slightly different depending on whether the Town chooses to define the
combined application as one project or three:
A1TACHMENT 4
1 ) Three se~arate ~rojects
BMP /du
required
Grosvenor 8 0% 0
SummerHill (baseline) 221 20% 36.8 {37)
Hirschman 7 0% 0
TOTA L 236 36.8 (37)
BMP units 37
2) One ~r oject
Grosvenor+
SummerHill+
Hirschman 236 20% 39.4 (40)
TOTAL 236 39.4 (40 )
BMP units 40
The development team views this proposal as a coordinated approach to create a truly
integrated and holistic neighborhood. Therefore we are assuming that for the purposes ofBMP
calculation, the "project" includes the Phase I North 40 development as a whole. As shown
above, this approach also provides the benefit of three additional BMP units above the number
that would be required if the units were calculated separately for the Grosvenor, Hirschman,
and SummerHill components.
B. Affordability ofBMP Units
In addition to the number of units, the BMP Program further requires that the units must be
affordable to both Median Income households (those earning between 80% and 100% of the
Area Median Income (AMI) and Low Income households (those earning between 50% and
80% AMI). Half of the BMP units are required to be targeted to Low Income households and
the other half Median Income households . Given these requirements, the 40 proposed BMP
units would roughly be distributed as follows:
1) BMP affordability as Required
Very Low Low Income Median Income Total
Income
Unit Distribution 0 20 20 40
However, under the model that the development team is proposing, where Eden's development
will be able to leverage additional financing for a stand-alone affordable housing building, the
distribution of BMP affordab36ility will be as follows :
2) BMP affordability as Proposed
Very Low Low Median Moderate Total
Income Income Income Income
Unit 49 0 0 1 50
Distribution
II. What is Being Proposed
The development team is proposing a 50 unit project consisting of forty -nine ( 49) one-bedroom
units for very low income seniors and one (1) two-bedroom managers unit. While the fmal
targeted income targeting will depend on the financing secured, the unit mix of a 9% tax credit
execution would be roughly as follows:
Extremely Low Income Units @ 30% AMI
10
Very Low Income Units @ 45% AMI
9
Very Low Income Units @ 50% AMI
30
Moderate Income Unit @ 80% AMI (Manager's 1
Unit)
The affordable housing program will be most successful if a minimum of fifty units are built,
in order to achieve a scale that allows the building to be managed efficiently. Because Phase
I is not proposing to construct all of the 270 baseline units but is proposing this surplus ofBMP
units, we request that these additional 10 units count towards any future residential
development's BMP requirements on the remainder of the North 40 properties.
The affordable component will help meet the needs of low income seniors in Los Gatos with
safe, attractive, and affordable homes and on-site serv ices that will help these individuals
thrive.
The project will include high quality amenities available in all Eden developments including a
community room, a computer center and library, and landscaped courtyards and furnished
lobbies for casual social interaction. The architecture and interiors will be designed in such a
way to provide a stimulating, spacious, and inviting environment for the seniors as they age in
place. Eden's service provider and affiliate, Eden Housing Resident Services, Inc., will offer
resident activities and programs specifically designed for seniors.
III. Waivers Required Under the Current BMP Program
The Development team is requesting waivers on the following specific requirements:
a. Type of Units, Rental vs For Sale: The Program requires that the "BMP units
within a project of owner-occupied units shall also be designated as units for
purchase." In this case, the development team is proposing rental housing to meet
the requirements of the market-rate for-sale product.
b. Location of units: The Program requires that the "BMP units shall be dispersed
throughout the development, to the extent feasible; in all buildings, on each floor,
and in each project phase." In this case, the development team is proposing a
singular affordable senior housing component which is located on the air rights
above the specialty market element. This centralized location for these units, as
discussed below, is key to the financing, ability to serve Very Low Income seniors
and ability to provide on-site supportive services.
c. Size of units: The Program requires that the "size and design of BMP dwelling
units shall be reasonably consistent with the market rate units in the project."
d. Building Exterior: The Program requires that the "external appearance of BMP
units should be indi scernible to that of the market rate units in the project." The
Eden affordable component will be a part of the specialty market component of the
Transition District and will be high quality architecture consistent with the rest of
the development. Eden and Grosvenor are using the same architect and contractor
to design and build this building. The affordable housing will not be distinguishable
as affordable housing merely by architectural treatments, however as part of a
separate building it will have its own style in order to create visual interest and
texture to the neighborhood.
e. Inter ior Finishes: The Program requires that the "internal finish of BMP units
should be identical to that of the market rate units in the project, except that the
developer may request Town approval of substitutions for luxury interior finishes,
appliances, or fixture s, if such substitutions do not violate any Town code
requirement." Eden will have its own interior finish schedule based on its preferred
s pecifications. These materials and appliances will meet all local, state and funding
requirements.
f. Project Facilities: The Program requires that "all project facilities and amenities,
including parking, must be available on the same basis to the BMP units as to the
market rate units in the project, to the extent feasible ." As proposed, the affordable
component will have its own facilities and amenities-many of which will be above
and beyond what is provided in the market-rate components. For example, the
affordable senior community will include the following amenities: a community
room, a computer center and a library or exercise room. However, the parking ratio
assumed for the senior affordable is lower (.5 per unit) based on data which shows
that low income seniors own fewer cars.
• Justification for Waivers Requested
1. Deeper affordability.
Proceeding with the development as proposed will allow the development team to
provide up to 49 units targeted to Very Low Income seniors, and will help the Town
show production of these units in the Regional Housing Needs Allocation (RHNA)
process.
As shown in the Town's recent history of affordable housing development, these
Very Low Income units are the hardest to produce. The Eden affordable senior
component will provide 49 units targeted to Very Low Income and Extremely Low
Income Seniors, along with one Moderate Income managers unit.
2. Amenity-rich and service-enhanced housing for Low Income Seniors
In addition to making deeper affordability financially feasible , providing all of the
affordable units in one central building allows Eden to provide supportive services
on-site. These services provide wrap-around services that help lower income
residents thrive-and are not available in a typical disbursed BMP implementation.
For this development, Eden Housing Resident Services, Inc. (EHRSI) will provide
resident services programming ranging from information and referrals via regularly
updated resident services guides to comprehensive programming. EHRSI's
Resident Services staff is available to offer important information and referral
services and to develop key partnerships in our communities. We work one-on-one
with residents, coordinate and facilitate group educational programming, develop
community building activities and bring in outside speakers to present on topics of
relevance and interest to our residents .
Eden has extensive experience working with a senior population. The primary goal
of our senior resident services is to allow our seniors to 'age in place ' and live
independently in a dignified, healthy and productive way. To meet this goal, we
provide a range of programming tailored to each individual resident. Th e overall
intention of services programming for our senior and special needs residents is to:
• Reduce isolation by providing on-site programs and encouraging resident-
led programs
• Provide residents with access to resources via information and referral
• Provide programming designed to enhance the quality of life of our
residents
• Address health and wellness issues faced by our diverse communities
including depression , physical fitness, assistive technology , nutrition/diet
and personal safety
• Monitor the ability of our residents to continue to live independently and
safely in our housing community
• Build strong communities by facilitating community events, collaborating
with resident associations and encouraging volunteerisrn in the community
(internally/externally)
As a testament to our ability to provide housing and services allowing our residents
to age in place successfully, nearly one quarter of our residents in Eden's senior
developments are over the age of 80 -with three residents over 100.
3. High quality design
Eden is recognized in the industry for its creative development approach that
includes collaborating with local governments and development partners to create
well-designed properties that meet the need s of the re sidents and tailoring projects
to suit the locale. In the recent past, Eden has completed entitlements for projects
in Palo Alto, Lafayette, Dublin, Novato, Orinda, and Fremont --all of which
required excellent de sign as well as the d evelopm ent and execution of thoughtful
and comprehensive community outreach strategies.
In addition, Eden places a high value on design through the work of talented
designers, builders and other professionals and is committed to crafting high-
quality deve lopments that give careful attention to the needs of residents and the
surrounding neighborhood. Indeed, Eden has won more than 60 awards for its
work, including the recent recognition of Foss Creek Court in Healdsburg, which
in 2011 has received the prestigious national Charles L. Edson Award for Tax
Credit Excellence, a Gold Nugget Award of Merit from the Pacific Coast Builders'
Conference, and won the Affordable Housing Finance Magazine Readers' Choice
Award for the best Rural project in the country.
Eden will bring this same commitment to excellence, along with the rest of the
development team to deliver a high-quality, vibrant neighborhood that offers a
variety of housing types and sizes for a range of incomes -all of which will be
places that people are excited and proud to call horne.
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