Staff Report with Exhibits.15011 Los Gatos Blvd
PREPARED BY: RYAN SAFTY
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 07/14/2021
ITEM NO: 2
DATE: July 9, 2021
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider Approval of a Request for Modification to an Existing Architecture
and Site Application (S-13-090) to Relocate an Existing Pre-1941 Single-Family
Residence from Property in the Northern Portion of the North Forty Specific
Plan Area to a Property in the Approved First Phase of the North Forty
Specific Plan Area with Additional Below Grade Square Footage, a Reduction
of Parking Spaces, and the Removal of One Housing Unit on Property Zoned
North Forty Specific Plan. Located at 15011 Los Gatos Boulevard. APN 424-
56-019. Architecture and Site Application S-20-035. Property Owner: Yuki
Family c/o Edward Morimoto. Applicant: Don Capobres, Harmonie Park
Development. Project Planner: Ryan Safty.
RECOMMENDATION:
Consider approval of a request for modification to an existing Architecture and Site application
(S-13-090) to relocate an existing pre-1941 residence from property in the northern portion of
the North Forty Specific Plan Area to a property in the approved First Phase of the North Forty
Specific Plan Area with additional below grade square footage, a reduction of parking spaces,
and the removal of one housing unit on property zoned North Forty Specific Plan, located at
15011 Los Gatos Boulevard.
PROJECT DATA:
General Plan Designation: North Forty Specific Plan
Zoning Designation: North Forty Specific Plan
Applicable Plans & Standards: General Plan; North Forty Specific Plan
Parcel Size: 1.47 acres
PAGE 2 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
PROJECT DATA (continued):
Surrounding Area:
CEQA:
An Environmental Impact Report (EIR) was prepared and certified for the North Forty Specific
Plan on January 5, 2015. No further environmental analysis is required.
FINDINGS:
▪ That the project is consistent with the North Forty Specific Plan.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
On June 17, 2015, the Town Council adopted the North Forty Specific Plan, providing more
detailed land use and development guidance for the area than occurs in the General Plan. The
approval of the North Forty Specific Plan also amended the zoning of the property to North
Forty Specific Plan.
On August 1, 2017, the Town Council adopted a resolution to approve the Phase I Architecture
and Site application (S-13-090) and Vesting Tentative Map application (M-13-014) for the
construction of a new multi-story mixed-use development, which includes residential units,
commercial square footage including a market hall, and on-site and off-site improvements on
20.7 acres of the North Forty Specific Plan Area.
Existing Land Use General Plan Zoning
North Agriculture, Commercial,
and Residential
North 40 Specific Plan
(N40 SP)
N40 SP
East Commercial and Residential Mixed Use Commercial CH and R-1:8
South Commercial and Residential N40 SP N40 SP
West Commercial and Residential N40 SP N40 SP
PAGE 3 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
BACKGROUND (continued):
On September 4, 2018, the Town Council adopted a resolution to approve amendments to the
North Forty Specific Plan.
On December 11, 2019, the Conceptual Development Advisory Committee (CDAC) reviewed the
proposed house relocation application and provided comments, questions, and preliminary
support of the proposal (Exhibit 4). Following the first CDAC hearing, the applicant revised the
proposal to include below grade retail space. On August 12, 2020, the CDAC reviewed the
revised proposal and provided additional comments, questions, and preliminary support of the
revised proposal (Exhibit 5).
Per the direction of the CDAC, the application was reviewed by the Historic Preservation
Committee (HPC). On December 16, 2020, the HPC reviewed the proposed house relocation
and request for minor exterior alterations, and unanimously voted to forward a
recommendation of approval to the Community Development Director (Exhibit 6).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject parcel is approximately 1.47 acres, located within the Transition District of the
North Forty Specific Plan Area east of Los Gatos Boulevard, and is currently vacant (Exhibit
1).
B. Project Summary
Architecture and Site application S-13-090 included approval of Phase 1 of the North Forty
Specific Plan (Phase 1), including the Lark and Transition Districts. Phase 1 included
approval of 320 residential units and approximately 57,522 square feet of commercial floor
area. Based on current Town Code parking requirements, approximately 871 total parking
spaces are required for Phase 1.
The current proposal is to relocate an existing pre-1941 residence from the Northern
District of the North Forty Specific Plan Area to property in the Transition District of Phase 1.
The relocation would include: additional below grade square footage; removal of one
approved housing unit; and removal of 11 parking spaces.
C. Zoning Compliance
The two-story, mixed-use building with proposed office, residential, and basement retail is a
permitted use within the Transition District in the North Forty Specific Plan.
PAGE 4 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
DISCUSSION:
A. Architecture and Site Analysis
Phase 1 included approval of 320 residential units and approximately 57,522 square feet of
commercial floor area. The applicant is proposing to modify application S-13-090 for Phase
1 in order to relocate an existing two-story single-family residence from the Northern
District at 14919 Los Gatos Boulevard to the southwest portion of the lot at 15011 Los
Gatos Boulevard within the Transition District, commonly referred to as “Building A1
West/live-work unit.” Justification for the request is included in Exhibit 8, and the
applicant’s Project Description Letter is included in Exhibit 9.
Phase 1 approved two, “Type H” live/work units to the south of Building A1 located in Area
A of the Transition District. The Type “H” units were each 1,075 square feet with 524
square feet of flex office space on the ground floor and 551 square feet of residential space
on the second floor, for a total of 2,150 square feet between the two units. The approved
building height for the two live/work units is 33.5 feet, with a design consisting of form -
board concrete siding, standing seam metal roof, and aluminum windows. Excerpts from
the Phase 1 approved plans are included in Exhibit 7.
The applicant is proposing to replace the two live/work units with an existing two-story
single-family residence, currently located at 14919 Los Gatos Boulevard within the Northern
District of the North Forty Specific Plan Area (Exhibit 11). The existing two-story residence is
24 feet tall and 2,611 square feet, with 1,517 square feet on the ground floor and 1,094
square feet on the second floor. The applicant is proposing to relocate the existing
residence to the subject property at 15011 Los Gatos Boulevard, add 1,530 square feet of
below grade square footage, and add an elevator and open-air courtyard, for a total of
4,101 square feet. The first floor, with removal of the existing closet, would become a
1,477-square foot commercial office space, and the 1,094-square foot second story would
be used as a residential unit. All three proposed uses are permitted by the North Forty
Specific Plan in this location.
The proposed project would modify Architecture and Site application S-13-090 as follows:
reduce the number of approved residential units from 320 to 319; lower the approved
building height by nearly 10 feet; decrease the proposed residential floor area by eight
square feet; increase the proposed commercial square footage by 1,959 square feet;
remove 11 parking spaces; alter the approved side and rear setbacks; increase the proposed
open space by 337 square feet; and increase grading associated with the excavation for the
new below grade square footage. More information regarding the commercial floor area,
parking requirements, setbacks, and grading are provided below.
PAGE 5 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
DISCUSSION (continued):
A. Commercial Floor Area
The North Forty Specific Plan approved a maximum development capacity of 501,000
square feet, which included 435,000 square feet of new non-residential square footage and
66,000 square feet of existing commercial uses. Phase 1 approved approximately 57,522
square feet of commercial area, with 62,115 square feet of existing commercial area shown
as being retained in Phase 1 and other areas of the North 40 Specific Plan Area, for a
remaining balance of approximately 381,363 square feet of commercial floor area per the
North Forty Specific Plan. The proposed increase in commercial square footage complies
with the North Forty Specific Plan.
B. Parking
Phase 1 included approval of 320 residential units and approximately 57,522 square feet of
commercial floor area. Based on current parking standards in Town Code, approximately
871 parking spaces are required for the approved uses in Phase 1. In the Phase 1 area,
1,044 parking spaces are provided, which results in an excess of approximately 173 parking
spaces. The proposed project would result in the removal of 11 uncovered parking spaces,
as shown on Sheet C0 of Exhibit 11 and detailed in Exhibit 9. With the proposed
modification, the proposal would result in 1,033 parking spaces provided for Phase 1, which
would result in an excess of approximately 162 spaces from the requirements for the
proposed uses in Phase 1. The proposed reduction of 11 parking spaces complies with the
North Forty Specific Plan.
C. Setbacks
Per the North Forty Specific Plan, the required street setback along South Turner Street is
25 feet and includes the parking area, with a 10-foot setback requirement from the building
face to the curb of the parking spaces. There are no side or rear setback requirements for
mixed-use buildings in the Transition District. The proposed relocated structure would
maintain the required 10-foot setback to the adjacent parking spaces along South Turner
Street. The proposed side setback along Curtis Street would be five feet, six inches, the rear
setback along the parking lot would range from roughly five feet, eight inches to ten feet,
seven inches, and the internal side setback would range from 10 to 12 feet. The proposed
setbacks comply with the North Forty Specific Plan.
PAGE 6 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
DISCUSSION (continued):
D. Grading
The proposed relocation application includes new below grade square footage underneath
the relocated house footprint, resulting in 750 cubic yards of excavation , as well as
additional grading outside of the footprint. The applicant will work with Parks and Public
Works make any necessary revisions to the existing Grading Permit that are required.
E. CEQA Determination
An EIR was prepared and certified for the North Forty Specific Plan on January 5, 2015. No
further environmental analysis is required.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants located within 300 feet of the subject
property. No public comments were received by 11:00 a.m., Friday, July 9, 2021.
CONCLUSION:
A. Summary
The applicant is requesting approval to modify Architecture and Site application S-13-090
(Phase 1) to relocate an existing pre-1941 residence from property in the northern portion
of the North Forty Specific Plan Area to a property in the approved First Phase of the North
Forty Specific Plan Area with additional below grade square footage, a reduction of 11
parking spaces, and the removal of one approved housing unit on property zoned North
Forty Specific Plan.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Make the finding that no further environmental analysis is required (Exhibit 2);
2. Make the finding that the project complies with the North Forty Specific Plan (Exhibit 2);
3. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
4. Approve Architecture and Site application S-20-035 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 11.
PAGE 7 OF 8
SUBJECT: 15011 Los Gatos Boulevard/S-20-035
DATE: July 9, 2021
CONCLUSION (continued):
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. December 11, 2019 Conceptual Development Advisory Committee staff report and meeting
minutes
5. August 12, 2020 Conceptual Development Advisory Committee staff report and meeting
minutes
6. December 16, 2020 Historic Preservation Committee staff report and meeting minutes
7. North Forty Phase 1 Excerpts
8. Letter of Justification, received November 4, 2020
9. Project Description Letter, received April 26, 2021
10. North Forty Parking Exhibit, received March 17, 2021
11. Development Plans, received May 27, 2021
This Page
Intentionally
Left Blank
LOS GATOS BLNB HIGHWAY 17HIGHWAY 17SB HIGHWAY 17NATIONAL AVLA
R
K
A
V
CARLTON AVSB 85 RAMP NB 17LESTER LNOKA RDCAMIN
O
D
E
L
S
O
L
PENN WYNB 17 RAMP LARKS TURNER STBARTLETT STBU
R
T
O
N
R
D
NO
D
D
I
N
A
V
SH
O
R
E
S
T
JO DRBRI
G
G
S
C
T MILLS STMC
C
O
B
B
D
R
15011 Los Gatos Boulevard
0 0.250.125 Miles
°
Existing Location
Proposed Location
EXHIBIT 1
This Page
Intentionally
Left Blank
PLANNING COMMISSION – July 14, 2021
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15011 Los Gatos Boulevard
Architecture and Site Application S-20-035
Consider Approval of a Request for Modification to an Existing Architecture and Site
Application (S-13-090) to Relocate an Existing Pre-1941 Single-Family Residence
from Property in the Northern Portion of the North Forty Specific Plan Area to a
Property in the Approved First Phase of the North Forty Specific Plan Area with
Additional Below Grade Square Footage, a Reduction of Parking Spaces, and the
Removal of One Housing Unit on Property Zoned North Forty Specific Plan.
APN 424-56-019
PROPERTY OWNER: Yuki Family c/o Edward Morimoto
APPLICANT: Don Capobres, Harmonie Park Development
FINDINGS
Required findings for CEQA:
■ An Environmental Impact Report (EIR) was prepared and certified for the North Forty
Specific Plan on January 5, 2015. No further environmental analysis is required.
Compliance with the North Forty Specific Plan:
■ The project is in compliance with the North Forty Specific Plan.
CONSIDERATIONS:
Considerations in review of Architecture & Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project .
\\tlg-file\data\DEV\FINDINGS\2021\LGB, 15011 - A&S Findings PC - DRAFT - 7-14-21.docx
EXHIBIT 2
This Page
Intentionally
Left Blank
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
PLANNING COMMISSION – July 14, 2021
CONDITIONS OF APPROVAL
15011 Los Gatos Boulevard
Architecture and Site Application S-20-035
Consider Approval of a Request for Modification to an Existing Architecture and Site
Application (S-13-090) to Relocate an Existing Pre-1941 Single-Family Residence
from Property in the Northern Portion of the North Forty Specific Plan Area to a
Property in the Approved First Phase of the North Forty Specific Plan Area with
Additional Below Grade Square Footage, a Reduction of Parking Spaces, and the
Removal of One Housing Unit on Property Zoned North Forty Specific Plan.
APN 424-56-019
PROPERTY OWNER: Yuki Family c/o Edward Morimoto
APPLICANT: Don Capobres, Harmonie Park Development
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section
29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. OPEN SPACE: The required open space shall be maintained in accordance with the
requirements of the N40 Specific Plan.
5. NOISE: The applicant shall comply with all recommendations provided by Charles M. Salter
within the report dated January 20, 2016. The letter and/or recommendations shall be
printed on the building permit plan set for all affected buildings.
6. MITIGATION MONITORING AND REPORTING PLAN: The applicant shall comply with all
relevant mitigation measures included in the adopted mitigation monitoring and reporting
plan prepared with the certified EIR.
7. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
8. TREES AND LANDSCAPING: The proposed new trees and landscaping shall be consistent
with Chapter 3 Landscape Pallet of the N40 Specific Plan and Transition District Planting
Palette per the N40 Phase 1 plans.
9. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
EXHIBIT 3
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
10. IRRIGATION: All newly planted landscaping shall be irrigated by an in -ground irrigation
system. Special care shall be taken to avoid irrigation which will endanger existing native
trees and shrubs.
11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs. All
proposed signage shall be in conformance with the North 40 Specific Plan (Section 3 -5).
13. COMMERCIAL DISPLAY WINDOWS: Display windows must be periodically cleaned,
maintained and changed. Display glass shall not be blacked-out or obscured in any way by
any materials or objects affixed in any manner to the outside or inside surfaces of the glass,
with the exception of the tenant’s standard vinyl safety window logos and flyers for
nonprofit organizations.
14. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy must be
obtained prior to commencement of commercial use.
15. BUSINESS LICENSE: A business license is required from the Town of Los Gatos Finance
Department prior to commencement of commercial use.
16. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
17. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requ ires that
any applicant who receives a permit or entitlement from the Town shall defend, indemnify,
and hold harmless the Town and its officials in any action brought by a third party to
overturn, set aside, or void the permit or entitlement. This requirement is a condition of
approval of all such permits and entitlements whether or not expressly set forth in the
approval, and may be secured to the satisfaction of the Town Attorney.
18. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with t he
building plans detailing how the Conditions of Approval will be addressed.
Building Division
19. PERMITS REQUIRED: A Building Permit is required for the renovation of an existing single
family residence into mixed use with office space on the first level and residential on the
second level.
20. EASEMENT REQUIRED: A minimum 10’ no-build easement will be required for the area
between the proposed Gianandrea House and proposed Building A1 (Building A1 is not a
part of this application) with the Town of Los Gatos and Santa Clara County Fire being
named as interested parties.
21. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
22. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
submitted with the building permit application detailing how the Conditions of Approval will
be addressed.
23. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
24. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
25. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 2 minutes. Clear signage shall be provided for
construction workers at all access points.
b. All construction equipment shall be maintained and properly tuned in accordance wit h
manufacturer’s specifications. All equipment shall be checked by a certified visible
emissions evaluator. All non-road diesel construction equipment shall at a minimum
meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part
89, Subpart B, §89.112.
c. Developer shall designate an on-site field supervisor to provide written notification of
construction schedule to adjacent residential property owners and tenants at least one
week prior to commencement of demolition and one week prior to commencement of
grading with a request that all windows remain closed during demolition, site grading,
excavation, and building construction activities in order to minimize exposure to NOx
and PM10. The on-site field supervisor shall monitor construction emission levels within
five feet of the property line of the adjacent residences for NOx and PM10 using the
appropriate air quality and/or particulate monitor.
26. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the Building Permit Application. This report shall be prepared by a licensed Civ il Engineer
specializing in soils mechanics.
27. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
28. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project Building Inspector at foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the Soils
Report, and that the building pad elevations and on -site retaining wall locations and
elevations have been prepared according to the approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
29. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.
30. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be
provided from public transportation stops, accessible parking and accessible passenger
loading zones and public streets or sidewalks to the accessible building entrance that they
serve. The accessible route shall, to the maximum extent feasible, coincide with the route
for the general public. At least one accessible route shall connect all accessible buildings,
facilities, elements and spaces that are on the same site.
31. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is
provided for the public as clients, guests or employees, shall provide handicap accessible
parking. Accessible parking spaces serving a particular building shall be located on the
shortest accessible route of travel from adjacent parking to an accessible entrance. In
buildings with multiple accessible entrances with adjacent parking, accessible parking
spaces shall be dispersed and located closest to the accessible entrances.
32. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
33. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
34. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of the Building Permit. The Town
Special Inspection form must be completely filled-out and signed by all requested parties
prior to permit issuance. Special Inspection forms are available from the Building Division
Service Counter or online at www.losgatosca.gov/building.
35. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available at the
Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building.
36. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit issuance.
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
37. GENERAL: All work shall conform to the applicable Town ordinances. The adjacent public
right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other
construction debris at the end of the day. Dirt and debris shall not be washed into storm
drainage facilities. The storing of goods and materials on the sidewalk and/or the street will
not be allowed unless an encroachment permit is issued by the Engineering Division of the
Parks and Public Works Department. The Developer's representative in charge shall be at
the job site during all working hours. Failure to maintain the public right-of-way according
to this condition may result in the issuance of correction notices, citations, or stop work
orders and the Town performing the required maintenance at the Developer's expense.
38. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
39. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1
(Construction Plan Requirements) of the Town’s Engineering Design Standards, which are
available for download from the Town’s website.
40. PRIOR APPROVALS: All conditions per prior approvals (including Resolution 2017-045, the
North 40 Specific Plan, etc.) shall be deemed in full force and affect for this approval.
41. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
42. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and a ll altered work. The
Developer’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
43. PLANS AND STUDIES: Any post-project traffic or parking counts, or other studies imposed by
the Planning Commission or Town Council shall be funded by the Developer.
44. GRADING PERMIT: A grading permit is required for all site grading and drainage work except
for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading
Ordinance). After the preceding Architecture and Site Application has been approved by
the respective deciding body, the grading permit application (with grading plans and
associated required materials and plan check fees) shall be made to the Engineering
Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading
plans shall include final grading, drainage, retaining wall location(s), driveway, util ities and
interim erosion control. Grading plans shall list earthwork quantities and a table of existing
and proposed impervious areas. Unless specifically allowed by the Director of Parks and
Public Works, the grading permit will be issued concurrently with the building permit. The
grading permit is for work outside the building footprint(s). Prior to Engineering signing off
and closing out on the issued grading permit, the Developer’s soils engineer shall verify,
with a stamped and signed letter, that the grading activities were completed per plans and
per the requirements as noted in the soils report. A separate building permit, issued by the
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
Building Department, located at 110 E. Main Street, is needed for grading within the
building footprint.
45. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, the
Developer shall: a) design provisions for surface drainage; and b) design all necessary storm
drain facilities extending to a satisfactory point of disposal for the proper contr ol and
disposal of storm runoff; and c) provide a recorded copy of any required easements to the
Town.
46. PRECONSTRUCTION MEETING: Prior to the commencement of any site work, the general
contractor shall:
a. Along with the Developer, attend a pre-construction meeting with the Town Engineer to
discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the project
conditions of approval will be posted on-site at all times during construction.
47. GENERAL: The Developer shall comply with all Town, County, State and Federal laws and
regulations applicable to this land division. No other proposed development is included in
this particular application of the subdivision map. Any subsequent development will be
required to demonstrate compliance with the Town Development Standards and Codes.
48. PARCEL MAP: A parcel map shall be recorded. An electronic copy (in PDF format) of the
parcel map and all associated materials shall be submitted to the Engineering Division of the
Parks and Public Works Department for review and approval. Submittal shall include
closure calculations, title reports and the appropriate fee. The map shall be recorded prior
to the issuance of any grading or building permits. The Applicant/ Subdivider shall provide
the Engineering Division with an electronic copy (in PDF format) of the signed recorded map
along with a CAD drawing of the Parcel Map after it is recorded.
49. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity
fees shall be paid either immediately prior to the recordation of any subdivision or tract
maps with respect to the subject property or properties or immediately prior to the
issuance of a sewer connection permit, which ever event occurs first. Written confirmation
of payment of these fees shall be provided prior to map recordation.
50. DEDICATIONS: The following shall be dedicated on the parcel map. The dedication shall be
recorded before any grading or building permits are issued:
a. Ingress-egress, storm drainage and sanitary sewer easements, as required.
b. Public Access Easement(s) as required to provide access to the parking stalls and
adjacent drive aisles encapsulated within the property boundary.
c. Emergency Access Easement: 1) Twenty-five (25) feet wide, between South Turner
Street and Los Gatos Boulevard, correlating with the existing 25-foot Public Access and
Public Service Easements; 2) Twenty-five (25) feet wide, between Curtis Drive and
Walker Street, correlating with the proposed Public Access and Public Service Easement s
delineated on the Development Plans dated September 23, 2020s.
51. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations shall
be inspected by the Developer’s soils engineer prior to placement of concrete and/or
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
backfill so they can verify that the actual conditions are as anticipated in the design-level
geotechnical report and recommend appropriate changes in the recommendations
contained in the report, if necessary. The results of the construction observation and
testing shall be documented in an “as-built” letter/report prepared by the Developer’s soils
engineer and submitted to the Town before a certificate of occupancy is granted.
52. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s design-level geotechnical/geological
investigation as prepared by the Developer’s engineer(s), and any subsequently required
report or addendum. Subsequent reports or addendum are subject to peer review by the
Town’s consultant and costs shall be borne by the Developer.
53. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services shall
be placed underground. Underground conduit shall be provided for cable television service.
The Developer is required to obtain approval of all proposed utility alignments from any and
all utility service providers before a Certificate of Occupancy for any new building can be
issued. The Town of Los Gatos does not approve or imply approval for final alignment or
design of these facilities.
54. TRAFFIC STUDY: Any development of land use that generates greater traffic impacts than
those assumed in the traffic study report may require an updated traffic study in
accordance with the Town’s traffic impact policy.
55. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a/any building/grading permit(s),
the Developer shall pay the project's proportional share of transportation improvements
needed to serve cumulative development within the Town of Los Gatos. The fee amount of
$13,785.62 is based upon the Town Council resolution, using a comparison between the
existing and proposed uses. The fee shall be paid before recordation of the Parcel Map.
56. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any grading or building permit,
the Developer shall complete a pavement condition survey documenting the extent of
existing pavement defects using a smartphone video (in Landscape orientation only) or
digital video camera. The survey shall extend the length of both Walker Street and South
Turner Street. The results shall be documented in a report and submitted to the Town for
review.
57. POSTCONSTRUCTION PAVEMENT SURVEY: The Developer shall complete a pavement
condition survey to determine whether road damage occurred as a result of project
construction and whether there were changes in pavement strength. Rehabilitation
improvements required to restore the pavement to pre-construction condition. The results
shall be documented in a report and submitted to the Town for review and approval before
a Certificate of Occupancy for any new building can be issued. The Developer shall be
responsible for completing any required road repairs prior to release of the faithful
performance bond.
58. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works.
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
Coordination with other significant projects in the area may also be required. Cover all
trucks hauling soil, sand and other loose debris.
59. CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m.
to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town
may authorize, on a case-by-case basis, alternate construction hours. The Developer shall
provide written notice twenty-four (24) hours in advance of modified construction hours.
Approval of this request is at discretion of the Town.
60. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement shall be made at distances as close to twenty -
five (25) feet from the device as possible. The noise level at any point outside of the
property plane shall not exceed eighty-five (85) dBA.
61. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or
building permits, the Owner and/or Applicant’s design consultant shall submit a
construction management plan sheet (full-size) within the plan set that shall incorporate at
a minimum the Traffic Control Plan, Project Schedule, site security fencing, employee
parking, construction staging area, materials storage area(s), construction trailer(s),
concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s
Construction Management Plan Guidelines document for additional information.
62. SHARED PRIVATE STREET: The private streets accessing Project Site shall be kept open and
in a safe, drive-able condition throughout construction. If temporary closure is needed,
then formal written notice shall be provided at least one week in advance of closure.
63. PRIVATE STREET PAVEMENT RESTORATION: Prior to issuance of a Certificate of Occupancy
for any new building, the Developer shall overlay to section of private street pavement
immediately in front of/adjacent to the subject property, or alternative pavement
restoration measure as approved by the Town Engineer.
64. TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN AND BICYCLE RACK: Prior to
occupancy, the Owner/Applicant shall install a Town approved bicycle rack with capacity for
at least two (2) bicycles as part of the relocation. Furthermore, the Owner/Applicant shall
participate in the comprehensive TDM plan for the North 40 that is proposed and approved
in the future.
65. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary
Sewer Clean-out is required for each property at the property line, within one (1) foot of the
property line per West Valley Sanitation District Standard Drawing 3, or at a location
specified by the Town.
66. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream
manhole and/or flushing inlet cover at the public or private sewer system serving such
drainage piping shall be protected from backflow of sewage by installing an approved type
backwater valve. Fixtures above such elevation shall not discharge through the backwater
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
valve, unless first approved by the Building Official. The Town shall not incur any liability or
responsibility for damage resulting from a sewer overflow where the property owner or
other person has failed to install a backwater valve as defined in the Uniform Plumbing
Code adopted by the Town and maintain such device in a functional operation condition.
Evidence of West Sanitation District’s decision on whether a backwater device is needed
shall be provided prior to the issuance of a building permit.
67. BEST MANAGEMENT PRACTICES (BMPs): The Developer is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for all
areas that have been graded or disturbed and for all material, equipment and/or operations
that need protection. Removal of BMPs (temporary removal during construction activities)
shall be replaced at the end of each working day. Failure to comply with the construction
BMP will result in the issuance of correction notices, citations, or stop work orders.
68. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
69. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted
to the Engineering Division of the Parks and Public Works Department. A maximum of two
(2) weeks is allowed between clearing of an area and stabilizing/building on an area if
grading is allowed during the rainy season. Interim erosion control measures, to be carried
out during construction and before installation of the final landscaping, shall be included.
Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls
(with locations and details), erosion control blankets, Town standard seeding specification,
filter berms, check dams, retention basins, etc. Provide erosion control measure s as
needed to protect downstream water quality during winter months. The Town of Los Gatos
Engineering Division of the Parks and Public Works Department and the Building
Department will conduct periodic NPDES inspections of the site throughout the recogn ized
storm season to verify compliance with the Construction General Permit and Stormwater
ordinances and regulations.
70. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three (3) times daily,
or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets shall be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between the
hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to the
satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling
soil, sand, or other loose debris shall be covered.
71. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust -free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site
shall be staged off-site until materials are ready for immediate loading and removal
from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in
areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
Town Engineer. The use of dry power sweeping is prohibited. An on -site track-out
control device is also recommended to minimize mud and dirt -track-out onto adjacent
public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
h. Post a publicly visible sign with the telephone number and person to contact at the lead
agency regarding dust complaints. This person shall respond and take corrective action
within forty-eight (48) hours. The Air District’s phone number shall also be visible to
ensure compliance with applicable regulations. Please provide the BAAQMD’s
complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
72. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the
CASQA Stormwater Best Management Practices Handbooks for Construction Activities and
New Development and Redevelopment, the Town's grading and erosion control ordinance,
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
73. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. On-site drainage systems for all projects shall include one of the
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include
storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to
vegetated areas and use of permeable surfaces. No improvements shall obstruct or divert
runoff to the detriment of an adjacent, downstream or down slope prop erty.
74. MAINTENANCE OF PRIVATE STREETS: It is the responsibility of the Developer to implement
a plan for street sweeping of paved private roads and cleaning of all storm drain inlets.
75. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
Developer to make sure that all dirt tracked into the public right -of-way is cleaned up on a
daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town’s storm drains.
76. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Developer's
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in penalties and/or
the Town performing the required maintenance at the Developer's expense.
77. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
78. FIRE SPRINKLERS REQUIRED: (As noted on Sheet G0) Approved automatic sprinkler systems
in new and existing buildings and structures shall be provided in the locations described in
this Section or in Sections 903.2.1 through 903.2.19.1.2 whichever is more restrictive. For
the purposes of this section, firewalls and fire barriers used to separate building areas shall
be constructed in accordance with the California Building Code and shall be without
openings or penetrations. An automatic sprinkler system shall be provided throughout all
new buildings and structures exceeding one thousand square feet.
79. FIRE APPARATUS (ENGINE) ACCESS REQUIRED: (As noted on Sheet 1.22 Fire Access Plan)
Provide a site plan that includes fire apparatus access with a paved all weather surface, a
minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, and a
maximum slope of 15%. Installations shall conform to the Fire Department Standard Details
Specifications D-1 and CFC Section 503.
80. PUBLIC FIRE HYRDRANT(S) REQUIRED: (As noted on Sheet C3) Provide a site plan that
identifies all new and existing public fire hydrant(s) at location(s) to be determined jointly
by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be
500 feet, with a minimum single hydrant flow of 1500 GPM at 20 psi, residual. Fire hydrants
shall be provided along required fire apparatus access roads and adjacent public streets.
CFC Sec. 507, and Appendix B and associated Tables, and Appendix C.
81. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Suc h
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
S:\PLANNING COMMISSION REPORTS\2021\7-14-21\Item 2 - 15011 LGB\Exhibit 3 - Recommended Conditions of Approval.docx
physically connected in any manner to an appliance capable of causing contamination of the
potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
82. ADDRESS IDENTIFICATION: (As noted on Sheet A5.1) New and existing buildings shall have
approved address numbers, building numbers or approved building identification placed in
a position that is plainly legible and visible from the street or road fronting the property.
These numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be provided in additional approved locations to facilitate
emergency response. Address numbers shall be Arabic numbers or alphabetical letters.
Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of
0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be
viewed from the public way, a monument, pole or other sign or means shall be used to
identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
83. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
PREPARED BY: Jocelyn Shoopman
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 12/11/2019 ITEM NO: 2
DATE: December 3, 2019
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-005. Project
Location: 14919 Los Gatos Boulevard.
Property Owner: Yuki Family Farms c/o Edward Morimoto. Applicant: Don
Capobres.
Requesting preliminary review for relocation an existing pre-1941 single-family
residence on property zoned North 40 Specific Plan to a property in the
approved first phase of the North Forty Specific Plan. APNs 424-07-081 and 424-
07-056
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 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 report, 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. Notice has been sent to residents and property owners within 300 feet of the project
site. In addition to the public comments received at this meeting, 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.
EXHIBIT 4
PAGE 2 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 14919.docx 12/5/2019 7:17 PM
PROJECT DESCRIPTION:
The project includes parcels located inside and outside of the Phase I project area of the North
40 Specific Plan area (Attachment 1). The development plans for Phase I of the North Specific
Plan included the approval of a two-story mixed use building located within the Transition
District. The applicant has submitted a project description (Attachment 3) and preliminary
plans (Attachment 4). Key elements of the proposed project, as listed on the project
description and plans submitted, are as follows:
• Relocation of an existing two-story single-family residence from its current location at
14919 Los Gatos Boulevard to a parcel located within the Phase I project area;
• Conversion of the relocated single-family residence to a mixed use building with an office
use on the first floor and a residential use on the second floor;
• A reduction in the number of residential units for the approved building from two to one,
resulting in a total of 319 housing units for Phase I of the North 40 Specific Plan; and
• A reduction of 11 parking spaces from the surface parking lot.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: North 40 Specific Plan Overlay.
2. Surrounding General Plan designations: North Forty Specific Plan Overlay to the north and
south, California State Route 17 to the west, and Mixed Use Commercial across Los Gatos
Boulevard to the east.
3. Zoning designation: North 40 Specific Plan.
4. Surrounding zoning designations: R-1:10 (Single-Family Residential) across Los Gatos
Boulevard to the east, North 40 Specific Plan to the north and south, and California State
Route 17 to the west.
BACKGROUND:
The proposal includes relocating an existing single-family residence currently located at 14919
Los Gatos Boulevard to a parcel to the south in the Phase I project area. The development plans
for Phase I of the North 40 Specific Plan included the approval of a two-story mixed use building
located within the Transition District. The applicant proposes to replace the approved two-story
mixed use building with a relocated existing two-story single-family residence. The applicant is
proposing to convert the single-family residence into a mixed use building with an office use on
the first floor and a residential use on the second floor. The approved mixed use building
included two office spaces and two housing units. The applicant’s proposal would include one
office space and one housing unit.
PAGE 3 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 14919.docx 12/5/2019 7:17 PM
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. Staff is identifying them here 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 an
application is filed, staff would evaluate the technical issues.
1. General Plan/Zoning
a. The project site is currently zoned North 40 Specific Plan, which is consistent with
the current General Plan designation, North 40 Specific Plan Overlay;
b. A reduction in the number of housing units from 320 to 319 would be consistent
with the North 40 Specific Plan designation of dwelling units per acre; and
c. The proposed uses are permitted within the Transition District of the North 40
Specific Plan.
2. Lot Layout
a. Compatibility of the building layout, size of the building, and mass and scale with the
surrounding buildings.
3. Parking
a. Adequacy of parking based on the proposed uses; and
b. Appropriateness of the reduction in parking.
4. Design
a. The project plans provide the previously approved and proposed conceptual site
plans (Exhibits C and D of Attachment 3) and elevation renderings (Attachment 4);
b. Relocation of an existing structure would require approval of an Architecture and
Site application;
c. The side setback adjacent to Curtis Drive increases from nine feet to 14 feet and the
rear setback adjacent to South Turner Street maintains a setback of 12 feet; and
d. The proposed height of the building decreases from 33 feet, seven inches to 26 feet,
two inches.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
Attachments:
1. Location map
2. CDAC application
3. Project Description Letter
4. Conceptual Plans
PAGE 4 OF 4 SUBJECT: 14919 Los Gatos Boulevard/CD-19-005 DATE: December 3, 2019
N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 14919.docx 12/5/2019 7:17 PM
Distribution:
Don Capobres, 221 Bachman Avenue, Los Gatos, CA 95030
Yuki Family Farms c/o Edward Morimoto, 15945 Los Gatos Boulevard, Suite 11, Los Gatos, CA
95032
LOS GATOS BLHIGHWAY 17SB HIGHWAY 17NATIONAL AVLA
R
K
A
VSB 85 RAMP NB 17CARLTON AVNB 17 RAMP LARKLESTER LNOKA RDNB 17 RAMP 85CAMIN
O
D
E
L
S
O
L
PENN WYS TURNER STBARTLETT STBU
R
T
O
N
R
D
NO
D
D
I
N
A
V
SH
O
R
E
S
T
JO DRBRI
G
G
S
C
T MILLS STMC
C
O
B
B
D
R
14919 Los Gatos Boulevard
0 0.250.125 Miles
°
Existing Location
Proposed Location
ATTACHMENT 1
This Page
Intentionally
Left Blank
This Page
Intentionally
Left Blank
This Page
Intentionally
Left Blank
ATTACHMENT 4
This Page
Intentionally
Left Blank
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL
DEVELOPMENT ADVISORY
COMMITTEE REPORT
MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING
DECEMBER 11, 2019
The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a
Regular Meeting on December 11, 2019, at 4:30 p.m.
MEETING CALLED TO ORDER AT 4:30 PM
ROLL CALL
Present: Chair Mary Badame, Vice Chair Barbara Spector, Vice Mayor Marcia Jensen,
Committee Member Matthew Hudes, and Committee Member Thomas O’Donnell
PLEDGE OF ALLEGIANCE
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
VERBAL COMMUNICATIONS
- None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – November 13, 2019
MOTION: Motion by Vice Mayor Marcia Jensen to approve the consent item.
Seconded by Committee Member Matthew Hudes. Vice Chair Barbara
Spector abstained.
VOTE: Motion passed unanimously.
PUBLIC HEARING
1. 14919 Los Gatos Boulevard
Conceptual Development Advisory Committee CD-19-005
Requesting preliminary review for relocation of an existing pre-1941 single-family
residence on property zoned North 40 Specific Plan to a property in the approved first
phase of the North 40 Specific Plan. APNs 424-07-081 and 424-07-056.
PROPERTY OWNER: Yuki Family Farms c/o Edward Morimoto
APPLICANT: Don Capobres
PROJECT PLANNER: Jocelyn Shoopman
PAGE 2 OF 2 MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF DECEMBER 11, 2019
N:\DEV\CDAC\CDAC MINUTES\2019\12-11-19 Mins.docx
Jocelyn Shoopman, Associate Planner, presented the staff report.
Applicant presented the proposed project.
Open and closed the public comment.
Committee members discussed the matter and provided the following questions and
comments:
• Is the loss of parking spaces still consistent with Specific Plan?
• Does it meet the setback requirements?
• Does it meet the maximum commercial square footage?
• Conflicting information about structure’s build date. Prefer to choose earlier date and
refer to Historic Preservation Committee.
• The reduced height and increased open space are preferable.
• Maintaining the agricultural heritage is a positive aspect and a plaque could be included.
• This is a good concept and a win/win situation.
OTHER BUSINESS
• None.
ADJOURNMENT
The meeting adjourned at 4:54 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
December 11, 2019 meeting as approved by the
Conceptual Development Advisory Committee.
/s/Jocelyn Fong, Administrative Assistant
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 08/12/2020
ITEM NO: 3
DATE: August 3, 2020
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-20-003. Project
Location: 14919 Los Gatos Boulevard. APNs 424-07-081 and 424-07-056.
Property Owner: Yuki Family Farms c/o Edward Morimoto. Applicant: Don
Capobres.
Requesting preliminary review for relocation an existing pre-1941 single-family
residence with additional below grade square footage on property zoned North
40 Specific Plan to a property in the approved first phase of the North Forty
Specific Plan.
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. Th e 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 thi s report, 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. Notice has been sent to residents and property owners within 300 feet of the project
site. In addition to the public comments received at this meeting, a ll 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.
EXHIBIT 5
PAGE 2 OF 4
SUBJECT: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\08-12-20\Staff Report.docx 8/4/2020 1:26 PM
PROJECT DESCRIPTION:
The project includes parcels located inside and outside of the Phase I project area of the North
40 Specific Plan (Attachment 1). The development plans for Phase I of the North 40 Specific
Plan included the approval of a two-story mixed use building located within the Transition
District.
On December 11, 2019, a proposal for relocation of the existing single-family residence was
considered by the CDAC. The CDAC discussed the matter and provided feedback to the
applicant. The applicant has submitted a new application for a modified proposal, which would
include new below grade retail use square footage. The applicant has submitted a project
description (Attachment 3), overall site plan for the North 40 Phase I (Attachment 4), and
preliminary plans (Attachment 5). Elements one, three, and four of the proposed project, as
described below, remain unchanged from the December 11, 2019 proposal; however, elements
two and five are new, as follows:
1. Relocation of an existing two-story single-family residence from its current location at
14919 Los Gatos Boulevard to a parcel located within the Phase I project area;
2. Conversion of the relocated single-family residence to a mixed use building and addition to
the first floor and second floor of the single-family residence, with a below grade retail use,
an office use on the first floor, and a residential use on the second floor;
3. A reduction in the number of residential units for the approved building from two to one,
resulting in a total of 319 housing units for Phase I of the North 40 Specific Plan;
4. A reduction of 11 parking spaces from the surface parking lot; and
5. Increase in the total floor area from 2,370 square feet to 4,141 square feet. Of this amount,
1,517 square feet will be for the office use on the first floor and 1,530 square feet will be for
the below grade retail use.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: North 40 Specific Plan Overlay.
2. Surrounding General Plan designations: Mixed Use Commercial across Los Gatos Boulevard
to the east, North Forty Specific Plan Overlay to the north and south, and California State
Route 17 to the west.
3. Zoning designation: North 40 Specific Plan.
4. Surrounding zoning designations: R-1:10 (Single-Family Residential) across Los Gatos
Boulevard to the east, North 40 Specific Plan to the north and south, and California State
Route 17 to the west.
PAGE 3 OF 4
SUBJECT: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\08-12-20\Staff Report.docx 8/4/2020 1:26 PM
BACKGROUND:
The proposal includes relocating an existing single-family residence currently located at 14919
Los Gatos Boulevard to a parcel located in the Phase I project area of the North 40 Specific Plan.
The development plans for Phase I of the North 40 Specific Plan included the approval of a two-
story mixed use building located within the Transition District. The applicant proposes to
replace the approved two-story mixed use building with the relocated existing single-family
residence. The applicant is proposing to convert the single-family residence into a mixed use
building with an office use on the first floor, a residential use on the second floor, and below
grade space for a retail use. The approved mixed use building included two office spaces and
two housing units. The applicant’s proposal would include one office space, one retail space,
and one housing unit.
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. Staff is identifying them here 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 an
application is filed, staff would evaluate the technical issues.
1. General Plan/Zoning
a. The project site is currently zoned North 40 Specific Plan, which is consistent with
the current General Plan designation, North 40 Specific Plan Overlay;
b. A reduction in the number of housing units from 320 to 319 would be consistent
with the North 40 Specific Plan designation of allowed dwelling units per acre; and
c. The proposed uses are permitted within the Transition District of the North 40
Specific Plan.
2. Lot Layout
a. Compatibility of the building layout, size of the building, and mass and scale with the
surrounding buildings.
3. Parking
a. Adequacy of parking based on the proposed uses; and
b. Appropriateness of the reduction in parking.
4. Design
a. The project plans provide the previously approved and proposed conceptual site
plans (Exhibits C and D of Attachment 5) and elevation renderings (Attachment 5);
b. Relocation of an existing structure would require approval of an Architecture and
Site application;
c. The side setback adjacent to Curtis Drive would decrease from nine feet to seven
PAGE 4 OF 4
SUBJECT: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\08-12-20\Staff Report.docx 8/4/2020 1:26 PM
POTENTIAL CONSIDERATIONS AND ISSUES (continued):
feet and the rear setback adjacent to South Turner Street would maintain a setback
of 12 feet; and
d. The proposed height of the building would decrease from 33 feet, seven inches to
approximately 25 feet.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
Attachments:
1. Location Map
2. CDAC Application
3. Project Description Letter
4. North 40 Phase I Overall Site Plan and Photographs
5. Conceptual Plans
Distribution:
Don Capobres, 221 Bachman Avenue, Los Gatos, CA 95030
Yuki Family Farms c/o Edward Morimoto, 15945 Los Gatos Blvd., Ste. 11, Los Gatos, CA 95032
LOS GATOS BLHIGHWAY 17SB HIGHWAY 17NATIONAL AVLA
R
K
A
VSB 85 RAMP NB 17CARLTON AVNB 17 RAMP LARKLESTER LNOKA RDNB 17 RAMP 85CAMIN
O
D
E
L
S
O
L
PENN WYS TURNER STBARTLETT STBU
R
T
O
N
R
D
NO
D
D
I
N
A
V
SH
O
R
E
S
T
JO DRBRI
G
G
S
C
T MILLS STMC
C
O
B
B
D
R
14919 Los Gatos Boulevard
0 0.250.125 Miles
°
Existing Location
Proposed Location
ATTACHMENT 1
This Page
Intentionally
Left Blank
PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
14919 Los Gatos Boulevard, Los Gatos, CA 95032
APN 424-07-082Site Area
as the live-work buildings (A1 South) in VTM 19756, North 40 Specific Plan Area.
95030STATE CA ZIP
PHONE: NAME
ADDRESS 15495 Los Gatos Blvd. Suite 11
CA 95032QTY Los Gatos STATE ZIP
DATE SIGNATURE OF OWNER
ACKNOWLEDGMENT FORM
ject,
SIGNATURE OF OWNER DATE
APPLICATION No.
NMEV\FafiM5\PtanrJi^
I
I
"Sc
BRIEFLY DESCRIBE PROJECT:
Relocation of structure from current location at 14919 Los Gatos Blvd to the SW portion of APN 424-58-019 referred to
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.
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 acknowled
way bound In their future review of m>pfo
APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS - COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main St, Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-7593
NAME OF PROPERTY OWNER: (If same as above, check here Q)
Yuki Family Farms c/o Edward Morimoto
e Conceptual Development Advisory Committee are In no
-thisjiery preliminary state of project development
APPLICANT:
NAME Don CaP°bres
ADDRESS 221 Bachman Avenue
CITY Los Gatos . .
Address of subject property:
Zonlng North 40 Specific Plan
Existing use Single family residential
$2,966.00
118.64
296.60
500.00
$3,881.24
PLPERMIT
. PLTRACK
PLANAP
(Noticing Deposit) PLPERMIT
TOTAL FEE
* * DO NOT WRITE BELOW THIS LINE
PHONE* 408-355-9920
thg^nembers ot
<neir common
ATTACHMENT 2
This Page
Intentionally
Left Blank
Gianandres House Move Project Description
The proposed project is to move an existing two-story single family residential building from its current location
at 14919 Los Gatos Boulevard (“Gianandres House”) to the southwest portion of APN 424-56-019 which is
commonly referred to as Buildings A1 West/live-work in the approved first phase of development in the North
40 Specific Plan Area (“Relocation Site”). The existing location and Relocation Site are shown on an aerial map
of the North 40 in Exhibit A.
The Gianandres House was constructed by the Gianandres family sometime within a few years prior to the Yuki
family acquiring land in 1945. It was never occupied until the Yuki’s purchased it. While the individual building
does not hold any official historical significance1 and there are no specific requirements for it under the North
40 Specific Plan, the Yuki Family is interested in preserving it. Recent images of the House are included in Exhibit
B.
Harmonie Park Development is developing the retail portion of the approved first phase of the North 40 and,
working with the Yuki Family, identified and performed preliminary due diligence on the Relocation Site which
is also owned by the Yuki Family. We believe relocating the Gianandres House to this location will: 1) help with
our efforts with place-making and creating an authentic feel for the new development; 2) provide a nice
transition from the residential Lark District to the mixed-use Transition District, and 3) celebrate the Family’s
multi-generational presence in Los Gatos.
The relocated house will be used as the office for Yuki family business on the ground floor and will remain as
residential use on the second floor. This is consistent with the mixed-use nature of the buildings that were
approved in Phase 1 for A1 West. In addition, we are proposing retail/commercial space in a subterranean level
(“Basement Retail”).
The impact of the project to the existing approved entitlements for the live/work units, is as follows:
•Total floor area increases from 2,370 square feet to 4,141 net quare feet. Of this, 1,517 will be for Yuki family
business office use on the ground floor and the Basement Retail would be 1,530 net leaseable SF;
•Eleven parking spaces would be lost in the Building A1 surface lot, but the overall project would still maintain
excess parking spaces versus what is required;
•The building setback from Turner St. will need to be reduced from 12’ to 10’ with a 6” roof overhang. The
North 40 Specific Plan requires a 10’ setback;
•Total open space would not change significantly (slight increase), however, additional place-making
opportunities are now available compared to the approved plans; and
•Building height would be lower. It is 33’-7” from finished grade in the approved plans. The Gianandres House
is approximately 25’ from finished grade (final height dependent upon final foundation design). The
approved site plan and proposed site plan with relocated house is attached as Exhibits C and D, respectively.
Elevations and floor plans are provided as Exhibit E.
1 According to the North 40 Specific Plan Historic Resources Technical Report, by Carey & Co., Inc., dated November 12, 2013, the
"building does not appear to be individually eligible under the NRHP/CRHR Criteria B/2, C3 or d/4” and "(c)onstructed c. 1925, the
house does not appear to be a significant example of an architectural type." ATTACHMENT 3
The approved site plan and proposed site plan with relocated house is attached as Exhibits C and D,
respectively. Elevations and floor plans are provided as Exhibit E.
EXHIBIT B – RECENT PHOTOGRAPHS OF GIANANDRES HOUSE
Figure 1 West Elevation
Figure 2 South Elevation
Figure 3 - East Elevation
Figure 4 North Elevation
CURTIS DRIVE (HALF OF STREET EXISTING)SOUTH TURNER STREET (EXISTING)WALKER STREET (EXISTING) MILLS STREET (CONTINUATION)
BUILDING SETBACK PER
TENTATIVE MAP
EX CURB
(TYP)
LOT LINE PER
TRACT 10441 FM
FACE OF CURB
BUILDING A1BUILDING A1 EASTBUILDING A2BUILDING A1 WEST
ATTACHMENT 5
CURTIS DRIVE (HALF OF STREET EXISTING)SOUTH TURNER STREET (EXISTING)WALKER STREET (EXISTING) MILLS STREET (CONTINUATION)
BUILDING SETBACK PER
TENTATIVE MAP
EX CURB
(TYP)
LOT LINE PER
TRACT 10441 FM
FACE OF CURB
BUILDING A1BUILDING A1 EASTBUILDING A2
CMAR
V
IN
B
AM
BURG
A
S
SOC
I
A
T
E
S
INC
.
WWW.MBA-ARCHITECTS.NET
1176 LINCOLN AVENUE SAN JOSE CA 95125
PH 408/297-0288X13 FAX 408/297-0384 2008RELOCATE AND REMODEL EXISTING BUILDING
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL
DEVELOPMENT ADVISORY
COMMITTEE REPORT
MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING
AUGUST 12, 2020
The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a
Regular Meeting on August 12, 2020, at 4:30 p.m.
This meeting was conducted utilizing teleconferencing and electronic means consistent with
State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19
pandemic and was conducted via Zoom. All committee members and staff participated from
remote locations and all voting was conducted via roll call vote.
MEETING CALLED TO ORDER AT 4:30 P.M.
ROLL CALL
Present: Chair Mary Badame, Planning Commissioner Jeffrey Barnett, Planning Commissioner
Melanie Hanssen, Council Member Rob Rennie, and Council Member Marico Sayoc
Absent: None.
VERBAL COMMUNICATIONS
- None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – February 12, 2020
2. Approval of Minutes – June 10, 2020
MOTION: Motion by Committee Member Marico Sayoc to approve the consent
item. Seconded by Committee Member Jeffrey Barnett.
VOTE: Motion passed unanimously.
PUBLIC HEARINGS
3. 14919 Los Gatos Boulevard
Conceptual Development Advisory Committee Application CD-20-003
PAGE 2 OF 3
MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF AUGUST
12, 2020
N:\DEV\CDAC\CDAC MINUTES\2020\8-12-20 Mins.docx
Requesting preliminary review for relocation an existing pre-1941 single-family
residence on property zoned North 40 Specific Plan to a property in the approved first
phase of the North Forty Specific Plan. APNs 424-07-081 and 424-07-056.
PROPERTY OWNER: Yuki Family Farms c/o Edward Morimoto
APPLICANT: Don Capobres
PROJECT PLANNER: Jocelyn Shoopman
Jocelyn Shoopman, Associate Planner, presented the staff report.
Applicant presented the proposed project.
Opened and closed Public Comment.
Committee members discussed the matter and provided the following questions and
comments:
• What type of use is anticipated as being viable for the below grade retail space?
• How will the below grade retail space be visible to customers?
• Is the loss of parking consistent with the Specific Plan?
• Will the additional commercial square footage be consistent with the Specific Plan and
future commercial square footage in Phase II?
• Concerns about how the proposal will be compatible with the adjacent buildings in
terms of scale and architecture.
• Committee members appreciated the applicant’s request to preserve and repurpose the
existing single-family home to maintain the heritage of the property.
• The historic detail of the single-family home should be preserved with review by the
Historic Preservation Committee.
• Staff should work with the applicant to make sure that parking and side setback
reduction is in compliance with the Specific Plan and visually fits the site.
• The downstairs retail has the possibility to provide a good placemaking space without
resulting in significant exterior modifications to the building besides an elevator.
OTHER BUSINESS
- None.
ADJOURNMENT
The meeting adjourned at 5:12 p.m.
PAGE 3 OF 3
MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF AUGUST
12, 2020
N:\DEV\CDAC\CDAC MINUTES\2020\8-12-20 Mins.docx
This is to certify that the foregoing is a true
and correct copy of the minutes of the
August 12, 2020 meeting as approved by the
Conceptual Development Advisory Committee.
/s/Sally Zarnowitz, Planning Manager
This Page
Intentionally
Left Blank
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 12/16/2020
ITEM NO: 5
DATE: December 8, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for a Modification to an Existing Architecture and Site
Application (S-13-090) and Subdivision Application (M-13-014) to Relocate an
Identified Historic Residence, Including the Addition of Below Grade Square
Footage and the Reduction of One Housing Unit on Property Zoned North
Forty Specific Plan. APN 424-56-019. Property Owner: Yuki Family c/o
Edward Morimoto. Applicant: Don Capobres. Project Planner: Jocelyn
Shoopman
RECOMMENDATION:
Forward a recommendation to the Director on a request for relocation, construction of exterior
alterations, and an addition to an identified historic residence on property zoned North Forty
Specific Plan located at 15011 Los Gatos Boulevard.
PROPERTY DETAILS:
1.Date primary structure was built: 1925 per the North Forty Specific Plan Historic Resources
Technical Report
2.Town of Los Gatos Preliminary Rating: Appears Eligible for the National Register
3.Does property have an LHP Overlay? No
4.Is structure in a historic district? N/A
5.If yes, is it a contributor? N/A
6.Findings required? No
7.Considerations required? Yes
BACKGROUND:
The Gianadrea home was identified and studied as part of the North Forty Specific Plan Historic
Resources Technical Report prepared by historic preservation consultants Carey & Co., Inc. for
the North Forty Specific Plan Environmental Impact Report (Attachment 3). The building was
found eligible for listing in the National Register of Historic Places as a contributing structure to
EXHIBIT 6
PAGE 2 OF 4
SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2020\12-16-20 Special Mtg\Item 5 - 15011 LGB\Staff Report.docx 12/10/2020
12:06 PM
BACKGROUND (continued):
a potential historic district under Criterion A for association with events, but it was not found
individually eligible under any criteria. Overriding considerations were made to allow for the
proposed demolition of the identified historic residence as part of the North Forty Specific Plan.
The proposal includes relocating the residence currently located at 14919 Los Gatos Boulevard
to a parcel in Phase I of the North Forty project area. The development plans for Phase I of the
North Forty Specific Plan included the approval of a two-story mixed-use building located within
the Transition District. The applicant has submitted an application for a modification to an
Architecture and Site application and Subdivision application to relocate the residence from
property in the Northern District of the North Forty Specific Plan area to a property in the
approved Phase I of the North Forty Specific Plan. The relocated residence will also include
exterior alterations, an addition, and additional below grade square footage.
DISCUSSION:
The applicant proposes to relocate the existing Gianadrea home located at 14919 Los Gatos
Boulevard to a parcel located at 15011 Los Gatos Boulevard.
According to the Technical Report, “this house was part of the early development of the North
Forty property when it was subdivided into smaller parcels that were developed into family
orchards. The residence appears to have been constructed by early Italian farming family , yet
none of the family names determined to be related to the property appear to be significant
within the Los Gatos region. Constructed in 1925, the house does not appear to be a significant
example of an architectural type. The house represents an example of the Monterey style with
characteristics such as the stucco cladding, the second-story balcony and gable roof. However,
the building does not appear to be an outstanding example of its type, nor is it the work of a
master. Lastly, the residence does not appear to possess the potential to yield information
important to the prehistory or history of the local area, state, or the nation. The building
retains a fair level of integrity, with a compatible addition having been constructed at the
northern end and the installation of some aluminum awnings on the west side” (Attachment 3).
The applicant provided a supplemental report in response to the construction date of the home
as identified in the North Forty Specific Plan Historic Resources Technical Report. The
supplemental report identifies the construction date as 1943 based on aerial photographs
taken between 1939 and 1948 and conversations with the current property owner (Attachment
4).
The applicant proposes to replace the approved two-story mixed-use building with the
relocated existing single-family residence. As part of the relocation of the existing wood framed
home, the existing masonry stair, masonry porch, and in-ground basement are not proposed to
PAGE 3 OF 4
SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2020\12-16-20 Special Mtg\Item 5 - 15011 LGB\Staff Report.docx 12/10/2020
12:06 PM
DISCUSSION (continued):
be relocated. The applicant is proposing to convert the single-family residence into a mixed use
building with an office use on the first floor, a residential use on the second floor, an addition of
147 square feet for an elevator and open-air courtyard, and an addition of 1,530 square feet for
a new below grade space for a retail use (Attachment 1).
The question before the HPC is whether the proposed alterations are appropriate for the
preservation of the exterior architectural features of the building. Proposed exterior alterations
to the existing elevations (Sheet A4, Attachment 7) include:
• Proposed West Elevation – Turner Street (Sheet A5.1, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of the existing second floor wood balcony railing with new Building
Code compliant wood railing with the decorative cut out shape of a bird
mimicked;
o Replacement of the existing masonry porch with a new front porch of wood or
metal framing with a brick paver deck to keep the look and feel of the real brick
veneer while using modern conventional building methodology; and
o An addition of a 147-square foot elevator and open-air courtyard for the new
below grade retail use.
• Proposed South Elevation – Curtis Street (Sheet A5.1, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of the existing second floor wood balcony railing with new Building
Code compliant wood railing with the decorative cut out shape of a bird
mimicked; and
o Replacement of the existing brick veneer stair well with a new brick veneer
stairwell and a precast concrete wall cap.
• Proposed East Elevation (Sheet A5.2, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows.
• Proposed North Elevation (Sheet A5.2, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of an existing first floor window with a new entry door and
elevator door; and
o Replacement of an existing second floor window with a new smaller window.
PAGE 4 OF 4
SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2020\12-16-20 Special Mtg\Item 5 - 15011 LGB\Staff Report.docx 12/10/2020
12:06 PM
DISCUSSION (continued):
The existing stucco and wood siding are proposed to remain and be replaced in kind where
necessary as part of the relocation and addition (Sheet A5.1, Attachment 7). Lastly, the
applicant is proposing to replace the existing composition shingle roof in kind with a new
composition shingle roof (Sheet A4, Attachment 7).
CONCLUSION:
Should the Committee find merit in the request, it should make the following considerations
and make a recommendation of approval to the Community Development Director.
A. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Application s
shall not be granted unless:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of the
application.
B. North Forty Specific Plan – Policy DG7 of Section 3.1, Architectural and Site Character Goals
and Policies offers recommendations for the Historic Preservation Committee to work with
applicants on their individual applications to determine how the agrarian feel of the Specific
Plan Area is integrated into the development (Attachment 5).
ATTACHMENTS:
1. Project Description
2. Letter of Justification
3. State of California DPR forms, North Forty Specific Plan EIR, dated November 21, 2011
4. Applicant Memorandum Responding to the Age of the Structure, dated December 9, 2019
5. Policy DG7 of Section 3.1, Architectural and Site Character Goals and Policies, North Forty
Specific Plan
6. Approved Site Plan
7. Development Plans
Gianandres House Move Project Description
The proposed project is to move an existing two-story single family residential building from its current location
at 14919 Los Gatos Boulevard (“Gianandres House”) to the southwest portion of APN 424-56-019 which is
commonly referred to as Buildings A1 West/live-work in the approved first phase of development in the North
40 Specific Plan Area (“Relocation Site”). The existing location and Relocation Site are shown on an aerial map
of the North 40 in Exhibit A.
The Gianandres House was constructed by the Gianandres family sometime within a few years prior to the Yuki
family acquiring land in 1945. It was never occupied until the Yuki’s purchased it. While the individual building
does not hold any official historical significance1 and there are no specific requirements for it under the North
40 Specific Plan, the Yuki Family is interested in preserving it. Recent images of the House are included in Exhibit
B.
Harmonie Park Development is developing the retail portion of the approved first phase of the North 40 and,
working with the Yuki Family, identified and performed preliminary due diligence on the Relocation Site which
is also owned by the Yuki Family. We believe relocating the Gianandres House to this location will: 1) help with
the our efforts with place-making and creating an authentic feel for the new development; 2) provide a nice
transition from the residential Lark District to the mixed-use Transition District, and 3) celebrate the Family’s
multi-generational presence in Los Gatos.
The relocated house will be used as the office for Yuki family business on the ground floor and will remain as
residential use on the second floor. This is consistent with the mixed-use nature of the buildings that were
approved in Phase 1 for A1 West.
The impact of the project to the existing approved entitlements for the live/work units, is as follows:
•In addition to modern updates for efficiency and safety, the house’s original 2,370 square feet will be
updated to include 1,517 sf for the Yuki family’s business office on the ground floor, and a 1,094 square
foot second floor which will remain a residential apartment. At its existing location, the house features
a 1,584 square foot basement that once housed a speakeasy bar. The ceiling heights of the basement
will be raised in the new location to allow for a modern retail space offering 1,530 net leasable square
feet—perhaps, a speakeasy bar will find its way back. In the new location, the total useable space will
be 4,141 square feet for a net increase of 1,771 square feet;
•Eleven parking spaces would be lost in the Building A1 surface lot, but the overall project would still
maintain excess parking spaces versus what is required;
•The building setback from Turner St. will need to be reduced from 12’ to 10’ with a 6” roof overhang.
The North 40 Specific Plan requires a 10’ setback;
•Total open space would increase by 626 square feet; and
•Building height would be lower. It is 33’-7” from finished grade in the approved plans. The Gianandres
House is 26’-2” from finished grade (final height dependent upon final foundation design).
1 According to the North 40 Specific Plan Historic Resources Technical Report, by Carey & Co., Inc., dated November 12, 2013, the
"building does not appear to be individually eligible under the NRHP/CRHR Criteria B/2, C3 or d/4” and "(c)onstructed c. 1925, the
house does not appear to be a significant example of an architectural type."
ATTACHMENT 1
This Page
Intentionally
Left Blank
EXHIBIT B – RECENT PHOTOGRAPHS OF GIANANDRES HOUSE
Figure 1 West Elevation
Figure 2 South Elevation
Figure 3 - East Elevation
Figure 4 North Elevation
Harmonie Park Development | 44827 Governor Bradford Rd. | Plymouth, Michigan 48170
December 3, 2020
Ms. Jocelyn Shoopman
Associate Planner
Town of Los Gatos Planning Department
110 E. Main St.
Los Gatos, California 95031
Re: Letter of Justification – Move of Gianandrea House Relocation and Rehabilitation
Dear Ms. Shoopman:
We are pleased to submit our application for Review by the Historic Preservation Committee for
the move of the Gianandrea House which is currently located at 14919 Los Gatos Boulevard.
Harmonie Park Development is developing the retail portion of the approved first phase of the
North 40 which we now call The Junction and, working with the Yuki Family, identified and
performed due diligence on the site to which the Gianandrea House is proposed to be relocated.
We believe relocating the Gianandres House to this location will: 1) help with the our efforts
with place-making and creating an authentic feel for The Junction; 2) provide a nice transition
from the residential Lark District to the mixed-use Transition District in the North 40 Specific Plan
area, and 3) celebrate the Family’s multi-generational presence in Los Gatos.
As summarized in our Project Description, the impacts of the relocation will include a loss of an
estimated 11 parking spaces to the larger retail project and some minor reductions in building
setbacks. We feel these changes are outweighed by the positive attributes of the project. These
include preserving (without any legal requirement) a piece of the North 40 history; using an
actual structure on the North 40 to create an authentic sense of place in an otherwise new
development, and maintaining the Town’s vision for a live-work use in the Transition District of
the North 40.
We look forward to being able to move this project forward.
Sincerely,
A.Don Capobres
cc: Edward Morimoto, Yuki Family Farms
ATTACHMENT 2
This Page
Intentionally
Left Blank
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
35,0$5<5(&25'7ULQRPLDO
15+36WDWXV&RGH
2WKHU/LVWLQJV
5HYLHZ&RGH 5HYLHZHU 'DWH
3DJHRI
5HVRXUFH1DPHRU /RV*DWRV%OYG
32WKHU,GHQWLILHU
3/RFDWLRQ 1RWIRU3XEOLFDWLRQ8QUHVWULFWHG
D&RXQW\ 6DQWD&ODUD
DQG 3EDQG3FRU3G$WWDFKD/RFDWLRQ0DSDVQHFHVVDU\
E86*6
4XDG /RV*DWRV'DWH 76 5: óRI óRI6HF 0'%0
F$GGUHVV /RV*DWRV%OYG&LW\ /RV*DWRV=LS
G870 =RQH P(P1 *36
H2WKHU/RFDWLRQDO'DWD $31(OHYDWLRQ
3D'HVFULSWLRQ
7KHVLQJOHIDPLO\UHVLGHQFHDW /RV*DWRV%OYG IRUPHUO\NQRZQDV 6RXWK%DVFRP$YH VWDQGVFHQWUDOO\ORFDWHGZLWKLQ
WKHQRUWKHUQVHFWLRQRIDODUJHZDOQXWRUFKDUG7ZRDGGLWLRQDOUHVLGHQFHVDUHORFDWHGWRZHVWDQGDQRWKHUVWDQGVWRWKHQRUWKZHVW
6HYHUDORWKHUDJULFXOWXUDODQGUHVLGHQWLDOEXLOGLQJVDUHORFDWHGQHDUE\7KHKRXVHVWDQGVRQDIODWVLWHZLWKDODQGVFDSHGIURQW
HDVWHUQ SDWLRHQFORVHGZLWKDORZEULFNZDOO
7KHUHVLGHQFHZDVPRVWOLNHO\WKHRULJLQDOIDUPKRXVHRQWKHRUFKDUGFRQVWUXFWHGF DQGDSSHDUVWREHLQWKH0RQWHUH\RU
YHUQDFXODU0LVVLRQDUFKLWHFWXUDOVW\OH7KHWZRVWRU\EXLOGLQJLV/VKDSHGLQSODQZLWKDFRYHUHGVHFRQGVWRU\EDOFRQ\IHDWXULQJD
ZRRGUDLOLQJRQWKHHDVWVLGH7H[WXUHGVWXFFRFODGVWKHEXLOGLQJLQZLWKZLGHKRUL]RQWDOERDUGDWWKHJDEOHHDYHV$Q
DVSKDOWVKLQJOHFODGJDEOHURRIFRYHUVWKHEXLOGLQJDQGPXOWLOLWHVWHHOFDVHPHQWZLQGRZVLQDYDULHW\RIVL]HVSXQFWXDWHWKH
H[WHULRUZDOOV7KHPDLQHQWUDQFHDWWKHVRXWKHDVWFRUQHUIHDWXUHVDUDLVHGEULFNSRUFKFRYHUHGE\DQH[WHQVLYHVKHGURRI7ZR
DOXPLQXPDZQLQJVFRYHUERWKDZLQGRZDQGDGRRUDWWKHJURXQGIORRURIWKHUHDUZHVWIDoDGH,Q DFRPSDWLEOHVTXDUH
IRRWDGGLWLRQZDVFRQVWUXFWHGDWWKHQRUWKHUQHQGRIWKHEXLOGLQJZKLFKIHDWXUHVDEULFNZDOODQGVWDLUWRDVHFRQGVWRU\HQWU\
$WZRFDUJDUDJHVWDQGVMXVWWRWKHVRXWKZHVWDQGLVDFFHVVE\DQDVSKDOWGULYHWKDWUXQVDORQJWKHEDFNRIWKHKRXVH7KHVLQJOH
VWRU\EXLOGLQJLVFODGLQWH[WXUHGVWXFFRDQGPDLQWDLQVDJDEOHURRIFODGLQDVSKDOWVKLQJOHRQWKHQRUWKDQGFRUUXJDWHGPHWDORQ
WKHVRXWK$IODWURRIRSHQFDUSRUWZLWKDZRRGIUDPHVWUXFWXUHLVDWWDFKHGWRWKHVRXWKVLGHRIWKHJDUDJH)LQDOO\DPRGHUQUROO
XSJDUDJHGRRURFFXSLHVWKHODUJHRSHQLQJLQWKHQRUWKIDoDGH
3E5HVRXUFH$WWULEXWHV 6LQJOH)DPLO\3URSHUW\+3 $QFLOODU\%XLOGLQJ+3 *DUDJH
35HVRXUFHV3UHVHQW %XLOGLQJ6WUXFWXUH2EMHFW6LWH'LVWULFW(OHPHQWRI'LVWULFW2WKHU ,VRODWHVHWF
3E'HVFULSWLRQRI3KRWR
/RRNLQJQRUWKZHVWWRZDUGWKH
VRXWKHDVWFRUQHU-DQXDU\
3'DWH&RQVWUXFWHG$JHDQG
6RXUFHV +LVWRULF
3UHKLVWRULF%RWK
F $GGLWLRQ
32ZQHUDQG$GGUHVV
<XNL)DPLO\
32%R[
/RV*DWRV&$
35HFRUGHGE\
.LPEHUO\%XWW$,$IRU
&DUH\ &R,QF
%XVK6W6DQ)UDQFLVFR
3 'DWH5HFRUGHG
0D\
36XUYH\7\SH ,QWHQVLYH
35HSRUW&LWDWLRQ QRQH
$WWDFKPHQWV 121(/RFDWLRQ0DS6NHWFK0DS&RQWLQXDWLRQ6KHHW%XLOGLQJ6WUXFWXUHDQG2EMHFW5HFRUG
$UFKDHRORJLFDO5HFRUG'LVWULFW5HFRUG/LQHDU)HDWXUH5HFRUG0LOOLQJ6WDWLRQ5HFRUG5RFN$UW5HFRUG
$UWLIDFW5HFRUG3KRWRJUDSK5HFRUG2WKHU /LVW
'35$
5HTXLUHGLQIRUPDWLRQ
ATTACHMENT 3
'35%
5HTXLUHGLQIRUPDWLRQ
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21+5,
%8,/',1*6758&785($1'2%-(&75(&25'
3DJH RI
15+36WDWXV&RGH&'
5HVRXUFH1DPHRUŗŚşŗş ǯ
% +LVWRULF1DPH
% &RPPRQ1DPH
% 2ULJLQDO8VH 6LQJOHIDPLO\UHVLGHQFH%3UHVHQW8VH 6LQJOHIDPLO\UHVLGHQFH
% $UFKLWHFWXUDO6W\OH 0RQWHUH\
% &RQVWUXFWLRQ+LVWRU\
&RQVWUXFWHGF ZLWKDQDGGLWLRQLQ
% 0RYHG" 1R<HV8QNQRZQ 'DWH 2ULJLQDO /RFDWLRQ
% 5HODWHG)HDWXUHV 7KHUHVLGHQFHVWDQGVZLWKLQDZDOQXWRUFKDUGDQGVHYHUDORWKHUVWUXFWXUHVDUHORFDWHGRQWKHSURSHUW\
LQFOXGLQJDUJULFXOWXUDORXWEXLOGLQJVDQGUHVLGHQFHV
% D$UFKLWHFW XQNQRZQE%XLOGHU XQNQRZQ
%6LJQLILFDQFH 7KHPH 6DQWD&ODUD9DOOH\+RUWLFXOWXUH$UHD 1RUWKHUQ/RV*DWRV
3HULRGRI6LJQLILFDQFH 3URSHUW\7\SH 6LQJOHIDPLO\UHVLGHQFH$SSOLFDEOH&ULWHULD $
7KHSURSHUW\RQZKLFKWKHUHVLGHQFHDW /RV*DWRV%RXOHYDUGLVORFDWHGZDVRQFHSDUWRI0H[LFDQHUD5DQFKR5LQFRQDGD
GH/RV*DWRV7KHUDQFKRZDVHVWDEOLVKHGE\DQJUDQWPDGHE\*RYHUQRU-XDQ$OYDUDGRWR-RVH0DULD+HUQDQGH]DQG
6HEDVWLDQ)DELDQ3HUDOWD7KHDFUHODQGJUDQWLQFOXGHGWKHSUHVHQWGD\FLWLHVRI/RV*DWRV0RQWH6HUHQRDQGSRUWLRQVRI
&DPSEHOO,WVPDMRUIHDWXUHZDV/RV*DWRV&UHHNZKLFKUDQWKURXJKWKHFHQWHURIWKHSURSHUW\
6HHFRQWLQXDWLRQVKHHW
%$GGLWLRQDO5HVRXUFH$WWULEXWHV /LVWDWWULEXWHVDQGFRGHV
%5HIHUHQFHV
6HHFRQWLQXDWLRQVKHHW
%5HPDUNV
%(YDOXDWRU .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWHRI(YDOXDWLRQ 0D\
7KLVVSDFHUHVHUYHGIRURIILFLDOFRPPHQWV
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
%6LJQLILFDQFH &RQWLQXHG
%\WKHODQGZKLFKLQFOXGHGWKHVXEMHFWSURSHUW\ZDVOLVWHGDVEHLQJRZQHGE\5REHUW:DONHURQD7KRPSVRQ :HVWPDS
5REHUW:DONHUDQDWLYHRI&DQDGDSXUFKDVHGSURSHUW\DQGPRYHGWR/RV*DWRVLQ:DONHUPDUULHG(OL]D-DQH3DUUZKRVH
IDWKHURZQHGDFUHVRIODQGRQERWKVLGHVRIWKH/RV*DWRV&UHHN5REHUWDQG(OL]DKDGWKUHHFKLOGUHQ/HVOLH0\UWOHDQG
9LYLDQEHWZHHQZKRPWKH\VXEGLYLGHGPXFKRIWKHLUODQGKROGLQJVIROORZLQJ(OL]D¶VGHDWKLQ /HVOLH:DONHU¶VDFUH
SDUFHOZDVORFDWHGGLUHFWO\QRUWKRIWKH:DONHU7UDFW6XEGLYLVLRQDQGVRXWKRI0\UWOH:DONHU-RKQVRQ¶VDFUHSDUFHO7KH
VXEMHFWSDUFHODSSHDUVWRKDYHEHHQZLWKLQ/HVOLH:DONHU¶VIRUPHUODQGKROGLQJVDORQJ/RV*DWRV%RXOHYDUG
/RV*DWRV%RXOHYDUGZDVNQRZQDV6DQ-RVH/RV*DWRV5RDGIURPWKHODWHVWKURXJKWRDURXQG 7KLVQDPHGHULYHG
VLPSO\EHFDXVHWKHURDGFRQQHFWHG6DQ-RVHWR/RV*DWRV$URXQG WKHURDGQDPHZDVFKDQJHGWR6RXWK%DVFRP$YHQXH
%\WKHHDUO\ VWKHURDGQDPHZDVFKDQJHGDJDLQWR/RV*DWRV%RXOHYDUG$VWKHURDGFRQWLQXHVQRUWKLQWRWKH6DQ-RVHFLW\
OLPLWVDQGSDVW+LJKZD\WKHQDPHUHPDLQV6RXWK%DVFRP$YHQXH
3ULRUWR:RUOG:DU,,VHYHUDOIDPLOLHVZHUHOLVWHGDVRZQLQJSURSHUW\WKDWZDVIRUPHUO\SDUWRI/HVOLH:DONHU¶VODQGKROGLQJV
DOVRNQRZQDW/RW'RIWKH:DONHU3DUWLWLRQDQGPDQ\RIWKRVHIDPLOLHVZHUHOLVWHGDVOLYLQJRQRUUXQQLQJIDUPVLQWKH DQG
FHQVXVHV3RVW:RUOG:DU,,7DNHR<XNLUHORFDWHGKLVIDPLO\IURP6DOLQDVWR/RV*DWRVDQGEHJDQSXUFKDVLQJSURSHUWLHV
ZLWKLQWKH:DONHU7UDFWDQGWKH:DONHU3DUWLWLRQ
7KHILUVWUHFRUGHGGHHGGRFXPHQWLQJWKH<XNLIDPLO\¶VSXUFKDVHRISURSHUW\LQWKH/RV*DWRVDUHDZDVLQ-XO\ 7DNHR<XNL
SXUFKDVHGWZRSDUFHOVRIODQGIURP9LFWRUDQG5RVH*LDQDQGUHDRQ6DQ-RVH/RV*DWRV5RDG,QWKH FHQVXV9LFWRU
*LDQDQGUHDLVOLVWHGDVDQ,WDOLDQOLYLQJRQDQGRSHUDWLQJDIDUP2YHUWKHQH[WGHFDGHWKH<XNLIDPLO\TXLFNO\SXUFKDVHGPXFK
RIWKHVXUURXQGLQJSURSHUW\WKDWKDGSUHYLRXVO\EHHQSDUWRIWKH:DONHU6XEGLYLVLRQDQG/HVOLH:DONHU¶VODQG7KHIDPLO\DOVR
SXUFKDVHGDVLJQLILFDQWDPRXQWRISURSHUW\RQWKHRWKHUVLGHRI/RV*DWRV&UHHNDVZHOO6RPHRIWKHIDPLO\QDPHVWKH\
SXUFKDVHGODQGIURPEHWZHHQ ± LQFOXGHG %HQ]R6WHYHQV1RGGLQ/LEE\)DZNQHU6DQILOLSSR3DVHWWD3HUU\
6FLDQQD7UDF\9RO]'H&DUOR'HPHYL*UHFRDQG1LJO6HYHUDORIWKHOLVWHGSURSHUW\RZQHUVZHUH,WDOLDQIDUPHUVZKROLNHO\
ZHUHLQVWUXPHQWDOLQGHYHORSLQJWKHZDOQXWRUFKDUG:DOQXWVZHUHQRWDFRPPRQFURSIRU-DSDQHVHIDUPHUVDQGKDGQRWEHHQD
FURSLQZKLFK7DNHR<XNLKDGSUHYLRXVO\EHHQHQJDJHGLQJURZLQJ
7KH:DONHU3DUWLWLRQUHPDLQHGLQXQLQFRUSRUDWHG6DQWD&ODUD&RXQW\ODQGVIRUPRVWRIWKHWZHQWLHWKFHQWXU\DVWKHYDULRXV
SDUFHOVZHUHQRWDQQH[HGLQWR/RV*DWRVXQWLOWKH VDQG V7KH&RXQW\RI6DQWD&ODUDGLGQRWEHJLQNHHSLQJEXLOGLQJ
UHFRUGVXQWLOWKHODWH VDQGWKHLUHDUO\UHFRUGVDUHQRWFRPSUHKHQVLYH1RRULJLQDOFRQVWUXFWSHUPLWVZHUHORFDWHGIRUWKLV
EXLOGLQJEXWDFRXQW\SHUPLWIRUWKHFRQVWUXFWLRQRIDUHVLGHQWLDODGGLWLRQZDVLVVXHGWR7<XNLLQ 7KURXJKSURSHUW\GHHG
UHFRUGVLWDSSHDUVOLNHO\WKDWWKH*LDQDQGUHDIDPLO\RURQHRIWKHHDUO\,WDOLDQIDUPLQJIDPLOLHVPD\KDYHFRQVWUXFWHGWKHVXEMHFW
UHVLGHQFH%DVHGRQWKHEXLOGLQJ¶VDSSHDUDQFHDQGFRPPXQLFDWLRQVZLWKWKH<XNLIDPLO\WKHVXEMHFWUHVLGHQFHZDVDOUHDG\
FRQVWUXFWHGZKHQWKH\SXUFKDVHGWKHSURSHUW\DQGWKH<XNLIDPLO\GLGOLYHLQWKHKRXVHDWRQHWLPH
7KH<XNL)DPLO\
7DNHR 7RP <XNLWKHIDPLO\SDWULDUFKZDVDVHFRQGJHQHUDWLRQ-DSDQHVH$PHULFDQVRU1LVHLKDLOLQJIURPWKH6DOLQDVDUHDLQ
0RQWHUH\&RXQW\+LVSDUHQWV7VXUPVWVXDQG5HYD<XNLZHUHRULJLQDOO\IURP+LURVKLPD-DSDQDQGLPPLJUDWHGWR&DOLIRUQLD
FLUFD 7DNHRZDVUDLVHGLQDUXUDODUHDHDVWRI6DOLQDVNQRZQDV$OLVDOZKHUHKLVIDWKHUZRUNHGDVDIDUPODERUHU,Q
WZR\HDUVDIWHUHVWDEOLVKLQJKLVSURGXFHEXVLQHVVKHPDUULHG0L\RNR$EHDQGWKHFRXSOHUHPDLQHGLQWKH6DOLQDVDUHD0L\RNR
ZKRZDVERUQLQQHDUE\:DWVRQYLOOHLQ ZDVDOVRD1LVHLZLWKKHUIDPLO\RULJLQDOO\FRPLQJIURP.XPDPRWR-DSDQ6KH
(XJHQH76DZ\HU+LVWRU\RI6DQWD&ODUD&RXQW\&DOLIRUQLD /RV$QJHOHV&$ +LVWRULF5HFRUG&RPSDQ\ DQG
DQG0DSRIWKH:DONHU(VWDWH6XUYH\HG+%)LVFKHURQILOHLQWKH&RXQW\RI6DQWD&ODUD3ODQQLQJ'HSDUWPHQW
3ODQQLQJ)LOH0
6DQWD&ODUD&RXQW\5HFRUGHUV2IILFHGHHGUHFRUGVIRUDUHDSURSHUWLHV
3HUVRQDOFRPPXQLFDWLRQVZLWK-LPL<DPDLFKL-DSDQHV$PHULFDQ0XVHXPRI6DQ-RVH'LUHFWRUDQG&XUDWRU0DUFK
86&HQVXV 6ROHGDG0RQWHUH\&DOLIRUQLD
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
DQGKHUVLEOLQJVVSHQWWKHLUFKLOGKRRGDVPLJUDQWIDUPZRUNHUVPRYLQJRIWHQDQGZRUNLQJMREVLQOHWWXFHVWUDZEHUULHVDQG
DSULFRWV7KH FHQVXVOLVWVWKH7DNHR<XNLDVRZQLQJKLVKRPHDQGIDUPRQ6SULQJ6FKRRO5RDGLQ$OLVDOZKLFKKDG
SUHYLRXVO\EHHQOLVWHGDV7DNHRDQGKLVIDPLO\¶VSODFHRIUHVLGHQFHLQSULRUFHQVXVHV,WLVDOVRQRWHGWKDWKHZRUNHGDVDOHWWXFH
JURZHUDQGVKLSSHU7DNHREXLOWKLVEXVLQHVVRQJURZLQJDQGPDUNHWLQJLFHEHUJOHWWXFHDUHODWLYHO\XQIDPLOLDUYHJHWDEOHLQWKH
V6RRQKHKDGGHYHORSHGZKDWZDVWREHFRPHWKHODUJHVW-DSDQHVHIDUPHQWHUSULVHLQWKHUHJLRQ
:KHQ-DSDQHVH,QWHUQPHQWWRRNHIIHFWWKH<XNLIDPLO\ZLWKWKUHHFKLOGUHQDWWKHWLPHZHQWWRWKHDVVHPEO\SRLQWLQ6DOLQDVLQ
WKHVSULQJRI DQGZDVVXEVHTXHQWO\LQWHUQHGDWDFDPSLQ3RVWRQ$UL]RQDQHDUWKHFLW\RI3DUNHU7KHIDPLO\VSHQWWKUHH
\HDUVLQWKHFDPSZKHUH7DNHRXQDEOHWRIDUPEHFDPHDFRRN 7RZDUGWKHHQGRIWKHZDULQODWH WKHIDPLOLHVZHUH
UHOHDVHGIURPWKHFDPSV7KH<XNLIDPLO\KDGEHHQIRUWXQDWHWKDW7DNHR¶VEXVLQHVVSDUWQHU7RP%XQZDV³DQKRQHVW&DXFDVLDQ´
ZKRKDGNHSWWKHEXVLQHVVJRLQJGXULQJWKHZDU7KHWZRKDGFRUUHVSRQGHGWKURXJKRXWWKHLQWHUQPHQWE\PDLO
3RVWZDUWKH<XNLIDPLO\UHWDLQHGRZQHUVKLSRIWKHLUODQGLQ6DOLQDVKRZHYHUWKHDUHDZDVNQRZQWREHKRVWLOHWR-DSDQHVH
$PHULFDQVEHFDXVHPDQ\RIWKHORFDOUHVLGHQWVKDGIRXJKWRUGLHGLQEDWWOHLQ-DSDQGXULQJWKHZDU7KHUHIRUHWKH<XNLIDPLO\
SXUFKDVHGSURSHUW\DQGVHWWOHGLQ/RV*DWRV7KH/RV*DWRVDUHDZDVFORVHHQRXJKIRU7DNHR<XNLWRWUDYHOIUHTXHQWO\WRKLV
SURSHUW\LQ6DOLQDVDQGLQJHQHUDOWKH6DQWD&ODUD9DOOH\ZDVPRUHZHOFRPLQJWR-DSDQHVH$PHULFDQIDPLOLHVUHWXUQLQJIURPWKH
LQWHUQPHQWFDPSV
7KHIDPLO\¶VSURSHUW\LQ/RV*DWRVLQFOXGHGZKDWLVNQRZQDVWKH1RUWKDUHDDVZHOODVIDUPODQGRQWKHZHVWVLGHRI
+LJKZD\,QWKHHDUO\ V7DNHRGRQDWHGDSRUWLRQRIKLVODQGRQ2ND5RDGIRUWKHFRQVWUXFWLRQRI5DOSK2%HUU\
(OHPHQWDU\6FKRRO 7KHVFKRROUHPDLQHGSDUWRIWKH/RV*DWRV6FKRRO'LVWULFWWKURXJK DQGLVFXUUHQWO\KRPHWRWKH
<DYQHK'D\6FKRRO 2YHUWKH\HDUV³<XNL)DUPV´KDVSULPDULO\IXQFWLRQHGDVDQRUFKDUGIRUJURZLQJDSULFRWVSUXQHVDOPRQGV
DQGPRVWO\ZDOQXWV,QLWZDVQRWHGWREHWKHODVWRUFKDUGRIDQ\VLJQLILFDQWVL]HLQ/RV*DWRV
7KHRUFKDUGLQ/RV*DWRVZDVWKHIDPLO\KRPHEXWQRWWKHPDLQIDPLO\HQWHUSULVH7DNHR<XNLZDVSULPDULO\LQYROYHGLQWKH
SURGXFHEXVLQHVVLQSDUWLFXODULFHEHUJOHWWXFH,Q6DOLQDVKHZDVFRRZQHURIWKH6DOLQDV9DOOH\9HJHWDEOH([FKDQJH:KLOHKH
RZQHGDORWRIODQGLQ/RV*DWRVZKLFKVHUYHGSULPDULO\DVDZDOQXWRUFKDUGWKLVSURSHUW\ZDVQRWZKHUHKLVVLJQLILFDQWZHDOWK
FDPHIURP7DNHR<XNLRZQHGIDUPODQGLQ6DOLQDV,PSHULDO9DOOH\DQGQHDU3KRHQL[$UL]RQD+HZDVLQVWUXPHQWDOLQ
GHYHORSLQJWHFKQRORJ\WRSUHVHUYHDQGVKLSOHWWXFHV:KHQKHGLHGLQDFDUDFFLGHQWLQ 7DNHR<XNLZDVWKRXJKWWRKDYH
EHHQRQHRIWKHWHQZHDOWKLHVWPHQLQ6DQWD&ODUD&RXQW\,QDGGLWLRQWRKLVDJULFXOWXUDODFWLYLWLHVKHKHOSHGIRXQGWKH6DQ-RVH
6DYLQJVDQG/RDQ$VVRFLDWLRQDQGZDVDPHPEHURIWKH%XGGKLVW7HPSOHRI6DQ-RVHDQGWKH-DSDQHVH$PHULFDQ&LWL]HQV
/HDJXH0L\RNR<XNLSDVVHGDZD\LQ 7KHLUFKLOGUHQKDYHFRQWLQXHGWRUXQWKH<XNLIDPLO\HQWHUSULVHVDQGVWLOORZQ
PXFKODQGLQ/RV*DWRV
2ELWXDU\ 0L\RNR<XNL6DQ-RVH0HUFXU\1HZV0D\
86&HQVXV 6DOLQDV&DOLIRUQLD
(PLH<XNL<DPDWH³$0RXQWDLQ:RPDQ5HPHPEHUVD3DLQIXO3DVW´0RXQWDLQ1HWZRUN1HZV 'HFHPEHU
)UDQN-7D\ORU³7KH3HRSOH1RERG\:DQWV´7KH6DWXUGD\(YHQLQJ3RVW 0D\
<DPDWH
,ELG DQG7D\ORU
<DPDLFKLDQG7LPRWK\-/XNHVDQG*DU\<2NLKLUR-DSDQHVH/HJDF\ )DUPLQJDQG&RPPXQLW\/LIHLQ&DOLIRUQLD¶V6DQWD
&ODUD9DOOH\ &XSHUWLQR&$ &DOLIRUQLD+LVWRU\&HQWHU
³6WRU\KRWHOSURSRVHGDW/DUN+Z\´/RV*DWRV2EVHUYHU -XQH
³7RP<XNL'LHVRI,QMXULHV´/RV*DWRV6DUDWRJD7LPH2EVHUYHU 1RYHPEHU
<DPDLFKL
³7RP<XNL´
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
¢
¢¡¢ǰ ¢¢ŗŞŚŞ
¡ǯ ¢ǰ ŗŞśŖǰ ǰ ¢ǰ
¢ǰ ǰ ǯ ¢
ǰ ¢ŗŞŚşǯ ¢
ǯ
ŗŞŚş ¢¢ ¡
¢ ǯ ¢ ¢£ǰ ¢
¢ǯ £
£ǯŗŜ ǰ ¢Ȃ¢
ǰ £¢¢ǯ ¢
¢¢ ¢ǯ
¡ ¢
ǯ ŗş¢¢¡¡¢ŝŖŖ ŗŞŞŖ
řǰŖŖŖ ¢ŗşŖŖǯŗŝ
ǰ ¢ ǰ ¢ǰ ǰ ¢¢Ȃǯ
¢¢ ¢¢ǯ ¢ŗŞśŚǰ ¢
¢Ȃ ǯŗŞ
ǯ ǰ ¡
ǰ ¢
ǯ ǰ ŗŞŜŖ ǯ
ǰ ǯ ¢ǰ
¢¢ ǯ ¢ ¢ǰ
¢¢ǯŗş
¢ ǯ ȃ¢
ȂȄ
ŗşŘŖǯ ¢ǯ
¢ ¢ ǯ
¢£ ¢
ǯ ¢¢ǰ ¢¢
ǯŘŖ
ǰ ǰ ŗşřŖǯŘŗ ¢
¢
£ǯ ¢¢
ǰ ¢ǯ
ǯ ¢
ŗŜ ¢ǰ
¢ ǻ ǰ DZ ǭ
¢ǯǰ ŗşŞŜǼDZ ŗśřǯ
ŗŝ ¢ ǯ ¢ǯ ǰ ¢DZ ¢Ȃ¢ǻǰ
DZ
¢ǰ ŗşŞśǼDZ ŗśǯ
ŗŞ ¢
¡ǰ řŞǯ
ŗş ǯǰ ŗś ŗŜǯ
ŘŖ ¢
¡ǰ śşǯ
Řŗ ǰ ŗŜřǯ
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
ǯ ¢ǰ ǰ ¢¢¢
ȃ¢Ȅ ǯ
ŚŖ
¢ǰ ŚŖ ¢
¢ŗŞŖŖǯ
ŗşŗŖŗşŘŖǯ ŗşŘŖ¢ȂŚŖ
ǯ ¢ǰ ŚŖ
¢¡ǯ ¢ǰ ¢
¢ǰ ¢Ȃ ǯ
¢ŗŝǰ Şś
ǯ ǰ ¢ŚŖ
¢¢ȃ¢
ȂǯȄ ¢
¡¢ ǯ
)LQGLQJV
7KHVXEMHFWEXLOGLQJDSSHDUVWREHHOLJLEOHIRUOLVWLQJLQWKH15+3RUWKH&5+5XQGHU&ULWHULRQ$DVDFRQWULEXWLQJVWUXFWXUHWR
DSRWHQWLDOO\HOLJLEOHKLVWRULFGLVWULFW7KHSURSHUW\PDLQWDLQVDVWURQJDVVRFLDWLRQZLWK6DQWD&ODUD9DOOH\¶VSHDNHUDRI
KRUWLFXOWXUDOSURGXFWLRQIURP 7KLVKRXVHZDVSDUWRIWKHHDUO\GHYHORSPHQWRIWKH1RUWK)RUW\SURSHUW\ZKHQLWZDV
VXEGLYLGHGLQWRVPDOOHUSDUFHOVWKDWZHUHGHYHORSHGLQWRIDPLO\RUFKDUGV
7KHEXLOGLQJGRHVQRWDSSHDUWREHLQGLYLGXDOO\HOLJLEOHXQGHU15+3&5+5&ULWHULD%&RU'7KHUHVLGHQFHDSSHDUVWR
KDYHEHHQFRQVWUXFWHGE\HDUO\,WDOLDQIDUPLQJIDPLO\<HWQRQHRIWKHIDPLO\QDPHVGHWHUPLQHGWREHUHODWHGWRWKHSURSHUW\
DSSHDUWREHVLJQLILFDQWZLWKLQWKH/RV*DWRVUHJLRQ7DNHR<XNLGRHVDSSHDUWRKDYHEHHQDVLJQLILFDQW-DSDQHVH$PHULFDQ
IDUPHUZLWKLQWKH6DQWD&ODUD9DOOH\ KRZHYHUKLVSULPDU\FRQWULEXWLRQVZHUHQRWWRWKH/RV*DWRVUHJLRQ&RQVWUXFWHGF
WKHKRXVHGRHVQRWDSSHDUWREHDVLJQLILFDQWH[DPSOHRIDQDUFKLWHFWXUDOW\SH7KHKRXVHUHSUHVHQWVDQH[DPSOHRIWKH0RQWHUH\
VW\OHZLWKFKDUDFWHULVWLFVVXFKDVWKHVWXFFRFODGGLQJWKHVHFRQGVWRU\EDOFRQ\DQGJDEOHURRI+RZHYHUWKHEXLOGLQJGRHVQRW
DSSHDUWREHDQRXWVWDQGLQJH[DPSOHRILWVW\SHQRULVLWWKHZRUNRIDPDVWHU/DVWO\WKHUHVLGHQFHGRHVQRWDSSHDUWRSRVVHVVWKH
SRWHQWLDOWR\LHOGLQIRUPDWLRQLPSRUWDQWWRWKHSUHKLVWRU\RUKLVWRU\RIWKHORFDODUHDVWDWHRUWKHQDWLRQ
7KHEXLOGLQJUHWDLQVDIDLUOHYHORILQWHJULW\ZLWKDFRPSDWLEOHDGGLWLRQKDYLQJEHHQFRQVWUXFWHGDWWKHQRUWKHUQHQGDQGWKH
LQVWDOODWLRQRIVRPHDOXPLQXPDZQLQJVRQWKHZHVWVLGH
%5HIHUHQFHV FRQWLQXHG
³6WRU\+RWHO3URSRVHGDW/DUN+Z\´/RV*DWRV2EVHUYHU-XQH
$HULDOSKRWRJUDSKVRIWKH/RV*DWRVDUHDRQILOHDWWKH&DOLIRUQLD5RRP6DQ-RVH3XEOLF/LEUDU\
$UEXFNOH&O\GH+LVWRU\RI6DQ-RVH6DQ-RVH&$ 6RXWK 0F.D\3ULQWLQJ&R
$UFKLYHV $UFKLWHFWXUH&RXQW\RI6DQWD&ODUD+LVWRULF&RQWH[W6WDWHPHQW6DQ-RVH&$ &RXQW\RI6DQWD&ODUD'HSDUWPHQWRI
3ODQQLQJDQG'HYHORSPHQW'HFHPEHUUHYLVHG)HEUXDU\
%ORRPILHOG$QQH/RV*DWRV+LVWRULF5HVRXUFHV6XUYH\6DQ)UDQFLVFR&$ -XQH
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
%UXW]*HRUJH*7KH+LVWRU\RI/RV*DWRV*HPRIWKH)RRWKLOOV6DQWD&UX]&$ :HVWHUQ7DQDJHU3UHVV
&DOLIRUQLD5HJLVWHUDQG1DWLRQDO5HJLVWHU $&RPSDULVRQ&DOLIRUQLD2IILFHRI+LVWRULF3UHVHUYDWLRQ7HFKQLFDO$VVLVWDQFH
6HULHVQR6DFUDPHQWR&$ &DOLIRUQLD'HSDUWPHQWRI3DUNVDQG5HFUHDWLRQ
&DOLIRUQLD5HJLVWHURI+LVWRULFDO5HVRXUFHV 7KH/LVWLQJ3URFHVV&DOLIRUQLD2IILFHRI+LVWRULF3UHVHUYDWLRQ7HFKQLFDO$VVLVWDQFH
6HULHVQR6DFUDPHQWR&$ &DOLIRUQLD'HSDUWPHQWRI3DUNVDQG5HFUHDWLRQQG
&DUH\ &R,QF6DQ-RVH-DSDQWRZQ+LVWRULF&RQWH[W6WDWHPHQWDQG,QWHQVLYH6XUYH\6DQ)UDQFLVFR&$ 2FWREHU
&RQZD\3HJJ\,PDJHVRI$PHULFD/RV*DWRV6DQ)UDQFLVFR&$ $UFDGLD3XEOLVKLQJ
BBB,PDJHVRI$PHULFD/RV*DWRV6DQ)UDQFLVFR&$ $UFDGLD3XEOLVKLQJ
'DOODV$ODVWDLU/RV*DWRV2EVHUYHG 7KH$UFKLWHFWXUH +LVWRU\RI/RV*DWRV&DOLIRUQLD/RV*DWRV&$ ,QIRVSHFW3UHVV
'LUHFWRULHVRI6DQ-RVH&LW\DQG6DQWD&ODUD&RXQW\
*HEKDUG'DYLG5RJHU0RQWJRPHU\5REHUW:LQWHU-RKQ:RRGEULGJHDQG6DOO\:RRGEULGJH$*XLGHWRWKH$UFKLWHFWXUHRI
6DQ)UDQFLVFRDQG1RUWKHUQ&DOLIRUQLD6DQWD%DUEDUDDQG6DOW/DNH&LW\ 3HUHJULQH6PLWK
+RZWR$SSO\WKH1DWLRQDO5HJLVWHU&ULWHULDIRU(YDOXDWLRQ1DWLRQDO5HJLVWHU%XOOHWLQQR
:DVKLQJWRQ'& 8QLWHG6WDWHV'HSDUWPHQWRIWKH,QWHULRU
+RZWR&RPSOHWHWKH1DWLRQDO5HJLVWHU5HJLVWUDWLRQ)RUP1DWLRQDO5HJLVWHU%XOOHWLQQR$:DVKLQJWRQ'& 8QLWHG6WDWHV
'HSDUWPHQWRIWKH,QWHULRU
,QVWUXFWLRQVIRU5HFRUGLQJ+LVWRULFDO5HVRXUFHV6DFUDPHQWR&$ &DOLIRUQLD2IILFHRI+LVWRULF3UHVHUYDWLRQ
.\OH'RXJODV(+LVWRULF6SRWVLQ&DOLIRUQLD5HYLVHGHGLWLRQ6WDQIRUG 6WDQIRUG8QLYHUVLW\3UHVV
/RV*DWRV%XLOGLQJ3HUPLWV9DULRXVSHUPLWVDFFHVVHGWKURXJK&LWL]HQ3RUWDO
KWWSV SHUPLWVORVJDWRVFDJRY&LWL]HQ$FFHVV'HIDXOWDVS[ DFFHVVHG)HEUXDU\
/RV*DWRV'LUHFWRU\
/RV*DWRV7HOHSKRQH'LUHFWRU\
/RV*DWRV/LEUDU\/RFDO+LVWRU\&ROOHFWLRQ&OLSSLQJV)LOHV
$JULFXOWXUH 2UFKDUGV&URSV
)DPLOLHV <XNL)DPLO\
/RV*DWRV3XEOLF/LEUDU\+RRNHGRQ/RV*DWRVKWWS KLVWRU\ORVJDWRVRUJ DFFHVVHG0DUFK
³/RV*DWRV¶<XNL)DPLO\6HOOV$FUHV0L[HG8VH3ODQQHG´%XVLQHVV-RXUQDO-XO\
/XNHV7LPRWK\-DQG*DU\<2NLKLUR-DSDQHVH/HJDF\ )DUPLQJDQG&RPPXQLW\/LIHLQ
&DOLIRUQLD¶V6DQWD&ODUD9DOOH\&XSHUWLQR&$ &DOLIRUQLD+LVWRU\&HQWHU
0DWKHZV6WHSKDQLH5RVVHWDO3RVWFDUG+LVWRU\6HULHV /RV*DWRV6DQ)UDQFLVFR&$ $UFDGLD3XEOLVKLQJ
6WDWHRI&DOLIRUQLD7KH5HVRXUFHV$JHQF\ 3ULPDU\
'(3$570(172)3$5.6$1'5(&5($7,21 +5,
&217,18$7,216+((7 7ULQRPLDO
3DJH RI
5HVRXUFH1DPHRU /RV*DWRV%RXOHYDUG
5HFRUGHGE\ .LPEHUO\%XWW$,$IRU&DUH\ &R,QF
'DWH 0D\&RQWLQXDWLRQ8SGDWH
'35/
5HTXLUHGLQIRUPDWLRQ
0F$OHVWHU9LUJLQLDDQG/HH$)LHOG*XLGHWR$PHULFDQ+RXVHV1HZ<RUN $OIUHG$.QRSI
0L\RNR$EH<XNL2ELWXDU\6DQ-RVH0HUFXU\1HZV0D\
0UV0\UWOH-RKQVRQ2ELWXDU\/RV*DWRV7LPH2FWREHU
1DWLRQDO3DUN6HUYLFH³)LYH9LHZV $Q(WKQLF+LVWRULF6LWH6XUYH\IRU&DOLIRUQLD´>RQOLQH
ERRN@DYDLODEOHDW KWWS ZZZFUQSVJRYKLVWRU\RQOLQHBERRNVYLHZVYLHZVKWP DFFHVVHG)HEUXDU\
3RSSHOLHUV-RKQ&HWDO:KDW6W\OHLVLW"$*XLGHWR$PHULFDQ$UFKLWHFWXUH:DVKLQJWRQ'& 7KH1DWLRQDO7UXVWIRU+LVWRULF
3UHVHUYDWLRQ
2OPVWHG5RJHUDQG7+:DWNLQV+HUH7RGD\ 6DQ)UDQFLVFR¶V$UFKLWHFWXUDO+HULWDJH6DQ)UDQFLVFR &KURQLFOH%RRNV
6DQWD&ODUD&RXQW\%XLOGLQJ,QVSHFWLRQV'HSDUWPHQW9DULRXVEXLOGLQJSHUPLWUHFRUGVUDQJLQJIURP 2QILOHDWWKH
6DQWD&ODUD&RXQW\'HSDUWPHQWRI3ODQQLQJDQG'HYHORSPHQW
6DQWD&ODUD&RXQW\2IILFLDO5HFRUGV9DULRXVGHHGVRQILOHDWWKH6DQWD&ODUD&RXQW\2IILFHRIWKH&OHUN5HFRUGHU
6DQWD&ODUD&RXQW\3ODQQLQJ'HSDUWPHQW9DULRXVSODQQLQJILOHV2QILOHDWWKH6DQWD&ODUD&RXQW\'HSDUWPHQWRI3ODQQLQJDQG
'HYHORSPHQW
6DZ\HU(XJHQH7+LVWRU\RI6DQWD&ODUD&RXQW\&DOLIRUQLD/RV$QJHOHV&$ +LVWRULF5HFRUG&RPSDQ\
7D\ORU)UDQN-³7KH3HRSOH1RERG\:DQWV´7KH6DWXUGD\(YHQLQJ3RVW0D\
³7RP<XNL'LHVRI,QMXULHV´/RV*DWRV6DUDWRJD7LPH2EVHUYHU1RYHPEHU
8QLWHG6WDWHV)HGHUDO&HQVXVKWWS ZZZDQFHVWU\FRP DFFHVVHG0DUFK
&DOLIRUQLD5HGZRRG7RZQVKLS
&DOLIRUQLD5HGZRRG7RZQVKLS
&DOLIRUQLD5HGZRRG7RZQVKLS
&DOLIRUQLD5HGZRRG7RZQVKLS
&DOLIRUQLD5HGZRRG7RZQVKLS
8VHU¶V*XLGHWR&DOLIRUQLD+LVWRULFDO5HVRXUFH6WDWXV&RGH +LVWRULF5HVRXUFHV,QYHQWRU\'LUHFWRU\&DOLIRUQLD6WDWH2IILFHRI
+LVWRULF3UHVHUYDWLRQ7HFKQLFDO$VVLVWDQFH%XOOHWLQQR6DFUDPHQWR&$ &DOLIRUQLD'HSDUWPHQWRI3DUNVDQG
5HFUHDWLRQ1RYHPEHU
<DPDWH(PLH<XNL³$0RXQWDLQ:RPDQ5HPHPEHUVD3DLQIXO3DVW´0RXQWDLQ1HWZRUN1HZV'HFHPEHU
3HUVRQDO&RPPXQLFDWLRQV
-RHO3DXOVRQ3ULQFLSDO3ODQQHU&LW\RI/RV*DWRV
3UL\D&KHUXNXUX+LVWRULFDO+HULWDJH&RRUGLQDWRU&RXQW\RI6DQWD&ODUD
9HUD6\PPRQV3URSHUW\0DQDJHUIRU<XNL)DUPV/RV*DWRV
-LPL<DPDLFKL-DSDQHV$PHULFDQ0XVHXPRI6DQ-RVH'LUHFWRUDQG&XUDWRU
MEMORANDUM
TO: DON CAPOBRES AND WENDI BAKER
FROM: KATHARINE HARDT-MASON, ESQ.
SUBJECT: ADOBE HOUSE
DATE: DECEMBER 9, 2019
CC: EDWARD MORIMOTO
Per your request, I looked at some of the earlier reports and correspondence regarding the Adobe House
located at 14919 Los Gatos Blvd. As you know, there was a lot of discussion regarding this residence, as
well as several other residences, the Red Barn, the orchards, and miscellaneous other structures located on
what is known as the North 40. The Adobe House in particular became an issue because of some
conflicting information regarding the Adobe House in the reports prepared by Carey & Company. As
more and more information became available, however, it became evident that the Adobe House was built
sometime around 1943 and it is not a historical structure according to the Resources Agency of the State
of California.
Information that might be helpful to the Conceptual Development Advisory Committee in reviewing your
request to relocate the Adobe House includes:
•The Historic Resources Evaluation Report, dated November 21, 2011, which identifies the Adobe
House as having been built around 1940, with a compatible addition having been added in 1973.
See page 15 of the Survey Matrix attached hereto.
•The North 40 Specific Plan Historic Resources Technical Report, dated November 12, 2103,
attaches the Resources Agency of the State of California Primary Record for each property
identified in the Technical Report, which states in part “The building does not appear to be
individually eligible under NRHP/CRHR Criteria B/2, C/3, or D/4. The residence appears to
have been constructed by an early Italian farming family. Yet none of the family names
determined to be related to the property appear to be significant within the Los Gatos region…
the house does not appear to be a significant example of an architectural type… the residence
does not appear to possess the potential to yield information important to the prehistory or history
of the local area, state, or the nation.” See the Primary Record for 14919 Los Gatos Blvd.
attached hereto.
•My letter to the Town Council Members dated February 2, 2015, wherein I address the question
of when the Adobe House was built. According to Mr. Yuki, the Yuki family moved into the
house around 1945, which was two to three years after it had been built by the Gianandres family
who never lived in the house. See page 2 of the letter attached hereto.
•The aerial photographs of the property from 1939 and 1948 on pages 2 and 3 of this
Memorandum, which show that in 1939 the Red Barn was located on the property, but to the east
of the Red Barn there is a large grove of trees which in the 1948 photograph have been removed
in part where the Adobe House was built.
ATTACHMENT 4
2
In summary, despite supposition in some of the Reports prepared in connection with the North 40
Specific Plan that the Adobe House might have been built during the Valley of Hearts Delight, there is
clear support for Mr. Yuki’s memory of the Adobe House having not been built until a few years before
the Yuki Family acquiring the property around 1945 and its use as the family homestead after the era of
the Valley of Hearts Delight.
Aerial Photograph: 1939-F Santa Clara County Flight CIV 285-092, University of Santa Cruz Digital
Collections, http://digitalcollections.ucsc.edu/cdm/singleitem/collection/p16019coll5/id/1843/rec/1
The Red Barn is visible to the west of the large grove of trees near the entrance to 14919 Los Gatos Blvd.
3
Aerial Photograph: 1948 U.S. Forest Service Flight CDF-5 3-1, University of Santa Cruz Digital
Collections, http://digitalcollections.ucsc.edu/cdm/singleitem/collection/p16019coll5/id/283/rec/1
Adobe House can be seen easterly of the Red Barn in what previously was a grove of trees.
This Page
Intentionally
Left Blank
3-1North 40 Specific Plan
Design Guidelines 3
Last Modified: June 17, 2015
3.Design Guidelines
This section outlines design guidelines for future development that is reflective
of the North 40 Vision Statement and Guiding Principles. Mandatory
regulations are denoted by the use of the word “shall.” A guideline, which is
denoted by the use of the word “should,” is not mandatory, but is encouraged
with some discretion by staff, the Planning Commission, and the Town
Council. Guidelines include:
•Commercial Design Guidelines
•Residential Design Guidelines
•Neighborhood Identity
•Signage Design Guidelines
In an effort to build upon the Towns existing guidelines, relevant portions of
the Town Commercial Design Guidelines and the Affordable Housing Overlay
Zone Design Guidelines (AHOZDG) documents have been replicated within
this Specific Plan. It is the intention that the Specific Plan goals, policies and
guidelines supersede the existing Town documents, but that their intent and
applicable concepts not be lost.
3.1 ARCHITECTURAL AND SITE CHARACTER
GOALS AND POLICIES
Goal: To continue the small town character of Los Gatos while enhancing its
sense of place and community identity within the Specific Plan Area.
Policy DG1: Neighborhood Design
Promote a healthy, safe, and secure walkable neighborhood environment.
Policy DG2: Neighborhood Identity
Create a new neighborhood that has its own identity yet complements the
existing character of Los Gatos.
Policy DG3: Mixed-Use Projects
Design mixed-use projects to create a pedestrian-scale environment through
appropriate street and sidewalk widths, block lengths, relationships of
buildings to streets, and use of public spaces.
Policy DG4: Adjacent Neighborhoods
Consider impacts of non-residential development adjacent to residential
neighborhoods through screening, buffering, circulation, lighting and
placement of utility elements.
Policy DG5: Residential Siting
Locate residential development to minimize traffic, noise, and air quality
impacts and encourage walkability to neighborhood serving uses.
Policy DG6: Architecture
Produce high quality, authentic design, and 360 degree architecture consistent
with the architectural design guidelines contained within this Specific Plan.
Policy DG7: Historic Character
Design the architecture and landscape to reflect the historic and agricultural
heritage of the site and the Town of Los Gatos. The HPC should work with
applicants on their individual applications to determine how the agrarian feel
of the Specific Plan Area is integrated into the development. The existing red
barn should be retained as much as salvageable.
Policy DG8: Wayfinding
Provide a wayfinding signage program for the Specific Plan Area that includes
an information kiosk on the area’s history and Downtown businesses and
events.
Policy DG9: Project Identification Signage
Design Specific Plan Area signs and gateway elements to reflect the Town’s
character and to be consistent with Signage Guidelines in this Specific Plan.
ATTACHMENT 5
This Page
Intentionally
Left Blank
ATTACHMENT 6
ATTACHMENT 7
CMARV
IN
B
AM
BURG
A
SSOC
IA
TE
S
INC
.
WWW.MBA-ARCHITECTS.NET
1176 LINCOLN AVENUE SAN JOSE CA 95125
PH 408/297-0288X13 FAX 408/297-0384 2008RELOCATE AND REMODEL EXISTING BUILDING
PARKINGNOPARKINGNOPROPERTYBOUNDARY ATBACK OF EXCURBBUILDINGSETBACK LINEPER ORIGINALA&S APPROVALPROPOSEDFACE OF CURB(TYP.)34'16'52'80'26'16'16'R=3'L=5'R=5'L=8'R=5'L=8'R=5'L=8'PROPERTYBOUNDARY ATBACK OF EXCURBEXISTINGCURB ANDGUTTER(TYP.)EXISTINGACCESSIBLESTALLSPROPOSEDACCESSIBLESTALLPROPOSEDFACE OF CURB(TYP.)85'85'NOTES:1.ROADWAY SECTIONS AND BUILDING SETBACKS REMAIN AS APPROVED IN ORIGINAL A&S PACKAGE.
3421PROPERTY BOUNDARY (TYP.)PROPOSED LOT LINE (TYP.)N32°27'21"E14.23'BNDYR=9.50'Δ=90°00'00"L=14.92'BNDYN32°27'21"E25.00'BNDYS57°32'39"E 315.87'N32°27'21"E8.50'BNDYS57°32'39"E23.00'BNDYN32°27'21"E8.50'BNDYN32°27'21"E8.50'BNDYS57°32'39"E 145.00' BNDYS32°27'21"W8.50'BNDYN32°27'21"E8.50'BNDYS57°32'39"E 85.00' BNDYN32°27'21"E8.50'BNDYS57°32'39"E33.92'BNDY
N32°27'21"E 116.86' BNDYS9°50'09"W3.40'BNDYR=15.50'Δ=22°37'12"L=6.12'BNDYN32°27'21"E10.00'BNDYR=19.50'Δ=90°00'00"L=30.63'BNDYN57°32'39"W 142.92' BNDY
N32°27'21"E10.00'BNDYS57°32'39"E5.00'BNDYN77°27'21"E24.47'BNDYS57°32'39"E 133.12' BNDY
S
1
2
°
3
2
'
3
9
"
E24.47'B
N
D
Y
R=19.50'Δ=90°00'00"L=30.63'BNDYN32°27'21"E10.23'BNDYN57°32'39"W16.00'BNDYN32°27'21"E74.50'BNDYN57°32'39"W2.00'BNDYN32°27'21"E24.00'BNDYN57°32'39"W2.00'BNDYN32°27'21"E13.50'BNDYS57°32'39"E16.00'BNDYS57°32'39"E25.50'BNDY S57°32'39"E17.00'BNDYS57°32'39"E20.37'BNDY80'R=4'L=7'52.5'R=2'L=4'16'34'2'27'2'42'16'8'R=4'L=7'81'R=20'L=10'R=19'L=31'31'12'64'12'13'R=9'L=14'16'77'16'33'
16'51'EXISTING SJWC EASMENT(TYP.)EXISTING SJWC EASMENT(TYP.)EXISTING SJWC EASMENT(TYP.)EXISTING LOT LINE (TYP.)EX PAE, PSEParcel Area TableParcel #4213Area (SF)16589.8716976.884775.5125639.22DescriptionBUILDING A2BUILDING A1GIANANDRES HOUSEAREA A PARKING LOT76'NOTES:1.EXISTING LOT LINES AND EASEMENTS AS SHOWN ON THE NORTH 40 INTRACT FINAL MAP TRACT 10441
PARKINGNO
PARKINGNOHVAC
PROPERTY
BOUNDARY AT
BACK OF EX
CURB
BUILDING
SETBACK LINE
PER ORIGINAL
A&S APPROVAL
PROPERTY
BOUNDARY AT
BACK OF EX
CURB
P 296.70FF 297.70P 298.12
FF (FLOOR 1) 299.12
297.63297.63T
C
2
9
7
.
4
1
G
B
T
C
2
9
7
.
4
9
H
P
T
C
2
9
7
.
4
1
G
B
TC
2
9
7
.
0
8
ER
TC 296.90ERTC 297.16ERT
C
2
9
7
.
1
9
E
R
TC 296.52ERTC 2
9
6
.
6
2
ER
TC
2
9
6
.
3
0
AP
T
C
2
9
6
.
2
7
L
P
T
C
2
9
6
.
3
7
G
B
T
C
2
9
6
.
6
8
H
PTC 296.39ERTC 296.36ERTC 296.32GBTC 29
6
.
5
2
HP 297.63297.41297.19297.32
TC 29
7
.
5
1
AP297.51297.39297.17297.49297.41297.33297.24TC 2
97
.
55
AP
TC 2
9
7
.
5
8 297.65297.86
T
C
2
9
7
.
8
0
T
C
2
9
7
.
8
3
A
P
T
C
2
9
7
.
7
9
A
P1.53%0.52%0.50%1.18%0.50%
2.00%
0.50%
0
.
6
0
%2.00%2.00%
1
.
2
2
%
2.00%2.0%1.71%1.00%0.00%2.00%
3.00%0.71%0.71%0.00%1.08%1.5±%0.71%1.00%0.50%2.00%
2.00%
1.95%
1.5%
1.95%
2.0%2.0%0.00%0.00%0.00%2.0%2.0%0.50%0.50%0.50%1.087.8%5.7%1.5%
2.0%
2.0%
T
C
2
9
7
.
0
4
E
R
T
C
2
9
7
.
1
2
A
P
TC 297.39APTC 297.43APTC 297.43APTC 297.39APTC 297.39APTC 297.39APTC 297.39APTC 297.39APTC 297.39APTC 297.39APT
C
2
9
7
.
1
8
A
P
T
C
2
9
7
.
0
7
A
P
T
C
2
9
6
.
6
3
E
R
T
C
2
9
6
.
8
7
A
P
T
C
2
9
6
.
7
8
A
P
T
C
2
9
6
.
6
8
L
P
T
C
2
9
6
.
9
2
A
P
T
C
2
9
6
.
4
4
A
P
T
C
2
9
6
.
3
5
A
P
T
C
2
9
6
.
0
4
L
P
PROPOSED
FACE OF CURB
(TYP.)
2
.
3
1
%TC 296.04APTC 296.22LP1.19%0.71%0.71%0.68%0.77%2.00%297.86FLUSH ENTRY
AT ELEVATOR
297.76
299.12299.12297.64297.643 - 6" STEPS
3 - 6" STEPS1.8%1.0%297.76HP1.0%299.12297.62297.62
2.0%2.0%1.0%
1.0%
2.0%1.8%
HVAC dn7RDN14R12'-2"UCABCTRSTAIR TERMINATES AT WALLCTRHVAC DN4RHVACUP18R dn7RUP4RHVACHVAC HVACHVAC
CMARV
IN
B
AM
BURG
A
SSOC
IA
TE
S
INC
.
WWW.MBA-ARCHITECTS.NET
1176 LINCOLN AVENUE SAN JOSE CA 95125
PH 408/297-0288X13 FAX 408/297-0384 2008RELOCATE AND REMODEL EXISTING BUILDING
CMAR
V
IN
B
AM
BURG
A
S
SOC
I
A
T
E
S
INC
.
WWW.MBA-ARCHITECTS.NET
1176 LINCOLN AVENUE SAN JOSE CA 95125
PH 408/297-0288X13 FAX 408/297-0384 2008RELOCATE AND REMODEL EXISTING BUILDING
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING
DECEMBER 16, 2020
The Historic Preservation Committee of the Town of Los Gatos conducted a Special Meeting on
December 16, 2020 at 3:00 p.m.
This meeting was conducted utilizing teleconferencing and electronic means consistent with
State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19
pandemic and was conducted via Zoom. All committee members and staff participated from
remote locations and all voting was conducted via roll call vote. In accordance with Executive
Order N-29-20, the public could only view the meeting online and not in the Council Chamber.
MEETING CALLED TO ORDER AT 3:01 PM
ROLL CALL
Present: Vice Chair Steve Raspe, Planning Commissioner Kendra Burch, Planning Commissioner
Kathryn Janoff, Committee Member Nancy Derham
Absent: None.
VERBAL COMMUNICATIONS
None.
Vice Chair Raspe thanked HPC Member Derham for her service on behalf of the Committee.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – November 18, 2020
3. 15 Chestnut Avenue
Minor Residential Application MR-20-012
Requesting Approval for Construction of an Addition greater than 100 square feet to an
existing Second Story of a Historic Residence (Pre-1941) located on Property Zoned R-
1:8. APN 510-40-155.
PROPERTY OWNER: Mahtab Fatemi and Ben Verwer
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Diego Mora
PAGE 3 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Vice Chair Steve Raspe to forward a recommendation of
approval of the above request to the Community Development Director.
Seconded by Planning Commissioner Kathryn Janoff.
VOTE: Motion passed unanimously, 3-0. Planning Commissioner Kendra Burch
abstained.
5. 15011 Los Gatos Boulevard
Architecture and Site Application S-20-035
Subdivision Application M-20-013
Requesting Approval for a Modification to an Existing Architecture and Site Application
(S-13-090) and Subdivision Application (M-13-014) to Relocate a Historic Residence,
Including the Addition of Below Grade Square Footage and the Reduction of One
Housing Unit on Property Zoned North Forty Specific Plan. APN 424-56-019.
PROPERTY OWNER: Yuki Family c/o Edward Morimoto
APPLICANT: Don Capobres
PROJECT PLANNER: Jocelyn Shoopman
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment
Applicant presented the project.
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Planning Commissioner Kathryn Janoff to forward a
recommendation of approval of the above request to the Community
Development Director. Seconded by Planning Commissioner Kendra
Burch.
VOTE: Motion passed unanimously, 4-0.
EXHIBIT 7
Harmonie Park Development | 44827 Governor Bradford Rd. | Plymouth, Michigan 48170
November 4, 2020
Mr. Joel Paulson
Community Development Director
Town of Los Gatos Planning Department
110 E. Main St.
Los Gatos, California 95031
Re: Letter of Justification – Move of Gianandrea House Relocation and Rehabilitation
Dear Mr. Paulson:
We are pleased to submit our Architecture and Site Plan application for the move of the
Gianandrea House which is currently located at 14919 Los Gatos Boulevard. Harmonie Park
Development is developing the retail portion of the approved first phase of the North 40 which
we now call The Junction and, working with the Yuki Family, identified and performed due
diligence on the site to which the Gianandrea House is proposed to be relocated. We believe
relocating the Gianandres House to this location will: 1) help with the our efforts with place-
making and creating an authentic feel for The Junction; 2) provide a nice transition from the
residential Lark District to the mixed-use Transition District in the North 40 Specific Plan area,
and 3) celebrate the Family’s multi-generational presence in Los Gatos.
As summarized in our Project Description, the impacts of the relocation will include a loss of an
estimated 11 parking spaces to the larger retail project and some minor reductions in building
set-set backs. We feel these changes are outweighed by the positive attributes of the project.
These include preserving (without any legal requirement) a piece of the North 40 history; using
an actual structure on the North 40 to create an authentic sense of place in an otherwise new
development, and maintaining the Town’s vision for a live-work use in the Transition District of
the North 40.
We look forward to being able to move this project forward.
Sincerely,
A.Don Capobres
cc: Edward Morimoto, Yuki Family Farms
EXHIBIT 8
This Page
Intentionally
Left Blank
Gianadrea House Move Project Description
Updated April 26, 2021
The proposed project is to move an existing two‐story single family residential building from its current location
at 14919 Los Gatos Boulevard (“Gianandrea House”) to the southwest portion of APN 424‐56‐019 which is
commonly referred to as Building A1 West/live‐work in the approved first phase of development in the North
40 Specific Plan Area (“Relocation Site”). The existing location and Relocation Site are shown on an aerial map
of the North 40 in Exhibit A.
The Gianandres House was constructed by the Gianandres family sometime within a few years prior to the Yuki
family acquiring land in 1945. It was never occupied until the Yuki’s purchased it. While the individual building
does not hold any official historical significance1 and there are no specific requirements for it under the North
40 Specific Plan, the Yuki Family is interested in preserving it. Recent images of the House are included in Exhibit
B.
Harmonie Park Development is developing the retail portion of the approved first phase of the North 40 and,
working with the Yuki Family, identified and performed preliminary due diligence on the Relocation Site which
is also owned by the Yuki Family. We believe relocating the Gianandres House to this location will: 1) help with
our efforts with place‐making and creating an authentic feel for the new development; 2) provide a nice
transition from the residential Lark District to the mixed‐use Transition District, and 3) celebrate the Family’s
multi‐generational presence in Los Gatos.
The relocated house will be used as the office for Yuki family business on the ground floor and will remain as
residential use on the second floor. This is consistent with the mixed‐use nature of the buildings that were
approved in Phase 1 for A1 West. In addition, we are proposing retail/commercial space in a subterranean level
(“Basement Retail”).
The impact of the project to the existing approved entitlements for building A1 West, is as follows:
Total floor area increases from 2,611 square feet to 4,101 net square feet. Of this, 1,477 will be for Yuki
family business office use on the ground floor and the Basement Retail would be 1,530 net leaseable SF.
Parking. To accommodate the configuration of the Gianadrea House in comparison to A1 West, the parking
field located behind Building A1 requires alteration. The result is a loss of eleven (11) parking stalls.
Justification for the reduction is that the entire retail portion of Phase I of the North 40 will continue to have
an excess of 162 stalls even with the reduction due to the Gianadrea House. The uses in the North 40 Phase
I application required 871 parking stalls. The site previously proposed 1044 stalls. The site will have 1033
stalls if the Gianadrea House move project is approved. There were no requirements to dedicate specific
1 According to the North 40 Specific Plan Historic Resources Technical Report, by Carey & Co., Inc., dated November 12, 2013, the
"building does not appear to be individually eligible under the NRHP/CRHR Criteria B/2, C3 or d/4” and "(c)onstructed c. 1925, the
house does not appear to be a significant example of an architectural type."
EXHIBIT 9
stalls for exclusive use of certain buildings (other than the 50 senior affordable units), thus all retail parking
stalls are accessible for public use.
Loss of one residential unit in Phase I of the North 40. Building A1 West was two live‐work units. The
proposed Gianadrea House will have one residential unit on the second floor. We understand that the Town
is facing a housing shortage, however, justification for the reduction of the housing unit is that by preserving
the Gianadrea House, we are actually ensuring the preservation of one housing unit that would likely be
demolished as the remainder of the North 40 is developed.
Total open space for Area A1 increases by 337 square feet (to 9,270 sf) in comparison to what was approved
for Area A1 in the approved Phase I application. The layout also provides for additional place‐making
opportunities are now available compared to the approved plans.
Building height would be lower. It is 33’‐7” from finished grade in the approved plans. The Gianandres House
is approximately 25’ from finished grade (final height dependent upon final foundation design).
EXHIBIT B – RECENT PHOTOGRAPHS OF GIANANDRES HOUSE
Figure 1 West Elevation
Figure 2 South Elevation
Figure 3 - East Elevation
Figure 4 North Elevation
This Page
Intentionally
Left Blank