Item 2 - Staff Report and Attachments 1 to 4
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: 03/09/2022 ITEM NO: 2
DATE: March 4, 2022
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-22-001. Project
Location: 14925 Los Gatos Boulevard. APNs: 424-07-009, 053, 081 through 083,
094, and 095. Property Owner: Yuki Family Farms c/o Edward Morimoto.
Applicant: Grosvenor Americas c/o Whitney Christopoulos.
Requesting preliminary review of a proposal for a mixed-use development for
Phase II of the North 40 Specific Plan Area.
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 CDAC 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 CDAC are not intended
to be all-inclusive and other additional issues may be identified during the formal development
review process.
None of the CDAC'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.
PAGE 2 OF 6 SUBJECT: 14925 Los Gatos Boulevard/CD-22-001 DATE: March 4, 2022
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PROJECT DESCRIPTION:
The applicant has submitted a project description letter (Attachment 3) and conceptual plans
(Attachment 4) for the construction of a mixed-use development with commercial, retail, and
residential uses proposed for 15.23 acres of the North Forty Specific Plan Area. The subject
property is zoned North Forty Specific Plan and is located within the Transition and Northern
Districts, with a portion of the parcels located along Los Gatos Boulevard and located within the
Perimeter Overlay Zone. Future development of the site as proposed would require
amendments to the North Forty Specific Plan and an Architecture and Site application, which
would be subject to the Design Guidelines contained within the North Forty Specific Plan.
Key elements of the proposed project, as listed in the project description and on the plans
submitted, are as follows:
• Construction of a mixed-use development with approximately 20,000 square feet of
placemaking/retail space, 281,000 square feet of commercial space, and 295 multi-family
residential and townhome units;
• Conceptual building heights between 30 feet and 65 feet; and
• Amendments to the North Forty Specific Plan to exceed the maximum development
capacity of 270 residential units, maximum building height of 45 feet for a mixed-use
development, and residential uses without commercial below would be required.
EXISTING GENERAL PLAN, ZONING, SPECIFIC PLAN DESIGNATION, AND PLANNING AREA:
1. General Plan land use designation: North Forty Specific Plan, which permits a mixture of
commercial, residential, and hospitality uses.
2. Surrounding General Plan land use designations: Mixed-Use Commercial to the east and
North Forty Specific Plan to the south. State Route 85 to the north and State Route 17 to
the west.
3. Zoning designation: North Forty Specific Plan. The Transition and Northern Districts are
bordered on two sides by State Route 17 and State Route 85 with Los Gatos Boulevard
located on the east side. This condition makes the Northern District best suited for a day-
to-evening entertainment area that offers shopping and restaurants for nearby residents as
well as employment centers. The Northern District focuses on walkability, public spaces,
and amenities. Located in the central portion of the Specific Plan Area, the Transition
District provides a transition and buffer between the lower intensity, primarily residential,
character of the Lark District and the active retail and entertainment emphasis of the
Northern District. The Transition District will accommodate a range of uses including
neighborhood-serving stores, specialty market and mixed-use housing with residential units
above commercial. A hotel or hospitality use could also be part of the land use mix.
PAGE 3 OF 6 SUBJECT: 14925 Los Gatos Boulevard/CD-22-001 DATE: March 4, 2022
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EXISTING GENERAL PLAN, ZONING, SPECIFIC PLAN DESIGNATION, AND PLANNING AREA
(continued):
4. Surrounding Zoning designations: North Forty Specific Plan to the south, State Route 85 to
the north, State route 17 to the west, and C-1 (Neighborhood Commercial), R-1:10 (Single-
Family Residential, minimum lot size 10,000 square feet), CH:PD (Restricted Highway
Commercial: Planned Development), and O (Office) to the west.
EXISTING CONDITIONS:
1. The project site is 15.23 acres.
2. The project site is located on the west side of Los Gatos Boulevard, bordered by State Route
85 to the north and State Route 17 to the west.
3. The project site contains existing single-family residences.
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.
The 2020 General Plan Environmental Impact Report (EIR) assumed a maximum capacity of 750
mixed residential units and 580,000 square feet of retail and offices uses for the purposes of
assessing environmental impacts associated with the development of the property. While this
is the maximum development capacity under the 2020 General Plan, the North Forty Specific
Plan was approved with lower densities and square footage of residential and commercial uses,
respectively.
The 2020 General Plan policies identified below for the conceptual project are contained within
the 2020 General Plan. In addition, the 2020 General Plan land use
designation of North Forty Specific Plan is proposed to remain as is in the draft 2040 General
Plan with no modifications currently proposed.
1. General Plan
a. General Plan Policy LU-1.4 states, infill projects shall be designed in context with
the neighborhood and surrounding zoning with respect to existing scale and
character of surrounding structures, and should blend rather than compete with
the established character of the area.
b. General Plan Policy LU-1.8 states, commercial development of any type (office,
retail, research and development, etc.) shall be designed in keeping with the small
town character of Los Gatos.
PAGE 4 OF 6 SUBJECT: 14925 Los Gatos Boulevard/CD-22-001 DATE: March 4, 2022
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
c. General Plan Policy LU-2.1 states, minimize vehicle miles traveled for goods and
services by allowing and encouraging stores that provide these goods within
walking distance of neighborhoods in Los Gatos.
d. General Plan Policy LU-4.1 states to integrate planning for the North Forty area, Los
Gatos Boulevard, Vasona Light Rail area, and downtown so that development in
each area takes into consideration the Town as a whole.
e. General Plan Policy LU-6.5 states, the type, density, and intensity of new land use
shall be consistent with that of the immediate neighborhood.
f. General Plan Policy LU-7.3 states, infill projects shall contribute to the further
development of the surrounding neighborhood (e.g. improve circulation, contribute
to or provide neighborhood unity, eliminate a blighted area) and shall not detract
from the existing quality of life.
g. General Plan Policy LU-11.4 states to include a variety of regional destination and
local-serving commercial uses in the North Forty area, following a logical land use
pattern that takes advantage of the site opportunities while protecting adjacent
uses.
2. North Forty Specific Plan
1) Zoning
a. Office and retail are permitted uses in the Transition and Northern Districts of the
North Forty Specific Plan.
b. Multi-family residential is a permitted use in the Transition and Northern Districts
of the North Forty Specific Plan; however, townhomes are not a permitted use in
the Northern District of the North Forty Specific Plan and residential is only
allowed above commercial uses.
c. The North Forty Specific Plan permits a maximum of 250,000 square feet of new
office/hotel uses. Every application for Architecture and Site review shall include
the proposed project building floor area categorized by land use, new total
developed building floor area categorized by land use, and a balance of allowed
land use square footages. The total office square footage has not been provided
by the applicant to verify if the proposal would comply with the maximum
allowable square footage.
d. The North Forty Specific Plan permits a maximum of 400,000 square feet of new
commercial uses (excluding office/hotel uses). Every application for Architecture
and Site review shall include the proposed project building floor area categorized
by land use, new total developed building floor area categorized by land use, and a
balance of allowed land use square footages. The total commercial square footage
has not been provided by the applicant, but the proposal would comply with
the maximum allowable square footage.
e. The maximum allowable building height is 45 feet for a mixed-use development or
25 feet when a building or portions of a building are located within 50 feet of Los
PAGE 5 OF 6 SUBJECT: 14925 Los Gatos Boulevard/CD-22-001 DATE: March 4, 2022
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
Gatos Boulevard. The applicant is proposing conceptual building heights between
30 feet and 65 feet, which would not comply with the 25-foot height limit 50 feet
from Los Gatos Boulevard and the maximum building height of 45 feet for a mixed-
use development.
f. It is unknown whether the project complies with the minimum required front
setback. The minimum required setbacks in the Northern District for a
nonresidential/mixed-use project are:
Front (Los Gatos Boulevard) – 30 feet.
Side – None required.
Rear – None required.
g. The maximum allowable building coverage for a non-residential land use, including
accessory structures is 50 percent. The total building coverage of the proposal has
not been provided by the applicant for staff to confirm if the proposal complies
with or exceeds the maximum allowable lot coverage.
2) Open Space
a. A minimum of 30 percent of open space is required through a variety of green-
space and plaza spaces dispersed throughout the different districts.
b. Properties located within the Perimeter Overlay Zone along Los Gatos Boulevard
should utilize an orchard planting landscape buffer to reflect the agricultural
heritage of the site.
3) Parking
a. The adequacy of parking will need to be considered based on the proposed uses.
b. Pursuant to the North Forty Specific Plan, a retail use requires one parking space
for each 300 square feet of gross floor area, an office use requires one parking
space for each 250 square feet of gross floor area, and residential uses requires
the following parking requirements:
3. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required.
Table 2-4 Residential Off-Street
Parking Space Requirement
1 Bedroom Unit One space plus .5 guest spaces
2+ Bedroom Unit Two spaces plus .5 guest spaces
PAGE 6 OF 6 SUBJECT: 14925 Los Gatos Boulevard/CD-22-001 DATE: March 4, 2022
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PUBLIC COMMENTS:
Written notice was sent to property owners and tenants located within 300 feet of the subject
parcels. No public comments were received by 11:00 a.m., Friday, March 4, 2022.
Attachments:
1. Location Map
2. CDAC Application
3. Project Description Letter
4. Conceptual Plans
Distribution:
Grosvenor Americas c/o Whitney Christopoulos, One California Street, Suite 3000, San
Francisco, CA 94111
Yuki Family Farms c/o Edward Morimoto, 15495 Los Gatos Boulevard, Suite 11, Los Gatos, CA
95032
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)
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PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL
Site Area
ResidentialExisting use
and retail.
APPLICANT:
Grosvenor Americas c/o Whitney Christopoulos PHONE: (415)434-0175NAME
One California St Suite 3000ADDRESS
CA 94111STATEZIP
NAME
15495 Los Gatos Blvd. Suite 11
CA 95032CITYSTATEZIP
DATE
ACKNOWLEDGMENT FORM
SIGNATURE OF OWNER DATE
APPLICATION No.
N:\DEV\FORMS\Plonnlng\2O19-2OForms\CDACA0p3cotlon.doc 07/01/2019
NAME OF PROPERTY OWNER: (If same as above, check here
Yuki Family Farms c/o Edward Morimoto
ADDRESS
Los Gatos
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
BRIEFLY DESCRIBE PROJECT:Mixed use development of approximately 15 acres in the North 40 Specific Plan area. Uses may include residential, office,
$2,966.00
118.64
296.60
500.00
$3,881.24
PLPERMIT PLTRACK P LA NAP (Noticing Deposit) PLPERMIT TOTAL FEE
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 acknowledj way bound in their future review of rpy^ro
I hereby certify that I am the owner of record ophe property described in Box #2 above, and that I approve of the action requested herein.
SIGNATURE OF OWNER^7
• * DO NOT WRITE BELOW THIS UNE
PHONE:(408)356-3019
CITY San Francisco
he memj^rs of the Conceptual Development Advisory Committee are in no heir comments at this very preliminary state of project development.
2 ///AZ-
Address of subject property: Various Addresses. Primary: 14925 Los Gatos Boulevard, Los Gatos, CA 95032
Zoning North 40 Specific Plan Overlay Site Area 15.23 ac APN 424-07-009/053/095/094/081/082/083
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North 40 Phase II Project Description
Grosvenor Americas controls the development rights for 15.23 acres on the remaining North 40 that are owned by the Yuki Family (Phase II). Since early 2021, we have directly engaged stakeholders in a conversation to discover if there is a specific direction the Town would like to take with the development program on Phase II. We were pleased to have connected with a spectrum of the Los Gatos community including those in Town governance, schools, business community, activist groups focused on wildlife and sustainability, racial equity and access to housing, residents on the north end of town close to the North 40 and others who are generally concerned about the future of the Town. In addition, we continued to listen as the volunteer General Plan Update Advisory Committee completed a draft General Plan update after a two-and-a-half-year process. This draft General Plan reveals that the Town’s focus for the next two decades will be on racial and social justice, environmental concerns including the reduction of vehicle miles traveled to reduce our carbon footprint and the ever-present housing crisis.
During the early days of community engagement, we initially shared two concepts with the community for consideration. One was almost entirely residential in focus—perhaps a solution to the pressure the Town is under to meet its share of State and regional housing requirements. The other was a mixed-use program with limited additional housing beyond what has already been approved on the North 40. After years of listening and actively engaging the community for the past year, we understand from community feedback that the mixed-used concept is the alternative that we should be pursuing for Phase II.
Compelling arguments for a mixed-use program include:
•the desire to spread housing growth throughout Town;
•the need to provide truly accessible public gathering places on the north end of Town;
•compatibility with the Community Place Districts that are featured in the draft General Plan;
•providing opportunity for businesses to grow in Town: and
•a viable opportunity for reducing vehicle miles traveled and dependency on vehicles.
We envision a mix of commercial, retail and residential uses anchored by key moments of community-oriented place making.
As we have committed to from the beginning, only after engaging with the community and gaining more insight into what the Town stakeholders want, will we submit a development application. As we begin to assemble our application, we seek the Conceptual Development Advisory Committee (CDAC’s) thoughts on this vision and the process that it envisions as the project moves forward.
More details on what we have learned, and the vision can be found at: www.losgatosnorth40.com
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NORTH 40 PHASE II
MASTER PLAN
ATTACHMENT 4
Properties not
under GA control
Phase IIPhase I
0 400 Ft
Site Boundary
SITE STRATEGY
Meadow
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Phase 1
Phase 2
Plateau
Plateau
Plateau
• A “meadow” of open
space running through
the center of the site is
surrounded by three
higher “plateaus” of
development.
• Areas around existing
old growth, high-quality
trees are preserved for
open space.
• Using a “cut-fill” strategy,
soil is repurposed on the
site to raise the ground
floor level of new
development and
obscure parking.
• Approximately 5-foot drop in
elevation from edge of Phase 1 to
Phase 2.
Re-Thinking the Topography
SITE STRATEGY
Four Design Principles
SECTION X: XXXSITE STRATEGY
Two New
Concepts
Residential
Concept
Mixed Use
Concept
• Residential-focused neighborhood
• Mix of housing types for a mix of households
Both Concepts Feature:
• New community open space and "placemaking" around restored barn
• Integrated urban agriculture with variety of farm-to-table opportunities
• Mixed-use neighborhood with housing,
office, and other amenities
• Community-oriented north side
destination
What We've Heard...
Potential impacts
on local schools
Site history is
important
Improve the character
of Los Gatos Boulevard
Need more community
uses on north side of town
Opportunities to
promote and grow
plant-based food
Need more housing
options for different
family types
Desire for community
gathering spaces
More open space
opportunities
Potential traffic impacts on
surrounding neighborhoods
• Compatible with general plan’s
community place districts
• More "internal" trips
• A new neighborhood to
complement Downtown
• More more favorable fiscal impact
• More amenities for entire
community to enjoy
• Greater shared parking potential
• More housing in one part of town
• More drivers traveling to/from
site
• On-site amenities may be
perceived as "private" when
surrounded by housing
• Limited shared parking potential
Why is the Mixed-Use
Concept Preferable?
Why is the Residential
Concept Less Preferable?
Samari
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Illustrative Plan
SITE STRATEGY
Samari
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0’200’100’400’
99
Land Use Plan
Program Yields
Residential ~ 295 Units
(20 to 40 du/acre)
Commercial ~ 281K SF
Placemaking/Retail ~ 20K SF
Development Character
Height 3 to 5 Stories
connell propertySITE STRATEGYMulti- Family
Townhome
Commercial
Public Realm/Civic
Placemaking
Retail
Parking
Town Council Meeting
November 17, 2020
Page 1 of 2
ATTACHMENT 4
Development Representations of Mixed-Use and Multi-Family Development
FAR: 1.5
Development Representations of Mixed-Use and Multi-Family Development
FAR: 2.5 plus parking garage
Town Council Meeting
November 17, 2020
Page 1 of 2
ATTACHMENT 4
Development Representations of Mixed-Use and Multi-Family Development
FAR: 1.5
Development Representations of Mixed-Use and Multi-Family Development
FAR: 2.5 plus parking garage
2040
Preliminary Draft
|
April 2021
General Plan
ATTACHMENT 1
Development Representations of Mixed-Use
and Multi-Family Development
FAR: 1.5
Proposed Development
Development Representations of Mixed-Use
and Multi-Family Development
FAR: 2.5 plus parking garageSITE STRATEGYBuilding Heights
Source: Los Gatos General Plan 2040
Los Ga
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SITE STRATEGYBuilding Heights
62 ft
52 ft
50 ft
42 ft
30 ft
30 ft
30 ft
28 ft
65 ft
65 ft
Note: Assuming + 12 ft MEP height for residential buildings; + 15 ft MEP height for commercial buildings.
Los Ga
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Outdoor
Gathering
Space
Food and
Beverage
Destinations
Preserving
Heritage
Community-
Oriented
Activities
Open Space: Placemaking
PRECEDENTS
Community-
Serving
Farmstand
Flexible
Event Space
Programming
for All AgesAccessible
Gardening
Plots
Open Space: Placemaking
PRECEDENTS
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