Item 1 - 03-09-22 CDAC Draft Mins
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: 05/11/2022 ITEM NO: 1
DRAFT
MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING
MARCH 9, 2022
The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a
Regular Meeting on March 9, 2022, at 4:30 p.m.
This meeting is being conducted utilizing teleconferencing and electronic means consistent
with Government Code Section 54953, as Amended by Assembly Bill 361, in response to the
state of emergency relating to COVID-19 and enabling teleconferencing accommodations by
suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code §
54950 et seq.). Consistent with AB 361 and Town of Los Gatos Resolution 2021-044 this
meeting will not be physically open to the public and the Council and/or Commissioners will
be teleconferencing from remote locations. Members of the public can only participate in the
meeting by joining the Zoom webinar.
MEETING CALLED TO ORDER AT 4:30 PM
ROLL CALL
Present: Chair Jeffrey Barnett, Vice Chair Mary Badame, Vice Mayor Maria Ristow, and
Commissioner Kathryn Janoff
Absent: Commissioner Reza Tavana
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – October 13, 2022
MOTION: Motion by Vice Mayor Ristow to approve the consent calendar.
Seconded by Commissioner Janoff.
VOTE: Motion passed unanimously.
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PUBLIC HEARINGS
2. 14925 Los Gatos Boulevard
Conceptual Development Advisory Committee CD-22-001
Requesting preliminary review of a proposal for a mixed-use development for Phase II of
the North 40 Specific Plan Area. 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
PROJECT PLANNER: Jocelyn Shoopman
Disclosure: Vice Mayor Ristow previously saw a presentation by Don Capobres with North Forty
Phase II options at a council meeting and at a community meeting about the North Forty.
Project Planner presented the staff report.
Don Capobres, Applicant, Harmonie Park Development Group
- Phase II is more commercial than Phase I. Grosvenor controls the development rights of the
Yuki Family property. There are seven neighboring property owners that are not included.
One exception is the Connell property, a former dog kennel that they hope to include.
- The Perkins & Wills design team came up with the idea of using the existing topography.
There is a ten-foot drop from Los Gatos Boulevard that creates a central meadow. This
maximizes the open space in the middle with development around the perimeter. It saves a
red barn, a large grove of trees and eliminates the need for retaining walls. It also creates a
car free zone in the meadow and continues the bike improvements from Phase I. The road
circulation would remain the same.
- Two concepts: Residential; and mixed-use. Community meeting participants preferred a
mixed-use concept over a residential concept.
- The open space and placemaking are also accessible to the public in the north end. It
provides a multi-purpose space for gatherings.
- The design pursues 280,000 square feet of commercial space and 295 residential units.
- Building height and massing for a multi-family building, including the roof top mechanical
equipment would be approximately 62 feet in height. A three story office building would be
approximately 65 feet in height.
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Questions for Applicant and Staff:
Staff:
- 45 feet is the height limit for mixed-use buildings in the North Forty Specific Plan.
Applicant:
- The three-story office building will be 65 feet tall. The multi-family residential apartments
would be a five-story building plus roof top mechanical equipment. The ground floor level
would be 15 feet, with each upper level taking up an additional 10 feet with room on top
for mechanical equipment.
- The shared parking ratio for the North Forty Specific Plan is in the 20 percent range. It
would be anticipated that the townhomes will be self-parking. The multi-family apartment
building would be in a parking structure under the building or possibly at a half level below
the building. The office parking would be a combination of underground and structured
parking.
- The size for the multi-family units will range between 750 to 900 square feet. The applicant
anticipates working with Eden Housing for affordable housing units.
- Working with Eden Housing to provide below market rental units that will exceed 20
percent of the total units in the development. Open to working with the Town about
incentives to exceed the 20 percent required by the Town’s Below Market Price Program.
- The residential portion will be rental units for families.
- The 7,000 square feet of retail space in Phase I are intended to support Phase II. It provides
the neighborhood serving retail with food, beverage, and other daily needs. Of the 20,000
square feet proposed, 1,500 square feet will contain multi-purpose space such as the red
barn and shed-like structures. Phase I will serve the bulk of the neighborhood retail
requirements.
- While a townhouse concept is not permitted in the Northern District of the North Forty
Specific Plan, this term is rather used to denote the type of construction. It is a unit that is a
maximum of three stories, made of wood, and self-parked. Parking is on the ground floor
along with useable space. The living room and kitchen are on the second floor, and
bedrooms are on the third floor.
- The building as proposed would be visible from Los Gatos Boulevard. The building would
not be 65 feet throughout the entire building massing. If the Town desires, we can step the
roofline up and back during the architecture design phase.
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- We would meet the environmental requirements about air quality and if positioned too
close to the freeway. The views are stunning from the backside. It will have a generous
setback.
Opened Public Comment:
David Weissman
- This is the last largest privately owned open land in Los Gatos. Can we meet the State
mandate of 847 below market housing units? Harmonie Park proposes 20 percent below
market rate housing that is five stories high and contains five hundred units. Heard that
apartments will be available. The Town needs to make this possible for Harmonie Park.
Lee Fagot
- We’re still missing the target of affordable units by a hundred units. The proposal discussed
tonight covered only 20 percent or 60 units. The State and Bay Area governments will step
in if we do not reach the goal. We need to reach the minimum requirement for below
market housing.
Lee Quintana
- This is a good start. Would like to see more units that are smaller and thus affordable to a
greater range of people such as singles just starting out. Love the open space and
agricultural elements.
Applicant
- The density of multi-family residential affects parking. Parking is very expensive to build. An
increase in more smaller units doubles the amount of parking needed. Affordability is
based on bedroom count and not unit size or square feet. The housing laws have changed.
Will need to be cautious in including the North Forty as a site in the Housing Element
Update. If unable to deliver, it will cause problems for the developer and the Town. Will
continue to do more community outreach.
Closed Public Comment.
Committee members discussed the matter and provided the following questions and
comments:
• Allowing taller buildings might be worth the trade-off to create open space and a
meadow.
• Consider more low and very low income units. Small units are desirable, affordable, and
appropriate for seniors. Prefer residential units with commercial space below.
• Placemaking with the historic red barn and open space is great. Need to take advantage
of creating more below market housing.
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• Need to focus on mixed-use to reduce the need for parking. Mixed-use on the ground
floor reduces the amount of parking.
• Agree on creating below market housing. Inclined against significant height in the
corridor next to Los Gatos Boulevard.
OTHER BUSINESS
3. Election of CDAC Chair and Vice Chair
MOTION: Motion by Commissioner Janoff to approve that Chair Barnett and Council
Member Badame retain their seats. Seconded by Vice Chair Badame.
VOTE: Motion passed unanimously. 3-0, Vice Mayor Ristow absent.
4. 2022 Calendar
Start time changes from 4:30 to 4:00 p.m.
ADJOURNMENT
The meeting adjourned at 5:25 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
March 9, 2022 meeting as approved by the
Conceptual Development Advisory Committee.
Joel Paulson, Community Development Director
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