Staff Report with Exhibit 1.110 Wood Road
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 10/25/2023
ITEM NO: 3
DATE: October 20, 2023
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Study Session to Discuss Revisions to a Previously Considered Project
Requesting Approval of a Planned Development for a Senior Living
Community, Removal of Large Protected Trees, and Site Improvements
Requiring a Grading Permit on Property Zoned R:PD. Located at 110 Wood
Road. APN 510-47-038. An Environmental Impact Report (EIR) and
Mitigation Monitoring and Reporting Program Have Been Prepared for this
Project. Planned Development Application PD-20-001 and Environmental
Impact Report EIR-21-002. Applicant: Frank Rockwood. Property Owner:
Covia Communities. Project Planner: Sean Mullin.
RECOMMENDATION:
Conduct a study session to discuss and provide feedback on revisions to a previously considered
project requesting a Planned Development (PD) for a senior living community, removal of large
protected trees, and site improvements requiring a grading permit on property Zoned R:PD,
located at 110 Wood Road.
BACKGROUND:
The subject site is approximately 10.84 acres consisting of two underlying parcels at the
intersection of Wood Road and South Santa Cruz Avenue. The site has been occupied by the
Los Gatos Meadows since 1971, a senior living development approved under a PD ordinance in
1968.
On April 9, 2008, the Conceptual Development Advisory Committee (CDAC) reviewed a
preliminary proposal for redevelopment of the subject property. The staff report and minutes
of the CDAC meeting are available at www.losgatosca.gov/110WoodRoad.
In February 2019, the Los Gatos Meadows facility initiated a month’s long closure and transition
process to relocate all residents. By September 2019, the facility was vacant. While the
BACKGROUND (continued):
PAGE 2 OF 4
SUBJECT: 110 Wood Road/ PD-20-001 AND EIR-21-002
DATE: October 20, 2023
property owner, Covia Communities, has completed the closure process, the property
continues to be staffed to provide on-going maintenance and to ensure security of the
property.
On February 12, 2020, an application was filed by Frank Rockwood of Rockwood Pacific
requesting a new PD zoning for the property for the purpose of building a new senior living
community. The existing zoning is Residential, Planned Development (R:PD) and the General
Plan Land Use designation is Medium Density Residential.
A Draft Environmental Impact Report (EIR) for the project was prepared and circulated for a 45 -
day public review period from May 28, 2021, through July 12, 2021. The Final EIR, which
includes the Response to Comments, was distributed on September 3, 2021 . These
environmental documents are available at www.losgatosca.gov/110WoodRoad.
On January 12, 2022, the Planning Commission considered the application and forwarded a
recommendation of denial to the Council based on the following concerns:
• Building heights;
• Tree removal;
• Lack of diversity in housing types;
• Concentration of luxury housing units; and
• Ratio of the number of units (fewer than existing) to the overall height (greater than
existing).
Additionally, the Planning Commission voted not to certify the Final EIR because it is based on a
project that the Planning Commission found to be inappropriate, and environmental review is
not required for denial of a project. The Planning Commission staff reports and meeting
minutes are available at www.losgatosca.gov/110WoodRoad.
On April 5, 2022, The Town Council considered the application and several options presented
by the applicant developed to respond to the concerns expressed by the Planning Commission.
Following public comment and Council discussion, the application was remanded back to the
Planning Commission for further discussion with consideration of comments provided by the
Town Council. The Town Council comments included, but are not limited to, the following:
• Concern with proposed building heights, tall wall plains, and lack of screening;
• Appreciative of applicant’s regard for fire safety;
• Preference for Options A and B;
• Support removal of penthouse units;
PAGE 3 OF 4
SUBJECT: 110 Wood Road/ PD-20-001 AND EIR-21-002
DATE: October 20, 2023
BACKGROUND (continued):
• Not supportive of removing parking to reduce grading; and
• Provide full set of drawings and details of revised project.
The Town Council staff reports and meeting minutes are available at
www.losgatosca.gov/110WoodRoad.
DISCUSSION:
The applicant requested the opportunity to present to the Planning Commission a revised
submittal in a conceptual fashion prior to submitting a revised full submittal (Exhibit 1). The
purpose of this study session is to review and provide input to the applicant on the revised
submittal as described in the applicant’s letter. The Planning Commission should consider
whether the revised submittal adequately responds to the comments and concerns expressed
by the Planning Commission and Town Council on January 12, 2022, and April 5, 2022,
respectively.
The revised submittal described in the applicant’s letter (Exhibit 1) pulls back the upper floors
of the front portion of Villa A and adds a sixth floor to the rear portion of Villa A. Additionally,
the revised submittal removes the top floors of Villas B and C and adds a floor to Villas E, F, and
G. These revisions would push the taller building mass to the rear/uphill portions of the site
and reduce building mass at the front/downhill portions of the site. As a result, the maximum
building heights of Villas A (rear), E, F, and G would increase by 11.5 feet. Maximum building
heights of Villas A (front), B and C would decrease by 11.5 feet. Maximum building heights of
Villas D and H would be unchanged.
The revised submittal includes changes in the number of units and unit types. Total continuing
care units would increase from 174 to 186 units through elimination of the penthouse units and
redistribution of the one- and two-bedroom units. Additionally, the number of supporting care
units would increase from 17 to 24.
Lastly, the revised submittal reduces grading off-haul by approximately 13,552 cubic yards by
reducing the size of the parking garages. Total parking spaces, including tandem spaces, would
be reduced from 200 to 181 parking spaces.
CONCLUSION:
Staff recommends that the Planning Commission conduct a study session to discuss and provide
feedback on revisions to the previously considered project requesting a PD for a senior living
community, removal of large protected trees, and site improvements requiring a grading permit
on property Zoned R:PD located at 110 Wood Road.
PAGE 4 OF 4
SUBJECT: 110 Wood Road/ PD-20-001 AND EIR-21-002
DATE: October 20, 2023
NEXT STEPS:
Following this study session, the applicant will be asked to prepare a formal resubmittal for
staff review prior to further consideration by the Planning Commission and Town Council.
EXHIBITS:
1. Letter from Applicant, dated September 25, 2023
36 Southwood Drive | Orinda, California | 94563
www.RockwoodPacific.com
September 25, 2023
Revised October 12, 2023
Sean Mullin
Senior Planner
Town of Los Gatos
110 E. Main St.
Los Gatos, CA 95030
RE: Rebuild of Los Gatos Meadows
Response to Feedback on the Current Submittal
Dear Sean:
We are submitting this letter with the intent (1) to provide the Town with an update on the
status of the Los Gatos Meadows Rebuild Project (the “Project”) and, (2) to request an
opportunity to preview our Project refinements with the Planning Commission, as further
described herein.
LOS GATOS MEADOWS REBUILD PROJECT STATUS UPDATE
We recognize that it has been nearly 18 months since the Project was remanded back to the
Planning Commission at the April 5, 2022 Town Council Meeting. We have not been sitting
idle during this time.
First and foremost, the project team has been studying a range of refinements to our
current formal proposal dated July 21, 2021 (the “Current Submittal”) that specifically
address concerns that were raised on January 12, 2022 by the Planning Commission and on
April 5, 2022 by the Town Council. These refinements are discussed in the body of this
letter, as well as visually depicted in the attached appendices.
Prior to submitting an updated proposal, we are requesting an opportunity to preview these
refinements with the Planning Commission with the expectation of seeking their input. We
are not requesting that the Planning Commission take any actions, other than to provide
their input on our proposed refinements. We anticipate resubmitting an updated proposal
after this meeting (the “Revised Submittal”).
Incidentally, note that since the submission of the Current Submittal, Covia (formerly
Episcopal Senior Communities) became affiliated with Front Porch Communities and
EXHIBIT 1
Page | 2
Services. While this transition occurred during our 2021/2022 planning review process, a
key CEO leadership change resulted in the need to “pause” the Project until the new CEO
was onboarded and brought up to speed on the Project. This transition was completed this
April. Also, during this period, there was an extraordinary increase in construction pricing
followed by a significant increase in interest rates requiring a thorough re-evaluation of the
financial feasibility of the project. Fortunately, the results of the re-evaluation are
favorable. It is with renewed enthusiasm and unequivocal commitment that we offer the
following project refinements to the Planning Commission for review and consideration.
PROPOSED REFINEMENTS
The Tradeoff Between Height/Massing versus Housing
The primary theme of comments made by the Planning Commission and the Town Council
related to the height/massing of our proposed project. Based on our extensive market
analysis (updated just recently), we believe that the demand for the type of senior housing
with services we are proposing is deep and would justify a project with many more units
than currently proposed. However, we also appreciate that the Current Submittal has the
potential to create a few limited impacts on public views. While we have studied a broad
array of responses to the range of issues raised, our primary focus has been on exploring
opportunities to mitigate the visual impacts without compromising our goal to replace as
many of the prior units as practical, all while maintaining the level of services and amenities
to make this project an asset to the broader Los Gatos community.
Re-Allocation of Height and Massing
The Current Submittal was developed with a sensitivity to a range of impacts, including
visual impacts. However, we understand that there are particularly high sensitivities to
Villa B, Villa C and the front portion of Villa A. Conversely, as revealed by the installation of
the story poles, there is less of a visual impact from Villa E, Villa F, Villa G and the rear
portion of Villa A. Accordingly, we are contemplating a resubmittal that effectively
reallocates the massing from Villas B and C to Villas E, F and G and from the front portion of
Villa A to the rear portion of Villa A. The reallocation of massing effectively minimizes the
visual impact from public viewsheds of Villas B, C and the front portion of Villa A. See
Appendix A for additional details regarding this contemplated change.
Change in Unit Mix
Several comments made during the Planning Commission (but not the Town Council)
meeting questioned the “luxury” positioning of the proposed project. To be clear, it is our
objective to rebuild Los Gatos Meadows as a beautiful community. The proposed use and
proposed target positioning of the current application does not differ from our original
entitlement application secured in the late 1960s. What has changed are the expectations
for senior living accommodations that have evolved markedly over the past half-century.
The preferences and expectations of people born in the later part of the 1800s (the intended
Page | 3
age cohort of the original design) differ greatly from those of the boomer generation and
beyond.
The unit sizes and unit mix of the proposed project are based on focus group studies with
local residents and decades of Front Porch’s experience providing similar services to
thousands of older adults. A project positioning that is not in alignment with the market is
not feasible. We believe our Current Submittal aligns well with current local and market
preferences.
However, because this was such an important consideration of the Planning Commission,
we are contemplating adjustments to the proposed unit mix that would eliminate the five
top-story penthouse units entirely and would modestly reduce the average unit size. See
Appendix B for additional details regarding the contemplated adjustment to the unit
mix.
Reduction in Net Off-Haul
Meeting the operational needs for the former Los Gatos Meadows site required the use of
numerous surface parking spaces as well as extensive use of off-site public and private
parking that compromised fire department access. Resolving this has been a major priority
of our planning efforts. In response to CDAC’s recommendation, our rebuild proposal
incorporated a substantial increase in the number of below grade parking spaces that
would necessitate a substantial volume of soil off-hauls.
We believe our Current Submittal balances the trade-off between parking needs and other
factors such as volume of soil removed, off-haul impacts, visual impacts, fire access and tree
removal impacts.
However, based on concerns expressed by the Planning Commission with respect to off-
haul impacts, we are contemplating an approximate ten percent reduction in the number of
parking spaces and the volume of soil to be removed. See Appendix C for additional
details regarding this contemplated reduction in parking area.
Community Benefit
Our Justification Letter of January 6, 2022 addresses community benefits related to human
services, town integration, improved on-site circulation, enhanced fire access, enhanced
emergency access, improved vehicle and bicycle safety, reduction of vehicle trips, and
energy and healthy environment improvements (See Section V of the Justification Letter of
January 6, 2022). The new community will provide an appealing and inviting place for
people to continue to live in Los Gatos while not being burdened or isolated by home
ownership. This transition allows for desired housing to open up and attract new families
to the area to participate in schools and civic life.
In addition to the onsite community benefits previously identified, Front Porch is seeking
opportunities to leverage its existing capabilities to provide services to the broader
Page | 4
community. To that end, Front Porch has recently entered into a purchase and sale
agreement for the acquisition of 142 S. Santa Cruz and currently expects to close on the
acquisition of this property shortly. Although this property is separate and apart from the
Los Gatos Meadows project, Front Porch is contemplating utilizing this property as a hub of
wellness, education, and engagement services for seniors in the broader community.
Candidate services include expansion and/or support of existing Front Porch community
services offerings such as Home Match, Creative Spark, Well Connected, Social Call, along
with technology pilots and research through the Front Porch Center for Innovation and
Wellbeing. See Appendix D for additional information on these Front Porch Programs.
Furthermore, we intend to also explore new potential offerings such as care navigation
support, enhanced health support offering in partnership with a health system, an option
similar to a Program of All-Inclusive Care for the Elderly (PACE), virtual health, health and
nutrition education, home technology demonstration and support, and home modification
support.
We anticipate a highly synergistic relationship between the two properties, thus expanding
and enhancing the community benefits associated with our stand-alone Project. Through
the new community and the services offered at 142 S. Santa Cruz, Front Porch will be
participating actively in the life of an age-friendly Los Gatos, supporting and aligning with
many of the goals of the Senior Services Roadmap adopted by the Town Council this past
summer.
It will take additional time to determine the appropriate programming for this building, but
the intent would be to offer services consistent with the current applicable land use
restrictions for the property.
EIR and Project Description
It is our intent to avoid the need to materially reassess any of the impacts assessed during
the preparation of the draft EIR.
The Revised Submittal is expected to require a similar level of staffing and only a modest
increase in the number of residents in comparison to the Current Submittal.
See Appendix E for a redline of excerpts of the Project Description from the Draft EIR
(for ease of review by the Town’s EIR Consultant).
Page | 5
* * *
Our current project team began our journey to rebuild Los Gatos Meadows five years ago
and along the way we have had the opportunity to communicate with numerous neighbors,
business leaders, community leaders and stakeholders. This project represents the
culmination of their hard work and participation in our community process.
We appreciate the comments provided by members of the public, the Planning Commission
and Town Council. Subject to the caveat that there are multiple, and in some cases
conflicting, goals and varying degrees of concern for the applicable range of issues, our
Revised Submittal is intended to be responsive to this feedback.
We look forward to continuing to work with you and the community in providing the
residents of Los Gatos with a markedly improved, beautiful and safer version of Los Gatos
Meadows.
Respectfully,
___________________________________
Francesco J. Rockwood
Rockwood Pacific Inc. (Applicant)
On behalf of Front Porch Communities and Services (Owner)
c: Chris Ichien, Divisional Vice President of Operations,
Front Porch Communities and Services
Attachments regarding Contemplated Resubmittal
Appendix A – Reallocation of Height and Massing
Appendix B – Change in Unit Mix
Appendix C – Reduction in Net Off-Haul
Appendix D – Overview of Front Porch Community Services
Appendix E – Redline of Excerpts from Draft EIR Project Description
Appendix A – Reallocation of Height and Massing
For the Revised Submtital, we are proposing to make changes to the height and massing of Villas A,
B, C, E, F and G (see areas outlined in blue in Figure 1).
Figure 1: Number of Levels | Units on Top Level | Current Submittal
More specifically, we are proposing to reduce the height of Villa B and Villa C by one floor and to
lower the front portion of Villa A (see areas outlined in green in Figure 2) and to effectively
reallocate this massing by adding a floor to Villa E, Villa F, and Villa G and to increase the back
portion of Villa A (see areas outlined in red in Figure 2).
Figure 2: Number of Levels | Units on Top Level | Revised Submittal
Appendix A – Reallocation of Height and Massing
Figure 3 summarizes the change in building heights of the Revised Proposal in comparison to the
existing improvements. Note the numerical figures indicate difference in height between Revised
Submittal and existing improvements.
Figure 3: Height Comparison – Revised Submittal v. Existing Improvements
See Figure 4 for a summary of the number of units, gross square feet and maximum height of the
Revised Proposal in comparison to the Current Submittal. Note that height figures are in
comparison to ground level (+488’ above sea level).
Figure 4: Summary of Units, Gross Square Feet and Maximum Height
Units GSF Height Units GSF Height
Villa A 46 157,054 85.5 50 157,179 97.0
Villa B 20 41,483 70.5 18 26,862 59.0
Villa C 29 56,891 81.5 23 40,461 70.0
Villa D 15 31,426 70.5 15 31,518 70.5
Villa E 18 40,712 82.0 23 48,643 93.5
Villa F 17 40,712 82.0 22 48,643 93.5
Villa G 14 31,426 70.5 18 39,689 82.0
Villa H 15 31,112 59.0 17 28,206 59.0
Total 174 430,816 186 421,201
Revised Submittal Current Submittal
Appendix A – Reallocation of Height and Massing
Figures 5 and 6 provide additional plan view and section details regarding the contemplated
changes to Villa A.
Figure 5: Plan View of Villa A | Revised Submittal
Revised Submittal – Building A 3F Revised Submittal – Building A 4F
Revised Submittal – Building A 5F Revised Submittal – Building A 6F
Appendix A – Reallocation of Height and Massing
Figure 6: Section View of Villa A | Revised Submittal
Appendix A – Reallocation of Height and Massing
Figures 7 and 8 are axiometic views of the the Current Submittal and the Revised Submittal. Note
that in the Revised Submittal, proposed reduction in heights in shown in green and proposed
inceases in height are shown in red.
Figure 7: Axiometric View | Current Submittal
Figure 8: Axiometric View | Revised Submittal
Appendix B – Change in Unit Mix
Figure 1 below shows the unit count in the current proposal as compared to the revised mix
resulting from the reduction of units in Villas A, B and C as well as the division of units in Villas B, E,
F and H.
Figure 1 – Unit Mix Comparison
Current Submittal Revised Submittal
Totals Totals
Avg Area
in SF
Unit
Count
Total SF
of Units
Avg
Area in
SF
Unit
Count
Total SF
of Units
1 Bedroom 1,067 9 1,011 19
1 Bed/Den 1,248 48 1,231 54
2 Bedroom 1,531 66 1,498 70
2 Bed Den 1,693 46 1,703 43
Penthouse 2,267 5
TOTALS 1,493 174 259,744 1,414 186
264,667
Appendix C – Reduction in Net Off-Haul
Reductions to the parking garage were studied in order to reduce the hillside excavation and off-
haul quantities. Figure 2 shows the lower-level garage reduced by the area highlighted in red,
reducing parking by fifteen spaces in order to eliminate approximately 10,600 CY of off-haul (per
Figure 1). Figure 3 shows the ground floor parking garage reduced by the area highlighted in red,
reducing parking by four spaces and eliminating approximately 2,800 CY of off haul (per Figure 1).
As a result, total parking spaces would decrease from 200 parking spaces to 181 parking spaces.
Standard parking spaces would remain at required the 77 standard parking spaces. The 15 regular
non-tandem parking spaces lost on the lower level that are part of the required 77 spaces will be
replaced with 15 additional, designated non-tandem spaces on the ground level to maintain these
77 spaces. Prior to closure of the existing Los Gatos Meadows community, Front Porch provided
valet attendants that were available from 8AM and 5PM and had posted a phone number for valet
services requested outside those hours. Front Porch intends to continue providing a similar valet
service.
Figure 1: Off-haul Analysis
Appendix C – Reduction in Net Off-Haul
Figure 2: Lower-Level Garage Floor Reduction | Revised Submittal
Figure 3: Ground Floor Garage Reduction | Revised Submittal
Appendix D –Overview of Front Porch Community Services
About Front Porch
Proudly non-profit, Front Porch is dedicated to inspiring the spirit of community. From
senior communities to affordable housing to important Community Services that reach
beyond our walls, we support residents and older people nationwide.
Front Porch by the numbers ...
3,690 residents in senior living and active adult communities in California,
Louisiana and Florida.
3,400 residents in affordable housing communities in California and Arizona,
where coordinators help residents access entitlement programs and
local services.
420 residents in skilled nursing care centers, with 57% receiving assistance
through Medi-Cal.
2,790 employees proudly serve residents and participants.
16,000 participants nationwide through Community Services.
$1.5 mil contributed last year through its philanthropic foundation, Front Porch
Communities Foundation, to subsidize or pay monthly accommodation
fees for long-term residents with limited assets.
Front Porch community volunteering initiatives ...
• Clean beaches
• Knit hats for newborns
• Collect toys
• Serve meals to first responders
• Create stuffed animals for children
• Assist in schools
• Sew dresses for underprivileged girls
• Pack produce for food banks
• Fundraise for medical research
• Donate to animal rights causes,
education, medical services and
other social services
• Support veterans by fostering
opportunities to gather and share
experiences
Front Porch Community Services ...
Home Match has connected 351 older people who have space in
their homes with community members seeking affordable housing
in the Bay Area.
Market Day hosts weekly farmers markets in neighborhoods,
senior centers and affordable housing communities, serving 1,076
shoppers, subsidizing the cost of 85,844 pounds of produce and
processing 1,472 EBT transactions in the past year.
Ruth’s Table provides older people and those with disabilities an
environment for creative exploration both online and in person in
the Bay Area.
Creative Spark, a professional development program, in the past
year, hosted 68 activities with 1,935 participants, fostering a better
level of care for older people throughout California.
Creative Aging Symposium inspires hundreds of residents and
other participants to find paths to rediscovery in conversation with
innovative thinkers, musicians, artists, writers and scholars.
Well Connected brings together older people throughout the
United States for classes, activities, conversations and support
groups by phone or online every day of the year - 85% of
participants feel more socially connected.
Social Call fosters friendships for more than 1,000 older people and
volunteers across the United States through one-on-one, weekly
virtual visits.
Front Porch Center for Innovation and Wellbeing fosters connection
and wellness by providing the technology and playbook to remotely
attend to the needs of residents living in affordable housing
communities who experience depression, anxiety and loneliness.
FY 22/23
Appendix E – Redline of Excerpts from Draft EIR Project Description
Proposed Improvements
Senior Living Community
The proposed project involves the redevelopment of the site with a state-of-the-art senior living
community that would replace the existing Los Gatos Meadows senior living community. Figure 4-1, Site
Plan, presents the proposed redevelopment of the property. The project includes the construction of
eight, three- to five-story buildings rising from a grade level base containing the main building entry and
reception, health center, and garage. Building heights would vary between 59 feet and 85.597 feet, with
residential villas varying between three and five stories. The project would include 174 186 independent
residential apartments totaling 334,574 357,147 square feet with 57 73 one-bedroom apartments and
117 113 two-bedroom apartments. The project would include a 20,588 20,775 square foot health
center with 17 24 supporting care units specializing in assisted living care, memory care and/or respite
care. In addition, the project would consist of 35,429 square feet of total amenity space (including
fitness and dining areas) and 35,280 square feet for back of house and mechanical space. The project
would include 91,827 83,330 square feet of parking space, with 77 standard parking spaces in the new
structure. Table 4-2, Summary of Proposed Buildings, provides a summary of the proposed buildings,
including all service and amenity areas.
Table 4-2 Summary of Proposed Buildings
Building # of Apartments Gross Square
Footage (SF)
Building Heights2
A 46 50 157,0541 157,179 85.597
B 20 18 41,483 26,862 70.559
C 29 23 56,891 40,461 81.5 70
D 15 31,426 31,518 70.5
E 18 23 40,712 48,643 82 93.5
F 17 22 40,712 48,643 82 93.5
G 14 18 31,426 39.689 70.5 82
H 15 17 31,112 28,206 59
Source: Rockwood Pacific 2020
Note: 1. Building A GSF includes service spaces on Level G including entry/reception, fitness area, health center and
several back of house areas. 2. Finished building height dimensions are to ground level (+488’).
Site improvements would include on-site amenity areas, parking, new landscaping, and a variety of
energy efficient and sustainable interior and exterior building elements. Parking for residents, staff, and
visitors would be provided within a new structure which would include 77 standard, non-tandem
parking spaces of which approximately 30 16 would be near the garage entrance and the balance on the
main parking level. The property owner has indicated they would be able to increase the parking
capacity to 229 181 spaces by implementing a valet parking service.
Site improvements would require demolition of all existing site improvements. The project is anticipated
to be built over a period of approximately 26 to 30 months. Demolition of the existing improvements is
expected to require approximately four (4) months.
Appendix E – Redline of Excerpts from Draft EIR Project Description
Construction Phasing
The project is anticipated to be built over a period of approximately 26 to 30 months. Demolition of the
existing improvements is expected to require approximately four (4) months.
Population and Employment
Table 4-4 Approximate Population Projection
Unit Type Number of Units Population Rate1 Total Residents
1 Bedroom 57 73 1.1 63 80
2 Bedroom 112 113 1.3 146 147
Penthouse (2 Bedroom) 50 1.3 70
Independent Residential
Unit Subtotal
174 186 216 227
Supporting Care Units 17 24 1.0 17 24
Grand Total 191 210 233 251
SOURCE: Kimley-Horn 2021; Covia 2021
NOTE: 1. Population rates based on actual population in Covia facilities and are similar to number of residents previously housed at the Los Gatos
Meadows facility. These rates are subject to minor fluctuations.
According to the applicant-prepared Letter of Justification: Rebuild Los Gatos Meadows (dated June 30,
2020), an estimated 120 full-time equivalent employees would be anticipated with the proposed
project. This is commensurate to the number of employees on-site prior to the closure of the existing
facility in September 2019.