Item 1 - Addendum 2 with Exhibit 28.North Forty Phase II
PREPARED BY: Jocelyn Shoopman
Senior Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 10/29/2025
ITEM NO: 1
ADDENDUM 2
DATE: October 28, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request to Construct a Mixed-Use Residential Development (450
Units), a Vesting Tentative Map, Site Improvements Requiring a Grading
Permit, and Removal of Large Protected Trees Under Senate Bill 330 (SB 330)
on Property Zoned North Forty Specific Plan: Housing Element Overlay Zone.
Located at 14859, 14917, 14925, and 16392 Los Gatos Boulevard; 16250,
16260, and 16270 Burton Road; and Assessor Parcel Number 424-07-116.
APNs 424-07-009, -052, -053, -081, -094, -095, -115, and -116. Architecture
and Site Application S-23-031 and Subdivision Application M-23-005.
Additional Environmental Review is Necessary Pursuant to CEQA Guidelines
Section 15183: Projects Consistent with a Community Plan, General Plan, or
Zoning Since the Proposed Project’s Environmental Impacts were Adequately
Addressed in the 2040 General Plan EIR, as Applicable. Property Owner: Yuki
Farms LLC. Applicant: Grosvenor Property Americas c/o Steve Buster. Project
Planner: Jocelyn Shoopman.
REMARKS:
Exhibit 28 includes public comments received between 11:01 a.m., Monday, October 27, 2025,
and 11:00 a.m., Tuesday, October 28, 2025.
EXHIBITS:
Previously Received with the April 30, 2025, Staff Report:
1. Location Map
2. Letter of Justification with Proposed Density Bonus Concessions, Waivers, and Parking
Reductions
3. Consulting Architect’s Report
4. Applicant’s Response to Consulting Architect’s Report
5. Final Arborist Report
PAGE 2 OF 2
SUBJECT: 14859, 14917, 14925, and 16392 Los Gatos Boulevard; 16250, 16260, and 16270
Burton Road; and Assessor Parcel Number 424-07-116/S-23-031 and M-23-005
DATE: October 28, 2025
6. Neighbor Outreach Summary
7. Visual Renderings
8. Objective Design Standards Checklist
9. Public Comments Received by 11:00 a.m., Friday, April 25, 2025
10. Transportation Analysis Report
11. Development Plans, Part 1
12. Development Plans, Part 2
13. Development Plans, Part 3
14. Development Plans, Parts 4 through 6
15. Development Plans, Parts 7 through 9
16. Development Plans, Parts 10 through 11
Previously Received with the April 30, 2025, Addendum Report:
17. Public Comments Received Between 11:01 a.m., Friday, April 25, 2025, and 11:00 a.m.,
Tuesday, April 29, 2025
18. Full Transportation Analysis Report
Previously Received with the April 30, 2025, Desk Item Report:
19. Public Comments Received Between 11:01 a.m., Tuesday, April 29, 2025, and 11:00 a.m.,
Wednesday, April 30, 2025
20. Additional Correspondence from the Applicant
Previously Received with the October 24, 2025, Staff Report:
21. Final Initial Study – September 2025
(available online at https://www.losgatosca.gov/N40II_FinalInitialStudy)
22. Required Findings and Considerations
23. Recommended Conditions of Approval
24. Revised Letter of Justification with Proposed Density Bonus Concessions, Waivers, and
Parking Reductions
25. Revised Objective Design Standards Checklist
26. Public Comments Received Between 11:01 a.m., Wednesday, April 30, 2025, and 11:00
a.m., Friday, October 24, 2025
Previously Received with the October 27, 2025, Addendum Report:
27. Public Comments Received Between 11:01 a.m., Friday, October 24, 2025, and 11:00 a.m.,
Monday, October 27, 2025.
Received with this Addendum Report:
28. Public Comments Received Between 11:01 a.m., Monday, October 27, 2025, and 11:00
a.m., Tuesday, October 28, 2025.
EXHIBIT 28
From: Lucas, Jennifer@SCDD
Sent: Monday, October 27, 2025 1:32 PM
To: Planning <Planning@losgatosca.gov>
Cc: Lucas, Jennifer@SCDD
Subject: October 29, 2025 Special Meeting Public Comment: North 40 Phase 2
[EXTERNAL SENDER]
Good afternoon,
I’ve attached my letter of support for the North 40 Phase 2 housing development.
Please don’t hesitate to reach out with any questions.
Respectfully,
Jennifer Lucas (she/her)
Manager, Central Coast Office
State Council on Developmental Disabilities
www.scdd.ca.gov
Have a problem or concern with a Medicaid-funded service? Let us know on our Medicaid
Watch portal!
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Page 2
IDD will receive on-site housing stability support through Housing Choices, complementing the
individualized services they already receive, such as Supported Living Services or Independent
Living Services.
Approving this project also keeps Los Gatos in alignment with its Housing Element goals and
with state housing laws such as SB 330, which require local jurisdictions to plan for inclusive,
affordable housing. Every unit built in this development represents progress toward Los Gatos’
long-standing Housing Element and fair-housing goals. Moving forward now helps ensure Los
Gatos maintains local control while fulfilling its legal and moral obligation to provide housing
opportunities for all residents, including those with disabilities.
The need for these homes is urgent. Many adults with developmental disabilities live with aging
parents who worry about what will happen when they can no longer provide care. Locally, the
Los Gatos Union High School District’s post-secondary transition program serves about 30
students with disabilities each year, many of whom face limited housing options once they
graduate. The North 40 Phase II project offers a real and immediate path toward stability and
belonging.
Every delay adds cost and risk for individuals and families waiting for these opportunities.
Timely approval will keep the project feasible and reaffirm Los Gatos’ values of inclusion,
compassion, and community.
Thank you for your leadership and commitment to ensuring that Los Gatos remains a place
where all people can live and thrive.
Sincerely,
Jennifer Lucas
Regional Manager, Central Coast Office
CA State Council on Developmental Disabilities
2580 N. First Street, Ste. 240
San Jose, CA 95131
From: Vivian Chung
Sent: Monday, October 27, 2025 4:17 PM
To: Planning <Planning@losgatosca.gov>
Subject: October 29, 2025 Special Meeting Public Comment: North 40 Phase 2
[EXTERNAL SENDER]
Dear Sir/Madam,
Please find the attached Supporting Letter to the Noth 40 Phase 2 project.
Thank you very much.
Regards,
Vivian Chung
South Bay Program Director
Friends of Children with Special Needs
1029 S. Bascom Ave, San Jose, CA 95128
Website: https://fcsn1996.org/
Careers: https://fcsn1996.bamboohr.com/careers
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Friends of Children wi! Special Needs
2300 Peralta Blvd., Fremont, CA 94536
1029 S. Bascom Ave., San Jose, CA 95128
42080 Osgood Rd, Fremont, CA 94538
10/27/2025 Via email: planning@losgatosca.gov
Re: October 29, 2025 Special MeeAng Public Comment: North 40 Phase 2
Dear Planning Commissioners,
I am wriGng on behalf of Friends of Children with Special Needs to express my strong support for the North 40 Phase II
Development, to respecPully urge the Commission to approve this project so it can move forward without delay.
North 40 Phase II will provide much-needed affordable housing, with 25% of the units designated for individuals with
intellectual and developmental disabiliGes who receive services from San Andreas Regional Center, the state funded
Agency.
We have many individuals with special needs whose parents are aging and increasingly unable to care for
them, yet these individuals are unable to move out of their family homes because they simply cannot afford
the high cost of rent. Without access to affordable and supporGve housing opGons, they face the very real risk
of instability and displacement once their primary caregivers are no longer able to provide for them. Inclusive
housing developments like North 40 Phase II offer a criGcal soluGon to this growing need.
This proposal fulfills what was envisioned in the Housing Element and delivers exactly what was approved. The
affordable housing component will be a pad-ready, environmentally safe, and well-prepared site for construcGon. Eden
Housing is a trusted, mission-driven developer with a long history of success in creaGng inclusive affordable housing in
partnership with nonprofits like Housing Choices and has already demonstrated its commitment to quality through the
Gmely compleGon of Phase 1. Flexibility and Gmely approval will ensure that this second phase can begin quickly and
efficiently.
The inclusion of at least 17 units (25%) for individuals with IDD is especially important and criGcal. Adults with IDD o`en
face some of the steepest barriers to housing access, despite their strong Ges to our community. This project offers them
the chance to live independently with dignity, near their families and the services they rely on. These are residents who
grew up here, aaended our schools, and now deserve the opportunity to thrive in their hometown. AddiGonally, these
individuals would receive onsite support from Housing Choices, a vendor of San Andreas Regional Center, to ensure they
are stable in their unit. These services are different than their individual supporGve services such as Independent Living
Services and Supported Living Services.
The project also achieves very low affordability levels, meets the density requirement of 30 units per acre, and will bring
residents into a walkable, mixed-income, mixed-use neighborhood with access to transit, outdoor spaces, and
community ameniGes.
Every delay adds unnecessary cost and puts families waiGng for homes at greater risk of being priced out. Moving
forward now keeps the project feasible and ensures Los Gatos conGnues to be a welcoming and inclusive town for
people of all abiliGes.
The need is urgent. Many other local families are aging and worry about what will happen to their loved ones with
disabiliGes in the future. I urge the Planning Commission to approve this development and allow it to move forward.
Thank you for your commitment in addressing the urgent need for affordable and inclusive housing in our community.
Sincerely,
Vivian Chung
South Bay Living Services Director
From: Alex Kamas
Sent: Monday, October 27, 2025 6:24 PM
To: Planning <Planning@losgatosca.gov>
Subject: Public Comment Item #1
[EXTERNAL SENDER]
Hello,
I’m a resident of Los Gatos who lives near the proposed North 40 Phase II development. I am
strongly in favor of this development and am asking the Planning Commission to approve it.
This is exactly the kind of housing that Los Gatos needs in order to meet our housing goals and
to address our housing crisis. I’m excited that we are going to get more neighbors and that the
Los Gatos Union School District will get more students. Since 2015, LGUSD has lost a 1/5th of
its total enrollment numbers. This spring, Van Meter had 161 fewer students than it did in spring
of 2015. If that rate continues, we are seriously at risk of having to close elementary schools.
Approving this project means that those risks will be mitigated and growing families will be able
to have more choices of where to live. Please vote to approve this project.
-Alex Kamas
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