8 - North 40 Specific Plan UpdateMEETING DATE: 10/03/11
ITEM NO. 8
CONSENT
COUNCIL AGENDA REPORT
DATE: September 28, 2011
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: NORTH 40 SPECIFIC PLAN UPDATE
BACKGROUND:
The North 40 Advisory Committee (N4OAC) has been meeting for six months and held five
meetings. In addition, there has been one joint Town Council, Planning Commission, and North
40AC study session; and one joint Town Council and Planning Commission study session. The
Town Council has been updated each month on the committee's progress. Prior to the August 4,
2011, N4OAC meeting, the overall intent was to educate the committee on guiding policies for the
Specific Plan such as the General Plan policies, 1999 Draft North 40 Specific Plan, and key
documents including the white paper on the School Generation Rates/North 40 Student Projections,
the BAE Market Study, etc.
During the last two meetings that occurred on August 4, and September 22, 2011, the Committee
made significant progress in helping staff formulate the project description for the North 40 Specific
Plan. This step is very important since once a project description is defined, the Environmental
Impact Report (EIR) preparation can commence, and RRM, the Town's Specific Plan consultants,
can start outlining the chapters and contents for the Specific Plan.
The intent of this report is to provide a more comprehensive update of the committee's work over
these last two meetings. As was noted in the last update report, at the August 4, 2011, N4OAC
meeting, the committee reviewed the findings from the Market Study, discussed possible land uses
for the North 40, and participated in a hands-on conceptual brainstorming exercise, which resulted in
three different site plans for the various commercial and residential components. Following a
presentation from RRM on characteristics of various retail centers and residential product types, the
committee organized into three groups, and with the assistance of RRM and the Design Team staff,
developed three different site plans that contained a mix of residential, retail, office, and restaurant
product types and sizes (Please see Attachment 1 for a brief summary of the August 4, 2011 meeting
and the three site plans; and Attachment 2 for a PowerPoint presentation and shopping center type
PREPARED BY: Wendie R. Rooney, Director of Community Development
Reviewed by: Assistant Town Manager (,/ Town Attorney Finance
N:1DEV\TC REPORTS12011W4OSP-MonthlyRpt.10-3-11.doc Reformatted: 5/30/02 Revised: 9/28/11 2:25 PM
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MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN MONTHLY UPDATE
September 26, 2011
matrix). Please note that the intent of the residential and commercial product types in the
presentation (Attachment 2) is to illustrate the type of the product and not the architectural style.
This exercise was not only fun for the committee members, but also challenging since each site plan
had to provide sufficient parking and access for the proposed land uses.
At the September 22, 2011, N40AC meeting, RRM presented the results of the brainstorming
exercise and discussed the Common Ideas or Themes amongst the three different group's site plans
(Attachment 1, Page 2). RRM also presented a revised North 40 draft concept plan that integrated
the common themes and minimized or eliminated uses, or more specifically, sizes of uses that caused
the Committee concerns. For example, the revised draft concept plan does not include larger format
or big box retail and minimizes the amount of smaller, in -line retail that could potentially complete
with uses that are generally represented in the Downtown area. Both of these uses were an expressed
concern of the Committee members.
Following an extensive discussion and Q&A, the Committee generally found the concept plan was
moving in the right direction, although they did express concerns with the location of the hotel and
felt that it may be better suited where the office is proposed. Some Committee members also
expressed concern with density, the potential for competition with Downtown uses, and apai tiiient
uses proposed for the corner of Lark Avenue and Los Gatos Boulevard and along Lark. The concept
plan discussion lead to further dialogue on the North 40 Specific Plan uses, and following more
Q&A, a majority of the Committee generally found the proposed uses acceptable. The proposed uses
include:
• Sit Down Restaurants
• Cafe/Quick Service Restaurants
• Anchor (Destination)
• Major Retail (Destination) — Not to include Big Box
• Flagship Retail (Destination)
• Destination Retail (In -Line)
• Neighborhood Retail (In -Line)
• Market Hall or Specialty Market
• Hotel
• Office
• Entertainment/Heath Club
• Residential
• Parks and Open Space
RRM presented the final topic, which was a discussion of the building heights. The concept plan
shows heights ranging from one to four stories with one exception for a possible five story hotel.
RRM presented a series of slides with representative pictures to illustrate height and mass of various
commercial and residential product types. The presentation also included cross sections in the
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN MONTHLY UPDATE
September 26, 2011
commercial and residential cores that demonstrate how the buildings would relate to the street as
well as provide a visual of the building heights spanning across the site plan. Finally, the
presentation included a height zone plan. Considerable discussion ensued and a consensus was not
achieved on the overall heights; however, RRM received input on areas that should be further
addressed, such as the apartment heights along Lark Avenue, at the corner of Lark and Los Gatos
Boulevard, and the "panhandle" that extends from the middle of the site to the westerly property line
along Highway 17. Committee members also requested that staff provide a list of buildings in the
area representative of the various heights under consideration in the N40.
In summary, while the objectives of the meeting were not completely achieved, RRM and the Design
Team received considerable input and believe that there is sufficient information to begin some of
the technical studies required with the environmental review. Staff will be recommending another
Committee meeting to finalize the height discussion, refine the ranges or percentages of proposed
uses, and to affirm prior Committee direction. Following that special meeting, the Council will
receive another update on a regular Council agenda prior to initiation of environmental review and
drafting of the proposed Specific Plan.
NEXT STEPS:
• Begin the technical environmental studies
• Schedule a follow-up Committee meeting
Attachments:
1. Summary of the August 4, 2011, meeting, including the three site plans
2. August 4, 2011, PowerPoint presentation and shopping center type matrix
WRR: ct
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NORTH 40 SPECIFIC PLAN
AC Meeting #4 Summary
August 4, 2011
The fourth North 40 Advisory Committee (AC) meeting was held on August 4th, 2011 to update
the AC on the North 40 Market Study and to facilitate an interactive brainstorming exercise on
what land uses the AC would/would not like to see in the North 40 Specific Plan Area. The
purpose of the exercise was to get a better understanding of the interests and concerns of the
AC relative to the type of development, and the mix of uses that the AC sees as appropriate for
the North 40 site. The alternatives developed during the exercise will be used to produce a
draft conceptual land use plan and to clearly define the project vision statement for the North
40 Specific Plan.
Jessica von Borck, Los Gatos Economic Vitality Manager, presented the Draft Economic Study.
The Economic Study update was followed by a question/answer period. The report presentation
outlined the market assessment, retail attraction/leakage, and opportunities/strategies that
could be implemented to create a synergy between the North 40, downtown, wine industry, and
other Los Gatos attractions. The AC questions and discussions focused on ways to provide
something on the North 40 that would create a community with a variety of uses and services
that Los Gatos currently doesn't have and that would complement the downtown. There was
also a question about whether the specific plan could define merchant types to reduce conflicts
with downtown businesses. The specific plan would not identify retailers, but could control pad
sizes to encourage the appropriate uses for the North 40 Plan Area.
The Economic Study led into the land use brainstorming exercise. The exercise allowed the AC
to use the Economic Study information and create a plan that represented their interests in the
types of residential and commercial uses, the mix of uses, and the location of uses on the North
40. The AC was divided into three groups to discuss and place building/land use cut-outs onto
a site plan. Each group had a packet of material to assist them in the exercise. These cut-outs
or "puzzle pieces" were color coded building footprints which included the corresponding
parking requirement for each building type. The brainstorming session concluded with each of
the three teams presenting their ideas, conclusions and solutions to the rest of the AC.
Though each team had a unique site plan and mix of uses, there were some similarities
between the plans and some ideas and concepts on each plan that can be integrated into the
conceptual site plan. The design team will pull from the three plans and integrate key ideas and
rrmces ngrou i
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creating environments people enjoy'
Attachment 1
North 40 Specific Plan
AC Mtg. m4 Summary
August 4, 2011
Page 2 of 5
concepts into a draft concept plan that will be presented at the September 22nd AC meeting. A
summary compilation is as follows.
+, - rrinQ-Fcx-- --s....._ d .c- .1 .i_. .nc5.3-.--- . _ cr rs+- _r R-_ Sp , c
Give •rominence to Market Hall building and boutique hotel as focal .oints
Innovation Center
Upscale development (boutique hotel, office, innovation center)
Variety of open spaces types - pocket parks, passive parks, linear parks
A diversity of housing types is desired from Single Family to Senior Housing, spread throughout
the project
Variety of restaurants and sizes to support the uses and serve the area
Live entertainment may be desired if it does not compete with Downtown
Trees/orchard along Los Gatos Boulevard
Tuck Barking behind buildings. Use parking structures as a buffer from freeway
Create a walkable development
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North 40 Specific Plan
AC Mtg. #4 Summary
August 4, 2011
Page 3 of S
Plan 1 _ Batfiara Spy and Barbara Cardillo
Land Use Plan Eiemems
Brainstorming Concept Key Plan Elements:
gZi
Promenade Street entrance with focal feature at
terminus
Boutique hotel - upscale
Innovation center - upscale
Small green spaces
Market hall
Retail:
Protect leakage (large retail)
Personality and tone of retail important
Did net define stores
Concern about competing with downtown
Neighborhood -serving retail
Residential:
Senior housing should not be isolated
Provide a diversity of housing type with small
greens
Other:
Upscale office
Restaurants to support innovation center and hotel
- create a node of synergy between hotel,
restaurants and innovation center
Roads should terminate into something other than
parking
Entrance with trees
Parking structures along freeway
Green parkway along Los Gatos Boulevarr±
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creating environments people enjoy'
North 40 Specific P/an
AC itirg. #4 SU,71Mary
August 4, 201 1
Page 4 of 5
Brainsterrrinc Corcept
{ Key plan EEements:
Orchard theme/board and batten style architecture
(Napa)
Retain orchard presence along the Los Gatos
Boulevard and project entrance
Boutique hotel (give prominence)
Live entertainment theater/venue but not to
compete with downtown
Multi -story parking garages in rear with paseos to
front
Market hall (give prominence as focal point)
Public art piece/focal point at corner of Los Gatos
Boulevard and Lark Avenue
Incubator with 3-4 story parking structure with
open space campus ala Regis Executive Office
Re�il:
In -line retail and cafes opening onto green space
2 larger destination retail spaces, H&ibt
Market hall similar to Ferry Building; food uses,
perhaps include a restaurant
"Artefact Design & Salvage" or similar unique store
with agrarian feel - CornerStone, Sonoma
Residential:
Limit residential along freeways
Integrated residential throughout - security
Lot of greenery
More "small" multi -family buildings
Include resident -serving businesses (small pad)
Other:
Office incubator
Create focal point at terminus of entry street
Restaurants needed
Small pocket spaces (similar to Carmel)
Large park or passive space with historic presence
(one acre)
Widen entrance to project to pull people in
rrm s'._ group i
,:re9,jnn a vironme' ispeop!e enjoy'
North 40 Specific Plan
ACMtg. #4Summary
August 4, 2011
Page 5 of 5
Srain storrsir,g Concep t
Key Plan Elements:
Walking community theme
Nice entrance to shopping experience
Deve!op in a way that people will spend time there
Greenbelt along Los Gatos Boulevard (hide
development and retain Los Gatos character)
Multi -tiered parking at back with landscaping &
trees
Boutique hotel
Innovation center with restaurant
Medical office
live entertainment to accommodate 250 people
Retail:
Flagship retail
One major retail anchor tenant
Marketplace in the heart of walking area
Neighborhood center to service homes
Residential:
Single family residences - senior housing
Locate residential away from noise on Hwy 85/Hwy
17
Other:
Underground parking on a limited basis
Restaurants - mixed sizes
Park to be used by residents and retail users
Retain green within interior
Green along Los Gatos Boulevard and entry drive
Keep parking close by; people should not be
required to cross parking lots to get to places
Tiered parking, 2 to 3 levels, primarily along
freeway (noise abatement)
Inviting place
Create a central theme for the develonmpnr
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8/4/2011
Itt\it h[c.i
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RESIDENTIAL PRODUCT TYPES
PLAZAS, PARKS, AND OPEN SPACE
Large Open Spaces
• Ndsteachood Pa&
• Nbl.G.the.4,P.c..
• Public Pima
• Greabelts
RESIDENTIAL PRODUCT TYPES
small Lot Single Family
(Single Family °matched)
• 1 to 3 gay bocat•
• ate Iluagrapeerse
• .1.ched 1 car pain
RESIDENTIAL PRODUCT TYPES
Multifamily Residential
• 3....zonet
• Common puler.; pane partially bdow pa&
• 45,..i.tbk urox
• Lula,' 'ergot
PLAZAS, PARKS, AND OPEN SPACE
Small Open Spaces
• p..
• Outdoor Dirces
• P.n. Pada
• Las Parimys
• Pedtanan la Pike MA.
• Comm., G•nlau
Attachment 2
8/4/2011
RETAIL TENANT TYPES
Neighborhood Reuel (In Line)
Destination Retad(ImLine)
Flagship Rend (Destination)
Major Retatl (Destination)
Destination Anchor Rena
Big Mach Retail
DESTINATION RETAIL(1N-LINE)
Example Uses
• A{pn1
• Elam,
• FuhouArtes+uae
• Shots
• Roe. Aawwits
• Bear.
Typical Sizes and Depths
• 2p00SFe12,0•05F
• a0I. deep Mean
Parking Required
MAJOR RETAIL TENANT (DESTINATION)
Example Uses
FSeennca
5porr.as Goods
Dice Snppws
Typical Sias and Depths
• I8.000SF to ACM SF
• kpoe.I50feet wk by aQnn•t lep
• Rudy •na.bnolkel forwt
Parking Required
• a to 5 g•acni 1000 SF
• -IVY VAN
A
NEIGHBORHOOD RETAIL (1N-LINE)
Example Uses
• CalmBaien
• Dn Cuss,
• Caryatid Mad
• pp,d
• Mar and Yak SJon
• God Stop
Typical Sius and Depths
• KO SF ea WO5F
• SSfe•tm65 feet d.,
Parking Regtfired
4f. ,Io OSF
Ala:
8
FLAGSHIP RETAILER (DESTINATION)
Example Uses
• sp,.mawwt
• APP..'
• Ram Fatattag
• Knrben
Typical Sues and Depths
• lOpooskelS0a0 SF
• Amoc lm fne•f••p
• SonersoCast doapamd woad
des rade ma
Pulling Required
• 4ques/10:05F
DESTINATION ANCHOR TENANT
Example Uses
• GaNVetchand e
• D.p.esta Store
Typical Sizes and Depths
• SOn03 5F To liS.0r05F
• Non. 2504et de,
• Seat main M Co•n.kr aisle loon
ac park., bekn. ran•.1 uore
Parking Required
• ato igames/l0na SF
?Lana
2
8/4/2011
BIG BOX ANCHOR TENANT
Example Uses
• G. ilMertbaedim
• boos Isposveso
• Warehouse
Typical Sizes and Depths
• lGXO SF to 150.000 SF
• •4Y•o•-Sro en Jeep
• Stote level
Parking Required
• to S•p.ce:i Ia00 SF
.1itI!so,--1
BOUTIQUE HOTEL
Example
• .Sppamoudy IS mores
• Lasted wee. n gwd evtl bddi
restuarants.iimeu dub
• ?owns] Waists sd=mins moms
Typical Sizes and Depths
• .4ppomsedp6S 6t seep
• Umusysoemmi m each side oh
'Whamsceressl • a-e stack
s
Parking Required
• Igacepergam man
• Tpgedgyp•akgb accorsaoduo.1
a •_. lasts.. now wail Locate mpahas
anCINAge
7.11
4EZ4IT
``
4Ir-- ram.
OFFICE
Example Uses
• Corporate OB. w budsuarten
(ge9e=tr)
Md.leoa.
Mulerm=d:mug ouches =Sol
once
Typical Sizes and Depths
• _SP00 afm WOO sf. Morris.
• Vw•Mdeep
• sad Awn o oyes•stag
• `J gelds
Puking Required
• •spaces 1000 ai
• cdd.ygbme •h.aedpaheg
m.."-boormg.elomai e
RESTAU RANTS
Sit -Down
• sim: 0.500.1m 12,000.0
• Padipa•10•p•o./ Ip00•4
• Stand abet oeub-beeme6tbe
• May W.: ebumcoma*
• Im4r dmetba dtw•prmdms
• Comuud m wade Sees
Cafes & Quick Serve
• Sian: I,I00 aL btp00•i.
• Paddax: S-1 space. / 1,0001.1.
• UWyuabecml4ou
• SW cafes oapody•eneben4bg
aed/aemd
• TSprayabe food m mmtst ad
• garter rake to pa as ail dean a ,
dime spent Ip
dnq
• Mess As:al oitdvrddes
gym•
Cafe & Quick Serve
ENTERTAINMENT - MULTIPLEX CINEMA
Example
• Tetmc.l ra0ge of towns and wan
• Teteml s,e•sl+ooal evem•oned
loch :Ravnotad bat
• Try. Lootdu meet Leta Swem
bond at ompr lends miye•d
Evade Wes
Typical Sizes
• Udp selm••em 016 oe more
• E=vpe ahem l] same. Id
WOO SFm6Sd100 SF 1 I
• Ieddeelabbp Sxcooeaima.d SssMnes I f� pII
Parking Required
• I gam pera5 mean (ammmu a.bmdw•hes; a
Tmsoltnsnwmesowetdoweirs lot. .'! •
bmwoe Nl le=tew palms grooms I +i
Example -
• Typ.lOpka throw hu app:oc]-i00w.sad
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COMMUNITY CENTER
so SP
3 4i
GENERAL PLAN TRAFFIC INFO
> Review Handouts
e
4
8/4/2011
PROPERTY TAX ANALYSIS
► Conceptual Development Plan Assumptions:
• Apartments-118,560 SF
• Commercial space - 36,000 SF
• Luxury Condominiums -170,000 SF
• Townhomes - 230,000 SF
• Sales tax has not been included in this analysis
PROPERTY TAX ANALYSIS
► Bond Re -Payments:
• Los Gatos Elementary 2001- 5193,930.94
• Los Gatos Elementary 2010 - S91,910.40
• Los Gatos - Saratoga High - 5115,500.74
• TOTAL BOND RE -PAYMENTS PERANNUM: S401,342.08
ON-LINE SURVEY UPDATE
► Notification
• 30%Email Notification
• 30%Friend
• 25% towndos-gatos.com
• 11%1ocal organization
• 7% Community meeting
• 3%Iosgatosnorth40.com
► Residence
• 85%In Los Gatos
• 15%Outside Los Gatos
► Age Range
• Majority 41 and older
PROPERTY TAX ANALYS LS
► Annual Property Tax Revenue to School Districts:
• Los Gatos Union Elementary - S711,236.71
• Los Gatos - Saratoga High - 5533,068.91
• TOTAL REVENUE TO SCHOOLDISTRICTS PER ANNUM:
51,244,305.62
PROPERTY TAX ANALYSIS
► School Impact Fees:
• Residential Impact Fees - S 1,540,12320
• Commercial/Retail Impact Fees - S16,920.00
• TOTAL IMPACT FEES (ONE-TIME PAYMENT):
SI,S57,043.20
e
• Community Visual Preference Survey Input
• Suongy Supported
5
8/4/2011
PUBLIC SPACES
• Advisory Committee Visual Preference Survey Input
• Strongly Supported
ARCHITECTURAL STYLE
• Community Visual Preference Survey Input
• Strongly Supported
ARCHITECTURAL STYLE
• On -Line Visual Preference Survey Input
• Strongly Supported
• On -Line Visual Preference Survey Input
• Strongly Supported
ARCHITECTURAL STYLE
• Advisory Committee Visual Preference Survey Input
• Strongly Supported
ARCHITECTURAL STYLE
• CommunityVisual Preference Survey Input
• Moderately Supported
6
8/4/2011
ARCHITECTURAL STYLE
• Advisory Committee Visual Preference Survey Input
• Moderately Supported
ARCHITECTURAL STYLE
• On -Line Visual Preference Survey Input
• Modentely Supported
ARCHITECTURAL STYLE
• Advisory Co mmittee Visual Preference Survey Input
• Strong Opposition
e
ARCHITECTURAL STYLE
• Advisory CoromitteeVisual Preference Survey Input
• Moderately Supported
• Community Visual Preference Survey Input
• Strong Opposmon
ARCHITECTURAL STYLE
• On -Line Committee Visual Preference Survey Input
• Strong Opposition
7
8/4/2011
NEXT STEPS
Advisory Committee Meeting =5
• Review Concept Plan
• Residential and Commercial Building Form
► Specific Plan and EIR
8