N40 Phase 1 - Desk Item & Exhibit 24TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: March 30, 2016
PREPARED BY: Marui F. Moseley, Associate Planner
mmoseley@losgatosca.gov
APPLICATION NO: Architecture and Site Application S-13-090
Vesting Tentative Map M-13-014
ITEM NO: 2
DESK ITEM
LOCATION: North 40 Specific Plan Phase 1 (southerly portion of the North
40 Specific Plan area, Lark Avenue to south ofNoddin Avenue)
APPLICANT : Grosvenor USA Limited
CONTACT PERSON: Don Capobres with Grosvenor and Wendi Baker with
Summerhill Homes
PROPERTY OWNERS: Yuki Farms/ETPH, Grosvenor USA Limited, Summerhill
Homes , Elizabeth K . Dodson, William N. Fales, William
Hirshman
APPLICATION SUMMARY: Requesting approval for the construction of a new multi-use,
multi-story development consisting of 320 residential units,
which includes 50 affordable senior units; approximately 66,800
square feet of commercial floor area, which includes a market
hall; on-site and off-site improvements ; and a vesting tentative
map . APN s: 424-07-024 through 027 , 031 through 037 , 070,
083 through 086, 090 , and 100.
EXHIBITS : Previously received under separate cover:
1. Proposed Development Plans, received March 18, 2016 (242
pages)
Previously received with the March 30,2016 Staff Report:
2. Location Map (one page)
3. Initial Study (79 pages)
4. Findings and Considerations (three pages)
5. Conditions of Approval for Vesting Tentative Map (six
pages)
6. Conditions of Approval for the Architecture and Site
Application (27 pages)
7 . LetterofJustification received March 23,2016 (10 pages)
8. North 40 Narrative received February 8, 2016 (seven pages)
9. Economic study letter received November 6, 2015 (25 pages)
Planning Commission Staff Report -Page 2
North 40 Phase 1/S-13-090/M-13-014
March 30, 2016
REMARKS:
10. October 14 and November 11,2015 CDAC Minutes (seven
pages)
11. Response to CDAC comments received February 8, 2016 (13
pages)
12. January 27 ,2016 Historic Preservation Committee Minutes
(five pages)
13. Consulting Architect Report received December 18, 2015
(six pages)
14. Response to Consulting Architect Report received February
8, 2016 (three pages),
15. Consulting Architect memo received March 21 , 2016 (six
page s)
16. Consulting Arborist report received October 14, 2013 (33
pages)
17. State Density Bonus Law -Government Code Section 65915-
65918 (14 pages)
18. Density Bonus Ordinance and Program Guidelines -
Ordinance 2209 (21 pages)
19. Letter from Barbara Kautz , received March 10, 2016 ( 16
pages)
20. Town 's BMP Program and Guidelines-Ordinance 2181 (19
pages)
21. Public comment received through 11 :00 a.m., Thursday,
March 24, 2016
Previously received with Addendum Report:
22. Updated letter from Barbara Kautz received March 25,2016
(five pages)
23. Comments received from 11:01 a.m. on March 24, 2016 to
11:00 a.m. on March 28,2016
Received with Desk Item Report:
24. Residential Density Exhibit (one page), received March 30,
2016
25. Comments received from 11:01 a.m . on March 28 ,2016 to
11 :00 a.m. on March 30, 2016
The applicant has submitted an exhibit to show the residential den sity of the proposed
development (Exhibit 24). As discussed within the staff report, the Town 's Housing Element
requires a minimum of 13.5 acres of the North Forty Specific Plan Area to be develope d at a
minimum of20 units/acre in order to meet the Town's Regional Housing Need Allocation
(RHNA) numbers. The exhibit was prepared to assist the Commission in its deliberations.
Planning Commission Staff Report - Pa ge 3
North 40 Phase 1 /S-13 -090/M -13-014
March 30, 2016
Additionally, staff recei ved additional public comments on the proposed application (Exhibit
25). Staff will continue to accept written correspondence which will be included in the materials
provided to the Commi ssion and Town Council for future meetings .
Additionally, staff would like to correct an error in the staff report. The report stated that the
proposed application requires 47 BMP units , which is inaccurate. The BMP requirement would
be based on the base market rate units (187) which would reduce the 20 percent requirement to
37 units. The applicant i s proposing 50 units which is approximatel y 25 percent more than the
requirement of 3 7 units.
Prepared by:
Mami Moseley, AICP
Associate Planner
JP :MM :sr
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RE CEI V ED
MAR 3 0 2016
TOWN OF LOS GATOS
PLANNING DI VISION
NORTH FORTY LOS GATOS, CA
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