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08 Attachment 01 - August 26, 2020 Planning Commission Staff Report, with Exhibits 1-7PREPARED BY: JOCELYN SHOOPMAN Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 08/26/2020 ITEM NO: 3 DATE: August 20, 2020 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider Approval of a Request for Modification to an Existing Architecture and Site Application (S-13-090) to Remove Underground Parking for Construction of a Commercial Building (Market Hall) in the North 40 Specific Plan Area. APN 424-56-017. Architecture and Site Application S-20-012. Property Owner/Applicant: Summerhill N40, LLC. Project Planner: Jocelyn Shoopman. RECOMMENDATION: Consider approval of a request for a modification to an existing Architecture and Site Application (S-13-090) to remove underground parking for construction of a commercial building (Market Hall) in the North 40 Specific Plan Area. PROJECT DATA: General Plan Designation: North 40 Specific Plan Zoning Designation: North 40 Specific Plan Applicable Plans & Standards: General Plan; North 40 Specific Plan Parcel Size: 1.77 acres Surrounding Area: Existing Land Use General Plan Zoning North Agriculture, Commercial, and Residential North 40 Specific Plan (N40 SP) N40 SP East Commercial and Residential Mixed Use Commercial CH and R-1:8 South Commercial and Residential N40 SP N40 SP West Commercial and Residential N40 SP N40 SP ATTACHMENT 1 PAGE 2 OF 6 SUBJECT: 14225 Walker Street/S-20-012 DATE: August 20, 2020 CEQA: An Environmental Impact Report (EIR) was prepared and certified for the North 40 Specific Plan on January 5, 2015. No further environmental analysis is required. FINDINGS: That the project is consistent with the North 40 Specific Plan. CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: On June 17, 2015, the Town Council adopted the North 40 Specific Plan, providing more detailed land use and development guidance for the area than occurs in the General Plan. The approval of the North 40 Specific Plan also amended the zoning of the property to North 40 Specific Plan. On August 1, 2017, the Town Council adopted a resolution to approve the Phase I Architecture and Site application S-13-090 and Vesting Tentative Map application M-13-014 for the construction of a new multi-use, multi-story mixed use development, which includes residential units, a market hall, and on-site and off-site improvements on 20.7 acres of the North 40 Specific Plan Area. On September 4, 2018, the Town Council adopted a resolution to approve amendments to the North 40 Specific Plan. PROJECT DESCRIPTION: A.Location and Surrounding Neighborhood The subject parcel is approximately 1.77 acres, located within the North 40 Specific Plan Area east of Los Gatos Boulevard, and is currently vacant (Exhibit 1). PAGE 3 OF 6 SUBJECT: 14225 Walker Street/S-20-012 DATE: August 20, 2020 PROJECT DESCRIPTION (continued): B. Project Summary Architecture and Site application S-13-090 included approval of a multi-story, mixed use building (Market Hall) with 50 affordable apartments for seniors, 20,700 square feet of retail space, a 2,722-square foot community room, and a four-story parking garage with 303 parking spaces. The approved parking garage consisted of three above grade levels and one below grade level. The applicant is proposing to remove the below grade level, eliminating 127 parking spaces. C. Zoning Compliance The multi-story, mixed use building (Market Hall) is a permitted use within the Transition District in the North 40 Specific Plan. DISCUSSION: A. Architecture and Site Analysis Architecture and Site application S-13-090 included approval of a multi-story, mixed use building with 50 affordable apartments for seniors, 20,700 square feet of retail space, a 2,722-square foot community room, and a four-story parking garage with 303 parking spaces. The parking garage consisted of three above grade levels and one below grade level. The applicant is proposing to remove the below grade level, eliminating 127 parking spaces. No exterior modifications to the existing Market Hall building are proposed with the modification as detailed in Sheets A7.0 through A10.0 of Exhibit 6. B. Parking Architecture and Site application S-13-090 included approval of a four-story garage with three above grade levels and one below grade level. A total of 303 parking spaces were proposed, with 129 parking spaces in the below grade level. Based on the proposed uses within the Market Hall, the North 40 Specific Plan development regulations require 124 parking spaces. The approved application provided 179 parking spaces in excess of the requirements contained in the North 40 Specific Plan (Attachment 4). With the elimination of the below grade level, the applicant is proposing to modify the remaining three, above grade levels, resulting in a total of 176 parking spaces, 52 parking spaces in excess of the requirements for the Market Hall building (Attachment 5). Sheet A.11 of Attachment 6 details the required parking for the Transition District. With the proposed modification, the proposal would result in 45 parking spaces in excess of the requirements for the proposed uses in the Transition District. PAGE 4 OF 6 SUBJECT: 14225 Walker Street/S-20-012 DATE: August 20, 2020 DISCUSSION (continued): Parking Approved Number of Parking Spaces Proposed Number of Parking Spaces Level 0 129 Level 0 N/A Level 1 63 Level 1 59 Level 2 69 Level 2 70 Level 3 42 Level 3 47 Total 303 Total 176 Required Number of Parking Spaces 124 Required Number of Parking Spaces 124 C. Grading By removing the below grade level of the parking structure, the applicant states that the project will reduce excavation impacts related to the off hauling of soil, as well as reduce the construction time required to construct the below grade parking level (Attachment 5). In addition, the applicant states that by reducing the number of excess parking spaces, it will limit impacts related to automobile use and encourage the utilization of public transit, bikes, and other environmentally sustainable transportation methods for accessing the Market Hall. D. CEQA Determination An Environmental Impact Report (EIR) was prepared and certified for the North 40 Specific Plan on January 5, 2015. No further environmental analysis is required. PUBLIC COMMENTS: Written notice was sent to property owners and tenants located within 300 feet of the subject property. Public comments received by 11:00 a.m., Friday, August 21, 2020 are included as Exhibit 7. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application to modify Architecture and Site application S-13-090 for parking requirements for construction of a commercial building (Market Hall) in the North 40 Specific Plan Area. PAGE 5 OF 6 SUBJECT: 14225 Walker Street/S-20-012 DATE: August 20, 2020 CONCLUSION (continued): B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application subject to the recommended conditions of approval (Exhibit 3). If the Planning Commission finds merit with the proposed project, it should: 1. Make the finding that no further environmental analysis is required (Exhibit 2); 2. Make the finding that the project complies with the North 40 Specific Plan (Exhibit 2); 3. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 4. Approve Architecture and Site Application S-20-012 with the conditions contained in Exhibit 3 and the development plans in Exhibit 6. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description 5. Letter of Justification 6. Development Plans, received May 18, 2020 7. Public comments received by 11:00 a.m., Friday, August 21, 2020 This Page Intentionally Left Blank LOS GATOS BLNOD D I N A V S TURNER STBARTLETT STSTAN L E Y S T WAL K E R S T CUR T I S D RSB 85 RAMP NB 17MILLS STSHO R E D R MCC O B B D R WAT K I N S D R N TURNER STSACKETT CT14225 Walker Street 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION – August 26, 2020 REQUIRED FINDINGS & CONSIDERATIONS FOR: 14225 Walker Street Architecture and Site Application S-20-012 Consider Approval of a Request for Modification to an Existing Architecture and Site Application (S-13-090) to Remove Underground Parking for Construction of a Commercial Building (Market Hall) in the North 40 Specific Plan Area. APN 424-56- 017 PROPERTY OWNER/APPLICANT: Summerhill N40, LLC FINDINGS Required findings for CEQA: ■An Environmental Impact Report (EIR) was prepared and certified for the North 40 Specific Plan on January 5, 2015. No further environmental analysis is required. Compliance with the North 40 Specific Plan: ■The project is in compliance with the North 40 Specific Plan. CONSIDERATIONS: Considerations in review of Architecture & Site applications: ■As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N:\DEV\FINDINGS\2020\Walker 14225 - Findings - PC 08-26-20.docx EXHIBIT 2 This Page Intentionally Left Blank PLANNING COMMISSION – August 26, 2020 CONDITIONS OF APPROVAL 14225 Walker Street Architecture and Site Application S-20-012 Consider Approval of a Request for Modification to an Existing Architecture and Site Application (S-13-090) to Remove Underground Parking for Construction of a Commercial Building (Market Hall) in the North 40 Specific Plan Area. APN 424-56-017 PROPERTY OWNER/APPLICANT: Summerhill N40, LLC TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Outdoor lighting shall comply with Town Code and Building Code regulations. 4. OPEN SPACE: The required open space shall be maintained in accordance with the requirements of the North 40 Specific Plan. 5. TANDEM GARAGES: Tandem garages are permitted for the required parking within the residential units. Tandem garages shall maintain a minimum interior clearance of 11 feet by 38 feet. 6. NOISE: The applicant shall comply with all recommendations provided by Charles M. Salter within the report dated January 20, 2016. The letter and/or recommendations shall be printed on the building permit plan set for all affected buildings. 7. PARKING GARAGE GATE(S): Prior to issuance of a building permit for the multi-story parking garage, the applicant shall retain a parking consultant and coordinate with the Los Gatos Monte Sereno Police Department regarding number and location of gated access points to the parking garage. 8. MITIGATION MONITORING AND REPORTING PLAN: The applicant shall comply with all relevant mitigation measures included in the adopted mitigation monitoring and reporting plan prepared with the certified EIR. 9. GENERAL: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. EXHIBIT 3 10. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval and may be secured to the satisfaction of the Town Attorney. 11. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 12. PERMITS REQUIRED: A separate Building Permit shall be required for each new commercial building and a separate Building Permit will be required for the residential portion. 13. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12. 14. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 15. BUILDING AND SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 16. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum size 30” x 42”. 17. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 2 minutes. Clear signage shall be provided for construction workers at all access points. b. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator. All non-road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. c. Developer shall designate an on-site field supervisor to provide written notification of construction schedule to adjacent residential property owners and tenants at least one week prior to commencement of demolition and one week prior to commencement of grading with a request that all windows remain closed during demolition, site grading, excavation, and building construction activities in order to minimize exposure to NOx and PM10. The on-site field supervisor shall monitor construction emission levels within five feet of the property line of the adjacent residences for NOx and PM10 using the appropriate air quality and/or particulate monitor. 18. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 19. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 20. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 21. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 22. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance that they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. At least one accessible route shall connect all accessible buildings, facilities, elements and spaces that are on the same site. 23. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is provided for the public as clients, guests or employees, shall provide handicap accessible parking. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. 24. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 25. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 26. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 27. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 28. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Santa Clara County Environmental Health Department: (408) 918-3479 f. Bay Area Air Quality Management District g. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 29. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 30. PRIOR APPROVALS: All conditions per prior approvals (including Resolution 2017-045, etc.) shall be deemed in full force and affect for this approval. 31. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner, Applicant and/or Developer’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 32. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any studies imposed by the Planning Commission or Town Council shall be funded by the Owner, Applicant and/or Developer. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 33. REQUIRED FIRE DEPARTMENT ACCESS: Compliance with the following is required; CFC Sec. 503, 504, 506, 509 and Santa Clara County Fire Department Standard Detail and Specification A-1. Minimum required roadway width is 20 feet. Note specifically the requirements for a minimum 26-foot wide roadway serving buildings more than 30 feet in height from the lowest level of Fire Department Access. No parking is allowed within these minimum required widths. Minimum vertical clearance is 13’6”. REVISION 11/18/2015 Plans provided to this office show access as required. 34. FIRE SPRINKLERS REQUIRED: System requirements will vary depending upon the occupancy classification and projected use of each structure. It appears that the largest single structure will be a commercial multistory structure of 18,000 square feet. Applicants are advised to consult with the San Jose Water Company to determine what existing and proposed infrastructure will be required to meet the anticipated demand. CFC Chapter 9 and CRC Section 313 as adopted and amended by LGTC. 35. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 36. PUBLIC FIRE HYDRANT(S) REQUIRED: Provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be determined by the currently adopted edition of the California Fire Code, with a minimum single hydrant flow of 1,500 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Section 507, and Appendix B, Table B 105.1 and Appendix C. 37. HOSE VALVES/STANDPIPES REQUIRED: Hose valves/standpipes shall be installed as per the 2010 CFC Section 905, or where emergency access has been deemed minimal, shall be equipped with standpipes designed per NFPA Standard #14 and be equipped with 2-1/2” inch hose valves, located within the stair enclosure(s). Note specifically, within parking structure(s) at stairwells and on any proposed podium within certain courtyard areas. 38. FIRE APPARATUS (LADDER TRUCK) ACCESS ROADS REQUIRED: Provide access roadways with a paved all weather surface and a minimum unobstructed width of a minimum 26 feet, vertical clearance of 13 feet, 6 inches, minimum circulating turning radius of 60 feet outside and 31 feet inside, a maximum slope of 10 percent and vehicle loading of 75,000 pounds. CFC Section 503 and SCCFC SD&S A-1. 39. PARKING ALONG ROADWAYS: The required width of fire access roadways shall not be obstructed in any manner and, parking shall not be allowed along roadways less than 28 feet in width. Parking may be permitted along one side of roadways 28-35 feet in width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway widths shall be measured curb face to curb face, with parking space based on an 8-foot width. CFC Section 503. 40. GROUND LADDER ACCESS: Ground-ladder rescue from second and third floor sleeping rooms shall be made possible for fire department operations. With the climbing angle of seventy-five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. CFC Section 503 and 1029 NFPA 1932 Section 5.1.8. through 5.1.9.2. 41. REQUIRED BUILDING ACCESS: Exterior doors and openings required by this code or the International Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official. CFC Section 504. 42. KEY BOXES WHERE REQUIRED: Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for lifesaving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type and shall contain keys to gain necessary access as required by the fire code official. Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Key box maintenance. The operator of the building shall immediately notify the fire code official and provide the new key when a lock is changed or rekeyed. The key to such lock shall be secured in the key box CFC Section 506. 43. TIMING OF INSTALLATION: When fire apparatus roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternating methods of protection are provided. Temporary street signs shall be installed at each intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2 CFC Section 501. 44. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways shall be equipped with an approved access device. If the gates are operated electronically, an approved Knox key switch shall be installed, if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. CFC Section 503 and 506. 45. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. Plan pages specifically dedicated to safety plans, including proposed temporary access and water supply for each phase will be required CFC Chapter 14. 46. PREMISES IDENTIFICATION: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background CFC Section 505. Project Description Market Hall is a mixed-use building located within Phase 1 of the North 40 Specific Plan. The building features 50 affordable apartments for seniors, 20,700 square feet of retail space, a 2,772 square foot community room, and 303 parking spaces. Parking is distributed across four floors, three above ground and one subterranean. Per code requirements, 124 parking spaces are required, which leaves an excess of 179 parking spaces. SummerHill is requesting to amend the Market Hall plans to eliminate the subterranean parking level. This still leaves 52 excess parking spaces beyond what is required per the specific plan parking requirements. As described in our project justification letter, these are excess parking spaces not required or needed by the project. Their removal, and the removal of the associated excavation, soil off haul and concrete pours, will benefit the community due to reduced construction activity, a faster horizon for the affordable housing, and reducing traffic during both construction and operation. 52 parking spaces beyond what is required by code will still be provided, and no negative impact on the surrounding community will occur based on this change. Market Hall - Parking Requirements Use Size(1) Ratio (2) Parking Req Original Parking Revised Parking Senior Housing 50 ½ space per unit 25 129 Level 0 Level 0 Senior Guest 50 ½ space per unit 25 63 Level 1 59 Level 1 Market Hall 18,729 1 space per 300 sqft 62 69 Level 2 70 Level 2 Bakery 2,032 1 space per 300 sqft 7 42 Level 3 47 Level 3 Comm. Room 2,772 1 space per 590 sqft 5 Total: Excess: Total: Excess: Total 23,583 124 303 179 176 52 1)Size based on latest building permit plans 2)Ratio per city code and specific plan – 1 space per 300 for retail, ½ space per unit for residential Transition District Parking Parking Area Original Parking New Parking Market Hall 303 176 Parking Area A 64 UNCHANGED Parking Area B 55 UNCHANGED Parking Area C 36 UNCHANGED Total 458 331 EXHIBIT 4 This Page Intentionally Left Blank March 13, 2020 City of Los Gatos Staff and Planning Commission, RE: Letter of Justification for an Amendment to Approved Architectural and Site Approval S-13-090 We are requesting a modification to our Approved Architectural and Site Approval, File Number S-13- 090 to modify the Market Hall Building to remove the underground level of the project. As approved, the Market Hall Building included 303 total parking spaces across four levels – three above ground levels with a combined 176 parking spaces, and one underground parking level with 129 spaces. As shown in the table below, of these, 50 are reserved for the use of the Senior Affordable Housing. The Specific Plan dictates that commercial space within Phase 1 of North Forty shall comply with the Down Town Parking Requirements per Town Code Section 29.10.150(b). Parking Guidelines call for 62 for the main Market Hall space, 7 for the proposed bakery, and 5 for the community room, and 50 for the residential portion, for a total of 124 parking spaces. This means that, as approved, the Market Hall building is providing 179 parking spaces beyond what are required. Market Hall - Parking Requirements Use Size(1) Ratio (2) Parking Req Original Parking Revised Parking Senior Housing 50 ½ space per unit 25 129 Level 0 Level 0 Senior Guest 50 ½ space per unit 25 63 Level 1 59 Level 1 Market Hall 18,729 1 space per 300 sqft 62 69 Level 2 70 Level 2 Bakery 2,032 1 space per 300 sqft 7 42 Level 3 47 Level 3 Comm. Room 2,772 1 space per 590 sqft 5 Total: Excess: Total: Excess: Total 23,583 124 303 179 176 52 1)Size based on latest building permit plans 2)Ratio per city code and specific plan – 1 space per 300 for retail, ½ space per unit for residential The Market Hall was originally designed with a basement level by Grosvenor, with the intent to use the excess parking for future development in Phase II of North 40. With Grosvenor no longer involved in Phase I of the project, SummerHill has no need for parking beyond what is required by Town Code and the specific plan. SummerHill is proposing to remove the subterranean parking level. This leaves the Market Hall project with an excess of 52 parking spaces above what is required by the zoning code to serve the commercial interests at North 40. Removal of the underground parking will have a number of benefits, both over the course of construction as well as in the future operation of the Market Hall. The construction of a subterranean parking structure necessarily entails a number of impacts such as excavation, off hauling of soil, and significant additional construction time. During operation, reducing the number of excess parking spaces provided will limit traffic impacts, green house gasses, and encourage the utilization of public transit, bikes, and other more environmentally sustainable methods for utilizing Market Hall. Construction Impacts EXHIBIT 5 Construction of Market Hall as currently designed involves the off haul of approximately 18,200 cubic yards of soil. It is anticipated that this will require approximately 1,700 truck trips to remove material from the site, and 400 inbound truck-loads of concrete to complete the basement. Eliminating the basement parking will eliminate the need for these truck trips to and from the site during construction. Benefits for operations A fundamental concept in transportation planning is the idea of ‘induced demand’. This is a phenomenon where, by providing excess capacity (such as on a highway, road, or in a parking structure), additional demand is effectively created to utilize this space. Providing so many extra parking spaces in Market Hall runs the risk of inducing additional demand for the project. This induced demand has negative effects on the surrounding community by increasing traffic, noise, and pollution. Additionally, lowering the number of parking spaces will increase the appeal of better and more sustainable transit options such as biking or public transit to access the site. Vacant parking garages can also serve to attract unwanted behavior since they are out of site of the public, residents, and police. Eliminating the basement level will therefor also remove a potential future source of public and private nuisance and of public safety enforcement inquiries, leading to better operations for the site. Fundamentally, the underground parking level is neither required nor needed by the project. Its removal, and the removal of the associated excavation, soil off haul and concrete pours, will benefit the community due to reduced construction activity, a faster horizon for the affordable housing, and reducing traffic during both construction and operation. Market Hall will still provide 52 parking spaces above what is required by code, and no negative impact on the surrounding community will occur based on this change. TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 3.6a20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall Design A.0 COVER SHEET Market Hall Modification A&S - S-13-090 Overall Site Plan Sheet Index A.0 - Cover Sheet A.1 - Site Plan A.2 - Basement 1 A.3 - Floor 1 A.4 - Floor 2 A.5 - Floor 3 A.6 - Floor 4 A.7 - Elevations A.8 - Elevations A.9 - Elevations A.10 - Elevations A.11 - Building Area and Parking Tabulations L3.0 - Landscape Planting Plan L3.1 - Landscape Planting Plan VICINITY MAP LOS GATOS BLVD.HI GHWAY85OKA RD. LOS GATOS CREEK SITE Vicinity Map EXHIBIT 6 TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 3.6a20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall Design A.1 SITE PLAN Market Hall Modification A&S - S-13-090 Market Hall Building Site Plan WINE RETAIL/TASTINGUP SOUTH TURNER STREETWALKER STREETLOS GATOS BOULEVARD BUILDING B2 RESTAURANT (NOT IN SCOPE) MILL STREET 9'-10"11'-0"SETBACK LINESETBACK LINESETBACK LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE21'-0"29'-0" 45'-3"40'-10"5'-0" IMAGINARY PROPERTY LINE TEMPORARY PADMOUNT TRANSFORMER SUB-SURFACE TRANSFORMER 30'-2"BUILDING C1 (NOT IN SCOPE)21'-0" KB BUILDING A2 RETAIL (NOT IN SCOPE) AREA B AREA A AREA C BUILDING A1 RETAIL / RESIDENTIAL ABOVE (NOT IN SCOPE) TRANSITION DISTRICT SHORT-TERM / GUEST BIKE PARKING SHORT-TERM / GUEST BIKE PARKING REFUSEPICK-UP POINTTRASH MPOE TRUE NORTH SHORT-TERM / GUEST BIKE PARKING TEMPORARY HAMMERHEAD TURNAROUND FUTURE ROAD EXTENSION FUTURE ROAD EXTENSION COMMERCIAL SPACE 'B' 14200 MILL STREET LOS GATOS, CA 95032 COMMUNITY ROOM (2ND FLR.) MARKET PLAZA VENDOR'S KIOSK(NORTH 'A' STREET)('C' STREET)(NEIGHBORHOOD STREET)(ELEC ROOM BELOW)GREASE INTERCEPTOR GREASE INTERCEPTOR GREASE INTERCEPTOR 2-WAY FDC (SEE AMMR / FIRE SITE PLAN) GAS METERS, SEE CIVIL & PLUMB DWGsSUB-SURFACE TRANSFORMERSUB-SURFACE TRANSFORMER SP SP(ELEC ROOMBELOW)LOADING COMMERCIAL SPACE 'A' 14225 WALKER STREET LOS GATOS, CA 95032 RESIDENTIAL LOBBY 14235 WALKER STREET LOS GATOS, CA 95032 STAIR #2 STAIR #3 STAIR #1 HYDRANT #1 (SEE FIRE SITE PLAN) HYDRANT #4 (SEE FIRE SITE PLAN) HYDRANT #3 (SEE FIRE SITE PLAN) HYDRANT #2 (SEE FIRE SITE PLAN) 4-WAY FDC (SEE AMMR / FIRE SITE PLAN)FIRE ALARM CONTROL PANEL33'-11"50'-9 1/2"71'-11"1 1 1 BLOW OFF VALVE (SEE FIRE SITE PLAN) 1 1 BLOW-OFF VALVE (SEE FIRE SITE PLAN) GATE VALVE (SEE FIRE SITE PLAN) 1 1 HORIZONTAL STANDPIPE #3 (SEE FIRE SITE PLAN)1 HORIZONTAL STANDPIPE #2 (SEE FIRE SITE PLAN) 1 STANDPIPE #3 (SEE FIRE PROTECTION DWGs) STANDPIPE #1 (SEE FIRE PROTECTION DWGs) STANDPIPE #2 (SEE FIRE PROTECTION DWGs) RISER #2.2 (SEE FIRE PROTECTION DWGs) STANDPIPE #4 (SEE FIRE PROTECTION DWGs) RISER #2.3 (SEE FIRE PROTECTION DWGs) 10" ALARM BELL WITH 911 SIGN BACK-FLOW ASSEMBLY (SEE FIRE SITE PLAN) 1 1 1 1 1 BACK-FLOW PREVENTER (SEE FIRE PROTECTION DWGs) ELEV #1 ELEV #2 STAIR #4 xA041 6 SIM. xA041 6 SIM. A542 2 A541 1 A543 2 A544 1 A532 1 5 A051 5 A051 KB KB FIRE LADDER PAD 4 3 4 4 4 11 11 11 11 11 11 11 11 11 11 11 0553 4 11 11 0 20'40'10' NO SIGNIFICANT CHANGES FROM APPROVED A&S TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.6a Floor Plans Area B 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall Design THE BASEMENT IS BEING REMOVED BUILDING B1 -BASEMENT FLOOR PLAN THE BASEMENT IS ELIMINATED. AS APPROVED AS PROPOSED A.2 BASEMENT 1 MARKET HALL GARAGE 18,200 CY 49,500 CY TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.6b Floor Plans Area B 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall DesignModified Market Hall Design UP S S ELEV B LOBBY PARCEL DELIVERY TRASH/RECYCLINGTERMINATIONROOM BAKERY SPECIALTYMARKET /MARKET HALL ELECGEARROOM STAIR 1 LOADINGAREA RAMPUP MEP /MPOE RETAIL SUPPORT RAMPDN BIKESTORAGE FUTURE RETAIL SUPPORT CORRIDOR ELEV 1 PACKAGEDELIVERYSTAIR 2 VERIFY WITH CIVILF.F. = 294.9'F.F. = 11'-0" VERIFY WITH CIVILF.F. = 296.2'F.F. = 12'-3 1/2" VERIFY WITH CIVILF.F. = 296.4' (AFTER FOAM FILL AND CONCRETE TOPPING)F.F. = 12'-6" (AFTER FOAM FILL AND CONCRETE TOPPING) SP SP RAMP UP RAMP UP VERIFY WITH CIVILF.F. = 296.4'F.F. = 12'-6" VERIFY WITH CIVILF.F. = 294.9'F.F. = 11'-0" VERIFY WITH CIVILF.F. = 296.4'F.F. = 12'-6" ELEVMACHINEROOM ELEVMACHINEROOM ELEV 2 MAINELECROOM MAINTENANCE STORAGE A 3.15b B 3.12b B 3.15b B 3.13b BUILDING B1 -FIRST FLOOR PLAN PROVIDED PARKING ON GARAGE LEVEL P1 RETAIL 56 SENIOR VISITOR 3 SUB-TOTAL 59 PROVIDED PARKING PER FLOOR LEVEL P1 59 LEVEL P2 70 LEVEL 3 47 GRAND TOTAL 176 PARKING LAYOUT HAS CHANGED TO ELIMINATE THE RAMP TO THE BASEMENT AND EQUIPMENT ROOMS HAVE BEEN RECONFIGURED. AS APPROVED AS PROPOSED A.3 FLOOR 1 A7 A8 A9 A10 TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.6c Floor Plans Area B 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall DesignModified Market Hall Design STORAGE RAMPDN RAMP UP LOADING AREA BELOW SPECIALTY MARKET / MARKET HALL BELOW LOBBY BELOW SPECIALTY MARKET / MARKET HALL BELOW STORAGE COMMUNITYROOM VERIFY WITH CIVILF.F. = 305.9'F.F. = 22'-0" OPEN SP SP DS SHAFT A 3.15b B 3.12b B 3.15b B 3.13b BUILDING B1 -SECOND FLOOR PLAN PROVIDED PARKING ON GARAGE LEVEL P2 RETAIL 70 SUB-TOTAL 70 PROVIDED PARKING PER FLOOR LEVEL P1 59 LEVEL P2 70 LEVEL 3 47 GRAND TOTAL 176 NO SIGNIFICANT CHANGES FROM APPROVED A&S AS APPROVED AS PROPOSED A.4 FLOOR 2 A7 A8 A9 A10 LIBRARY /COMPUTER LAB COMMONACTIVITY ROOM STOR OFFICE TRASH MAINTENANCE RAMPDN ROOF STOR ELEC /IDF ELEVATORLOBBY ROOF ROOF +21'-6" PARKING GARAGE GARDEN COURTF.F. = 317.5' (SEE LANDSCAPE DWGs FOR MORE INFO) CORRIDOR TLT HALLWAY C.R.C.R.3/8" / 12" OPEN W R FUTURE EQUIPMENT PAD ROOF 3/8" / 12"3/8" / 12"RESIDENTIAL F.F. = 317'-6" SP SPSP DS U311 U321 U315 U317 U304 U306 U308U305 U307 U309 U323 U327 U324 U326 U313 U302U301 U303 U318 U320 U322 U319 U325 I.T.CLOSET VERIFY WITH CIVILF.F. = 317.2'F.F. = 33'-1" STAIR 1 A 3.15b B 3.12b B 3.15b B 3.13b TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.7a Floor Plans Area B 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 BUILDING B1 -THIRD FLOOR PLAN PROVIDED PARKING ON GARAGE LEVEL 3 SENIOR 25 SENIOR VISITOR 22 SUB-TOTAL 47 PROVIDED PARKING PER FLOOR LEVEL P1 59 LEVEL P2 70 LEVEL 3 47 GRAND TOTAL 176 0 15 60 12030 NO SIGNIFICANT CHANGES FROM APPROVED A&S Modified Market Hall Design AS APPROVED Modified Market Hall Design AS APPROVED AS PROPOSED A.5 FLOOR 3 A7 A8 A9 A10 TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.7b Floor Plans Area B 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 15 60 12030Modified Market Hall Design AS APPROVED Modified Market Hall Design TRASH LAUNDRY PARKING GARAGE BELOW GARDEN COURT BELOW ROOF ROOF ROOF ELEC /IDF BOHSTORAGE STOR ELEVATORLOBBY SHAFT SHAFT U411 U416 U414 U412 U410 U421 U419 U415 U417 U408 U407 U409 U423 U425 U427 U424 U413 U418 U420 U422 U404 U406 U405 U402 U426 U401 U403 STAIR 1 ELEV 1 A 3.15b B 3.12b B 3.15b B 3.13b BUILDING B1 -FOURTH FLOOR PLAN NO SIGNIFICANT CHANGES FROM APPROVED A&S AS APPROVED AS PROPOSED A.6 FLOOR 4 A7 A8 A9 A10 MARKET PLAZA MILL STREETSPECIALTY MARKET / MARKET HALL OBLIQUE BUILDING B1 - SPECIALTY MARKET AND SENIOR AFFORDABLE RESIDENTIAL SOUTH ELEVATION TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.12a Exterior Elevations - Neighborhood Street 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 ELEVATION "B" -NEIGHBORHOOD STREET LOOKING NORTH 0 6416 328 NO SIGNIFICANT CHANGES FROM APPROVED A&S Modified Market Hall DesignModified Market Hall Design AS APPROVED AS PROPOSED A.7 ELEVATIONS SPECITALTY MARKET / MARKET HALL GARAGE ENTRYMARKET PLAZAWALKER STREET BUILDING B1 - SPECIALTY MARKET AND SENIOR AFFORDABLE RESIDENTIAL EAST ELEVATION TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.13b Exterior Elevations - Neighborhood Street 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 6416 328 ELEVATION "B" -'C2' STREET LOOKING WEST NO SIGNIFICANT CHANGES FROM APPROVED A&S Modified Market Hall Design AS APPROVED AS PROPOSED Modified Market Hall Design AS APPROVED AS PROPOSED A.8 ELEVATIONS i i i i TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.15b Exterior Elevations - Additional Market and Senior Affordable Residential Facades 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 6416 328Modified Market Hall DesignModified Market Hall Design T ectonic Cop yright 2007 T ectonic Cop yright 2007 BUILDING B1 - SPECIALTY MARKET AND SENIOR AFFORDABLE RESIDENTIAL (TRUE) SOUTHWEST ELEVATION SERVICE ENTRY LOBBY SPECIALTY MARKET / MARKET HALL ELEVATION "A" -NORTH "A" STREET LOOKING NORTHEAST NO SIGNIFICANT CHANGES FROM APPROVED A&S AS APPROVED AS PROPOSED A.9 ELEVATIONS i i i i BUILDING B1 - SPECIALTY MARKET AND SENIOR AFFORDABLE RESIDENTIAL (TRUE) NORTH ELEVATION TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.15c Exterior Elevations - Additional Market and Senior Affordable Residential Facades 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 0 6416 328 ELEVATION "B" -PHASE I PROPERTY LINE LOOKING SOUTH NO SIGNIFICANT CHANGES FROM APPROVED A&S Modified Market Hall Design AS APPROVED AS PROPOSED Modified Market Hall Design AS APPROVED AS PROPOSED A.10 ELEVATIONS 64,413 261 261 261 330 45 ORIGINAL BLGD B1 RETAIL = 254 ORIGINAL OTHER RETAIL = 135 TOTAL ORIGINAL ENTITLEMENT RETAIL = 389 REVISED BLGD B1 RETAIL = 126 ORIGINAL OTHER RETAIL = 135 REVISED ENTITLEMENT RETAIL = 261 39 + 30 + 261 = 330 330 PROVIDED - 285 REQ'D = 45 EXTRA TRUE NORTH PLAN NORTH12555 W. Jefferson Blvd. Suite 100 Los Angeles, CA 90066 ktgy.com 310.394.2623 Architecture + Planning NORTH FORTY LOS GATOS, CA 01.30.20 Transition District 3.22a Building Area and Parking Tabulations 20171043 14225 -14235 WALKER STREET 14200 MILL STREET LOS GATOS, CA 95032 North Forty Building B1SUMMERHILL HOMES 777 S. California Ave Palo Alto, CA, 94304 Modified Market Hall Design A.11 BUILDING AREA AND PARKING TABULATIONS 6.3%15.8%6.3%15.8%C17C18 C19PARKINGNO6.3%15.8%6.3%15.8%ZEL SER 48"box 5 37 15 gal POD GRA 4 5 gal HEB COE 20 5 gal LIR GIG COPYRIGHT © 2006 VAN DORN ABEDLANDSCAPE ARCHITECTS, INC.ALL DRAWINGS & WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE THE ORIGINAL &UNPUBLISHED WORK OF THE LANDSCAPEARCHITECT & SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUT THE WRITTENCONSENT OF THE LANDSCAPE ARCHITECT.KEYMAPLARK AVENUELOS GATOS BOULEVARD HWY 17 MATCHLINE L3.1 NOTES: SEE L3.1 FOR PLANT LEGEND NO SIGNIFICANT CHANGES FROM APPROVED A&S 2.6%3.8% DN 4.3%W WTREE #75 TREE #76 TREE TREEC36C37C3 8 C39C4 0 C41C43C 4 4C43 PARKINGNO 2.6%3.8% DN 4.3%NO MOW SODDED 108 sf NO MOW SODDED 207 sf NO MOW SODDED 216 sf NO MOW SODDED 298 sf PYR ARI 24"box 12MUH RIG 5 gal 4 LAV ANG 5 gal 5 MUH RIG 5 gal 4 LAV ANG 5 gal 5 MUH RIG 5 gal 4 LAV ANG 5 gal 5 ZEL SER 48"box 4 125 sf SODDED LIP KUR 9 15 gal MYR CAL 9 15 gal MYR CAL 11 15 gal POD GRA LOM HYB 5 gal 13 ANI BUS 5 gal 12 10 5 gal ARC HOW 12 5 gal MUH RIG TREES CODE BOTANICAL NAME COMMON NAME CONT QTY REMARKS PYR ARI Pyrus calleryana `Aristocrat` TM Aristocrat Flowering Pear 24"box 12 M ZEL SER Zelkova serrata Sawleaf Zelkova 48"box 9 M SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS ANI BUS Anigozanthos x `Bush Tango`Red-Green Kangaroo Paw 5 gal 12 L HEB COE Hebe x `Coed`Hebe 5 gal 4 M LAV ANG Lavandula angustifolia English Lavender 5 gal 15 L LIR GIG Liriope gigantea Giant Liriope 5 gal 20 LOM HYB Lomandra hybrid Platinum Beauty Variegated Dwarf Mat Rush 5 gal 13 L MUH RIG Muhlenbergia rigens Deer Grass 5 gal 12 L / 4H x 3.5W MYR CAL Myrica californica Pacific Wax Myrtle 15 gal 18 L POD GRA Podocarpus gracilior Fern Pine 15 gal 51 L PLANT SCHEDULE LIP KUR Lippia nodiflora `Kurapia`Kurapia SODDED 125 sf L Available through Delta Bluegrass Company NO MOW Native fescue sod mix CALIFORNIA NATIVE SOD: NATIVE MOW FREE SOD SODDED 828 sf AVAILABLE FROM: WWW.DELTABLUEGRASS.COM COPYRIGHT © 2006 VAN DORN ABEDLANDSCAPE ARCHITECTS, INC.ALL DRAWINGS & WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE THE ORIGINAL &UNPUBLISHED WORK OF THE LANDSCAPEARCHITECT & SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUT THE WRITTENCONSENT OF THE LANDSCAPE ARCHITECT.KEYMAPLARK AVENUELOS GATOS BOULEVARD HWY 17 MATCHLINE L3.0 NO SIGNIFICANT CHANGES FROM APPROVED A&SNO SIGNIFICANT CHANGES FROM APPROVED A&S June 26, 2020 Town of Los Gatos Attn: Joel Paulson 110 E. Main Street Los Gatos, CA 95030 Re: North 40 – Market Hall Design Modification to Design Dear Mr. Paulson: Eden Housing has been working tirelessly for over 50 years to build and maintain high quality, service-enhanced affordable housing communities that meets the needs of lower income families, seniors and persons with disabilities. We are anxious to have the affordable homes within the North 40 development complete and ready for our seniors to move into. We have reviewed the proposed changes to the design that eliminate the below ground level of parking and are in full in support of this modification and urge you to support SummerHill Home’s request for the modification for the reasons stated below. First, as a shared user of the Market Hall building we want to ensure there is a proper amount of parking -- without creating excessive traffic in a building occupied by senior citizens. After reviewing the chart of parking provided and seeing the excess spaces provided in a smaller building, we believe the only impact to adding more parking spaces would be to the detriment of our senior citizens safety with additional, unnecessary vehicular traffic. Secondly, as an operator in a mixed-use building, we are required to pay Homeowner’s expenses (our fair share) to ensure the property maintenance and upkeep of all the common areas. The elimination of the excess spaces will assist in keeping these expenses lower so that the burden of maintaining this space does not rest on the shoulders of the affordable apartments and allow us to put more money into the spaces that our low-income seniors will use. Finally, there is a dire need for affordable apartments needed in our communities for all persons – regardless of age or circumstance. The elimination of this subgrade parking structure will shorten the construction period for the building – thus providing affordable homes to our senior citizens that much more quickly. We urge you to support the modification. The amount of parking remaining is more than adequate to meet the needs of our community. Very Sincerely, Linda Mandolini, President and CEO EDEN HOUSING, INC. EXHIBIT 7 August 13, 2020 Joe Paulson Planning Department Town of Los Gatos Re: North 40 Dear Mr. Paulson, Silicon Valley Bicycle Coalition is a non-profit member-based organization with the mission to create a healthy, community, environment, and economy through bicycling for people in San Mateo and Santa Clara Counties. We are writing to support the proposed changes to the Market Hall at North Forty as furthering the goals we share to create safe and friendly transportation connections throughout the region. We have reviewed the proposed change to the project to eliminate the unneeded underground parking and are in full support. When a building has excessive unneeded parking, it creates induced demand for cars – the very knowledge that there will be no issue parking encourages people who might otherwise bike, walk, or take transit to drive instead. SVBC strongly supports the proposed project changes and the safer and more active streets they will deliver. Combined with the expansive TDM measures and plans to significantly increase existing bicycle facilities on Los Gatos Boulevard, Lark Avenue, and through the project, we believe that this reduction in excess unneeded parking will make both the project and Los Gatos a safer and more bike and pedestrian friendly place. We urge the planning commission to approve the revision to the project and create a better community for us all. Thank you for your consideration. Sincerely, Shiloh Ballard President and Executive Director