Item 2 - N40 Phase 1 - Desk Item & Exhibit 34TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: July 12, 2016
PREPARED BY: Sally Zamowitz, Planning Manager
szamowi tz@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 (Harmonie Park Development Co.) and Wendi
Baker (Summerhill Homes)
PROPERTY OWNERS : Yuki Farms , ETPH LP , Grosvenor USA Limited , Summerhill
N40 LLC , Elizabeth K. Dodson, and William Hirschman
APPLIC ATION 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 tentati ve
map. APNs: 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 Con siderations (three pages)
5. Conditions of Approval for Vesting Tentative Map (six
pages)
6. Conditions of Approval for the Architecture and Site
Application (27 page s)
7. Letter of Justification 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)
10. October 14 and November 11 ,2015 CDAC Minutes (seven
pages)
Planning Commission Staff Report-Page 2
North 40 Phase 1/S-13-090/M-13-014
July 12, 2016
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 receive d 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
pages)
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 March 30, 2016 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
Previously received with March 30, 2016 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
Previously received with July 12 , 2016 Staff Report:
26. Frequently Asked Questions (F AQ) prepared for North 40
Study Session (14 pages)
27 . Verbatim minutes ofthe March 30, 2016 Planning
Commission meeting (164 pages)
28. Verbatim minutes ofthe June 15 ,2016 Study Session (143
pages)
29. Memo from Town Attorney regarding application deadlines
(eight pages)
Planning Commission Staff Report -Page 3
North 40 Phase 1/S-13-090/M-13-014
July 12 ,2016
REMARKS:
30. Items received at March 30,2016 Planning Commission
(four pages)
31. Comments received from 11 :01 a.m. on March 30, 2016 to
11:00 a.m. on July 6, 2016
Previously received with July 12 , 2016 Addendum Report :
32. Comments received from 11:01 a.m. on July 6, 2016 to 11 :00
a.m. on July 8, 2016
33. Additional information from the applicant and the applicant's
attorneys
Received with this Desk Item Report:
34. Summary of Residential Units
35. Comments received from 11:0 I a.m. on July 8, 2016 to 11 :00
a.m . on July 12, 2016
Pursuant to a request from a Planning Commissioner, Exhibit 34 contains a table with a summary
of information for the proposed residential units.
The attached public comments on the proposed application (Exhibit 35) were received after
di stribution of the staff report and addendum.
Prepared by:
Sally Zamowitz, AlA
Planning Manager
JP:SZ :sr
N :\DEV\PC RE PORTS\20 16\North 40 7-12-16 -DESK.docx
lj. proved by: J!oel Paulson
Community Development Director
NORTH 40 PROJECT
PHASE I APPLICATION
SUMMARY OF RESIDENTIAL UNITS
Type of Residential Unit Total No. of
Units
One Bedroom
Units
Two Bedroom
Units
Three Bedroom
Units
Square Feet
Range
Total Square
Feet
Cottage Cluster, Garden Cluster,
Townhome, & Rowhouse Units
Garden Cluster Units 83 41 22 20 918-1,998 124,952
Rowhouses 97 0 73 24 1,500-1,944 161,763
Subtotal 180 41 95 44 N/A 286,715
Condominiums, Multi-Family,
Apartments, and Affordable Units
Condominiums 80 30 40 10 996-1,999 121,980
Live/Work Unit 2 0 2 0 524-551 1,075
Apartments 8 6 2 0 720-1,100 6,900
Senior Affordable Apartments 50 49 1 0 580-875 29,395
Subtotal 140 85 45 10 N/A 159,350
Total - All Residential Units 320 126 140 54 N/A 446,065
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