20090217 Study Session Attachment 3
EPISCOPAL -.. • .-SENIOR COMMUNITIES January 30, 2009 Mr. Greg Larson, Town Manager Town of Los Gatos 110 E. Main Street P.O. Box 949 Los Gatos, CA 95031 RE: Los Gatos Meadows Redevelopment-Study
Session Request 110 Wood Road, Los Gatos Dear Mr. Larson: On behalf of Episcopal Senior Communities (ESC), I am writing to request a Study Session with the Los Gatos Tovvn Council to
address and clarify certain policy issues related to the potential redevelopment of Los Gatos Meadows, our Continuing Care Retirement Community (CCRC) on Wood Road in Downtown Los Gatos.
While we have explored several redevelopment alternatives for the property, met with CDAC and the To-wn's professional staff and begun our on-site resident, neighborhood and Town wide
community outreach process, there are several policy issues on which we seek Town Council feedback in order to evaluate redevelopment options. As you may know, Los Gatos Meadows, located
at 110 Wood Road, has served the senior community of Los Gatos since 1971 "'rith limited modifications to its physical infrastructure. Much like a personal home, after nearly 40 years,
Los Gatos Meadows requires complete redevelopment. Facility upgrades that are not possible ''Vithin the context of the exiting development are required. The physical community must be
redeveloped to meet the needs of our current and future residents and to be viable and continue to serve future generations of seniors in the community of Los Gatos. The purpose of this
letter is to provide a detailed description and background of the redevelopment plans; to highlight our approacl1 to the process and to call out the key issues for which we seek input
from the Town Council. 2185 N. California olvdo, Suite 575, Vvelnut Creek, CA 94596 • Tel: (925) 956-7400 • Fax: (925) Canterbury '\loods' St. Paul's Towers' Los
Gates Meadows' SprL'lg Lake Village' San Francisco Tov.'ers Oak Center Towers' Presidio Gate Apartments 'witJw.ehj.org
LOS G<lloS Meadows -Town Council Letter January 30, 2009 Page 2 Development Sponsorship By way of background, ESC is a not for profit, non-denominational provider offering Continuing
Care and Life Care retirement housing and services, Headquartered in Walnut Creek, California, ESC is a leader in providing seniors in northern California housing and services, Since
1965, ESC has built, owned and continues to operate five Continuing Care/Life Care retirement communities in northern California, These communities are located in Los Gatos, Pacific
Grove, Santa Rosa, Oakland and San Francisco, ESCs facilities are licensed and regulated by the State of California and have ea1'1led accreditation by the Continuing Care Accreditation
Commission (CARF/CCAC), In addition to retirement communities like Los Gatos Meadows, ESCs organizational mission includes a service to seniors in affordable senior housing and senior
services for those outside our communities, ESC develops, owns or is affiliated wiLl> and operates four affordable senior housing communities in northern California. Through various
Community Outreach programs, ESC services touch more than 2,500 frail and low income seniors every year. These outreach programs include providing access to fresh, affordable produce,
linking elders to community services to meet their needs, and personal contact through an innovative telephone outreach program. \Ale al'e proud that our community residents contribute
thousands of hours of volunteer time to help individuals and organizations in their local community, Los Gatos Meadows Background As one of the Town's largest employers, Los Gatos Meadows
is situated on a 10,6 acre site located at 110 Wood Road. The site was originally developed as a Continuing Care Retirement Community (CeRC) and opened in 1971, The objective then, as
now is to provide seniors 65 years and over a place to retire and age in place, living independently in the Los Gatos community, Since completion, Los Gatos Meadows has been owned and
operated by ESC (formerly named the Episcopal Homes Foundation). Los Gatos Meadows is an essential part of the fabric of the community of Los Gatos, It is one of two communities in Town
that offers seniors an age in place choice. Residents can retire in a residential community with the assurance of access to the full continuum of health care, A full service retirement
community makes a significant conh'ibution to the TO\ovn -as major employer -and as a vital resource for residents who want to remain a part of this community. This is clearly demonstrated
by the longevity of Los Gatos Meadows and a community like the Terraces of Los Gatos, The proximity of Los Gatos Meadows to downtown Los Gatos allows residents to remain active and to
volunteer in commtmity and charitable activities, shop in DowntO\Nn and maintain cOlU'\ections to our broader cOffilnunity,
Los Gatos Meadows -Town Council Leller Janua:y 30, 2009 Page 3 The Requirement for Redevelopment Los Gatos Meadows' facilities lack the infrastructure of a contemporary senior residential
community. There is inadequate common space, insufficient parking; there is no pool or other aquatic related amenity on campus. The exercise/workout room is presently accommodated in
one of the studio apartments which are inadequate. We have reconfigured several areas to provide social spaces for residents, but most serve multiple purposes and are inadequate. Over
the years, Los Gatos Meadows also has maximized its ability to restructure and refurbish residential units and amenities to make them marketable. The existing units range in size from
350 sq. ft. to just over 1,000 sq. ft., most of which have small and outdated kitchenettes. So, although this configuration reflects the senior housing market of the 1970's it is not
feasible today. Competitive communities today offer seniors 1.5 to 2 bedroom accommodations starting starting at approximately 950 sq. ft with complete kitchens and with more spacious
residential accommodations, a variety of recreational spaces and multiple dining venues. Los Gatos Meadows has been challenged to meet current and prospective residents' needs, and the
strategy of combining several small units to meet the basic resident requirements and has resulted in a reduction in the number of residential accommodations and as a result, the residential
population overall. The commwuty requires complete redevelopment for the long term viability and success of Los Gatos Meadows. Los Gatos Meadows serves our community. The majority of
current residents at Los Gatos Meadows original addresses were within a 10 mile radius of the site, and 75 percent of all prospective residents are expected to originate from the same
market area. The need for this type of residential option continues to be very strong in the Los Gatos/Saratoga market area. An increase in the number of residential accommodations,
common spaces used by residents plus the plarrned addition of two essential health care components: assisted living and memory care will serve seniors in our Town. The present facility
must be redeveloped to increase am operating space significantly. The revitalization of the physical facilities at Los Gatos Meadows is an absolute necessity to continue operation of
this valuable Continuing Care Retirement Community. Our Development Philosophy In that spirit of collaboration and good faith, we have developed a plan that is feasible from a business
and consumer demand perspective. We have not artificially inflated the requested number of units or square footage of the community with the hopes of negotiating through the development
process to achieve something less. Similar to the
Los Galos Me<:!:dows -Town CmU1cil Letter Januar}' 30, 2009 Page 4 CDAC and our updated plans, we will be requesting, on the front end of this process, the minimum number of units and
square footage absolutely necessary for a feasible senior community, not what may be desired to maximize development. We trust and hope that the Town both appreciates and respects our
approach to this process. ESC has assembled a project team of experienced industry professionals to advise the organization in this effort to help balance the opportunities and constraints
of the site and redevelop a community we can all be proud of. Our team includes professionals not only those in senior housing and services but experts in the fields of land planning,
design, architecture, development, construction, landscape design, engineering and environmental-all to help as we consider and plan for this important and complex endeavor. Redevelopment
Summary Existing Site Overview. The Los Gatos Meadows property is 10.6 acres with a General Plan Land Use Designation of Medium Density Residential, and a current Zoning of R: PD. The
PD allows for a total of 222 units/beds facility, 111 parking spaces and approximately 220,000 square feet (living area and a two level garage). The community currently maintains 198
unitslbeds as noted, in less than optimal square footage and configuration. The surrounding use to the north, south and west is residential (R1: D & and central business
district (C-2) to the east. The existing buildings range from one to four stOlies in height with an additional two level underground garage. When the property was originally developed,
there was significant grading due to the current two level underground garages, as well the significant cuts, fills and retaining walls throughout the property. There are also four residential
units in h"lO buildings that are located on concrete stilts at the eastern portion of the property. The Los Gatos Meadows property is unique in both its setting and use. Since the early
1970s, Los Gatos Meadows has been and continues to be a part of the hillside setting of Los Gatos. Its form and features are part of the landscape. Because of its location at the base
of the hillside, the community is relatively hidden from all but very limited views. The current architecture, with substantial concrete facades, is not harmonious with its surroundings.
The redevelopment plan calls for using environmentally appropliate design and consh'uction and the topography of the site and the natural setting to create a synergy beh"l€en the design
and the hillside that does not exist today.
Los Gatos :Meadows -Town Council Letter January 30, 2009 Page 5 Proposed Plan Overview. The buildings at Los Gatos Meadows will be designed with respect for the local site context. Buildings
will be stepped into topography and oriented to parallel contour lines. Building heights will not be visible above sUJTounding ridgelines or from any of the Town's viewing platforms.
The building heights will range from 2-6 stories (a non-prominent location may include a seventh floor element). A mix of different apartment sizes and multiple types of resident care
will help reduce the visual mass of the buildings through articulation and variety in plan. Parking and service areas will be placed below grade to reduce their visual impact or any
contribution to overall building height. Upper floors of buildings may step back to reduce visual bulk and roofs will slope to reflect the sUlTounding topography. Exterior colors will
be utilized that complement natural colors of the environment. The building design, established foliage and topography will minimizes the visual impact to the community. Circulation.
As part of the redevelopment, the plan includes a new formal arrival 10catioJ1.off Wood Road near where it is currently located. There will also be a separate garage entry and delivery
locations. Apreliminary analysis of the redevelopment plan and traffic circulation concluded that theFarwellLane accesscould.be closed to through vehicular traffic given the limited
usage. We propose to close Farwell Lane at Broadway to through traffic, turning .Far'"ell Lane into an improved pedestrian cOimection to Downtown'Los Gatos with access for emergency
vehicles only. To improve emergency vehicle and personnel access compared to the existing conditions today, we will also incorporate fire access lanes surrounding the buildings to improve
emergency personnel response times andlife safetyprocedures. Architecture. The predominant arcl1itectural character of Los Gatos Meadows will be designed to reflect the scale and character
of Los Gatos Gatos and CaJjfornia within the context of a senior retirement community. The CaJjfornia Craftsman Style associated with 01arles and Henry Greene, Arthur and Alfred Heineman,
and Julia Morgan is the inspiration for the design character. Varied roof heights and multiple smaller roof elements will help reduce the visual scale of the building. Roof overhangs,
shallow balconies and articulation in plan will also provide v,niet:y and interest through the introduction of shade and shadow. Natural materials will be utilized to provide harmony
with the hillside setting. We plan to employ classic Craftsman colors, materials, and finishes that reflect the historic character of surrounding neighborhoods and a time honored look
and feel of Los Gatos. Conceptual Development Advisory Committee (CDAC) Summary In April 2008, we presented a concept plan to the Town's CDAC. The proposed project would include a modification
to the PD that would allow for an increase of 36 new units
Los Galos Meadows -Town Councill.<:lIer Janual'}' 30. 2009 Page 6 compared to what is allowed under the PD and 61 units more than exist today due to unit consolidations. The increase
is predominantly in assisted living and memory care and an LTlcrease of 239 parking spaces for a total of 256 units and 350 parking spaces. The total square footage was approximately
564,000 square feet including living area and two-level under ground garage, which would replace and expand the existing twolevel under ground garage. The CDAC provided extensive feedback
on both project and policy issues elated to the use, expansion, architecture, bulk, mass, height, traffic, grading, Hillside Design Standards & Guidelines (HDS&G), green building and
other items. Please see CDAC Comment Letter, ATTACHMENT UAU. V·le have spent the past nine months evaluating CDAC and the Town's professional staff comments, revising the overall program
and site plan, as well as assessing teclmical, financial feasibility and other opportunity/constraint factors in advance of filing an application. The plan continues to include a similar
mix including 259 units, 350 parking spaces and approximately 569,000 total square feet, but has been totally reorganized based on input from CDAC and the Town's professional staff to
reduce visibility of the project and address other issues. We have updated our design and plan to locate new development almost entirely in the existing developed footprint and already
disturbed area of the property. To reduce visibility and tree impacts as well as improve fire personnel accessibility and life/safety issues, we have removed planned buildings from the
upper most portions of the property and contained development in the areas of existing building coverage. In addition, the garage has been pushed below grade to conceal all parking areas.
All redevelopment plans will require significant grading, off haul of soil, tall retaining walls, and tree removal and replacement. We also plan to close Farwell Lane to vehicular traffic
(except emergency vehicles) and transform the access lane into a pedestrian connection to Downtown. While the HDS&G were developed for single family homes and the site is outside the
geographic bow1dary of me HDS&G, we plan to meet the spirit and intent of the HDS&G. Last, we plan to work with the Tm'Jl1, Town's Consulting Architect, Planning Commission & Council
to ensure that the classic Craftsman style architecture fits with the many high quality examples of this style in our community. Stakeholder Outreach Throughout our internal redevelopment
evaluation process we have included the Los Gatos :VIeadows' residents. Residents participate in all design meetings and are updated regularly through individual, group and written commlmications.
Given the unique location of the property there aTe a relatively small number of immediate neighbors surrounding li'-te property. We have advised all surrounding neighbors in writing
that we are considering redevelopment of the property and are in the process of
Los Gatos Meadows -Town Council leiter January 30, 2009 Page 7 following up with them to receive input on the plans. We anticipate extensive neighborhood outreach and interaction during
a multi-year approval process. As part of our community outreach process, we have also sought to understand community wide views toward potential redevelopment of Los Gatos Meadows.
As a result of recent CEQA litigation and opposition by some residents to hillside development proposals, it is important for ESC to determine whether its plans are consistent with Town
resident values. Therefore, ESC engaged Lake Research Partners, a Berkeley, California based survey research firm, which designed and administered a telephone survey November 10th -12'",
2008. A total of 400 interviews were completed from a sample of registered voters in Los Gatos. The margin of error for the survey was +/-4.9%. Interviewees were provided a detailed
description of the location, size and scope of the redevelopment. A summary of Stakeholder Outreach Outreach and the Los Gatos Meadows Town Wide Survey Research Highlights and conclusions
is attached for your information. See ATTACHMENT "B". Resident Relocation Strategy CDAC also sought clarification on construction phasing, if any, and a resident relocation program.
Following an extensive evaluation of both multi phase and single phase redevelopment options as they relate to resident quality of life, timing, staging, construction disruption and
other factors, we have determined that a single phase development is the only feasible approach. The extensive redevelopment of the property will require relocation of all current residents
of Los Gatos Meadows. We take the relocation process very seriously and have set forth a principled approach to ensure a successful transition for each and every resident. See Resident
Relocation Strategy, ATTACHMENT "C". Policy Direction & Feedback Requests During our internal evaluation and review of Town ordinances, policies and guidelines, as well as meetings with
the Town's professional staff and CDAC, a number of policy related issues have arisen, for whicll we are seeking feedback and/or clarification from the Town Council. They relate to the
following policy areas and considerations: 1. Senior Housing Use and Expansion 2. Hillside Design Guidelines & Standards 3. Affordable Housing 4. Sustainability/Green Building 5. Plalming
& Design Considerations
Los Galos Meadows -Town Council LeBer January 30, 2009 PageS For a detailed review of the policy direction and feedback we are seeking, please see Policy Direction & Feedback Requests,
ATTACHMENT "D". Conclusion The redevelopment of Los Gatos Meadows is essential. To proceed with this redevelopment will allow seniors in this community to remain in the Town of Los Gatos,
and assure the future availability of the community for future generations of retiring community members. The redevelopment plan is necessary to ensure that Los Gatos Meadows will remain
operationally and financially viable. As we consider the many issues that require mutual evaluation of this important redevelopment effort, we would appreciate the opportunity to meet
and receive policy direction and feedback from the Town on the various considerations inherent in a plan of this complexity. If you have any questions or would like additional information,
please contact me directly at (925)956-7373 or Eric Morley at (408) 458-4450. Sincerely, Kevin Gerber President and CEO Episcopal Senior Communities
SECTION A
ATTACHMENT"A" Conceptual Development Advisory Committee (CDAC) Summary See CDAC Letter from Bud Lortz, Director of Community Development, dated April 23, 2008,
TOWN OF Los GATOS COMMUNITY DEVELOPMENT DEPARTMENT Planning Division (408) 354-6872 Fax (408) 354-7593 CMe C'''"ITR 110 E. M.", 51RHI P.O. Box 949 Los GmlS, CA 95031 April 23, 2008 Episcopal
Senior Communities Attn: Kevin Gerber 3650 Mt. Diablo Blvd, Ste 100 Lafayette, CA 94549 RE: 110 Wood Road Conceptual Development Application CD-08-002 Requesting preliminary review of
an amendment to a Planned Development to demolish an existing senior complex (Los Gatos Meadows) to construct a new 455,000 square foot senior continuing care complex with a total of
256 units on a property zoned R:PD. APN 510-47·038 PROPERTY OWNER/APPLICANT: Episcopal Senior Communities On April 9, 2008, the Conceptual Development Advisory Committee reviewed your
application. The Committee identified coneems or deficiencies with your proposal which are outlined in the attached meeting minutes. If you wish to proceed with this project, you should
work with Town staff toward the submission of a formal proposal to the Development Review Committee responding to these issues and any additional issues that may be identified as part
of the more extensive staff review. It is recommended that you meet with staff before you submit a formal application to the Town. There are various application fees for the submittal
of a development application to the Town that must be paid at the time the application is submitted. A summary of these fees is available from the Community Development Department. ud
N. Lortz Director of Community Development BNLRT:mdc Attachment ce: Morley Bros., LLC, Ann: Cynthia James, 99 Almaden Blvd, Ste 720, San Jose, CA 95113 N:\DEVICDAClLElTERS\IIOWoodRd.docINCOR.DOR.ATED
AUGUSJ 10, ] 887
TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6872 SUMMARY OF DISCUSSION OF II REGULAR MEETING OF TilE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE OF THE TOW'N
OF LOS GATOS fOR APRIL 9,2008, HELD lN THE lOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:30 P.M. ATTENDANCE Members
Present: Barbara Spector Diane McNutt Stephen Rice Joanne Talcsfore Ahsences: Mike Wasserman (replaced by Diane MeNull) 1\1arico Savoe StalfPresenl: Bud Lortz. Director of Community
Dcvelopmel11: Randv Tsuda, /\ssistant Director of Community Devclopment ITEM I: Comments: 110 Wood Road Conceptual Development Application CD-OS-002 Requesting preliminary review of
an amendment to a Planned Development 10 demolish an existing senior complex (Los Gatos Meadows) to construct a new 455,000 square foot senior continuing care complex with a t01a1 of
256 units on a property zoned R:PD. APN 510-47-038 PROPERTY OWNERI/\PPLlCII'JT: Episcopal Senior Communities Gencral Comments: o There is clearly a oeedtu moderni/,e and improve the
Los Gatos Meadows eompkx. The Committee believes it is possihle to design a successful project. D Senior housing should be regarded as an essential service to the Town. There is H great
need for this type uf pruject. o The challenge will bc huw tu evaluate a uniquc project such as this, o The walkability of the Farwell Lane connection should be improvcd, The eUITent
connection is overly steep for seniors. o The applicant shuuld c1ari(y hull' the project will be phased and how existing residents "ill be accommodated, Applicant should pruvide a narrative
cxplaining thcir relocation Residents should not bc displaced unless it is supported hv the residents, o Brio\\' Market Price units shuuld be pro\'idtlL o Prujeet
should uhtain LEE]) certification,
Conceptual Developll1ent .Advisor) COl11ll1illee· "Sull1man' ol'Discussion Meeting of I\pril 9, 2008 Page 2 Height and VisibiJi!\': • The Committee expressed significant concerns ",ith
the height, visibility and mass of the project. Do not want the project to 100111 over Downtown. • Four stories may be acceptable if visibilil)' is addressed. • The existing project,
while large, is hidden 1'1'0111 the Town. • Consolidation of the buildings is good. • Buildings should be stepped witb the hillside. c The garages should be pushed below grade. • The
usc of technology to illustrate the visibilil)' of the project was appreciated. It will be necessHlJ ' to clearly illustrate the visibility of the project. Architecture: c Not sure if
the architecture lits with the Town. o Design theme is attractive but uocs not trump conCl'rns with height and mass. Hillside Development Standards & Guidelines: c The Hillside Development
Standards & Guidelines (HDS&(;) cannot he direetlv applied; the Guidelines were developed for single family homes. • The spirit and intent of the Guidelines should be applied. Impacts:
• Concerns with traffic, both from the project and eonstruetiou-rclated traffic. o Concl'rns ,,,ith grading and tree impacts. ADJOURNMENT Prepared by: Meeting adjourned at 5:25 p.ll1.
The next regular ll1eeting of the Conceptual Development Advisory Committee is Wednesday, May 14, 2008 Bud N I.ort/, Director of COll1munity De\'clopll1cl1t cc: Planning Commission Chair
l\' .\1) I:: Vi(' D.:\ ("II-vi JNUTES'200:':v1-Y-OS <.:u'Jc min. doc
SECTION B
ATTACHMENT uBu Stakeholder Outreach Los Gatos Meadows' Resident Outreach. Throughout our redevelopment evaluation process we have included discourse with the Los Gatos Meadows' residents
and their elected leadership. We have made every effort to put in place a process that is collaborative, transparent and interactive. For example, two residents from the Resident Council
sit on the development team for the project; updates are provided regularly at resident meetings, Resident Director Forums, Resident Council Meetings and periodic verbal and written
updates to all residents by the Los Gatos Meadow's and ESC staff. In addition, redevelopment information and updates are posted in a central and accessible location in the reception
area for resident review. Surrounding Neighbors. Given the unique location of the property there are a relatively small number of neighbors immediately surrounding the property. Only
eight properties owners are located on Wood Road and three on S. Santa Cruz Avenue. Due to the proposed closure of Farwell Lane (the one way drive connecting to Broadway) prohibiting
all vehicle access (exceptemergeney) and the creation of a pedestrian path for residents and direct link to Downtown, there will be no traffic impact to the Broadway neighborhood. We
have advised all surrounding neighbors in writing that we are considering redevelopment of the property and are in the process of following up with surrounding residents and businesses
to receive input on the plans. We anticipate extensive neighborhood outreach and interaction during a multi-year approval process. Town Wide Community Survey. As part of our community
outreach process, we have also sought to understand community wide views toward potential redevelopment of Los Gatos Meadows. As a result of recent CEQA litigation and opposition by
some residents to hillside development proposals, it is important for ESC to determine whether its plans are consistent with Town resident values. Therefore, ESC engaged Lake Research
Partners, a Berkeley, California based survey research firm, which designed and administered a telephone survey November lO'h-12th, 2008. A total of 400 interviews were completed from
a sample of registered voters in Los Gatos. The margin of error for the survey was +/-4.9%. Interviewees were provided a detailed description of the location, size and scope of the redevelopment.
Survey respondents match the file of registered voters for Los Gatos. In summary: o Residents feel that the Town is on the right track. o Residents feel that the Town Council is doing
a good job. o Residents hold positive views of Los Gatos Meadows. o The proposed redevelopment of Los Gatos Meadows is not well-known. o The redevelopment plans enjoys strong support
among those who are familiar with it. o Public sentiment on the re-development of Los Gatos Meadows is overwhelmingly positive and there is a broad base of support. o Strong support
for redevelopment spans all demographic groups. The Los Gatos Meadows TaWil Wide Survey Resetl1·chHighlights, Lake Research, 2009 are attached for your review and information.
by Bob Meadow, Caitlin Murphy, and Cate Gormley 1726 M St., NW SUITE 500 WASHINGTON, DC 20036 PHONE: 202·776·9066 FAX: 202·776·9074 Lake Research Partners Lake Snell Perry J\'lcnnin
Mc;,dow Gotoff Ulibarri Los Gatos Meadows Town Wide Survey Research Highlights 2009 WWW.LAKERESEARCH.COM 936 UNIVERSITY AVE SUITE 300 BERKELEY, CA 94704 PHONE: 510·286·2097 FAX: 510·704·1920
Lake
Research Partners Interview dates: November 10th -12th, 2008 2 Description of Methods 400 registered voters in Los Gatos, California. The margin of error for the entire sample
is +/-4.9%. L:1kc Snell PcrQ' Mtrmin Mr:;IOOW Go:off Ulib;mi Lake ..p /Research Partners
Lake Research Partners • Survey respondents match the file of registered voters for Los Gatos. They are: -47% male; 53% female 42% registered Democrats; 34% registered Republicans; 20%
decline to state; 3% other 7% high school or less education; 26% some education post high school but no 4-year degree; 45% college grads; and 21% post grads 68% married; 18% single;
6% separated/divorced; and 7% widowed 76% own their own homes 13% under 30; 21% ages 30-44; 23% ages 45-54; 19% 55 to 64; and 23% over 65 85% white; 2% Latino; 5% Asian; 1% Native American;
less than 1% black,' and 4% "other" L:lke Snell Me-rmin r\'lC>toow Go:off Ulibarri Demographics 3
4 16% Don't know 16% Wrong Track Los Gatos voters are generally satisfied with their community. In contrast to state and national data, a majority of voters feel Los Gatos is headed
in the right direction. 68% Lake Research Partners Right Direction 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 00/0 -,J.<..:.:.I--'-Survey respondents were asked if things in Los
Gatos are generally headed in the right direction, or if things are off on the wrong track. J..,:lkt: Snell Mtrnlin !''1c::.ldow Go:off Ulibarri Lake /Research
Partners
Lake Research Partners Survey respondents were asked if the Town Council is doing an excellent job, good, just fair, or a poor job. 5 Don't know: 9% Good 50% Excellent 6% Poor 4% lust
fair 30% I 0 Excellent 0 Good 0 Just fair -Poor I Los Gatos voters are generally satisfied with the Town Council's performance, with over '-,ke Snell Pmy M,,",;, M",oow Go;otF UUb.rri
half saying they have done an excellent or good job.
Although there has not been much public discussion, nearly a third of voters report L,k, S",U Pm, M,m,;n Go:off Ulib"ri having heard about the proposed redevelopment of
Los Gatos Meadows. Survey respondents were asked if they were aware of the proposal to redevelop the Los Gatos Meadows senior residential living community. 69% 31% 100% 90% 80% 70% 60%
50% 40% 30% 20% 10% 00/0 v: -r po: . -". i I po: ," Lake Research Partners Yes, have heard No, have not heard/unsure 6
Those who say they have heard of the proposal to redevelop Los Gatos Meadows were asked if they would favor or oppose the proposal to develop Los Gatos Meadows. Among those who have
heard of the plan, roughly two-thirds express favorable views. Intense support is three times the level of intense opposition. 7 40% 60% 800/0 1000/0 35% 30%---8 18% 20% 5%. 8 12%
Lake Research Partners Don't know0% Strongly favor Strongly oppose Somewhat favor Somewhat oppose L.,kc SncU Pcrr). Mtrmio l\'1caoo\Y Go;off Ulibarri
o Strongly favor 0 Somewhat favor _ Strongly oppose 0 Somewhat oppose Survey respondents were provided a description of Los Gatos Meadows today and the size and scale of the redevelopment
proposal and asked whether they favor or oppose the plan. 8 Don't know: 12% 100% 73% 60% 80% 26% 40% 47% 20% Lake Research Partners When given a description, a strong majority of nearly
three-quarters of voters favor the plan. There is also considerable intensity around allowing the proposal to move forward. 0% 15%17% -40% -20% Lake SneU Ptrl}' Mtrmin I'dc-;lOOw Go:off
Ulibarri
Survey respondents were provided both positive and negative information about the redevelopment plan and then asked, based on additional information, whether they favor or oppose the
plan. 9 73% 63% 26% 60% 21% o Somewhat favor o Somewhat oppose 47% 42% 15%17% Lake Research Partners o Strongly favor • StronQly oppose -400/0 100/0 Even after voters hear information
against the proposal, support for the project t,ke S",II Pcrry M"m;n M"dow Go:off Ulib"," declines by only 100/0, and intensity and overall support remain very strong. I Initial Ask
I I Second Ask I 230/0 I 8°·
SECTION C
ATTACHMENT "C" Resident Relocation Strategy CDAC also sought clarification on construction phasing, if any, and a resident relocation program. Following an extensive evaluation of both
multi phase and single phase redevelopment plans in as they relate to resident quality of life, timing, staging, construction disruption and other factors, we have determined that a
single phase development is the only feasible approach. The extensive redevelopment of the property will require relocation of all current residents of Los Gatos Meadows. We take the
relocation process very seriously and have set forth a principled approach to ensure a successful transition for each and every resident. ESC and Los Gatos Meadows staff will work individually
with each resident to develop a personal and customized relocation plan that meets the needs of each and every resident and their loved ones. All Life Care Contracts will be honored,
and residents will receive the same level of health care regardless of location. ESC is committed to ensuring health care needs are met. ''''hen the redevelopment plans are approved
and well in advance of the need to relocate, ESC staff will work also with monthly contract residents to find a new home with the same type of amenities. Until it is time to begin relocation,
we expect the community to continue to accept and welcome new monthly contract residents with full disclosure of potential redevelopment plans as we have done over the past year and
a half. As the development process is long and may take an estimated 3 years at the earliest, if a Life Care resident is interested in moving now, they have the option to move to one
of the ESC owned communities. At this time, only transfers within ESC commllllities are being offered. A relatively small number of our residents have already elected to move to other
ESC commlll1ities and are beginning their relocation process at this time. \"'hen the redevelopment plan is finalized and approvals and financing are in place, non-ESC owned communities
will be identified as relocation options as well. At this lime, LGM staff has identified communities in the area that might be appropriate; however it is premature to begin making those
arrangements as the project approvals are years from completion. When the new commlll1ity is complete, current residents will have the opportunity to move back to Los Gatos Meadows in
the same type of aparh11ent they reside in now, if their needs can be met and if it is appropriate for them to do so. Current Los Gatos Meadows residents will not pay a new entrance
fee for returning to the same or a similar type of aparh11ent which was contracted for in the past. Monthly fees will be based on the aJU1ually adjusted fees now paid at Los Gatos Meadows
for a similar accOl1U11odation. After the redevelopment of the campus, incoming new residents will pay a different entry and monthly fee based on the larger accommodations. Current Life
Care residents will not be required to pay new enh·aJ1Ce fees or the higher corresponding monthly rates, assuming they rerum to the same type of apartment they now occupy. ESC will cover
the relocation cost of moving, packing, h·aJ1sporti.ng and unpacking. As part of the relocation program, the ESC staff will work with each resident to find accommodations that are comparable,
appropriate for each resident's needs such as services, levels of care, amOlll1t of living space, pets and other individual requirements. ESC will cover the costs associated with moving
back to Los Gatos tVleadows upon completion of the redevelopment for those who return.
SECTION D
ATTACHMENT "0" Policy Issues & Feedback Requested While we have explored several redevelopment alternatives for the property, met with CDAC and the Town's professional staff and begun
our on-site resident, neighborhood and Town wide community outreach process, there are several policy issues that have arisen. We recognize that there are series of considerations, competing
objectives and h'ade offs inherent in a modernization plan of this complexity and are seeking Town Council feedback. Use/Expansion: Is the expansion of this senior retirement community
use to the extent proposed appropriate at this location? Hillside Design Guidelines: The Town of Los Gatos' Hillside Development Standards & Guidelines (HSDS&G)were written for the development
or redevelopment of single family homes while understanding and taking into account the complexities of the hillside setting. The Los Gatos Meadows property is geographically outside
the boundaries of the area subject to the HSDS&G. In addition, the distinctive nature of our proposal proves iJlfeasible in applying single family home standards to an existing multi
story, mutli-residential community at this location. The CDAC concurred that the J-IDS&G cannot be directly applied as they were developed for single family homes. We propose a plan
that is designed based on the spirit, intent a.nd objectives of the Hillside Development Standards and Guidelines recognizing the unique nature of our proposal. Does the Town intend
to apply the Hillside Development Standards & Guidelines to Los Gatos Meadows? Affordable Housing: Since CDAC we have completed additional analysis and research regarding affordable
housing related to CCRe's and the potential for Below Market Rate (BMR) as part of the redevelopment. Los Gatos Meadows does not currently include BMR wlits. In addition, CCRe's owned
and operated by ESC and other providers do not include BMR housing due to the fact that Health & Safety Code 1569.147 (b) expressly prohibits local govel11ments from imposing controls
on rent. Unfortunately, whether or not the statutory prohibition was in place, including Below 1arket Rate units in the project makes the redevelopment plan infeasible. However, as noted
above, ESC develops, owns and manages both market rate and affordable senior housing, in many cases, both in the same community. We have a sh'ong interest in locating an affordable senior
housing community in Los Gatos in addition to the redevelopment of Los Gatos Meadows. While we cannot accomplish an affordable housing component on site as part of the redevelopment,
is the Town open to a potential public/private parhlership with ESC to acquire, build, and deliver an off site senior affordable community in Town?
Sustainability/Green Building: The Town of Los Gatos currently does not have a LEED Certification requirement or other formal Green Building ordinance for private development. CDAC recommended
that the project obtain LEED certification. As part of our design considerations, we plan to include numerous green building, sustainability and energy efficiency measures. While the
multifamily, commercial and hospitality industries continues to work through product availability, market, scalability and warranty issues, considerable progress has been made in the
arena. In addition to site organization and design, our efforts are focused on Demolition, Landscaping, Foundations, Energy Efficiency, Framing, Exterior Finishes, Plumbing, Appliances,
Insulation, and Interior Finishes. We make every effort to implement measures in these areas, and have done so in other communities whenever the options exist, products are reasonably
available and economically competitive with other available options. We recognize that redevelopment of the Los Gatos Meadows will create the opportunity for a state-of-the-art community
built on sustainability and green building principles. Our architectural team of Perkins & Will is one of the leading edge Green Building and sustainability design firms in the nation.
However absent a formal policy or ordinance related to Green Building, we are seeking policy input from the Town Council in this area. l> Should LEED certification be pursued? Planning
& Design Considerations: Given the opportunities and constraints of the site and the necessary mix and square footage requirements for a viable senior community, it is essential that
we balance a series of planning and design considerations in designing the community. For example, CDAC urged that we underground the garages to minimize visibility which in tum increases
export of soil. The Committee recommended that we consolidate buildings in a smaller foot print, which reduces tree removal but increases retaining walls and height. l> Is the Town is
willing to balance design considerations such as: o Significant off haul of soil and grading in order to underground garages and minimize visibility. o Increased height and implementation
of significant retaining walls to contain development to the least restrictive development area, achieve smaller building footprint, minimize tree removal and improve life safety procedures
and fire access.