Staff ReportMEETING DATE: 06/02/15
ITEM NO: 1 1
!ps GRS�S
COUNCIL AGENDA REPORT
DATE: MAY 27, 2015
TO: MAYOR AND TOWN COUNCIL
FROM: LES WHITE, INTERIM TOWN MANAG
SUBJECT: NORTH FORTY SPECIFIC PLAN, GENERAL PLAN AMENDMENT GP -14 -001
ZONING CODE AMENDMENT Z -14 -001, AND ENVIRONMENTAL IMPACT
REPORT EIR -10 -002. PROJECT LOCATION: THE PLAN AREA COMPRISES
APPROXIMATELY 44 ACRES LOCATED AT THE NORTHERN EXTENT OF
THE TOWN OF LOS GATOS, BORDERED BY STATE ROUTE 17 AND STATE
ROUTE 85 FREEWAYS TO THE WEST AND NORTH, LOS GATOS
BOULEVARD TO THE EAST, AND LARK AVENUE TO THE SOUTH APN
424 -07 -009, 010, 024 THROUGH 027, 031 THROUGH 037, 052 THROUGH 054
060, 063 THROUGH 065, 070, 081 THROUGH 086, 090 094 THROUGH 095
099, 100, 102 THROUGH 112, 424 -06 -115, 116 AND 129 PROPERTY
OWNERS: SWENSON C B TRUSTEE, LOS GATOS GATEWAY LLC THOMAS
& MIYOKO YUKI, HERBERT & BARBARA YUKI ETPH LP WILLIAM
MATTES, GROSVENOR USA, WILLIAM FALES WILLIAM HIRSCHMAN
ELIZABETH DODSON, PATRICIA CONNELL WILLIAM MATTES MATTES
TRUST, MBK ENTERPRISE. DEWEY VENTURA DOUGLAS MOISENCO
JAMES DAGOSTINO, ROBERT & GEORGIANNA SPINAZZE MARIANNE
EZELL, LOS GATOS MEDICAL OFFICE CENTER, LLC IRIS GIN JOHN AND
ALLISON DIEP LLC, MATHEW BERNAL, LG BOULEVARD HOLDINGS LLC
POLARIS NAVIGATION, EW REAL ESTATE LLC LAZAAR ENT LLC
PIYUSH KOTHARY. APPLICANT: TOWN OF LOS GATOS.
A. CONSIDER ADOPTION OF THE NORTH FORTY SPECIFIC PLAN.
B. CONSIDER ADOPTION OF GENERAL PLAN AMENDMENTS.
C. CONSIDER ADOPTION OF AN ORDINANCE EFFECTING A ZONING
CODE AMENDMENT.
D. ADOPTION OF A MITIGATION MONITORING AND REPORTING
PROGRAM, AND ADOPTION OF FINDINGS OF FACT AND STATEMENT
OF OVERRIDING CONSIDERATIONS.
PREPARED BY: LAUREL R. PREVETTI I�tl� .
Assistant Town Manager/Director of Community Development
Reviewed by: N/A Assistant Town Manager JW &Town Attorney N/A Finance
N: \DEV \TC REPORTS\2015 \N40 TC 6- 2- 15.doc Reformatted: 5/30/02
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MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
BACKGROUND
This report addresses the issues that were raised at the April 14, 2015 Town Council meeting,
subsequent Council Member questions, and the remaining issues to enable the Council to complete
its consideration of the Specific Plan. Under separate cover, the Council received a "redline" version
of the Specific Plan document that showed the changes made as a result of all of the Council's
approved motions to date (Attachment 70). The Council also received "clean" copies with the
changes incorporated (Attachments 71 and 72).
DISCUSSION
1. Issues Raised at the April 14, 2015 Council Meeting:
A. Traffic Information Regarding Commercial Development
The Council requested a breakdown of specific types of commercial uses within an overall
limit of 435,000 square feet that would provide flexibility between office, hotel, and retail
uses without triggering a significant traffic impact to Highway 85 and a Statement of
Overriding Consideration.
At the April 14, 2015 Town Council meeting, a Desk Item with Attachment 67, Traffic
Options Table, was provided to Council with options for eliminating any significant impact to
the freeway segments. The table noted that a 400,000 - square foot shopping center would
cause no significant impact to freeways.
During the April 14, 2015 Town Council meeting, Council approved a motion to reduce the
maximum capacity of non - residential development by 25 %, from 580,000 square feet to
435,000 square feet (sq. ft.), removing medical office but leaving flexibility between office,
hotel, and commercial as identified in Table 2 -2 of the Draft Specific Plan. Below is a
calculation of the 25% reduction:
Maximum non-
580,000 sq. ft.
This capacity includes 66,000 sq. ft. of existing
residential development
buildings
capacity
With 25% reduction
435,000 sq. ft.
580,000 x 75% = 435,000 sq. ft. including 66,000
sq. ft. of existing buildings
Reduced new non-
369,000 sq. ft.
435,000 — 66,000 = 369,000 sq. ft. total available
residential development
for new non - residential development
The Council requested additional information to understand the uses within the commercial
development capacity that would not generate a significant traffic impact to Highway 85.
Based on the traffic analysis, the new non - residential development could include the uses of a
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MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
shopping center (including small offices, retail, restaurants, and other commercial uses), a
stand -alone office use, and hotel use as identified in Table 2 -2 of the Specific Plan. The
shopping center classification for traffic analysis purposes is broad and includes commercial
uses that commonly exist in shopping centers such as retail stores, office suites, restaurants,
movie theaters, banks, health clubs, recreational facilities, etc.
As shown in the table above, the existing buildings are already included in the background or
existing condition for purposes of the traffic analysis. Because the existing 66,000 sq. ft.
does not affect traffic, the Council should consider how it wishes to address the recently
constructed buildings from a land use perspective. Staff recommends that the Council clarify
that the 435,000 sq. ft. is for new construction only and that the existing 66,000 sq. ft. of
existing uses are in addition to the 435,000 sq. ft. and may remain within the Specific Plan.
Fehr & Peers performed a traffic analysis of the upper limit options that allows for no
significant freeway impact as described in this report. These options were reviewed by staff
and staff concurs with the findings. Based on this analysis, below is a summary of the
findings and options. These options include no new medical office.
1. 330,000 sq. ft. of shopping center and 39,000 sq. ft. of stand -alone general office would
cause no significant impact to freeway segments.
2. 369,000 sq. ft. of shopping center and a 150 -room hotel (or 125,000 sq. ft.) would cause
no significant impact to freeway segments. This equates to a total of 494,000 sq. ft. of
new non - residential development.
3. 378,000 sq. ft. of shopping center and 22,000 sq. ft. of stand -alone general office would
cause no significant impact to freeway segments.
These examples are only a few of the options available. All three of these scenarios could be
approved without impact to the freeway segments and there would be no need for a finding of
overriding consideration for traffic impacts. Because of the wide variety of options,
including those put forward here and in previous Council meetings, staff recommends the
following language for inclusion in the Specific Plan, Table 2 -2:
The new non - residential portion of the project shall include a mixture of commercial
(shopping center), hotel, and/or stand -alone general office that does not create a
significant unavoidable impact as a result of the development. The total new square
footage shall not exceed 435,000 sq. ft. No new medical office will be permitted and
the existing 66,000 sq. ft. of recently constructed buildings is in addition to the
435,000 sq. ft. Each project shall provide a current traffic analysis demonstrating
compliance with this requirement.
This language provides flexibility to a future developer to build a range of commercial uses
without resulting in a significant traffic impact. Alternatively, the Council could increase the
total new square footage beyond 435,000 sq. ft. up to the 580,000 square foot maximum.
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MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
With this increase, the limiting factor on the size of the development will be ensuring there is
no significant impact on traffic based on the traffic analysis associated with the proposed
projects.
B. Multi -Modal Paths
On April 14, 2015, the Council requested scenarios to incorporate north -south multi -modal
paths. Staff recommends the following policy language be added to the Specific Plan in
Chapter 4 to address this issue:
All projects for development shall include multi -modal paths, physically separated
from vehicle roadways running from north to south and providing connectivity to
perimeter paths at both the north and south ends.
C. Infrastructure and Potential Phasine
The North Forty Specific Plan contains a conceptual phasing plan to ensure that the utility
and street improvements are built to support the development that occurs over time. It is
unusual for a 40 -acre site to build out in one phase given property ownership, availability of
financing, and other factors. The conceptual phasing plan has a two phase approach for the
construction of the required infrastructure improvements, Southern (Phase 1) and Northern
(Phase 2). The Southern phase is expected to occur first based on the property ownership.
Figure 6 -2 on page 6 -3 of the Draft Specific Plan (Attachment 3 or Attachment 71) depicts
the improvements for the Southern Phase and the Northern Phase is depicted in Figure 6 -3 on
page 6 -4 of the document (Attachment 3 or Attachment 71). Attachment 73 lists the elements
of the "backbone" infrastructure required for both phases. Backbone infrastructure consists
of the major investments that are needed to support the Plan Area, such as A Street and storm
drainage. Additional "in tract' improvements would also be constructed (such as sewer hook
ups) with each specific development project.
The phasing plan has been structured to ensure the improvements in each phase can support
the associated development and provide the necessary support for the infrastructure
development and increased capacity needs of future phases. This means that "downstream"
sizing of infrastructure will be of sufficient capacity such that future infrastructure
connections do not require upgrades to the earlier installations. As the phased projects are
submitted for review, the Town will verify that appropriate infrastructure will be put in place
to support future long term growth of the area. Staff recommends that the following policy
language be added to the Specific Plan, Chapter 6, Section 6.2 Phasing:
All infrastructure necessary to support the development shall be constructed in a
capacity that allows for current and future phases, subject to approval of the Town
Engineer. All infrastructure stubbed for future use, including utilities and roadways,
shall be constructed so as not to appear unfinished.
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SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
All construction of private and public infrastructure will be funded by the
developer(s) at the time of construction based on the proposed phasing. All on site
infrastructure improvements required by the project will remain private with all
ongoing maintenance responsibilities belonging to the developer or a successor entity
established for this purpose and approved by the Town Engineer.
The project will be required to pay development impact fees, such as Traffic Impact
Fees and School Impact Fees. The amount of development impact fees to be paid by
the developer is set forth by the Town and other agencies adopted fee schedules.
D. Open Space
Council requested clarification regarding open space especially for privately owned,
publicly accessible open space. The Specific Plan requires 30% open space with a minimum
of 20% being green space and 10% being hardscape (page 2 -12 of the Specific Plan,
Attachment 3 or 71). Open space (green and hardscape) includes private open space for
individual lots, privately owned but publicly accessible spaces (such as paseos, pathways,
and plazas), perimeter landscape buffers, and orchard plantings. The open space
requirements are critical because the Specific Plan does not include any public parks that
would be owned and maintained by the Town.
The Council may wish to specify a minimum amount of publicly accessible open space to
create the desired community open space. Staff recommends that the Council add a policy
to Chapter 2 requiring 20% of the open space requirement be publicly accessible. In other
words, private balconies and patios for individual housing units would not be counted
toward the 20% publicly accessible open space.
The Council may also require that some percentage (e.g., 5 %) of the publicly accessible
open space have amenities that foster active recreation, such as basketball courts, etc. These
would be privately maintained by homeowners associations or property management
companies, similar to the publicly accessible, active amenities provided in Santana Row in
San Jose, Rivermark in Santa Clara, and other locations in the Bay Area.
E. Drought Tolerant Plants
The Council requested environmentally sound alternatives given the drought and pavement
conditions. The Council included revisions to the Plan that mandates drought tolerant plants
except for the orchard trees that are retained as part of the Historic Preservation District.
Staff recommends that the following language be added to the Specific Plan in Chapter 3:
A licensed landscape architect shall certify that all landscape plans include drought
tolerant plants and meet Water Efficient Landscape Ordinance requirements.
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SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
2. Subsequent Council Questions:
A. Building Heights
After the April 14 Council meeting, a Council Member asked if the 35 -foot height limitation
would preclude move -down and /or millennial housing construction and therefore not meet
the vision of the Specific Plan? Will the entire Specific Plan area be developed with two and
three story townhomes without other diversity of housing types except a cottage cluster?
The Specific Plan identifies several housing types, including the cottage cluster and
townhomes; however, this does not inhibit a developer from proposing other housing types
to meet the unmet housing needs of Los Gatos. The homebuilding industry has proven very
creative when working within the development parameters of a community. It is difficult to
predict exactly how a builder will respond to the height limitation.
The height limitation does preclude taller buildings and may constrain the economic
viability of mixed commercial - residential buildings. The 45 -foot allowance for affordable
housing facilitates a building that is 100% affordable. The Council may wish to clarify if a
building with a mix of market rate and affordable units would be able to utilize the 45 foot
provision. Clarification would also be needed with respect to an affordable housing
development above ground floor commercial space. Staff recommends that mixed use and
mixed income developments be able to build to 45 feet if they provide a minimum of 40
percent affordable units.
B. Existing Medical Offices
Several Council members were contacted by the owner(s) of existing medical office
buildings on Los Gatos Boulevard (see Attachment 79 for correspondence on this and other
issues). The Specific Plan includes these properties within its boundaries and with the
adoption of the Specific Plan and associated rezoning, these properties will be rezoned to the
Specific Plan zoning. If the Specific Plan does not allow new medical office uses, the
existing medical offices become "legal nonconforming" and the Town Code provisions that
address legal non - conforming uses would apply to these properties. Below are questions
and answers regarding this situation.
1. What are the constraints of being a legal non - conforming use?
The use remains legal non - conforming in perpetuity as long as there is not a lapse of the
medical office use for more than 180 days. This time limit can be a constraint if tenant
improvements are needed, the market softens for medical office uses, or other
circumstances occur that inhibit a new medical tenant from moving in within the time
requirement.
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SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
2. If they become legal non - conforming, is there a restriction on remodeling or
intensification of use, i.e., does that constitute a change in use that renders the medical
use illegal?
Remodeling can occur but not an intensification of the medical office use. For example
if the building is 80 % medical office use and 20% is retail or restaurant use, it could not
increase the medical office use above 80% but could certainly remodel and keep 80%
medical office.
3. What if the building burns down?
Under the Town Code if a commercial building burns down, it would have to be rebuilt
according to the requirements of the zone.
4. What are the options to address the owners'concerns?
One option is to recognize medical office uses on these specific properties (Assessors'
Parcel Numbers 424 -07 -102 through -112. 424 -07 -099, and 424 -06 -129) so they are not
faced with the constraints of the legal nonconforming use. Additionally, staff
recommends that the existing buildings on the parcels referenced above be allowed to be
rebuilt in substantially the same manner as they existed before their destruction. Staff
recommends these approaches for ease of implementation and clarity.
Another option is to carve the properties out of the Specific Plan (see Option 2 of
Attachment 78, Exhibit A). Staff does not recommend this option because it may
encourage future development that would not be incorporated into the Specific Plan.
3. Remaining Issues:
The Council has made substantial progress on its decisions regarding the Specific Plan.
Including the items discussed above, the remaining issues are:
• Uses allowed within the 435,000 square feet, including provisions for existing buildings
• Multi -modal paths
• Infrastructure phasing
• Publicly accessible private open space requirements
• Tenant space requirements, if any, for certain commercial uses (see Attachments 24, 55,
56, and 59)
• Conditional Use Permit requirements for certain commercial uses (Attachment 41)
Staff recommends that the Council complete its discussion regarding the topics. Should the
Council wish to revisit any prior motions, this should occur after resolution of the remaining
issues.
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SUBJECT: NORTH 40 SPECIFIC PLAN/GP- 14-00 1 /Z- 14-001 /EIR- 10-002
MAY 27, 2015
4. Council Action:
Staff has updated the draft resolutions (Attachments 74 through 78) based on the Council's
motions to date. The Council may modify the resolutions as needed to reflect other findings or
reasons for specific decisions. Depending on the extent of the changes, the Council may
continue the formal adoption of the ordinance and /or resolutions to June 16, 2015.
COORDINATION
The preparation of this report was coordinated with the Town Attorney and the Department of Parks
and Public Works.
Attachment (Previously received on Apri14, 2014):
1. Draft Environmental Impact Report ( http : / /www.losgatosca.gov /N40DEIR)
Attachments (Previously received on July 11, 2014):
2. Final Environmental Impact Report with the Mitigation Monitoring and Reporting Program
(http: / /www.los atg osca.gov /N40FEIR)
3. Public Hearing Draft North Forty Specific Plan (Note: The complete Specific Plan including
appendices is also available online at: http: / /www.los ate osca.gov/N40SP)
Attachments (Previously received on August 22, 2014):
4. Report to the Planning Commission for the meeting of July 23, 2014 (excluding Exhibits 5 & 6)
5. Desk Item Report to the Planning Commission for the meeting of July 23, 2014
6. Desk Item 2 Report to the Planning Commission for the meeting of July 23, 2014
7. Report to the Planning Commission for the meeting of August 13, 2014
8. Desk Item 3 Report to the Planning Commission for the meeting of August 13, 2014
Attachments (Previously received with Staff Report on August 28, 2014):
9. Verbatim minutes from the August 13, 2014 Planning Commission meeting (141 transcribed
pages)
10. Public Comment received through 11:00 a.m. Thursday, August 28, 2014
11. Detailed Planning Commission recommendations on the North Forty Specific Plan from their
August 13, 2014 meeting (six pages)
12. Draft findings (one page)
13. Memorandum from the Town Attorney (four pages)
14. Draft Resolution certifying the Environmental Impact Report (EIR -10 -002), adopting the
Mitigation Monitoring and Reporting Program, and adopting the Findings of Fact and Statement
of Overriding Considerations, including Exhibit A.
15. Draft Resolution for the adoption of the North Forty Specific Plan
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MAY 27, 2015
16. Draft Resolution adopting General Plan Amendments of the Town's General Plan (GP -14 -001),
including Exhibit A.
17. Draft Ordinance effecting a Zoning Code Amendment of the Town Code (Z -14 -001), including
Exhibit A.
18. Planning Commission Recommendations for Text Changes to the North 40 Specific Plan (four
pages)
Attachments (Previously received with Addendum on August 29, 2014):
19. Resolution 2010 -091: Resolution of the Town Council of the Town of Los Gatos
Recommending Certification of the Environmental Impact Report and Adoption of the 2020
General Plan (includes Exhibit A)
20. Public Comment received from 11:01 a.m. Thursday, August 28, 2014 through 11:00 a.m.
Friday, August 29, 2014
Attachments (Previously received with Desk Item on September 2, 2014):
21. Map of the Los Gatos Union School District Boundary and school site options within the North
40.
22. Letter from the Los Gatos Union School District received Friday, August 29, 2014 after 11:00
a.m.
23. Public Comment received from 11:01 a.m. Friday, August 29, 2014 through 11:00 a.m.
Tuesday, September 2, 2014.
24. Additional Limitations for Commercial (Exhibit 8 from the August 15, 2012 Advisory
Committee meeting.
Attachments (Previously received with September 16, 2014 Staff Report):
25. Grosvenor exhibit displayed at the September 2, 2014 Town Council meeting.
26. Letter from the Los Gatos Union School District, dated September 5, 2014.
27. Public Comment received from 11:01 a.m. Tuesday, September 2, 2014 through 11:00 a.m.
Thursday, September 11, 2014.
28. Fehr & Peers letter dated September 10, 2014.
29. Table of Planning Commission recommendations and proposed responses for Council
consideration.
Attachments (Previously received with September 16, 2014 Addendum):
30. Letter from A. Don Capobres, Linda Mandoline, and Wendi Baker dated September 12, 2014 (7
pages)
31. Public Comments received from 11:01 a.m. Thursday, September 11, 2014 through 11:00 a.m.
Friday, September 12, 2014
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SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z -14- 001 /EIR -10 -002
MAY 27, 2015
Attachments (Previously received with September 16, 2014 Addendum #2):
32. Public Comments received from 11:01 a.m. Friday, September 12, 2014 through 11:00 a.m.
Monday, September 15, 2014
33. Highland Oaks Existing Traffic Calming
Attachment (Previously received with September 16, 2014 Desk Item):
34. Public Comment received from 11:01 a.m. Monday, September 15, 2014 through 11:00 a.m.
Tuesday, September 16, 2014
Attachment (Previously received with September 16, 2014 Desk Item #2):
35. Traffic analysis information
Attachments (Previously received with December 16, 2014 Staff Report):
36. Agricultural Resources information
37. Alternative to ITE Traffic Information Analysis by Fehr and Peers ( "Trip Generation Rate
Comparison ")
38. Additional Proposed Projects by Fehr and Peers ( "Additional Future Year Information ")
39. TJKM Peer Review of Fehr and Peers Reports contained in Attachments 37 and 38
40. Draft School District Demographic Study dated October 8, 2014
41. Additional Economic Analysis
42. Revised Findings of Fact and Statement of Overriding Considerations
43. Letter from Superintendent Diane Abbati dated December 8, 2014 with School District Student
Population Projections dated November 3, 2014
44. Public Comment received from 11:01 a.m. Monday, September 16, 2014 through 11:00 a.m.
Thursday, December 11, 2014
Attachments (Previously received with December 16. 2014 Desk Item):
45. Public Comment received from 11:01 a.m. Thursday, December 11, 2014 through 11:00 a.m.
Tuesday, December 16, 2014
Attachments (Previously received with February 3 2015 Staff Report):
46. Updated Table of Planning Commission recommendations and proposed responses for Council
consideration
47. North 40 Specific Plan Area Property Ownership Map
48. Public Comment received from 11:01 a.m. Tuesday, December 16, 2014 through 11:00 a.m.
Thursday, January 29, 2015
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MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN /GP -14- 001 /Z- 14- 001/EIR -10 -002
MAY 27, 2015
Attachments (Previously received with January 30, 2015 Addendum):
49. Correspondence received from 11:01 a.m. Thursday, January 29, 2015 through 11:00 a.m.
Friday, January 30, 2015
Attachments (Previously received with February 2, 2015 Addendum B):
50. Correspondence received from 11:01 a.m. Friday, January 30, 2015 through 11:00 a.m.
Monday, February 2, 2015
Attachments (Previously received with February 3, 2015 Desk Item):
51. Exhibits showing existing General Plan and Zoning designations for the Specific Plan area
Attachments (Previously received with March 3, 2015 Staff Report):
52. Verbatim minutes from the February 3, 2015 Town Council meeting (124 pages)
53. Letter from A. Don Capobres, Linda Mandolini, and Wendi Baker dated February 13, 2015
(seven pages)
54. Correspondence received from 11:01 a.m. Tuesday, February 2, 2015 through 11:00 a.m.
Thursday, February 26, 2015 (84 pages)
55. Conceptual model of commercial size breakdown
56. Shopping center tenant mix and sizes
Attachment (Previously received with February 27, 2015 Addendum):
57. Approved Minutes from the February 3, 2015 Town Council Meeting
Attachment (Previously received with March 3, 2015 Desk Item):
58. Correspondence received from 11:01 a.m. Thursday, February 26, 2015 through 11:00 a.m.
Tuesday, March 3, 2015 (17 pages)
Attachments (Previously received with April 9, 2015 Staff Report):
59. Los Gatos Village Square tenant sizes
60. Memo from Fehr & Peers to Summerhill Homes regarding freeway impact elimination (11
pages)
61. Correspondence received from 11:01 a.m. Tuesday, March 3, 2015 through 11:00 a.m.
Thursday, April 9, 2015 (204 pages)
Attachments (Previously received with April 10 2015 Addendum):
62. Minutes of the February 3, 2015 Town Council Meeting (seven pages)
63. TJKM peer review of Fehr & Peers memo to Summerhill Homes (two pages)
64. Correspondence received from 11:01 a.m. Thursday, April 9, 2015 through 11:00 a.m. Friday,
April 10, 2015
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MAY 27, 2015
Attachments (Previously received with April 13, 2015 Addendum B):
65. Communication from Superintendent Abbati regarding a voluntary contribution agreement
between the Los Gatos Unified School District and the North 40 developers (1 l pages)
66. Correspondence received from 11:01 a.m. Friday, April 10, 2015 through 11:00 a.m. Monday,
April 13, 2015
Attachments received with this Desk Item:
67. Traffic options table prepared by staff (one page)
68. Memo from Carey & Co. Inc. (five pages)
69. Correspondence received from 11:01 a.m. Monday, April 13, 2015 through 11:00 a.m. Tuesday,
April 14, 2015 (13 pages)
Attachments (previously received with May 22, 2015 Memo):
70. "Redline" Edits to Draft Specific Plan
71. Updated Public Hearing Draft North Forty Specific Plan
72. Updated Public Hearing Draft North Forty Specific Plan Appendices
Attachments received with this Staff Report:
73. Draft Backbone Infrastructure Improvements by Phase
74. Updated Draft Resolution certifying the Environmental Impact Report (EIR -10 -002), adopting
the Mitigation Monitoring and Reporting Program, and adopting the Findings of Fact and
Statement of Overriding Considerations, not including Exhibit A
75. Updated Draft Findings of Fact and Statement of Overriding Considerations (Exhibit A of
Attachment 74 to be submitted under separate cover)
76. Updated Draft Resolution for the adoption of the North Forty Specific Plan, not including
Exhibit A
77. Updated Draft Resolution adopting General Plan Amendments of the Town's General Plan (GP-
14 -001), including Exhibit A
78. Updated Draft Ordinance effecting a Zoning Code Amendment of the Town Code (Z -14 -001),
including Exhibit A (Options 1 and 2)
79. Correspondence received from 11:01 a.m. Tuesday, April 14, 2015 through 11:00 a.m.
Thursday, May 28, 2015
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