Attachment 4Imagine
the Possibilities
Response to the Request for Information (RFI) for Los Gatos Downtown Parking Structure
ATTACHMENT 4
ATTACHMENT 4
Content
7.1. Statement of Interest
7.2. Development Team Summary
7.3. Experience of the team and comparable projects completed by the team
7.4. Proposed Project Description
7.5 Conceptual Design
7.5.1 Project Height
7.5.2 Mix of Uses
7.5.2.1 How will the use address the Town’s BMR requirement
7.5.2.2 Square foot size of each space category
7.5.2.3 Total number of parking spaces expected
7.5.3 Conceptual Design, either verbally or illustrated, for the Main St. Elevation
7.5.4 Additional design documentation as necessary to convey the intent of the project
7.6 Financing Strategy
7.6.1 Overview of financing strategy
7.6.2 Preliminary project pro-forma documentation
7.6.3 Information on the development team’s financial capacity for the project
7.7 Properties included in the proposal, including incorporation adjacent properties not owned by the
town
7.8 Easements, access rights, public safety access, including a description of how to address each
7.9 CEQA
7.9.1 Traffic mitigation ideas especially around traffic and neighborhood streets
7.10 Community Outreach Plan
7.11 Sustainability elements that could be a part of the project
7.12 Operations plan to include:
7.12.1 Property Management
7.12.2 Free or Paid Parking
7.12.2.1 Reserved Parking
7.12.2.2 Time Limitations
7.13 Identify any development and building code issues requiring resolution
7.14 Additional information relevant to this project
ATTACHMENT 4
7.1 Statement of Interest
ATTACHMENT 4
Development Team Summary
ATTACHMENT 4
7.2 Development Team Summary
Developer
Barry Swenson Builder
Case Swenson President
Josh Burroughs Senior Development Manager
Scott Connelly Senior Development Manager
Cam Schwab Development Manager / Financial Analyst
Mandy Brown Development Manager / Financial Analyst
Architect
Barry Swenson Builder Architectural
Daniel Sell, AIA, LEED AP Director of Architecture
Lawrence De Santis Project Designer
David E. Meads Project Designer
General Contractor
Barry Swenson Builder
David Gibbons Senior Vice President
ATTACHMENT 4
Tamien Place Condominiums
Our Team
Builder
Case Swenson President
Prior to joining Barry Swenson Builder in 2013, Case managed his own construction
company, Swenson Development & Construction (SDC) for over two decades. Throughout
his career, Case has successfully managed the construction of all building types, including
residential, commercial, educational, financial projects and multiple public works jobs.
As president of BSB, Case is responsible for the operations as well as project
development and construction, real estate development, property management and
accounting. He provides executive support throughout the life cycle of each project from
contract negotiations, pre-construction planning and design with clients and project team
to construction feasibility, monitoring cost and schedule through the final stage of project
completion.
He graduated from the University of Colorado and is an active member of various
community organizations such as San Jose/Silicon Valley Chamber of Commerce, First Tee
of San Jose and is chairman of the Metro A Trust.
Barry Swenson Builder
Vendome Apartments
ATTACHMENT 4
Our Team
Development
Josh Burroughs
Senior Development Manager
Barry Swenson Builder
Josh Burroughs has worked with Barry Swenson Builder since 2006 and has carved a
niche for himself within the company as a Senior Development Manager. Mr. Burroughs
is a graduate of Cal Poly with a degree in Business Administration.
His background includes managing land acquisitions, lease and contract negotiations,
financing, liaisons with governmental agencies, neighborhood communities, client
relationships, permits and construction/development contracting. He has directed
numerous project teams and is proficient in collaboration and orchestration of lenders,
contractors, and design professionals.
A strong focus of his career has been on Downtown Community Activation and Transit
Oriented Development, for which he has a personal passion having grown up in the area.
He has personally entitled approximately 1500 multi-family dwelling units in numerous
Silicon Valley jurisdictions many of which have been mass transit opportunities in
downtown locations. Some of his most recent project accomplishments include the
approval of North San Pedro (a three phased, three tower project), Park View Towers (a
multi-phase condominium project site totaling 220 units with a $10M historic community
rehabilitation component), and the 4th Street Homes (an urban infill mixed use project in
San Jose). Mr. Burroughs is on the board of the Urban Land Institute Silicon Valley and the
Rotary Club of San Jose.
4th Street Homes San Jose
Park View Towers
North San Pedro Towers
ATTACHMENT 4
Our Team
Development
Scott Connelly Senior Development Manager
Barry Swenson Builder
Scott Connelly has 10 years of experience in real estate development at Barry Swenson
Builder. His experiences include: managing land and building acquisitions, lease and
contract negotiations, financing, liaison with governmental agencies, managing
community and client relationships and obtaining planning entitlements and permits.
Mr. Connelly was born and raised in Silicon Valley, and is a graduate of Oregon State
University with a degree in Business Administration.
While at BSB, he has been involved in the acquisition of more than 700,000 square feet
of industrial, office and retail buildings located in and around Silicon Valley. In addition to
land acquisition, he has received approval for The Ohlone project, an 800 unit mixed-use
transit oriented development with 30,000 square feet of commercial retail space located
in San Jose, CA. The Century Towers mixed-use project comprised of 376 residential units
with 15,000 square feet of commercial space on the ground floor has just completed
construction of it’s twelfth vertical floor. Not only did this project top off at twelve floors
on budget, but it was also completed ahead of schedule and with zero change orders.
This Summer 2015, Mr. Connelly completed Meridian at Midtown, a 200 unit mixed-use
project with 30,000 square feet of commercial retail space also located in San Jose.
Plaza Condominiums
Midtown Mixed Use
ATTACHMENT 4
Our Team
General Contractor
David Gibbons Senior Vice President
Barry Swenson Builder
Lofts on the Alameda
Carneros Village Lofts David is currently licensed as both a general contractor and a real estate broker.
For over 32 years, he has been responsible for hundreds of projects with BSB,
totaling in excess of $1 billion. He has developed expertise in historical renovation
and new construction of commercial, industrial, residential, retail and medical
facilities. David manages a team of skilled project managers and
superintendents.. He graduated with honors from Cal Poly, San Luis Obispo with
degrees in construction and structural engineering.
ATTACHMENT 4
Vendome Place Apartments
Our Team
Architecture
AIA, LEED AP Director of Architecture
BSB Architectural
Dan joined the staff of Barry Swenson Builder-Architectural in 1991 after designing and
managing projects in the Midwest and Southern California. Dan has significant
experience in successfully integrating the design concepts of complex projects into a
coordinated set of production drawings. His skills in project management, documents &
administration during construction are keys to his ongoing success. Dan is in charge of
the day-to-day management of the architectural department.
Since joining BSB – Design, Dan has been involved with numerous commercial, residential
and medical projects of various scale. From Project Manager on the Ryland Mews
Condominiums in San Jose (131 Units) to the Phase One and Two Fresno Herndon
Medical Plaza, Dan is accomplished at achieving an extremely high quality of finished
product. His other recent experience includes:
Echelon Corporate Office Building, 75,000 square feet
Koret Athletic Training Facility, San Jose State University, 15,000 square feet
TownePlace Suites San Jose, Redwood Shores & Campbell (100 room hotels)
The Plaza Condominiums, San Jose – (56 units)
Midtown Townhomes, San Jose – (66 units)
Parkview Senior Homes, San Jose - (140 units)
Osio Plaza, Monterey – Mixed Used apartments and six screen Movie Theater.
Vendome Place, San Jose, (High Rise – 77 unit apartment)
Daniel Sell Education: University of Wisconsin, Milwaukee - Bachelor of Science in Architectural Studies
University of Wisconsin, Milwaukee - Master of Architecture
Professional: Registered Professional Architect
Licenses: California License No: C19629
Wisconsin License No: 5422
National Council of Architectural Registration Boards, (NCARB)
American Institute of Architects, (AIA)
LEED AP
Parkside Villas Townhomes
Osio Plaza Mixed Use
ATTACHMENT 4
7.3 Experience of the Team and Comparable
Projects Completed by the Team
and Development Capacity
ATTACHMENT 4
Location
350 Alvarado Street, Monterey, California 93940
Project Type
Downtown Mixed-Use
Osio Plaza
Data
6 Theaters: 48 – 185 seats per theater
Concession / Café: 2,141 s.f. / Retail: 2,246 s.f.
30 Apartments: 407 to 557 s.f. per unit
General Contractor
Barry Swenson Builder
Developer
Green Valley Corporation
Architects
Barry Swenson Builder Architectural
Thatcher & Thompson (Conceptual Design) ATTACHMENT 4
Completed in 1999, Osio Plaza is a fine example of design satisfying multiple
requirements within a tightly designed set of parameters. Osio Plaza satisfies
downtown Monterey’s needs for entertainment, meeting space, causal dining and
retail space along with affordable housing in a single building of Spanish style design
consistent with Old Monterey. Its thirty affordable apartments enhance the
employment offerings in the city. The bi-level pedestrian plaza connects two major
downtown thoroughfares, creating an inviting environment that welcomes tourists
and local residents alike. Green Valley Corporation partnered with the Housing and
Property Management department of the City of Monterey to provide the
development with low interest rate financing.
Osio Plaza
I. Description / Quality / Amenities
II. Community Outreach
III. Current Status
Barry Swenson Builder responded to a RFP to design and develop a City owned
parcel that had been vacant for nearly 20 years. This project was widely accepted by
the community.
The project was completed in 1999 and has been a welcomed addition to the Old
Monterey district since that time. The thirty affordable apartments are currently
100% leased.
ATTACHMENT 4
Osio Plaza
IV. Project Team
V. Development Cost & Financing Summary
VI. Equity & Debt
City of Monterey
Housing and Property Management
669 Van Buren Street
Monterey, CA 93940
Attn: Rick Marvin
Phone: (831) 646-3995
Marvin@ci.monterey.ca.us
Total Costs: $5,564,871
Rabobank Debt: $2,065,000
City of Monterey Debt: $2,100,000
Green Valley Corporation, dba Barry Swenson Builder provided the equity for the
project.
Bank of Salinas provided the debt. Bank of Salinas has since been acquired by
Rabobank, NA.
The City of Monterey provided additional debt for the project.
City of Monterey
Redevelopment Agency
580 Pacific Street
City of Monterey
City Hall
Monterey, CA 93940
ATTACHMENT 4
Osio Plaza
XI. Ground Lease
X. Business Relationship w/ Public Agency
Yes, there is a land lease with the City of Monterey.
Yes, the City of Monterey and Green Valley Corporation have a land lease agreement
in place.
VIII. Lenders
Rabobank, N.A.
Attn: Stan Wright
Relationship Manager
301 Main Street,
Salinas, CA 93901
(831) 737-1475
VII. Primary Sources of Cash
Barry Swenson Builder provided the cash required during the pre-development
process of this project.
ATTACHMENT 4
XI. Site Plan
Osio Plaza
ATTACHMENT 4
Lofts on the Alameda
Location
925 The Alameda, San Jose, California 95113
Project Type
Residential
Live / Work Lofts
Data
40 New Loft Condominiums Units:
1 Bedroom and 1.5 Bathrooms
plus Bonus Room
General Contractor
Barry Swenson Builder
Developer
Green Valley Corporation
Architect
Barry Swenson Builder Architectural
ATTACHMENT 4
The Lofts on the Alameda are a one-of-a-kind for sale residential live / work gated
community located on the prestigious Alameda Avenue in San Jose. The live / work
lofts are approximately 1,100 square feet in size. The community is located near
many specialty shops and restaurants.
The 40 unit development boasts high end finishes including granite counter tops,
stained concrete floors and stainless steel appliances. Parking is addressed through
a two level parking structure which provides 109 parking spaces for the
residents. The project is comprised of four stories and has a height of 65 feet. The
project provides 40 dwelling units to the acre. The Lofts on the Alameda is a great
example of using sensitive architecture that maintains the existing feel of the
streetscape.
I. Description / Quality / Amenities
II. Community Outreach
III. Current Status
Lofts on the Alameda
Barry Swenson Builder worked closely with the surrounding neighbors to gain their
approval and support for the project. In addition to working with the neighbors, the
developer held a larger workshop with the community at large.
The project was completed in 2008. We sold approximately 28 units and have
rented the balance of the units until market conditions turn around.
ATTACHMENT 4
IV. Project Team
V. Development Cost & Financing Summary
VI. Primary Sources of Equity & Debt
Lofts on the Alameda
Green Valley Corporation, dba Barry Swenson Builder was the developer, architect
and general contractor.
The San Jose Redevelopment Agency provided 12% of the equity for 12% of the
profits. They also attended all neighborhood meetings and were influential with the
project approvals.
Total Cost: $13,000,000
Amount Financed: $10,000,000
Green Valley Corporation, dba Barry Swenson Builder and the Redevelopment
Agency were responsible for the equity in the project.
Bank of America provided for the debt.
VII. Primary Sources of Cash
Green Valley Corporation, dba Barry Swenson Builder provided the cash required
during the pre-development process of this project.
ATTACHMENT 4
Lofts on the Alameda
VIII. Lenders
Bank of America
Attn: Anna Chambers
530 Lytton Avenue, 3rd Floor, Suite 301
Palo Alto, CA 94301
(650) 853 4543
XI. Ground Lease
X. Business Relationship w/ Public Agency
There is no ground lease in place.
The Redevelopment Agency of the City of San Jose was involved in the project. The
SJRDA provided 12% of the equity through land contribution.
ATTACHMENT 4
Lofts on the Alameda
XI. Site Plan
ATTACHMENT 4
Healdsburg Plaza
Location
112 Matheson Street, Healdsburg, California
Project Type
Residential
Retail
Data
Units:
1 Bedroom and 1.5 Baths
Bonus Room
General Contractor
Barry Swenson Builder
Developer
Green Valley Corporation
Architect
Barry Swenson Builder Architectural
ATTACHMENT 4
Healdsburg Plaza is located in the Sonoma County wine country of Northern
California. The project is located within the historic district of Healdsburg, directly
across from the town square. This is a busy and trendy tourist area with a strong
mix of retail and dining establishments. The project had to conform to the local
and historic flavor, but also be modern and efficient.
While the design is reminiscent of historic storefront buildings of the mid 1800’s, it
is actually two large structures. The facades are broken into many surfaces and
give the illusion of being several small, independent buildings. The project is one
of mixed use; tenants are mostly retail on the first level and office on the second.
Both Phase I and II have been awarded top ten honors for design and
environmental fit. The project has been praised for mixing modern and historic
elements to create a unique presence.
Healdsburg Plaza
I. Description / Quality / Amenities
II. Community Outreach
III. Current Status
Barry Swenson Builder held a series of community meetings as required by the City
of Healdsburg to explore architecture and urban planning.
The first phase of the project was completed in 1988 and the second phase of the
project was completed in 1998. The property is leased and is a property that
contributes to the economic vitality of downtown Healdsburg.
ATTACHMENT 4
Healdsburg Plaza
IV. Project Team
V. Development Cost & Financing Summary
VI. Equity & Debt
Green Valley Corporation, dba Barry Swenson Builder was the developer and
architect.
Deeton and Stanley was the General Contractor.
The City of Healdsburg Redevelopment Agency participated in the project by
entering into a land lease with the developer.
Total Cost: $5,500,000
Amount Financed: $3,100,000
Green Valley Corporation, dba Barry Swenson Builder was responsible for the equity
required by the project.
Luther Burbank Savings provided the debt for the project.
VII. Primary Sources of Cash
Green Valley Corporation, dba Barry Swenson Builder provided the cash required
during the pre-development process of this project.
ATTACHMENT 4
Healdsburg Plaza
VIII. Lenders
Luther Burbank Savings
Attn: Dennis Lucas
804 Fourth Street
Santa Rosa, CA 95404
(707) 578-9216
XI. Ground Lease
X. Business Relationship w/ Public Agency
The City of Healdsburg Redevelopment Agency has entered into a land lease with
Green Valley Corporation.
The lease term is for 40 years and Green Valley Corporation has the right to
purchase the land at the conclusion of the 40 year term. The monthly lease
payment is based upon the amount of income being generated by the property. To
help protect the Redevelopment Agency, there is a minimum monthly rent due,
regardless of the income that is generated by the property.
ATTACHMENT 4
XI. Site Plan
Healdsburg Plaza
ATTACHMENT 4
Neighborhood Parks & Public Plazas
•Del Monte Park Master Plan – San Jose, CA
•Bestor Art Park – San Jose, CA
•Canyon Creek Park – San Jose, CA
•O’connor/Saddlerack Park – San Jose, CA
•Buena Vista Park – San Jose, CA
•Great Oaks Park – San Jose, CA
•Greystone Park – San Jose, CA
•Watson Dog Park – San Jose, CA
•Pfieffer Park – San Jose, CA
•Meadowfair Park – San Jose, CA
•Evergreen Park – San Jose, CA
•Thunderbird Park – San Jose, CA
•San Jose Christian College Park – San Jose, CA
•Santa Cruz Harbor Plazas- Santa Cruz, CA
Commercial and Retail Projects
•Monterey Bay Aquarium Research Institute - Moss Landing, CA
•Hyundai International Headquarters - San Jose, CA
•Seagate Technologies Corporate Headquarters - Scotts Valley, CA
•CTB McGraw Hill - Monterey, CA
•Salvation Army Outlet Center - Gilroy, CA
•Paloma Medical Center - San Jose, CA
•Stevens Creek Center - San Jose, CA
•Santa Teresa Medical Office Center - San Jose, CA
•The Alameda Office Complex - San Jose, CA
•Ultratech Building - San Jose, CA
Project Experience
A Barry Swenson Builder Project *
*
*
Multi-Family & Senior Housing (Medium to High Density)
•Madrone Plaza - Morgan Hill, CA
•Royal Court Townhomes - Morgan Hill, CA
•Jasmine Square - Morgan Hill, CA
•Harvest Park - Gilroy, CA
•Vista Meadows - Hollister, CA
•Canterbury Townhomes - Aptos, CA
•Seacliff Highlands - Aptos, CA
•Pacific Grove Senior - Pacific Grove, CA
•Nuevo Amanecer - Pajaro, CA
•Monticelli Apartments - Gilroy, CA
•Parkhurst Terrace - Aptos, CA
•Minto Road Housing - Watsonville, CA
•Via Del Mar Apartments - Watsonville, CA
•Midtown Family & Senior Apartments - San Jose, CA
•Plaza - San Jose, CA
•Century Center Apartments - San Jose, CA
•Saratoga Retirement Community - San Jose, CA
* *
* *
ATTACHMENT 4
7.4 Proposed Project Description
ATTACHMENT 4
7.4 Proposed Project Description
Barry Swenson Builder plans to create a walkable mixed-use environment
to replace the existing parking lot. In doing this Los Gatos will gain a
vibrant project adding to the community and allowing for six additional
BMR housing units, added retail, and more public parking stalls on an
underutilized site.
Along with site programming Barry Swenson Builder has identified four
themes and concepts that we feel are necessary to incorporate in order to
make this mixed use development a success. The four themes include the
following:
•Downtown Revitalization and added public parking facilities
•Mixed -Use & Active Retail opportunities.
•Pedestrian friendly design & build-out.
•Affordable Housing by design.
We feel these aforementioned themes are crucial to the success of
revitalizing and enlivening Los Gatos’ unique and beautiful downtown. It is
our goal to incorporate all of these themes and values into the development
if we are chosen as a site Developer.
ATTACHMENT 4
7.5 Conceptual Design
7.5.1 Building Height
•35 Feet minimum
7.5.2 Mix of Uses
7.5.2.1 BMR Requirement
•6 BMR Housing Units
7.5.2.2 Square Footage of Each Category
•Total Residential Gross Square Footage:
53,040
•Total Commercial Gross Square Footage:
11,458
•Total Parking Gross Square Footage:
109,200
•68 Residential Units
•Average Square Footage of 650 SF
7.5.2.3 Total number of Parking Spaces
•312 Total Parking Stalls
•39 Retail Parking Stalls
•102 Residential Parking Stalls
•171 Public Parking Stalls
ATTACHMENT 4
7.5.3 Conceptual Design
From the North/East – North of the site is a
fitness studio and a Catholic School, we would like
to remain close to the city’s height restrictions at 35
ft. in order to not interfere or overshadow the
existing buildings of the neighborhood. To the East
is the “La Canada Building” which represents the
historic architecture prevalent in Downtown Los
Gatos. By creating something new that blends with
the old we hope to compliment this original
building from 1891.
From the South/West – South of the site
sits a mixed-use building at 223 W Main St. with
traditional and sea-side architecture. Just past that,
sitting further west of the site, 190 W. Main St.
incorporates a more Mediterranean architecture
style that is often associated with Los Gatos. We
hope to blend our building into the existing
streetscape to create a cohesive vision moving from
bustling Santa Cruz Avenue into residential
neighborhoods.
7.5.3 Conceptual Design
Our conceptual plans are in close alignment with the Town of Los Gatos’ goals and objectives. Barry Swenson Builder is proposing a
development that will generate outcomes that are desired by the Town . A strong team focus for this project is ensuring the development
blends with the existing character of the neighborhood. With 68 new residential units in downtown Los Gatos these new affordable by
design product types will help attract young people and families to the downtown. This critical mass will create a core of residents to
support the proposed retail. This mixed use master planned vision will help generate a greater tax base and decrease the number of daily
car trips. The major components have been selected based on information provided in the RFI; however further refinement of all of these
elements needs to take place once community outreach begins.
Design Considerations
To the North of the Site To East of the Site
To the South of the Site To the West of the Site ATTACHMENT 4
7.5.3 Conceptual Design 7.5.4 Additional Design
ATTACHMENT 4
7.5.3 Conceptual Design 7.5.4 Additional Design
ATTACHMENT 4
7.5.3 Conceptual Design 7.5.4 Additional Design
ATTACHMENT 4
7.5.3 Conceptual Design 7.5.4 Additional Design
ATTACHMENT 4
7.6 Financing Strategy
7.6.1 Overview of Financing Strategy
Santa Cruz County Bank – Mixed Use I. Project Team
Green Valley Corporation, dba Barry Swenson Builder will act as the developer,
general contractor, and architect.
The Town of Los Gatos will participate in the project by entering into a ground lease
with the developer.
II. Development Cost & Financing Summary
III. Equity & Debt
IV. Primary Sources of Cash
Green Valley Corporation, dba Barry Swenson Builder will provide the cash required
during the pre-development process of this project.
Green Valley Corporation, dba Barry Swenson Builder will be responsible for the
equity required by the project.
Total Cost: $29M
Amount Financed: $17.7M
Standard Construction Loan / Permanent Financing w/ Developer Equity
ATTACHMENT 4
7.6.2 Preliminary Project Pro-Forma
Description
The Saint George 833 Front street Santa Cruz, California
Residential over retail
Completed 1993
7.6 Financing Strategy
DIRECT COSTS: $22.3 M
INDIRECT COSTS: $5M
FINANCING COSTS: $1.7M
LAND COSTS: $0 / GROUND LEASE ($150k / year)
TOTAL PROJECT COST: $29M
PROJECT LEVEL RETURN ON COST (BASED ON NOI BEFORE DEBT SERVICE) ASSUMING
NO PARKING REVENUE AND MARKET RENTS FOR COMMERCIAL AND RESIDENTIAL: 5.5%
PROJECT LEVEL RETURN ON COST W/ $100 / stall / month public parking revenue: 6%
*Assumes $35-40k / stall for underground parking
*Assumes 15% global cost delta increase for Prevailing Wage / Commercial Rates due to
City Owned Land (as compared to a typical development)
ATTACHMENT 4
Apartments 1525-1541 Almaden Road San Jose, California
Residential over podium
7.6 Financing Strategy
Completed 2006
Mr. Kevin Herr
Vice President
Wells Fargo Bank
121 Park Center Plaza
San Jose, CA 95113
Phone: (408) 277-6185
e-mail: zherr@wellsfargo.com
Mr. Matthew A. Doerr
Senior Loan Associate
iStar Loans LLC
2727 East Imperial Highway
Brea, CA. 92821
Phone: (714) 961-4727
e-mail: mdoerr@istarfinancial.com
Mr. Guy J. Steffens
Senior Vice President
Bank of the West
1 Almaden Blvd., Ste. 200
San Jose, CA. 95113
Phone: (408) 299-1633
e-mail:
guy.steffens@bankofthewest.com
Construction Lenders/Permanent Financing
Mr. Mike LeBrun
Senior Vice President, Managing
Director
Overland Realty Capital
33 Arch Street
Boston, MA. 02110
Phone: (781) 848-7251
e-mail: mlebrun@overlandcapital.com
Mr. Aaron Giovara
Principal
Pacific Coast Capital Partners, LLC
150 California Street, 22nd Floor
San Francisco, CA. 94111
Phone: (415) 732-7646
e-mail: Giovara@pccpllc.com
Equity Partners
6 Almaden Road “Over the years Barry Swenson Builder has responded to numerous Requests for
Qualifications and have successfully been awarded a number of them. Their efforts
to revitalize key downtown infill properties and create a vibrant and active community
are commended. As the Director of Transactions and Real Estate with the former
Redevelopment Agency of the City of San Jose I have had the pleasure of working
with them on many of the downtown developments. Their can do attitude is exactly
what is needed to get the job done.” - Pete Larko
7.6.3 Information on the Development Team’s Financial
Capacity for the Project – Financial Contacts
ATTACHMENT 4
7.7 Properties Included in the
Proposal
After
Properties to be Included in the Proposal:
APN 510-44-039; 28,466 SF
APN 510-44-037; 6,034 SF
APN 510-44-069; 11,501 SF
Total Lot Size: 1.056 Acres / 46,001 Square Feet
ATTACHMENT 4
7.8 Easements, access rights, public safety access, including a
description of how to address each
•Easement on Victory Lane
•The project will essentially widen Victory Lane at the site of parcel 510-44-037 in order to mitigate
added traffic due to the project and provide accessible ingress and egress of the garage. There will
also be a pedestrian route including stairs and an elevator as well as a loading zone
•We will keep the cars that are entering and exiting off of Main Street which will add to the
pedestrian-friendly feeling that the project strives to create
•The project will also include two levels of underground parking which extends under Victory Lane to
maximize public parking facilities for the town
•Access Rights
•The right to access the garage on Victory Lane will be for the public, the residents, and the
customers of the retail component of the project
•Public Safety Access
•Public Safety can access the entrance to the project either via Victory Lane or on Main St.
ATTACHMENT 4
7.9 CEQA
•7.9.1 Traffic mitigation Ideas especially around traffic and neighborhood streets
•In our plans, the widening of Victory Lane will take the ingress and egress of the garage off of
public property and bring it onsite, this will allow any backfill of cars to stay off of Main Street
•Included in the project are $527,400 in Traffic Mitigation Fees to account for the 600 new average
daily trips generated [at $879 per new average daily trip generated per Master Fee Schedule]
ATTACHMENT 4
7.10 Community Outreach Plan
It is our goal to engage the community in the development
process of these sites. As we have learned in our previous
developments this aspect of the development process is
extremely important to ensure that what we are creating fits
within the cities and the communities needs. We would hold
community meetings as necessary to reach out to the
community for their input on numerous aspects of the
developments and would encourage their support for the
various project sites. This outreach program will provide an
open forum for the development team to become fully educated
on all of the key issues associated with the development. These
discussions will also provide an opportunity for each of the key
stakeholders to express their desired outcome for the project
sites. It is our goal to create a downtown that the city and the
community desire.
Community Engagement and Involvement
Lofts Bar and Bistro – San Jose (on the left)
Lofts Bar and Bistro – San Jose
Lofts Bar and Bistro – San Jose
ATTACHMENT 4
7.11 Sustainability Projects that
Could Be Part of the Project
Barry Swenson Builder has been an innovator in the concept of using natural building
practices and has applied sustainable building practices to our projects over the past
three decades, even when it was not popular to do so in the early years. Our goal is to
create a truly energy efficient development with the lowest carbon footprint. Some of
the features we envision for these Morgan Hill sites would be:
•70-80% of all construction debris will be recycled.
•Cabinets made of recycled content without formaldehyde and VOC free.
•Low emission paint.
•Flooring made of recycled content.
•Window rated for efficiency and located for solar orientation.
•Weather sensitive irrigation control.
•High efficiency water fixtures using less than 1.6 gallons per flush.
Green Valley Corporation will make every possible effort to ensure that all of the
buildings included in this development are built to Build It Green or LEED standards.
Green Building Features
Westcliff Townhomes, Santa Cruz
Santa Cruz Water Department
LEED Certified - Gold
ATTACHMENT 4
7.12 Operations Plan
7.12.1 Property Management
• Barry Swenson will manage all aspects of the
property including retail and residential components
7.12.2 Free or Paid Parking
• It is our goal to o ffer free parking available for all
users of the parking garage. This will need to be
reviewed further as the city feedback takes shape with
the proposed project. Depending on the economics,
the project may need to broach the 35 foot height
proposed and elevate the parking above ground in
order to financially allow for free parking.
7.12.2.1 Reserved Parking
• There would be a restricted area of parking reserved
for the residential component of the project, whereas
the remaining parking would be open to the public.
7.12.2.2 Time Limitations
• The goal will be to offer free unlimited parking in this
lot as there is in the six public lots within one or two
blocks of the downtown area. Overnight parking will be
limited to residents of the residential component
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7.13 Identify any Development and Building Code Issues
Requiring Resolution
•In order to meet all of the Town’s goals for free additional parking, BMR units, and a ground lease, an exception may be
needed to the Town height ordinance to allow enough density to cover the costs of the aforementioned items.
•Project will need zero development setbacks on all sides.
•Project will need to limit the height of the retail / commercial space 15’ or less in clear height on the ground floor.
•Project will ultimate flexibility on the use for the commercial / retail in order to be financially viable (aka, no limit by the
Town on the types of commercial / retail use on the site).
•Project will require no stepping back on upper levels of the development to maximize every rentable square foot to
cover the costs of the non-revenue generating portions of the project
•Exceptions may be needed for width requirements of alleys / drive aisles, etc to maximize usable area on the property
and to maximize the amount of parking.
•Project will need to verify any prevailing wage requirements
•Project may need to request a reduction in required parking ratio for the residential portion of the project
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7.14 Additional Information Relevant to this Project
Based on issues in the Housing Element of Los Gatos, we
believe that this project addresses many needs for the
town in addition to addressing the parking demand.
•The smaller units address the need for affordable housing in Los
Gatos by:
•Adding to the rental market in Los Gatos and
preventing the 38% of renters currently overpaying for
housing; classified as >30% of a person’s income
•Providing 6 Below M arket Rate dwelling units toward
the 619 units that need to be created in Los Gatos
before 2023
•The smaller units also create an opportunity for
younger people to get into the Los Gatos market
therefore diversifying an aging community with a
median age of 45 years
•Applicant would be willing to provide additional BMR
units if it can work with the Town on the height limit
for this property
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ATTACHMENT 4