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Presentation Applicant 080916_Town_Council_FINAL North 40 Vesting Tentative Map and Architecture and Site Applications Don Capobres, Representing Grosvenor Americas Wendi Baker, SummerHill Homes Andrea Osgood, Eden Housing Bill Hirschman, Lexor Builders August 9, 2016 Town Council Meeting Exhaustive and Transparent Process Spanning Several Decades Celebrating the Agrarian Heritage of the Property Decades of Public Meetings and Policy Documents 1999: Specific Plan for N40 drafted (and later abandoned) 2010: 2020 General Plan adopted that reflected 750 residential units and 600K SF of Commercial 2011 – 2014: Specific Plan Advisory Committee meets, forwards North 40 Specific Plan and related Environmental Impact Report to Planning Commission Dec 2014: Town Council approves EIR for Specific Plan May 2015: Town Council approves Housing Element that identified 270 of its 619 State Mandated Housing units to be placed on 13.5 Acres of N40 property July 2015: Town Council approves N40 Specific Plan permitting: -270 residential units (365 with Density Bonus) - -501,000 SF of commercial Process has led to Decisions by Town, Laws & Policies Oct 2015 SummerHill, Grosvernor and Eden submit revised plans Dec 2015 Town Consulting Architect deems N40 Architecture & Site Application “has adopted an approach to providing high quality design with the detail and diversity necessary to give the overall development the “look and feel” of Los Gatos.” Jan 2016 Town Historic Commission voted that “the agrarian feel of the proposed plans and determined that the agrarian history is effectively integrated in Phase I.” Feb 2016 Town Design Review Committee reviews Economic Study and Application March 2016 Town Staff completed an Initial Study of the proposed project and concluded that Application fully complies with the Specific Plan EIR Process has led to Decisions by Town, Laws & Policies March 2016: Town Planning Staff recommends approval, concluding the proposed project application is consistent with the N40 Specific Plan and warrants no additional CEQA mandated mitigations April 2016: Town deems VTM and A&S applications complete May 2016: Story Poles fully certified July 2016: Planning Commission August 2016: Town Council Compliance with Objective Standards Open Space (OS) OS Publicly Accessible Replacement Trees 2-Story Lark District Units (Baseline) Units (w/Density Bonus) New Commercial 25’ Res Setback on Lark/LGB Height on Lark/LGB Residential Parking Mixed Use (TD) Parking Commercial (TD) Parking Specific Plan Proposed 30% min 39% 20% min 85% 276 min 1500 15% min 29% 270 max 237 365 max 320 435,000 max 66,000 50’ min 65’ 25’ max 11’-25’ 579 min 581 69 min 69 285 min 389 1,000 750 555 270 350 263 194 95 2000 General Plan 2020 General Plan 2011 DEIR North 40 Specific Plan 2015 North 40 Specific Plan 0 200 400 600 800 1,000 1,200 1,400 1,600 Residential allocations at the North 40 (units) Sources: 1.Draft Environmental Impact Report, 2000 Town of Los Gatos General Plan. 2.2020 Town of Los Gatos General Plan 3.Notice of Preparation of Draft Environmental Impact Report. December 2011. 4.North 40 Specific Plan (includes available density bonus) Residential Density Reduction on the North 40 since the 2000 General Plan Architecture and Site Review Discussions •Elevations, Materials and Colors for both the commercial and the residential, including the list in section 3.2.6 and 3.3.6.3 in the Specific Plan •Open Space Programming and Recreational Amenities •The Landscape palate, including the orchard trees utilized and the freeway perimeter trees •The materials of the paved/surface areas of the projects •Fencing types •Onsite bicycle facilities, such as design and distribution of bicycle parking Architecture and Site Review Vesting Tentative Map Application Where We are Today Multi-Modal & Pedestrian Pathways North 40 is a new agricultural neighborhood rooted in the Los Gatos agrarian past The essence of the design is the theme of Locally Grown & Agrarian Roots: 544 proposed orchard trees, community gardens and vineyards comprising 2.7 acres of agricultural uses North 40 Varying heights reduce the massing and intensity South ‘A’ Street South ‘A’ Street Lark Avenue Alley ‘A’ ‘R2’ 1st Street Alley ‘B’ Alley ‘B’ Community Park Alley ‘F’ A Mix of Architectural Styles in Three Building Types Including Traditional, Farmhouse and Contemporary and 17 Unique Colors Schemes. View Along South A Street The look and feel of Los Gatos Resident entrances engage streets, paseos and parks Church Street North 40 Varying heights reduce the sense of massing and intensity South ‘A’ Street Alley ‘A’ Landscape screened garages separated from parks, plazas and neighborhood streets and walkways. View Along South A Street – Residential entries, no garage doors – pedestrian and bike friendly The look and feel of Los Gatos Community variety of architectural and landscape scales Maggi Court Parks and Plazas Publicly Accessible Community Park Over 22,000 sf Community Park with public amenities such as bocce court, barbeque grills, outdoor dining areas, multiple fire pits, hammocks, outdoor lounge spaces, community gardens and fruiting orchards. The Community Park is comparable in size and scale of Town Plaza Park. North 40 Varying heights reduce the sense of massing and intensity South ‘A’ Street at Community Park Tree lined corridors – South A Street View Along South A Street The look and feel of Los Gatos Creative interplay of landscape and architecture Cuesta de Los Gatos Way North 40 design Varying heights reduce the “sense of project” Caption If all the buildings were squeezed to the same height, it would imply a “sense of project” and lose the variations found around Los Gatos. Unprecedented Project Benefits Where We are Today Project Benefit – Senior Affordable Housing 49 very low income senior apartments and one moderate rate apartment Project Benefits Traffic Improvements Project Benefits New Bicycle Lanes from the North 40 to the Los Gatos Creek Trail Project Benefits Satisfies Town of Los Gatos Housing Element Project Benefits Improve School Facilities through Voluntary Contribution Project Benefits Project Benefits Smaller Units, Low Bedroom Count Project Benefits New Neighborhood Serving Retail and Market Hall Fruiting orchards along Lark Ave Restaurant demonstration garden along South A Street Project Benefits Over 14.5 Tons of Fruits and Vegetables Project Benefits Going Above and Beyond the Specific Plan Specific Plan Proposed 30% min 39% 20% min 85% 276 min 1500 15% min 29% 270 max 237 365 max 320 435,000 max 66,000 50’ min 65’ 25’ max 11’-25’ 579 min 581 69 min 69 285 min 389 Open Space Open Space Publicly Accessible Replacement Trees 2-Story Lark District Units (Baseline) Units (w/Density Bonus) New Commercial 25’ Res Setback on Lark/LGB Height on Lark/LGB Residential Parking Mixed Use (TD) Parking Commercial (TD) Parking July 12, 2016 Town of Los Gatos Planning Commission Applicants: Don Capobres – Representing Grosvenor Wendi Baker – SummerHill Home Andrea Osgood – Eden Housing William Hirschman – Lexor Builders Agrarian: Zach Lewis – Garden 2 Table Economic: Timothy Kelly – Keyser Marston Associates Legal: Barbara Kautz – Goldfarb & Lipman Andrew Faber – Berliner Cohen Architects: Paula Krugmeier – BAR Architects Debra Lehtone – BAR Architects John Thatch – Dahlin Group Landscape: Ashley Langworthy – SWA Melissa Willmann – VDA Civil: Chris Ragan – MacKay and Somps Jacqueline Bays – MacKay and Somps Traffic: Katy Cole – Fehr & Peers Project Benefits 49 very low income senior units and one moderate rate unit Over $10 million of traffic related improvements (above & beyond EIR requirements) o Resulting in a 26% reduction in traffic delays at Lark/Los Gatos Boulevard o Bicycle Lanes from Project Frontage to Los Gatos Creek Trail Compliance with State Approved Housing Element Unprecedented Voluntary School Agreement Over $2.7 million gross revenues annually to the Town of Los Gatos, including: $1.9 Million annually to LGUSD and LG-SJUSD $800K annually to the Los Gatos General Fund Plus: $462K annually to Santa Clara County Fire Satisfies unmet housing needs in the Town with affordable apartments, multifamily rental and for sale housing o 84% of residences are 1 or 2 bedroom units, with an overall bedroom count of 1.77 bedrooms average o Residences range in size from approximately 550 sf to 1,950 sf o Average residence size 1,393 sf New Neighborhood Serving Retail & Restaurants to serve new and existing residents on North Side of Town 14.5 Tons of Diverse Fruits and Vegetables Produced honoring the “Valley of the Hearts Delight” Over 6x the required replacement trees High Quality execution of Town’s Specific Plan with more open space and trees, less height, and greater setbacks Overall Traffic Improvement Plan North 40 Phase I Height Diagram Lark District Height Massing 25’ Required (15%) vs. Proposed (25%) Open Space Summary: 22.8% Green, 39% Overall Transportation Improvements - Overview School Siting Limitations on the North 40 Challenges: •Setback from Freeways •Siting away from Existing Gas Station •School Boundary at “Mid Field” •Multiple Property Owners along Los Gatos Boulevard