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