Attachment 17 - Applicant's Response to the Planning Commission recommendation on the applications, received August 5, 2016
1
August 5, 2016
Joel Paulson, Director of Community Development
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Joel,
Below are our responses for Public Record to the Planning Commissioner’s comments at the July 12rth
and July 13th meeting.
The Specific Plan that was approved after multiple years of detailed deliberation by the Town of Los Gatos
provides overall policies and specific objective design standards. Compliance with these policies and
objective standards results in achieving a program that meets the overall goals of the Specific Plan. For
example, in the introduction to Section 2 of the Specific Plan, it states that the “(s)pecific site development
standards, such as building height, setbacks, and parking requirements will help create the appropriate
scale and character of the envisioned development”. Furthermore, the policies of the Specific Plan were
set to provide “land uses within the North 40 Specific Plan Area that are consistent with the Town of Los
Gatos General Plan, the Town Council Vision Statement and Guiding Principles”. We respectfully submit
that the Planning Commission recommendations did not measure how the application met the various
objective standards of the approved Specific Plan. We attach comprehensive matrices of these
development standards and how this application complies as Exhibits A and B.
Residential doesn’t meet the unmet housing needs of the Community. The comments specified that the
proposed project does not comply with the requirement in the Specific Plan to address the “unmet housing
needs” of Los Gatos. Page 2-6 of the Specific Plan states: “Residential development is focused on multi-
family housing types, and shall be designed to attract the unmet housing needs in the community.” Also
cited in that regard was Appendix C to the Specific Plan. In particular, there was concern related to having
more senior “step down” housing with no stairs.
Response: It is not a requirement that all unmet needs of Los Gatos be met by a single application in the
North 40 Specific Plan area. However, what is proposed is a diversity of housing types to accommodate
the objectives in the Specific Plan, including condominiums, garden cluster housing, rowhouses and
townhomes (see page 2-3 Section 2.3.1) in the Lark District and condominiums, multi-family, live-work,
rowhouses and town homes in the Transition District. Appendix C of the Specific Plan specifically discusses
the housing needs of millennials and seniors. There are numerous opportunities to address both target
markets in the current proposal.
2
While the Specific Plan was still being completed by the Town, an application was submitted that reflected
for-sale market rate residential units that targeted a move-down or empty nester demographic. This
elevator-served building featured a common parking structure was 55’ tall in limited locations. At that
time, the Specific Plan did not identify height limits in the Transition District. However, the final Specific
Plan that was approved by Town Council set the height limit at 35’ in the Transition District (with an
exception to 45’ for affordable housing). We have been on the record since 2012 indicating our need for
height flexibility in order to implement a high quality residential offering that would serve this need in Los
Gatos. The rationale for the height is outlined in the attached letter from August 7, 2012, shown as Exhibit
C. Once the height became limited to 35’, this building type was eliminated from our proposal. The
application was resubmitted that reflected a 35’ maximum building height for the proposed market rate
units, including the housing types identified in the Specific Plan for the Transition District: condominiums,
multi-family, live-work, and rowhouses.
Hillside views are not protected. The Planning Commission discussed that views of the hillsides are not
adequately addressed by the layout of the project. It was proposed that realigning the streets at a 45-
degree angle to the current alignment would result in streets pointing toward two local mountains, thus
exposing the hillside views. The Specific Plan states, including Open Space Policy O1 (page 2-11) on View
Preservation, “Promote and protect views of hillsides and scenic resources” and Policy 3.2.1(d) (page 3-2),
“Site Planning and Design”, “Natural sunlight and views should be considered when siting buildings and
landscaped open spaces.”
Page 2-3 of the Specific Plan states “The Perimeter Overlay Zone provides additional height limitations,
setbacks, and development standards to allow view corridors of the surrounding hillsides…”. The Town
Council in approving the Specific Plan provided design standards that would result in achieving the desired
view corridors. We are compliant with these development standards and thus believe that we embrace
hillside views as desired.
To illustrate this, please see attached Exhibit D, Discussion of North 40 Phase I View Corridors, which
provides a detailed description and visual representation of how the application embraces views of the
surrounding hills and mountains. Our conclusion is that we provide similar if not better framed views of
the hills and mountains than other parts of Los Gatos and when compared to the alternative “diagonal”
site plan that was provided as a grounds for the recommendation to deny the application by the Planning
Commission.
The proposal is not “lower intensity” in Lark District: There was discussion that there should be “lower
intensity” residential uses in the Lark District, and stated that she did not think the project met this
requirement. This statement is contained in paragraph 2.3.1 on page 2-3, in describing the Lark District:
“Lower intensity residential and limited retail/office uses are envisioned for this area.”
The proposal is lower intensity in the Lark District. The Specific Plan requires that a minimum of 15% of
the Lark District is two stories, and the proposal has approximately 29% of the plans at 25’ or less. In
contrast, the application does not propose any residential units at 25’ within the Transition District.
Building heights in the Lark District are 35’ maximum, whereas the Transition District has the affordable
3
housing over Market Hall. The open space, particularly green open space, is also greater in the Lark
District. The Lark District provides 4.79 acres of open space (42.5%) whereas the Transition district
provides 3.43 acres (36.4%). The lot coverage area of the Lark District (29.4%) is both far lower than the
allowable 50% lot coverage, but also lower than the Transition District (33.9%). The daily vehicular trip
generation for the Lark District is also lower, with 785 trips, while the Transition District trip generation is
3,034. While page 2-3 Section 2.3.1 is commonly referred to as “lower intensity residential…” the types
of residential identified as permitted are proposed in this application. Further, when taken as a more
holistic view, the Specific Plan states in Section 2.4 “In general, lower intensity shops, offices, and
residential land uses are envisioned in the southern portion of the Specific Plan Area. Moving northward,
potential land uses transition to mixed-use residential and potentially hospitality uses to provide a buffer
between the primarily residential uses in the southern portion of the Specific Plan Area and the
entertainment, restaurant, and shopping uses envisioned in the northern portion of the Specific Plan
Area.” The goal of decreasing intensity in the Lark District has been met.
There further was a statement that residential is too intense. Page 6 of the staff report was noted, which
references five multi-family projects in Los Gatos with various unit sizes between 516 and 1484 NET square
feet, which were then stated to be typical of multi-family units in Los Gatos.
Nothing in the Specific Plan supports this interpretation and we believe that this statement is completely
subjective. In the introduction to Section 2 of the Specific Plan, it states that the “Specific site
development standards, such as building height, setbacks, and parking requirements will help create the
appropriate scale and character of the envisioned development”. The application complies and exceeds
the specific site development standards and thus is appropriate scale and character. Furthermore, the
policies of the Specific Plan were set to provide “land uses within the North 40 Specific Plan Area that are
consistent with the Town of Los Gatos General Plan, the Town Council Vision Statement and Guiding
Principles”. The proposal complies with the Land Use Policies so thus must be consistent with the Vision
Statement and Guiding Principles.
The residential types allowed in the Specific Plan include: condominiums, cottage cluster/garden cluster
housing, live-work flats, multi-family flats, multiplexes, rowhouses and townhomes, focused on multi-
family housing types (Section 2.4). The Specific Plan makes it most difficult for the cottage cluster to be
approved as this is the only housing type that requires a conditional use permit (CUP).
Further, under Section 2.7.3 Residential Units, it states “The Specific Plan Area should accommodate a mix
of residential product types and sizes to create the character of an authentic neighborhood.” It then goes
on to state that “(r)esidential units shall range in size. Refer to Residential Unit Size Mix in Glossary.” The
Residential Unit Size Mix references units from 500 SF to 2350 SF, and this proposal has units from 550 SF
– 1999 SF. The only units that are referenced below 1,000 SF on this table are the affordable, whereas
the application proposes both affordable and market rate below 1,000 SF. While this table is provided as
an example only, it is the only place in the Specific Plan that attributes specific numbers on unit sizes thus
making it the closest to an objective standard and should not be disregarded as conceptual.
A table provided in the Planning Commission Staff Report had examples of projects at a minimum of 20
units peracre identified four sites that were a minimum of 20 units per acre and their range of NET square
4
footage (common area and service areas such as elevator and stair banks are removed). We were able to
research two of these, Vivere/Riviera Terrace and Aventino. Because Vivere/Riviera Terrace (36 dwelling
units per acre) and Aventino (46 dwelling units per acre) are both much higher in density and calculate
their average square footage as NET (rather than gross as all of our non-mixed use residential units are
calculated in the application), it is not a fair comparison to only look at the square footage when
comparing these projects with our application. Attached as Exhibit E is our analysis that looks at these
two existing Town projects based on an FAR and resulting NET square footage. These calculations reflect
how our proposal actually would have far less net square footage than either of these existing projects.
Finally, the Specific Plan notes in multiple places, including in Section 2.7.3.d, that total residential square
footage will not exceed 400,000 gross square feet for Cottage Cluster, Garden Cluster, Townhome and
Rowhouse products and 300,000 net square feet for Condominium, Multi-Family, Apartments and
Affordable products. This proposal includes 286,715 gross square feet and 160,765 net square feet, far
below the Specific Plan thresholds.
Economic study is flawed. There was an argument made that Exhibit 9 from the Economic Study that was
completed stated that Downtown will not be adversely impacted by the project is flawed because it did
not deal with the issue of conditional use permits or the parking problems downtown.
The Town has commissioned three economic studies in support of the Specific Plan. The final study was
requested by Town Council in support of the Specific Plan in the fall of 2014. It specifically analyzed the
competitive disadvantages of downtown vis-à-vis North 40 as it relates to the requirement for conditional
use permits and parking availability. That study, commissioned by the Town, was done by a professor at
San Jose State and it specifically studied those issues and generally concluded that even with potential
advantages, the North 40 would not have a negative impact on downtown.
The scope and methodology of the economic study in support of our application was agreed upon in
consultation with Town staff and was presented to the Conceptual Development Advisory Committee
(CDAC) prior to the completion of the study and presentation to CDAC as required by Section 2.4.2 of the
Specific Plan. The reasons for the study being flawed were not identified by the Town or at either CDAC
meeting by Committee Members or the public prior to the preparation of the report or after the final
report was presented.
We have, however, asked the economic consultant to address the issues raised at Planning Commission
in a report update. It is included as Exhibit F. Their conclusion is that the Phase 1 retail offering is such a
limited neighborhood serving scale that formula retailers will not choose to seek space on the North 40
over downtown regardless of the additional CUP requirement. Due to the number of chain stores already
downtown (Anthropologie, GAP, Banana Republic, Apple Store, Restoration Hardware, J Crew, etc.) chain
stores would prefer to go downtown over the North 40 because they like to be located in closer proximity
to other chain stores. On the parking advantage, we are required to park at the same ratio as downtown
so that should not be a competitive advantage. The report update is attached as Exhibit D.
5
Not high quality architecture. Policy 3.2.6.b.i was noted, which states “Maintain continuity of design
materials, color, form, and architectural details…”); and Policy DG-6 (page 3-1: “Architecture – Produce
high quality, authentic design and 360-degree architecture consistent with the architectural design
guidelines contained within this Specific Plan.”). There were also concerns about Buildings 24 and 25,
which were stated as examples of lack of high quality architectural design.
Regarding Buildings 24 and 25, there are many design constraints that went into this design and
building/user type, including street layout, height limitation, setbacks, and difficulty of access from Los
Gatos Boulevard. Engineering Staff confirmed during the Planning Commission meeting that ingress and
egress from this area (which would be necessary for a successful commercial structure) would not be
supported due to proximity to the right hand turn lane on Los Gatos Boulevard and the traffic conflicts
that this would cause. The 30’ orchard setback, grade change, and lack of reciprocal easement from the
adjacent buildings makes a frontage road along this area also infeasible. The 50’ Perimeter Overlay Zone
limits the high to 25’ along the Boulevard. Residential uses are permitted in this area of the Specific Plan,
and Live/Work is expressly prohibited in the Lark District.
Architecture is highly subjective; however, the Residential Design Guidelines found in Chapter 3 were
adhered to when developing the architecture for this proposal. No architectural type was required in the
Specific Plan. The Town’s consulting architect, Larry Cannon, stated in his December 15th application
comment letter: “I feel that the applicant 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.” The
photographs contained within the Specific Plan reflect a variety of architectural styles, roof massing, and
building forms. It is reflective of our survey of buildings in Los Gatos that was completed by our design
team which is included as Exhibit G. Therefore, both the design and user type of Buildings 24 and 25
meet the objective criteria as identified within the Specific Plan.
In conclusion, we believe that the statements from Planning Commission were highly subjective. This
application’s compliance with the Specific Plan’s policies and objective standards ultimately results in
meeting the overarching, subjective goals of the Plan.
Sincerely,
A. Don Capobres Linda Mandolini Wendi Baker
Principal President Vice President of Development
Harmonie Park Development Eden Housing SummerHill Homes
Representing Grosvenor
Exhibit A
OBJECTIVE STANDARDS MATRIX
North 40
SPECIFIC PLAN PROPOSED
SPECIFIC PLAN
SECTION
Open Space Standards 2.5.4
Open Space 30% Minimum 39%Table 2-3
Open Space - Publicly Accessible 20% Minimum 85%2.5.4
Green space 20% Minimum 23%Table 2-3
Lot coverage Residential 50% Maximum 29%Table 2-3
Lot coverage non-resid/ Mixed-use 50% Maximum 38%2.6.3
Landscaping in parking lots 5% Minimum 19%
Common Open Space/ Condominiums 100 SF Minimum 962 SF - 2826 SF 2.7.2
Common Open Space/Multi-Family + other 200 SF Minimum 897 SF 2.7.2
2-STORY Lark District 15% Minimum 29%2.5.2.a.ii
Unit Count
Total Units 270 Maximum 237 Table 2-2
Total Units (with Density Bonus up to 364)365 Maximum 320
Square Footage
New Commercial Max. Capacity 435,000 SF Maximum 66,000 GSF Table 2-2
New Garden Cluster / Rowhome 400,000 SF Gross Max 286,715 GSF 2.7.3
New Condominium / Live-Work / Apt.300,000 SF Net Max 150,765 NSF 2.7.3
Cottage Cluster Unit Area 1,200 SF Maximum n/a
Setbacks - Primary Frontage Setbacks Table 2-5
25' Ht. Residential Setbacks on Lark/ LGB 50' Minimum 65'
25' Ht. Commercial Setbacks on LGB 50' Minimum 50'
Freeway Setbacks 30' Minimum 30' - 57'
Lark Avenue Setback 30' Minimum 30'
Los Gatos Boulevard Setbacks 30' Minimum 30' (excludes trellis at B2)
Setbacks - Residential
Non-Resid/ Mixe-Use Setbacks 12' Minimum 12'Table 2-6
Setback - (Residential)
varies per Tables 2-7, 2-
8, 2-9 North 40 complies Table 2-7, 2-8, 2-9
Building Heights 2.5.2
Residential Bldg Height on Lark/LGB 25' Maximum 25'limited by setbacks
Commercial Bldg Heights on LGB 25' Maximum 25'limited by setbacks
Maximum Bldg Height (non-affordable)35' Maximum 35'2.5.2
Maximum Bldg Height (mixed-use afford.)45' Maximum 45' (94.2 %)2.5.2
Maximum Bldg Height (per Density Bonus)45' Maximum 48.8' -53' (5.8%)2.5.2
Parking
Residential Parking 579 spaces 581 spaces Table 2-4
Mixed-Use (TD) Residential Parking 69 spaces 69 spaces Table 2-4
Commercial (TD) Parking 285 spaces 389 spaces 2.5.8
Exhibit B
North 40- Specific Plan Standards Status
Specific Plan
Section
Specific
Plan
Page
Residential development is focused on multi-family housing types and shall
be designed to attract the unmet housing needs of the community.
Application complies - Residential
development does not include
any single family detatched
housing. Housing providing
includes Garden Clusters,
Rowhomes, Condominium
Clusters, Senior Affordable
Apartments, Live-Work Lofts, and
Apartments
2.4 Permitted Land
Uses
2-6
Every application for Architecture and Site Review shall include a table that
identifies the following:
• Proposed project building floor area categorized by land use.
• New total developed building floor area categorized by land use.
• Balance of allowed land use square footage shown in Table 2-2.
Application complies - Refer to
sheets 1.0 and 1.0a
2.5.1 Maximum
Development
Capacity
2-10
a.i. Maximum building height shall be determined by the plumb vertical
distance from the natural or finished grade, whichever is lower and creates
a lower profile, to the uppermost point of the roof edge, wall, parapet,
mansard, or other point directly above that grade. For portions of a
structure located directly above a cellar, the height measurement for that
portion of the structure shall be measured as the plumb vertical distance
from the existing natural grade to the uppermost point of the structure
directly over that point in the existing natural grade. No point of the roof or
other structural element within the exterior perimeter of the structure shall
extend beyond the plane established by the maximum height plane.
Maximum building height includes all elements and height exceptions are
not permitted within the Specific Plan Area.
Project Maximum Building Height
is determined from finish grade.
Refer to sheets 3.12a - 3.16a,
5.GC.19a - 5.GC.32a, 5.RH.18a -
5.RH.31a, 5.CC.8a - 5.CC.13a,
5.ST.8 and 5.ST.9
2.5.2 Building
Height
2-11
a.ii. Lark District - 15% of the overall development provided (building
footprint) within the Lark District shall be structures of a maximum of two-
stories with a 25 foot maximum height. The majority of this requirement
may be provided within the Perimeter Overlay Zone (refer to Section
2.5.7). Every application for Architecture and Site Review shall include a
table that identifies the following:
• Total building footprint square footage within the Lark District existing at
the time of the application submittal.
• Percent of total building footprint square footage located within the Lark
District currently satisfying the 15% height requirement at the time of
submittal.
• New total percentage of building footprint square footage located within
the Lark District that satisfies the 15% requirement (for height) following
application submittal.
Application complies - 29%
provided, refer to 5.ST.1
2.5.2 Building
Height
2-11
c. A variety of recreational amenities shall be incorporated as residential
common areas. These areas may be either common areas for the
residents of a particular building and/or open to the public.
Application Complies, see
landscaping sheets for list of
ammenities, including a dog area,
gardens, and fire pits. 85% of the
open space is proposed to be
open to the public.
2.5.5.c Common
Recreational
Amenities
2-14
d. Both Los Gatos Boulevard and Lark Avenue shall contain a landscape
buffer planted with orchard trees identified within the Landscape Palette
provided in Chapter 3.
Orchard plantings proposed. See
sheets 2.2, 4.1, 4.3
2.5.5.d 2-14
All uses permitted within 100 feet of a District boundary line shall be
permitted within the District Edge Overlay.
Application complies - No district
edge use overlay is proposed.
Proposed Lark and Transition
District uses comply with
allowable uses in Table 2-1.
2.5.6 District Edge
Overlay Zone
2-14
a. Buildings or portions of buildings located within 50 feet of Lark Avenue
shall be restricted to a maximum building height of 25 feet.
Application complies - refer to
sheets 5.ST.8, 5.ST.9 and 6.1
2.5.7 Perimeter
Overlay Zone
2-15
b. Buildings or portions of buildings located within 50 feet of Los Gatos
Boulevard shall be restricted to a maximum building height of 25 feet.
Application complies - refer to
sheets 3.12a, 3.15a, 5.ST.8 and
6.1
2.5.7 Perimeter
Overlay Zone
2-15
2. Land Use and Development Standards
c. No building shall be located within 30 feet of a property line adjacent to
the freeway.
Application complies - all
buildings are set back 30' to 57'.
Refer to sheet 6.1
2.5.7 Perimeter
Overlay Zone
2-15
Number of Off-Street Spaces Required:
a. Non-Residential Use: The number of off-street parking spaces
shall be consistent with parking required in Downtown as required
within Division 4 of the Zoning Ordinance.
Application complies, refer to
sheet 2-15.
2.5.8 Parking
Requirements
2-15
b. Residential Use: Parking provided within the Specific Plan Area
shall be as follows:
Application complies, refer to
sheet 2-15.
2.5.8 Parking
Requirements
2-15
d. Dedicated parking spaces shall be provided for residents and shall
be clearly distinguished from spaces provided for commercial and/
or office uses. Residential guest parking, commercial, and office
parking may be shared.
Parking signage plan to be
completed with Improvement Plan
package. The residential parking
in the parking structure is
separated by access gates.
2.5.8 Parking
Requirements
2-16
Tandem Parking; b.
Residential Use: Residential units may use tandem parking.
Tandem spaces shall be designated by unit so a single owner/tenant
has control of all spaces associated with their unit. A provision of
shuffle stalls (extra stall to allow for temporary parking) shall be
considered in design.
Application complies. Guest /
shuffle stall spaces have been
provided throughout the
residential plan.
2.5.8 Parking
Requirements
2-16
Parking Structures:
a. Maximum height of a parking structure shall not exceed maximum
building height requirements and shall be measured from the
adjacent street grade, without restrictions on the number of
internal stories.
Application complies - the parking
structure within Bldg B1 does not
exceed the maximum bldg ht
requirements, see sheet 3.15a for
ht of top of parking guardrail
noted as 26'-7" AFG.
2.5.8 Parking
Requirements
2-16
b. Setbacks shall be heavily landscaped in accordance with the Landscape
Palette provided in Chapter 3.
See landscape plans Sheets 2.1 2.5.8: Parking
Structures
2-16
c. Parking structures fronting the Neighborhood Street shall be wrapped
with commercial space at the ground floor.
Application complies - the parking
structure within Bldg B1 is
wrapped with commercial space
at the ground floor, see 3.6 & 3.7
2.5.8 Parking
Requirements
2-16
d. Parking structure facades visible from Primary Streets over 150 feet in
length shall incorporate at least one or more of the following:
• Differentiation of the ground floor from upper floors.
• Changes in architectural materials.
• Projecting forward or recessing back portions or elements of the parking
structure facade.
• Horizontal openings broken up with vertical columns to create a rhythm of
openings similar to a building with windows.
The parking garage has
integrated different materials.
See sheets 3.6 and 3.15
2.5.8 Parking
Requirements
2-16
Primary Street Frontage Setbacks:
a. Los Gatos Boulevard and Lark Avenue setbacks shall be measured
from future right-of-way (back of future right-of-way dedication) and shall
contain orchard planting as defined by Section 2.5.2 - Open Space Goals
and Policies.
Application complies - Refer to
sheet 6.1
2.5.9 Primary Street
Frontage Setbacks
2-16
b. All internal setbacks are measured from the face of curb.
Application complies - All
setbacks measured from face of
curb
2.5.9 Primary Street
Frontage Setbacks
2-16
d. Each Primary Street within a district will have a designated street tree
type (refer to Landscape Palette in Chapter 3) and trees shall be spaced to
establish a rhythm.
Application complies - Orchards
are an integral part of the Specific
Plan Area and reflect the historic
character of Los Gatos. Both Los
Gatos Boulevard and Lark
Avenue shall contain a landscape
buffer planted with orchard trees
identified within the Landscape
Palette provided in Chapter 3.
Streets, parking lots, pocket
parks, plazas, and paseos should
also be considered as an
opportunity to integrate an
orchard feel.
2.5.9 Primary Street
Frontage Setbacks
2-17
e. All landscaped areas and planting strips shall be planted with trees
identified in the Landscape Palette provided in Chapter 3 of this document.
Application complies. Additional
fruiting variatals have been
proposed.
2.5.9 Primary Street
Frontage Setbacks
2-17
f. Parking is not permitted within frontage setbacks with the exception of
Los Gatos Boulevard. Parking on Los Gatos Boulevard may encroach up
to five feet into the 30 foot setback for no more than a 100 foot span.
Application complies. See
Dimensioned Site Plan Sheet 1.3.
2.5.9 Primary Street
Frontage Setbacks
2-17
g. Buildings within the Transition and Northern Districts shall be oriented
toward the street with parking lots provided in the rear and sides to create
a walkable neighborhood.
Application complies -
All residential buildings face main
streets and paseos with garages
to the rear.
All commercial and mixed-use
buildings are oriented to major
pedestrian streets with parking to
the rear or side.
Refer to sheets 2.1 - 2.4
2.5.9 Primary Street
Frontage Setbacks
2-17
h. Minimum street frontage setbacks on Primary Streets in the North 40
Specific Plan Area shall be as follows in Table 2-5:
Application complies - The
Primary Street setback in the
application are the mimimum
dimension, see 6.1.
2.5.9 Primary Street
Frontage Setbacks
2-17
Mixed Use Projects
a. Commercial portions of a mixed-use project shall adhere to standards
pertaining to commercial uses within this Specific Plan. Application Complies.
2.5.10 Mixed Use
Projects 2-22
b. Residential portions of a mixed-use project shall adhere to standards
pertaining to residential development within this Specific Plan. Application Complies.
2.5.10 Mixed Use
Projects 2-22
d. Dedicated parking spaces shall be provided for residents and shall be
clearly distinguished from spaces provided for commercial and/ or office
uses. Residential guest parking, commercial and office parking may be
shared. Residential parking must be provided on-site.
Parking signage plan to be
completed with Improvement Plan
package. The residential parking
in the parking structure is
separated by access gates.
2.5.10 Mixed Use
Projects
2-22
e. Buildings shall be designed and sited to reduce odor, noise, light and
glare, as well as visual or other conflicts between commercial and
residential uses. Application Complies.
2.5.10 Mixed Use
Projects
2-22
f. Lighting for the commercial uses shall be appropriately shielded so as
not to spill over into the residential area or negatively impact the residential
units.
Application Complies. See
sheets 6-8 through 6-13
2.5.10 Mixed Use
Projects
2-22
g. Loading areas and trash and recycling enclosures for commercial uses
shall be located away from residential units when feasible and screened
properly.
See Sheet 3-6 and 6-6 (Refuse
Plan)
2.5.10 Mixed Use
Projects
2-22
h. Commercial uses with residential units either above or attached shall
provide ventilation systems to prevent odors from adversely affecting
residential units. Application Complies.
2.5.10 Mixed Use
Projects
2-22
Non-Residential / Mixed Use Development Standards
a. Maximum building coverage of a lot designated for a nonresidential
use or mixed-use, including any type of accessory
building, is 50%. This requirement shall be calculated for each
application or group of applications.Application Complies. See Sheet
6.3 and 6.5.
2.6.3 Non-Res /
Mixed Use 2-23
Setbacks (non-residential interior to site)
a. All setbacks interior to site are measured from the face of curb.
Lark Avenue and Los Gatos Boulevard are measured from property
line.Application Complies. See
Dimensioned Site Plan Sheet 1.3
2.6.4 Setbacks (non-
residential interior to
site)2-24
b. All landscaped areas and planting strips shall be planted with trees
identified within the Landscape Palette provided in Chapter 3 of
this document.
.Application Complies.
2.6.4 Setbacks (non-
residential interior to
site)2-24
c. Minimum front, side, and rear setbacks for non-residential/mixeduse
buildings on interior streets in the Transition and Northern
Districts shall be as follows (see Table 2-5 for Primary Street
Setbacks):Application Complies. See
Dimensioned Site Plan Sheet 1.3
2.6.4 Setbacks (non-
residential interior to
site)2-24
Retail Tenant Space Size
a. Floor Area Calculations: Every application for Architecture and Site
Review shall include a table that identifies the sizes of each retail space
proposed.
Application Complies. See sheet
1.0.a.
2.6.6 Retail Tenant
Space Size 2-24
b. The maximum individual commercial retail tenant size is 50,000 square
feet.
Application Complies. See sheet
1.0.a.
2.6.6 Retail Tenant
Space Size 2-24
Residential Development Standards
Residential Open Space
Common Open Space - Consistent with the Zoning Ordinance, 100 square
feet/unit of Common Open Space is required for residential condominiums.
200 square feet/unit of Common Open Space is required for multi-family
residential other than condominiums.
Application Complies with 900+
SF or more per condominium and
multi-family
2.7.2 Residential
Open Spze 2.25
Residential Units
a. Residential units shall range in size.Application complies -
580 NSF to 1,999 GSF
2.7.3 Residential
Units 2-26
b. There shall be a maximum of 270 residential units.Application complies w/ 237 Units
320 Units w/ Density Bonus
2.7.3 Residential
Units
2-26
c. Affordable housing (Below Market Price housing) requirements shall be
met pursuant to Town Code.
Application complies - Per Town's
BMP requirment that 20% of the
total market rate number should
be at least 20%. Pursuant to
Town Attorney, proposal is
compliant with Town's BMP
Ordinance and applicable State
Laws.
2.7.3 Residential
Units
2-26
d. New residential shall be a maximum of:
• 400,000 gross square feet for Cottage Cluster, Garden Cluster,
Townhome and Rowhouse products
• 300,000 net square feet for Condominium, Multi-Family, Apartments and
Affordable products
Application complies -
286,715 GSF
150,765 NSF
2.7.3 Residential
Units 2-26
e. Single family detached units shall be a maximum of 1,200 square feet
and be designed as a cottage cluster product type as defined in Glossary
(Chapter 6).
Application complies -
no single family detatched units in
application
2.7.3 Residential
Units 2-26
Setbacks (Residential)
a. All setbacks interior to the Specific Plan Area are measured from the
face of curb. Lark Avenue and Los Gatos Boulevard setbacks are
measured from property line.
Application Complies. See
Dimensioned Site Plan Sheet 1.3
2.7.4 Setbacks
(Residential)
b. Residential setbacks along primary streets (Lark Avenue, Los Gatos
Boulevard, South ‘A’ Street, North ‘A’ Street, Neighborhood Street, Noddin
Avenue, and Burton Road) follow setback standards on Table 2-5.
Residential setbacks on all other interior streets shall be determined at
Architecture and Site Review. Setback examples are illustrated in Table 2-
7, 2-8 and 2-9 to show desired character.
Application complies -
Refer to sheets 5.ST.10 - 5.ST.14
and 6.1
2.7.4 Setbacks
(Residential)2-26
c. Setback diagrams containing an asterisk (*) are permitted a five foot
encroachment for up to 50% of linear building facade length to allow for
porches, balconies, and other building elements (including livable space)
that will add visual interest and minimize the appearance of a solid wall
plane.
Application complies - See
Sheets 5.ST.5 - 5.ST.14
2.7.4 Setbacks
(Residential)2-26
d. All landscaped areas and planting strips shall be planted with trees
identified within the Landscape Palette provided in Chapter 3 of this
document.
Application complies. Additional
fruiting variatals have been
proposed.
2.7.4 Setbacks
(Residential)2-26
e. Cornices, belt courses, sills, canopies, cantilevered bay windows,
chimneys or other similar architectural features may extend or project into
a required setback not more than 30 inches. Eaves may encroach up to 36
inches.
Application complies.
2.7.4 Setbacks
(Residential)2-26
Site Planning and Design
e. The visual impact of large parking lots shall be minimized by screening
and grade separators and/or locating parking lots behind or to the side of
buildings.
Application complies, see sheet
1.0
3.2.1 Site Planning
and Design 3-2
Outdoor Spaces
f. Incorporate stormwater runoff treatment areas into open space layout.
See Stormwater Management
Concept Plan, Sheet 1.18
3.2.2 Outdoor
Spaces 3-3
Architectural Style
c. Projects shall be designed to meet their functional needs, but will be
expected to reflect Los Gatos’ unique qualities of small scale, pedestrian
friendliness, and attention to architectural detail.
Application complies – A variety
of building sizes and small block
sizes break down and separate
building mass and feature
architectural styles that respect
Los Gatos’ agricultural heritage.
High levels of material quality,
architectural detailing and
landscape features create an
overall sense of quality in the
project. Wide pedestrian
sidewalks, paseos, multi-modal
paths and paseos are lined with
high quality landscaping including
orchard trees and connect all
areas of the project, including
community parks and retail
spaces.
3.2.4 Architectural
Style
3-6
d. Parking lots shall be heavily landscaped Application complies- See sheet
6.4 for scope
3.2.3 Parking Lot
Design and
Screening
3-5
c. Structures over one story shall be designed to minimize their visual bulk
and relate to the human scale of pedestrians on the street.
Application complies - Building
massing steps down or
architectural features such as
awnings, porches and trellises are
used to minimize visual bulk and
relate to the human scale along
pedestrian paths.
Refer to sheets 3.12a - 3.16a,
5.GC.19a - 5.GC.32a, 5.RH.18a -
5.RH.31a, 5.CC.8a - 5.CC.13a,
5.ST.8 and 5.ST.9
3.2.5 Building Form 3-7
Building Elements and Articulation
3. Design Guidelines
i. Provide vestibules at building entries.
i. Recess entry doors three to six feet from the front facade.
ii. Pave vestibule floors with tile, brick, stone, or a similar high quality hard
surface to set the vestibule apart from the sidewalk.
See sheet 3.6 for mixed
use/Senior Apartments and
Architecture per plan
3.2.6 Builidng
Elements and
Articulation
3-10
p. vi. Backlit awnings that visually appear as large light sources are not
permitted.
Application Complies, N/A 3.2.6 Builidng
Elements and
Articulation
3-12
Utility Elements
l. Provide visual buffering of on-site utility elements.
iii. Applicants will be required to submit a site plan at the time of submittal
for review and approval to show the location, type and size, including
height, of all utility elements to be located on the parcel.
m. Screen all roof top mechanical equipment.
Utility elements have been
buffered to the best of applicant's
ability. The fire department
however requests that the
backflow preventers are all
located very visibly (eg not
hidden). Further details to be
provided during Improvement
Plan stage.
3.2.7 3-15
Respect the Privacy of Neighboring Residents
e. Visually screen all trash and outdoor storage areas from view. For condo clusters, garden
clusters, and rowtowns, garbage
storage is located within garage.
See sheet 6.6 Refuse Circulation
Diagram.
3.2.8 Respect the
Privacy of
Neighboring
Residents
3-16
Project Landscape and Hardscape
a. all project shall be well landscaped Application complies/Sheets
2.series and 4.series
3.2.9 Project
Landscape and
Hardscape
3-16
b. a liscensed landscape architect shall ceritify that all landscape plan
include drought tolerant plants and meet Water Efficient Landscpae
Ordinance requirements
We will be submitting this scope
under future Building Permit
Applications and for WELO
review
3.2.9. Project
Landscape and
Hardscape
3-17
c. Landscaping shall be used to soften the appearance of buildings to
integrate new construction into the overall commerical/residential
neighborhood. Where space is inadequate for inground planting, use
container plantings.
Application complies/Sheets
2.series and 4.series
3.2.9. Project
Landscape and
Hardscape
3-17
f. Gate(s) shall be provided in the soundwall to access the landscape area
adjacent to the highway for maintenance purposes.
We will be submitting this scope
under future Building Permit
Applications.
3.2.9. Project
Landscape and
Hardscape
3-17
Sustainability Guidelines
e. Pre-treat stormwater as currently defined by National Pollutant
Discharge Elimination System (NPDES) Guidelines prior to infiltration or
discharge from site.
Application Complies. See sheet 3.2.10 Sustainability
Guidelines
3-18
i. Include bicycle parking facilities and on-site showers in major non-
residential development projects.
Application complies, see sheet
11. This is a primarily residential
application.
3.2.10 Sustainability
Guidelines
3-18
k. Design new buildings and parking lots to include or allow for the easy,
cost-effective installation of future solar energy systems, where feasible.
For-sale residential is pre-wired
and structurally supported for
future solar energy systems.
3.2.10 Sustainability
Guidelines
3-18
Private Open Space
a. Provide each household with some form of useful private open space,
such as a patio, porch, deck, balcony, yard, or shared entry porches or
balconies.
All residences have privat open
space. The exception is the
senior affordable, where Eden
has found that comingling in a
private common area keeps
seniors more active and social.
3.3.4 Private Open
Space
3-24
Utility Elements
j. Every development shall provide a trash and recycling enclosure that is
capable of handling the refuse generated by that site.
Application complies -
Refer to sheet 6.6
3.3.7 Utility
Elements
3-28
l. Trash enclosures serving more than one residential unit shall be covered
and connected to the Sanitary Sewer System to meet Town water quality
requirements.
We will be submitting this scope
under future Building Permit
Applications.
3.3.7 Utility
Elements
3-28
Non-structural Best Management Practices (BMP’s) should be
used unless they are infeasible in which case the infeasibility shall
be documented and structural BMP’s implemented.
Application complies.3.3.8 Sustainability
Guidelines
3-30
3.5 SIGNAGE
Signage is a key component of forming the neighborhood identity.
Implementing these Signage Guidelines for the Specific Plan Area
neighborhood will help to realize the General Plan Land Use Element’s
vision of high-quality architecture and design that reflects the rural and
agricultural history of the site. All signage within the Specific Plan Area
shall conform to the following guidelines, as well as, the regulations
provided within Chapter 2 of this document.
We will be submitting this scope
under future Building Permit
Applications.
3.5 Signage 3-36
A sign program will be developed as an effective method to establish a
unique identity to the Specific Plan Area and adjacent neighborhoods. The
sign program should include, but not be limited to, gateways, directional
signage, parking signs, street signs, directories (kiosks), and banners.
We will be submitting this scope
under future Building Permit
Applications.
3.5 Signage 3-36
Integrate bicycle facilities and amenities throughout the site. Development
projects 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.
Application complies; See
Tentative Map Sheet 1.3
Dimensional Site Plan and Sheet
1.5 Street Cross Sections/Details
for Multi-Use Path locations.
4.1 Circluation and
Streetscape Goals
and Policies
4-1
There will be three primary access points located along Los Gatos
Boulevard and one on Lark Avenue. By having multiple access points to
the Specific Plan Area, the potential for congestion at any one entry point
is lessened. The first access point at Burton Road, located off of Los
Gatos Boulevard, will be improved and provide a northern access point
into the Specific Plan Area, and the existing signal will remain. A second
key point of entry will be at Noddin Avenue. The third access point along
Los Gatos Boulevard will be approximately three hundred feet south of
Noddin Avenue. There is also an opportunity for a fourth access point off
of Los Gatos Boulevard closer to the Lark Avenue intersection. Access to
the Specific Plan Area will primarily be from these points. Any additional
access drives, beyond those that serve the existing businesses today, are
discouraged.
The Lark Avenue entrance will be in the vicinity of Highland Oaks Drive a
minimum of 300 feet from Los Gatos Boulevard and a minimum of 300 feet
from the State Route (Highway 17) on-ramp.
This application has one primary
and one secondary access point
on Los Gatos Boulevard. Bennett
already exists as a secondary
access point to the existing office
buildings. There is one access on
Lark only located in the vicinity of
Highland Oaks Drive. See
Tentative Map Sheet 1.3 and 1.4 4.2 Site Access 4-2
Street System
The internal street system consisting of ‘A’ Street, Neighborhood Street,
Noddin Avenue, and Burton Road shall provide through access.
Application complies; See
Tentative Map Sheet 1.1 Parcel
4.3 Street System 4-2
Streets shall be designed with a unified and well connected system of tree-
lined streets, sidewalks, and paseos that focus on the pedestrian
environment.
Application complies; See
Tentative Map Sheet 1.3
Dimensional Site Plan and Sheet
1.5 Street Cross Sections/Details
for sidewalk and paseo locations.
See also, 1.26 Illustrative Site
Plan for proposed visual
pedestrian environment.
4.3 Street System 4-2
4. Circulation and Streetscape
The following off-site intersection improvements shall
be completed at the Los Gatos Boulevard/Lark Avenue intersection by the
first
project developer:
• Addition of a third eastbound left turn lane on Lark Avenue.
• Addition of third northbound left turn lane on Los Gatos
Boulevard. •
Addition of a third westbound lane on Lark Avenue, which will operate as a
second right turn lane for the State Route 17 on-ramp.
• Modification and re-striping of intersection and restriction of
parking as needed.
Application complies; See Offsite
Tentative Map Roadway
Improvement Plans Sheets 1.23
and 1.24 for intersection
improvements.
4.6 Intersection
Improvements
4-5
Specific Plan Area Circulation Improvemennts
Lark Avenue
It is anticipated that Lark Avenue will be improved by expanding the right-
of-way into the Specific Plan Area and incorporating a planting strip,
multimodal path, and an orchard themed setback. Pedestrian connections
will be strengthened to surrounding neighborhoods with improved
crosswalks at intersections and the multimodal path. Buildings within the
Specific Plan Area will be set back to create an orchard character along
Lark Avenue (refer to Table 2-5 Primary Frontage Setbacks).
Between Los Gatos Boulevard and South ‘A’ Street on Lark Avenue,
westbound Lark Avenue will consist of three travel lanes and one optional
right turn lane into South ‘A’ Street. West of ‘A’ Street (between ‘A’ Street
and Highway 17), Lark Avenue will have one dedicated right turn lane to
northbound Highway 17 on-ramp, one through-right turn lane accessing
the Highway 17 on-ramp and allowing through traffic over Highway 17
bridge, and one through lane over the bridge. There is a 10 foot right-of-
way dedication on the north side of Lark Avenue. Heading east on Lark
Avenue there is a dedicated left turn lane to access South ‘A’ Street.
A multimodal path designed to Caltrans standards and will be the
designated bike connection along Lark Avenue. The right-of-way is sized
to accommodate future bicycle lanes by reducing size of median and lane
widths
Application complies. See full
Tentative Map package, including
Sheets 1.3 Dimensioned Site
Plan and 1.23 and 1.24
4.13.1 Lark Avenue
4-11
Los Gatos Boulevard
Los Gatos Boulevard will transition though various alignments between
Lark Avenue and Burton Road with two travel lanes in each direction.
Generous building setbacks will provide room for orchard planting and
other landscaping along Los Gatos Boulevard (refer to Chapter 2 setbacks
section 2.5.6).
The existing traffic signals will remain at Burton Road and Lark Avenue
intersections and a new signal is proposed at Neighborhood Street. There
will be a minimum of one (for first phase of development) and up to two left
turn lanes (at full build-out) on northbound Los Gatos Boulevard turning
into Neighborhood Street. The Specific Plan outlines two solutions for
accommodating bike travel on Los Gatos Boulevard:
1) a future alignment with bike lanes on either side of Los Gatos
Boulevard, and
2) an interim alignment that accommodates two-way bike travel on a
multimodal path on the west side of Los Gatos Boulevard on sections that
cannot accommodate the bike lanes due to existing width restrictions on
the east side of Los Gatos Boulevard. Los Gatos Boulevard north of
Neighborhood Street will maintain two travel lanes with a planting strip/tree
grates and separated sidewalk. An expansive setback will allow for
orchard tree planting and/or other landscaping along Los Gatos Boulevard.
A center median would be constructed on Los Gatos Boulevard from
Samaritan Drive to Lark Avenue, which would prevent left turns at Terreno
de Flores Lane, Camino del Sol, Noddin Lane and Bennett Way. Left turns
into the Plan Area from Los Gatos Boulevard would be allowed at the
existing Samaritan Drive/Burton Road intersection and at a new signalized
intersection at Neighborhood Street
Application complies. See full
Tentative Map package, including
Sheets 1.3 Dimensioned Site
Plan and 1.23 and 1.24
4.13.2 Los Gatos
Boulevard
4-14
‘A’ Street is the primary connector from Lark Avenue through the Specific
Plan Area into the Transition District and Northern District. South ‘A’ Street
will reflect a neighborhood character along the residential portion.
Section 6a:
South ‘A’ Street will provide access to private roads and connect to the
mixed-use and commercial portions of the Specific Plan Area. Near the
Lark Avenue entrance, South ‘A’ Street will have drive lanes in both
directions with no parallel parking. Sharrows are proposed to encourage
bicycle travel along ‘A’ Street. Sidewalks and street trees will line both
sides of the street.
Section 6b:
As South ‘A’ Street nears the Transition District, the street widens with
parallel parking along both sides of the street. Street trees and sidewalks
will remain similar on the south end of the street. Sharrows are proposed
to encourage bicycle travel along ‘A’ Street
Application complies. See full
Tentative Map package, including
Sheets 1.3 Dimensioned Site
Plan and 1.23 and 1.24
4.13.3 A Street 4-16
Neighborhood Street
Neighborhood Street is the primary entrance to the Transition District and
will resemble a typical pedestrian-oriented neighborhood commercial
street. Diagonal parking will be provided on both sides of the two-lane
roadway and wide sidewalks, with integrated planters and seating areas,
will provide a connection to neighborhood serving storefronts and outdoor
dining. Neighborhood Street near Los Gatos Boulevard will have four lanes
with two eastbound lanes approaching Los Gatos Boulevard (one left turn
and one right turn lanes) and two westbound lanes (one continuing
through and one for turning right into the first parking lot).
Application complies. See full
Tentative Map package, including
Sheets 1.3 Dimensioned Site
Plan and 1.23 and 1.24
4.13.4
Neighborhood
Street
4-20
5. Infrastructure and Public Facilities
Construction and grading activities shall comply with Best Management
Practices and Stormwater Pollution Prevention Plan policies per Regional
Water Quality Control Board requirements. Development projects shall
obtain a Construction General Permit that is in compliance with the
National Pollutant Discharge Elimination System (NPDES) requirements
as well as the requirements for Storm Water Discharges Associated with
Construction and Land Disturbances Activities.
Application complies; Will be
submitting BMP and SWPPP
additionally with Final Design.
5.2 Infrastructure
and Public Facilities
Goals and Policies
5-1
Stormwater discharges from HM Projects shall not cause an
increase in the erosion potential of the receiving stream over the
pre-project (existing) condition. Increases in runoff flow and
volume shall be managed so that post project runoff shall not
exceed estimated pre-project rates and durations, where such
increased flow and/or volume is likely to cause increased potential
for erosion of creek beds and banks, silt pollutant generation, or
other adverse impacts on beneficial uses due to increased erosive
force.
Application complies; See
hydromodification calculations
and memorandum submitted with
Tentative Map.
5.3.2 Proposed
Stormwater
Collection and
Conveyance
5-6
Underground pipe systems within the Specific Plan Area shall be
designed to contain the 10-year storm.
Application complies; See
hydrologic calculations and
5.3.2 Proposed
Stormwater
5-7
As indicated in the 100-year event flood control protection section
above, the underground storm drain system could be designed
to contain the 100-year event. However, a safe overland release
shall still be provided for the Specific Plan Area in the event the
underground system becomes plugged or gets blocked.
Application complies; See
hydrologic calculations and
memorandum submitted with
Tentative Map and Tentative Map
Grading Plan Sheet 1.6-1.14 for
overland release locations.
5.3.2 Proposed
Stormwater
Collection and
Conveyance
5-7
Wastewater Collection
Gravity pipelines will be constructed in roadways within the Specific Plan
Area. The Specific Plan Area pipes will connect to the existing stub
adjacent to Highway 17. The pipe under Highway 17 will be connected to
the existing sewer pipe in Oka Road as illustrated on Figure 5-5.
Application complies; See
hydrologic calculations and
memorandum submitted with
Tentative Map and Tentative Map
Grading Plan Sheet 1.15, 1.17, an
d 1.18.
5.5.3 Wastewater
Collection
5-13
Each phase shall stand alone and shall not be dependent on improvement
required in future phases.
Application complies; See
Tentative Map Sheet 1.3
Dimensional Plan, Grading Plans
Sheet 1.6-1.14 and Preliminary
Utility Plan sheet 1.16 for future
site connection edge conditions.
6.2 Phasing 6-1
All infrastructure necessary to support the development shall be
constructed in capacity that allows for current and future phases, subject
to approval of the town engineer. All infrastructures stubbed for future use,
including utilities and roadways, shall be constructed so as not to appear
unfinished.
Application complies see
Preliminary Utility Plan sheet 1.16
for Phase 1 utility sizing and
future site connection edge
conditions.
6.2 Phasing 6-1
6.Plan Implementation, Phasing and Administration
Exhibit C
EXHIBIT E – Discussion of North 40 Phase I View Corridors
The geography of Los Gatos features a crescent of hills that surround the southeastern quadrant of the
town, as indicated by the green line in the aerial views in the attached exhibit (page 1). What does it mean
in Los Gatos to “embrace hillside views?” Observations in multiple neighborhoods 1 within the town show
that views of the hills are most commonly embraced via linear street axes and are framed by mature street
trees and/or buildings. Both in neighborhoods and downtown, 1 to 2-story structures and landscape
frequently block sweeping hillside views (page 2). But orienting one’s view down a street in directions
toward the crescent of hills, one sees the slopes and ridgeline framed by the streetscape (pages 3 and 4).
Noted exceptions that afford greater views are locations where street trees are absent (not a pertinent
example since treeless streets are not considered the “look and feel of Los Gatos” and the North 40 will
be well landscaped). While some areas have greater access to hillside views, other streets have fully
blocked views, not due to orientation, but due to mature tree cover or building facades that meet the
sidewalk in the downtown district.
“Diagonal” orientations as provided during the Planning Commission hearing do not capture views any
better than “parallel” views because the crescent of hills is continuous. Rotate a few degrees and the
crescent is still before you. Therefore, the consideration of a so-called diagonal grid is arbitrary. What is
not arbitrary is the observation that most Los Gatos neighborhoods in the flatlands have street grids
parallel to their nearest arterial streets. A street system in a new neighborhood following this pattern
speaks strongly to the “look and feel” the prevalent Los Gatos neighborhood structure.
To test the idea that a “diagonal” view is superior, we sought a cluster of existing streets with such an
orientation. The exhibit illustrates that such an example, Benedict Lane, shows axial views that are no
better to those found in other “parallel” neighborhoods, and as seen in the examples of the North 40 site
(pages 5 and 6). Moreover, the exhibit also illustrates a diagonal street whose hillside view corridor is
blocked by mature trees (page 7).
Many sections of Highway 17 have sweeping views of the ridgelines and hillsides. It was expressed during
the tenure of the North 40 Specific Plan Advisory Committee that this was an important gateway to the
Town. The images on pages 15 through 19 (prepared by an impartial third party) in the exhibit illustrate
that hillside views will continue to be embraced from Highway 17 and have improved when compared to
the exhibits that were included in the approved Specific Plan Environmental Impact Report (EIR).
Conclusion. The proposed orientation of the North 40 street grid embraces hillside and ridgeline views in
a manner fully consistent with other Los Gatos neighborhoods and flatlands. There are not all views from
all points, but framed, axial views from key locations that both the public and residents will enjoy. There
1 Observations made in Los Gatos flatlands comparable to the North 40: residential districts and
downtown for example, not from Vasona Park nor hillside sloping areas.
are additional views across the North 40’s Community Garden, from its Los Gatos Boulevard frontage and
from Highway 17. It’s worth noting that these views are embraced notwithstanding the geographic
location of the North 40 at the northern edge of Town and physically more distant to the crescent than
other neighborhoods.
Further notes on a hypothetical diagonal street grid:
Rotating the North 40 street grid on the diagonal with respect to the arterials creates a series of roughly
triangular open spaces at the perimeter. Since buildings are composed of rectangular volumes, they
cannot be “squeezed” into the perimeter triangle plots formed by the diagonal street grid; effectively it
creates a sawtooth edge of buildings, whether it be the last or second-to-last row of buildings. The
sawtooth effect creates a series of small, fragmented and leftover open spaces that are distributed around
the perimeter of the site. Although the Specific Plan would permit the counting of these areas toward the
Open Space requirement, they are arranged in a fragmented and disorienting manner. The cumulative
area of these sawtooth spaces “robs” the plan of the possibility to create a central open space of
significant size. The sawtooth spaces don’t add up to form rational paseos or paths through the site.
In contrast to fragmented leftover open space, the proposed open space plan features a network of
interconnected links and spaces that promote orientation, pedestrian/bike flow and outdoor use. Variety,
richness and rationality of open space become feasible when a more efficient site plan is implemented. In
addition to well-designed sidewalks and streets, a landscaped network of paseos interconnects well-
designed, useable open spaces. Moreover, the proposed plan flips all the garage doors to rear driveways,
so that paseos and streets feature pedestrian-friendly residents’ entries. The rotation of the diagonal plan
starts to confuse front and rear, diluting and confusing the pedestrian environment.
In the diagonal plan, the perimeter sawtooth effect is exacerbated by the irregular project perimeter
formed by existing commercial properties. These properties take significant “bites” out of the larger plot
and increase the total perimeter and sawtooth areas. By contrast, the proposed street plan, parallel to its
nearest arterials, is carefully worked around the existing properties in the interest of flow of bikes,
pedestrians and vehicles, and with a focus on the highest and best utilization of open space.
Phase One of the North 40
Town of Los Gatos Planning Commission
North 40 View Corridors
Existing views –
Downtown and the Neighborhoods
Example D –Downtown.
Example N –Neighborhood.
1
View corridors –N. Santa Cruz Ave.
Example D -Downtown
Views to hills are
restricted by
buildings and
landscape
Streets create view
corridors and frame
views to hills
2
View corridors
Royce Street at N. Santa Cruz Avenue
Hillside and ridgeline
views are embraced
along the axes of
streets, where
landscape does not
block the view.
Royce Street
3
View corridors
N. Santa Cruz Ave.
View corridors
downtown
Various
angles from
N. Santa Cruz
Ave.
4
View corridors
Example N –Representative Neighborhood
Benedict Lane
Rotated. Not parallel to
Los Gatos Blvd or other
nearby arterial.
Even streets that are
rotated “toward the hills”
have framed views.
5
View corridors –Residential districts
Example N
Benedict Lane
One of a few
examples with a street
grid rotated “toward
the hills.”
Hill and ridge views
are embraced along
street axes.
Landscape frames
view corridors. Hills
are more visible on
streets with little
landscaping.
Benedict Lane
6
View corridors
Residential disticts
Where there are
street trees or
mature landscape,
streets capture
glimpses of hill
views.
Garden Lane
7
Even as the hills may be
more distant, views from
the North 40 are
embraced in similar ways
to other Los Gatos
neighborhoods.
Five examples.
North 40 -Views to hillsides
Embraced similarly to other neighborhoods
8
Views –North 40
Example 1 –Looking south on R-2 (2) Street
9
When the walnut trees
are removed, the street
trees of the Transition
District will frame
hillside views.
From the Lark District,
hillside views are
blocked by Highland
Oaks mature trees
South A Street –Looking South –Transition District
Views –North 40
Example 2 –Transition District, South A Street
10
Views –North 40
Example 3 –toward the Community Garden
View from R-2 (3)
Street to southeast
across the Community
Garden
Existing buildings on
Los Gatos Blvd are
built on land 10’ higher
than the proposed
buildings.
Story poles
11
Views –North 40
Example 4 –from diagonal North A Street
North A Street has
diagonal view to hills
framed by buildings and
landscape.
12
Views –North 40
Example 5 – 2
nd Floor Community Flex Space
The community-accessible flex-
space on the 2nd floor embraces
views of the hills.
Many residences will have similar
sweeping views.
Community Flex Space
13
North 40 -Views to hillsides
Embraced similarly to other neighborhoods
Even as the hills may be
more distant, views from
the North 40 are
embraced in similar ways
to other Los Gatos
neighborhoods.
14
North 40 Views
From Hwy 17
Views taken from four
locations starting north to
south
Imagery is based on
views created for EIR
(impartial 3rd party).
Tree heights on site are
shown, per the EIR, after
10 years’ growth.
15
View Corridors
View 1 –Hwy 17
Looking Southwest
Views of hills preserved
Specific Plan EIR
Proposed
16
View Corridors
View 2 –Hwy 17
Looking South
Views of hills preserved
Specific Plan EIR
Proposed
17
View Corridors
View 3 –Hwy 17
Looking Southeast
Views of hills preserved
Specific Plan EIR
Proposed
18
View Corridors
View 4 –Hwy 17
Looking Southeast
Specific Plan EIR
Proposed
There are no hills to the
east.
Hills are off the screen to
the right / south.
19
Exhibit E
Floor Area Ratio (FAR) and Resulting Net Square Foot (NSF) Comparison of North 40 Phase I Application
with Vivere – Riviera Terrace and Aventino
North 40 Phase 1 – 320 units / 1 BR 1BA – 3 BR 3.5 BA / 580 NSF – 1,867 NSF / 20.9 DU AC / 2 – 4
stories, primarily 3 story / in-unit or parking garage resident parking and street guest parking
Net Residential area = 15.31 AC
Average unit size = 1,288 NSF
Total net floor area = 412,242 NSF
Net floor area per acre = 412,242 NSF / 15.31 AC = 26,926 NSF/AC
Vivere – Riviera Terrace – 50 (Vivere) and 123 (Riviera Terrace) Units / Studio – 2 BR 2 BA / 639 NSF –
1201 NSF/ rental rate $2384 - $5116 month / 36 DU AC / 3 – 4 stories, primarily 3 story / surface parking
Approximate area = 173 DU / 36 DU AC = 4.8 AC
Approximate average unit size = 693 NSF + 1201 NSF / 2 = 947 NSF
Approximate total net floor area = 947 NSF * 173 units = 163,831 NSF
Approximate net floor area per acre = 163,831 NSF / 4.8 AC = 34,131 NSF/AC
Approximate loss of units to match North 40 FAR = 26,926 NSF/AC / 34,131 NSF/AC = 0.789
0.789 * 173 DU = 137 DU (36 unit loss)
Approximate average unit size at North 40 Density = 20.9 DU AC / 36 DU AC = 0.581
0.581 * 173 DU = 101DU
163,831 NSF / 101 DU = 1,622 NSF
Aventino – 290 Units / Studio, 1 BR, 2 BR 2 BA / rental rate $2500 - $4500 month / 516 NSF - 1,484 NSF
/ 46 DU AC / 3 – 4 stories, primarily 4 story / surface and podium parking
Approximate area = 290 DU / 46 DU AC = 6.3 AC
Approximate average unit size = 516 NSF + 1484 NSF / 2 = 1,000 NSF
Approximate total net floor area = 1,000 NSF * 290 units = 290,000 NSF
Approximate net floor area per acre = 290,000 NSF / 6.3 AC = 46,032 NSF/AC
Approximate loss of units to match North 40 FAR = 26,926 NSF/AC / 46,032 NSF/AC = 0.585
0.585 * 290 DU = 170 DU (120 unit loss)
Approximate average unit size at North 40 Density = 20.9 DU AC / 46 DU AC = 0.454
0.454 * 290 DU = 132 DU
290,000 NSF / 132 DU = 2,197 NSF
Exhibit F
160 PACIFIC AVENUE, SUITE 204 SAN FRANCISCO, CALIFORNIA 94111 PHONE: 415 398 3050 FAX: 415 397 5065
KMA Final 7.28; jf
WWW.KEYSERMARSTON.COM 13890.001
ADVISORS IN:
REAL ESTATE
AFFORDABLE HOUSING
ECONOMIC DEVELOPMENT
SAN FRANCISCO
A.JERRY KEYSER
TIMOTHY C. KELLY
KATE EARLE FUNK
DEBBIE M. KERN
REED T. KAWAHARA
DAVID DOEZEMA
LOS ANGELES
KATHLEEN H. HEAD
JAMES A. RABE
GREGORY D. SOO-HOO
KEVIN E. ENGSTROM
JULIE L. ROMEY
SAN DIEGO
PAUL C. MARRA
MEMORANDUM
To: Grosvenor Americas
From: Keyser Marston Associates, Inc.
Date: July 22, 2016
Subject: North 40 Phase 1 Supplemental Economic Analysis
The purpose of this supplemental analysis is to address the following question: does the
CUP requirement and/or the parking constraints in the Downtown Core provide a leasing
advantage to the North 40 Phase 1 such that the future retailers in Phase 1 will cause a
significant negative impact on the Downtown Core? Overall, the purpose of the
economic analysis is to make an assessment of whether or not the proposed Phase 1
retail will have a significant negative economic impact on the Downtown Core. The
Phase 1 retail program is limited to 66,000 square feet as compared to overall
retail/commercial entitlement of approximately 435,000 square feet. The analysis only
considers the potential impact on the Downtown Core from Phase I. It does not address
the potential impact on the Downtown Core from the full build out of 435,000 square feet
in the North 40. The overall analysis for Phase 1 is presented in the Economic Report
prepared by Keyser Marston Associates, Inc. (KMA) dated December 2015. Phase 1 of
the North 40 has a specific mix and allocation of retail grouped into three categories. At
this point in the process, there are no leases signed and no specific tenants identified.
The three retail categories in Phase 1 are:
Market Hall concept of 20,000 square feet. There is no market hall concept now
in the Downtown Core.
Restaurant and food and beverage space of approximately 20,000 square feet.
The remaining balance of 26,000 square feet is being targeted for neighborhood
serving retail/commercial spaces that can also include neighborhood serving
service businesses such as financial, medical, educational, fitness studios,
personal services, and the like. In other words, the 26,000 square feet might not
be exclusively traditional retail such as the traditional retail tenants in the
Downtown Core and might not include any formula retail. The limited size of
To: Grosvenor Americas July 28, 2016
Subject: North 40 Phase 1 Supplemental Economic Analysis Page 2
KMA Final 7.28; jf
13890.001
26,000 square feet might be, for example, 10 shops if the average were 2,600
square feet per shop.
The size and programming of North 40 Phase 1is oriented toward neighborhood-
serving retail.
The Downtown Core has approximately 510,000 square feet of retail space, based upon
publicly available information. That space is allocated as follows:
Approximately 350,000 square feet with an estimated 170 businesses offering
what is referred to as comparison retail and services. Comparison retail includes
clothing (soft goods), electronics, furniture and home furnishings, sporting
equipment, kitchen supplies, gift shops, stationery, and the like. In 2014, the
estimated taxable sales for this collection of comparison retail shops was $96.9
million.
Approximately 160,000 square feet with an estimated 62 establishments in the
food/beverage and restaurant category. In 2014, the estimated taxable sales for
this category were $76.9 million.
Combined in 2014, the 510,000 square feet achieved $173.8 million in taxable
sales in over 230 establishments.
The Downtown Core tenancies are subject to various regulatory controls. Two
ordinances in particular affect tenancies in the Downtown Core. They are:
Ordinance 2107, adopted in 2002, pertaining to formula retail
Ordinance 2021, adopted in 1996, pertaining to the change of use from retail to
restaurant in the C-2 zone.
Ordinance 2107 controls the approval of formula retail in the Downtown Core. The North
40 Specific Plan allows all formula retail businesses to operate without a CUP, with up to
26,000 square feet available for comparison retail. KMA believes that formula retailers
will continue to prefer the Downtown Core if spaces were available and that Phase 1 of
North 40 does not represent a competitive location for reasons including:
The long history of Downtown Los Gatos as a vibrant destination retail location
and the architectural character of the Downtown Core
The active, pedestrian environment and abundant consumer traffic within the
Downtown Core
The preference of formula retailers to locate in close proximity to each other to
capitalize on cross-shopping opportunities, foot traffic, and synergy. Formula
retailers will prefer to be close to the existing concentration of other formula
retailers now in the Downtown Core, including: Apple, Restoration Hardware, J.
To: Grosvenor Americas July 28, 2016
Subject: North 40 Phase 1 Supplemental Economic Analysis Page 3
KMA Final 7.28; jf
13890.001
Crew, Williams Sonoma, Joseph A. Bank, Sur La Table, Banana Republic, GAP,
Talbots, and Anthropologie, to name a few
The proven success of the Downtown Core where 2014 collective sales activity is
in excess of $173 million
The disadvantage inherent in the North 40 Phase 1 which offers none of the
above
In summary, Ordinance 2107 technically might provide a leasing advantage to the North
40 Phase 1 since a CUP is not required for formula retail. However, KMA believes
formula retailers will seek Downtown Core locations first and foremost and that Phase 1
is not a strong alternative location for formula retailers, as discussed above.
Furthermore, the amount of available space for formula retail in the North 40 Phase 1 is
limited. Even if the majority of the available 26,000 square feet were occupied by formula
retail, the projected sales would be approximately $15.6 million, in contrast with $96.9
million in comparison goods sales in the Downtown Core. Based on the foregoing, KMA
concludes that Phase 1 comparison retail space will not have a significant negative
economic impact on the comparison retail space in the Downtown Core even though the
North 40 is not restricted by Ordinance 2107.
Ordinance 2021 is intended to discourage the displacement of retail uses by restaurants
by requiring the Planning Commission to conduct a careful review of all applications for
all restaurant uses in the C-2 zone through the public hearing process. This regulatory
control has the effect of limiting the conversion of existing retail space to new food and
beverage establishments in the Downtown Core. The North 40 Specific Plan allows all
restaurants and food/beverage establishments to operate without a CUP. Therefore,
Ordinance 2021 may provide a leasing advantage to the North 40 Phase 1. However,
there is also a growing market demand for food and beverage establishments, as
discussed in the Economic Report. The North 40 Phase 1 has the ability to capture a
portion of this growing market demand. As stated, the Downtown Core has approximately
160,000 square feet in an estimated 62 food/beverage and restaurant establishments
achieving estimated taxable sales of $76.9 million in 2014. Given the growing demand in
the market for food / beverage, the size and strength of the Downtown Core food /
beverage establishments, and the relatively limited amount of available food / beverage
space at the North 40 Phase 1, Phase 1 will not have a significant negative economic
impact on the Downtown Core due to the North 40 not being restricted by Ordinance
2021.
Parking might be considered another advantage Phase 1 has over the Downtown Core
in attracting retailers. However, Grosvenor has informed KMA that the North 40 must
provide parking at the same ratio as downtown.
To: Grosvenor Americas July 28, 2016
Subject: North 40 Phase 1 Supplemental Economic Analysis Page 4
KMA Final 7.28; jf
13890.001
As stated above, comparison retailers and food/beverage establishments will prefer a
Downtown Core location in close proximity to well performing complementary
businesses. Phase 1 of the North 40 does not offer retailers the locational advantage
that the Downtown Core does. That is to say that many retailers would prefer the parking
challenges of the Downtown Core to a location in a newly created retail project in Phase
1.Parking alone at the North 40 will not reverse that advantage. In summary, the fact
that the North 40 Phase 1 will have newly constructed parking will not create a
substantial negative impact on the Downtown Core.
Exhibit G
EXHIBIT G – Look and Feel
What is the “look and feel” of Los Gatos?
When we think about “in keeping with the Town’s character”, a range of contrasting images are
apparent. The Town maintains a strong reverence for local, historic structures, its agricultural past and
its downtown fabric, as it simultaneously evolves as the seat of a 21st century library and of world class
technology companies. There are large stretches of established, well-landscaped residential
neighborhoods and newer townhomes and apartments that contrast Los Gatos Boulevard’s commercial
strip centers with their open parking lots. Framing the ensemble, is a crescent of natural hillsides,
evoking the feel of a retreat from the Silicon Valley. All together, the Town’s character is established by
a blend of these diverse elements.
Representative photos of today’s Los Gatos (see PowerPoint) feature single-family detached homes (not
included in the North 40), multi-family apartments and condos, new and historic commercial buildings,
shops, restaurants, offices, and several civic and religious structures. The sampling shows Los Gatos to
be a very diverse place. Well-established landscape and street trees tie together this mixture of
architectural styles and uses. There is more variety than uniformity in scale, mass, height and materials;
but they all contribute to the character-defining elements of the Town. As with many rich and varied
locales, the whole is greater than the sum of its parts.
Having observed that the “look and feel” is quite varied, the design of the North 40 celebrates this
diversity, but also draws directly from the essential characteristics of Los Gatos planning and
architecture: its look and feel.
PLANNING – ROOTED IN LOS GATOS’ PLAN
Site plan: The overall layout for the North 40 has many features that are in keeping with the look and
feel of Los Gatos; plan. The proposed block sizes are very similar to those in surrounding residential
neighborhoods. The North 40 has no “mega-blocks” as found in contemporary master plans elsewhere,
nor is it a gated community. Like most other Los Gatos neighborhoods, the proposed plan is porous in
the sense of circulation; residents and visitors can pass through. The North 40’s paseos add another
level of public circulation and bike access that creates even more options for residents and visitors alike.
Street orientation: Following a pattern found in most Los Gatos flatland neighborhoods as well as
downtown, most of the streets in the North 40 are parallel to the adjacent arterial streets.
Walkable community: Los Gatos has a welcoming pedestrian-friendly feel. In the North 40, we have
developed this concept by creating frequent building entrances in residential and commercial districts
and providing well-designed streets and sidewalks. The North 40 sidewalks have few interruptions for
driveways or service access and are shaded by street trees similar to their counterparts elsewhere in the
Town.
Los Gatos was “built over time:” The planning of the North 40 considers how all the elements come
together as a holistic ensemble to avoid the earmarks of “project” and create a genuine community.
Although the concept of “built over time” may be considered an oblique reference to “look and feel,” it
is an essential inspiration for the North 40 plan found throughout the Town.
BUILDING DESIGN & MATERIALS – TRANSITION DISTRICT
Variety in styles, materials and sizes: The look and feel of Los Gatos buildings features a broad variety of
styles, sizes, materials, and colors. Reflecting this diversity, the North 40 Transition District buildings also
exhibit this variety, intended to work together as a blended collection. The design objectives go beyond
the aesthetics and detail of each building or building element. The buildings and public realm are
planned together to create a harmonious whole, drawing upon specifics from the Los Gatos look and
feel.
Overall size and proportion: As shown in several PowerPoint slides, the building facades on
Neighborhood Street are designed with proportions and dimensions very similar to those found in
several Los Gatos downtown historic buildings. The longer buildings of the Transition District are divided
by pass-throughs and other features into different architectural elements. Each element has its own
material palette; some have sloped roofs and others have parapets. This variety and proportion directly
reflects the look and feel of similar commercial and other buildings downtown, as illustrated in the
PowerPoint.
Materials and colors: Los Gatos look and feel features a commitment to quality and variety of materials
as reflected in the individual building elements of the Transition District. One element features a brick
façade, while the next has stone, wood or plaster (stucco). The look and feel of Los Gatos also features a
prevalence of earth tones which is the direct inspiration for the colors and textures proposed for the
North 40 (see PowerPoint).
Varying heights: Several of the PowerPoint slides are dedicated to the illustration of the varying heights
proposed for the Transition District. The “up and down” of gabled and parapet roofs reflects the variety
found downtown and on the Boulevard. Within the parameters of the Specific Plan, we have achieved a
variety in heights that echoes the Los Gatos look and feel.
Agrarian architecture: The two buildings that face Los Gatos Boulevard make notable reference to Los
Gatos’ agricultural roots. They are not literal copies of historic structures, but their design is strongly
evocative of the region’s rural heritage. The Town has a kind of rustic elegance, one of the inspirations
for the North 40’s aesthetic design. These two buildings continue that tradition with agrarian
architectural characteristics: gabled roofs, dormers, simple large openings, natural wood siding, and low
eaves.
Conclusion: Like the rest of Los Gatos, the North 40 Transition District buildings feature a range of
complementary but not identical styles. Each North 40 building makes reference to particular local
characteristics, and avoids a homogenous aesthetic. Featuring this variety and quality, the new
neighborhood will be in keeping with the look and feel of Los Gatos in fundamental ways that go beyond
the copying of a detail or the explicit resurrection a style from another era. The whole will be greater
than the sum of its parts.
BUILDING DESIGN AND MATERIALS – LARK DISTRICT
As in the Transitional District, the Lark District’s architecture is reflective of the Town of Los Gatos’ rich
and varied architectural heritage with a focus towards the present and future. We took our inspiration
from the Town’s agricultural roots and from the simple forms of farmhouse architecture to the
contemporary sensibilities of City Hall and the Library. We looked at new and old communities,
traditional and contemporary and took in all the richness of the landscape and architecture throughout
Los Gatos.
Recognizing the enticing eclectic mix of architecture in Los Gatos, we crafted an overall “pedestrian”
quality in the Lark District. We have embraced that as our number one goal in developing the
architecture. From the careful interplay of architectural massing, landscape and street trees, which
when combined promote wonderful walkways, with an architecture that embodies an engaging
pedestrian quality whether along a street or through a paseo. This is supported by home designs with
eyes to the street; front doors, stoops, porches, and living areas placed towards walks and common
areas.
• In the Lark District the architecture has a stronger traditional sense while still being eclectic.
There is less intensity in this neighborhood; the two- and three-story cottage-style homes are
prevalent here as well as a mix of traditional and contemporary architecture.
This eclectic mix of architecture is highly detailed, composed of a generous use of glazing, with a rich
variety of materials and color choices. One-, two-, and three-story elements carefully interwoven with
garden walls, gentle and steep roof pitches, flat roofs with large overhangs, each carefully articulated
through the use of different materials, finishes and colors.
• The front doors of each home are intentionally distinct and visible with many of the plans
featuring front porches and patios.
• Windows are placed within the architecture to encourage the connection to the landscape,
bringing light and nature inside the homes.
• The material palette is very extensive, composed of high quality materials including a variety of
horizontal and vertical siding, board and batten siding, smooth plaster, metal siding, horizontal
slat fencing and railing, highly designed metal louvres, railings, a variety of 40 year comp roofs,
and standing seam metal roofs.
• Colors are soft and natural with bold accents that add to texture and personal character to the
architecture.
Phase One of the North 40
Town of Los Gatos Planning Commission
Los Gatos Look and Feel:
Planning and Architecture
The look and feel of Los Gatos –a survey
Residential
Do homes
emphasize the
vertical Edwardian
style?
Bird Ave
The look and feel of Los Gatos
Residential
... Or the horizontal
bungalow?
Chester Lane
The look and feel of Los Gatos
Residential
Are homes ranch
style?
Lester Lane
The look and feel of Los Gatos
Local examples -Residential
...or Mediterranean?
Highland Oaks
The look and feel of Los Gatos
Residential
Are they woodsy
and lavished with
landscape?
Chester Lane
The look and feel of Los Gatos
Residential
...Or stately colonial?
West Main Street
The look and feel of Los Gatos
Residential
We can find historic
gems.
W. Main St.
The look and feel of Los Gatos
Residential
...Or mid-century
modern homes, full
of potential.
Chester Lane
The look and feel of Los Gatos
Residential
Do apartments
emphasize the
vertical?
Riviera
The look and feel of Los Gatos
Residential
... Or the horizontal?
Riviera
The look and feel of Los Gatos
Residential
Are they an
interpretation of
Mediterranean
styling...
Villa Felice Court
The look and feel of Los Gatos
Residential
...Or Craftsman?
Cuesta de Los Gatos Way
The look and feel of Los Gatos
Residential
Are they stately
fixtures of
modernism
anchoring main
street?
E. Main St
The look and feel of Los Gatos
Residential
...Or woodsy and
tucked into the
hillside?
Bayview
The look and feel of Los Gatos
Residential
Are residents’
entries facing the
driveway or street?
Maggi Court
The look and feel of Los Gatos
Residential
...or facing a
greenbelt?
Mill Court
The look and feel of Los Gatos
Residential
Do they express a
grassroots
sentiment?
Riviera
The look and feel of Los Gatos
Residential
...Or reflect a
Silicon Valley
resident?
Aventino
The look and feel of Los Gatos
Commercial
Is the architectural
expression of
commercial
buildings strong?
W. Main St.
The look and feel of Los Gatos
Commercial
... Or delicate?
N. Santa Cruz Ave.
The look and feel of Los Gatos
Commercial
Are style and detail
the key features?
W. Main St.
The look and feel of Los Gatos
Commercial
.... Or transparency
and proportion?
N. Santa Cruz Ave.
The look and feel of Los Gatos
Commercial
Stylish boutiques
abound.
N. Santa Cruz Ave.
The look and feel of Los Gatos
Commercial
... As well as the
occasional
convenience store.
Los Gatos Blvd.
The look and feel of Los Gatos
Commercial
You can find rows of
lovely shops.
University Ave.
The look and feel of Los Gatos
Commercial
... And the
occasional car
dealership
Los Gatos Blvd.
The look and feel of Los Gatos
Commercial
Historic three-story
buildings mix with
others
E. Main St.
The look and feel of Los Gatos
Commercial
...and two-story
buildings can be
found on both the
Boulevard....
Los Gatos Blvd.
The look and feel of Los Gatos
Commercial
E. Main St.
...and downtown.
The look and feel of Los Gatos
Commercial
W. Main St.
Commercial
buildings can be
large....
The look and feel of Los Gatos
Commercial
W. Main St.
...or small.
The look and feel of Los Gatos
Commercial
...Welcoming dining
establishments are
plentiful.
E. Main St.
The look and feel of Los Gatos
Commercial
...
University Ave.
The look and feel of Los Gatos
Commercial
Los Gatos Blvd.
... And there are
quick-serve
counterparts on the
Boulevard
The look and feel of Los Gatos
Commercial
Los Gatos Blvd.
The look and feel of Los Gatos
Civic
Civic buildings can
be low-profile.
E. Main St.
The look and feel of Los Gatos
Civic
...or contemporary
symbols of
outreach.
E. Main St.
The look and feel of Los Gatos
Civic
A community center
is a sign of its time.
N. Santa Cruz Ave.
The look and feel of Los Gatos
Civic
A church can
express architectural
heritage.
University Ave.
The look and feel of Los Gatos
Civic
… or stand as an
icon of contemporary
architecture.
Near civic center
The look and feel of Los Gatos architecture
is diverse
The look and feel of the North 40
takes its cues from the diversity of Los Gatos
Phase One of the North 40
Town of Los Gatos Planning Commission
Larry Cannon, Town of Los Gatos consulting
architect:
“...the applicant 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’ ”
How did we accomplish this?
North 40 Master plan
Street network is similar to surrounding neighborhoods
Block sizes are small, consistent
with other Los Gatos
neighborhoods.
Orientation of streets is similar to
other neighborhoods:
Parallel to nearest arterial.
Los Gatos downtown and
neighborhoods have largely
rectilinear plans, except in parks
or on hillsides.
Not a “walled community.”
Designed to be welcoming.
North 40 design
Rural imagery and barn-like forms
Rural materials and barn-like forms are
essential inspirations for the North 40.
The lowest buildings flank Los Gatos Blvd
where the ground is 10 feet higher than
the internal blocks.
North 40 design
Material palette reflects local character
Ample use of wood and wood-
grained materials recalls rural
buildings and homes.
Stucco is a common material
found in Los Gatos
commercial buildings.
Brick is found on many
buildings in downtown Los
Gatos
North 40
Scale modulations reflect Los Gatos buildings
Passageways divide Transition District buildings into
distinct architectural elements
The Beckwith Block
W. Main Street
Neighborhood Street –design reflects
materials (brick) and scale of Los Gatos.
82’93’
50’40’
W. Main Street
Neighborhood Street
North 40
Scale modulations reflect Los Gatos buildings
Neighborhood Street –a combination of sloped
and flat roofs reflects the variety in Los Gatos.
North 40 facades are broken into sizes &
proportions similar to other buildings in
Los Gatos.
North 40
Scale variations reflect Los Gatos buildings
W. Main Street
Neighborhood Street –a combination of sloped and flat
roofs reflects the variety in Los Gatos.
50’50’
North 40 –Varied materials
reflect the Los Gatos look and feel
North 40 design – Architectural diversity
is reflected in materials and colors
North 40 design
Natural materials compliment contemporary lines
Reflecting the look and feel of Los Gatos, the mixture
of styles is accented with a palette of earth tones.
North 40
Varying heights reduce the sense of “project”
Larry Cannon: “Overall, my feeling is that this has the potential of being an outstanding
example of a large scale mixed use development … with a texture and character of a
neighborhood that has evolved over a much longer time frame.”
North 40 design
Varying heights reduce the sense of “project”
Caption
The eclectic and diverse look and feel of Los Gatos has come
about as it was built over time.
Designing different architectural elements with varied heights in
the North 40 augments the impression of built over time and
reduces the sense of “project”.
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.
North 40 design –Taller buildings are located
on lower ground, internal to site
Sight lines: Low, modest buildings block views of taller buildings at the heart of the site.
Los Gatos Blvd
Los Gatos Blvd
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
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
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
View Along South A Street
The look and feel of Los Gatos
An eclectic blend of architectural styles
Riviera DriveA Mix of Architectural Styles in Three Building Types
Including Traditional, Farmhouse and Contemporary
and 17 Unique Colors Schemes.
The look and feel of Los Gatos
A blend of materials
Wood Railings
Standing Seam Metal Roofing
Corrugated Metal Siding
Traditional Siding Elements
Allura Stained and Painted Siding
A Blend of Quality Materials
Phase One of the North 40
Town of Los Gatos Planning Commission
The look and feel of the North 40 and Los Gatos
embraces:
•Diversity in styles
•Variety in materials with a natural look
•Variation of scales and heights, not grandiose
•A reverence for landscape and agrarian roots
•Residential scale blocks & frequent entrances =
pedestrian friendly neighborhoods.