20110525 - Joint Study Session - Council Planning Commission - North 40 Specific Plan�pVIN Op MEETING DATE: 05 /25/11
/ JOINT STUDY SESSION
�OS'GAZ S COUNCIL AGENDA REPORT
DATE: May 20, 2011
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGEO 4wX10
SUBJECT: JOINT TOWN COUNCIL/PLANNING COMMISSION STUDY SESSION
A. . NORTH 40 SPECIFIC PLAN UPDATE
B. REVISED PROCESS FOR C -2 ZONE CONDITIONAL USE PERMITS
NORTH FORTY SPECIFIC PLAN
For the past three months, the Town has been facilitating public input on the development of the
North 40 Specific Plan. To date, the Town has held a joint Town Council, Planning Commission,
and North 40 Specific Plan Advisory Committee study session; a Saturday community workshop;
two Advisory Committee meetings; and a second evening community workshop that occurred on
May 18, 2011 (Attachment 1). Using all the input received over the past three months, RRM, the
Town's specific plan consultant, and the specific plan team have created a conceptual vision and
development plan that was presented to the community at the May 18 workshop. In addition to the
conceptual vision and development plan, attendees participated in a visual preference survey on
architectural style and form, public spaces and outdoor amenities such as trails, food and
entertainment venues, and parks. Workshop results will be presented at the study session.
At the May 19, 2011, Advisory Committee meeting the participants reviewed the community
workshop results and viewed the same visual preference survey (Attachment 2). In addition, Bay
Urban Economics (BAE), the Town's economic consultant, presented preliminary findings of a
market study for the North 40 and other commercial areas within the Town. The study is divided
into three phases, and to date BAE has identified preliminary findings for Phase I, which includes a
leakage study and a market trend analysis for potential uses on the North 40, including retail, office,
hotel, and meeting facilities (Attachment 3).
C_
PREPARED BY : 1 endie R. Rooney, Director of Community Development
Reviewed by: Assistant Town Manager
Community Development
Town Attorney Clerk Finance
Reformatted: 5/30/02 Revised: 5/20 /2011 3 1:44 AM
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN -RRM CONTRACT
May 20, 2011
The purpose of the May 25, 2011, Town Council and Planning Commission Joint Study Session is as
follows:
Review a summary of Community Workshops and input that has been received to -date
Receive an update on the progress of the market study
Review a conceptual vision development plan and provide feedback to staff and consultants
This feedback will be used to refine the conceptual design and provide sufficient detail to begin
drafting the Specific Plan uses, standards and guidelines, which will be presented to the Advisory
Committee on June 29.
RRM Design Group, the specific plan consultants, will lead a presentation on the North 40 concept
plan and vision. Key Town staff and the economic consultant will also be in attendance.
REVISED PROCESS FOR DOWNTOWN CONIDTIONAL USE PERMITS
On April 4th, the Council requested future consideration of possible changes to the processing of
Downtown conditional use permits. Just over a week later, staff submitted the attached report
and recommendations which were adopted by the Council on April 18`" (Attachment 4). The
alternating schedule of Council and Planning Commission meetings, matched with Brown Act
public noticing requirements, precluded joint consideration of this issue.
The Planning Commission subsequently requested an opportunity to discuss this issue in more
detail with the Town Council (Attachment 5). The Mayor has scheduled that discussion to
immediately follow the joint Planning Commission and Town Council meeting on the North 40
Specific Plan on Wednesday, May 25` at the Police Operations Building.
Staff's recommendation and the Council's action on this issue were based solely on the following
factors:
• Rising turnover of properties Downtown with increased discussion of converting
properties from non - formula retail to formula retail, restaurants and /or personal services
salons;
• Council review of Downtown Conditional Use Permits limited to appeals or to the service
of alcoholic beverages;
• Lack of clear policies and standards defining the ideal mix of property uses and types to
preserve the vitality and strength of Downtown;
• Economic and technological changes and challenges which are putting pressure on the
appropriate mix of Downtown uses (such as increased online sales for books and other
goods);
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN -RRM CONTRACT
May 20, 2011
DISCUSSION
The purpose of the May 25, 2011, Town Council and Planning Commission Joint Study Session is as
follows:
• Review a summary of Community Workshops and input that has been received to -date
• Receive an update on the progress of the market study
• Review a conceptual vision development plan and provide feedback to staff and consultants
This feedback will be used to refine the conceptual design and provide sufficient detail to begin
drafting the Specific Plan uses, standards and guidelines, which will be presented to the Advisory
Committee on June 29.
RRM Design Group, the specific plan consultants, will lead a presentation on the North 40 concept
plan and vision. Key Town staff and the economic consultant will also be in attendance.
Attachments
1. May 18, 2011, Community Workshop Summary Minutes
2. May 19, 2011, North 40 Advisory Committee Summary Minutes
3. Bay Area Economics presentation
4. April 13, 2001, Memo to Town Council re Council Review of Downtown Conditional
Use Permits and Use Conversions
5. Excerpt from Planning Commission Summary Minutes of April 27, 2011
Distribution
Debbie Rudd, RRM Design Group, 3765 S. Higuera St., Ste. 102, San Luis Obispo, CA 93401
Don Capobres, Grosvenor, 1 California St., Ste. 2500, San Francisco, CA 94111
WRR:SD:ct
N:\DEV \TC REPORTS \2011MOSP- JointSS.5- 25- 1l.doc
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TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354 -6872
SUMMARY MINUTES OF NORTH 40 COMMUNITY WORKSHOP 42; WEDNESDAY,
MAY 18, 2011, HELD IN THE CALVARY CHURCH PARKSIDE ROOM, 16330 LOS
GATOS BOULEVARD, LOS GATOS, CALIFORNIA.
ATTENDANCE
Staff present: Wendie Rooney, Director of Community Development; Suzanne Davis,
Senior Planner; John Gaylord, Associate Civil Engineer.
Consultants present: Jami Williams, Debbie Rudd and Lance Wierschem, RRM Design Group;
Don Capobres and Whitney Sylvester, Grosvenor; Paula Krugmeier and
Douglas Oliver, BAR, David Janes, SGPA; Bill Callaway, SWA
Public present: Lary Arzie, Florence & Earl Bell, Jenny Belser, Lynlee Bischoff, Ernie
Boitano, Joanne Bosomworth, Russell Brutsche, Patty Connell, Cleve &
Karen Dayton, Doug Dodd, Virginia Fiorentino, Rhodie Firth, Scott
Forbes, Kathie & Jeff Gaylord, Janet Goodman, Rick Gosalvez, Rebecca
Haggerty, Reg & Shirley Hildreth, Rachel Hinojosa, Deb Hope, Jim
Howell, Jun Lambert, Peter Larko, Carol LaMarre, David Lawler, Kirstie
Leary, Denise Leffers, Jean Libante, Michelle Loftis, Terry Martin,
Cynthia & William McAlister, Milt Mintz, Patrick Mockler, Doug
Moisenco, Samuel Munoz, Pat Nash, Woody Nedom, Jonathan Noble,
Ingrid Oakley - Girvan, Soodie Odegard, Len Pacheco, Liana Palmer, Leslie
Paulides, Rich Popejoy Jr., Lee Quintana, Frederick Rehhausser, Rob
Rennie, Mary Roach, Gina Robinos, Ginger Rowe, Debbie Sacks, Ed
Schell, Grant Sedgwick, Joan Tabb, E. Talbott, Joanne Talesfore, JJ
Taughinbaugh, Anne Thatcher, Kim Walker, Mindy Wellington, Ryan &
Eileen Werner, Laura Worthington - Forbes
VERBAL COMMUNICATIONS
None
OPENING REMARKS
The workshop was opened by Mayor Joe Pirzynski. He thanked everyone for coming and asked
that the community comment on what is appropriate. He noted that the North 40 Advisory
Committee will be meeting tomorrow evening and the public is welcome to attend.
Debbie Rudd explained that the workshop is broken into two components, a concept site plan and
visual preference survey based on input that has been received to date. She provided background
and showed where we are in the specific plan process.
Attachment 1
North 40 Community Workshop #2
May 18, 2011
Page 2 of 5
Jani Williams presented the General Plan North 40 principles. She noted that the property is
privately owned and that any property owner could propose a development in line with existing
zoning. The specific plan will include a set of rules, land use, architectural building heights and
forms, street network, and infrastructure to set the stage for future development.
Debbie Rudd surmmarized the results of the Town Council/Planning Commission/ Advisory
Committee Kickoff workshop, Community Workshop #1 and Advisory Committee meeting #1.
A tape dot exercise was done at the first two meetings to prioritize community needs. She
presented the top priorities from each category, including the essence of Los Gatos, public
spaces, architectural design, commercial sizes, and circulation.
Wendie Rooney commented that environmental impact analysis was completed for the 2010
General Plan update. Schools were one consideration, and the high level of education offered by
Los Gatos schools is an important part of the community. Generation rates were developed to
project the number of students that will be added by development of residential within the North
40. It is estimated that there will be about 95 school aged children within the southern part of the
development that is part of the Los Gatos School Districts. (via an estimated 450 units; 300
attached, 60 apartments and 90 affordable units).
CONCEPT PLAN AND VISION
Debbie Rudd commented that a vision and concept plan is to be presented showing how the
space will be organized and how public spaces will be integrated. It is a pedestrian oriented plan
with parking behind buildings, a variety of open spaces, scaled down at the edges with higher
buildings strategically located, reflective of the property's history, supporting the arts, sustainable
development, and eclectic architecture.
Don Capobres commented that this process fits very well with the way Grosvenor works.
Grosvenor is a long -term hold company and wants the property to fit into the fabric of Los Gatos.
The General Plan update process was followed and guiding principles have been considered in
developing the plan:
• Concepts for food include a market hall, dining and cafe choices, uses that will bring a lot
of vibrancy.
• Concepts for health include outdoor activities, a healthy environment, REI or a similar
tenant is a possibility.
• Concepts for fun include things that kids enjoy such as an interactive fountain, and possibly
a music venue.
• Sustainability is an important element of the project.
Paula Krugmeier commented that BAR Architects, SGPA Architects and SWA are working
together to develop the plan.
North 40 Community Workshop #2
May 18, 2011
Page 3 of 5
Debbie Rudd explained that the specific plan is being prepared to plan holistically for the
development of the entire site. There is no requirement for people to develop their properties, and
no one is required to leave or sell their property.
Paula Krugmeier summarized key goals of the plan:
Pedestrian oriented
Walkable district
• Mixed uses to the north, residential uses to the south, simple, clear circulation (T plan with
curved and linear streets)
• Achieve a built over time look
• Multiple connections (entrance points) to the existing community
• Ease of access to parking
• Traffic calming measures; promote pedestrian and bicycle activity
• Frequent intersections make walkable blocks
• Drought tolerant and welcoming landscaping
Variety of open spaces
Bill Callaway showed concept designs for public and open spaces. Large existing trees can be
saved and/or relocated. Concepts include:
• Head of the district
• Entertainment plaza: possible hotel, entertainment venues
• The Commons: open greens and pocket parks
Paula Krugmeier talked about streets, and using them to promote pedestrian, flow and promote
the goal of walkability. Paseos and lanes can be used to provide connections and passages
between buildings.
Variety of uses
David Janes discussed a variety of potential uses, including residential, retail, dining, fitness,
entertainment (possibly a theater complex) and hospitality (boutique hotel with approximately
125 rooms).
Residential over commercial in some locations.
• Range of uses
• Dining: small cafes to larger restaurants
• Activate and synergize streets.
• Anchor tenants at ends of streets.
Paula Krugmeier discussed the importance of creating buffers to the freeways. Parking along the
North 40 Community Workshop #2
May 18, 2011
Page 4 of 5
• Two - stories along Los Gatos Blvd.
• Residential uses on both sides of the property.
Bill Callway discussed reflecting the site's history, through planting flowering trees, planting
large specimen trees, and use of historic or historic looking structures such as a barn or other
agrarian design.
David Janes indicated that parking will be provided in multiple areas. Parking fields will be
heavily landscaped. Solar access may be integrated into roofs of parking structures.
Paula Krugmeier core mented that supporting the arts is an important element, as is sustainability
and water conservation.
QUESTIONS AND COMMENTS
Debbie Rudd opened a question and answer /comment session. The following comments were
received from workshop attendees:
• Like the vision so far. Interface to the outside of the community seems to be missing;
encourage people to walk and bike into the area, not just drive (include components that are
more visually conducive to encourage people to use other modes besides driving in).
• Existing traffic problems; intersection of Samaritan Drive is already impacted and
additional traffic will cause gridlock. Same for Lark Avenue and Los Gatos Blvd. Cut -
through traffic in nearby neighborhoods such as Carlton Avenue is a concern.
• What distinguishes this from the 1999 Draft North 40 Specific Plan? Wendie Rooney
commented that the original plan was primarily a commercial development. The principle
difference is integrating residential uses into the plan.
• Never envisioned buildings as intensive as what is being proposed.
• The transition zone between the community and this site is Los Gatos Blvd. Theer appears
to be intensive commercial uses along LGB; there needs to be more of an open feeling.
• The plans has an outdoor mall feel to it. Need more community gardens, outdoor uses.
• Incorporate part of orchard, agricultural use into the site plan.
• Nothing was mentioned in the vision about agricultural history. Debbie Rudd noted that an
economic study is being done.
• Don Capobres commented that the intention is not to have a development that is inward
facing and unwelcoming to the cormnunity. He suggested a market hall fronting on Los
Gatos Blvd. Grosvenor's web -site is: losgatosnorth40.com
• The open space is more in the center as opposed to the perimeter streets; objective is to
provide a more inviting entry from LGB (more important than the freeways).
• Paula Krugmeier noted that a 40 -foot sidewalk is shown along Los Gatos Blvd, with space
for a double or triple row of trees.
North 40 Community Workshop #2
May 18, 2011
Page 5 of 5
• Concerned about uses that will compete with the Downtown. Like the idea of a market hall
(smaller version of the Ferry Building in San Francisco), something that is unique to the
area. May need to have higher buildings along the freeway and lower buildings and more
open space along Los Gatos Blvd.
• Construction impacts to Los Gatos Blvd. needs to be considered. Debbie Rudd noted that it
will be looked at with the EIR
• Was a certain cost benefit analysis done? No idea how much square footage is being
proposed.
• What uses are being retained on Los Gatos Blvd.?
• How will the main road be transitioned?
VISUAL PREFERENCE SURVEY
Jami Williams explained the visual preference survey process. Voting is anonymous. Three
topics will be discussed, public space, architectural style and building form. Participants voted
on 46 slides within these categories (vote choices: appropriate, may be appropriate, neutral, may
not be appropriate and not appropriate).
Debbie Rudd explained that the results of the survey will be printed out and provided for the
architects, Town staff and officials and the public. The Advisory Committee will be taking the
same survey.
The workshop was adjourned at 8:20 pm.
Prepared by:
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Suzanne Davis, AICP
Senior Plamier
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TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354 -6872
SUMMARY MINUTES OF NORTH 40 ADVISORY COMIVIITEE; THURSDAY, MAY 19,
2011, HELD IN THE TOWN COUNCIL CHAMBERS LOBBY, 110 E. MAIN STREET, LOS
GATOS, CALIFORNIA.
ATTENDANCE
Members present: Barbara Spector, John Bourgeois; Marcia Jensen, Marico Sayoc, Barbara
Cardillo, Todd Jarvis, Jim Foley, Tim Lundell, Dan Ross Deborah
Weinstein, Gordon Yamate
Members absent: Joe Pirzynski, Chuck Sloan, Marissa Miller, Perry Hariri
Staff present: Wendie Rooney, Director of Community Development; Suzanne Davis,
Senior Planner; Fletcher Parsons, Civil Engineer; Jessica von Borck,
Economic Vitality Manager; Joel Paulson, Senior Planner; Jennifer
Savage, Associate Planner; Jarett Blaskey, Parks & Public Works
Consultants & N40
Team present: Debbie Rudd, Jami Williams and Lance Wierschem, RRM Design Group;
Paula Krugmeier, BAR Architects, David Janes, SGPA; Bill Callaway,
SWA; Don Capobres and Whitney Sylvester, Grosvenor
Public present: Carol Lind, Lee Quintana, Fred Rehhausser
The meeting was called to order by Barbara Spector. Self- introductions were made.
Debbie Rudd explained that the purpose of the meeting is to provide background, present
preliminary findings of the on -going market study, view a concept plan and vision, and
participate in a visual performance survey. She briefly reviewed the specific plan process and
showed progress to -date.
Jessica Von Borck introduced Ray Kennedy and David Shiver from Bay Area economics (BAE).
MARKET STUDY
David Shiver commented that BAE was tasked by the Town to conduct a market study for the
North 40 and other commercial areas in town. BAE has been studying retail, office and hotel and
meeting facilities. Findings are preliminary and will be refined to as the process moves forward.
A leakage analysis has been done to determine what residents are leaving town for and what
people are coming into town for. Basic trends are a decline in 2009 with a rebound in retail sales
in 2010. Data is show with and without Netflix included ( Netflix accounted for 44% of sales tax
Attachment 2
North 40 Advisory Committee
May 19, 2011
Page 2 of S
in 2010). Evaluation of business districts indicates that the Downtown had a decline and is now
rebounding. Los Gatos Boulevard has stabilized and is showing a slight rebound.
Ray Kennedy commented that on a per capita basis the Town was doing well in retail sales in
2008, with overall sales declining since then.
David Shiver commented that restaurant and food stores are particularly strong for the Town
versus the County. No sales are generated by general merchandise (Target, Costco, Macy's, etc.).
Motor vehicle sales are still strong. Injections also include health and personal care stores, food
service. There is a need for building materials and garden equipment and supplies and general
merchandise stores. On the office side, the Town has an 11% vacancy rate which is lower than
the region. Asking rents are above average. The target market is the end user. Hotel and
lodging has strong occupancy and provides strong revenue. Town has outperformed the County
in these categories. Main sources of demand include business travelers drawn by Downtown
amenities, weekend leisure travel and wedding parties. The North 40 is a good location for a
hotel given the location, high visibility and proximity to freeways. Meeting facilities are limited
in Town and existing facilities are inadequate for corporate events and meetings. Demand is for
facilities for 200+ people and has breakout space as well as modern technology.
CONCEPT PLAN AND VISION
Debbie Rudd commented that feedback has indicated a desire for a pedestrian oriented
environment, creating a variety of open spaces, recognizing the site's history, sustainable and
smart development practices
Don Capobres commented that the public outreach process works well with Grosvenor's
operation and philosophy. The vision for the plan includes outdoor activities, sustainable, smart
development, vibrancy, innovative, quality design. The objective is to create a timeless project
with the following elements:
• Food: slow food movement, dining and outdoor cafes
• Health: wellness through lifestyle, outdoor activities
• Fun: areas for kids, places where people can congregate, arts /music venue
• Sustainable
Panda Krugmeier commented that community outreach has indicated a strong desire for a
walkable environment. The focus so far has been more on public domain and spaces rather than
design details. Goals are as follows:
Walkable district
• Mix of uses to north, residential to south
• Simple, clear circulation
• District heart
• Vistas and axes terminate in key views
• Sense of landmarks, space and variety
North 40 Advisory Committee
May 19, 2011
Page 3 of 5
• Implement plan over time
• Edge development scaled down
• Multiple entrance points along Los Gatos Blvd.
• Ease of access to parking
• Traffic calming measures throughout project; promote pedestrian and bicycle activity
• Blocks and elements not oversized
• Building entries to activate streets
• Drought tolerant planting and landscape
• Streets and plazas that feel right, with facades and dimensions that provide a sense of place
Create variety of public spaces
Bill Callaway showed concept sketches of various areas including a central square (the heart of
the district). Other key concepts are:
• Retention of large specimen trees
• Bring paving across intersections to allow spaces to be shut off for special events
• Entertainment plaza anchors the north end and provides a secondary arrival point
• The commons, open greens and pocket parks; could include a pool
• Orchard theme will be incorporated into the development
Paula Krugmeier talked about streets and having multiple entrances. Paseos and lanes can be
used to break up buildings and provide a variety of outdoor spaces of varying sizes.
Variety of uses
David Janes discussed the wide range of retail uses that are being considered, a range of
restaurants, from small cafe to larger restaurant, boutique hotel with up to 125 rooms, fitness
center and office use. Anchoring ends of streets with larger tenants to create draw between areas.
Like uses can be located together. He showed three sizes of retail spaces.
Create buffer to the freeway
Paula Krugmeier commented on the need to buffer the site from the freeways. A layering
concept is being used, including landscaping and parking structures as buffers.
Scale down at the edges
• Wide sidewalk with heavy landscaping
• Lower height buildings along Los Gatos Blvd.
Reflect the property's history
Bill Callaway showed concepts including rows of flowering trees, specimen trees for a built over
time look, and agricultural essence.
Multiple parking areas
David Janes commented that parking fields are being broken up and hidden by structures where
possible. Where garages can be seen, heavy landscaping will be planted.
North 40 Advisory Committee
May 19, 2011
Page 4 of 5
Paula Krugmeier commented that solar panels may be integrated into parking structures. Parking
is being located so it is not fronting on Los Gatos Blvd.
Sustainable building practices
• Power field lighting and fountains with solar.
• Holistic approach to design
QUESTIONS AND COMMENTS
• John Bourgeois commented that he appreciate the difficulties in balancing the issues and
demands of all the different groups. Do not want something that will compete with the
Downtown. How will this development be different from the Downtown. Don Capobres
noted that Grosvenor wants to do place making, high end residential, a market hall; more
practical mixed use with a neighborhood serving component as well as regional draw retail.
Debbie Rudd noted that the landscape and buildings can be designed at a smaller scale with
good articulation.
• Jim Foley commented that the proposal is much better and classier than Santana Row. He
would like to see a neighborhood oriented development.
• Jessica Von Borck commented that one of the goals of the economic study is identifying
what the community's needs are, and then hopefully providing those types of uses which
will be different from those in the Downtown.
• Barbara Cardillo would like a sense of how much retail will be supportive of the N40
neighborhood (restaurant and eclectic shops). David Janes stated that a neighborhood size
retail component is about 100,000 square feet. A community center would be up to
300,000 square feet. Relying on the leakage study to determine the most appropriate uses.
The current concept includes up to 200,000 square feet of retail with a health or fitness
center.
• Gordon Yamate commented on the level of activity and traffic in the Downtown versus
what will be occurring in the North 40. David Janes noted that Petaluma has developed an
area outside the downtown that complements it and has not adversely impacted the
downtown.
• Barbara Spector asked where comments should be directed. Wendie Rooney indicated that
comments should go to Debbie Rudd at RRM Design Group.
• Debbie Rudd commented that perspective sketches will be shown at the June meeting.
VISUAL PREFERENCE SURVEY
Jami Williams explained the visual preference survey process. Voting is anonymous. Three
topics will be discussed, public space, architectural style and building form. Participants voted
on 46 slides within these categories. Survey results will be presented at the May 25, 2011 study
session.
Debbie Rudd showed images that had strong support or opposition at the community workshop.
North 40 Advisory Committee
May 19, 2011
Page 5 of 5
NEXT STEPS
May 25, 2011 Town Council /Planning Commission Joint Study Session
• Concept design refinement
• June 29, 2011 Advisory Committee meeting
• Specific Plan draft
PUBLIC COMMENT
Lee Quintana commented that she was at the workshop last night and she voted the way the
advisory committee did. She expressed concern about the proximity of the residential to the
freeway and exposure to noise and air quality. There should be some written recognition of the
Yuki family in addition to the orchard use. The online survey should reach out to all people, not
just organized groups. She noted that Kaiser Permanente just put solar panels on all their
garages.
Fred Rehhausser commented that there should be more outreach to North 40 property owners
along Los Gatos Blvd.
ADJOURNMENT
The meeting was adjourned at 8:20 pm. The next Advisory Committee meeting is scheduled for
June 29, 2011.
Prepared by:
Suzanne Davis, AICP
Senior Planner
WDEV Worth 40UV40ACM.uwW31911.d.
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