Desk ItemPREPARED BY: JOEL PAULSON
Community Development Director
Reviewed by: Assistant Town Manager Town Attorney Finance
S:\COUNCIL REPORTS\2016\09-27-16\N40 Specific Plan Modifications\Desk IteM FINAL.doc Revised: 9/27/2016 2:01:18 PM
MEETING DATE: 09/27/16
ITEM NO: 1
DESK ITEM
COUNCIL AGENDA REPORT
DATE: SEPTEMBER 27, 2016
TO: MAYOR AND TOWN COUNCIL
FROM: LAUREL PREVETTI, TOWN MANAGER
SUBJECT: DISCUSS POTENTIAL AMENDMENTS TO THE NORTH 40 SPECIFIC
PLAN
RECOMMENDATION:
Attachment 3 contains additional public comments received between 11:01 a.m., Monday,
September 26, 2016 and 11:00 a.m., Tuesday, September 27, 2016.
Additionally, staff received the following questions from Councilmembers which are followed by
staff responses in italic font:
Is staff directing Council to limit Specific Plan amendments to those that do not require a new
EIR or General Plan amendments?
The parameters are to recommend amendments that would not require additional environmental
analysis or an update to the Housing Element. It is possible that the Specific Plan changes may
require General Plan amendments to other elements, such as land use. It is required by State law
for the Specific Plan to be consistent with the General Plan.
Why does the process require General Plan Committee review?
State law requires the Specific Plan to be consistent with the General Plan and amendments may
require General Plan amendments which would be considered by the General Plan Committee.
Is the Specific Plan truly a law unto itself, such that the Town can do whatever it wants?
A Specific Plan is a comprehensive planning and zoning document for a defined geographic region of
the Town. It implements the General Plan by providing a special set of development standards
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN AMENDMENTS
SEPTEMBER 27, 2016
applied to a particular geographic area, in this case the North 40. The North 40 Specific Plan sets
forth in Chapter 6.5 the process for amendments.
If not, is it limited by one or more of the following:
1. Quimby Act?
2. Other Los Gatos ordinances and policies defining open space requirements and types?
3. The concept of "taking," i.e., how much of the land can Los Gatos designate as required open
space before it becomes a taking?
The North 40 Specific Plan must be consistent with the Town’s General Plan and State and Federal
laws. The Quimby Act is a State law that allows jurisdictions to adopt a fee on subdivisions to ensure
there is “adequate” open space acreage in jurisdictions adopting a Quimby Act Ordinance. The
Quimby Act defines acreage/population standards and formulas for determining the fee, and requires
the fee to be closely tied (nexus) to a project’s impact. The Town does not have a Quimby Act fee and
therefore, the Quimby Act is not a consideration for Los Gatos.
As stated above, the North 40 Specific Plan must be consistent with the General Plan but it is
separate and apart from other ordinances and policies that define open space requirements. For the
North 40 area, the North 40 Specific Plan provides open space requirements and guidance.
Regulatory taking is a situation in which a government regulation limits the uses of private property
to such a degree that the regulation effectively deprives the property owners of economically
reasonable use or value of their property to such an extent that it deprives them of utility or value of
that property, even though the regulation does not formally divest them of title to it. The courts make
a determination of a taking and would determine how much of the land Los Gatos can designate as
required open space before it becomes a taking.
Several emails suggest height limits as absolute caps. Presumably, is it correct that any "cap" would
always be trumped by a State Density Bonus request for an exemption?
Exemption from any cap or requirement can be requested through a State Density Bonus pursuant to
density bonus law.
How far can the Town go with "protectionist" policies before it becomes illegal/unconstitutional?
As stated above, when policies and standards deprive the property owners of economically reasonable
use or value of their property, then the private property owner can claim a taking and may be entitled
to compensation.
Are the current applicants forever grandfathered into the existing Specific Plan? For example, if there
is no amended application and the applicants file a law suit, the courts will evaluate the case based on
the Plan that was effective at the time of the original application. If any lawsuit fails and a new
Specific Plan is adopted - would a new application by existing group have to comply with the new
Specific Plan, or can they always go under the current Specific Plan?
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH 40 SPECIFIC PLAN AMENDMENTS
SEPTEMBER 27, 2016
The current application that was denied by the Town Council is “grandfathered” into the
existing North 40 Specific Plan because that was the Specific Plan in effect at the time of the
applications being deemed complete. If the applicants file legal action against the Town and
prevails, changes made to the North 40 Specific Plan would not apply to their applications. If
the current applicants file litigation and does not prevail, then any application submitted by the
current applicants or any other applicant after amendments are approved by the Town Council
will need to comply with the amended Specific Plan.
How many developable acres are in each district?
Lark District – approximately 11.1 acres
Transition District – approximately 14.4 acres
Northern District – approximately 14.5 acres
How many acres are in the Lark Avenue/Los Gatos Boulevard Perimeter Overlay Zone?
Approximately 1.49 acres.
Attachment (previously received with September 27, 2016 Staff Report):
1. Comments received from the public by 11:00 a.m., Thursday, September 22, 2016
Attachment (previously received with this September 27, 2016 Addendum):
2. Comments received from the public between 11:01 a.m., Thursday, September 22, 2016 and
11:00 a.m., Monday, September 26, 2016
Attachment received with this Desk Item:
3. Comments received from the public between 11:01 a.m., Monday, September 26, 2016 and
11:00 a.m., Tuesday, September 27, 2016
MILLER STARR
R::GALIA
September 26, 2016
VIA EMAIL AND OVER NI GHT MAIL
The Honorable Barbara Spector, Mayor
Members of the Town Council
Town of Los Gatos
11 O East Main Street
Los Gatos, CA 95031
1331 N. California Blvd .
Fifth Floo r
Walnut Creek, CA 94596
George B. Speir
bill.spelr@msrlegal.com
T 9 25 935 9400
F 925 933 4126
www.msrlegal.com
RECEIVED
SEP 2 6 2016
TOWN OF LOS GATOS
PlANNING DIVISION
Re: Potential Amendments to the North 40 Specific Plan
Dear Mayor Spector and Members of the Council :
This office has been retained to represent Yuki Farms, LLC the owner of a
significant portion of the property covered by the Town's North 40 Specific Plan.
This letter is submitted for consideration at the Special Meeting set for September
27, 2016 to consider potential amendments to the North 40 Specific Plan .
We appreciate the Town's ongoing interest in assuring that the North 40 Specific
Plan reflects the needs of the community . Public participation was an integral
aspect of the preparation and approval of North 40 Specific Plan. As you know,
consideration of a specific plan for this area began almost 20 years ago. When the
current version of the Specific Plan was contemplated, the Town Council appointed
a North 40 Advisory Committee which participated in over seventeen meetings over
a two year period to provide direction that was consistent with the Town's vision . In
addition to the many Advisory Committee meetings, the public outreach process
included community workshops, an online sU1vey , Town Council and Planning
Commission study sessions as well as the Planning Commission and Town Council
meetings which considered and ultimately approved the plan . (See North 40
Specific Plan, section 1.6 .) Extensive environmental analysis was also performed to
assure the Town that the impacts of the plan were well understood.
Given this history, we believe that precipitous action to amend the Specific Plan
would be inappropriate. This letter will confirm our understanding that the
September 27, 2016 meeting is intended only to begin to consider potential
amendments, and that no action will be taken at that meeting . The agenda for the
meeting only indicates that the Council will "discuss potential amendments to the
North 40 Specific Plan" and no notice of any action is given, Similarly, the staff
report for the meeting outlines a process for vetting any potential amendments to
the plan through the Town's General Plan Comm ittee, the Planning Comm ission ,
YUKl\5 36 81\10 13619.2
Offices : W alnut C reek I San Fran ci sco I N ewport Bea ch
ATTACHMENT 3
The Honorable Mayor Specto r and Members of the Town Council
Septembe r 26, 2016
Page 2
and ultimately a noticed public hearing before the Town Council. We believe such a
process is required.
We also note that the North 40 Specific Plan itself itemizes steps that must be taken
to amend the Plan . Any proposal to amend the North 40 Specific Plan "must be
accompanied by detailed in formation to document" the proposed change . (See
North 40 Specific Plan, section 6 .5.)
Should the Town decide to consider a potential amendment to the North 40 Specific
Plan, we understand that a specific, detailed proposal will be published and multiple
noticed opportunities for public comment will take place. We look forward to
receiving such information and notice of any such hearings . Should the Town
determine that it is appropriate to proceed with amendments to the Specific Plan , we
will provide public input into that process.
Very truly yours,
GBS :mlj
cc : Laurel Prevetti (via email only)
Robert W . Schultz (via email only)
YUKl\53661\1013619.2
Town Council
Re: amendment for the general plan pertaining to
the North Forty.
1. General Lay Out.
Since the beginning of planning on this
property there was an effort by many in the
community to keep it "More of the Same".
With commercial on the Blvd. housing in the
rear and big box retail at the south end.
2. Housing.
A combination of housing types spread
through out the north 40 with special attention
paid to affordable and senior housing. What's
being proposed now was never agreed to by
the community.
3. Circulation.
Los Gatos blvd. was to be made lanes. Two
lanes each north bound and southbound. With
current proposal in should be increased to 6
lanes
4 Intensification.
Underground parking for all should residential
uses, especially adjacent to the freeway ..
Sincerely,
Larry Justo Arzie
Sally Zarnowitz
From:
Sent:
To:
Subject:
ahellmer@comcast.net
Monday, September 26, 2016 10:47 PM
Council; Sally Zarnowitz; Joel Paulson
Suggested Amendments to the North 40 Specific Plan
Thank you for the opportunity to suggest amendments to the North 40 Specific Plan. My suggestions
are:
1. Housing should be evenly dispersed throughout the entire North 40 site.
2 . Housing should be smaller in square footage per un it to reduce the individual cost of the units.
3 . Commercial square footage should be reduced by 25% because Los Gatos has a lot of
businesses already. Also, any Conditional Use Permits for North 40 commercial businesses should
be exactly the same as is required for our downtown businesses.
4. Housing should not be clustered along the perimeters of the site because doing so makes it look
like a compound. The placement of the homes should be more natural like a normal neighborhood.
5 . The Lark District homes should be limited to 25 feet in height and the density should be at a low
level immediately off off Lark Avenue wit h density increasing slightly as you progress northward from
Lark Avenue into the middle of the North 40 Site.
6 . The site should take advantage of the natural sloping of the land and the higher buildings should
be built where the land slopes down to minimize the overall visual impact of the height of any
particular structure. There should be grading accomplished to help achieve the effect of lowering
building heights and preserving hillside views.
Thank you all again for your dedication and hard work on this issue.
Respectfully,
Anna Hellmer
14 7 Las Astas Drive
ahellmer@comcast.net
1
Sally Zarnowitz
From:
Sent
To:
Mark Millen <MPMillen@aol.com>
Tuesday, September 27, 2016 9:28 AM
Sally Zarnowitz; Joel Paulson
Subject: Fwd : North 40 Specific Plan changes -comments
FYI.
------Forwarded Message --------
Subject:North 40 Specific Plan changes -comments
Date:Tue, 27 Sep 2016 09:26:29 -0700
From:Mark Millen <MPMillen@aol.com>
To:council@losgatosca.gov
Hi,
Here are some proposed changes and some comments on the North 40 Specific Plan.
While I have not had a chance to consider all the issues, the council is asked to consider the following
items:
( 1) all destroyed low income residences need to be replaced with "equivalent size and/or type" and
the town should define this in statute as being "size= same size interio((.or larger) and same size
exterior grounds (or larger)" and "type= same type replacement housing; e.g.destroyed low income
single family detached home with yard ::: new low income single family detached home With yard";
(2) each quarter of the whole North 40 specific plan area (calculated by finding the geographic mid
point and dividing the pareel into 4 sections that are the same size and shape, along the east-we$t
and north-south axes), shall have withio it 97% to 103% of the residential square footage as any other
quarter section of the Specific Plan area;
(3) each quarter of the whole North 40 specific plan area (calculated by finding the geographic mid
point and dividing the parcel into 4 sections more or less the same size and shape, along the east-
west and north-south axes), shall have within it 97% to 103% of the commercial square footage as
any other quarter section of the Specific Plan area;
(4) as to the commercial development, it should be a much smaller footprint than the old plan
between 1 OOK and 200K at most a and disbursed throughout specific plan area), and no portion of the
commercial development (or its parking area) in one 1/4 section of the Specific Plan area shall be
continguous to any other commercial section of any ot her 1/4 section of the Specific Plan area. This
will insure the commercial development is intended to serve the neighborhood community it is part
of, as opposed to becoming a regional shopping/dining. destination like Santana Row or the Los
Gatos Downtown.
1
(5) To the extent portions of the parcel are denoted as being reserved for future development, the
applicant shall state a proposed maximum square footage of retail and resident:al space to be
developed in that portion, and once those or lessor figures are approved by the Town, they shall
serve as limits on future development (e.g. the town should consider and adopt entire Specific Plan
area limits now, so incompatible development does not happen on various sections of the Specific
Plan area down the road);
(6) no height or grading variances should be allowed ;
(7) all CUP rules that govern downtown should also apply to all commercial development at the North
40:
(8) cottage cluster and detached row-type homes should be emphasized;
(9) increase open space allocation to 50% of Specific Plan area.
Thank you for considering these concepts and for all your hard work on this project.
Mark 'P. Millen
Attorney at Law
204 Bachman Avenue
Los Gatos, CA 95030
Tel. : (408) 3 99 -9707
Fax: (408} 399-9757
EMail: MPMillen@aol.com
#########################################################################################
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NOTICE :
The contents of this e-mail and any attachments to it may contain privileged and
confidential
information from Mark Millen, Attorney at Law, the Law Offices of Mark Millen , or their
agents
and emp l oyees. This information is only for the viewing or use of the intended recipient.
If you
are not the intended recipient, you are hereby notified that any disclosure, copying,
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or any of the attachments to this e-mail, is strictly prohibited. I f you have received
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2
Sally Zarnowitz
From:
Sent:
To:
Subject:
-----Original Message-----
Janette Judd
Tuesday, September 27, 2016 9:07 AM
Sally Zarnowitz; Joel Paulson
FW: North 40 amendments
From : Robb Walker [mailto:rnwalkerl@comcast.net]
Sent: Monday, September 26, 2016 4:33 PM
To: Council
Subject: North 40 amendments
Hello,
As I was preparing my list of amendment suggestions I read Bruce Mccombs' list of suggestions.
Rather than being repetitive I would like to go on record as being in agreement with all of what Mr. Mccombs has
listed.
Robb Walker
Sent from my iPad
1
Tuesday, September 27, 2016
Joel Paulson
Planning Director
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Dear, Joel,
RICEIVED
TOWN 01' LOS GATOS
SEP J7 20t6
1o~mvn
CLER1'DKPARTMllft'
I'm writing today to provide you with a list of suggestions for revising the current
North 40 Specific Plan.
Although I've dedicated every available moment to identifying the areas in the Specific
Plan that I believe might be in need of a revision, or at the very leat, a "revisitng", I've
only recently learned of the September 22 and 27 deadlines. Given the extremely short
notice, I'm assuming that I'll continue to have the opportunity to make at least a few
additional suggestions moving forward, even though they might be submitted after
September 27.
In the meantime, I intend to continue my review of the Specific Plan, and should be
finished in the next few days. However, if I'm mistake~ and I'm not going to be
permitted to submit additional suggestions, please do take a moment to let me know . .
. ,
I've done my very best to keep my list of suggested revisions to a minimum, reducing
the total number as much as I possibly could. Hopefully, this won't be an overwhelming
task for you and your staff to address, but as I believe you'll see, each of my
suggestions, if adopted, would result in a much-improved development.
If you have any questions or comments on anything I've written, or if I may be of help
to you in any way, please let me know.
After having attended numerous Town Council meetings during the past several
months, I've certainly come to appreciate all of the time and effort that you and your
staff have put into this project, and I'm extremely encouraged to know that the residents
of our Town will be allowed to work with you to come up with a development that our
Town can truly be proud of. t
We're almost there, and again, I'm very grateful to you and our Town's lA.ders for
working with our community to make our collective vision a reality.
Thank you again Joel, and I look forward to talking with you soon.
Sincerely,
~~
Contact Info:
Cell: ( 408) 209-7045
Home: (408) 356-7045
HERE ARE EACH OF THE AREAS TO BE ADDRESSED:
1. REPLACEMENT OF TIIE WORD "SHOULD":
Many of the provisions in the current Specific Plan mention the word "should", rather
than 11wilY'. As the Town has discovered during the past several months, this word
provides prospective developers with a considerable amount of leeway in interpreting
the true intention of the North 40 Specific Plan. The word "will", on the other hand,
leaves little room for interpretation.
Having reviewed the Specific Pian page by page, I've identified each use of the word
"should", replacing it with the word 11will" where appropriate.
For your reference, I've created a spreadsheet that will allow you and your staff to
quickly locate each of the 11shoulds", along with my own comments as to why the word
should be replaced.
CONCLUSION: I would like to see a revision of the Specific Plan that replaces all, or
nearly all mentions of the word "should" with the word "will".
PLEASE NOTE: As mentioned, my intention here, is to establish the need for changing
all, or nearly all "shoulds" to "shalls", and with your permission, I'd like to meet and
provide you with the list just just as soon as you can find the time. With that in mind,
please let me know when I might be able to come by your office, and I'll be there. Thank
you.
2. NO INFILL MEANS LESS BUILDING HEIGHT:
With the elevation of a large portion of the site being several feet below Los Gatos
Boulevard, rather than fill in this area with soil, I would like to see all construction
begin at the current elevation, rather than adding and/ or moving what will most
certainly be thousands, if not tens of thousands of cubic yards of soil.
This will allow for a lower net building height throughout the property, and as a result,
will enhance hillside views for those inside and outside the development.
In addition, bujlding from current grade will significantly reduce the environmental
impact that might otherwise occur with all of the soil that would need to moved and/
or imported.
As a side note, I have not been able to determine why the first application called for
elevating the grade, and I certainly couldn't find anything that might benefit the
community as a result of such a decision.
In any case, it's clear that the benefits of building from grade far outweigh those that
might be obtained using the approach suggested in the first application.
CONCLUSION: I'm asking that a provision be inserted into the Specific Plan that
requires that any significant changes to grade, other than those required for limited
landscaping purposes, be prohibited.
3. UNDERGROUND PARKING:
As we've seen in developments throughout the Bay Area, Underground Parking has
proven to be a critical and very necessary element to many of the more successful
projects throughout Santa Oara County, and must be a requirement for this project, as
well.
After receiving considerable input from the members of the community, ifs clear that
adequate parking must be provided for health-care providers, friends, and for family
members, especially for those visiting Senior residents.
Underground Parking will allow additional space for an appropriate number of
visitors, rather than the "1/2 space" per resident, that the previous application provided.
In order for this project to be considered a success, financially for the developer, and
aesthetically, and especially important, environmentally, vistors and rsidents must be
able to find a parking space quickly and efficiently.
Having an endless procession of cars circling throughout the development in search of a
parking place isn't good for anyone, as I think we all know.
Ifs not good for the businesses, not good for residents, not good for visitors or care-
givers, and ifs most certainly not good for emergency service vehicles, whose drivers
are rushing to provide aid, and can't get around traffic trying to find that one parking
space that may or may not be available.
Finally, having an endless parade of cars circling the parking lot is not at all good for the
environment. H you've ever waited in a crowded parking lot with yotir windows down,
you know exactly what I'm referring to: Idling cars in a concentrated area for an
extended period of time, create an incredible amount of polution, and it is for all of
these reasons that this ve-ry important concern must be specifically addressed in the
revised version of the Specific Plan.
CONCLUSION: Parking spaces for visitors, Senior caregivers, and especially
emergency service vehicles will be increased dramatically by the addition of
Underground Parking.
ADDITIONAL NOTE: As you'll see in reading a bit further, an Underground Parking
requirement would provide some incredibly beneficial elements for residents of this
property, and in fact, for all residents of Los Gatos.
Given the current economic climate, I firmly believe that there will be more than enough
profit for a prospective developer to cover the additional expense of Underground
Parking. H a developer knows that Underground Parking is a requirement from the
outset, he or she will simply build at least some of the additional cost of this element
into the selling prices of their homes.
While this may result in a modest increase in the selling prices of the homes in the
development, the many benefits that Underground Parking will provide, far outweigh
this consideration.
CONCLUSION: I'm asking that a provision requiring Underground Parking
throughout the development be added to the current North 40 Specific Plan. __ , _________________________________ _
4. REQUIRE LESS DENSITY THROUGHOUT SITE:
The Specific Plan must require, in no uncertain terms, that residential buildings in the
development be spread out over the entire 44 acres, rather than being concentrated in
the Lark District, as the first developer had proposed.
To accomplish this, the Specific Plan must provide a formula that defines what
percentage of housing may be placed in each of the three districts.
EXAMPLE#l:
Formula: 30% of all residential housing units in the 44 acre development may be built in
the Lark District, 30% in the Transition District, and 40% in the Northern District.
In addition, the total amount of houses/ units in the development, (especially affordable
housing), could be greatly increased by reducing the height restrictions for residential
buildings in the Northern District, where the visual impact to the community would be
much less severe.
For example, if the maximum allowable density for the entire 44 acres is 270 units, I
would ask that a minimum of 108 units be built in the Norther District, leaving the
remaining 162 units to be evenly divided, with 81 units each in the Lark and Transition
Districts.
Bcause the Lark District is a bit larger than the Transition, by definition, density in the
Lark District would be lessened considerably.
Important Note: Because much of the required infrastructure is already in place on Los
Gatos Boulevard, towards the northern end of the property, this area is in a much better
position to handle the increased traffic that higher-density residential housing will
bring. With the presence of Highway 85, and the more spacious intersections in the area,
including wider and more properly configured on and off ramps, (as compared to Lark
Avenue on/ off ramps), potential traffic problems at the intersection of Lark Avenue and
Los Gatos Boulevard would be greatly reduced.
EXAMPLE#2:
Formula: An even division of the 13.5 acres of higher-density housing at 4.5 acres per
district, (20 units per acre), could be required. This would result in a dramatic reduction
in the density for the Lark District, and would ensure that higher-density housing
would be spread throughout the entire 44 acres.
ADDITIONAL NOTE: While I realize that this suggestion may require changes to the
Housing Element and/ or General Plan, if there were a way to accomplish this without
having to make any revisions to either document, I believe that this element would
prove very beneficial over the long-term for residents of the development1 as well as for
residents of our community.
CONCLUSION: rm asking that a provision be included in a revised version of the
Specific Plan1 which would require that any future proposed development(s) adhere to
one of the above formulas, (or at least, one very similar to either formula).
·----·------·---------------------
5. INCREASED OPEN SPACE:
More true Open Space, including an increased number of ,.pocket parks" of a
significantly larger size than were proposed in the first application, will improve the
quality of life for residents of the development, and in fact, for all members of our
community, especially Seniors.
By "true" Open Space, I'm not referring to 11parking stri.ps'1. These strips do not provide
the 1'look and feel11 of Los Gatos, an element that this project desperately needs.
While I recognize that the Town is technically prohibited from requiring a developer to
provide additional "open space" beyond a certain percentage, I think we can agree that
the use of the term "Open Space" is intended to convey the sense of an open area that
stands apart from the proposed buildings and "hardscape", and is intended to provide
residents of the development, as well as members of the community, with a place to
meet and enjoy the surroundings, including unobstructed views of the hillsides.
I don't believe the words 0 0pen Space" are truly applicable to a three-foot wide strip of
grass separating the sidewalk from a parking area, and with that in mind, I'm asking
that the Town find a way to include a provision in the Specific Plan defining specific
areas throughout the site, in all three districts, where true Open Space will provide the
"Look and Feel of Los Gatos", an element that this development so desperately needs.
PLEASE NOTE: Additional Open Space can easily be achieved by requiring
Underground Parking throughout the entire development.
6. ENHANCED HILLSIDE VIEWS:
Reducing the total number and mass of buildings, and then spreading the remaining
buildings throughout the entire site will most certainly enhance hillside views.
Walking between a mass of buildings with an occasional view of the hillsides through
narrow corridors does not in any way 11embrace hillside views".
Increasing the space between each of the buildings will allow this development to fully
"embrace hillside views", as called for in the current North 40 Specific Plan.
CONCLUSION: The Specific Plan must include a provision that requires, in no
uncertain terms, that future applications will provide adequate space between
buildings, and that buildings will be oriented in such a way that hillside views are truly
"embraced".
PLEASE NOTE: Additional space between buildings can easily be achieved by
requiring Underground Parking throughout the development.
.. ._.....,_~-----------------•-•••-•-----w-...--•--•--••-•-•-----------------------------------••••--•---••--------•--•••-
7. IMPROVED ''LOOK AND FEEL"
Increasing the space between each of the buildings will allow for an enhanced "Look
and Feel" for this development.
Walking between a mass of buildings with an occasional view of the hillsides through
narrow 25-30 for tall corridors, does not in any way reflect the "'Look and Feel" of Los
Gatos.
The Specific Plan must include a provision that requires, in no uncertain terms, that
future applications will provide adequate space between buildings, and that buildings
will be oriented in such a way that hillside views are truly "embraced".
CONCLUSION: Improving the ''Look and Feel" of this development can be achieved
by requiring that there be appropriate space between all buildings.
PLEASE NOTE: Appropriate space between buildings can be achieved by requiring
Underground Parking throughout the development.
·------·-----------------------
8. WIDER, SAFER STREETS:
Wider streets are essential to a safe and secure environment for residents of the
development, as well as visitors and members of our community. In addition, wider
streets will provide a much more pleasurable experience for residents and visitors alike.
Wider streets will greatly improve access for emergency services, such as fire, EMT and
ambulance service. This is an extremely critical element, especially for Seniors, when
safe, sure, and adequate access for emergency vehicles may indeed mean the difference
between life and death.
CONCLUSION: A safer, much more pleasureable experience will be assured for
residents and visitors alike, when future applications for development of the North 40
are required to provide wider streets.
PLEASE NOTE: A requirement for Underground Parking would provide the
additional space needed for wider, and as a result, much safer streets.
9. CURVED. NOT STRAIGHT STREETS:
Streets that are straight and are perpendicular to one another have very little visual
appeal, especially in a development as large as this one. Curved streets, on the other
hand, would provide the development with an attractive and unique character, unlike
Santana Row, for example, which consists entirely of "straight streets".
Curved, rather than straight streets will most certainly improve the character and visual
appeal of the development, and will allow the development to create the 11Look and
Feel of Los Gatos", as required in the current Specific Plan.
PLEASE NOTE: lhe use of Underground Parking would provide the space needed to
create curved rather than straight streets.
-------------·----------------------------~--------------------------~-------------------------------------------
10. LESS DENSITY IN THE LARK DISTRICT:
Language in the Specific Plan relative to development in the Lark District, must be
reviewed and revised. lhe word "envisioned" is much too vague, and must be replaced
with the word 1'reguired".
LARK DISTRICT: PROPOSED CHANGES TO PROVISION 2.3.1:
Provision 2.3.1:
"Located at the northeast comer of Los Gatos Boulevard and Lark Avenue, the Lark
District is in close proximity to existing residential neighborhoods. Lower intensity
residential and limited retail/ office uses are envisioned for this area. In an effort to
satisfy the Town's unmet needs, development standards have been tailored to guide the
development of residential product types, including multi-family, townhomes, and
11cottage cluster/ garden cluster" housing types."
"Cottage cluster housing is generally characterized by detached cottages oriented onto
common greens and will be considered with a Conditional Use Permit. Garden cluster
housing is characterized by attached units clustered around a common green."
Envisioned land use categories include:
• Limited retail, personal services, and restaurants (primarily along Los Gatos Blvd).
• Office (along Los Gatos Boulevard}.
• Open space (pocket parks, paseos, orchard trees, and planting strips).
• Residential -including condominium, cottage cluster I garden cluster housing,
rowhouses and townhomes.
PLEASE NOTE: lhe word 11envisioned" as used above, must be replaced with the
word '"permitted".
11. AFFORDABLE SENIOR AND MOVE-DOWN SENIOR HOUSING:
It's been clearly established during the past several months, that the Town of Los Gatos
is most certainly in need of more Affordable and Move-Down Senior Housing.
To address this Unmet Need, additional provisions must be added to the current North
40 Specific Plan. In addition, the CUP that is currently required for cottage clusters
must be removed t o make it as easy a s possible for a prospective developer to include
this very important element in their application. Cottage Clusters are an extremely
desirable element, especially for Senior Housing, and should be a requirement for all
future applications.
CONCLUSION: Senior Housing in general, and more specifically, Affordable and
Move-Down Senior Housing, is clearly an Unmet Need in our Town, especially given
that Seniors are currently the fastest-growing segment of our community.
To address this Unmet Need, the cureent Specific Plan must be revised to include the
following elements:
i. All designated Senior Housing must be located on the ground floor, not on the third
or fourth floor above a store or a parking garage. Uris approach is not safe or practical.
2. Move-down Senior Housing for current Los Gatos residents is clearly an Ummet
Nee~ and to address this, there must be a provision added to the North 40 Specific Plan
that requires adequate and Affordable Senior and Move-Down Senior Housing as a part
of any development.
3. Removal of the existing CUP regarding Cottage Ousters would allow for the
addition of a "community-like" element to the development, which is exactly what we
Seniors are looking for.
We want to live in a place where we can meet with other Seniors to talk, play games,
and share memories. This is most certainly an Unmet Need, and one that I hope will be
taken seriously by our Town as we move forward with a revision of the current Specific
Plan.
Well, there you have it, Joel.
Thank you very much for taking the time to review my suggested revisions to the
Specific Plan.
I hope that you find them to be helpful, and I look forward to working with you and
other members of our community to create a development that is truly representative of
the vision that the majority of the residents of our Town have for the North 40.
Thank you again for all of your time and effort and I look forward to talking with you
again soon.
Sincerely,
~t«ee~
Contact Info:
Cell: ( 408) 209-7045
Home: (408) 356-7045
E-mail: bruce.mccombs@comcast.net
Tuesday, September 27, 2016
PLEASE NOTE:
The highlighted areas on the following pages are intended to identify and clarify some of the language within
the current North 40 Specific Plan, in an effort to more properly convey the intent of the Specific Plan as
envisioned by its creators.
The current North 40 Specific Plan is an amazingly thorough document, and it is hoped that these minor
revisions will assist our Town's leaders in allowing the N orth 40 to be developed in a way that the members of
our community, as well as visitors to the Town of Los Gatos, can enjoy for generations to corne.
I continue to be extremely grateful to our Mayor, Vice-Mayor, all members of the Town Council, and especially
to Town Staff, for their incredible effort, and I look forward to a bright future for our Town, and for the North 40
development.
Thank you.
g'~?lte~
•
ra:t
1. INTRODUCTION
1.1 PURPOSE
The purpose of the North 40 Specific Plan is to implement the Town of Los
Gatos General Plan and to comprehensively plan for future development in
the Specific Plan Area. The Specific Plan will be a regulatory tool that the
Town of Los Gatos will use to guide future development. While the General
Plan is the primary guide for growth and development in Los Gatos, the
Specific Plan focuses on the unique characteristics of the Specific Plan Area
and customizes the planning process and land use regulations to reflect the
Town Vision Statement and Guiding Principles for this area.
The Vision Statement was inspired by community input through Advisory
Committee meetings, Community Workshops, and Town Council/Planning
Commission study sessions.
Olhe Specific Plan }2rO\'ld~ a vision fo1 a un!9ut: new neighborhood that,
will mcorpo1ate the site's umque agr icultural ch11racteristics.It establishes
appropriate land uses, development standards, urban design concepts, and
architectural design guidelines for the Specific Plan Area, which are combined
with an organized structure for circulation, parking and infrastructure.
The intent of this Specific Plan is to provide a comprehensive framework
in which development can occur in a planned, logical fashion rather than
a piecemeal approach. This is an important aspect due to the multiple
land ownerships that presently exist within the boundaries of the Specific
Plan Area. 'Ibis comprehensive approach will help to create a unified new
neighborhood for Los Gatos residents to enjoy and will better serve North Los
Gatos residents, employees, and businesses.
NOR.TH 40 SPBCIPIC PLAN
Lnt ModlA.di Ju:ue 17, 2015
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1-1
1.2 BACKGROUND
The Specific Plan was originally drafted in 1999 but never adopted. In 2010,
the Los Gatos General Plan was updated and included goals, policies, and
general guidelines for the Specific Plan Area in the Land Use Element . In
addition, the General Plan's Vasona Light Rail Element outlines pohc1es
and implementation strategies for the Specific Plan A1ea anci Lo s Gatos
Boulevard .
1.2.l CONTEXT
~,, ,.,
The Town of Los Gatos lies at the base of the Santa Cruz Mountains.
It is approximately 60 miles south of San Francisco in Santa Clara
County. It is bounded by the City of San Jose to the north and east ,
the City of Campbell to the north, the City of Monte Sereno and the
City of Saratoga to the west, and the unincorporated areas of the
County of Santa Cara to the south. Although the Town 1s situated
w1thm one of the largest metropolitan areas of Northern California
an d is cl osel y tied to the fa st paced economy of Silicon Valley, the
Town still retams its small town chaiac.ter. Los Gatos provides a
rich community fabric composed of a varied mix of residential,
commercial, and light industrial uses that serve the residents and
attracts visitors. The Specific Plan Area is located at the northern
gateway to the Town of Los Gatos with the Santa Cruz Mountains
providing a backdrop a few miles to the south. The Specific Plan Area
is in close proximity to the employment center of Good Samaritan
Hospital and other medical facilities as well as existing residential
neighborhoods. The Specific Plan Area will serve the need of these
adjacent uses.
Please note that the above statement: " ••• the Town still retains
Its small town_cbaracter". This Is clearly a defining element
element that our Town's leaders desire and Intend to maintain.
NORTH 40 SPECIFIC PLAN
LutMAl'U.d! 1'aac 17, 2015
r ----.
lXTRODL.CTION ].
l J
1.2.2 SPECIFIC PLAN BOUNDARY
The Specific Plan Area is bounded by Los Gatos Boulevard to the east,
State Route 17 (Highway 17) to the west, Lark Avenue to the south,
and State Route 85 (Highway 85) to the north. It is approximately
44 acres and currently consists of commercial developments along
portions of Los Gatos Boulevard, pockets of existing residential uses
along Los Gatos Boulevard and within the Specific Plan Area along
Bennett Way and Burton Road, and ~ agriculture uses contained
in the ar~as inkrior. There are residential neighborhoods , commercial
uses, and office buildings to the south and east of the Specific Plan
Area . The Specific Plan Area is largely a flat plane gently sloped from
southeast to northwest, depressed an average of 10 feet below Los
Gatos Boulevard. While access from La:~k is nearly level, there is an
embankment with slopes of 5% to 14% ':\long the length of Los Gatos
Boulevard.
1-3
r -;i l lL INTRODUCTION
l J
Avenue: and Lark Avenue and the on/off ramp of Highway 17. Santa
CJ.u a Vall ey Tmrn;portation Authori ty p1ov1des public transit services
to th\! grcak1 Santa Clara C ounty. with se1vice connection" at two
Jocallo n'> on Lo s (jatos Boult'\"nrd abutting i:he Specific Plan Ara.
The 20 20 Generill Pl-.n designates Class IT b1cyde rout~ on Los Gatos
Boule\rard and Lark Avenue, but they currently do not t-xist.
!:l:.l_M~RKET DEMA ~
A Markel Study and Business Opportunities A.sse5sment was
pre pa red for the Town o f Los Gatos by BA E Urban Economics in
Au!tust 2011. 'lhe rer ort can be found m Aependix A. Thi~ report
providt.-d a demograpluc and economic overview of retail. office. hotel
and confo ren ce/meehng '>PilCC along with milrket as sessment.-. w1th
Je ak.t ge and ini ect ion analysis and suateg1es fo r redev~lopment. Ih£
re p211 helped inform the \'ls1on, princae!es, and appro priate !arid ~
for the Spec11ic Plan Art.-a by focusing on unmet needs lil Los Ga.!2!:
1.4 RELATIONSHIP TO EXISTING PLANNING
DOCUMENTS
The Town of Los Gatos 2020 General Plan is the fundamental planning policy
document for the Tow11 of Los Gatos. It gttkl'-'S planning. environmental
and lru1d use decisions town-wtde. The SJ)cci fic Plan is consistent with and
fwther;; the c,b1ech\~s of the General Plan adopted on St:ptember 20, 2010.
Listed below are ex.c.erpts from the General Plan·s Land Use Element and
Vasona Light Rail Element that specifically address the Specific Plan Area .
California bw rec1uires J Spei:1fic Plan to be consistent with a To"A'Il's General
Plan. Although amendments to the Town's General Plan will be necessary to
ado pt thts Spcc1lic Pl a n, the pohc1es, s tandards and guuielIDcs o f the North
40 Specific Plan .i1e consistent with the overardung go.Us of the Los Gatos
General Plan. fhe General Plan Overlay Des1gaahon gui delines and Pohc
!-~will be amended as shown on the foJlo-wm
1-6
Los Gatos 2020 General Plan
• 111c111de i1. mixture aj uses th at will complem ent the Dow11t0?!1! and the
rc"::l l!f the· 1'11/lllllllllih·
• Be based on sustamabk a11d "smart" deve1opme11t practices
• lm:l11de public gatheri11g spacr.( such as a plaz a a11d oark
• l11cl14de ht~h-qualit)' drclute,:turc! and des1g11 that reflects tlic ruml and
ag11c11/t11ral lustory o[tl1e sttt;,
• Pnmde pedt'.<tr1em-oriented b11ildi11gs along thi: Los Gatos Bouh•mrd
Jrontagc, with mi111mai parkJ11g onmted to the ;trret
• Take adva11ta~ of tli e
\
PLEASE NOTE:
NORTH 40 j JUNE 17, 2015
THE OEVEtOPMENT MUST "IA~EAOJ6r,,,,A,.oL
QE THE GRAo..E_Ct:IANGE~ ACROSS THE SITE" ..
• Conti1111e th e "boilkv<lrd treatment' alo11g the southwestern end of LI.ls
Gato~ Bowevard, witli mterwnt1ech"'~ from one parcel's drive aisle to
the 11ext wll ere feasible. {Genera l Plan :\me11dment Required]
• Include w 11nec tions to exi.(li11g itllersectio11s along .Los Gatos Boulevard
a11d Lark Avenue
• Allow j(11 f uture devetopmem of gateway or lan dmark f ea tures at Los
Gatos Boulevard and Lark Avem~e amt Los Gatos Bo11levara and the
H1g!nvay 85 off-ra1!,1pJGe11eral Plar. flme ndmeni Reqwred]
• l'rovide an easi(v accessible, fully cmmected street network that
e11c.ourages walking
• Provide a vegetati ve buffer and screen ing 11l1111x 1-figlm·,1\· I:-<111cl 8S
• l'r•·s.:r w 'fo1t'11 d uirai:t,·1 a11cl v11•w.~
1.5 GENERAL PLAN GOALS, POLICIES, AND -.
ACTIONS -
The Los Gatos 2020 General Plan has Goals, Policies, and Actions
that guide development within the Town of Los Gatos . 'Ille following
General Plan Goals, Policies, and Ac.hons are specific to the Specific
Plan Area.
Gotil LL'-4
Policies
Policy LU-4. I
'f!!.pnwidc fot wc:ll-plmrneil. carefidp-owth that reflects
ll!f. Town'.s c:xistrng diameter a11d m(rastruct1lf'e
Goal Ll'-11
Policies
Policy L U-I 1. I
r l
INTRODUCTION l
l J
7b Pkm for dt.velopme11t of 11 1·cn kty l~f u.m i11 the
No rtl1 Fort)• 1111·11 111 cJ ·~ilrmi1m1t~d 111111 a1111prelic11siw
way.
Zoning shall be clumged as ptn-t oj the dewlopment
applications to pro vide r011.~1ste1u:y 'lt'itli tile Vtiso11a
Light Rail F.lemmt a11d otlU'r elements £!( this Ge11eral
Pla11 mtd w1tll any future spet.{fl c. pltm pnpared for this
llTt"r.I .
P11/k1• Lt·· 11 2 '111e 'fawn shall mco1m1R'e ltSt'S that ser ve fow11
· '-~de11ts. Ihese mcludc. bid an-11ot limitt•d tog e!!
Poli cy LU-11.3
P1>lfr,1· l.l ' -1 1.4
Poli(\" Ll '-11.5
7 ~pace._p]f!)'fie1£!b <?.ffice, retai~ and otl1c1 cm11mt.T£!!l[
~ Res1de11t1&1l us~ t!!fil• lie Pet mtttetl '~ pa'1!?:
!!E!f<l··llSt! dcwlotm11mt aml o!!lr with ricceJl.teJ!!!.
!!J.W,(!at1m1_gf adverse 11oise, arr q11t1lih'o and other
e1111iro11mental luiztirds.
Prtwide coordinated infmstructure in th e North Fort
.arei1 •.
Include a wiricty of commerci'al uses refll'ctiw of Tow11
Cou11c:il'.( \ ision a11d G11idingPri11<.ipks .fiJr th£• North
Forty. b!l!J.d uses §hall follow 11 lwcal la11d use p'ittern
Jb.!M takt.-s advanta!(c uf the site 11J!Porttmities wl1ile
rotectt11£ .. ~d1am1t us~.s. [General Pla11 Ame11dme11t
Amid 11t·garivc ~:tfi•d$ .,,, lh1 • lot1g-ll'rlll ,lc1•t'lop111t.'11t
p.Jt1.•11tial l~f the •ltl:u s11rr<•u11tli11.~ tlt1• .... 11rtll Few~· arr:a.
/iw1r;11.1ralt' mu/limo.ta/ li11ks fmm th1· Sl1rth Ft1rt.1· drea
t11 tllr \ i1S(•1111 Light Rail station mta tllt' \'<lrth rc'1'ty
Spec{11,· Pfot1.
Revise t o: "THE TOWN REQUIRES"
NORTH 40 SPECIFIC PLAN
.L .. t Mod.l&.1h Ju.nt l'l, 2.015
1-7
r .. 1
; l.\:Sf• USE AND 0F.Vl!i,OPME~"T STANDARDS
G_j
2.2 LAND USE GOALS AND PQLICIES
1his section establishes land use policies formulated to gwde the
implementation of the Spedfi.c Plan vi sion . The land use policies provide
direction fo1 the devdopment regulations and pe.rmitted uses found late1 in
this chaptei. In addibon, proposed individual development prOJects must be
consistent with the following land use policies.
fi~~ li> fmwidc: lrmrl uses witllin the Nort/1 ·IO Specific Pla11 .At-ea tl1at are
co11Sishmt with the. 1own of Ldt. Gatos Ge11 cral Pl'J!h flie Tow11 Council \'islon
Statemt>nt at1d <iuldlt1g J>ri11ciples and tlu: ~als 1111d 1?0liciC$ set fCJrth herein.
Land Use Policies
Policy LUl: Land Use Designations
lhc: Sp Pdfk l'lan !>hall be implemented through the appro\'31 of development
,roit>ets thal .ire CQns~knl with the hmJ UM"s and the Council \'is1011 as
outl.int'd in tlu~ dldp ter .
~x:ific. P!an Amen~.ent!> must be consistent with the Vision Statement .!!!!2.
Gm<lm g Pnndples an<.l lhe 1..,roals :ind "RQlil.'.tt!S set forth he~
Policy LU3: Mix of Uses
Provide a mix and size of uses to promote the creation of a livelv, walkaMe
neighborhood that make£ the North 40 Specific Plan Area a resource to :\orth
40 resident s, businesses and adjacent neighborhoods.
Buildin~ heudits \\;thin the Specific Plan Area shall be consistent with the
Sp ecific Plan De\'dopment SbnJanis.
Poli"· IX6: Retail
Retail use.; ";thi11 lhe Specdk Phtn Are~. are intended to serve Not th 40
res1J.:nts. ~,Jut~t·nt nd£~hhorhooJs. nearby eniplovment l.'.entcrs and the
UUOlt'l neeJs oi lht Town or L<•S \.1a r.os.
PolK.1· LL'7: Restaurants
Ealing .mJ drinking t·stuhhshments within thl" Specific Plan Area are
int~ndl"d ll> :>erw !l\orth .JO rt'sJJcul:-;, adj;\l.'.cnt neighborhoods and nearby
employmt>lll ~enkrs.
Po~· LU8: Hotel/Conference Facilities
r ~\ hotel fac1litv developed within the-North 40 Specific Plan Area shoul~
include a conference/meeting space to accommodate 200 to 250 people.
Po~y I.U9: Maximwn _~dential Develop ment
The maximum number of residential units \\ill I~ limited as set forth in the
M;:""Umum Develo pment Capacity Table (refer to Table. 2-2. - -
Pohcy LUIO: Residential
.ProYidt and integrale a mix of rc::sidential producJJypes designed to minimize
!IDPilCts on schools, while comph·1~ with Senate Btll 50, Sc.hooli. Facilibes
~and serve the wt met h9usmg needs "ithin the 1bwn of Los Gatos.
Policy LU4: Maximum Commercial Development
. . . f Policy LUll· Economic Balance
Commcn:1 ,1l J t>velopment wJthm the S~cd11: Plar~Arca shall be \' '-. -
\'.umplcmcntarY tu 00\mtown through the 1.·areful .·ontrol of uses and ~~ Proposed uses should complement the eXtstmg balance and diversitv of ~nurk~J!9lWr< f~t~e .i.l> set forth in tht> ~fa.'Wllum Devefop ment Capadtr ~ businesses located :ilong Los Gatos Boulevaid and in Downtown Lo;G°atos.
Tablt> (rl'fe1 to Table 2-.!.} ~ ··------.
2-2
!REVISIONS
I
1. A hotel facility developed within the North 40 Specific Plan Area SHALL
Include a conferenca'meetlng space to accommodate 200 to 250 people.
2. Proposed uses SHALL complement the existing balance and diversity ... 0
NORTH 40 I JUNB 17, 201 5
2.3 1..AND USE DISTRICTS
Th e Sp ecifi c Plan ph!scnts a d1st r1ct-based approach that. p romot es an
in tegrated, local -~ervi ng neighborh ood co ns1st enl with the Geneml Plan and
th e 'N'or t b 10 vis ion . A d1s lric t-hased approach is app hed in th e Specific Plan.
In con tras t to smgle -u !>e Lo ni ng ba sed o n land u se typ e, the Specifi c Plan
is orga nized by geogra p hic areas "ail ed Plannmg D1sll icts . In the d istrict
ap proach, each d1 sl rict has a d1stmct. character .ind a ta ilored range oi us es and
development sta ndards that ;,uppott the d es ired fu ture co ndition. 'lhe Spec1tk
Plan chvtdes the North 40 mto th ree d j st n c ts b ased on site context .ind
desired dcvdo e menl character1shcs. 'rhe th ree dis tricts are the Lark District,
"frans1uon 1>1stnc t and Northern Distnc.l, as ill ustrated m figure U ·
The overall goa l is fo r a.U th ree dist n c ts to work to gether a~ a sel f-s ufficient
neighborhood whtle offc rmg ~upp ort se rVlces and ente rta inment fo r the local
~
In a dd it io n to the Di st1 tcts , t he Specific Plan Area con ta ms two Speci fic. Plan
Ovetlay Zones· Perimete r Overlay Zone and Distnct Ed ge Overlay Zone. The
Pe limeter Overlay .lone provi des .i.dd itional !}eight hm1tatio ns, setbacks .yig
de'!elo pmen!.§landard!. lo allow view ~orndot s of the surroundmg h1lls1des
and weave the Nort h 40 neighborhood together with adracenl ne1 gh borhoo ch .
In a<ld1t10 11, there is a District Edge Overlal Zone th at is intended to provide
fl exib ilitv at the district boundaues by allow mg uses wathm ea<ll of the
r l
L AND USE AND DEVELOPMENT STANDARDS 2
l J
2. ~.1 LARK DISTRICT ~ ---
.Located a l the northe ast .:orne1 of Los Gatos Boulevard .ind Lark
k'.'enuc, the Lark Distrkt is m close proxunitr to exis tm)( residt~~ti!!
f ).,,~ghho rhoods.. Lowl!1 111tt•ns1ty res1dentlal and limited retail/offi ce
I• uses .at e env1 sionctl fo1 this a rea. Cn c1 n effort to satisfr tht' Town's
~nmet nt·~~ dt.-vc::lopment standards h ave been tailurc.-d to gu~
I !hf:. develow enl of rcs1dt:nttal ptOduct tvpes induJinR~multi-§nuln
I.. tow nhomcs, .iml "c otta~e du.c;tet/ganlen dustt"r" '1oUS1Jl~ ty~.
~tagc clu ster h ousmit i.~ ~enerall11 'hilracterized bv detached
.:ottai?es oriented onto common gree-n s .and "\\i ll be considered with a
; . . ~~~~~~·?~~-.~~-~~~-~~i~. -~~~~~ c_I~t~~h~~~ 1s ~~'ter17~J?x i"'~-. ....... -- _ ....... ., ....... _,. ...... ...--_...._.,,. ... _ .. ""v • .:... ... "" •• ""=-·· En"1S1oned land1
USt> catg 011es inclli!ls.;.
.:..!J!µited retail, person al servkes. and restaurant&
Los Gatos Boule\'urd
Los Gatos Boulevard
!.,.,Residential -indudil!gsondominium, cottage cluster/1
duster housing, rowho;use!. and townbomes
den
adjo im ng d1str1 cts lo b e permitted w1tlun thar. area.
REVISIONS
NORTH 40 SPECIFIC PLAN
LMIMo<Jlled: IW 17,20U
1. "Lower Intensity res!dentlal end llmlted rctnll/oHlce uses ore REQUIRED IN THE LARK 01sm1cr. •
2: "PERMITTED Land use categories Include:"
2 -3
r l 2 LAND UsB AND DEVBLOPMEN'l' STANDARDS
~
•SUGGESTION TO TOWN: Please consider modifying the height restri ctions.
as well as the "residential-over-commercial" requirement on housing In 'ttro
Northern District. This wlll result In less density in the Lark District • .. ,
2.3.2 TRANSITION DISTRICT [~u~GES!ED REVISION 2.3.3 NoRTHFRN DISTRICT
2-4
l<.•.:at~ in th~· (cntral }ltWl.1on of the Spedhc Plan Area, the
Transiholl Oistrkt 1lrovkks •\ tnmsition and hutl~r hetWt'eU the
lower iulc:!lsity. p1·i1muih-rt•sidential. chilrn.:ter of tht' Lark Oistrkt
and th~· •l,·tiYt• n-t;lil anJ entertainment emphasis of the Northern
Oistri1..·t 'J'ht> ·rransit:on 1)1strict will ;1':.:.1mm0Jate a r .. Ulgt' of us~s
iudmling nt:iidihorh<•,)d·st>rving stores. sp1:dally nurkt-t .llld mLxed-
U.'\t' hu1tsing with r~-sidenthtl units ;\~1.>Ye .:ommerdal. A hotel or
h,1spi;•llity us.:-cuulJ also ~ pan of the land use mi!~. Emisioned land
ui;e l·.ilt"guries ind ude:
• !!2!tl
• Market halVsp ecialty market
·~
• O p en space (pocket parks, courtyards, paseos, plazas, and p lanting
strips)
~ Personal service
• Residential-including condominium, live-work flat s, multi-family
.flats. multiplexes, rowhouses and townhomes
• Restaurants
• Retail (prima1ily neighborhood serving }
The ~orth~rn District is bordered on two sides by State Route 17
and$:; c"Highway 1:-and8!') "\\ith Los G1tos Roulevard located on
the east side. This condition mekes it bc:st swl·~d for a day-to-evening
entert111nment area that offers shopping and rt$taurants fo1 nearby
residents •lS well as employmen l centers. The N orthern District
focuses on w:tlkability. public spaces and amenities. Envisioned land
use categories include:
• Recreation/entertainment (live theater, health dubs)
• Hotel
• Market hall/specialty market
• Office
• Open sp ace (plazas, courtyards, p aseos, and planting strips}
> Residential (above commercial) -mcluding condominium, live-
work flats, multt-family .flats, multiplexes, and rowhouses
• Restaurants
• Retail
NORTH 4 0 j }UNE 1 7 , 2015
r _ l SUGGESTED REVISION
LAND USE AND DEVELOPMENT STANDARDS
L. ,~ -P-ae._a .. s_e_c_o_n_s-ide_r_m_vt_!'!_ln_g ... tlt_i_s _p-ro_v_l_sl_o_n_t_o_allow __
multi-story residential in the Transition District.
2.4 PERMITTED J.AND U~ES
The Speafic Plan land uses h elp lo c ~eate a pedest rian-oriented and inte1active
environment that is compatible with 'sur rounding n eighbor hoods as well as
p t ov1des for on -slt e uses that ar e cor~tp atible with each othe r Th e Specifi c
J. Plan sp e.::1.fies the desued mix, as we:<1 as the lo c.atlon ofla nd uses. In general ,
lower intensity sho ps, offi ces, and ~· dential land uses are envisioned in the
southern p ort.Ion of the Sp ecific Pl a Area. Moving northward, potential
lan<l ltses transition to llllXed -use 1 denttal and p otential h ospitality uses to
provide a buffer be tween p rnu arily tJ!std ential uses in the southern p ortion of
the Speciitc Pla n Area and the enter~nment , restaw ant, and shopping uses
env ision ed m t he n01 them portion ~f the Specifi c Plan Area. The Sp ecific
Plan es tabbsh ei. two pri mary land i e c.i tt:gones to guide d evelop ment w1thin
the Sp eci fi c. Plan Area. The se land;s categories are· (1) non-reside nhal
-incl udmg ret ail, offi ce, re creation , om munity services, 1estaurants,
entertainment, and hotel, and (2) identtal -i ncludi ng condominium,
cottage cl uster/garden clus ter h ous~· g, live -work tlats, mulu -fa mtly flats ,
multlplexes, rowhouses and town \l< s Residentt.:il devel opment 1s focused
on multi-fa mily ho usmg typ es and\. all be design ed to attract the unmet
housi ng needs of the wmmumty. Withm the Transition Dist rict, the Sp ed.fie
Plan enc:owages the devel op ment of res1denttal units over commer~
develo pme.Qk I! is im p ortant to J,ZtOvtJe an apJ?ro.12nat e amount of residential
developmen t in the §.2£c..Ifi c. Plan Area to ct eate a sustainable and eedestrian-
or1 ented m ixed -use environment. Although res1denual uses will be an
important co mp onent to the success of th e Sp ecific Plan Afe'4.t! will supp ort
!!!£p redommant1y re tail and neighborhood serving focus of the Transition
and Northern p~
2-6
2.4.1 PERMITTED AND CONDITIONALLY PERMITTED USES
Primary uses for each of the three Districts arE: generally described
in Section 2.3, while Table 2-1, below, provides specific direction
on permitted (P) and conditionally permitted uses (CUP) for each
district. Uses not listed in Table 2-1 are prohibited (refer to the
Glossary for definition of uses.)
Conditional Use Permits shall meet the intent of the North 40 Goals,
Policies, Vision Statement, and Guiding Principles.
2.4.2 COMMERCIAL USES
Pro1 ec.ts proposing new wmmercial square footage must present the
proposal to the Conceptual Development Advisory Committt.'t'. Ih£
awhcahon submittal must inch,de an Econoauc lmpac~ !Studv to
assess economic competitiveness.
NORTH 40 I JUNE 17, 2015
I
.........................
IMPORTANT NOTE: This provision requires thm
building he1ght be measured from natural or
finished grnde, 'w_tJt~Jl§_'\!l~r.JsJ_ower.
I 2 .5 .2 B U l LDl NG HEI G H '!'
I a.
~-7 ,,_ .
I.
,,
f h e maxtmum height of anx building, exdud mg dffo rdnble
housing a.n d hotel u~e~. u. 35 fee t with the foll owm g (..n ten u.
.§p ec ifit. .Plan Ar .:>a .
L.1rk Dist rict -15% of the ove r.all develo p ment prov1<lcd
,ilimldmg fo otprmt_j w1tlu n the Lark D1stnc t sh<lll be sb uctures
of a m aximu m ot two -st ones ·with " 25 fo o l 111wrunum h eight.
The m aj or ity of this reguuemcnt may b e p10v1ded m du n the
Peu mete1 O verlay Zone (1de1. to Section 2. 5 7) Ever y applicatio n
tor .Arclncectm e and S•te Review shall m clude J table that
iJenufies t he foll owing:
" Tot.tl butldmg fo otp1int .square fo ot age within the Lark
Uistric l~ng .it th e tim e of rhe appli(..;1llon svb mittal.
Q Percent of total butldi.ng fo oi.:prmt square foo tage located
w1i.hin t h e La1k Dtstm :t c.urrentl) sat 1sfymg_the 15% he ig_ht
re qu irem ent at the time of sub mittal.
NOR.TH 40 SPBCIPIC PLAN
~~ ~41.tiocfi )IU>Co 17, 2(11'
r-1
LAND USE AND DEVELOPMENT STANDARDS ~ l £1 J
• New total percen tage of building footp rim square fo otage
located within the La rk D istric t that satisfi es the 15%
requirement (fm height) fo llowin g applkation su bmittal .
b. The maxim um. height is 45 fe et for a hotel an d/or a
!.!:uxedl::use and /01 mrxtd-mcome development mcl udmh!,
!!ll.n~mum of 40% ex tremely low, ver y low, 0 1 low i~
![fo xdablc h o usin g units.
2 .;.3 QfEN S PAC E GoAI.S AND Poucrn s
rest .nu ants.
Qv$.ll._Sv.!l~)~
PoU q 0 1: Vie w Preservation
Prom o te an d p ro tect views of h illsid es and scemc resources.
Policy 0 2: Lands c ape .Buffer
Establish al.a ndsc~ed b uffe1 l long the North 4«!._perimeter.
Policy 03: N eighborhood Open Space Network
arks
2-ll
r ~ l
I LAND USB AND DBVBLOPMBNT STANDARDS ~
Provision 2.5.4: "This 30%, requirement SJ:t.AiL be n variety of green spaces and
pJaza spaces dlsporzed throughout the different districts".
pol i.cv 0 4 . L <>Ql.!!!Ol'. Space i
D 1 o w m o w11. i
Poh c} 0 5· Pc<l e1.tri do AI11 eniti~s
rovidi ::ia eq 1 iate pc:uc:s u·ia. <1 t~n t u ~ <:uc• st ree t t t·e e . b t:nchcs..
ped .11a11 level stri>0
• li gHmg q,n d otll· :r <ot .,, ct rw· ll1>m ngs. ,
£2 •i< y Uti: O .·~h a,.-J Pfo ntin
:;Q_a-.e~.
a. n "1all ..
2-12
h
m.u!."h,ud-:~'il?'." {£la ~ cQ_u rtvard,s ;._p.t lhv:!i·s,~1d ewa~ and
££d~t na u p~co :.l Ph? J S, cou ur~rd.s, wd \2J:.U!lers owr pod!!!m
.uimg ot 0 11 roof <l eek s ;tbo <:1u ahfy a ~ o pen "Race
c. l'ht JQ"'!. !l :~1,,P ... 1J'·1C<' r~, uh~·n(!nl shall in cl ude .t vap dv 9 f !?r t.'£,1!
•llld pl;~a wac ~ w1Ll-i <i .!,!!llltn•um uf 211°11 bt'lll)! h n:cn ~pace.
1. G t <:"t'n_5o ac-:-/G rt:t!l1 O pe n ~12.:lC c~ fo r vurpQ~c·s Qt ti"~ ~12!$
Plan ·1.!'4 £l!~u].t l'au:· f\IJ ~•.!. Sffi• e i:£Sj itore rnc·nl '> g rl·c11 .s~c
,and grc-.n o p c u_ -;p<}.n~··~~c; 01 li!fl d sS!,J>e<l ,1 1 ~.ih. 'Jh esc fan
i!li.!.!ul e b_11~aic n .J t l imit.:J IOJ.!~}k-.. biurelcnli.2!1_ wm1~
~ J?n V~~!!'§.1<len 1 1,ll _g ree 11~D.:tC •~,Jllill1tcr.. l.1 rg£U_han SO
~\J U.I"" fe t;;L lm,d11caped pl a nu n g s lri r>~. d11v.1bk tUt f-li1o1..k, and
£_a1 k n <l2! b ui h~.l.fil!· T1 ~c' pJ ,mt ~.J 111 ll~L well~ ~hall no!
b e c .. l ... 11lated .lS p art of t he Steen SNlC t e 9ui1crncnt
ii. H anhca pe: for p u rpo~c:, o f th b Spcnfic P lan and calculat ing
o pen sp .;ce I "qui re me nls h.ttd ~c ap " re er• In pn vate or
w minon p aw d .i.rca tur tht: u<.e o• pedt.:stt i;i ns mcl ucl ing
p la1a co u rt' ·m is , Da l h w ay ... Mdt>wa lk s, a nd pc J e:.tn • .m
p 'tseos. B_oad~ .1r1_d pgd_.;mJ! a 1t'..1S ~h..ill p o l be c alc ulakd as part
ol tilt o pe n s pace nr h.nxhlape te9u1rcment.
d ;Q1lQl the J O"~ Opt'll spa~e req uire m e nt sha ll b e c ublid,
acces:s ib!e.
NORTH 40 I }UNll 1 7 , 2015
r l
LAND USE AND DEVELOPMENT STANDARDS 2
L:_;_J
~. Everv apµli calJon fo r Ard ntecture and .ite Rev iew sh .ill m dude a n
exlublt(s) that sh ow s the QP.f11 spac..e a n d pcdc:.t uan n C't \\ork.
2 .5 .5 1-Y P ES OF O PEN S PACE
Rem o d el s o f eimt.m g s lt•t<.ture~ 0long I o s C.l to s Boulc v·1rd that
don -.h .115e mon .. than 50% of h, i..:xis:ing_.£_o ot p rint :re exempt
fro m th e 30% o p en space requm~roe nt..'
~'hr fu.il. •1\ iu•r r !Qi•~ J.i ro·1i<k s ti e h'Yllll\~H1t..n h fo r u p1.•n "P.t.:l: in
t h .... Soeon . l,1 i se.l::
1 !~r~'-._"1 ;~''lW• TJ
1lt~~i.t"-'4\'l.rfJo•·
.[JIOw. l~l••Dii,vc,' 'P°\\1tl11'\ll1'..Y1
l\i~1J; lt<{Dl.&.\lb')\\V~\\'·~l
GtlPBN OPBN SpAC.I!
HilDSCAPB (PLAZAS/
COOllYAJIDS/PATHWAYS/
SlDBWALt(S AND PBI>.BS'l'IUAN
PASl!OS) .ua>/Oll ADDITIONAL
Glll<.BN OP1!N SPAC.B
TOTAL OPEN SPACE
1: l~~J [u)I> ·~1•11(1.;Uilill(f
'll ii~. ),\ffill.4
~o%MINIMUM
R.liMAINDH OF RJ!Qt.'IRFI> OPEN
SPAO!
30%MINIMUM
r-·
REVISION
a. Pl::i zas/P .iscos/Pa thways
Pl.lza s, paseo s. an d p a ch,,a,s ..::eate \'ibrant p e .. te~lri an-oriented
'>p aces lrnking I.h e re!>1de nt1al a nd .:ommer d aJ neigh borhoo ds
with adJaC.ent 11ses, par ks, and s tre et s T hro ugh o ut the Specific
P lan Area, ph1z a<>, paseos, ancl pa lhv•ay~ wi ll h l· inc01 poralcd to
accommodah. d 1ft~1 ent type!> Ol ac ll\ it!t's. These neighbo rho O\l
g.1th eung <:1><t ce' sh.\ll sen e 10 cs t::i bhsh a sen se 01 pl ace. a nd
d~nht:y.
In the Ti a~Rt.lP.d Northern Distric..ts. pht.!a!>, pase os, and
pn thways c,;a n ptov i~1 pnvate o utd om dintng, events,
a nd s tree t side ·ntt:rta mm~ rhc1 sh ould lie well -designed,
p t u \ i J ing on go111g o pp 01 tu m ti c, fo1 hum an ,\div1ties th at c re ate
,u 1 tntex a..:tive c nv1 ro mnen t. b u ild ,\ sen se u f co mmunity, and ~.rc ate
op11ort1.u1 tl,!CS fo r social 111t c1 ac..h on . Paseos "hal l b" provid ed to
link p ublic 12.i1kmg and the st reet \!!l\'lronmt'!nt .md e enh.tl
1>ro1e.:tl. w·th a d1.icent st reets .rn d pl.tias /pa r1'~. Amemti~ m
--=-..i,.;ppl&Las .,md pa seoi. ma y m d uck
" Flexible sp a• es for o utd oor dining and gathe ring
• \ Vell -Jit spa ce s, p edestri an o ncnleJ l ighti ng. bo llard s, and wall -
m o unted lights
• A r ticula ted ed ges that creat e in ter e sting nodt's a nd gather ing
sp aces
• Sitting areas
'.\'.:t<·r l ·:.11<.ir"t s )
• T andscap ing
• Safe and convenient c onnections t o adjacent u ses
NoR·m 40 SPECIFI C PLAN
Lut Modlt.di JuAe 17, 201~ a Amenities In Paseos and Pl3zas SHALL Include .•• "
2-13
NOTE TO TOWN PLANNING: In reviewing the plans for t his project in som e d etail, i t's b ecome quite clear t hat a series of
Underground Parking Garages would en hance t he q uality of life for t he res i d ent s, as well as for v isit ors. Requiring that the
majority of parki n g be underground will Incre ase the amount of available pa r kin g, and will allow residential housing to be
spread t h rough the entire 44 acres. Max i m izing t he amount of parki ng w ill ensure t hat c ars will not be circling t he par ki ng
lots endless ly In search of a park ing s pace, and I think it's fair to say that dozens of c ars, all Idling at t he s am e tim e, has a
very negative effect on the environment. Underground Parking would address bot h concerns.
~
iU1 angl!mcnt.
h. A minimum of 50% of the required parking must be met on-site,
notwithstanding th t: parking reduction proV1sions of thts Specific
Plan.
c. Required parkm~.!Dilst !!I! cakul.itt:d based on the land. use that
demand:. till' lat"S!est amount l'lf pillki
ll. Dedicated parking spaces shall be provided for residents and shall
be clearly distinguished from spaces provided for commercial andi
or office use<t . Residential guest parkmg. cmnmeraal, and office
parking m ay be shared .
Tandem 'Plltldng:
1'. Residential Uc;e: Residential units m;u: use tandem parking.
Tandem sp,\c.cs shall be designated by unit SC• a smru.e owm:r/tcll!!!!
h;;is control of all Si>a.:es .issO\.talt.xl with theJI \&nit. A pro\"tsion of
shuffle stalls ~tta st:ill to allow for tempo1arv p arkmg) shall be
considered in des1g
~ Parking ~;trm:tun:s:
i\. Maximum height of a parking structure shall not exceed maximum
building height requirements and shall be measured from the
adja cent street grade , without restrict1onb on the number of
in ternal stories.
SUGGESTION TO PLANNING : Please consider Improving
this development by requiring Underground Parking
throughout the site. Making Underground Parking a
requirement wlll change the look and feel of this project
considerably, by allowing for more space between
buildings, as well as a dramatic increase in Open Space.
2.'i.
L.mdsca~ Palette ~rm'i<lcd in Chapter-3.
c. i'arking structul'.'es fronting the NeighborhJod,~trcet shall be
wrapped with conunercial space at the ground floor.
J. Parkinr. structure fa..:ad<'s ,·i;ibll' lrom Primary Streets over 150 feet
m length shall lllcorpor.1tt: ~1t least one or more of the;-following:
• Dift'~renh•lllnn ot' the gro ~md tloor from upper floors.
• Changes in architectut al materials.
• Projecting forward or rec essing bad portions or clementc; of the
parking structure tacade.
• Horizontal openings broken up with Yertk:al (.•:ilumn& to aeatc a
rhythm of openings similar to a building with windows.
PRIMARY STREET FRONTAGE SETBACKS
Primary Streets are identified as Lark Avenue, Loi, Gatos Boulevard,
South ·x Street, North 'X Street, Neighborhood Street, Noddin
Avenue, Burton Road, and Commetcial Streets withm the Northern
District. Interior residential streets 01 lanes withm the I.ark and
T1ansition District hctve setbaclc.s outlined in Section 2.7.5.
a. Los Gatos Boulevard .ind Lark Avenue setbacks shall be measured
fiom futu1e r-Wit-of-way Q1acl< offuture r isdlt-of-wav dedication . ~
and sh.ill contain 01chard plantmg as defined bv Section 2.5 .2.....:
~n Space uoals md Policies.
b .All intt:rnal setbacks are measured from the !ace of curb.
NORTH 40 I JuNB 17, 201s
The words, "The Specific Plan Area SHOU.lQ accomodate a mix of li
residential product types .•• ", should be changed to, "The Specific
Plan Area SHALL accomodate a mix of residential product types .•. "
( 1
LAND USE AND DEVELOPMENT STANDARDS 2 l . J
•
/1\
2.6.8 FENCING l BEVISIQ~ I d. The machines and facilities must be maintained on a scheduled
basis so as to ensure their general upkeep and cleanliness.
Fencing is not permitted in required front setbacks or required
setbacks abutting a street in any non-residential use, except walls
or fences not over three feet high may be erected to screen on-site
parking spaces from the street or to separate outdoor dining areas
from the sidewalk.
2.6.9 OUTDOOR STORAGE
When a Conditional Use Permit is granted for outdoor storage, the
area for storage must be suitably screened from adjoining property
by a wall, dense evergreen hedge of trees or other screening planting,
or by a solid fence not less than six feet high. Materials shall not be
stored in such a manner as to project above the wall, planting or
fence.
2.6.10 RECYCLING COLLECTION FACILITIES AND VENDING
MACHINES.
Small recycling collection facilities and vending machines may
be permitted outdoors subject to the approval of the Director of
Community Development and shall be subject to the following
conditions:
a. The facilities cannot be located in any manner so as to decrease the
number of required on-site parking spaces .
b. Vending machines and reverse vending machines are to be
located indoors whenever possible and not more than two of these
machines are permitted outdoors unless grouped together within a
common enclosure .
c. A trash receptacle is to be located within five feet of any recycling
facility.
NORTH 40 SPECIFIC PLAN
L.91MG~JRM17,.201 5
e. If a facility is proposed for a vacant lot, the lot must provide proper
traffic circulation consisting of an all··weather surface, including
one on-site employee parking space a.nd an adequate drop-off area.
f. The facility must provide for pedestrian circulation.
2.7 RESIDENTIAL DEVELOPMENT STANDARDS
'!::]_ .1 INTENT
The following de\>elopment stan.iards supplement the previous
Area-wide Standards and apply to anv development that is .:i 100%
residential use.
2.7 .2 RESIDENTIAL OPEN SPACE ....
Common Opt:n Space -Consistent with the Zoning Ordinance, 100
square feet/unit of Common Open Spa\:e ts required fot res1dent1al
condominium.c:. 200 square feet/unit of Common Open Space lS
required for multi-family res1dent1al other than 1.:ondommiums.
2.Z;.1 RESIDENTIAL UNITS --?-· n The Specific Plan Area should accommodate a mix of res1den,!ial
l?.roduct t\-pes and sizes to create the ch£.racte1 of an authentic
~borhood rather th.in a tvp1cal devtjQpment pro1ect. Th.£
!gllowina standards set parameters to guide future residen!!!!
de\'t'lopment. Also refer to the Residential Design Gwdelines m .
Ch;pte1 3 of this Spectf1c Plan. ....--._...
2-25
r:l 13.2: COMMERCIAL DESIGN GUIDELINES: Provision 3.2.1: Site -Plannin9A~d Design:
3 k 1. Buildings SHALL be placed close to, and oriented toward, the street."
L..::_J '2. Prominent architectural features SHALL be located near corners and intersections." B< I REVISIONS
3. Plazas, fountains, public art, snd vertical bulldlng features S~ALL. be used to create ... "
4. Functional end aesthetic vehicular and pedestrian connections to adjacent sites_S.HALI ...... ._...'.'..
Tfl,,',,..,,._, -,
---
Plazas and fountains can be used to create Jo~ points and identity.
Outdoor dining areas add vitality to streetsca pe.
3-2
··-----:....
• .__ 3.2 COMMERC~L DESIGN GUIDELINES
The following guidelines apply to all commercial and mixed-use development
in the Specrlk Plan A.l'ea.
3 .2.1 StTE PLANNING AND DESIGN
I ~ a. Buildings should be placed doi;e to, and oriented toward. the
street Prominent cll'chrtectural features ~ be located near
corners and intersections.
i. The mtent of this guideline i.~ to maintain retail continuity
along hloc.k fronts in support of a strong pedestnan and retail
environment.
ii. An exception may be -=onsidered fo1 restaurants with outside
dining .ll'eas. Wht.!n aJ1ac,~l to .i sidewalk 01 street right-of-
way. a Jistmguishmg barrier 01 feature ts needed to separ.itc
the dinmg cltta from the right-of-wil): Plastic furniture shall
not\\e used
-? b. Plazas. fountains, public art. and vertical building teatures ~
be used to create focal pomu. and tdentlty, 1t feasible.
~---~~ c. Functional and aesthetic whkular and ped·~Strtan connections to
adjacent sites ~ be cons1den.>d during :ute pfan development.
] > d. ~atural sunlight and views ~ he considered when siting
buildmgs and landscaped open spaces.
e. The visual impact of large parking lots shall be minimized by
sa-eenmg and grade sc:parntou and/or locating parking lots
behind or to the side of builclings.
NORTH 40 I JUNE 17, 2015
3.2.2: OUTDOOR SPACES:
1. "Outdoor space MUST be designed as a purposeful and recognizable area ... "
2. " ... verandas, balconies, and roof terraces, SHALL be strategically placed ... "
3. " ... public art, SHALL be utilized and SHALL complement. .. 11
4 . "Pedestrian links SHALL be provided between buildings, common open f;p.
3.2 .2 OUTDOOR SPACES t='.".7--~~
I ~ a Ou tdom space should be J esigned .is a purposeful and
...
recogmzablc are.i tha t refl ects careful pl an ning .and sho uld not be
a .result of "'left ove r" ,ire ru. between struc tures. Def m ed outdoor
spaces should be mcorpo1d ted into th i" oYerall building and proJ~'l:t
design .
h . Pedestr1an-orientcd sq uares, courtyards. arcades, atriumSi
ve randas, balconies. and roof terrac:e%z sh ould be strategic.ally
lai.:ed and Jes1gneJ to encourage day and/or mght use in the
most desirable loc at1ons.
I ~ c. Site amenities. such as bench~, drinking fountains, provisions
t
~d
tor b1cyd es, wate1 teatures, and publk art, .~be: utilized and
should comple men t the project's .m.hiteclural character.
Ped es tria n links should be provided between buildmgSi common
op en spaces, and parking .i.reas and should be visually enhanced
thro ugh t he use oflandscaping or t rellis fe atures, hghttng, wails ,
and/or distinctive p aving. L t'. Shade trees that provide relief from the sun ~be
in corpora ted within common outdoor spaces.
f. Inco rporate stormwater runoff treatment areas into open space
layo ut.
Site amenities unify stree tscape.
r · -1
tcE i REVISIONS I GUIDELINES ~ ~ COMMBkCIAJ, l J J
II
Pedestrian linkages bmveen activity areas.
NORTH 40 SPBCIPlC PLAN
Lut Mod16ed: JcLne 17, 2015
3-3
r i
l 3 J PJ,.~a~&l7l0ELINES >I "Generally , publlc/c<Jmmon space SHALL satisfy the following criteria:"
Provide 11~ for social Interaction .
Trellis structure provides shade and helps define :;pace.
3-4
~!< Genernll>; puhli<./common space .!l!2!l!!! sabsfr the following
criteria.
• Provide areas for informal meetings and social interaction or
areas for passive and active uses as appropriate.
• Be accessible to residents.
face.
• Be a part of the pedestrian linkage throughout the development
and adjacent land uses to create an interconnected open space
system.
• Provide an overall theme and visual connection between spaces
and uses within the development.
• Include areas of various sizes and configurations throughout
the development.
• Be designed or located to ensure that it is usable year-round
by providing areas that have awnings, wind breaks, sun shade,
and/or landscaping that can provide shelter from the elements.
• Create a pleasant pedestrian environment.
• Support commercial retail activity.
h . Outdoor dining uses are encouraged.
i. Design wall edges and landscaping to be compatible with the
building design.
NORTH 40 I JU NE 17, 2015
3.2.3: PARKING LOT DESIGN AND SCREENING:
1. "The !Physical ond vlsunt impact M.U~s.I be mlnlmlzed11
• ~< 1 REVISIONS ,
r "" i
DESIGN GVIDELINBS ~.,&'.
COMMERCIAL l J j
2. "Reciprocal access between adjacent parking areas MUST be provided ... "
.2.3 PARKING LOT DESIGN AND SCREENING
I ~ a. 1he phy.;1cal and \•isual impact of parkmg ~ b(· mimmized.
h Divide larger parking areas into smaller segments with blocks of
landscaping.
' d). · c. Reciprocal accesi; between adjac.ent parking areas ~be
proVided where feasible Ml that vehicles are not ieqwred to enter
the street in orde1 tu move from one aiea to another on th~ smne
or adjacent sites.
d. Parking lots shall be heavily landscaped.
t' Parking lot edges at property or setback lines should includl'
landscape islands with large speci~ trees and low plants to visual!~·
break ur long lines of parked vehicles.
f. Pass -through pedestrian walkways from rear parking lots may
be required at the discrehon of the deciding body. Pass-throughs
should include landsc.aping, trellises, lighting, and other elements
that enrich the pedestrian expedence.
g. Encourage use of pervtous pavements and incorporate bm-
retentlon treatment ~ into parking lot design.
( ~IW hedge and orcltani-s:tylr.! t n•,·~ l rrtcgrtitL'li ir:to parking lot.
Raised pedestrian connections and landscaped Planted btr m helps screen parking lot.
planting areas are encouraged.
NORTH 40 SPECIFIC PLAN 3-5
L...t Mod.lW , ..... 11. 2015
r 1 3 0BSIGN GUIDELINES
\ j COMMERCIAL
3-6
3.2.4: ARCHITECHURAL STYLE: Provisions B and D:
Both lnstanecs to be changed from SHOULD to SHALL.
ARCHITECTURAL STYLE
a These ~u1delines are no l intended to establish or dictate a specific
style bevon<l the: desire l.o m:untain the Town's small town.
character and .i.ttention to hwnan scale .111d detatJ.
h Proptlsals fot new conunercial structlu es should be develo ~
w1thi.n the context of Los Gatos' heritage, and the lustonc and ...-----a~icultural hen!<!ge ot the site.
c. Projects shall be dllsigned to meet then functional ne~ but ·will
!?i! expected to retle<.t Lus Gatos' uuique qualities of small scale,
destrian fnen<lliness. and attention to architectural detail ..
d The use of corporate "chain" .i.rchttecture detracts from the
.uni~ue characte1 of the communitv and is stronglv cUscourag~.
~orporate tenants should desip,n their buildings to fit the scale
~ar;.cter of the conununity.
e, The Town will work with applicants to aJapt critical functional
[E!ures of protot\'P.!_Pl:ms to their Los Gatos sites, but will no~
_!Ccept standard buildmJi; foriru;, elevations, matenals, or colors
~do not relate to the site;, adjacent development, or Los Gatos'
community character.
NORTH 40 I JUNE 17, 2015
3.2.5: BUILDING FORM: Provision 3.2.5-a: "Exterior wall f<: I REVISION I
planes SHALL be varied In depth and/or direction ... "
'.l.2 .r; BUILDING FoRM --"--
n. Exteriot wall planes ~ be varied l!!, depth anci/or JireLtion
Des1mble milssmg includes:
~ Variation In the wall plane lprojecting and recessing elements).
• Variation in wall height.
• Roofs containing different fo1ms and located at different levels.
h. Minimize blank walls by providing one or more of th~ following·
• Addmg window openings and/or entr-clJ\ces md other relief.
• Providing recessed glazing and storefronts.
• Adding vertical pilasters which may reflect mternlll building
structure.
• Changing color and texture along the wall surface.
• Varying the planes of the exterior walls in depth and/or
llitt,·t1on .
• :\Jding ~rim~, pro1e~tion;., ~ind 1~vcals along different wall
surfaces.
~-;tructu1es uve1 on~ ston• shall be~ed to minimi7.e theii;
~111 bulk and relate to the human scale of pedestrians on the
street.
d Reinforcement of retail linkages along retail-oriented side
streets shall be encowaged wherever possible. One good wav of
ac.comphshmg this IS with the use of cornet entries and adjacent
display windows on both street frontages.
NORTH 40 SPECIFIC PLAN
LutModJ6ed: JWW117,1015
Variation in wall pl1mes add interest to building
massing.
~"·
~~
Varied roof forms and elements create visual interest.
·~ DESIGN GUIDELINES 3
COMMERCIAL l I
Wall and mo/ p!anes and forms vary to
break up ni amng of architecture.
3-7
r~
11 Any ou t door equipment, whether on a_roof ... SHALL be
pproprlately screened from view." K II REVISION
DESIGN GUJDEUNES 3
COMMl!RCIAL l j
UTILITY ELE.l\~ \
:.i. Any outdoo1 equipment, whether on a roof, side of a struc~ure,
or the gro und ~be approprrately screened from v1e\\ The
m~thod of screening should be ai-chitecturallv integrated with the
adjacent structure in terms of materials, color, shape:, a.nJ size.
b. Utility service areas, sucli as electrical panels, should be placed
within enclosures that are architecturally integrated into the
building design.
c. Access for fire apparatus should be part of the planning process
and every attempt should be made to work with the fire
department to locate and/or screen the apparatus so as not to
disrupt the visual integrity of a project.
d. Drainage should be directed to permeable areas sucli as yards,
open cliannels, or vegetated areas, avoiding discharge to roads and
minimizing discharge to the storm drain system .
e. Lighting levels of outdoor lighting should not draw attention
to the light source. The intensity level of light as measured in
footcandles, and the type of bulb or source should be carefully
addressed.
f. Spotlighting or glare from any site lighting should be shielded
from adjacent properties and directed at a specific object or target
area.
g. Exposed bulbs should not be used. Cut-off lighting is required.
h. Parking lot light standards should not exceed a 20 foot maximum
mounting height.
NoR.m 4 0 SPECJPIC PLAN
t.1t M1ntified: Jun. 17. 2015
Landscaping can be used to buffer utilitie.s from Screens, trellises, or walls can be used to buffer
view. utilities from view.
Service area integrates wall and pla nted Greenscreen. Photo courtesy: G~e11scmm
3-13
"Trash enclosures In c ommerc ial are as SHALL be covered tcE -I
and connected ta the Sanitary Sewer System ..• n
~, vi. Trash e nclosures in commetcial areas ~ be covered and
wnnected to the Sanitary Sewe1 System to meet Town watc:r
quality requirements.
1. Provide visual buffering of on-site utility elements.
i. Locate transformers, valves and similar elements where they
will be least visible from public views and rights-of-way. If not
possible, these elements should be placed underground or, at a
minimum, screened from view with walls and landscaping that
relate to the remainder of the project.
ii. Utilize landscaping and/or walls to screen transformers and
other utility elements if they must be located in close proximity
to the street right-of-way.
ill. 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.
i. Integrate equipment into roof forms, whenever possible.
If equipment cannot be located in this manner, consider
alternatives such as interior mechanical rooms and under
grounding.
NOR.TH 40 SPECIFIC PLAN
Lut Mocnc:d;Ju. 17. 20lS
Decorative wall enhances utili~v wd.c~ur~
Raised pl1mters buffer sidewalk from traffi~
r l
DESIGN GUIDELINES 3
COMMl!llClAL \ j
3-15
1. " ... the applicant SHALL work with an arborist an.d the Histor ic Prese. rvation Committee ... "~ (REVISIONS imN G0um~ 3 3.2.9: PROJECT LANDSCAPE AND HARDSCAPE: Provision 3.2.9-D: ~ r l
. C MME ..... IAL l J
2. "Landscnpo areas St:!A.LL be provided between the soundwall ond the highway.''
b A licensed landscape architect shall certify that all landscape
plans include drought tvleranl plants and meet Water Eff1c1ent
Landscap e Ordinance requirements.
c. Landscaping shall be used to soften the appearance of buildings
and to integrate n e w construct io n into the over all commercial/
residential 11e1ghborhood. Where space is inadequate for in-
ground planting, use container plantings.
~LJnte gr:.ite landscape clements that reflect t h e orchard heritaR$
.2!!.he .m~a. "A'heri;_ port101b ot the e."nstmg orcharJs .ire to be
ret.uu_...d, the a ptlKanl should wo1k with Jn a~n"l and the
Hts tonc Preservation C ommittee to dele1mtnt' it original trees
f.Q Uld be re tained o r d. lhey !thould be replant~
0 oundwalls along the adiacent ludtwavs mav be treated ill!!!!
.irtist1c mannet .ippro Qnate to thl.li sQeeial site .md the Tovm of Los
·~
~.:io .f:....! .and~ ~eai; sh()uld be provided hetwt.-en the soun<h"''llll ~
the l11d1\\'.!Y De tails of the sowidw.tll and landscal?_•M shall
~nmded duung the An:hikc ture and Sit~ Revic:w a (!proval
pro"'ess. Gate(!) sh.ill bt' provided 111 the se,lundv.rall to accesi; the
~scap e .m:a .-d1 a~11t to the htghwav fot mamtenance purposes .
NORTH 40 SPECIFIC PLAN
La1McdllltJ1J'AAI' 17,2015
·r .:;_.~ \!'~ .. --.~·· , ..... ~ .... i~ ~ ,···.., t' ,. . • ~~-4-<:<i "
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. . ·' ·.~ r~."~ -:t: ~ ·" ~-.1~~ " ~ L ·~A:\. ~~tlJ:'I·· \ '· / ~~'."'1.,{(r •. ~ . ..,.~, ' ~.•t '<T
. \ . ' '·~ .. . ... . " . "'" . '• ·, .. '.~· ':;:: ,.::\ .. ~?: ~J°.Q:> ~ •.• "< • ~ ... ..,.:~I i • -• •'*"" . ~.. . .1'1,,. :.:..:-4-,.:,, :--? . . ~ ·~ . -...,:-,,,_ '~~ ; .,~~~:, ~··J J~ .. ~' ._.] ~-·· .. '· :"ii.=-'"" -~.... ~. \_. ~ . •• J.{\ ,::~ ~ ,.. . . -~ ., :::.~.. .. ~ """" .. ~:,,,:. -", .. ' ·--..,. ·-·"'l . '\ II•' ·'·" . ::-~. •'-~1!)~"1 ~· ·~\ .. :. ... y ... , ... ; ·,. .. .-. l , ·' . ~ :,,._ l'..(.r::...~.:.~ .:
-~, ... \. .. ~--~ .........
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3-17
r~ 3 DESIGN GUIDBI.INl!S
l J 3.2.10: SUSTAINABILITY GUIDELINES: "R< I REVISIONS
11 REOUJRE .... thc ~ntcgmt1011 or communlly gardens .
4 ,2.10 SUS1AINABll.ITY GUIDELINES
3-18
-
a. Prllmote use of native and/or d1ought tolerant plants m parking
lot islands and other landsc.aped areas, where feasible.
b. Utilize natural drainage systems to the maximum extent pra.:tknl.
c. Minimize imperv10us area to the maximum extent pra.:.tical.
d. Non-structural Best Management Practices (BMP's) should be
used w1lei.s they are infeasible in which Cc\Se the infeasibillty
shouJd be documented and structmal BMP's implemented.
e. Pre-treat stormwater as currently defined bv National Pollutant
Discharge Eliminlltion System (NPDES) Guidelines prior to
infiltration 01 discharge from site.
f. Site development ':ihouJd comply with all applicable Regional
Water Quality Control Board and Santa Clara County regufations
for water quality and quantity
g. Design buildings with pedestriah oriented building entries facing
onto common space, streets paseos and plazas.
h. Design neighborhoods and proJe<.ts with strong pedestrian
connections. to sidewalks, parks, pathways, anJ exii.ting or future
bike facilities.
i. Include bicycle parking facilities arad on -site showers in maJor
non-residential development projects.
j. Enl:'tlUtagt> sustainahk huilding rrnctkes to reduce energy use
through SCllar Ctrientation that takes advantage Ill. shade, prevailing
mm.ls. landscaping .mtl sun M:r~ns.
k. Dc:sign new buildings and park.in~ lots to ndude or allow for
the ensr. lX'ISt-etfo.:tf\'t' instalbtiou <'1° futUft' solar energy systems,
where ,i•;lS1ble. ~ ~ ~ 1. En..:ou~e the Int~ation of cornmunin· JW°dens and urban farm
~s mto n~Rltborhoods where app10p11ate.
m. Refer to the Los Gatos Sustainability Plan for additional
guidelines.
So/Q r panels can doub le as pQrkmg lot shllde structure.s.
'tr~
NORTH 40 I JUNP. 1 7, 2 0 15
3.3 RESIDENTIAL DESIGN GUIDELINES
~ ~ide11l1;1l proJuct!J '.!hould be <lestgn<d I<"' meet th~ unmet needs of .!hs.
£2!!.Unvruh .ut\I Pl0\'1Je a ma. of market i.ite and affordable housm g_in
a mulli-t~'llmly settinit_ Ihl• following gwdebnes ap ply tCJ the folfowm~
res1denhal pro~
~tagt< Clus.!s!
• ;rownhomes/Gardeu Cluster
• Rowhouses --
~lcl!mlli:
• Condominium
• live/Work Loft
REVISION
3.3: RESIDENTIAL DESIGN GUIDELINES:
"Residential products .s.tlALL be designed to meet the unmet needs
of the community ... 11
AND: "The following REQUIREMENTS apply to the following
resldentlal product types:"
NORT H 40 SPBCIPIC PLAN
LutModJ6.N:Tuml7.2015
r l
DBSIGN GUIDELINES 3
RESIDENTUL l J
--
Pedestrian connections should be provided within residential ·.ireas.
3-19
.._. •• Li
SUGGESTED REVISION: Please consider changing Provision 11 G 11
, in order to minimize the use of "surface par ki ng lots" and to
require Underground Parking for this development This one change will Improve the quality of the project in a n umber of v ery
important ways. Provision 11 G" currently reads: "Parking may be p rovided i n small groupings of surface lot$., c arports , g arag es,
or a combination of the above". If Underground Parking becomes a requirement, Provision 11 G" might be changed to read:
"Underground Par king SHALL BE REQUIRED with t he minimum possible number of surface lots and spaces."
Trees and shnibs should be used in parking lots to provide shade and soften overall Impact.
.
~:----·~-----· [(:. ·~'. ~._ ~
Permeable surf aces can ! ... · u~ to delineate parki11g sDtices.
3-22
3 .3 .2 PARKING DESIGN AND SCREENING
~-, a PhKt' p;irking loL~ at the rt'ar ot nn non-stn-et !iide of the i;ite to
""• 1 alfow •• m•~1nrity of dwelling units to front en the street.
b. Plant trt>es :tnd shrubs to soften th~ overall m1pact of parking
'\, areas .md to provide 11hade.
11 \~
j ·~~c. In developments without garage parking, b <cvde parking wHI he
I required per Santi Clara ValleyTransportatwn Authority (VfA)
\ standards.
~··
. • ' -?d~ Below gradt: p arking i.s encouraged with entries placed~
'rear or sides of the structures whenever po ~s ible . ThIT shoul&
reces!.ed as much as possible from the huild.!gg facade , -eseecially
where security gates are used at the garage entry.
e. Podium garage~ should not extend more than six feet above grade
!!2,ng ~ Street, Ne1ghbo1.hood Street , Node.in Avenue, Burton
Rood or common open spil~es of pedestnan walk\vays unless fulJy
screened bv bwldmg wall:; v.ilh decorative treatment and detail .
f .
NORTH 40 I JUNE 17, 2015
PARKING DESIGN AND SCREENING:
Section 3.3.2: Provisions: L, M, N, 0, and P, just below:
All instances to be chanaed from SHOULD to SHALL.
REVISIONS ] h. Textu red de,·omtt\·e l'a'ing m d1 iveway<1 ''isihle fmm the street is
c strunglr l'n.:ourag~.
~
i . Guest parking should be distnbuted throughout the development.
J. Entry driveways should haVt: strong landsc aped edges with
termmu& view focused on landscaped areas or building entrie&, not
parked can .
k The edges of any garage structure and vents into the garage visible
above giade should be screened with evergreen plant materials
Ear th berms and other techniques to tie the top of the garage
structure in to t h e surrounding grade level should be utilized.
l-7L Garages and parking areas~ be locatc:c.l to minimize the
~ visual impact on the stree t
ti
~->m . 'When v iewed from the street, garages should be subordinate to the ~ 1n:1 in hvmg area Where possible , th~ gal"'.ige should be recessed
~ behiud the dwelling umL anJ not located betw~en the mam lmng
area and the street.
I-~ n Garage d oors should J>e recessed mto, rather than flush with, the
exte rior wall.
I ...., o. Detached garages and acc.esso1 v stl uctw-es should be designed as
an integral part of the a1dutectu1e of the proJec.t and ~ be
sinular in matenals, color. a nd detail to the prindpal sb uctures of
a llewlopm~nt.
r. Garage doors ~ featul'.'e windows, recesses, and moldings to
help blend the garages wilh the cllar.i,let of the unit.
NORTH 40 SPECIFIC PLAN
LMt ModlJi.edi Jlllk! 17.2DlS
...
·•'-· ··.
.!1:
1-i' .,.
i'
r--.
DESIGN GUIDELINES 3
RESIDENTIAL l J
Parking tucked behind buildings on alleys allow units to face street.
Trellis feature over garage door and recessed door help articuiate garage door.
3-23
r l ~ p~~b~<iilf1DELINES
Units have direct views of common open space.
Provisions A, B, and C:
SECTION 3.3.4:
Provisions A and B:
All Instances to be changed from SHOULD to SHALL.
PROVISION "3.3.2·R": 11 Detached garages and accessory structures
SHALL incorporate roof slopes and materials similar to .... 11
REVISION
q. Where there are adjacent garages , provide a landscaped area to
separate them and reduce the amount of d:~iveway paving.
• > r. Dei:ad1eJ garages and accessory structures ~ incorporate
ioof slopes and materials similar to the principiil structur~11 of a
development Flat roofs are discourasffi:
.3.3 COMMON OPEN SPACE
r ~· a. Residents of housing developments should have safe, efficient, and
convenient access to usable open space, whether public or privatt:,
for recreation and social acllvitJ.es.
I-!> b. Convenient access to common open space and adjacent mixed-
use development should be incot porated into the project by way
of pedestrian pathways and bicycle access.
1 ~ c. Open !l'.Jlce should focus on area& that are usable to the residents
.ind not merely 1emrunder paicels with margmal utility.
d Locate common .open SJ?!Ces so that thev can be viewed f~
indivu.lual uruts ..
e. Provide energy-efficient lighting.
l:,3~ PRIVATE OPEN SPACE
a f!:2nde each household with some form of useful private o e
!!l?!Ce, such as .i patio. porch, <.kck, balcony, va1d, 01 shared entr
rches or balconies.
-~· b. ~":lk_QPen space should be eastlv accessible -physically and
._ \isualh--from mdiv1dual units.
NORTH 40 I JUNE 1 7, 2015
\. V~ LANDSCAPING
a Design landscaping to enhance the architecture anJ create and
def me useful conunon and private spaces.
\,, Use hardy. n ative plant species -ti·ees. shrubs. groundcover -that
are easv to water and maintain , and conform to water efficiency
standards.
c. Sh.i,tt' pa,.,:d .uea.o;, especially parlong lots .
d. l'mvilfe ·' \''.trit'h' of ~••ting in lanJs'-'1ptd .treo!h where
appropriak.
e. l'IYl\'lllt> ••prwpriatc> Ughtmg ll• .i\.'.c.:ntuall' lanJscapii1g and insure
that path~ .11·< ~ale at night.
. .,.6 Bt:ILDING FORM AND ARTICULATION -
a . Desi
b. Ehminace box-like formi; with hug~ un-v1u ied roofs by usin~
varie ty o f buaJchn g Co1ms and roof shapes with dusters of units
and ''llr1att0ns m he1s ht. setback, .ind roof shap e.
" ~d. Structures sh o uld ht'. varied in he1gb.t. size , pro portions.
orientation and roof lines.
e. Empha:;J.U e ntries hy .iddin orches or other en+ .... REVISION elements.
BUILDING FORM AND ARTICULATION: Provision: 3.3.&-d:
?::..,
l
Landscaping should be used to help define
common space and frame architecture.
~
r · l
DESIGN G l.llDELINBS 3
--RESIDENTIAL ~
A variety of roof forms help eliminate box-like
architecture.
Varied building heights. setbacks. lltld materials help enhance buildingfacade.
3-25
"Structu res SHALL be varied In height, size, proportions, orientation, and roof llne."
rt
I ' '• l'Jl)l\LJ'SES
L
.' Pr·s1l·s G ..... _./ .
·~
BUILDING FORM AND ARTICULATION: Provision 3.3.6-g : "Elevations SHALL be mixed
within a development to avoid repetition of identical facades and roof llnes."
REVISION
f. F..mphas1r.e tht' md.ivlduahty of each unit with well-defined limits
.ind indl\'illual ent11es and d etails.
~ g. Elevations should be mixed within a development to ;woid
repetition of identical facades and roof lines.
h. \lid va:::ief:'· to second and tlurd floors with varied eove heights,
windows .mu riJg~ line \"llrilhoni;.
k. Carry wall materials, window types and architectural details
around all sides of the building. Avoid s1Je nnJ n ·llr elevations
that are markeJly different ftom the front elevation.
I.
m Use p orches, st.iirs, railings, fascia boards, and tnm to enhance a
buildmgs' charac.te1 .
n. Provide
iacm11, :;1dewalks. Elements such as projectin g balconies and
awnin gs can add v1Sual interest and iic.hnes s to the street
environment.
Variations in building height and setbacks help break up building mass.
o . Prm·idc." Joor and window opt:ttirJ~~ with si!~s and pmportions
that are approrrfate to Lh c." f:ouildmgs Jl\.hitedural cha111clt't".
3-26 NORTH 4'l I h.~I! 1;. 2015
REVISIONS
'~ l_____..,-·P· Structures ~ mcluJt> lnulding articulauon, changes in
1 m ate11als o r textures, o r other a1chitectu1al feature s such as:
• Horizont~ \'ertical wall plane changes
• \':.med roof forms .mJ onentations
l ~
• Bav windows
" Roof dormers
• Material and color changes
• Apphec.l decoratl\·e features
• Ro of segments over windows
• Metal 01 wood b.tlcony railings
• Planter boxes and plant rings
1~ :..JY!nc.iow artio:ulallon, such a. .. sills. trim, kickers, shutt~ or
awni1~~ should he applied, where appi-op riate to the arclutectural
st\ie. lo improve the fa'ade of Lhe building . .
!_ :::::., r. Any faux shutters should be proportionate to the ildjacent
windows to creak• the appearance of real and iun.:tmn.il shutters .
~ I 'D fater1al changes should o<.cur .it a chanJ,te in plane where the
~es tend to .iei1ear substa ntial md in~1al to the stl uctu1e,
referabh· .it m m siJe corne1 . ~latenal chiln~es not occunm~~
change in plane .ippea1 "tilCked-on"' .\lld should be avoided.
SECTION 3.3.6: BUILDING FORM AND ARTICULATION:
Provisions P, Q, R, and S, Just abovtJ:
JI Instances to be changed from SHOULD to SHALL.
NORT H 40 SPECIFIC PLAN
LutMcdJfiw.Ju.ae 11,2015
WinJIDV 1mi.:11/r"Ulrm should be in tegrated into
t111? f ntxult.
T ""• ~ ~-:--·~· -
r----.
D ESIGN GUIDELINES 3
ll!SIDBNTIAL [ J
Faux shutte rs should be prop.,r6onat~ J:a lf10?
window to appear as functio1 111I Mmll~~.
A variety of colors and architectural building.forms should be incorporated Intl> the buildings
design.
3-27
r:I SECTION 3.3.7: UTILITY ELEMENTS: 3 DBSIGN GUIDELINES
L~......J lU~IDllNTIAI. PROVISIONS A, B, C, D, F, G, I, K, and M, Just below: It( -[REVISIONS
--------1 All Instances to be changed from SHOULD to SHALL.
~----==---.::11 ~.....::_~··-~~~~ --
e", 1~
!. ':'.,. ~
1)~t:;~~~--.
~-~· ·~~,
I ~ ~~~-c;:~·
Mechanical equipment should be architecturally integrated into the building's design.
. 3.7 UTILITY ELEME?\TS
• '-!:. Any outdoor eqwp ment, whether on a ro"f, side of a stru<..ture,
01 the ground should be appropnately screened from view. 1 he
m ethod of sc reening ~ be architecturally integrated with the
adjacent <.1tructure m terms of iruitenaJs, colot, shapt:, and size.
c: Ii:. Utility service areas, such as electrical pane~. should be placed
within enclosures that are .irch1tecturally integiated mto the
building design.
~ s_ Uttlity equipment ~be screened with sohJ masonry walls,
be1 ms, and/01 landscaping.
3-28
?! Transformers required to he installed adjacent to the street ~
be: pla~cd undergrounJ, whcrt! (easible.
e. Satellite dishes should n<)t ht· mounted t>n the roof or be visible
from the street, whtrt fo·..isible.
--~~'"k. A\'.:ccs~ for fire appamtui; shouJd be part of the planning procc:ss so
as not Ill JJsrupt th\· visual integrity of .i pro1cct.
-7'& Gutters anJ downspouts on the exterior of the butlding should he
de,oralive or des1gneu l(1 integrate \\ith tht" builJmg fa cade.
....
h. flroin•tge should be Jira·teJ to permeable ~.reas such as yards.
open ch.mnels. tu '~Ettll\tt'd :ireas.. a\'01Jing \hschru'gc to roads and
mmimizmg d1schargt' io the storm Jr.Un s~·stem.
i ('ommon mailbox enclosures should be designed to he ~imikw in
form. matcrilll i:, and c.olo r to the surrounding huiJdings.
.i. Every Je\·t"lopment shall prm'ick .:a trash an·.t recvdmg endoiiure
thilt is .::•ll'•lbll! ,,f h~11dlir.g the 1efuse genemted hy that ;.itc .
~ k. At lcil!>l h.ilf of the trash anJ rc,yding area ~ be dedicated to
re.::yding \'tllllainers.
1. Trash endosures ~rving more than one residential lUlit shall
be: ..:owrcJ .md conu~te<l to the S.m1t.i1-r s.~wer System to meet
Town "h.iter quality requirement'i.
m. Trash ar..d recycling enclosure should be consistent with the
design of the pro1~t and the huilJing ardli'.ecLure. Similar or the
same matenal.s shouM he-usc:-d on the endo~ure ,\s thost' on the
surrounJmg buildings. Ar~hitt?ctu1ally des lgt1et.t roof stru~tures
should be u~d to .,;reate"' t1msheJ looking .;tructure.
NORTH 40 I JUNB 17, 2015
r 1 SECTION 3.3.7: UTILITY ELEMENTS:
Provisions N, 0, P, Q, R, S, and T, just below: ~"" .. ij REVISIONS)
All instances to be changed from SHOULD to SHALL.
DBSIGN GUIDBUNBS ~1
RESIDl!NTIAL l ..., j
I > !!. A pedestrian entrance to the trash and recycling enclo!>ure ~
be provided to nunimize opening of huge acce~ gates.
I '-Q.. Trash and recvdmg enclosures~ be separated from ad.iai::t:nt ~ parking stall!. by a mmunum three-foot w ide planter with low-
1 g10wmg plant materials to ensure that adeqwte ~-pace is available
fo1 passengers to access a vehu:.le m an ;sdj acent parking space.
j ~ .!:?: Drainage from adjoinmg roof and pavement~ be diverted
.iround the trash anJ recycling area.
I "> g:, Lightmg levels of outdoor lightmg ~ not draw attention
to the ltght source. fhe intensity level of light .is measured in
footcandlei., and the type of bulb or source should be carefully
addressed .
ti-~ ~ Spotlighting or glare from any site lighting should be shielded
from adjacent properttes and directed at a specifi.c ob1ect or target
area.
I ~ !.._ Exposed bulbs should_not be uS<J Cut-off lighting lS required.
I ~ !:. Pedestrian light~ ~not exc.eed a 15 foot malWOum mounting
h e ight.
u . Vehicle sight distances shall be considered when selecting and
plac.ing landscaping, foncing, and s1gnagt:.
NORTH 4 0 SPECIFIC PLAN
l.oo!Modlll<do!"""l7,20!5
Ma ilbox enclosures should 1'eflect project Trash and recycli'1g enclosures should be screene d.
architecture.
Gates on trash enclosure and trellis above h1we compatible ~
3-29
SECTION 3.3.8: SUSTAINABILITY GUIDELINES:
Provision F: "Site development SHALL comply with all regional Water Quality Control Board ... "
i c I REVISIONS Provision J: 11 REQUIRE sustainable building practices to reduc energy use through solar orientation ... "
Provision K: 11 Design new buildings and parking AREAS to include or allow for the easy, cost-effective ... "
PLEASE NOTE: Change to 11 K " is made In anticipation of Underground Parking facilities throughout the site.
3.3.8 SUSTAINABILITY GUIDELI~
•t. Promote use of native and/or drought tolerant plants in parking
lot islands and othei landsc.aped Meas. where fectsible. A hc.ensed
landsc.ape architec t shall certify that all landscape plans mdude
drought tolerant plants and meel Water Efficient Landscape
Ordinance requirements.
h. Utilize natural drainage systems to the maximum extent practical.
c. Minimize impervious area to the maximum extent practical.
d . Non-structural Bes t Management Practices (BMP's) should be
used unless they are infeasible m which cctse the infeasibility shall
be documented and sh uctural BM P's implemented
e. Pre-tre at stormwater as currently defined by National Pollutant
Discharge Elimination System (NPDES) Guidelines prior to
infiltration or discharge from site.
• ~f Site deve,!Qpment should CO,!BI?!Y wtth all aeplicable Regional
~ter Qualitt_ Control Bo.ird and Santa Clara Countv regulations
for water quality and quantity.
3-30
g. Design buildings with pedestrian oriented building entries facing
onto common space, streets paseos and plazas.
h . Design neighborhoods and projects with strong pedestrian
connections to sidewalks, parks, pathways and existing or future
bike facilities.
i. Include bicycle parking facilities and on-site showers in major
non-residential development projects.
...... ~ ... k. Design new buildings .ind p arking lots to in clude 01 .illow for
' the eas y, cost-effective installation of future solar energy systems
where feasible.
I. Encourage the integration of community g:irdens and urban farm
sites into neighborhoods where appropriab!.
ni. Refer to the Los Gatos Sustainability Plan fo1 additional
;uidelines.
·A.1...,..__.. .....
E:cnmp/t? •?t" /t11m.'tt?nti1111 11n:11.
NORTH 40 I JUNE 17, 2015
SECTION 3.4: NEIGHBORHOOD IDENTITY: The Specific Plan Area Is a unique site ... the Specific Plan area SHALL ... "
Provision 3.4: Section 4: "In addition to signs and wayfinding elements, the Specific Plan Area SHALL b~
Provision 3.4.1: "Specific Plan Area Inspiration." "The Specific Plan Area brand and neighborhood Identity SHALL be ... 11
.. •· ----~--I REVISIONS
3.4 NEIGHBORHOOD IDENTITY
i---71 h e Sped tk Plan Arca is a un iq ue ~it ... w1th m the lown of Lo s Ga t os, a nd
wit h in the regio n. Uy utilizing l.}Ua hty s1gnage, ardute ..:ture, and identity
elem ents, the Specifi c Plan At~ E!!=
I ~
l. Create .i gateway statemen t fo 1 Northern Lo s Gatos.
2.
.3 . Connec t this R.irt of Los Gatos to the rest of town.
~ 4. Refl ect the ag ric ultural lusto ry of the site.
·~ ' ~..,.7 In addH1on to signs an d wayfi nding ele ments, the Specific Plan Area should
! b e h eated with a u niq ue image, o i "b rand ;' appropriat e to it s history and
" relationship to the Lo s Ga tos community. fogethet, s1gnage, a rchitectwal,
la n dscape and urban d esign e lements can al l contribute to branding the
Specific Plan l\rea neighborh ood. Bi anding ele ments inclu d e building
mat euals and fo rm s, trees and landscape treatments, street lights , ben~hes,
tras h cam., planters, walls, and signage.
SPECIFIC PLAN AREA INSPIRATION
lbe Spec.d ie Pla n Area b rand and n eighborhood identity elements
sh o uld dr aw from au thentK mater ial!. dlld p atterns of Lo ~
and the agricultural history of th e site. These mclude natural
:>li1<.ked ston e wall!>, vines and plantmgs on walls, orchards. v.'tOught
.iron ga tes.. wood ranc h style gates , .llld barn m atenal .tnd fo rms.
Combuung elemen ts that reflect the histor y .i nd c.hatacte1 ot Los
Gato:. and the site b key to cieati gg the Specifi c Plan Area identity.
NORTH 40 SPECIPIC PLAN
l..M!Modl.W)U.v:l7.201S
.. ·-·:.: ~~· '.1l _,
~t;: -•, .,
.... n.. • ,1 '·~· ... ,
"".. l -
!· >""\.
~ ..... :~-ei ·' ~;-1
·: '( ... :J, ·'··~::1
••• ,... _,~...,~ ... "I ... l ··· .. -~... '..' '\. . ... · i
L ~" '~ ":°'.';' 3 ;;·.:to,,,;',:~; ~1
Inspiration images: Brick and stone walls, wrought iron gates, agricultural gate, Los Gatos cat and
orchard.
3-,ll
( l
3 DESIGN GUIDBLINBS l J NEIGHBORHOOD IDENflTY SECTION 3.4.1: NEIGHBORHOOD IDENTITY:
Neighborhood Identity SHALL also be IE: I REVISION ' ....... -----=-------~-reenforced along Los Gatos Boulevard ••• "
Area and along Los Gatos Boulevard and LarkiA.venue frontages.
Consistent lighting, benches, waste receptacles, bicycle racks, and tree
grates should be installed throughout the Specific Plan Area to help
give the neighborhood a unified feel and avoid the appearance of a
piecemeal approach to the design .
3.4.3 STRF.ETSCAPF LANDSCAPING
Street furniturtl can be a unifying element to a neighborhood.
' "? Neigh borhood 1denttty shoul<l also be remforced al ong Los Gatos
Boul~vat d with sculptural, to p1il!'YL or othe r lanJscape tre.itments.
1bc Los Gato:. Boulevard fronta ge, orches b.ited \\,th atbactive
patterni. and d1ythms of malenill s and elemc?nts, cr~tef> a dual
21!Porlum ty ol 1dent1 fyi nq, the Specifi c Plan Area neighborhood and
c1!!attng a wclcommg new gatt.•wuY mto the 'lbwn . Sumlar mateuals
and elements sho uld ~ strakg1cally tnlegmted w1thm the site, .Uon
thal celchr.itcs the hlsl01 v of the land to add
for ,·1 sltors and .residents .
3.4.2 STREET FURNISHINGS
3-32
Street furnishings can be a strong unifying element for a
neighborhood or area. Street furnishings should be provided along
the streets and within plazas and paseos throughout the Specific Plan
Planting strips and street trees add to a neighborhood's identity and
make an important contribution to the appearance of an area. There
are a number of trees that have been identified in the following table
as appropriate in key locations within the Specific Plan area . Tree
planting and placement shall maximize the health and viability of the
tree while avoiding damage to the sidewalk, curb, and gutter.
Street tree spacing should be determined by the expected mature
size of the tree. Generally, trees should be planted with the following
spacing:
a. Small trees ( <20 feet crown width at maturi.ty) should be planted
approximately 15 feet on cent~
b. Medium sized trees (20 to 35 feet crown width at maturity) should
be planted approximately 25 feet on cent~
c. Large trees (> 35 feet crown width at maturity) should be planted
approximately 35 feet on center.
d. Generally, trees with narrow crowns (less than 20 feet at maturity)
should be planted at closer spacing while trees which normally
develop broad crowns (> 40 feet at maturity) should be afforded
wider spacing (e.g., 40 to 50 feet on center).
NORTH 40 I JUNE 17, 2.015
SECTION 3.5.1: Specific Plan Area Entry Features:
"These f o u r entry locat ions SHALL,. be desi gned w ith element s ... "
"Entries SHALL have a combination of accent f eatures ... n
r ' K I REVISIONS DESIGN GUIDELINES 3
NBIGHBOiRQQb IDEN I ii I L::_,J
, 1 " ... entry trentmenls and slgnage $.HAb.l-stomlzed to reflect ... 11
"Entry slqnage ot ·these loca1ions fil:IALL, include authentic materials ... 1
3 .~. L S PECIFIC P LAN AREA E!'nRY FEATURES AND IDENTITY
S JG N .~
The four prima r ~ ·en tries into the Specifi c Plan Area a re Lark Avenue
a t 'J\ St red a nd Neigh bo rhood St r ee t, Noddin Ave n u e, a nd Burton
Road a t Lo s Gatos Boulevard
--)~These fo u1 e ntry lo ca ttons ~be design ed with ele ments that
umfy the Specific Pla n Arca with th e Town of Los G a tos, wluJe at the
~ same um e are design ed to reflect the desired tdentity .i nd chara<.tet of
7· the Spec ific Plan Area . Entries sh o uld h ave a co mbinabon of accent
fe atures m clud m g landscaping, tree~, a rchitectural fe atures, signage,
and/o r enhanced p aving.
Since the Specmc Plan Area is striving to be an extension o f the
ad1acent ne ighborhoods and not a tvpk al stttp commerc ial center
a -or residential projec t, the ap p1oach t o the e n t1y treatments and ~.,. s1gnage should be .:u stom ized to r efled tlu& unique new mixed -use
L n eighbo rhood. -7" En try sig nage at these loc.ation~ ~~ indudP. authentll.'. materials -
stone, metal a nd /or wo od m 3 creative and timeless style. Additional
s1gn a ge require ments are provided in Chap te1 2 o f this doc ument.
Applicants sh o uld a lso refer to D ivis ion 3 of the Zo ning Ordinance.
Th e guidelines in this chapter su pplem en t the Sign Ordinance and
a re intended tu provide more detail in regard to good signage design
p rmcip les and community expec tatio n s.
The ad1 acen t images are examp le& of charac ter and materials retlecbve
o f the site's agrarian h1Stury and appropr iate at entJ y locabons to the
North 40 n eighborhood .
NORT H 40 SPECIFIC P LAN
LttgHpdile4· ""' 11.2013
O rchard trees. Authentic s.~ne matmals and elements
reflective of the sites agrarian history.
w.:~~~~-·~z.;,;~~::r~:~ -"~_:41~-~~~--;?_.~~~~:~: ">~--'~\ ~, ...
Co rten Steel on rep urposed wood from historic structure
__ ,, . .:.:· J ~
•• .... I -·· ........... •. • ..~ ......... --• .J ii" -~ I . . . -· ,. ·; •. ·.,,. .. .,.-,_ ::--~ · ;c<J.,_,.. _., .,-. ~-l;··r·~·~ .,__,.-~;:c::L~ :-~ OllTllCT • g_::i~-: ~.;. ~~<; :
' i ";;,'. ~~--
Neighbo rhood entry statement locations.
3 -37
• "¢
-----------------------------------'= I W wwwwwww_. -....--...~ SUGGESTED REVISION: Please consider modifying "Polley C7": 11 Parking Design", in order to minimize the use of "surface parking
lots" on the site. This one change will improve the quality of the project in a number of important ways. Details are provided in this
1 document under the heading, "Underground Parking". If Underground Parking becomes a requirement, "Policy C7" might be
I changed to read: "Underground Parking SHALL BE REQUIRED, with the minimum possible number of surface lots and spaces.
Minimize impacts of surface parking lot s through location, landscape buffers, and structure design."
~ I ;m
4. CIRCULATION AND STREETSCAPE
-c....._~~'..., .... .:..~~-s:w-=~-=---~~-=::j,-~:l._· ~~-=-·~~-:·~=~-:os:::::-...:-.~..-:--. ... ::.~~--~ .. .J: ..
This chapter focuses on pedestrian, bicycle, and vehicular circulation. It
contains Goals and Policies and reet>mmendations for internal street design
as well as L.u k Avenue and Los Gatos Boulevard unprovements. Street
design mcludes right ~of~way d unens1ons and desited street trees (refer to
I andscape Palette provi ded in Chapter 3). sidewalk and outdoox· furnishing
characteristics, pedestrian connections, and transit and bicycle faciliues.
4 .1 CIRCULATION AND STREETSCAPE GOALS -AND P OLICIES
~ To incorporate multimodal solutions to create a walkable neighborllood
while minimizing traffic impacts within and around the North 40 Specific
Plan Area.
Policy C l: Circulation and Connecthity SUGGESTED REVISION
Provide linka~between the S~ific_Plan_Att4~t<-,>,'"'\._-J>A~~
ne ighborhoods with enhanced 12edestna n and vehkulat c1rcwat1on
1mJ,>rovements.
Policy C2: Traffic
Minimize t raffi c impa1.ts through bite design . multhnodal op portunittes.
land us es, the mtens1 ty of development, access, and street and intersectlon
improvem ents.
Policy C3: Park Once Design
Create a pedestrian-friendly "park once" mixed-use district where visitors,
res idents and employees park their vehicle once and walk to vanous
d estinations within the development.
Policy C4: Pedestrian Orientation
Pede strian-oriented design is a high priority throughout the Specific Plan
Area. Make a concerted. effort to ensure the human scale and walkabtltt)• in the
NORTH 40 SPECIFIC PLAN
l.MtMo4Uiod: )lloo 17,2015
Specific Plan Area through mtent10nal ~tesign and ddineahon of pcJestrian
walkways and corridors.
Policy C5: Bicycle Planning
Integrate bicycle facilities and amenities throughout the site. Development
pro1ects shall include multi-mo dal paths, physically separated from vehicle
roadways running from north to south and providing connectivity to
peruneter paths at both the north and wuth end!..
Policy C6: Complete Streets
Encourage us e of "complete street" strategies for Los Gatos Boulevard
and Lark Avenue and primary connectors within the Speetfic Plan Area •
.. Complete Streets" are roadways designed and operated to enable safe,
atttactive, and comfortable access and travel for all users, including
pedestrians, bicyclists, motorists, and publit-transportation users of all ages
and abilities.
Policy C7: ParkinR Desi!Pl
Policy C8: Transit
Work with Santa Clar-.i Valley Transportation Authority (VTA} to locate
transit stogs in central locations accesslble to a ma1outy of the Spedfk Plan
~
Polk~· C9: Connectivity
Connect the Specific Plan Area with Downtmm, commercial <.enters, and
other e mployment centers Via light r.ul transit. bic ycle paths, or trails.
Policy ClO: Streetscape Furnishings
Create a consistent neighborhood identity throughout the Spe<.ific Plan Area
bv coordinating streetscape furnishings such as benches, street lighting, trash
and re<. yclmg containeis, plant er pots .md sign<tge (refer to Neighborhood
Identity section in Chapter 3).
4-1
r l 4 ClRCULATION AND STRBETSCAPE
l J
.-, SECTION 4.5: STREETSCAPE DESIGN: "To create a pedestrian scaled street environment,
storafronts In the commr;:1rclal zone~ SHALL be sited close to the street ... 11
Orcha rJ pli!ntlng w .11°1111! incorporated within the stn oe,l~f.i: tlCJ!g.11.
Street trees, wide sidewalks, and street furnishings create a pedestrian friendly streetscape.
4-4
4.4 STREET I~IPROVEMENTS --Loi; Gatos Boulevatd and Lark A'\'enue unprovements are crucial to
establishing a character and identity for the Specific Plan Area . Enhandn~
these streets with landscaping, landscaped parkways (planting strips) that
buffer sidewalks and multimodal paths from travel lanes and inc.01 porating
the character and charm of the orchard will create a unique neighborhood
identity for the Specific Plan Area and a gateway to Los Gatos. Similar
streetscape treatments will be used on streets within the Specific. Plan Area. in
addition to pedestrian features such as special paVing at crosswalks and street
furniture to further reinforce an image customized fo1 the area .
4.5 STREETSCAPE DESIGN -Carefolly designed and implemented streetscape improvements will enhance
the pedestrian experience Within the Specific Plan Area and encourage
pedestrian activity and movement throughout. Sidewalks will be improved
with amenities su.:.h as street trees, furnishings, pedestrian scale lighting,
curb extensions at intersections and spe"ialized crosswalk paving. Curb
extensions, also known as "bulbouts'~ at key locations will help minimize
pedestrian crossing time and increase safety Ac;cent paVing at crosswalks
will emphasize pedestrian ways and add visual appeal as well as help slow
automobiles . Special paving can also be employed to distinguish areas within
the sidewalk or at building entries.
~ Io create a pedestrian scaled street environment, storefronts in the •~-commei:cial zones ~ be sited close to the street to better define the
street edge. A contmuous storefront experience and attractive walkways will
maxmuze the quality of the pedestrian environment ~:omc \'atiation in front
setbacks 1s en,ouraged to allow for outdoor dimng opportumt1es · lmnging
mten~st .mJ ;tt:ti\'lty to the street i.>d~e.
Stre<>l!l('.ape .u11enit1es wlll help ddh1e .ind unit~· the ne tghborhnod 1denl'ity
along Los Gall's Boule\'ald. Lark Avenu~. an1.i withm tl le Spe..:.1ti;; Plan Ar.:a
(rel"t-r to !'l;eighborhooJ ldt!ntlty o;e~uon m Cnaplt!t J).
NORTH 40 I ]UNE 17, 2015
SECTION 4.,6: INTERSECTION IMPROVEMENTS:
1. "The Los Gatos Boulevard/Samaratin Drive/Burton Road intersection SJjA.l,..k be improved by the first
project developer within the Northern District ... "
2. "A new signalized intersection SHALL be located approximately mid-way between Noddin Avenue .•. "
4.6 INTERSECTION IMPROVEMENTS ...... ... ....... --
The following mter sed1on unprovemenl recommendations are important
to ensure an effi cient flow of traffic. on Lark Avenue, Los Gatos Boulevard,
through the Specifi c. Pl an Area and fo r access to and from the Specific Plan
ArC'u .
._~The Los Gatos Ro ulevard!S:unaritan Duve/Burton Road inter8ection should ~ he im psoved by the fit -st p roject JeveloRer withm the Northern D1stn ctof'ihe
Specshc Plan Area. The improvements sh ould include:'
• Conversion of the exi sting eastbound lane on Burton Road to a
thro ugh/left turn lane
=-~-:.;.::-..:.; REVISIONS I r 4 1
---===--.. ~ l J
• Addition of one dedicated eastbound left turn lane and one
eastbound r ight turn lane o n Burton Road at ws Gatos Boulevard
(mcluding Wi dening Burton Road for abo ut 200 fee t west from Los
Gatos Boulevard).
In tersection improvements ca n Include bulbouts and enhanc ?d pavir.g treatment at crosswalks.
The Noddin Avenue acc.ess point will provide nght-m and right-out access
to Los Gatos Boulevard and left-in access fo1 turnmg left from Lo s Gatos
Boulevard to Noddin Avenue and left to Terreno De Flores A new signalized ~inters ection ~ be located appro'Cimatelv mtd-way between Nodd.in
Avenu e and Bennett Way at the intersec.t ion of Los Gatos Boulevard/
'\ieighho rhood 5tl"!el. The followin g off~s1te inlen-ccllon tmp rovements :.hall
be wmplckd at the Los Gatos Bouk>varJ/Lirk Avenue interse~tion by the ftrst
1ro1ect ch.>veloper:
•
•
Addition of a third eastbound left turn lane on lark Avenue .
Addition of third no rthbounc:l left turn la ne on 1-os Gatos
Boulevard.
NORTH 40 SPBCIPIC PLAN
LaatMcd.lfied:J'4Nl7,lt>t5
4-5
n SECTION 4.7: TRAFFIC CALMING ELEMENTS: r 1 4 CIR.CULATION AND STREBTSCAF1
L.=....J
. "Bulbouts SHAU~ be used to help narrow roads ..• "
... "Canopy trees and planting strips .fili~ be used to help frame the street ••• "
3 . 11
••• on-street parking zones S..l:IAJ • ..__L. be used to help signify a change of ground plane ... 11
~ !!,E V IS I O ~~ Addition of a third westbound lane on Lark Avenue, whidt will
1 operate a..<. a sec:ond righ t tu1 n lane fo1 the State Route 17 on-ramp.
• ~lodif1.:ahon .inc.t re-stnpinE: of intersa.:11011 anJ restrktion of
~rkm~ c\S neec.fo~t
a.£cess lo·~ Streel off of Lark Avenue will btprovide<l \\ith a left-.!!!> !!s!!t-
out ac.cess to the Sp~1fic Plan Area. A Jedtc..akd right-in turn lant! on
!:!!.,k A\·enue lo .1ccc11s ·~A' Strt..-et is optional. A signal 1s not pfanned for this
interM:~tion.
4.7 TRAFFIC CALMING ELEMENTS .....-........ -.
Bulbouts provide pedestrian refuge and increased visibility at street corners while calming traffic.
Traffic calmmg measures are aimed at reducing traffic speeds and increasing
pedestrian connectivity. Some traffic calming elements proposed in the
Specific Plan Area include bulbouts, narrow street sections, street trees and
planting strips, accent paV1ng at crosswalks and intersections, and pervious
paving m on-street parkmg zones.
4-6
~-Bulbouts should be used to help narrow ioaJ. .. and sho1ten the pedestrian ~ crossmg dislanct!'I, whi···l.e implovmg~J?.edestlian visihibtv to motorists .
~ Canopy trees and planllqg stnQs should he used to help frame the street.
!!:!Lrowmg the perceived street wid~ and slowmp; t~
':". Enhanced l?_aY~ in crosS'\\~ at mtersections, mid-block cros..o;Q!gs, and
2!l;.St1eet parking_zonc:!. should be used to help signifv a <..hange of ground
ilane anJ reduce the speed of trafli<..
NORTH 40 I JUNB 17, 2015
4.8 PEDESTRIAN CIRCULATION
In an effort. to implemenl the Spectftc Plan's v1s1on of creaung a pedestrian-
onented neighbo1hood enVil'onment , it is important to establish well
~ <.onnet.ted pedestrian paths, paseos, and sidewalks throughout the Spectfic I ""7"Plan Area. Paseo ~ path~ <Uld "'1ewalks !I!!!.!!!!! lllteroonne<t throughout
tht' site, le-admg to and through plu& and green spaces. This encourages
a vibrant pedestrian envrronment that invites people to waJk and nde their
bic.yd es around the ne1ghbo1hood Integratmg paseos and plu.as mto the
M Northern District will h elp create a sense of place for the district.
~ ! 4 .8 .1 P E DESTRIAN PASEOS AND PATHWAYS
~--A network of paseos and pedest rmn pathwavs ~be mterwoven
~ throughout the North 40 Specific Plan Area to connect the distncts
~ and neighborhoods and also connect to the streets and swrounding I Per imeter Overlay Zone.
j .... -_, .. , ... ~Vegetated pathways withi n the Lark District ~ he desagne~ to
~ weave between the reSldentlal neighborhoods connec.tmg common
I areas. pocket parks, and streets. ! q.. ~--;t>i flhe paseos and pathways within the Transibon District~
~ connec t ..:ourfyard s, plazas, and slleets to the neighborhood
g commercial ateas and to the Lark District neighborhood
r~".1.Within the Nm thern D1stric.t, a senes of paseos should meander
L through the commercial cote, creatmg a comfortable pedestrian
expenence. Paseos will provide many opportunities for outdoor
. dining and storefront shoppmg. A paseo works as a pedestrian .otteet,
REVISIONS 1 fwmshed with benches, tables, street trees, plantett, and may include
focal features, fo untams, and pubhc art
SECTION 4.8: PEDESTRIAN CIRCULATION:
1. "Paseos, paths, and sidewalks SHALL interconnect throughout."
2. "A network of paseos and pathways ~L be interwoven.
3. Vegetated pathways within the Lark District SHAL,L be designed.
4. "The paseos and pathways within the Transition District SHALL .. "
5. Within the Northern District, a series of paseos SHA_Ll. meander ... "
WWW WWWl &.W i •• ,----------..-.--------------------
Pedestrian pathway example (Lark District).
~ .. .,
.,.,;-~
"' 't
~·
--·--
;· I l
... 1
I,
; l
f 1
,~~=:-"~--{ _. _~ ... ?< -~
t:~~· ~-~~ .. ··~.~1.:
r-------.
CIRCULATION AND STRJ!ETSCAPE 4
l J
,, .'f':'.!;\1::~-.
~ .... ~ ~.~'-.... --.. •, '
Figure 4-2 Typical Pathway (Lark District)
4-7
r--i
-~~. C I RCULATION AND STRBETSCAPE ~
" Bicycle lo ckers and bkyde rocks.
• Showers and cloth~ lockt'rs for b1cvcle commuters.
• On-site or walk-accessible employee services (day-care, dry -deaning,
fitness, banking, convenience store).
• On-site and otf-s1te shuttle ~rvices.
Q I TRANSIT STRATE <1,IES
Parking areas are buffered from view by planters and trees.
Los Gatos ts currently served by the Santa Clara Valley Transportation
Authority (VTA) bus service. There are currently two bus stops .ilong Los
Gatos Boulevard adjacent to the Specific Plan Area. Other bus connections
can be made across the street from Burton Road on Samaritan Dr ive within
the Good Samaritan Ho spital area . There is an opport1m1ty to incorporate
addibonal bus stops adjacent to oi within the Specific Plan Area . These stops
could also provide .t future bus connection to the Vasooa Light Rail facilt ty:
SECTION 4.12: PARKING STRATEGIES:
In an effort to create a strong connection between the Specific Plan Area~
Downtown Los Gatos, a trolley set vice could be provided that loops within
the .uea and c.onnects to Downtown and other transit services. 'Ilus type 1. The following parking design and location strategies SHl,LL.
be implemented within the Specific Plan Area to reduce ••. " of se1"1~e would further encou1age the ''park once, shop twice" ideal and
~ce the pedestr1an-onented environment eDVlSlOned tor the Specific Plan.
2 Parking areas SHi~I I. be sufficiently covered and location
strategies ••• " ~
4-10
4.12 PARKING STRATEGIES
REV IS I a N s I ...;;:~.The follow.1.ng parkmg design and location strategies should be implement~
1 within the Specific Plan Area to reduce the dominance of autom,lbiles and
help create a safe: and aesthetically pleasing pedestnan environment.
• Parking areas should be sufficiently buffered from view and tucked
underneath residenbal structures and behind retail and mixed-me
development
r!NO"(E TO TOWN PLANNING: As mentioned previously, it's become clear that a series of Undergrou_n_d_PJi ·kin(
Garages would greatly enhance the quality of life for the residents, as well as for visitors. Requiring that the majority
of parking be underground will increase the amount of available parking, and will allow residential housing to be
spread through the entire 44 acres. Maximizing the amount of parking will ensure that drivers will not be circling the
parking lots endlessly in search of a parking space, and I think it's fair to say that dozens of cars, all idling at the
same time. has a very negative effect on the environment. Underground Parking would address both concerns.
SECTION 4.1~'"PAAKING STRATEGIES: 1
1. "Diagonal parking, 90 degree parking, and or parallel parking s.ti.AL.1. be provided ..• 11
2. "Shared parking and reciprocal access to parking lots JS.:REQUIREO between adjacent ... "
3. "Parking structures St.M~l,._BJ;_,B~QUJBJ;_Q to help minimize the land area dedicated to surface ••• "
I ~ • Diagonal parking, 90 degree parking, and/or parallel parking should
be providoo along the street edge frontmg commercial uses. on intern,tl
streets.
I > • Shared parking and reciprocal access to parking lots is strongly
encouraged between adjacent developments and businesses.
1 "> • Parking structures ~be considered to help minimize lhe land area
ded icated to s urface pa1kmg.
4.1 3 SPECIFIC PLAN AREA CIRCULATION
IMPROVEMENTS
The fo llowing sections depict potential road configurations m the Specific
Plan Ar ea and future improvements to Lark Avenue and Los Gatos Boulevard.
Further detail can be found in the EIR Transportation Impact Analysis.
Key Map
NOl!.TH 40 SPECIFIC PLAN
W~Modlfil4&JUCll!!17,2015
··~\ . ·. ·.· I ~ \: I
\. ~ ...
~\ . ,\\ ~ w "'' ~'jt--I·' --:1 ~ . ---~-~ r: ... ~ ..... ~~··1 -0 ~? .... • .........
-~ ~~~~
,• ~p :: .. ~.
>J.:. ~~
4.13.1 LARK AYENUE
It is anticipated that Lark Avenue will be ilnproved by expanding the
right-of-way into the Spec Uk Plan Atea and ir1corporating a planting
strip, multimodal path, and an orchard themed setbad<. Pedestrian
connections will be strengthened to surrounding 11eighborhoods
with improved crosswalks at intersections and the mult1•nodal path.
Buildings within the Specific Plan Area ·will be set bad< to create an
orchard charac.ter along Lark Avenue (refe1 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 nghl turn lane into South 'X Street. West of '!\ Street
(between 'A Street and Highway 17), Lark Avenue will have one
dedicated right turn lane to northbound Highway 17 on-ramp, on~
through-right turn lane accessing the Highway 17 on-ramp and
allowing through ti affic over Highway 17 budge, and one through
lane ove1 the bridge. There is a 10 foot right-of-way dedication on the
north side of Lark Ave nue. Heading east on Lark Avenue there is a
dedicated left turn lane to access South 'X Street.
A multimodal path designed to Caltrans standards and will be the
designated bike connection along Lark Avenue. Ihe right -of-way is
sized to accommodate future bicycle lanes hy reducmg size of m~dian
and Ian~ widths.
4-11
• "'
r:I 6 PLAN IMPLBMBNTATION, PHASING, AND ADMINISTRATION
L,..,;w
6.5 SP ECIFIC PLAN AMENDMENTS
Atno.'nJments le> th~ Srcdti..: Plan may he init1ate-d hy an individual ~orth
40 proper!~· o\\'Ut'r 01 tht?it Ji:si~nee, or by th..: ·Ibwn. AJJitkmally any
member o t" the public ~an m;tke a request to the Town Coundl for the Town
to cons.iJe t" •ll~ amt.>ndment to tho.' ~orth 40 S~'l!dfo: Pfa11. 'Ihe Dirt"'-"tor of
Communi iy Dewfopmcnt m hist her Jes1gnee is responsible for m.tking the
dekrmin.iLiou of whethe1 ;m amt!nJment to the Speclfk Pla,1 text or map is
nceJnl Amendment pr(lo:t'tlllrt's arc d~rib~J bdow:
• Pmpo·;;.lls to .uuemJ the S~ledtk Phm mtL.;t llt· ac~ompanied br detailed
informatiuu h) document the change ~quired. 1his infi.hmation should
indu,k rt'\'i:it'J Sprdfo: Plan text and a re\·i~J dia{tl.tm, where relevant,
depkling th~ ;tmcmlmcnt r~JUt'Stt'\l
• 1hl· Town ha~ condul·ced a ..:omprdwnsiw an:tl~·sis and invl!skd a
i;i~'l1ili,:am mumnt oi timl' anJ mon"°y ill t i\e prepar.ltion of the Spedfi..:
Plan. t b t·n~fon.'. auy pmp<.'sals I<' amt<nd In~· Sp·.:o,ili.: Pl.u1 must Jocument
the-ne.·d ;or i:ucll .:h.m~~. lht' 'fown and/or applicant -;.hould inJkate
tho.' n:mtt>mk. soda! or lrclrnkal issut's th•ll gener-.ite the· Dl.'eJ to dme nd
the Spt~.:tJic Pian (.osti. jn("Urt'l'J for the amendments shall be the
rei-1'ml~ibility of lhe p;trty requesting the :uncndment.
• Tht· Towu an(l/or npplicam must rnwide an analysis of the amtnJment's
iJnpa.:ts rd.1tl11e to the aJoptetl California Environmt?ntal Quality A..:t
(CEQ,\) do~·umcntation. Derending on the nature of the amendment,
suppl'-"mentill enYironmental analysis may be:' necessary. The need for
su.:h ;ulditionaJ analysis sh;tlJ he dett"rmmed hy the Town of Los Gatos in
accord an..:l" with the Stak C EQA Gwdelmes (Section 15l62).
Amendments require i\Il adYisory recommendation by the Planning
Comnuss1on and approval of the Town C ouncil. Plannmg Commission and
Town Cl)Uncil shall t?'.tch holJ publi.: he;lfings on a proposed Spedfic Plan
amendment, in ac.:ordath:e with Government CoJe Section 65453.
Examples of Specitic Plan amendments include:
• The introdu..:tion of a new land use .designation not contemplated in the
Specific Plan.
• Changes to tht! dn:ulation system or other community facility which
would materially a!fect a planning concept detailed in the Spl>cific Plan.
• Changes or additions to the design guidelines that the Director finds
would alter th~ slated intent of thl" 5.peci.Jk Plan.
• Any d1ange that would result in new signilicant adverse environmental
impacts not previously considered in the CEQA compliance
documentation for the Specific Plan.
• Changes in dimensional standards ex..:ept those permitted through a
Conditional Vst• Permit lhat the Director finds would alter the stated
intent oi the Specific Plan.
QUESTIONS FOREA.. 'NNING DIBEClQr. JO~UJ.SQN :
6-8
1. Is amending the Specific Plan a realistic possibility?
2. If yes, please explain the process for amending the Specific Plan.
3. Can you provide a reason or reasons that might justify amending the SpecHlc Plan?
4. What is the expected time frame between the time that amendments are made to the
Specific Plan and its implementation?
5. If this application is denied by the Town Council, is there a window of opportunity
between the time of the denial and the submission of a new application, where
amendments to the current Specific Plan could be made, and the amended Specific
Plan might then be applied to any new applications?
NORTH 40 I JUNE 17, 20 15