Item 2 - 15860 15880 15894 Winchester BlvdTo:
From:
Subject:
CDAC 1-13-16
ITEM2
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory Committee
Joel Paulson, Interim Community Development Director·1/
15860, 158 80, and 15894 Winchester Boulevard
Conceptual Development Advisory Committee CD-15-008
Requesting review of conceptual plans to merge four properties zoned 0 , to
demolish three existing single family residences , and to construct a new two story
office building with below grade and at grade parking APN 529-11-013, 038, 039,
040.
PROPERTY OWNER: South Beach Partners LLC/ Cumulus Capital Holdings
LLC
APPLICANT: Valley Oak Partners c/o Doug Rich
PROJ ECT PLANNER: Marni Moseley
Date: January 5, 2016
Role of the CDAC
The Conceptual Deve lopment Advisory Committee (C DA C) advises a prospective applicant on
the overall consistency of a project with Town policies prior to submitting a formal application
and investing in the development review process . The Committee also endeavors to identify the
potential issues that will n ee d to be addressed during the d evelopment review process should the
a pplicant wish to s ubmit an app lication. The iss ue s identified by the Committee are not intended
to be all-inclusive and other additional issues may be identified during the formal dev e lopment
review process .
None of the Committee's comments are binding on the Town and in no way are the y intended to
indicate whether the project will be received favorably by the various review bodies tha t are
charged with evaluating and deciding the application. As noted in this memorandum, if an
a pplication is filed , technical analysis would need to be done in the evaluation of the proposal. In
addition, public input is a re quired and essential component in the development review process .
All appli cants are strongly encouraged to hold neighborhood meetings to receive input as the
design of the project evolves should they decide to procee d with the development r ev iew process .
Background
T he subject site contains four separate parcels . One is currently vacant and the other three contain
single family residences. An application for this site was considered previous ly by the C DAC with
a conceptual proposal to construct 13 new single family residences . The main concerns from the
Conceptual Development Advisory Committee
January I 3, 2016
Page 2
committee included density and lack of parking.
Project Description
The applicant has submitted conceptual plans to:
• merge the four parcels;
• demolish the three existing residences; and
• construct a new two story 32,543-square foot office building with below grade and at
grade parking.
Existing General Plan and Zoning Designations
• General Plan designation: Office Professional
• Surrounding General Plan designations: Office Professional to the north. Medium Density
Residential (5-12 units per acre) to the south. Low Density Residential to the west. Service
Commercial and Office Professional to the east.
• Zoning designation: 0 -Office
• Surrounding zoning designations: 0 -Office to the north, south and west. LM -Limited
Manufacturing to the east.
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the CDAC . Staff has not
reached conclusions on these topics and is identifying them to help frame the discussion and to
solicit input. The main question for the CDAC is whether or not the applicant's concept for the
project creates . a high quality plan appropriate for Los Gatos. If the application is filed , staff would
evaluate the technical issues. ·
1. Applicable General Plan Policies
a. LU-1.2 Ensure that new development preserves and promotes existing commercial
centers consistent with the maintenance of a small-scale, small-town
atmosphere and image.
b. LU-1.8 Commercial development of any type (office, retail, research and development,
etc.) shall be designed in keeping with the small-town character of Los Gatos.
c. LU-6.3 Protect existing residential areas from adjacent non-residential uses by assuring
that buffers are developed and maintained.
d. LU-9.6 Encourage development that maintains and expands resident-oriented services
and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
e . LU-9 .9 Buffers shall be required as conditions of approval for non-residential projects
that are adjacent to residential areas and may consist oflandscaping, sound
barriers, building setbacks, or open space.
f. CD-1 .1 Building elements shall be in proportion with those traditionally in the
neighborhood.
Conceptual Development Advisory Committee
January 13 ,2016
Page 3
g. CD-1.2 New structures, remodels, landscapes, and hardscapes shall be designed to
harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
h . CD-3.7 Roof mounted mechanical equipment shall be screened and such screening
shall be considered as part of the structure for height limitations.
1. TRA-6.5 Require bicycle parking in private parking lots, and provide bicycle parking in
all public lots in the Downtown.
J. TRA-9.5 Alternative transportation means shall be required whenever the traffic
generated by a development would result in a significant increase in air
pollution, traffic congestion, or noise .
2. Use
General
a. The commercial office use is allowed under the General Plan and zoning designations .
b. Based on the current project description and if the proposal meets all of the development
standards in the Town Code, the proposal would require an Architecture and Site
Application.
c. The deciding body is the Planning Commission with potential appeal to the Town
Council.
d. The demolition of the single family residences without replacement would reduce the
Town 's housing stock.
e. What kind of office uses are proposed? Medical office or other high traffic generators
could impact both parking and traffic for the project.
3. Building Design and Site Layout
General
a. The proposal requires demolition of three single-family residences without replacement.
One of the residences is historic but was recommended for demolition by the Historic
Preservation Committee in 2012.
b. Does the building design project a small town image?
c. Is the building proportional to the surrounding buildings?
d . Does the building design provide a pedestrian and bicycle friendly orientation?
Technical
a. What is the topography of the site?
b. How many cubic feet of dirt will be affected with the project's construction?
c. Does the layout allow utilities, meters , etc. to be screened from view?
d. Will the mechanical equipment be screened appropriately? Are the proposed recessed
areas large enough and in the right location to accommodate all the mechanical
equipment required for this size of a building.
e. Will the design incorporate sustainable building design and be eligible for LEED
certification?
Conceptual Development Advisory Committee
January 13, 2016
Page4
4. Parking/Circulation/Traffic
General
a. Required parking spaces cannot be tandem or located within any required yard along a
street.
b. The proposed square footage requires 139 parking spaces and only 138 are provided
(including the tandem spaces).
c. Will any other modes of transportation be encouraged and if so how?
Technical
a. The Town Code strongly discourages dead end parking lanes, both the at grade parking
and the subterranean parking incorporate dead end parking with limited maneuvering
areas.
b. Town Code requires continuous curbs rather than wheel stops.
c. A traffic study would be required.
d. Traffic mitigation fees will be required.
5. Potential Tree Impacts
General and Technical
a. Which trees are proposed to remain on site and which trees are proposed for removal?
b. The grading required for the proposed improvements will most likely make retention of
the trees onsite difficult. Tree size, type, and canopy will need to be shown on future
applications .
c. A landscape and lighting plan will be required with the application.
Attachments:
1. Location map (one page)
2. CDAC application (one page)
3. Applicant's letter (two pages)
4 . Conceptual Plans (15 pages)
Distribution:
Valley Oak Partners c/o Doug Rich, 734 The Alameda , San Jose, CA 95126
South Beach Partners, 125 South Market Street, Suite 1250, San Jose CA 95113
N :\DEV\C DAC\C DAC MEMO\ 15860-15884 Winchester·l·l3·16.docx
15860, 15880 and 15894
Winchester Boulevard
ATTACHMENT 1
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APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPARTM T p A 1 0
CIVIC CENTER: 110 E . Main St., Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-7593 DEC 1 5 201 5
PL EASE TYPE O R PRI NT CLEARLY TOWN OF LOS GATOS
PROPERTY DETAIL:
Addressof subjectpropert y: /5ft,o 1 /)IFD ,/S 'ttY M:c.~fcr 7.3/u/
Zon in g 6/X'~ • Si te Area J. )( lffC~S. APN ,2f-//-D/"~,o'!l~.o}f~OI../O
Ex ist ing use g< $t ·c~y b -.. { ~'"a I(. ~-·~ c4:.~,/.c..J r •
BRJEFLY I>ESCRJBE PROJECT:
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APPLICANT:
NAME '0tlftZJO~Ic.. e.,.t"c.f~ -'b.,JJ 7<:c.L.. PHONE: ¥ap .<Pd.. Dff.>"
ADDRESS 7 J '{ 7tc.. /lt.thJS
CITY ~ =:)OX-STATE---'C4:~ ____ ZIP 1t" [5/<~
I, the undersigned , fu ll y acknowledge and und erstand the Conceptual De ve lo pmen t Advisory Co mm ittee is only an
adv isory bo dy and is not emp owered by the Town Co un cil or th e Planning Co mmi ss ion to re nde r recomme ndati ons or dec isions
regarding land use issues.
I furth er und erstand and acknowledge that an y statem ent by the Co mmittee that a potenti al land use appears consistent
with Town Policy is not an express or implied appro val of a development project. A project may be rejec ted by the Planning
Co mm issio n and/o r Tow n Co un cil to r inconsistency with Town policy or for other rea sons in the cou rse of th e development
review process , including public inpu t.
I furth e r und erstand and acknowledge that the members of th e Concep tual Development Adviso ry Com mi ttee are in no
way bound in their future review of my projec;}!")P~h co s at this ve ry preliminary state of project deve lopment.
SIGNATURE OF OWNE ~ J I> ATE 12/8/2015
* * DO NOT WRITE BELO THIS LINE
APPLIC ATION No. C:.lJ -j 5-00%
N :IDEVIFORMSIPianning\2015·16 Forms\COAC Applicalion do<;
PLP ERM IT
PL TRACK
PLANAP
TOTAL FEE
$2 ,891 .00
115.64
289.10
$3 ,295 .74
710112015
ATTACHMENT 2
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December 15 , 2015
Community Development Department
Town of Los Gatos
110 E. Main St.
Los Gatos, CA 95030
RE: Review by CDAC
15860, 15880 & 15894 Winchester Blvd. (APN 529-11-13, -38 ,-39,-40)
Property Overview
IJE C I J 7015
T -:' ·!OF LOS GATOS
pJ--,~l\l i!·~G OIVISIOI'-!
The property, located at the intersection of Winchester Blvd and Shelburne Way , consists of four
parcels totaling approximately 1.3 acres. Current land use consists of three residential home s and
accessory structures. One of the homes is a pre-1941 building. However, the Historical
Preservation Committee found that the building is not historically significant and recommended
approval of the request to demolish all structures on the property. The property is currently
de signated in the General Plan as Office Professional and zoned Office. The immediately
adjacent neighboring properties include multi-family residential to the so uth, the Los Gatos Dog
& Cat Hospital to the east, medical office across Winchester Blvd to the west, and single family
detached across Shelburne to the north. The property topography includes approximately 10 feet
of fall froin Winchester Blvd down to the eas tern property line adjacent to the Dog & Cat
Hospital.
Summary of Proposal
The proposed project is for an approximately 32,500 square foot two-story office building.
The two-story office building is consistent in massing and scale with the existing streetscape of
Park Hillview Apartments and University Oaks multi-family homes. The architecture utili zes
similar low profile rooflines and natural materials, while providing a refreshed look similar to
recent Los Gatos developments such as the Los Gatos library. Large glass openings complete the
design while providing plenty of natural light and views of the hills to the east.
Parking is provide d through 41 at-grade parking stalls and 97 subterranean parking stalls for a
total of 138 stalls equating to 1 stall per every 235 square feet of gross floor area. The
subterranean parking takes advantage of the natural slope topography of the site. At-grade
parking is accessed from Winchester Blvd and s ubterranean parking is accessed via Shelburne
Way . The subterranean parking would be gated.
The proposed office building has been sited to take advantage of existing tree vegetation, while
addressing sensitivity to existing neighbors . Existing trees will be retained along Winchester
Blvd, Shelburne Way and the eastern property line providing a strong visual buffer. A 40-foot
734 The Alameda
San Jose. CA 95126
ww" 'alleyoakpartners com
ATTACHMENT 3
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setback to Winchester Blvd provides space for a landscape garden to enhance the natural
neighborhood ambience. In addition, the building provides a 77-foot setback to the existing
multi-family homes adjacent to the property to the south and a 68-foot setback to the Dog & Cat
Hospital to the east.
We look forward to meeting with you and appreciate your feedback on the proposed project.
Sincerely ,
Doug Rich
734 The A lameda
San Jose, C A 95 126
www valleyoakpartne rs.com
SITE
CA 17 FWYWINCHESTER BLVDSHELBURNE WAY
500’ 1500’ 2500’NCENTRAL BUSINESS DISTRICT
SHEET INDEX:
G0.0 Data Sheet
SP1.0 Site Location
SP2.0 Site Context
SP3.0 General Plan Land Use
SP4.0 Proposed Site Plan
A1.0 Site Plan - Subterranean Parking
A1.1 Site Plan - Ground Floor
A1.2 Site Plan - Second floor
A2.0 Site Section
IM1.0 Perspective - Aerial View
IM1.1 Perspective - Aerial View
IM1.2 Perspective
IM1.3 Perspective
IM1.4 Perspective
IM1.5 Perspective
PROPERTY INFORMATION:
15860, 15880, 15894
Winchester Blvd, Los Gatos, CA
APN: 529-11-013, -038, -039 and -040
Proposed Land Use: Office
PROPOSED LAND USE:
Existing Land Use: Residential
Proposed Land Use: Office
Existing Zoning: O - Office
Gross Acreage: 1.31 Acres
PROJECT TEAM:
APPLICANT:
VALLEY OAK PARTNERS, LLC
734 The Alameda
San Jose, CA 95126
Contact: DOUG RICH
Phone: 408.282.0995
ARCHITECT/PLANNER:
STUDIO T-SQ, INC.
304 12th Street, Suite 2A
Oakland, CA 94607
Contact: CHEK TANG / CHRIS LEE
Phone: 510.451.2850
STRUCTURAL ENGINEER:
SW Structural, Inc.
17582 San Benito Way,
Los Gatos, CA 95030
Contact: STEVE F. WADE
Phone: 408.399.0623
CIVIL ENGINEER:
BKF Engineers
1650 Technology Drive, Suite 650
San Jose, CA 95110
Contact: SCOTT SCHORK
Phone: 408.467.9126
LANDSCAPE ARCHITECT:
GATES + ASSOCIATES
2671 Crow Canyon Road
San Ramon, CA 94583
Contact: TOM NASH
Phone: 925.736.8176 x227
VICINITY MAP:
WINCHESTER BLVD. OFFICE - LOS GATOS, CA
December 3, 2015 - CDAC Submittal G0.0
Data Sheet
SANTA CLARA COUNTY
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Commercial on Winchester Blvd Existing Site and Frontage Adjacent Multi-Family Residential Apartments on N Santa Cruz Ave
COMMERCIAL / SFD DOG & CAT HOSPITAL AUTO BODY SHOP ON SHELBURNE
SP2.0
SITE CONTEXT
OFFICE PROFESSIONAL ZONE
GENERAL PLAN LAND USE
SP3.0
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