Item 3 - 30 Roberts and 6 ForrestTo:
CDAC 2-10-16
ITEM 3
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory Committee
From: Joel Paulson, Interim Community Development Director 1/
30 Roberts Road and 6 Forrest Avenue Subject:
Conceptual Development Advisory Committee CD-16-002
Requesting review of conceptual plans to demolish an existing multi-family
structure and single-family residence, merge two lots and construct a four unit
condominium building with a below grade parking garage. APN 529-1 0-002 , 003
PROPERTY OWNER/APPLICANT: Taneka LLC
PROJECT PLANNER: Mami Moseley
Date: February I , 2016
Role of the CDAC
The Conceptual Development Advisory Committee 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 need to be addressed during the development review process should the applicant wish to
submit an application. The is s ues identified by the Committee are not intended to be all-inclus ive
and other additional issues may be identified during the formal development rev iew process.
None of the Committee's comments are binding on the Town and in no way are they intended to
indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this memorandum, if an
application is filed , technical analysis would need to be done during the evaluation of the
proposal. In addition, public input is a required and essential component in the development
review process. All applicants are strongly encouraged to hold neighborhood meetings to receive
input as the design of the project evolves should they decide to proceed with the development
revi ew process.
Project Description
The applicant has submitted a conceptual proposal for parcels at 30 Roberts Road and 6 Forrest
Avenue , located on the northeast comer of Forrest Avenue and Rob ert s Road. The site is currently
occupied by one si ngle-family residence (30 Roberts) and one three unit multi-family residence (6
Forrest). The conceptual plan includes the following elements:
• Demolition ofthe existing multi-family and single-family structures.
• Merging two properties zoned R-M:S-12.
• Subdivision to allow four residential condominium units and one common lot.
Conceptual Development Advisory Committee
February 10, 2016
Page2
• Construction of a four unit multi-family residence with below grade parking.
General Plan and Zoning Designation
• General Plan designation: Medium Density Residential
• Surrounding General Plan designations: Medium Density Residential to the north and
west, High Density Residential to the south, and Office Professional to the east
• Zoning designation: R-M:5-12 -Multi-Family Residential, 5-12 units per acre
• Surrounding zoning designations: R-M:12-20 to the south, R-M:S-12 to the north and
west, and O:PD to the east
Existing Conditions/Use
• Project site area: 16,302 gross square feet, 14,520 net square feet
• Location: Northeast comer ofForrestAvenue and Roberts Road
• Surrounding land uses: project site is surrounded by a mix of single and multifamily
uses
• Existing improvements: One single-family residence (30 Roberts) and one three unit
multi-family residence (6 Forrest)
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the Conceptual Development
Advisory Committee (CDAC). Staffhas 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
in this location. If an application is filed, staff will evaluate the technical issues.
1. Applicable General Plan Policies and Land Use Designation
a. LU-1.3
b. LU-6.5
c. LU-6.7
d. LU-6.8
e. CD-1.2
f. CD-1.3
To preserve existing trees, natural vegetation, natural topography, riparian
corridors and wildlife habitats, and promote high quality, well-designed,
environmentally sensitive, and diverse landscaping in new and existing
developments.
The type, density and intensity of new land use shall be consistent with that
of the immediate neighborhood.
Continue to encourage a variety of housing types and sizes that is balanced
throughout the Town and within neighborhoods, and that is also compatible
with the character of the surrounding neighborhood.
New construction shall be compatible and blend with the existing
neighborhood.
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.
Buildings, landscapes, and hardscapes shall follow the natural contours of
the property.
Conceptual Development Advisory Committee
February 10, 2016
Page3
g. CD-1.4
h. CD-7.1
1. CD-7.3
J. HOU-7.1
k. ENV-17.4
1. LU-6.1
m .
Development on all elevations shall be of high quality design and
construction, a positive addition to and compatible with the Town 's
ambiance. Development shall enhance the character and unique identity of
existing commercial and/or residential neighborhoods.
Maximize quality usable open space in all new developments.
All residential development shall include private open space in proportion
to the building size.
Promote the construction of energy efficient new homes utilizing the
Energy Star Homes Program.
Encourage new multi-family construction to include green roofs and
common space for community gardens.
The Housing Element assumes that sites designated medium and high
density will be developed at the upper end of the density range. If the
Town approves a development at a lower density on one of these sites, staff
shall identify one or more other sites to maintain the Town 's capacity to
meet its housing needs as identified in the Housing Element subject to
neighborhood compatibility and mitigation of traffic impacts.
The R-M (multi-family residential) zone applies to areas served by streets
and other public improvements and services which are generally sufficient
to sustain multiple residential development, and where the highest and best
use of the subject property and surrounding properties is multiple
residential. The R-M zone is the major multiple residential zoning district
in the Town and is designed to allow various density ranges with actual
specific density to be determined by the deciding body depending on the
particular characteristics of specific parcels, the uses surrounding them , and
the design of the development proposed.
2. Building Design and Site Layout
Gen e ral
a. Are the massing and height appropriate for the neighborhood?
b. Is the street presence appropriate?
c. Is the proposed density appropriate for the neighborhood?
d. Is the architecture appropriate?
Technical
a. The proposed development plans include area outside the subject property, as a result
the proposed setbacks and improvements for units 3 and 4 must be adjusted
accordingly.
b. What is the proposed floor area for each unit? Is this size compatible with the
immediate neighborhood?
c. Town Code requires community open space in addition to private open space for
residential condominiums, where will thi s be provided?
Conceptual Development Advisory Committee
February 10,2016
Pa ge 4
3. Parking/Circulation/Traffic
General and Technical
a . What is the slope of the proposed garage ramp?
b . The development plans do not include dimensions, will the proposed garages , and
guest parking meet the minimum dimensions and backup required by Town Code?
c. Will the garage be gated? If so , how will guests be able to access garage parking?
d. Multi-family structures of four or more units require compliance with ADA . How will
the required ADA parking and access be provided?
e. The provided letter refers to elevators, how will these be provided?
4. Potential Tree Impacts
Ge neral and Technical
a. Where are the existing trees located on site?
b. Which trees are proposed to remain on site and which trees are proposed for removal?
c. Can the layout be modified to save trees ?
d. For the application, a landscape plan will be required.
Attachments:
1. Location map
2. CDAC application (one page)
3. Applicant's letter (one page)
4 . Conceptual site plans (eight pages)
Distribution :
Taneka LLC , 579 E. Campbell A venue, Campbell, CA 95008
N:IDEVIC DAC'CDAC MEM01Fo rrcst·6.docx
30 Roberts Road and
6 Forrest Avenue
A TTACHMENT 1 1
This Page
Intentionally
Left Blank
--= APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPA
CIVIC CENTER: 110 E . Main St., Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-759
PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
Address of subject property: _,b...:....__Lh_..,~:..cU...,.,_.f;S7'""""'-"'----"/l.:..clk~-±=~-=--3j"'-'o"":-..:.....B=o-=8.=~~/Z'i!_,_,I:5::_____R_v_. __
/ ~·~~ Zoning Bt-1-S f1 "Z..-Site Area 1(, 1 !.\o -t= -APN ________ _
It/ ,~z.o NCr Existing use _____________________________ _
------------------------------------·-·--·~---
BRIEFLY DESCRIBE PROJECT:
4 vt\'t U?Momu,\u .n ' wj ee.\l~v--per\:=.\.~
----------------------------------------------------------------------APPLICANT:
NAME ~~C..~\P\ l-LC.... PHONE: '4cB -48 Z..-50 t:J'-}
ADDRESS DC\ ~-Ce.M-?~LL Avt:•
CITY (d:attllpf$ '(U STATE-=~=·--=-..!_ ____ ZIP 7&0o8
·~~-------------------------------NAME OF PROPERTY OWNER: (If same as above, check here~
NAME ___________________________ PHONE: _____ _
ADDRESS ______________________ ~--------~-----------
CITY --------------STATE -------ZIP--------
I hereby certify that I am the owner of record o e property described in Box #2 above, and that I approve oi the action
requested herein.
MENTFORM
I, the undersigned, fully acknowledge and understand the Conceptual Development Advisory Committee is only an
advisory body and is not empowered by the Town Council or the Planning Commission to render recommendations or decisions
regarding land use issues.
I further understand and acknowledge that any statement by the Committee that a potential land use appears consistent
with Town Policy is not an express or implied approval of a development project. A project may be rejected by the Planning
Commission and/or Town Council for inconsistency with Town policy or for other reasons in the course of the development
review process, including public input.
I further understand and acknowledge t the members of the Conceptual Development Advisory Committee are in no
way bound in their future review of my pro· , b~o t,..this very preliminary state of project development.
SIGNATURE OF OWNER ' L.. DATE \-\ ~ -Zp}~
* *DO NOT WRITE BELOW T IS LINE
APPLICATION No. CD-1 b-({Jr/:J ~
N:IDEV\FORMS\Pianning\2015-16 Forms\CDAC ApplicatiOn. doc
PLPERMIT
PLTRACK
PLANAP
TOTAL FEE
$2,891.00
I 15.64
289.10
$3,295 .74
710112015
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Request for Review
Project Address: 30 Roberts Road & 6 Forest Avenue
Zoning: RM 5-12
4 residential units
RECEIVED
JAN 2 0 2016
TOWN OF LOS GATOS
PLANNING DIVISION
CD-JC-00~
The objective of this project is to create 4 dwelling units that embody the future direction of
luxury housing . This project will deploy solar collectors on the roof to offset energy usage;
include rain-water harvesting system for landscape irrigation needs; include· accessibility on
each floor level with an elevator; mask automobiles storage in a cellar level below the building;
and be constructed of no-maintenance building materials. The Project will achieve LEED rating
of Silver or higher.
The location of the project is within walking distance to downtown shopping & businesses,
schools and parks .
The massing of the building and location of windows will provide protect the privacy of all
residents in and around the building.
The project has been designed to maximize Open Space. Each unit will have generous private
ground floor yards and upper level balconies .
.)
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AREA TABULATION
1. SITE AREA -LOT 1
GROSS AREA :
NET AREA :
2. SITE COVERAGE
= IS,325.40 SQ. FT. (0.351 AC.)
• 14,606.40 SQ. FT. (0.335 AC.)
MAXIMUM ALLOWABLE AND PROPOSED COVERAGE: S,808 SQ. FT. (~0%)
3. PRIVATE OPEN SPACE I UNIT
~
MINIMUM Sl2E/ UNIT
0 GROUND LEVEL:
MINIMUM BALCONY
AND DECK I UNIT:
TOTAL I UNIT (MIN)
4. PARKING
REO\JIBED I PRO'i!DED·
200 SQ. FT.
!,04S SQ. FT.
260 SQ. FT.
1,32S SQ . FT.
12 ON SITE PARKING SPACES
IN PARKING s-rRUCTURE
LOS GATOS CREEKSIDE ESTATES
PROJECT DESCRIPTION
The objective of this project is to create 4 dwelling units
that embody the future direction of luxury housing. This
project will deploy solar collectors on the roof to offset
energy usage; include rain -water harvesting system for
landscape irrigation needs; include accessib ility on each
floor leve l with an elevator; mask automobiles storage in
a cellar level be low the building; and be constructed of
no-maintenance building materials. The Project will
achieve LEED rating of Silver or higher.
The location of the project is within wal ki ng distance to
downtown shopping & businesses, schools and parks .
The massing of the building and location of windows will
provide protect the privacy of all residents in and arou nd
the building.
The project has been design ed to maximize Open Space .
Each unit will have generous private ground floor yards
and upper level balconys.
PROJECT INFORMATION
PROPfRlY
OWNERS
APPUCANT NAME
CONTAcr
PHONE
MAJUNG
ADDRESS
PROJEcr
ADDRESS
SITE AREA
A.P.N.
ZONING
BUILDING
SETBACKS
HEIGHT
EX!STJNG USE
TANEJ<A llC
579 E CAMPBEll AVENUE
CAMPBELL, CA 95008
TANEJ<A llC
CONTAcr: GARY KING
(408) ~62-504-1
579 E CAMPBEll AVENU E
CAMPBELL, CA 9S008
30 ROBERTS ROAD&
6 FORREST AVENUE
LOS GATOS, CA 95032
0.374 AC GROSS (16,302.60 SF)
0.333 AC NET (l~,S20 SF)
529-1 ().002
529-10.003
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FRONT: 2s·-<r
REAR: 2rHr
SIDE: 8'-<r MIN.
SIDE 0 STREET: 2r1 -<r
CEllAR PARKING: 3S'
PROPOSED: 3S'
SINGLE FAMILY DWEWNG
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14. MASTER BATHROOM I
PARKING PLAN
15 . LAUNDRY I
16. BALCONY I '.
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8. PANTRY
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10. BEDROOM
11.BATH
12. MASTER BEDROOM
13. W. I. CLOSET
14. MASTER BATHROOM
15. LAU NDRY
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REVISIONS
FIRST FLOOR
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PROJECT NO : 16616
SHEET NUMBER
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PROJEGNAME
LOS GATOS
CREEKSIDE ESTATES
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
REVISIONS
ON
/"__./
/ ::::----
UP
rn 4. SECOND FLOOR
PLAN
DATE : 1-27-16
SCALE : 1/4" = 1'-0"
DRAWN BY: TS
OtECKED BY : TS
ARCHITECT : TOM SLOAN
PROJECT NO : 16616
SHEET NUMBER
A-5
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PROJECT NAME
LOS GATOS
CREEKSIDE ESTATES
16. 16. 30 ROBE RTS ROAD &
6 FORR EST AVENUE
~-LOS GATOS, CA 95032
Lf REVISIONS
16. 12. 12. 12. 16.
LEGEND
1. ENTRY TERRACE
2. ENTRY
3. HALL
4 . CLOSET
5. FAMILY ROOM
6. DINING AREA
7. KITCHEN
1 ....... .. ..!. .............. ..
ON
I I ................... i ..... .
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ON
·---·-... ----··--·-·· .JI
u c q ............................................ 11
= ON ON
8. PANTRY
9. REAR TERRACE
10. BEDROOM
11. BATH
12. MASTER BEDROOM
13. W. I. CLOSET
14. MASTER BATHROOM
3.
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0
14.
0
14. 3 .
0
3.
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3 . 14. I ~ I
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14.
15. LAUNDRY
16. BALCONY
17. DUMBWAITER
18. MECHANICAL ROOM
19. WINE CELLAR
C) I IX lrl I
I
I
11------{I[X
20. ROOF TERRACE
I
I
I
I THIRD FLOOR
PLAN
I
I
20. I
I
20. 20. 20.
I
I •
I
I DATE : 1·27-16
I SCALE :
I
1/4" = 1'-0"
I DRAWN BY: TS
CHECKED BY : TS
ARCHffiCT : TOM SLOAN
PROJECT NO : 16616
SHEET NUMBER
A-6
§1 ~------------------------------------------------------------------------------------------------------------------------------------------------~
~Top d Roof 34'-6"
~Topol Floor 23'·6"
~Top of Floor 14'.()"
~ Top d Floor 3' -6"
II
PRIVATE OUTDOOR
SPACE
STORAGE
BEDROOM
ENTRY
GARAGE
MASTER
BATHROOM
LAUNDRY
CLOSET
BATH
BATH KITCHEN
MASTER
BEDROOM
FAMILY
ROOM
SECTION A
OUTDOOR
SPACE
Ql
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DESIGN
GROUP
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MflliiOOESIGN GftOI.F. 0
PROJECT NAME
LOS GATOS
CREEKSIDE ESTATES
30 ROBERTS ROAD &
6 FORREST AVENUE
LOS GATOS, CA 95032
REVISIONS
SECTION A
DATE : 1·27-16
SCALE : 1/4" = 1'·0"
DRAWN BY : TS
CHECKED BY : TS
ARCHITECT : TOM SLOAN
PROJECT NO : 16616
SHEET NUM BER
A-7