Item 2 - 16212 Los Gatos BlvdTo:
From:
Subject:
CDAC 8-10-16
ITEM 2-
MEMORANDUM
COMMUNITY DEVELOPMENT DEPARTMENT
Conceptual Development Advisory Committee
Joel Paulson, Community Development Director 1 f
16212 Los Gatos Boulevard
Conceptual Development Advisory Committee CD-16-003
Requesting feedback on three conceptual development proposals for a property
zoned CH. APNs 523-06-010 and -011.
PROPERTY OWNER/APPLICANT: 16212 Los Gatos Blvd., LLC
Date: August 5 , 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 devel opment review process should the
applicant wish to submit an application. The issues identified by the Committee are not intended
to be all-inclusive and other additional issues may be identified during the formal development
review 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 review process.
Project Description
The applicant has submitted three conceptual plans for 16212 Los Gatos Boulevard, a .94 acre
property located on the northeast comer of Los Gatos Boulevard and Shannon Road . This
application is unrelated to the previous proposals that were considered by the CDAC in August
2011 and August 2013. The project site currently contains a commercial building that is occupied
by Artisan Wine Depot. Ke y elements of the proposed project, as listed on the plans submitted,
are as follows :
Conceptual Development Advisory Committee
August 10 , 2016
Page2
• All three proposals are intended to conform to current zoning requirements.
• All three conceptual plans propose a building located along most of the Los Gatos
Boulevard frontage.
• "Scheme 06 " (first sheet of Exhibit 3) includes:
o Two-story structure
o Ground floor commercial (8650 square feet)
o Second floor residential (seven one-bedroom units, 705 square feet each,
6300 square feet total, including hallway)
o 59 surface parking spaces (55-59 spaces required , depending on type of
residential)
o Two driveways
• "Scheme 02 " (Sheet Al.Oa of Exhibit 3) includes :
o One-story structure
o Ground floor retail (11 , 100 square feet)
o 47 surface parking spaces (48 spaces required)
o One driveway (off of Shannon Road)
• "Scheme 01 " (Sheets 1-3 of Exhibit 3) includes:
o Two-story structure
o Ground floor commercial (13,500 square feet)
o Second floor commercial (19,750 square feet)
o 141 parking spaces total, including 40 surface spaces and 101 underground
spaces (142 spaces required)
o One driveway (off of Shannon Road)
Existing General Plan and Zoning Designations
• General Plan designation: Mixed Use Commercial permits a mixture of retail , office, and
residential in a mixed-use setting, along with lodging, service, auto-related businesses,
non-manufacturing industrial uses, recreational uses, and restaurants . Projects developed
under this designation shall maintain the small town, residential scale and natural
envirorunents of adjacent residential neighborhoods, as well as provide prime orientation
to arterial street frontages and proper transitions and buffers to adjacent residential
properties. This designation should never be interpreted to allow development of
independent commercial facilities with principal frontage on the side streets.
• Surrounding General Plan designations : Mixed Use Commercial across Los Gatos
Boulevard and Shannon Road to the west and south, Mixed Use Commercial and Low
Density Residential to the north, Low Density residential to the east.
• Zoning designation: CH (Restricted Highway Commercial)
• Surrounding zoning designations : CHand CH:PD to the west across Los Gatos
Boulevard, C-1 to the south across Shannon Road, R-1 :8 to the east, and 0 and R-1 :8 to
the north.
Conceptual Development Advisory Committee
August 1 0, 2016
Page 3
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the Conceptual Development
Adv isory 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-1.1 Encourage developers to engage in discussions as early as possible regarding
the nature and scope of the project and possible impacts and mitigation
requirements.
b . 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.
c. LU-1.4 Infill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to existing scale and character of surrounding
structures, and should blend rather than compete with the established
character of the area .
d. 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.
e . LU-6.3
f . LU-6.5
g. LU-6.7
h . LU-6.8
1. LU-7.3
Protect existing residential areas from adjacent non-residential uses by
assuring that buffers are developed and maintained.
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.
Infill projects shall contribute to the further development of the surrounding
neighborhood (e.g. improve circulation, contribute to or provide neighborhood
unity, eliminate a blighted area) and shall not detract from the existing quality
of life.
J. LU-7.4 Infill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to existing scale and character of surrounding
structures, and should blend rather than compete with the established
character of the area.
k. LU-9.6 Encourage deve lopment that maintains and expands resident-oriented services
and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
I. LU-9.9 Buffers shall be required as conditions of appro val for non-residential projects
that are adjacent to residential areas and may consist of landscaping, sound
Conceptual Development Advisory Committee
August 10, 2016
Page4
barriers, building setbacks, or open space.
2. Use
General
a. Based on the conceptual plans and if the proposal meets all of the development
standards in the Town Code, the proposals would require an Architecture and Site
Application and potentially a Conditional Use Permit (for a new office building or for
the mixed use proposal).
b . The deciding body would likely be the Planning Commission with potential appeal to
the Town Council.
c. Which proposed use is the best fit for this location?
3. Building Design and Site Layout
General
a. Which building plan is most likely to project a small town image?
b. Which building is most proportional to the surrounding buildings?
c. Does the building design provide a pedestrian friendly orientation?
d. How does the building orient to Los Gatos Boulevard?
Technical
a. What do the existing site improvements look like?
b . What is the proposed height of the structure?
c. What kind of over excavation would be required in order to construct the below grade
parking garage? Could they potentially impact Town Right of Way or adjacent
properties?
d. How many cubic yards of dirt will be affected with the project's construction?
e. Does the layout allow utilities, meters, etc. to be screened from view?
f. Does the design allow roof top equipment to be screened from view?
g. Will the design incorporate sustainable building design and be eligible for LEED
certification?
4. Parking/Circulation/Traffic
General
a. Location of vehicular access.
b. Does the proposal provide adequate pedestrian access and circulation?
Technical
a. A traffic analysis is required and depending on the results, additional studies may be
needed.
b. Does the plan incorporate access and turnarounds for fire and other service vehicles?
c. The proposal will be required to comply with the Town's parking development
standards including : double striping, landscaping, and continuous curbs.
Conceptual Development Advisory Committee
August 10, 2016
PageS
5 . Potential Tree Impacts
General and Technical
a. Which trees are proposed to remain on site and which trees are proposed for removal?
b. Can the layout be modified to save trees?
c. For the application, a landscape plan will be required .
Attachments:
1. Location map (one page)
2 . CDAC application (one page)
3. Conceptual Plans (five sheets)
Distribution:
16212 Los Gatos Blvd, LLC/Scott Plautz, 101 S. Santa Cruz Avenue #1090, Los Gatos, CA 95031
N:\DEV\CDAC\CDAC MEMO\LGB 1621 2-20 16 .docx
16212 Los Gatos Boulevard
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APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT Af)VISORY CO ..... -.~
TOWN OF LOS GATOS -COMMUNITY DEVELOPMENT DEPARTME
CIYIC CENTER: 110 E. Main St., Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-7593
-------------·--------------------------------~~------------~~~~-----------
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NAME OF PROPERTY OWNER: (II same as above, ch~ck here tv' .,
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CITY ---------------
ox #2 above, and that r approve of the action
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 peiential land use apJ>ears 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 fwiher understand and acknowledge tha "The members of the C nceptual Development Advisory Committee are in no
way bound in their future review of my projec their comments at 's e_ry preliminary state of project development.
SIGNATURE OF OWNER ---+-~:....=.....L.--¥--=----t--\::;.L-=-----'DATE --::£·L i az ]c,.j ~
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TOTAL FEE
$2,966.00
118.64
296.60
$3,381.24
7101/2016
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