Item 3 - 16100 Greenridge TerConceptual Development Advisory Committee
August 5, 2016
Page2
• Subdivision of one lot into eight lots
• Existing Tree Canopy with Schematic Building Plans
• LRDAStudy
• Conceptual Master Plan
• Circulation
• Existing Boundary and Easements Plan
• Preliminary Site Plan
• Preliminary Grading and Drainage Plan
• Preliminary Utility Plan
• Slope Density Analysis and Existing Topography
Surrounding Land Uses, Existing General Plan and Zoning Designations
• The property is surrounded by single-family residential uses at varying low densities.
• General Plan designation: Hillside Residential. The Hillside Residential designation
provides for very low density, rural, large lot or cluster, and single-family residential
development. This designation allows for development that is compatible with the unique
mountainous terrain and vegetation of parts of Los Gatos.
• Surrounding General Plan designations: Hillside Residential to the south, west, and north,
and Agriculture to the east.
• Zoning designation: HR-2%-Hillside Residential, 2Y2 to 10 acres for each dwelling
unit.
• Surrounding zoning designations: HR-2 Y2 PO to the west, HR-2 Y2 and HR-5 Prezone to
the south, HR-1 to the north, and RC to the east.
Applicable General Plan Policies
a . LU-6.5 The type, density, and intensity of new land use shall be consistent with
that of the immediate neighborhood.
b. LU-6.7 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.
c. LU-6.8 New construction shall be compatible and blend with the existing
neighborhood.
d. CD-2.3 A maximum total floor area for new subdivisions and planned
developments shall be set as part of the approval process.
e. CD-4.1 Preserve the Town's distinctive and unique environment by preserving and
maintaining the natural topography, wildlife, and native vegetation, and by mitigating
and reversing the harmful effects of traffic congestion, pollution, and environmental
degradation on the Town's urban landscape.
f. CD-4.3 Trees that are protected under the Town's Tree Preservation Ordinance, as
well as existing native, heritage, and specimen trees should be preserved and protected
as part of any development proposal.
g. CD-6.4 New homes shall be sited to maximize privacy, livability, protection of
natural plant and wildlife habitats and migration corridors, and adequate solar access
Conceptual Development Advisory Committee
August 5, 2016
Page 3
and wind conditions . Siting should take advantage of scenic views but should not
create significant ecological or visual impacts affecting open spaces, public places, or
other properties.
h . CD-14.1 Minimize development and preserve and enhance the rural atmosphere and
natural plant and wildlife habitats in the hillsides.
1. CD-14.4 Projection above the ridge view protection line is prohibited. All building
plans shall indicate height in relationship to the ridge view protection line when
viewed from specific vantage points and the valley floor.
J. CD-15 .5 Review all development proposals to ensure appropriate grading and
landscaping and minimal disruption of existing native plants and wildlife habitat.
Potential Considerations and Issues
The following is a brief list of issues and topics for consideration by the Conceptual Development
Advi sory Committee (CDAC). Staff has not reached conclusions on these topics and provided
them to help frame the discussion and to solicit input. The applicant has responded to many of
the questions asked by the CDAC at the December 9, 2015 CDAC (Exhibit 4). 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 , staffwould evaluate technical issues.
1. Lot Layout
Gene ral
a. Appropriateness ofthe site layout.
b. How does the project propose to protect creeks, ridgelines, stands of trees, scenic
views, hazardous areas, and trails?
c. Number of lots.
d .
e.
f.
Are potential building envelopes appropriate?
Hillside subdivisions are required to provide open space through dedication or
easement. Where would open space be provided within the development?
Compatibility of the site layout and lot pattern with the surrounding properties.
Technical
g. The proposed density shall comply with the Hillside Specific Plan (HSP) Subarea
density.
h. Proposed lot sizes. Do they meet the slope density calculation 's minimum lot si z e
required by Town Code and the Hillside Development Standards and Guidelines
(HDS&G)?
1. Do the potential building sites avoid geologic hazards?
J. Least Restrictive Development Area (LRDA) should be identified on the plans to
include elements identified in HDS&G including trees , geologic constraints, and
significant ridgelines?
k . Does the project conserve natural features such as topography, natural drainage, and
wildlife corridors?
1. Does the project maintain the rural , natural, open space character of the hillside?
m. Will the project impact special-status plant and wildlife species?
Conceptual Development Advisory Committee
August 5, 2016
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n. Would necessary cut, fill, and wall heights meet the limitations within the HDS&G?
2. Visibility
Gen eral
a . The southern edge of the project is part of the Blossom Hill Ridgeline identified in the
HDS&G.
b. The Blossom Hill Open Space Study identifies High Visibility Slopes and High
Visibility Ridgelines on the subject property.
Technical
c. The HSP prohibits new construction above the natural ridgeline.
d. The HSP prohibits multi-story structures at the ridgeline.
e. Will the structures be visible from viewing platforms?
f. Will new structures avoid interfering with the natural ridge silhouette as viewed from
the valley floor?
3. Parking/Circulation/Traffic
General
a. Adequacy of access and driveway turnarounds for service vehicles, specifically fire
service vehicles.
b . Is the proposed access from Santella Drive appropriate?
c . A traffic analysis will determine whether a traffic study will be required.
Technical
d . Does the proposed access meet Town access requirements? Are the roads and
driveways in the LRDA?
e . Would the driveway slopes exceed the limit in the HDS&G?
f. The HSP prohibits access roads that result in excessive grading. Would access and
driveways require excessive grading?
g. Would any of the cui-de-sacs exceed 800 feet in length?
h. Does the project provide trails and comply with Town and County trail plans?
1. Will parking for guest vehicles be provided?
4 . Potential Tree Impacts
Ge neral
a. Would potential building sites be located to avoid tree impacts?
Technical
b. The HSP prohibits access roads that result in excessive tree removal. Would potential
driveways be located to avoid tree impacts?
c . Do underground electrical and telephone utility lines impact tree?
d. Do the water and sanitary sewer lines impact trees?
Conceptual Development Advisory Committee
August 5, 2016
Page 5
5. Other
Technical
a. The project would be subject to a Below Market Program (BMP) requirements.
b. How will the project provide adequate water supply for fire suppression?
c. The project would be ev aluated for utilities , stormwater management, and other
engineering considerations .
Attachments:
1. Location Map (one page)
2. December 9, 2015 CDAC Minutes (three pages)
3 . CDAC application (one page)
4. Applicant's letter (one page)
5. Property Photos (nine pages)
6 . Preliminary Plans (six pages)
Distribution:
Kohlsaat and Associates, Inc. 51 University Ave., Suite L, Los Gatos , CA 95030
Emerald Lake Investments LLC , 11945 Lambert , Tustin , CA 92782
N :\D EV\C DAC\C DAC MEMO\Greenridge 161 00_2016-08 -IO.d ocx
16100 Greenridge Terrace
ATTACHMENT 1
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TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6874
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL
DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR
DECEMBER 9, 2015, HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110
EAST MAI N STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 4:30P.M.
ATTENDANCE
Members Present:
Barbara Spector
Marcia Jensen
Mary Badame
Thomas O 'Donnell
Absences:
Kendra Burch
Staff Present: Laurel Prevetti, Town Manager
Joel Paulson, Planning Manager
Mami Moseley, Associate Planner
Jocelyn Puga, Assistant Planner
Applicants Present: Sandy Harris (Item I)
Skip Spiering (Item 1)
Patrick Jerry (Item 2)
Mark Lazzarini (Item 2)
ITEM 1: 16100 Greenridge Terrace
Conceptual Development Advisory Committee CD-15-007
Requesting review of conceptual plans to remove the property from HR-2 Y2 to H R -
2Y2:PD and to subdivide into eight lots. APN 527-12-002.
PROPERTY OWNER: Emerald Lake Investments, LLC
APPLICANT: Mark Hirth
PROJECT PLANNER : Mami Moseley
CDAC Comments:
• Can the properties be clustered?
• Does the current plan comply with the current Planned Development Ordinance?
• Where are the potential building sites for each lot , it is unclear if there is sufficient area
within the Least Restrictive Development Area (LRDA) for individual home sites.
• Tree canopy must be taken into account to better determine the LRDA .
• Will the site be accessed from Santella or Greenridge Terrace?
IATTACHMENT 2
Conceptual Development Advisory Committee
December 9 , 2015
Page 2 of3
• The site will require sensitive evaluation given the trees, slopes and ridge lines.
• It looks like too many homes given the slopes on the property.
• Primary concerns will be trees, driveways to access the potential building sites, grading
and compliance with the Town 's Hillside Development Standards and Guidelines
(HDS&G).
• The information provided is not sufficient to determine if the number oflots proposed is
appropriate.
• It's unclear from the information provided if the proposed development could comply
with the Town's PO Ordinance, HDS&G particularly relating to grading, and visibility of
homes.
• The Town is in the process of amending the PO Ordinance, the HDS&G, as well as , the
Grading Ordinance. These changes will most likely affect this application.
Comments from the Public:
• Would an EIR be required?
• Grecnridge Terrace is a private road and the existing agreement would only pern1it one
residence to access from Greenridge Terrace.
• Were the roads included in the slope density and lot areas? Its unclear based on this if the
slope density calculation and proposed lots would conform.
• How does the proposal comply with the Blossom Hill Open Space Study?
ITEM 2: 15565 Camino Del Cerro
Conceptual Development Advisory Committee CD-15-006
Requesting review of conceptual plans to subdivide a 1.2 acre lot into lour lots on
property zoned R-1 :8. APN 523-23-094.
PROPERTY OWNER : Allen Kawasaki, Trustee
APPLICANT: DAL Properties, LLC
PROJECT PLANNER: Jocelyn Puga
CDAC Comments:
• Currently, there is no traffic on the street. Could this be a potential problem?
• The number of two-story homes on all four lots and the design of the cul-de-sac are some
concerns.
• The design of the cul-de-sac should be more consistent with the neighborhood.
• If they changed the length of the driveways, there could be more open space and more
trees. Also, it might comply better with the rules and setbacks.
• Reduce the lots from four to three. This will eliminate a lot of the CDAC's concerns.
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K9M L_SA _A_T
& A S 50 C I A .,-. E S
A RC HI T E C T U RE
Conceptual Development Advisory Committee
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Re: The Vistas of Los Gatos, 16100 Greenridge Terrace
A Proposed 8 Lot Subdivision by Emerald Lake Investments, LLC
Dear Members of the CDAC:
July 19,2016
RECEIVED
JUL 2 0 2016
TOWN OF LOS GATOS
PLANNING DIVISION
( '{)~ lb-QQL(
On behalf of Jim and Nicole Stepanian of Emerald lake Investments, LLC, Civil Engineering firm
Hanna Brunetti and David Fox, Landscape Architect, I am pleased to present this project to the Town
of Los Gatos . The proposed project seeks a PD zone change and Tentative Map for 8 residential lots.
This project was last heard by the CDAC December 9, 2015. Since then, a new design team has been
put in place with a fresh perspective.
DESCRIPTION OF PROPOSED WORK:
• The lot configurations have been altered from the previous layout. Careful attention was
given to size and shape of each lot as well as limiting easements/roads that divide individual
parcels.
• All 8 building envelopes are located within the LRDA (graphically illustrated on Sheet L2); a
relatively small number of trees will be required to be removed for 4 of the 8 home sites,
many of which have suffered long term damage from earlier cuts and retaining walls
(graphically illustrated on Sheet Ll).
• The proposed subdivision meets all the slope density requirements for 8 lots (See Sheet 6 of
the Civil plans)
• Each lot is equal to or greater than 25 acres (See table Sheet 1 of the Civil plans). In
addition, two Open Space parcels are proposed equaling roughly 5 acres in area.
• All proposed roads and access drives already exist in their rough state, including existing
retaining walls (most are failing and need to be repaired but only minimal excavation is
required to do so). Only slight modifications to some of the slopes are needed to make them
comply. This greatly minimizes the impact on the property for infrastructure improvements .
• The main road will be an extension of Santella Drive and meets all Town Standards. It will
terminate in a cul-de-sac. Parcels 3, 4 , 5 and 6 are accessed from the main road . Parcel 2 will
have a private driveway from the bulb, with a firetruck turnaround at the building pad
(graphically illustrated on Sheet lA).
• Parcels 7 and 8 will be reached via a separate shared private driveway along the western
portion of the tract.
• Parcel 1 will have sole access from Greenridge Terrace; no other parcels will have access to
Greenridge Terrace.
• Building pads for Lots 3-7 are grouped together to minimize infrastructure costs and impacts
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408 .395-2555
~TTACHMENT 4
The Vistas ofLos Gatos, 16100 Greenridge Terrace , Page 2 of2
• Building pads/envelopes have been studied through preliminary architectural and site
planning . Each parcel can accommodate a 6,000 sf residence with a 3 car garage.
• 7 of the 8 pads have outstanding views to the valley, hills and beyond.
• The home sites for Lots 3, 4 , 5 and 6 are situated so even a two story house can be designed
in a way that it wouldn't extend above the ridge line . Only the house on Lot 4 might need to
incorporate flat roofs, but with contemporary design this is the norm.
• None of the homes would be visible from any of the primary viewing platforms . AH lots
could be developed with the HDS&G in mind without radical grading and/or designs.
• The existing unimproved fire roads might provide an excellent trail system for local residents
and we are studying methods to incorporate easements to access the bulk of the property.
The design team believes this proposal answers many if not all of the CDAC's previous questions
and concerns and meets all the potential conditions for a PD in the Hillside zone. We welcome your
comments and feedback .
Sincerely,
Gary K lsaat
Architect Cl9245
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
MAIN ENTRANCE TO THE VISTAS FROM SANTELLA DRIVE MAIN ROADWAY LEADING TO TOP OF PROPERTY APPROACHING TOP OF PROPERTY ON MAIN ROAD
REACHING TOP OF PROPERTY ON MAIN ROAD CUL DE SAC OFF MAIN ROAD- START OF PRIVATE DRIVES
TO LOTS 2 AND 3
PRIVATE DRIVES TO LOTS 7,8 FROM MAIN ENTRANCE
GENERAL PROPERTY PHOTOS
SHEET
1
OF 9
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
VIEW OF PRIVATE DRIVE (EXITING) FROM BUILDING SITE CLOSE UP OF VIEW FROM FUTURE RESIDENCE
REACHING SITE AT TOP OF PROPERTY FROM PRIVATE DRIVE
PHOTOS - LOT 1
SHEET
2
OF 9
FIRETRUCK TURNAROUND AREA
BUILDING SITE AS VIEWED FROM ABOVE
K O HLSAA T
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A R C H I T E C T U R E
DRIVEWAY LEADING TO TOP OF BUILDING SITE OLD ROAD AT PROPOSED BUILDING SITE BUILDING SITE LOOKING NORTH WEST
BUILDING SITE LOOKING SOUTH EAST
VIEW FROM BUILDING SITE LOOKING NORTH
PHOTOS - LOT 2
SHEET
3
OF 9
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
DRIVEWAY LEADING TO TOP OF BUILDING SITE
DRIVEWAY TO PROPOSED BUILDING SITE
BUILDING SITE LOOKING SOUTH
BUILDING SITE LOOKING SOUTH (FROM APPROACH)
VIEW FROM BUILDING SITE LOOKING SOUTHWEST
PHOTOS - LOT 3
SHEET
4
OF 9
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
PHOTOS - LOT 4
SHEET
5
OF 9
BUILDING SITE LOOKING NORTHBUILDING SITE LOOKING SOUTH BUILDING SITE LOOKING NORTH
DRIVEWAY TO PROPOSED BUILDING SITE
PANORAMIC VIEW FROM BUILDING SITE LOOKING WEST TO NORTH
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
PHOTOS - LOT 5
SHEET
6
OF 9
BUILDING SITE LOOKING SOUTHEAST CLOSE UP OF VIEWBUILDING SITE LOOKING EAST
PANORAMIC VIEW FROM ABOVE BUILDING SITE LOOKING EASTROAD/DRIVEWAY TO PROPOSED BUILDING SITE
K O HLSAA T
&ASSOCIATES
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PHOTOS - LOT 6
SHEET
7
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PANORAMIC VIEW FROM ABOVE BUILDING SITE LOOKING EAST
ROAD/DRIVEWAY TO PROPOSED BUILDING SITE
BUILDING SITE LOOKING NORTH FROM ABOVE BUILDING SITE LOOKING NORTHWEST BUILDING SITE LOOKING NORTHEAST
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
PHOTOS - LOT 7
SHEET
8
OF 9
ROAD/DRIVEWAY TO PROPOSED BUILDING SITE VIEW FROM ABOVE BUILDING SITE LOOKING NORTH
BUILDING SITE LOOKING SOUTHWESTBUILDING SITE LOOKING SOUTH
BUILDING SITE LOOKING NORTHEAST
BUILDING SITE LOOKING SOUTHEAST
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
PHOTOS - LOT 8
SHEET
9
OF 9
BUILDING SITE LOOKING EAST
ROAD/DRIVEWAY TO PROPOSED BUILDING SITE
BUILDING SITE LOOKING NORTHEAST CLOSE UP OF VIEW FROM BUILDING SITE
BUILDING SITE LOOKING WEST