Item 3 - 16940 Roberts Road
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE
MEETING DATE: 03/14/2018 ITEM NO: 3
DATE: MARCH 6, 2018 TO: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-18-001 PROJECT LOCATION: 16940 ROBERTS ROAD. APN 529-18-053. PROPERTY OWNER: CHANG 2003 FAMILY TRUST. APPLICANT: JOSEPHINE CHANG. REQUESTING PRELIMINARY REVIEW OF PLANS TO DEMOLISH AN EXISTING SINGLE-FAMILY HOME AND CONSTRUCTION OF A THREE-UNIT, TWO-STORY, MULTI-FAMILY DWELLING ON PROPERTY ZONED RM:5-12.
ROLE OF THE CDAC:
The Conceptual Development Advisory Committee (CDAC) 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 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 CDAC 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.
PAGE 2 OF 4 SUBJECT: 16940 ROBERTS ROAD/ CD-18-001 MARCH 6, 2018
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PROJECT DESCRIPTION:
The applicant has submitted a project description and preliminary plans for 16940 Roberts
Road, a 14,140-square foot property located on the corner of Roberts Road and Fisher Avenue,
east of Fisher Middle School (Attachment 1). The existing parcel contains a single-family home.
Key elements of the proposed project, as listed in the project description and on the plans
submitted, are as follows:
• Demolition of the existing single-family home;
• Construction of a new three-unit, two-story, multi-family dwelling;
• Unit sizes ranging between 1,863 and 2,149 square feet;
• Garage sizes of 473 square feet;
• Driveway access off of Roberts Road; and
• Three visitor parking spaces.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan land use designation: Medium Density Residential (5-12 dwelling units per
acre) which provides for multi-family residential, duplex, and/or small single-family homes.
2. Surrounding General Plan land use designations: Mixed Use Commercial to the east;
Medium Density Residential and Mixed Use to the north; Public (school) to the west; and
Medium Density Residential to the south.
3. Zoning designation: RM:5-12.
4. Surrounding zoning designations: RM:5-12 and CH:PD to the east; RM:5-12 and CH to the
north; R-1:8 to the west; and RM:5-12 to the south.
EXISTING CONDITIONS/USE:
1. The gross lot area of the property is 14,140 square feet. After a five-foot street dedication
along Fisher Avenue and a seven-foot street dedication along Roberts Road, the net lot area
would be 12,533 square feet. The proposed density is 10 dwelling units per acre.
2. The property is located at the northeast corner of Roberts Road and Fisher Avenue.
3. Surrounding land uses include a public school (Fisher Middle School) to the west, single-
family homes and multi-family homes to the east, single-family homes to the south, and
multi-family homes and commercial to the north.
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. Staff is identifying them here to help frame the discussion
PAGE 3 OF 4 SUBJECT: 16940 ROBERTS ROAD/ CD-18-001 MARCH 6, 2018
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
and to solicit input. The main question for the CDAC is whether or not the applicant’s concept
for the project would create a high-quality plan appropriate for Los Gatos in this location. If an
application is filed, staff will evaluate the technical issues.
1. General Plan
a. General Plan Policy LU-1.4 states, 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.
b. General Plan Policy LU-6.5 states, the type, density, and intensity of new land use
shall be consistent with that of the immediate neighborhood.
c. General Plan Policy LU-6.7 states, 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.
d. General Plan Policy LU-6.8 states, new construction, remodels, and additions shall be
compatible and blend with the existing neighborhood.
2. Lot Layout
a. Compatibility of the site layout, size of the units, and mass and scale with the
surrounding properties;
b. Appropriateness of the site layout;
c. Orientation of the residences;
d. Street presence; and
e. Location of the Community Open Space and Private Open Space.
3. Parking/Circulation
a. Adequacy of access on Roberts Road;
f. Guest parking; and
g. Use of shared driveway for egress and ingress to all units.
4. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required. If the project generates an additional five or more peak hour trips, traffic
mitigation fees will be required.
5. Potential Tree Impacts
a. An arborist report will be required during development review to evaluate the
potentials impacts to trees.
PAGE 4 OF 4 SUBJECT: 16940 ROBERTS ROAD/ CD-18-001 MARCH 6, 2018
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ATTACHMENTS:
1. Location map (one page)
2. CDAC application (one page)
3. Project Description Letter (one page)
4. Neighborhood Analysis (seven sheets)
5. Conceptual Plan (one sheet)
Distribution
Josephine Change, P.O. Box 33097, Los Gatos CA 95031
16940 Roberts Road
-
ATTAC1JMENT 1
This Page
Intentionally
Left Blank
APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS -COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main St., Los Gatos, CA 95030
PLEASE TYPE OR PRINT CLE ARLY
PROPERTY DETAIL:
Phone: (408) 354-6874 FAX: (408) 354-7593
Address of subject property: ~ l,;/\4"t:> ~'c:x:?r~~ ~-) l-d':? (:JG3QS J CA 9\$()5 d--
<2 , t= \-, C;c-o">~·. 14.\404> .
Zoning J::' ~ · ...:> -<-Si te Area t::\e,.-\: \-Z.S: 3>3 'f APN S d:q -\<l'< -t::f5 S
Exi sting use S \ 05',e.. ~c;:.~,\.,._,J \\::, c:ne,,,.
STATE _...;:c_=p,.'--'----ZI P C\SO ::> )
----·---------------
NAME OF PROPERTY OWNER: (If same as above, check here g'
NAME C. 'r:xo,aC) d ~ D ~ ~Gm,\.'\ ::\"<"u 5\;: PHONE : ______ _
ADDRESS ______________________________ _
CITY ______________ STATE _______ ZIP ______ _
I hereby certify that I am the owner of rec rd of the property desc rib ed in Box #2 above, and that I approve of t he action
r eq uested herein .
ACKNOWLEDGMENT FORM
I, th e undersigned, fully acknowledge and understa nd the Conceptual Development Advisory Com m ittee is on ly an
adv isory body and is not empowered by t he Town Co uncil or t he Planning Commission to rend er re commendati ons or decisions
regardi ng lan d use issues .
I further understand and acknowledge that any statement by the Committee that a potent ial land use appears consi ste nt
with Town Policy is not an express or implied approval of a dev elopment project. A project may be r ej ected by t he Planning
Commission and/or Town Council for inco nsiste nc y with Town policy or for other reasons in the cou r se of the development
review process, including public input.
I further understand and acknow edge that the m embers of the Conceptual Development Advisory Comm ittee are in no
way bound in their future rev iew of my roject, by their comment s at this very pr eliminary state of project development.
* * DO NOT WRITE BELO
APPLICATION No. CO·IZ -QQ) RECEIVED
PLPERMIT $2,966.00
PL TRACK 118.64
PLAN AP 296.60
FEB 14 2018
(Noticing Deposit) '-PL=P-"'E'-"RM"""'-"IT ___ -"-'50=0=.o=o
TOTAL FEE $3 ,881.24
N:\DEV\FORM S\Plonning\201 ].)8 Forms\CDAC Application.doc 7/01/2017
ATTACHMENT 2
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Intentionally
Left Blank
Date:
Subject Property:
Applicant/ Owner:
Proiect Description
February 14, 2018
RECEIVED
FEB 14 2018
16940 Roberts Rd., Los Gatos, CA 95032 (APN #529-18-053) TOWN OF LOS GATOS
Josephine Chang, Trustee of the Chang 2003 Family Trust dated NovEffllA~~'OMSION
Existing: The property is located at the corner of Fisher Ave . and Roberts Rd . across the street from Fisher Middle
School. The gross lot area is 14,140 SF; the net lot area is 12,533 SF . It is zoned RM: 5-12 and its existing use is a single
family home (2172 SF) with a detached 2 car garage. The existing garage backs up onto Fisher Ave ., and there is a
horseshoe driveway on Roberts Rd.
Historical: The house was built in 1920 and annexed to the Town of Los Gatos on 2/6/61. A major addition completed in
1984 and new garage in 1990. Through research conducted at the Los Gatos Library, the California Room at the San Jose
Library, and the Santa Clara County Planning Department, no historical significance has been found. A complete report
will be submitted at Technical Review for the Historic Preservation Committee to review for demolition.
Neighborhood: The residential neighborhood outlined in Exhibit A-1 consists of 74 single family homes and
condo/townhomes. The average square footage is 2056 SF and the median square footage is 2012 SF as summarized in
Exhibit B. The FAR ranges from 0.10 to 0.65 (Robson Homes: Laurel Mews) as shown in Exhibit C. The density ranges
from 3.58 to 11.39 (Robson Homes: Laurel Mews). In an expanded view, the desities reach 12.54 (Villas of Los Gatos-
52 condo/townhomes) and 21.62 (Red Branch Apartments -24 Unit Apartment Building @16945 Roberts Rd.).
Safe Routes to School/Fisher Middle School/Traffic: Roberts Rd. is a safe route to school for Fisher Middle School. I
have contacted Karen Briones, the Coordinator for Safe Routes to School, and Paul Brennan, the Assistant Principal at
Fisher. Their main concern was that we coordinate the construction schedule with the school schedule, which is no
problem. As far as the design goes, they trust the Town's discretion in regards to student safety. Our prior design had 3
separate driveways; one backing onto Roberts Rd., and two backing onto Fisher Ave. Jessy Pu, the Town Traffic Engineer,
made an initial review of that layout and saw no conflicts as neither street was considered arterial in the residential
neighborhood. The current design has one shared driveway for the 3 units off Roberts Rd. with a forward in and forward
out design . We tried fronting the units side by side onto Roberts Rd. with a shared driveway off Fisher Ave., but the units
felt cramped along the shorter Roberts Rd. frontage.
Proposal: We are proposing a 3 unit, 2 story, attached townhouse design . The units are 1863 SF, 2072 SF, and 2149 SF.
The FAR is 0.49 (no FAR in RM: 5-12). The lot coverage is 31% (Allowable 40%), and the density is 10.43 (Allowable 5-12).
Each unit will have an attached 2 car garage, 1 visitor parking space, ground floor bedroom and bath, and about 200 SF
private open space off the ground floor. The community open space will be the landscaped area within the front and
street side setbacks as shown on the site plan . We will dedicate 7ft along Roberts Rd ., 5ft along Fisher Ave., and install
new sidewalks, curbs, and gutters. The street corner will mirror Fisher School's corner. Removal of the block wall along
Fisher Ave. will also open up street parking. The 2nd story will be stacked on the 1st story except for the 2 sections
where the units are attached. These 2 sections will remain 1 story with an ascending stairwells. From Fisher School the
units will appear detached . The garage and parking locations removes its curb appearance and minimizes the driveway's
appearance. The style will be traditional craftsman bungalow. I hope to have elevations for the CDAC meeting on March
14th. Thank you .
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