Item 2 - 16940 Roberts Rd.
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: 04/11/2018 ITEM NO: 2
DATE: APRIL 3, 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.
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PROJECT DESCRIPTION:
The proposed application was considered by the CDAC on March 14, 2018. The CDAC
continued the application to April 11, 2018, due to new information that was provided by
the applicant for an alternative site layout.
After meeting with staff to discuss the new information, the applicant revised the project
and is now proposing two conceptual plans for the parcel. The following are the key
elements of the proposed project for Concept A:
• Demolition of the existing single-family home;
• Construction of three new detached, two-story single-family residences;
• Unit sizes ranging between 1,807 and 1,809 square feet;
• Attached garage sizes ranging between 234 and 427 square feet; and
• Porch sizes ranging between 102 and 151 square feet.
The following are the key elements of the proposed project for Concept B:
• Demolition of the existing single-family home;
• Construction of a new three-unit, two-story multi-family residential building;
• Unit sizes ranging between 2,199 and 2,471 square feet;
• Garage sizes of 427 square feet; and
• Porch sizes ranging between 44 and 74 square feet.
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 approximately 12,533 square feet. The proposed density is 10 dwelling
units per acre.
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EXISTING CONDITIONS/USE (Continued):
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 and to solicit input. The main question for the CDAC is whether or not either of
the applicant’s two concepts 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.
Technical
f. The proposed detached project for Concept A would be subject to the minimum
setback and maximum floor area ratio requirements for a single-family residence.
As proposed, Concept A would therefore require an exception to the maximum
allowable floor area ratio.
g. The proposed multi-family residential project for Concept B would be subject to
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POTENTIAL CONSIDERATIONS AND ISSUES (Continued):
the multi-family setback requirements and would not be subject to any floor area
ratio requirements.
3. Parking/Circulation
a. Adequacy of access on Roberts Road and Fisher Avenue; and
b. Adequacy of guest parking.
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
potential impacts to trees.
ATTACHMENTS:
Previously received with March 14, 2018 Staff Report:
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)
Received with this Staff Report:
6. Comparison Chart between Detached Single-Family and Attached Multi-Family Concepts
from the Applicant (one page)
7. Conceptual Plans (two sheets)
Distribution:
Josephine Chang, P.O. Box 33097, Los Gatos, CA 95031
View from Fisher Ave.
View from Roberts Rd.
Private Yard Space
Total
FAR
Square Feet Unit 1
Unit 2
Unit 3
Coverage
Building Maintenance
Sound Privacy
Comparison Chart
16940 Roberts Rd., Los Gatos
Detached I
1 car garage
less driveway
more landscaping
less drivway
more landscaping
more
3499 sf
0.43
1809 sf
1808 sf
1807 sf
0 .31
Individual
more
Attached
2 car garage
more driveway
less landscaping
more driveway
less landscaping
less
2566 sf
0.56
2381 sf
2199 sf
2471 sf
0.34
Joint
Less
RE C E IVED
MAR 21 2018
T OWN OF L OS GATOS
PL A NNIN G D IV I SIO N
fATrACHMENT 6
-,---------------· -
~---------~~-~~~--
3FT. FENCE 2
~-----X---X---X---X->---><-e-><-t.i 2-
io ~ <3
tii[ij
DRIVEWAY
~ COMMUNllY OPEN
SPACE LANDSCAPE 7 AREA • 3427 SF
I ~!,,__ __ A ~ _____ k
1 SETBACK 1
6 FT FENCE I
-x--x--
1
COVERED
PORCH
V
l;j 5 D i'oW~;ti
rf!:ool;j
Cl) Cl)
--
-
1
1
l
1--
-
I\
6
DRIVEWAY
--
FISHER AVE. 148.91'
-------------
---X---X ~ ---X---X---X---X---X---X---X---......_
--
COVERED
PORCH
UNIT2
POACH
1ST FLOOR
GARAGE
2 NDFLOOR
TOTAL SF
= 102 SF
= 908 SF
= 234 SF
= 90 0 SF
• 1808SF
~ " 1-1d\\
0 \\
I
1
I
I
I,----__ 25·
l
l
i
7• i srFu;EY I Oco,c,,,r,oN I
I
I
Y-----<--13'-6'--11:::=====i===::lt::::===========::;===~
1
FAONr
scra,,,ck
P RIVATE YARD SPACE I
1663SF
I
I
I
I
I
UNIT 1
POACH
1ST FLOOR
GARAGE
2NDFLOOA
TOTAL SF
= 151 SF
• 9 41 -SF
= 427 SF
= 868 SF
• 1809 SF
111======~ ~--_.__.
1 M
PRIVATE YARD SPACE
570SF
L---X-----X -----X r -----X -----X -----X -----X -----X ---X ---X -----X -----X
1
1
I 12'
UNIT3 <I
COVERED
PORCH
1
1
1
PORCH
1ST F LOOR
GARAGE
2ND F LOOR
TOTAL SF
= 112 SF
= 990 SF
= 4 27 SF
= 817 SF
= 1807 SF ff======l:t::::::==9-__J~
I
I
I
I
I
I
I
~ COMMUNllY OPEN
SPACE LANDSCAPE 7 ARlEA • 3427 SF
j I I '----------'--+----
DRIVEWAY
I
I
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/ ROOEITTSOO.
RECEIVED
MAR 21 2018
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TO WN OF LOS GATOS
PLANNING DIVISION
1 -m,--C><J I
DETACHED
IUc::======:IL -1-_ _ _ -1066
-SF _ _ _Jt:=~=======;=ff ul , , GROSS LOT AREA = 14. 140 SF L 1 WG i. l ~COMMUNllY OPEN i NET LOT AREA = 12,533 SF
00
~~ .. S:t::!-~r:3~ 7 COVERAGE = 3 ,896 SF (3 1 %) ---=-_ __ ] Cl) _~_! _ _ _ _ _/ TOTAL FL AREA = 5 ,424 SF (43%)
1 29.63'
SITE PLAN
3 /3211 = 1 1-011 (ATIACHMENT 1
DRIVEWAY
20'
REAR
SETBACK
COVERED
PORCH
V
x----><--+-ll===:11
6FT.FENCE
-___ ,..._ __ _
----><----><
SECOND FLOOR
OlJTLINE
PRIVATE YARD SPACE I
1436SF
UNIT 1
PORCH
1STFLOOR
GARAGE
2NDFLOOR
TOTAL SF
44 SF
977 SF
42 7 SF
= 1404 SF
= 2381 SF
[><=]
I [><J
l_k ___ _
10'-6'
L l><J l --~-._____l
SITE PLAN
D RIVEWAY
SECOND FLOOR
OlJTLINE
FISHER AVE.
UNIT3
PORCH
1ST FLOOR
GARAGE
2NDFLOOR
TOTAL SF
= 60SF
= 1022 SF
= 427 SF
= 1449 SF = 2471 SF
148.91'
~COMMUNTY OPEN
SPACE LANDSCAPE 7 @N -·~"~
COVERED
PORCH
V
SECOND FLOOR
OlJTLINE
UNIT2
PORCH
1STFLOOR
GARAGE
2NDFLOOR
TOTAL SF
= 74SF
= 886SF
= 4 27 SF
=1313SF
= 2199SF
PRIVATE YARD SPACE Q
324SF ,-
<1 COVERED
PORCH
F======ll===R----1 I
[><]
[><] I
I
I
I
I
I
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I
I
I
~=~,-7 SPACE LANDSCAPE
AREA = 3427 SF
DRIVEWAY
i i I Ii I
?/
I l I
f L
I
I
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I I
I _/u
129.63'
I
1
I
I
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I
ROBERTS RD.
I
ATTACHED
GROSS LOT AREA
NET LOT AREA
COVERAGE
TOT AL FL AREA
3/3211 = 1 1-011
= 14,140 SF
= 12,533 SF
4,240 SF (33.8%)
= 7,051 SF (56.37%)