Item 2 - Staff Report and Attachments 1 - 4
PREPARED BY: RYAN SAFTY
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 REPORT
MEETING DATE: 01/09/2019 ITEM NO: 2
DATE: JANUARY 4, 2019 TO: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-18-007. PROJECT LOCATION: 400 SURMONT DRIVE. APN 527-20-003. PROPERTY OWNER: SANDRA K. ANDERSON, TTE. APPLICANT: ROBERT HUGHES, THE BUILDING WORKS. REQUESTING PRELIMINARY REVIEW OF A PROPOSAL FOR SUBDIVISION OF ONE LOT INTO THREE LOTS WITH ONE REMAINDER PARCEL ON PROPERTY ZONED HR-2½.
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 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. Notice has been sent to residents and property owners within 500 feet of the
project site. In addition to the public comments received at this meeting, 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: 400 SURMONT DRIVE/CD-18-007 JANUARY 4, 2019
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PROJECT DESCRIPTION:
The applicant has submitted a project description (Attachment 3) and conceptual development
plans (Attachment 4) for 400 Surmont Drive, a 15.12-acre property located approximately 1,300
feet south of Blossom Hill Road at the south end of Surmont Drive (Attachment 1). The
applicant is proposing to construct a new 40-foot wide cul-de-sac and subdivide one lot into
three lots with a remainder parcel. The property contains an existing single-family residence
and accessory building. Key elements of the proposed project are as follows:
• Construct a new 40-foot wide cul-de-sac; and
• Subdivide the lot into three parcels with the existing single-family residence to be retained
on a remainder parcel.
EXISTING GENERAL AND SPECIFIC PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: Hillside Residential (0-1 DU/AC), which provides for very low
density, rural, large lot or cluster, single-family residential development. This designation is
consistent with Sub-Area 1 (2.5-10 DU/AC) of the Hillside Specific Plan (Specific Plan) and
allows for zoning designations with development that is compatible with the unique
mountainous terrain and vegetation of parts of Los Gatos.
2. Surrounding General Plan designations: Hillside Residential to the north, south, east, and
west.
3. Zoning designation: HR-2½ (Hillside Residential).
4. Surrounding zoning designations: HR-2½ to the north, east, and west, and HR-1:PD and HR-
2½ to the south.
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 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 would evaluate the technical issues.
1. Density
a. The minimum land area required for each dwelling unit in any subdivision in an HR
zone is determined by the slope density formula in Section 29.40.250 of the Town
Code. The applicant is proposing three units where the slope density formula would
allow up to five units on a parcel of this size with the average slope provided.
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
2. Lot Configuration
a. The minimum lot area in an HR zone is 40,000 square feet.
b. The minimum lot width in an HR zone is 100 feet.
c. Is the lot layout appropriate?
d. Is a corridor lot appropriate?
e. Are the potential building envelopes appropriate?
f. Hillside subdivisions are required to provide open space through dedication or
easement. Is the open space being provided appropriate?
g. Compatibility of the site layout and lot pattern with the surrounding properties.
h. Do the potential building sites avoid geologic hazards?
i. Does the project maintain the rural, natural, open space character of the hillside?
j. Will the project impact special-status plant and wildlife species?
k. Would necessary cut, fill, and wall heights meet the limitations within the Town’s
Hillside Development Standards and Guidelines (HDS&G)?
3. Trails
a. Pursuant the Blossom Hill Open Space Study and the Specific Plan, future trails, a
trail easement dedication to the Town, and construction of trails will be a condition
of subdivision approval.
4. Parking/Circulation
a. Adequate access, that meets Town roadway requirements, to each parcel off of
Surmont Drive will need to be provided.
b. Proposed access appears to encroach onto the adjacent property and will need to be
adequately addressed.
c. Would driveway slopes exceed the 15 percent limit in the HDS&G?
d. The Specific Plan prohibits access roads that result in excessive grading. Would
access and driveways require excessive grading?
e. Will parking for guest vehicles be provided?
5. Visibility
a. The potential visibility of the future single-family residences from the Town’s
established viewing platforms will need to be analyzed pursuant to the HDS&G.
6. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required.
7. Least Restrictive Development Area (LRDA)
a. Are building sites and/or driveways appropriate outside the LRDA?
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
8. Potential Tree Impacts
a. An arborist report will be required during the development review process to
evaluate the potential impacts to trees.
b. Will potential driveways be located to avoid tree impacts?
c. Do underground electrical and telephone utility lines impact trees?
d. Do the water and sanitary sewer lines impact trees?
9. Other
a. The project would be evaluated for utilities, stormwater management, and other
engineering considerations.
Attachments:
1. Location map (one page)
2. CDAC application (one page)
3. Project Description Letter (two sheets)
4. Conceptual Development Plans (three sheets)
Distribution:
Bob Hughes, 2730 Union Avenue, Suite B, San Jose, CA 95124
Sandra K. Anderson, TTE, 400 Surmont Drive, Los Gatos, CA 95032
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ATTACHMENT 1
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APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COM TT fE C 1 9 2018
TOWN OF LOS GATOS· COMMUNITY DEVELOPMENT DEPAR 'l°oW°N OF LOS GATOS
110 E. Main St., Los Gatos, CA 95030
Phone: {408) 3S4-6874 FAX: (408) 3S4-7593
Pi.EASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
Addrt>SS of SUbJett property: -4-:ro~~o t--JT -p tz-\ V f:; .
2on,ng ___ H fz.-2~ __ . __ SiteArea __ L1?', I APN ~j -,.Z() -~?
£xisting use .
BRIEFLY OE5Clll8£ PROJECT:
PH:A?~ ot--1e 7\Jl?DIVl~JON oe P~1Y to'2-~-LOI?.
J21:ti~l7..Vt\lJ~Mhl_WO\.lJ...i?.. -~-.1L.,Of7 1 ?AV~ t-to
NAME OF PROPERTY OWNER: (If same ai; above, check here LJ)
PHONE: NAME '?AND~A~ AY~~~
ADDRESS ~ 7lJrZM"1,J:t _t,,~------·-· --·-----
CITY --· ~~ &A'[()~_ -$1<\Tf CA -.. -·-211' 4 t:?0"..72.
rr.cord of the property de~cr ibed in Box #2 above, and that I approve of the action
ACKNOWLEDGMENT FORM
I. the undersigned. fully acknowledge and under;.taqd the Conceptual D!'velopmE-nt Advisory Commmec •s nnl·,' an
acM~orv body and i5 n<>t empowered bv the Tow,.1.ouncil or the Planning Commission to render recornmf:!ndat1ons or deosions
reeatding land .ise issuE~-
1 turthe1 under,tancf and acknowledge that any staternent bv the Committee that a potential land use appear~ consistent
with Town Policy is not an r;xpress or implied approval of .i development pro,ect. A pr-0ject may be rejected by the />!;inning
Commission and/or Town Council for inconsiitencv with Tr,wn policy or for other ~ea~ons in ttie course cf the development
reviPw process. including public. input.
I further understand ;md acknowledge that the members of the Conceptual Development Advisory Commi ttet> are in no
way bound m their future review o t the.r comments at thi s very prelimin&ry state f pr ject development
s1G111AtURE oF owiveR _~~~~u~.::__ _____ oATE \ '2.. l'i LB
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$2 .!:166.00
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(Noticing Deposit) PLPERMIT ---soo.oo
10TAl. FEE $3,881.24
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ATTACHMENT 2
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1776 TECHNOLOGY DRIVE, SAN JOSE, CA 95110
408-452-9300 MAIN 408-837-7550 FACSIMILE
WWW.TSCIVIL.COM
January 4, 2019
Job No: 16-233
Sally Zarnowitz, Planning Manager
Town of Los Gatos
Planning Department
110 East Main Street
Los Gatos, CA 95030
Subject: Minor Subdivision of 400 Surmont Drive
Lands of Anderson, Town of Los Gatos
Dear Sally,
Thank you for the informal review comments to date from Director Joel Paulson and
yourself regarding the minor subdivision of this 15.1 acre foothill site.
With the access now resolved, subject of course to further review, we propose minor
subdivision of the lands Anderson for 2 lots on 2.7 acres clustered at the bottom of the
property. The balance of the site will be a “designated remainder” that may or may not be
subdivided in the future.
Below we highlight how the project complies with the intent of the Hillside Specific
Plan. The sections referenced can be found within the HSP document.
1.4 Land Use/ Implementation
1. These plans are significantly detailed for staff to assess the project impacts.
2. NA
3. The two lots are clustered at the lowest elevation on the property and lots sizes are
generally larger than the 40,000 SF minimum. Public sewer and public water are
immediately available in Surmont Drive and only a 100 foot roadway extension is
required to provide primary and emergency access.
4. Architecture and the Site Approval will be submitted after subdivision.
5. Secondary units will be considered. Note that the HSP formerly discouraged
secondary units until 2016.
6. Sub-Area 1 – Blossom Hill Road. The lots proposed are consistent with the
anticipated lot yield as depicted within the EIR for the HSP. The lot density is
consistent with Sub-Area 1 of 2.5 to 10 acres per dwelling unit.
ATTACHMENT 3
RECEIVED
JAN O 4 2019
TOWN OF LOS GATOS
PLANNING DIVISION
Job No. 16-233
Page 2 of 2
January 4, 2019
1776 TECHNOLOGY DRIVE, SAN JOSE, CA 95110
408-452-9300 MAIN 408-837-7550 FACSIMILE
WWW.TSCIVIL.COM
2.4 Facilities – Services/Implementation
1. Public sewer and public water are immediately available.
2. Staged development of improvements will be provided by construction of 24’
of the future 28’ roadway. The cul de sac shall be fully installed with this minor
subdivision for fire safety.
3.4 Circulation/Implementation
8. The proposed cul de sac will not exceed 800’ in length.
9. Road width will be 24’ interim and 28’ ultimate for a mountain collector.
10. Maximum gradient will be 15% and there will be no substandard horizontal
curves.
11. Parking will be provided for 2 covered and 4 additional vehicles on-site.
12.-18. The project will comply with all these roadway standards.
4.4 Open Space Implementation
1. Open space easements would be deferred at this time due to the “designated
remainder” status of the upper site. However the owner would dedicate open
space and trail easements as appropriate in the future.
5. Safety/Implementation
1. The project will be subject to intense geologic and geotechnical review for
landslides and earthquake fault traces. The Town’s peer review geologist will
also be engaged.
2. Fire Protection – All structures will be fitted with automatic fire sprinklers and
the San Jose Water Company system should be capable of providing 1500gpm
for 2 hours based upon water system improvements from Summerhill Blossom
(2001) and recent (2015) main replacement in Surmount Drive.
We have worked with the Hillside Specific Plan for 35 years and find the document to be
excellent in its clear intent with design standards that create clustered lots served by
optimal infrastructure. This property in particular results in the placement of low
visibility residences at the current suburban edge of development. We look forward to
additional comments from the CDAC meeting on January 8, 2019.
Sincerely,
TS/CIVIL ENGINEERING, INC.
Terence J. Szewczyk, P.E. C35527
Principal Engineer
ATTACHMENT 4
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