Item 3 - Staff Report and Attachments 1 - 5
PREPARED BY: SEAN MULLIN, AICP
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: 05/08/2019 ITEM NO: 3
DATE: MAY 2, 2019 TO: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-19-001. PROJECT LOCATION: WOOD ROAD. APN 510-46-006. PROPERTY OWNER/APPLICANT: DAVID EBRAHIMI. REQUESTING PRELIMINARY REVIEW OF A PROPOSAL TO REZONE A PROPERTY FROM HR-5 TO HR-1 AND FOR SUBDIVISION OF ONE LOT INTO TWO LOTS ON PROPERTY ZONED HR-5.
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.
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PROJECT DESCRIPTION:
The applicant has submitted a project description (Attachment 3) and conceptual development
plans (Attachment 5) to rezone an undeveloped 4.25-acre property from HR-5 to HR-1 and to
subdivide the property into two lots. The project plans include two potential building sites
served by a shared private driveway accessed from the north side of Wood Road. Key elements
of the proposed project are as follows:
• Construct a new shared driveway; and
• Subdivide the property into two lots.
EXISTING GENERAL PLAN, ZONING, AND SPECIFIC PLAN 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
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-5 (Hillside Residential (5-40 AC/DU)).
4. Surrounding zoning designations: HR-5 to the north and east; unincorporated County lands
to the south and west zoned HS-d1 (Hillside – Design Review Santa Clara Valley Viewshed).
Attachment 4 includes the zoning of the surrounding properties.
5. Hillside Specific Plan: Sub-Area 8 (20-160 AC/DU).
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 product of this formula indicates the number of acres required for each
dwelling unit, which can be extrapolated to determine the number of potential lots
that may result from a subdivision. When considering the average slope of 32.8
percent, the current HR-5 zoning designation would require 9.98 acres for each
dwelling unit and would not allow for subdivision of the 4.25-acre property.
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
Similarly, the HR-2½ zoning designation would require 3.3 acres for each dwelling
unit and would not allow for subdivision of the property. The proposed HR-1 zoning
designation would reduce the required acres per dwelling unit to 2.11 and would
allow for subdivision to accommodate up to two units on a property of this size with
the average slope provided. A summary of the slope density calculation for the HR
zones is provided in the table below.
Slope Density Calculation Summary
Existing lot size: 4.25 acres
Average Slope: 32.8%
Zone Acres per Dwelling Unit Potential Lot Yield
HR-5 (existing) 9.98 1
HR-2½ 3.30 1
HR-1 (proposed) 2.11 2
2. Spot Zoning: Is the proposed spot zoning to HR-1 appropriate? Spot zoning is essentially
granting one parcel of land a zoning designation that is not compatible with the
surrounding area.
3. Utilities: Would the project include extension of public utilities?
4. 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 shared driveway appropriate?
e. Are the potential building envelopes appropriate?
f. Hillside subdivisions are required to provide open space through dedication or
easement.
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 and fill depths meet the limitations within the Town’s Hillside
Development Standards and Guidelines (HDS&G)?
l. Retaining wall lengths and heights could exceed the limitations of the HDS&G.
5. Parking/Circulation
a. Adequate access, that meets Town roadway requirements, to each parcel off of
Wood Road will need to be provided.
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
b. Driveway slopes would exceed the 15 percent limit in the HDS&G.
c. The Specific Plan prohibits access roads that result in excessive grading. Would
access and driveways require excessive grading?
6. 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.
7. 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?
8. 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 (one page)
4. Zoning map of surrounding area (one sheet)
5. Conceptual Development Plans (three sheets)
Distribution:
David Ebrahimi, 15170 El Camino Grande, Saratoga, CA 95070
HIGHWAY 17WOOD RDSB HIGHWAY 17TAIT AVBRO
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HR-5
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Santa Clara County
Los Gatos
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