Item 2 - Staff Report and Attachments 1 - 4
PREPARED BY: Jennifer Armer, AICP
Senior 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: 11/13/2019 ITEM NO: 2
DATE: November 8, 2019
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-004. Project
Location: 16492 Los Gatos Boulevard.
Property Owner: Nicholas Gera for Princeton Garden Group Prop LLC. Applicant:
Kohlsaat & Associates.
Requesting preliminary review of a proposal for construction of a mixed-use
building and four townhomes on property zoned C-1. APNs 532-07-085 and 532-
07-086.
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 report, 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 300 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: 16492 Los Gatos Boulevard/CD-19-004 DATE: November 8, 2019
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PROJECT DESCRIPTION:
The project site includes two parcels on Los Gatos Boulevard (Attachment 1). According to
County records, one is a 9,902-square foot vacant parcel, and the second is a 16,344-square
foot parcel with a single-story commercial building set toward the rear of the property with
surface parking in front. The total property area is approximately 26,246 square feet. The
applicant has submitted a project description (Attachment 3) and preliminary plans
(Attachment 4). Key elements of the proposed project, as listed on the project description and
plans submitted, are as follows:
• Demolition of the existing commercial building;
• Construction of a new two-story building with 1,880 square feet of office space on the
ground floor and four apartments/condominiums on the second floor, 820 to 992 square
feet each;
• Construction of four two-story townhouses, 3,034 to 3,600 square feet each; and
• Construction of 22 surface parking spaces, including a two-car garage for each townhome.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: Low Density Residential
2. Surrounding General Plan designations: Low Density Residential on all sides.
3. Zoning designation: C-1 (Neighborhood Commercial)
4. Surrounding zoning designations: C-1 (Neighborhood Commercial) to the south and to the
west across Los Gatos Boulevard, R-1:8 (Single-Family Residential) to the east; and O
(Office) to the north.
BACKGROUND:
The project site includes a vacant parcel and a parcel containing an existing single-story
commercial building containing Los Gatos Wines and Liquors and Happy Cleaner.
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.
PAGE 3 OF 4 SUBJECT: 16492 Los Gatos Boulevard/CD-19-004 DATE: November 8, 2019
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
1. General Plan/Zoning
a. The project site is currently zoned C-1, which is inconsistent with the current
General Plan designation, Low Density Residential. Redevelopment of the site as
proposed would require a General Plan amendment to resolve this inconsistency;
b. The proposed uses would be allowed in the C-1 zone with an approved Conditional
Use Permit (CUP) for the proposed residential units; and
c. The proposed number of residential units is inconsistent with the current General
Plan designation, as the maximum residential density is five units per acre, which
would allow three residential units on this project site; and
d. The proposed office use is inconsistent with the current General Plan designation.
2. Lot Layout
a. Compatibility of the site layout, size of the buildings, and mass and scale with the
surrounding properties, including adjacent gas station;
b. Adequacy of open space for residential units.
3. Parking/Circulation
a. Adequacy of parking based on the proposed uses;
b. Guest parking; and
c. Site circulation.
4. Design
a. The project plans provide conceptual site plans and elevation renderings;
b. The minimum setback of the main building is 15 feet from the front property line
along Los Gatos Boulevard. The required minimum front setback in the C-1 zone is
15 feet;
c. Maximum height allowed in the C-1 zone is 35 feet; and
d. Maximum lot coverage is 50 percent.
5. Subdivision
a. The current project area consists of two parcels. The proposed site plan indicates
that the property would be reconfigured, though it is not clear if it would be done
through a subdivision or condominium map, to create one front parcel for the mixed
use building and possibly four condominiums for the second floor residential units,
and four parcels for the two-story townhouses. A subdivision application would be
required to implement the new lot configuration.
6. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required.
PAGE 4 OF 4 SUBJECT: 16492 Los Gatos Boulevard/CD-19-004 DATE: November 8, 2019
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
7. Potential Tree Impacts
a. An arborist report will be required during the development review process to
evaluate potential impacts to trees.
8. Below market Price (BMP) Unit
a. One of the residential units will be required to be a BMP unit available at the low
income level.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
Attachments:
1. Location map
2. CDAC application
3. Project Description Letter
4. Conceptual Plans
Distribution:
Nicholas Gera, 19341 Monte Vista Drive, Saratoga, CA 95070
Kohlsaat & Associates, Inc, 51 University Ave, Suite L, Los Gatos, CA 95030
LOS GATOS BLFERRIS AVPIN
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16492 Los Gatos Boulevard
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Community Development Department, Town of Los Gatos October 22, 2019
110 E. Main Street
Los Gatos, CA 95030
Re: Mixed Use Project, 16492 Los Gatos Blvd
A New Office/Apartment/Townhome Project
Dear Members of the CDAC:
This proposal is for the removal of an existing small retail building (Los Gatos Wines & Liquors,
Dry Cleaners) to be replaced by an office building with apartments over, and four attached
townhomes in the rear. There are currently two separate properties, one of which is vacant. Zoning
for both parcels is C-1 (Neighborhood Commercial). The adjacent uses are office to the north and a
gas station to the south. Single family homes surround the sides and rear of the subject properties.
Across Los Gatos Blvd are offices, the barber shop, a residence (all zoned C-1) and Van Meter
school.
The two properties would be merged/reconfigured into one parcel along the street frontage for the
mixed use portion (Office and rental apartments) and four townhome parcels in the rear (to be sold).
Each Townhome has private yard space; each apartment has an exterior balcony. Guest/visitor
parking relies on a sharing concept, assuming offset hours of use. The property is also served by
mass transit lines.
PROJECT DATA:
OFFICE SPACE 1,880 SF (2 units) 8 PARKING SPACES (235 SF/SPACE)
APARTMENTS 2- 1 BD, 1 BA 820 SF 1 ASSIGNED PER UNIT
2- 2 BD, 2 BA 952, 992 SF 2 ASSIGNED PER UNIT
TOWNHOMES 3- 4 BD, 2.5 BA 3,034 SF 2 COVERED PER UNIT (Garage)
1- 4 BD, 3 BA 3,600 SF 2 COVERED PER UNIT (Garage)
Proposed architecture for the office/apartments is clean Spanish style, which translates well for both
commercial and residential uses. The townhomes can have more transitional/contemporary elements
to be more marketable. We welcome your comments and feedback.
Sincerely,
Gary Kohlsaat
Architect C19245
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
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REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA MIXED USE PROJECT AT:16492 LOS GATOS BOULEVARDLOS GATOS, CAAS SHOWN
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(E) OFFICE BUILDING
(E) RESIDENCE
(E) RESIDENCE
(E) RESIDENCE
(E) RESIDENCE(E) RESIDENCE
(E) RESIDENCE(E) RESIDENCE
(E) COMMERCIAL
BUILDING
(E) OFFICE BUILDING
(E) OFFICE
BUILDING
(E) GAS STATION
PROPOSED OFFICE
BUILDING
& CONDOS ABOVE
PROPOSED
TOWNHOMES
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LOS GATOS BOULEVARD
(E) RESIDENCE SPENCER AVE
S33° 25' 40"W
150.17 N78° 20' 21"W438.98S33° 26' 00"W66.44N78° 20' 21"W130.20N78° 20' 21"W240.02S33° 25' 28"W
150.57S33° 25' 15"W150.57S33° 18' 37"W150.46N78° 20' 21"W181.53S33° 25' 15"W150.57N33° 26' 00"E
150.96S78°
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"W176.31S33° 26' 00"W199.04N78° 36' 14"W11.84S33° 26' 00"W1088.84̣̣̣
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ELEMENTARY SCHOOL
(E) COMMERCIAL
BUILDING
(E) RESIDENCE
SCALE: 1" = 30'
NEIGHBORHOOD PLAN
1 Existing Liquor Store
7 View of Office Buliding to South
6 Looking South from LGB
13 Gas Station to the South
12 Office Building ot West
11 Residences to the West
2 View Looking North from Lot
4 View Looking East from Lot
5 View Looking South from Lot
3 View Looking North from Lot
10 Commercial Bldg. to Northwest
8 Elementary School
9 Commerical Blgs. to Northwest
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ATTACHMENT 4
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DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA MIXED USE PROJECT AT:16492 LOS GATOS BOULEVARDLOS GATOS, CAAS SHOWN
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10'-0
"
SETB
A
C
K 20'-0"SETBACK5'-0"
SETB
A
C
K
10'-0"SETBACK10'-0"SETBACK15'-0" SETBACKJPWMJP12"TREELOS GATOS BLVD.12"RDWD12"RDWD12"RDWD12"RDWD12"RDWD12"RDWD12"RDWDHYDFIREHYDRANT(D) DRIVEWAY (E) DRIVEWAY
A.P.N. 532-07-068
A.P.N. 532-07-102
A.P.N. 532-07-103
A.P.N. 532-07-120
A.P.N. 532-07-116
386.05S33° 26' 00"W66.44S33° 25' 28"W
150.57
N33° 26' 00"E
150.96S78°
13
'
00
"E209.06
S33° 26' 00"W
50.96
N78° 13
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"W32.75
S33° 26' 00"W
100.00
N78°
13
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"W176.31S33° 26' 00"W199.04N78° 36' 14"W11.84386(N) DRIVEWAY(N) DRIVEWAY
1
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456789
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LOT 2
LOT AREA = 4,391 SF
FLOOR AREA = 3,600 SF
LOT 3
LOT AREA = 2,722 SF
FLOOR AREA = 3,034 SF
LOT 1
LOT AREA = 13,379 SF
OFFICE FL. AREA = 1,878 SF
CONDOS FL. AREA = 3,502 SF
PARKING
8 OFFICE SPACES
6 APARTMENT SPACES
8 TOWNHOME SPACES
22 TOTAL PARKING SPACES
15
16
17
18
19
20
UP
21
22
LOT 4
LOT AREA = 2,726 SF
FLOOR AREA = 3,034 SF
LOT 5
LOT AREA = 3,186 SF
FLOOR AREA = 3,055 SF
819 sq ft 819 sq ft
992 sq ft 952 sq ft
DN
UNIT A
FLOOR AREA = 819 SF
UNIT B
FLOOR AREA = 819 SF
UNIT C
FLOOR AREA = 992 SF UNIT D
FLOOR AREA = 952 SF
SCALE: 1" = 10'
SITE PLAN
SCALE: 1" = 10'
SECOND FLOOR AREA PLAN
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA MIXED USE PROJECT AT:16492 LOS GATOS BOULEVARDLOS GATOS, CAAS SHOWN
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VIEW 1 VIEW 2
VIEW 3 VIEW 4
BIRDSEYE 1VIEW 5