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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 N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 16492.docx 11/7/2019 2:50 PM 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 N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 16492.docx 11/7/2019 2:50 PM 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 N:\DEV\CDAC\CDAC MEMO\2019\Los Gatos 16492.docx 11/7/2019 2:50 PM 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 E A V LOMA ST SPENCER AV POTTER CT AND R E C T 16492 Los Gatos Boulevard 0 0.250.125 Miles ° ATTACHMENT 1 This Page Intentionally Left Blank ATTACHMENT 2 This Page Intentionally Left Blank 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 ATTACHMENT 3 This Page Intentionally Left Blank 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 A-1 10/22/19 -1 (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 ̣ 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° 13 ' 00 "E209.06 S33° 26' 00"W 50.96 N78° 13 ' 00 "W32.75 S33° 26' 00"W 100.00 N78° 13 ' 00 "W176.31S33° 26' 00"W199.04N78° 36' 14"W11.84S33° 26' 00"W1088.84̣̣̣ ̣ 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 1 2 3 4 5 6 7 8 9 10 11 12 13 ATTACHMENT 4 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 A-2 10/22/19 -2 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 ' 00 "W32.75 S33° 26' 00"W 100.00 N78° 13 ' 00 "W176.31S33° 26' 00"W199.04N78° 36' 14"W11.84386(N) DRIVEWAY(N) DRIVEWAY 1 2 3 456789 10 11 12 13 14 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 A-3 10/22/19 -3 VIEW 1 VIEW 2 VIEW 3 VIEW 4 BIRDSEYE 1VIEW 5