Item 2 - 14915 Shannon Rd Staff Report and Attachments 1 - 6
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: 01/8/2020 ITEM NO: 2
DATE: January 2, 2020
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-006.
Project Location: 14915 Shannon Road.
Property Owner/Applicant: Ray ‘Bud’ Elam Iii, Trustee, The Elam Family Trust.
Requesting preliminary review of a proposal for a General Plan amendment to
change the land use designation of a property from Agriculture to Hillside
Residential, a zone change from RC to HR-1, and a subdivision of one lot into 10
lots on property zoned RC. APN 537-27-047.
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 5 SUBJECT: 14915 SHANNON ROAD/CD-19-006 JANUARY 2, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\01-08-20\Shannon Road, 14915 - 01-08-20.docx 1/3/2020 11:13 AM
PROJECT DESCRIPTION:
The applicant has submitted a project description (Attachment 3) and conceptual development
plans (Attachment 5) for a General Plan amendment to change the Land Use designation of a
27.09 acre property from Agriculture to Hillside Residential, a zone change from RC to HR-1,
and a subdivision of one lot into 10 lots. The subdivision would create nine residential lots and
one lot that would be retained as an open space corridor for wildlife. Additionally, portions of
Shannon Road, Sky Lane, and Sierra Azule would be dedicated as rights-of way reducing the
property size subject to subdivision to 23.93 acres. Lots 1 and 2 would be accessed through an
ingress/egress easement between Sky Lane and Sierra Azule on the north side of the property.
Access to Lots 3, 4, and 5 is not clear on the conceptual plans; however, there are existing
driveways taking access from the north side of Shannon Road serving these proposed lots. Lots
6 through 9 would be accessed from a new shared driveway taking access from the north side
of Shannon Road. The project also includes a new bike path connecting the proposed shared
driveway to the trail on the east side of Santa Rosa Drive. Key elements of the proposed
project are as follows:
• General Plan amendment to change the Land Use designation from Agriculture to
Hillside Residential;
• Zone change from RC to HR-1;
• Subdivision of one lot into nine residential lots and one open space lot for a wildlife
corridor;
• Construction of a new shared driveway; and
• Construction of a new bike path.
EXISTING GENERAL PLAN, ZONING, AND SPECIFIC PLAN DESIGNATIONS:
1. General Plan designation: Agriculture, which provides areas for commercial agricultural crop
production.
2. Surrounding General Plan designations: Hillside Residential to the north, south, and a
portion to the east; Open Space along a portion to the east; and Agriculture to the west.
Attachment 4 includes the General Plan designations of the surrounding properties.
3. Zoning designation: RC (Resource Conservation).
4. Surrounding zoning designations: HR-5 and unincorporated County lands zoned
HR-5:Prezone to the north; HR-2½ to the east; unincorporated County lands zoned
HR-5:Prezone to the south; and unincorporated County lands to the west zoned
RC:Prezone. Attachment 5 includes the zoning of the surrounding properties.
5. Hillside Specific Plan: Sub-Area 1 (2½ to 10 AC/DU).
PAGE 3 OF 5 SUBJECT: 14915 SHANNON ROAD/CD-19-006 JANUARY 2, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\01-08-20\Shannon Road, 14915 - 01-08-20.docx 1/3/2020 11:13 AM
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. Density in the HR zone is expressed as the number of acres required for each dwelling
unit. The property is currently zoned RC, which does not define an appropriate
density range but does include a minimum lot area of 20 acres. This minimum lot
area in the RC zone would not allow for subdivision of the net 23.93-acre property.
The applicant proposes to rezone the property from RC to HR-1 and subdivide the
property into 10 lots (nine residential lots/dwelling units and one open space lot).
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 determines the number of potential lots that may result from a
subdivision. When considering the average lot slope of 36.0 percent, the proposed
HR-1 zone would require 2.36 acres for each dwelling unit potentially yielding 10
lots/dwelling units. For comparison, an HR-2½ zone would require 3.77 acres for
each dwelling unit, potentially yielding six lots/dwelling units; and an HR-5 zoning
designation would require 11.59 acres for each dwelling unit, potentially yielding two
lots/dwelling units. A summary of the slope density calculation for the HR zones is
provided in the table below.
Slope Density Calculation Summary
Existing Zone: RC (Resource Conservation – 20-acre minimum)
Existing lot size: 27.09 acres (23.93 acres net after dedication)
Average Slope: 36.0 percent
Zone Acres per Dwelling Unit Potential Lot Yield/ Dwelling Units
HR-5 11.59 2
HR-2½ 3.77 6
HR-1 (proposed) 2.36 10
2. General Plan
a. Is the proposed General Plan amendment to Hillside Residential compatible with the
surrounding area? The General Plan designations of adjacent properties are
Agriculture, Open Space, and Hillside Residential (Attachment 4).
PAGE 4 OF 5 SUBJECT: 14915 SHANNON ROAD/CD-19-006 JANUARY 2, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\01-08-20\Shannon Road, 14915 - 01-08-20.docx 1/3/2020 11:13 AM
POTENTIAL CONSIDERATIONS AND ISSUES (continued):
3. Zoning:
a. Is the proposed zone change to HR-1 compatible with the surrounding area? The
zoning designations of adjacent properties are RC, HR-5, HR-5:Prezone, and HR-2½
(Attachment 5).
4. Lot Configurations
a. The minimum lot area in an HR zone is 40,000 square feet.
b. The minimum lot width in the HR zone is 100 feet.
c. Are the lot layouts appropriate?
d. Is a shared driveway appropriate?
e. Is direct access to some lots from Shannon Road appropriate?
f. Are the potential building envelopes appropriate?
g. Hillside subdivisions are required to provide open space through dedication or
easement.
h. Is the site layout and lot pattern compatible with the surrounding properties?
i. Do the potential building sites avoid geologic hazards?
j. Does the project maintain the rural, natural, open space character of the hillside?
k. Will the project impact special-status plant and wildlife species?
l. Would necessary cut, fill, and wall heights meet the limitations within the Town’s
Hillside Development Standards and Guidelines (HDS&G)?
5. Parking/Circulation
a. Adequate access, that meets Town roadway requirements, to each parcel will need
to be provided.
b. Will the proposed access to each lot address the General Plan Policy requiring dual
access for all zoning approvals?
c. Would driveway slopes exceed the 15 percent limit in the HDS&G?
d. Will parking for guest vehicles be provided?
e. The Hillside Specific Plan prohibits access roads that result in excessive grading.
Would access and driveways require excessive grading?
f. Trails will be required as shown in the Hillside Specific Plan. Trails not shown in the
Hillside Specific Plan or General Plan may be required by the deciding body.
g. The alignment of the proposed bike path will need to be consistent with the
proposed Class I bikeway identified in Figure TRA-2 of the General Plan and satisfy
the requirements of the Transportation Element?
6. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required.
PAGE 5 OF 5 SUBJECT: 14915 SHANNON ROAD/CD-19-006 JANUARY 2, 2020
N:\DEV\CDAC\CDAC Scanned Rpts\2020\01-08-20\Shannon Road, 14915 - 01-08-20.docx 1/3/2020 11:13 AM
POTENTIAL CONSIDERATIONS AND ISSUES (continued):
7. 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.
8. 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. Will underground water, sewer, electrical, and telephone utility lines impact trees?
9. Creeks/Waterways
a. Would the project impact existing creeks or waterways?
b. Compliance with the Standards and Guidelines for Land Use Near Streams will be
required if there are existing creeks or waterways on the site or in the immediate
area.
c. Valley Water, Regional Water Quality Control Board, and other agencies may need
to review the future project.
10. Other
a. Would the project include extension of public utilities?
b. The project would be evaluated for utilities, stormwater management, and other
engineering considerations.
ATTACHMENTS:
1. Location map
2. CDAC application
3. Project Description
4. General Plan map of surrounding area
5. Zoning map of surrounding area
6. Conceptual Development Plans
Distribution:
Ray “Bud’ Elam III, Trustee, The Elam Family Trust, 3061 Langhorn Drive, CA 94536
This Page
Intentionally
Left Blank
SHA
N
N
O
N
R
D
KENN
E
D
Y
R
D
SKY LN
MADERA CTDIDUCA W
Y
SI
E
R
R
A
A
Z
U
L
E
14915 Shannon Road
0 0.250.125 Miles
°
Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label
ATTACHMENT 1
This Page
Intentionally
Left Blank
ATTACHMENT 2
This Page
Intentionally
Left Blank
ATTACHMENT 3
This Page
Intentionally
Left Blank
SHA
N
N
O
N
R
D SKY LNDIDUCA W
Y
SI
E
R
R
A
A
Z
U
L
E
FAWNDALE DRDIDUCA
WY
Hillside Residential
Hillside Residential
Agriculture
Open Space
Agriculture
Hillside Residential
Hillside Residential
Open Space
Hillside Residential
Open Space
Hillside Residential
Hillside Residential
Hillside Residential
Hillside Residential
Hillside Residential
Hillside Residential
Hillside Residential
Open Space
Agriculture
Existing Land Use Designation14915 Shannon Road
0 0.250.125 Miles
°
Santa Clara County
Los Gatos
ATTACHMENT 4
This Page
Intentionally
Left Blank
HR-5 Prezone
RC
HR-2 1/2
RC
HR-1:PD
RC
RC RC Prezone
HR-2 1/2
HR-5 Prezone HR-5
HR-5
HR-5 Prezone
HR-20 PrezoneHR-2 1/2RC
HR-2 1/2:PD
HR-2 1/2:PD
HR-20
RC Prezone
RC
RC Prezone
SHA
N
N
O
N
R
D
S
K
Y
LN
DIDUCA W
Y
SI
E
R
R
A
A
Z
U
L
E
FAWNDALE DRDIDUCA
WY
Existing Zoning14915 Shannon Road
0 0.250.125 Miles
°
Santa Clara County
Los Gatos
ATTACHMENT 5
This Page
Intentionally
Left Blank
ATTACHMENT 6
This Page
Intentionally
Left Blank