Item 2 - 16195 George St 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
MEETING DATE: 02/12/2020
ITEM NO: 2
DATE: FEBRUARY 5, 2020
TO: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-
20-001 PROJECT LOCATION: 16195 GEORGE STREET. APN 529-18-051.
PROPERTY OWNER: THE AGUIAR FAMILY REVOCABLE TRUST. APPLICANT:
HOLLY HARTMAN.
REQUESTING PRELIMINARY REVIEW OF A PROPOSAL FOR DEMOLITION OF
A PRIMARY STRUCTURE AND CONSTRUCTION OF FOUR SINGLE-FAMILY
CONDOMINIUM UNITS ON PROPERTY ZONED R-M:5-12.
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 CDAC 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. 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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SUBJECT: 16195 GEORGE STREET/ CD-20-001
FEBRUARY 5, 2020
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PROJECT DESCRIPTION:
The applicant has submitted a project description and pre liminary plans for 16195 George
Street, a 15,620-square foot property located on the west side of George Street (Attachment 1).
The existing parcel contains a single-family home, formerly used as a pre-school. Key elements
of the proposed project, as listed in the project description and on the plans submitted, are as
follows:
• Demolition of the existing structures associated with the pre-school;
• Construction of four new two-story, single-family condominium units;
• Unit sizes of 2,100 square feet;
• Garage sizes of 440 square feet; and
• Three new driveways accessed off of George Street: units 1 and 4 would have private
driveways and units 2 and 3 would share a driveway.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan land use designation: Medium Density Residential (5-12 dwelling units per
acre) which provides for multi-family residential, duplex, and/or small single-family homes.
2. Surrounding General Plan land use designations: Mixed Use Commercial to the east; and
Medium Density Residential to the north, west, and south.
3. Zoning designation: R-M:5-12.
4. Surrounding zoning designations: CH:PD to the east; and R-M:5-12 to the north, west, and
south.
EXISTING CONDITIONS/USE:
1. The property is 15,620 square feet. The proposed density is 11 dwelling units per acre.
2. The property is located on the west side of George Street, between Roberts Road and
Mitchell Avenue.
3. Surrounding land uses include single-family homes to the east and west; a single-family
home to the north, formerly used as a pre-school; and single and multi-family homes 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 would create a high-quality plan appropriate for Los Gatos in this location. If an
application is filed, staff will evaluate the technical issu es.
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SUBJECT: 16195 GEORGE STREET/ CD-20-001
FEBRUARY 5, 2020
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
1.General Plan
a.General Plan Policy LU-1.4 states, infill projects shall be designed in context with the
neighborhood and surrounding zoning with respect to existing scale and character of
surrounding structures, and should blend rather than compete with the established
character of the area.
b.General Plan Policy LU-6.5 states, the type, density, and intensity of new land use
shall be consistent with that of the immediate neighborhood.
c.General Plan Policy LU-6.7 states, continue to encourage a variety of housing types
and sizes that is balanced throughout the Town and within neighborhoods, and that
is also compatible with the character of the surrounding neighborhood.
d.General Plan Policy LU-6.8 states, new construction, remodels, and additions shall be
compatible and blend with the existing neighborhood.
2.Lot Layout
a.Compatibility of the site layout, size of the units, and mass and scale with the
surrounding properties;
b.Appropriateness of the site layout;
c.Orientation of the residences and garages;
d.Street presence; and
e.Location of the Private Open Space.
3.Floor Area Ratio Exception
a.The proposed detached single-family residential condominiums would be subject to
the maximum residential floor area ratio limitation of 0.27, which allows 4,140
square feet for a single-family residence, and the maximum garage floor area ratio
limitation of 0.07, which allows 1,098 square feet of garage space. The applicant
proposes four, 2,100-square foot single-family condominium units, each with 440
square feet of garage space. As proposed, with a total of 8,400 square feet for the
residences and 1,760 square feet of garage space, the project would require an
exception to the maximum allowable floor area ratio.
4.Variance
a.The proposed detached single-family residential condominiums would be subject to
the minimum setback requirements for a single-family residence in the multi-family
residential zone: 25-foot front, eight-foot side, and 20-foot rear setbacks. The
applicant is proposing 15-foot front, eight-foot side, and 10-foot rear setbacks. As
proposed, the project would require variances to front and rear yard setback
requirements.
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SUBJECT: 16195 GEORGE STREET/ CD-20-001
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
5.Parking/Circulation
a.The proposal includes three new driveways off George Street; and
b.The proposal includes a shared driveway for units 2 and 3.
6.Traffic
a.A traffic analysis will determine whether a traffic study or mitigation fees will be
required. If the project generates an additional five or more peak hour trips, traffic
mitigation fees will be required.
7.Potential Tree Impacts
a.An arborist report will be required during development review to evaluate the
potentials impact to trees.
Attachments:
1.Location map
2.CDAC application
3.Project Description Letter
4.Conceptual Plan
Distribution
Holly Hartman, 555-B Meridian Avenue, San Jose, CA 95126
The Aguiar Family Revocable Trust, 1492 Holly Court, Gilroy, CA 95020
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