Item 3 - 14919 Los Gatos Boulevard Staff Report and Attachments
PREPARED BY: JOCELYN SHOOPMAN
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: 08/12/2020
ITEM NO: 3
DATE: August 3, 2020
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-20-003. Project
Location: 14919 Los Gatos Boulevard. APNs 424-07-081 and 424-07-056.
Property Owner: Yuki Family Farms c/o Edward Morimoto. Applicant: Don
Capobres.
Requesting preliminary review for relocation an existing pre-1941 single-family
residence with additional below grade square footage on property zoned North
40 Specific Plan to a property in the approved first phase of the North Forty
Specific Plan.
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. Th e 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 thi s 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, a ll 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: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
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PROJECT DESCRIPTION:
The project includes parcels located inside and outside of the Phase I project area of the North
40 Specific Plan (Attachment 1). The development plans for Phase I of the North 40 Specific
Plan included the approval of a two-story mixed use building located within the Transition
District.
On December 11, 2019, a proposal for relocation of the existing single-family residence was
considered by the CDAC. The CDAC discussed the matter and provided feedback to the
applicant. The applicant has submitted a new application for a modified proposal, which would
include new below grade retail use square footage. The applicant has submitted a project
description (Attachment 3), overall site plan for the North 40 Phase I (Attachment 4), and
preliminary plans (Attachment 5). Elements one, three, and four of the proposed project, as
described below, remain unchanged from the December 11, 2019 proposal; however, elements
two and five are new, as follows:
1. Relocation of an existing two-story single-family residence from its current location at
14919 Los Gatos Boulevard to a parcel located within the Phase I project area;
2. Conversion of the relocated single-family residence to a mixed use building and addition to
the first floor and second floor of the single-family residence, with a below grade retail use,
an office use on the first floor, and a residential use on the second floor;
3. A reduction in the number of residential units for the approved building from two to one,
resulting in a total of 319 housing units for Phase I of the North 40 Specific Plan;
4. A reduction of 11 parking spaces from the surface parking lot; and
5. Increase in the total floor area from 2,370 square feet to 4,141 square feet. Of this amount,
1,517 square feet will be for the office use on the first floor and 1,530 square feet will be for
the below grade retail use.
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: North 40 Specific Plan Overlay.
2. Surrounding General Plan designations: Mixed Use Commercial across Los Gatos Boulevard
to the east, North Forty Specific Plan Overlay to the north and south, and California State
Route 17 to the west.
3. Zoning designation: North 40 Specific Plan.
4. Surrounding zoning designations: R-1:10 (Single-Family Residential) across Los Gatos
Boulevard to the east, North 40 Specific Plan to the north and south, and California State
Route 17 to the west.
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SUBJECT: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
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BACKGROUND:
The proposal includes relocating an existing single-family residence currently located at 14919
Los Gatos Boulevard to a parcel located in the Phase I project area of the North 40 Specific Plan.
The development plans for Phase I of the North 40 Specific Plan included the approval of a two-
story mixed use building located within the Transition District. The applicant proposes to
replace the approved two-story mixed use building with the relocated existing single-family
residence. The applicant is proposing to convert the single-family residence into a mixed use
building with an office use on the first floor, a residential use on the second floor, and below
grade space for a retail use. The approved mixed use building included two office spaces and
two housing units. The applicant’s proposal would include one office space, one retail space,
and one housing unit.
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. General Plan/Zoning
a. The project site is currently zoned North 40 Specific Plan, which is consistent with
the current General Plan designation, North 40 Specific Plan Overlay;
b. A reduction in the number of housing units from 320 to 319 would be consistent
with the North 40 Specific Plan designation of allowed dwelling units per acre; and
c. The proposed uses are permitted within the Transition District of the North 40
Specific Plan.
2. Lot Layout
a. Compatibility of the building layout, size of the building, and mass and scale with the
surrounding buildings.
3. Parking
a. Adequacy of parking based on the proposed uses; and
b. Appropriateness of the reduction in parking.
4. Design
a. The project plans provide the previously approved and proposed conceptual site
plans (Exhibits C and D of Attachment 5) and elevation renderings (Attachment 5);
b. Relocation of an existing structure would require approval of an Architecture and
Site application;
c. The side setback adjacent to Curtis Drive would decrease from nine feet to seven
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SUBJECT: 14919 Los Gatos Boulevard/CD-20-003
DATE: August 4, 2020
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
feet and the rear setback adjacent to South Turner Street would maintain a setback
of 12 feet; and
d. The proposed height of the building would decrease from 33 feet, seven inches to
approximately 25 feet.
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. North 40 Phase I Overall Site Plan and Photographs
5. Conceptual Plans
Distribution:
Don Capobres, 221 Bachman Avenue, Los Gatos, CA 95030
Yuki Family Farms c/o Edward Morimoto, 15945 Los Gatos Blvd., Ste. 11, Los Gatos, CA 95032
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14919 Los Gatos Boulevard
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Existing Location
Proposed Location
ATTACHMENT 1
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PLEASE TYPE OR PRINT CLEARLY
PROPERTY DETAIL:
14919 Los Gatos Boulevard, Los Gatos, CA 95032
APN 424-07-082Site Area
as the live-work buildings (A1 South) in VTM 19756, North 40 Specific Plan Area.
95030STATE CA ZIP
PHONE: NAME
ADDRESS 15495 Los Gatos Blvd. Suite 11
CA 95032QTY Los Gatos STATE ZIP
DATE SIGNATURE OF OWNER
ACKNOWLEDGMENT FORM
ject,
SIGNATURE OF OWNER DATE
APPLICATION No.
NMEV\FafiM5\PtanrJi^
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BRIEFLY DESCRIBE PROJECT:
Relocation of structure from current location at 14919 Los Gatos Blvd to the SW portion of APN 424-58-019 referred to
I hereby certify that I am the owner of record of the property described in Box #2 above, and that I approve of the action
requested herein.
I, the undersigned, fully acknowledge and understand the Conceptual Development Advisory Committee is only an
advisory body and is not empowered by the Town Council or the Planning Commission to render recommendations or decisions
regarding land use issues.
I further understand and acknowledge that any statement by the Committee that a potential land use appears consistent
with Town Policy is not an express or implied approval of a development project A project may be rejected by the Planning
Commission and/or Town Council for Inconsistency with Town policy or for other reasons In the course of the development
review process, Including public input
I further understand and acknowled
way bound In their future review of m>pfo
APPLICATION FOR PROJECT REVIEW
CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE
TOWN OF LOS GATOS - COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main St, Los Gatos, CA 95030
Phone: (408) 354-6874 FAX: (408) 354-7593
NAME OF PROPERTY OWNER: (If same as above, check here Q)
Yuki Family Farms c/o Edward Morimoto
e Conceptual Development Advisory Committee are In no
-thisjiery preliminary state of project development
APPLICANT:
NAME Don CaP°bres
ADDRESS 221 Bachman Avenue
CITY Los Gatos . .
Address of subject property:
Zonlng North 40 Specific Plan
Existing use Single family residential
$2,966.00
118.64
296.60
500.00
$3,881.24
PLPERMIT
. PLTRACK
PLANAP
(Noticing Deposit) PLPERMIT
TOTAL FEE
* * DO NOT WRITE BELOW THIS LINE
PHONE* 408-355-9920
thg^nembers ot
<neir common
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Gianandres House Move Project Description
The proposed project is to move an existing two-story single family residential building from its current location
at 14919 Los Gatos Boulevard (“Gianandres House”) to the southwest portion of APN 424-56-019 which is
commonly referred to as Buildings A1 West/live-work in the approved first phase of development in the North
40 Specific Plan Area (“Relocation Site”). The existing location and Relocation Site are shown on an aerial map
of the North 40 in Exhibit A.
The Gianandres House was constructed by the Gianandres family sometime within a few years prior to the Yuki
family acquiring land in 1945. It was never occupied until the Yuki’s purchased it. While the individual building
does not hold any official historical significance1 and there are no specific requirements for it under the North
40 Specific Plan, the Yuki Family is interested in preserving it. Recent images of the House are included in Exhibit
B.
Harmonie Park Development is developing the retail portion of the approved first phase of the North 40 and,
working with the Yuki Family, identified and performed preliminary due diligence on the Relocation Site which
is also owned by the Yuki Family. We believe relocating the Gianandres House to this location will: 1) help with
our efforts with place-making and creating an authentic feel for the new development; 2) provide a nice
transition from the residential Lark District to the mixed-use Transition District, and 3) celebrate the Family’s
multi-generational presence in Los Gatos.
The relocated house will be used as the office for Yuki family business on the ground floor and will remain as
residential use on the second floor. This is consistent with the mixed-use nature of the buildings that were
approved in Phase 1 for A1 West. In addition, we are proposing retail/commercial space in a subterranean level
(“Basement Retail”).
The impact of the project to the existing approved entitlements for the live/work units, is as follows:
•Total floor area increases from 2,370 square feet to 4,141 net quare feet. Of this, 1,517 will be for Yuki family
business office use on the ground floor and the Basement Retail would be 1,530 net leaseable SF;
•Eleven parking spaces would be lost in the Building A1 surface lot, but the overall project would still maintain
excess parking spaces versus what is required;
•The building setback from Turner St. will need to be reduced from 12’ to 10’ with a 6” roof overhang. The
North 40 Specific Plan requires a 10’ setback;
•Total open space would not change significantly (slight increase), however, additional place-making
opportunities are now available compared to the approved plans; and
•Building height would be lower. It is 33’-7” from finished grade in the approved plans. The Gianandres House
is approximately 25’ from finished grade (final height dependent upon final foundation design). The
approved site plan and proposed site plan with relocated house is attached as Exhibits C and D, respectively.
Elevations and floor plans are provided as Exhibit E.
1 According to the North 40 Specific Plan Historic Resources Technical Report, by Carey & Co., Inc., dated November 12, 2013, the
"building does not appear to be individually eligible under the NRHP/CRHR Criteria B/2, C3 or d/4” and "(c)onstructed c. 1925, the
house does not appear to be a significant example of an architectural type." ATTACHMENT 3
The approved site plan and proposed site plan with relocated house is attached as Exhibits C and D,
respectively. Elevations and floor plans are provided as Exhibit E.
EXHIBIT B – RECENT PHOTOGRAPHS OF GIANANDRES HOUSE
Figure 1 West Elevation
Figure 2 South Elevation
Figure 3 - East Elevation
Figure 4 North Elevation
CURTIS DRIVE (HALF OF STREET EXISTING)SOUTH TURNER STREET (EXISTING)WALKER STREET (EXISTING) MILLS STREET (CONTINUATION)
BUILDING SETBACK PER
TENTATIVE MAP
EX CURB
(TYP)
LOT LINE PER
TRACT 10441 FM
FACE OF CURB
BUILDING A1BUILDING A1 EASTBUILDING A2BUILDING A1 WEST
ATTACHMENT 5
CURTIS DRIVE (HALF OF STREET EXISTING)SOUTH TURNER STREET (EXISTING)WALKER STREET (EXISTING) MILLS STREET (CONTINUATION)
BUILDING SETBACK PER
TENTATIVE MAP
EX CURB
(TYP)
LOT LINE PER
TRACT 10441 FM
FACE OF CURB
BUILDING A1BUILDING A1 EASTBUILDING A2
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WWW.MBA-ARCHITECTS.NET
1176 LINCOLN AVENUE SAN JOSE CA 95125
PH 408/297-0288X13 FAX 408/297-0384 2008RELOCATE AND REMODEL EXISTING BUILDING