Item 1 - 10-14-20 Draft Mins
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: 12/09/2020 ITEM NO: 1
DRAFT
MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING
OCTOBER 14, 2020
The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a
Regular Meeting on October 14, 2020, at 4:30 p.m.
This meeting was conducted utilizing teleconferencing and electronic means consistent with
State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19
pandemic and was conducted via Zoom. All committee members and staff participated from
remote locations and all voting was conducted via roll call vote. In accordance with Executive
Order N-29-20, the public could only view the meeting online and not in the Council Chamber.
MEETING CALLED TO ORDER AT 4:30 PM
ROLL CALL
Present: Chair Rob Rennie, Vice Chair Jeffrey Barnett, Council Member Marico Sayoc, Planning
Commissioner Mary Badame, and Planning Commissioner Melanie Hanssen.
Absent: None
VERBAL COMMUNICATIONS
- None.
CONSENT ITEM (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – September 9, 2020
MOTION: Motion by Planning Commissioner Mary Badame to approve the
consent item. Seconded by Council Member Marico Sayoc.
VOTE: Motion passed unanimously.
PUBLIC HEARINGS
1. 15299 Top of the Hill Road
Conceptual Development Advisory Committee Application CD-20-005
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Requesting preliminary review of a proposal for subdivision of one lot into three lots on
property zoned RC. APN 537-24-022.
PROPERTY OWNER: Jamshidi Trust
APPLICANT: Samir Sharma
PROJECT PLANNER: Jennifer Armer
Jennifer Armer, Senior Planner, presented the staff report.
The Committee members asked questions of staff.
Applicant presented the proposed project.
Committee members asked questions of the applicant.
Opened Public Comment.
Julio Casal
- Neighbor across the street from the project site. Commented that the new house on
Lot 1 would significantly impact views of the valley, both to his property and the bikers
and walkers on Top of the Hill Road.
R. Darrell Boyle
- Neighbor and member of the board of the Kennon Water Company. Commented that
there are two unused shares for water access, but they are not associated with this
property, and so there are concerns about providing water to this property. Also
expressed concern about impacts to native vegetation, erosion, open space, and
conservation easements.
Lisa Harris
- Neighbor commented that the proposal is not consistent with the RC zone, which
creates scenic areas and protects open space, wildlife, and the watershed. Expressed
concern about adding more homes in an area that is an earthquake-induced landslide
zone, and wildland high fire hazard area.
Joe and Joanne Rodgers
- Neighbors who live close to the gated entrance of the property, and adjacent to the trail
head of the Sierra Azul Open Space. Expressed concern over the removal of the
Williamson Act and construction of two additional large homes, and the potential
precedent this would set for other nearby properties. Commented that two additional
houses would be a significant increase in water demand for the Kennon Water
Company. Expressed additional concerns about construction traffic impacts, and
alternate evacuation routes in case of a fire.
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Comments from Committee Member Mary Badame.
• She is looking for a compelling reason to change the zoning. What’s compelling is the
number of fires that California has had in 2020. This location is in a wildfire urban
interface location. This is a very high fire hazard location. Adding houses would put the
lives of residents, firefighters, and emergency responders at risk. She doesn’t think this
is the appropriate location to deviate for a zone change. She has difficulty with allowing
3 lots, or even 2 lots.
Public Comment Continued:
Todd Harris
- Commented that there is no redeeming reason for this rezoning from the RC zone,
which has been there for years, to develop two more luxury homes.
Applicant Comments:
- Regarding the Casal’s house: that part of the site steps down; they would be looking at a
predominately one-story home; and the Casal’s house is on the corner.
- Regarding the wildfire urban interface area: they focused on the existing infrastructure
and will not impact the open space area; only two new parcels are being proposed; one
parcel and home are already existing; the future Lot 3 parcel has only the existing house
as a neighbor; and the proposed sites were chosen carefully based on the topography
and the natural look and feel of Top of the Hill Road.
Public Comment Closed.
Committee members provided the following questions and comments:
• Please articulate the value of changing the zone.
Applicant: To provide housing as part of the State and County initiative.
• Concerned about the 25-year storm bioswale not being big enough. Recently the
occurrence of 25-year storms have increased in frequency. How much more would a
bigger bioswale cost?
Applicant: We’ll have to refer to the civil engineer to understand the capacity of the
existing and proposed bioswale. Based on past projects, the increase in the size of the
bioswale would not be a deterrent.
• How many homes are currently on the Top of the Hill Road? What percentage would
the traffic increase? How much more traffic would need to evacuate?
Staff: We don’t have those details, but it could be studied if a formal application was
submitted.
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•To cancel the Williamson Act contract requires findings. This may be difficult to acquire.
Findings usually deal with agricultural use which is not applicable in this case.
•The General Plan Advisory Committee is discussing no growth in the Hillside areas. The
reasons are the high fire risk and to preserve the open space.
•Of the two zoning choices HR-5 is more reasonable.
•Multiple issues regarding water runoff and geology will need to be studied and resolved.
•With all the public comments against the project, significant additional outreach is
needed.
•Concerned about the water supply. It needs to be studied by the applicant.
•Haven’t found anything compelling for a zone change.
•There are hydrology challenges regarding run-off from the steep hill and getting a water
supply up the hill.
•The General Plan update is considering zero growth in the Hillside areas due to fire risk.
The Council is allocating funds to build safer fire egress routes and trimming vegetation.
Adding homes to a high fire area and adding traffic to an evacuation is a concern.
•There is a fence ordinance in place. Fencing is discouraged due to animal migration and
flow.
•The triangular space could be left as a designated easement as open space.
•If the water tanks were put there illegally and near the property line, they may need to
move.
•The applicant would be asked to prove that the neighbor’s view would not be blocked.
•The proposed 6,000-square foot houses are very large. It may be preferable to have
something that fits in more and is less visible.
OTHER BUSINESS
-None.
ADJOURNMENT
The meeting adjourned at 5:35 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
October 14, 2020 meeting as approved by the
Conceptual Development Advisory Committee.
Sally Zarnowitz, AIA, LEED AP, Planning Manager