Item2.Staff Report with Attachments
PREPARED BY: ERIN WALTERS AND JOCELYN SHOOPMAN
Associate Planner and Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
MEETING DATE: 04/21/2022
ITEM NO: 2 TOWN OF LOS GATOS
HOUSING ELEMENT ADVISORY BOARD REPORT
DATE: April 15, 2022
TO: Housing Element Advisory Board
FROM: Joel Paulson, Community Development Director
SUBJECT: Review and Discussion of the Housing Element Site Inventory
BACKGROUND:
On February 17, 2022, the Housing Element Advisory Board (HEAB) reviewed and discussed the
Housing Element Site Inventory process; a draft map of potential parcels for inclusion in the Site
Inventory; and an overview of the Balancing Act, an online simulation-based tool for public
engagement on potential housing sites.
On March 31, 2022, a Community Meeting was held the Housing Element Site Inventory
process. The meeting provided a brief overview of the Housing Element Update process, as
well as more information about the potential sites the Town is reviewing to fulfill the required
Regional Housing Needs Allocation (RHNA) for the sixth cycle planning period of 2023-2031.
The slides that were presented during the meeting are included in Attachment 1.
DISCUSSION:
The Housing Element must include an inventory of land suitable and available for residential
development to meet the Town’s RHNA by income level. The purpose of the Housing Element’s
Site Inventory is to identify and analyze specific land (sites) that is available and suitable for
residential development in order to determine the jurisdiction’s capacity to accommodate
residential development and reconcile that capacity with the Town’s RHNA.
The Department of Housing and Community Development (HCD), with input from the
Association of Bay Area Governments (ABAG), and Metropolitan Transportation Commission
(MTC), determined the total RHNA for the 2023-2031 period. On December 16, 2021, the ABAG
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SUBJECT: Review and Discussion of the Housing Element Site Inventory
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DISCUSSION (continued):
Executive Board adopted the Final RHNA Plan: San Francisco Bay Area, 2023-2031. Los Gatos's
allocation is 1,993 units, which is broken down by income category, as shown in the table below:
Income Group Number of Units
Very Low (0-50% AMI) 537
Low (50-80% AMI) 310
Moderate (80-120% AMI) 320
Above Moderate (120%+ AMI) 826
TOTAL 1,993
*AMI is Area Median Income
To ensure that sufficient capacity exists in the Housing Element to accommodate the RHNA
throughout the eight-year planning period, HCD recommends that jurisdictions create a buffer in
the Housing Element Site Inventory of at least 15 percent more capacity than required,
especially for capacity to accommodate the lower income RHNA categories. The amount of
buffer can be relative to the degree of certainty of development for specific sites, among other
potential factors.
Town staff and the Town’s Housing Element consultant have identified 51 sites for potential
inclusion in the Initial Draft Site Inventory as shown in Attachment 2. This initial work involves
identifying sites that may have the potential for new residential development within the eight-
year timeframe of the Housing Element planning period. Factors used for site consideration
include but are not limited to the HCD Checklist, property size, recently developed,
2environmental constraints, public feedback, and property owner interest. Types of sites
include:
1. Vacant and non-vacant sites zoned for residential use;
2. Vacant and non-vacant sites zoned for nonresidential use that allow residential development
(mixed-use);
3. Nonresidential sites in the 2040 Draft General Plan Community Place Districts;
4. Projects that have residential planning entitlements and have not received building permits;
and
5. Sites on which the property owner has expressed or previously expressed interest in
residential or mixed-use redevelopment.
State law has tightened the parameters for including housing sites that were identified in a prior
Housing Element cycle, but not developed into housing. To be reused, vacant sites must be
zoned at 30 units per acre and be subject to by-right approval. For non-vacant sites, the Town
must also present substantial evidence that the contemplated development will actually occur in
the planning period.
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SUBJECT: Review and Discussion of the Housing Element Site Inventory
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DISCUSSION (continued):
In the development of the Site Inventory, the Town will include new housing units that are
currently in the pipeline and planned for development (approximately 202 units currently); and
new Accessory Dwelling Units (ADUs) that are expected to be built in the next eight years based
on recent production numbers (200 units).
Community Meeting
On March 31, 2022, a Community Meeting was held for the public to review and provide input
on potential sites for inclusion in the Site Inventory. The Balancing Act tool and Housing Element
Update website site surveys were introduced at the Community Meeting and are available
online for the public to interact and provide input as to which sites should or should not be
included in the Site Inventory. The Balancing Act tool is an online public engagement simulation-
based tool for selecting potential housing sites to meet the Town’s RHNA requirements. The
results and analysis of the public input received to date are summarized below and provided as
Attachment 3.
Results from the Balancing Act Tool Submittals
The Balancing Act tool allows users to make choices and decide how they would like to allocate
the required RHNA of 1,993 housing units among potential sites in Town.
A total of nine submissions were received in the Balancing Act tool between March 31, 2022,
and April 14, 2022. Between that same timeframe, there were 503 visits to the website, with
an average of approximately eight and a half minutes spent on the page. Additional input will
continue to be accepted through the Balancing Act tool and will be considered throughout the
process.
The table found in Attachment 3, provides a listing of the favorability of the available sites
based on the nine submissions that have been completed. The favorability of each site has
been calculated based on the percentage of respondents that chose to allocate housing units at
a site. The “maximum capacity (# of units)” represents the maximum number of units currently
allowed for the site within the Balancing Act tool.
The following table shows the average number of units proposed by district, based on the nine
submissions that have been completed. The order of the districts in this table is based on how
much of the maximum capacity was used by the nine participants (on average).
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SUBJECT: Review and Discussion of the Housing Element Site Inventory
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DISCUSSION (continued):
Table 1. District Ranking by Percentage of Capacity
District
Average
Amount
Submitted
Maximum
Capacity for
Submittal
Percentage of
Maximum
Capacity
H. Pollard Road District 77 113 68%
E. North 40 District 457 686 67%
C. Los Gatos Lodge District 183 305 60%
J. Harwood Road District 52 94 55%
F. Lark Avenue District 107 221 48%
D. Los Gatos Boulevard District 676 1734 39%
G. Winchester Boulevard District 188 485 39%
B. North Santa Cruz Avenue District 35 108 32%
A. Downtown District 65 209 31%
I. Union Avenue District 62 205 30%
Results from the Housing Element Update Website Site Surveys
There were a total of 109 site surveys completed by the public between March 30, 2022, and
April 14, 2022. The following questions were asked as a part of the individual site surveys:
1. Overall, how do you feel about this site being identified for future housing?
2. Can you say more about why you feel that way?
3. What types of future housing do you envision for this site?
4. What types of future housing do you envision for this site? Other, please specify.
The table found in Attachment 4 summarizes the favorability of sites with a numerical score
based on the survey questions, where respondents could choose between, “unhappy,”
“neutral,” or “happy.” The “unhappy” responses were given a score of zero, the “neutral”
responses were given a score of one, and the “happy” responses were given a score of two.
The score was then averaged between the number of respondents to each site. Sites at the top
of the table were the most favorable among respondents (score of two), while sites at the
bottom of the table had the lowest favorability among respondents (score of zero). The sites
that received the most responses include the Los Gatos Lodge on Los Gatos-Saratoga Road (C1)
and the Rinconada Shopping Center on Pollard Road (H1-H3).
The Balancing Act tool and online site surveys remain available to the public on the Town’s
Housing Element website, www.EngageLosGatosHousing.com. The online engagement tools
allow for continued public participation in the Town’s site selection process. Engagement and
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SUBJECT: Review and Discussion of the Housing Element Site Inventory
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DISCUSSION (continued):
input on the proposed sites and/or recommendations on additional sites are strongly
encouraged.
Site Consideration
Staff and the Town’s Housing Element consultant have identified sites for potential inclusion in
the Initial Draft Site Inventory, Attachment 2.
The following questions are provided to guide the HEAB discussion of whether the sites
identified in the Initial Draft Site Inventory are appropriate:
1. Which sites should remain in the Initial Draft Site Inventory?
2. Which sites, if any, should be removed from the Initial Draft Site Inventory?
3. Are there additional sites that should be added to the Initial Draft Site Inventory?
Attachment 7 contains comments from a Board Member.
NEXT STEPS:
Future work by the HEAB will include reviewing the income category distribution between the
selected sites to meet RHNA requirements. Following the HEAB’s selection of sites to be
included in the Draft Site Inventory, it will be forwarded to the Town Council for discussion and
consideration prior to the HEAB’s continued work on the draft Housing Element.
Staff will be sending out the property interest forms (Attachment 6) to the property owners of
the sites selected in the Initial Draft Site Inventory to garner their interest in providing housing
on their property. Property owner interest forms are also available on the Town’s website
www.EngageLosGatosHousing.com.
PUBLIC COMMENTS:
Attachment 8 includes public comments received by 11:00 a.m. on Friday, April 15, 2022.
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SUBJECT: Review and Discussion of the Housing Element Site Inventory
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Attachments:
1. March 31, 2022, Housing Element Community Meeting Slides
2. Initial Draft Site Inventory
3. Results from the Balancing Act Tool Submittals
4. Results from the Housing Element Update Website Site Surveys
5. Individual Results from the Housing Element Update Website Site Surveys
6. Property Owner Interest Form
7. Board Member Comments
8. Public Comments Received by 11:00 a.m., Friday, April 15, 2022.
6th Cycle Housing Element Update
Community Meeting
March 31, 2022
ATTACHMENT 1
engagelosgatoshousing.com
Introductions
▪Joel Paulson, Community Development Director
▪Jennifer Armer,Planning Manager
▪Jocelyn Shoopman, Associate Planner
▪Ande Flower, Principal Planner, EMC Planning Group
▪Tamela Fish, Zoom Coordinator
▪lee robinson, be the diversity
▪Kristin Masters, Santa Cruz Nonviolent Communication
▪Rachel Cain, More Sky Less Ceiling
▪Lauren Hoerr, Associate Planner, EMC Planning Group
▪Kris Kifer, Santa Cruz Nonviolent Communication
2
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Agenda
▪Part 1: Housing Element Update Overview
▪Part 2: The Importance of Equity
Short Q&A Session
▪Part 3: The Town’s Strategy for Sites Overview
Ways to Provide Feedback
▪Part 4: Q&A Session
3
Goal: Create a Common Understanding
EngageLosGatosHousing.com
4
Dedicated Housing Element Website
engagelosgatoshousing.com
Zoom Logistics: Calling In
▪Call +1-877 402 9753
▪Conference code: 602463
▪During live Q&A session:
▪*9 to raise your hand.
▪*6 to unmute yourself to speak
once we have called on you.
5
engagelosgatoshousing.com
Zoom Logistics: Q&A Tool
As an attendee, you may submit questions at any time.
Panelists may reply to your question directly in the Q&A tool or wait to
answer it during one of the Q&A sessions.
6
engagelosgatoshousing.com
Zoom Logistics: Raise Hand Tool
Panelists will ask attendees to raise their hand in response to some
questions throughout the presentation.
Later on, attendees can use the Raise Hand tool to ask a question
during the live Q&A session.
7
Part 1:
Overview of the
Housing Element Update
EngageLosGatosHousing.com
Live Poll #1
9
How often have you joined this
kind of public meeting about
planning policy?
engagelosgatoshousing.com
What is a Housing Element?
▪Visionary yet detailed policy document.
▪One chapter of the General Plan.
▪Required by State law to be updated every 8 years.
▪Setting the stage to accommodate existing and projected
future housing needs for people of all income groups.
10
engagelosgatoshousing.com
What is a Housing Element?
▪Selects sites where new housing should go.
▪Selects how many units could be built on potential sites.
▪Outlines programs and policies to encourage development.
▪The Town doesn’t build the housing.
11
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General Roles for Every Jurisdiction
12
Local
Planning Commission & Town Council
Regional
ABAG: Association of Bay Area
Governments
State
HCD: State Department of Housing and
Community Development
engagelosgatoshousing.com
Roles in Los Gatos
13
Town StaffEMC Planning
Group
HEAB: Housing
Element
Advisory Board
Town
Council
Planning
Commission HCD
Public Engagement and Feedback
engagelosgatoshousing.com
What is RHNA?
Regional Housing Needs Allocation (RHNA, pronounced ‘ree-nuh’)
▪Number of homes needed now and 2023-2031
▪Varying affordability levels
14
California Department
of Housing and
Community
Development
(HCD)
Bay Area region
Association of Bay
Area Governments
(ABAG)
Town of Los Gatos
Process of RHNA Assignment
The Town’s 6th Cycle Housing Element RHNA
15
Income Group Units Percentage
Very Low Income
(<50% of AMI)537 26.9%
Low Income
(50-80% of AMI)310 15.6%
Moderate Income
(80-120% of AMI)320 16.1%
Above Moderate Income
(>120% of AMI)826 41.4%
Total 1,993 100%
AMI: Area Median Income
engagelosgatoshousing.com
Consequences of Non-Compliance
▪Limited access to State funding.
▪Lawsuits
•From State (HCD), the public, housing advocates
•Court-mandated compliance
•Legal fees
▪Court-imposed fines (up to $10,000 per day).
▪Receivership
•Suspension of local control on building matters.
•Court approval of housing developments.
16
The Town’s Housing Element Update Timeline
17
2.Leading with Equity
EngageLosGatosHousing.com
engagelosgatoshousing.com 19
Live Poll #2
20
How much do you trust that your
voice will be heard in this Housing
Element process?
engagelosgatoshousing.com
Why does the Town need to plan for more housing?
Caring for your Neighbors
Ensure fellow residents can continue to live here.
Caring for your Community
Become a more inclusive Los Gatos by creating housing
opportunities for all community members.
21
engagelosgatoshousing.com
New Legislation: AB 686
22
Affirmatively Furthering Fair Housing (AFFH)
Taking meaningful actions, in addition to combating
discrimination, that overcome patterns of segregation
and foster inclusive communities free from barriers
that restrict access to opportunity based on protected
characteristics.
engagelosgatoshousing.com
Goals of AFFH
▪Address significant disparities in housing needs and in
access to opportunity.
▪Replace segregated living patterns with truly integrated and
balanced living patterns.
▪Foster and maintain compliance with civil rights and fair
housing laws.
23
engagelosgatoshousing.com
Why does the Town need to plan for more housing?
Caring for your Neighbors
Ensure fellow residents can continue to live here.
Caring for your Community
Become a more inclusive Los Gatos by creating housing
opportunities for all community members.
24
10 Minute Question &
Answer Session
EngageLosGatosHousing.com
Part 3:
The Town’s Strategy for Sites
EngageLosGatosHousing.com
engagelosgatoshousing.com
What is a Sites Inventory?
▪One important component of the Housing Element
process and final policy document.
▪A specific list of sites that demonstrates to HCD
where and how the Town plans to accommodate
the assigned 1,993 housing units.
27
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Some Factors for Site Consideration*
Property Size
Recently Redeveloped
HCD Checklist
Property Owner InterestPublic
Feedback
Environmental Constraints
Site Additions
ADUs
SB9 Projects
Pipeline Projects
Site Reductions
*these are not comprehensive lists
engagelosgatoshousing.com
Property Owner Interest Form
29
Los Gatos property owners can
be part of the solution and
increase the likelihood of HCD
approval.
Fill out the Property Owner
Interest Form to inform the
Town of your interest in
developing housing on your
property.
https://forms.gle/Dw6TGN2P6vY3cgPW9
engagelosgatoshousing.com
General Strategies for Sites
Jurisdictions can use the following strategies to identify
additional sites:
▪Changes to the Town’s General Plan
▪Rezoning and/or
▪Adopting programs and policies
These strategies are necessary to accommodate the
full amount of housing needs allocated with RHNA.
30
Districts
for Sites
Inventor
y
31
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A: Downtown District
32
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B: North Santa Cruz Avenue District
33
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C: Los Gatos Lodge District
34
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D: Los Gatos Boulevard
District
35
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E: North Forty District
36
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F: Lark Avenue District
37
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G: Winchester Boulevard District
38
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H: Pollard Road District
39
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I: Union Avenue District
40
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J: Harwood Road District
41
Property Owner Invitation
42
If you own or represent a site in
discussion,
please raise your hand.
Ways to Provide Feedback
on Potential Sites
EngageLosGatosHousing.com
engagelosgatoshousing.com
Online Sites Surveys
44
engagelosgatoshousing.com
Property Owner Interest Form
Los Gatos property owners can be part of the
solution and increase the likelihood of HCD
approval.
Fill out the Property Owner Interest Form to
inform the Town of your interest in developing
housing on your property.
https://forms.gle/Dw6TGN2P6vY3cgPW9
45
engagelosgatoshousing.com
Balancing Act Tool
46
engagelosgatoshousing.com
Balancing Act Tool
47
Part 4:
Question & Answer Session
EngageLosGatosHousing.com
engagelosgatoshousing.com
Ground Rules
Speak from your own experience.
Share space with brevity: move-forward, move-back.
Listen to understand what matters to each speaker.
We aim for an atmosphere that is respectful
of each person’s dignity.
49
engagelosgatoshousing.com
Zoom Logistics: Raise Hand to Speak
As an attendee, you may use the Raise Hand tool to ask a question live
during this Q&A session.
If chosen, we will unmute your microphone and allow you
to ask your question to panelists.
50
engagelosgatoshousing.com
Zoom Logistics: Q&A Tool
As an attendee, if you do not feel comfortable asking a question live,
you may submit questions at any time.
Panelists may reply to your question directly in the Q&A tool or
answer it during the Q&A session as time allows.
51
engagelosgatoshousing.com
Shared Goals for Housing Element Process
Represent the Town's core values.
Represent the Town’s vision of future housing.
Create a more inclusive Los Gatos community.
Meet regional and State-mandated housing goals.
52
Live Poll #3
53
Which action(s) will you take to
share your knowledge about the
Housing Element update?
engagelosgatoshousing.com
Upcoming Events
The public is encouraged to attend the following events:
Joint Study Session: Town Council, Planning Commission, and HEAB
▪April 6th from 6:00-9:00 p.m.
▪Organized by a group of private citizens
Housing Element Advisory Board (HEAB) Meeting
▪April 21st at 7:00 p.m.
54
Thank you!
Don’t forget to take the exit survey.
engagelosgatoshousing.com
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This Page
Intentionally
Left Blank
Initial Draft Site Inventory
March 2022
Table of Contents
A. Downtown District
B. North Santa Cruz Avenue District
C. Los Gatos Lodge District
D. Los Gatos Boulevard District
E. North Forty District
F. Lark Avenue District
G. Winchester Boulevard District
H. Pollard Road District
I. Union Avenue District
J. Harwood Road District
ATTACHMENT 2
A. Downtown District
District Description: The Downtown District is composed of many retail shops, boutiques, coffee shops,
restaurants, and hotels. Being that the Downtown is the original historic center of the Town, it is
naturally home to some of the iconic architectural styles that make Los Gatos unique and has a rich
history of architectural excellence. Located within and adjacent to this District, are the Town’s Historic
Districts which are meant to honor and preserve Los Gatos’ roots as a rural foothill community. This
District is home to many outdoor public spaces including the Town Plaza Park, Los Gatos Town Hall, and
library outdoor promenade, which hosts several popular community events that draw visitors
throughout the region.
A1: Old Town Shopping Center “50 University Avenue”
Address/Parcel: 50 University Avenue
Current Zoning: C-2:LHP:PD
Description: Located on the east side of University Avenue, adjacent to retail, restaurant, office, and
residential uses.
A2
Address/Parcel: 50 Park Avenue and 61 Montebello Way (et al.)
Current Zoning: R-1D
Description: Property Owner has expressed interest in redevelopment of the residential parcels.
A3: Post Office and Parking Lot
Address/Parcel: 101 S. Santa Cruz Avenue
Current Zoning: C-2
Description: Previous interest in redevelopment of the site.
A4: Town Parking Lot
Address/Parcel: 510-44-039
Current Zoning: C-2
Description: Town parking lot at the corner of W. Main Street and Victory Lane, to the rear of the La
Canada Building.
A5
Address/Parcel: 16 Lyndon Avenue
Current Zoning: C-2
Description: Located along the northeastern portion of the Lyndon Avenue cul-de-sac.
A6: Town Parking Lot
Address/Parcel: 510-44-069
Current Zoning: C-2
Description: Town parking lot on the corner of Lyndon Avenue and W. Main Street.
A7: Vacant commercial lot
Address/Parcel: 165 Los Gatos Saratoga Road
Current Zoning: C-2
Description: The vacant commercial building is located at the corner of University Avenue and Los Gatos
Saratoga Road, it is located the Downtown parking district.
B. North Santa Cruz Avenue District
District Description: The North Santa Cruz Avenue District extends along North Santa Cruz Avenue
between Blossom Hill Road and Los Gatos-Saratoga Road, adjacent to the Downtown Los Gatos District.
Uses along North Santa Cruz Avenue vary from office and professional, retail, light industrial, and
hospitality. Various commercial uses are intermingled along North Santa Cruz Avenue, including a
national chain grocery store. The District’s eclectic mix of building types and styles sets it apart from the
more cohesive and historic architecture of the Downtown District.
B1: Los Gatos Shopping Center
Address/Parcel: 404 N. Santa Cruz Avenue (et al.)
Current Zoning: C-1
Description: A multi-tenant one story shopping center located on the east side of N. Santa Cruz Avenue,
adjacent to commercial and office use.
B2: Walgreens Square
Address/Parcel: 412 N. Santa Cruz Avenue (et al.)
Current Zoning: C-1
Description: A multi-tenant shopping center located on the west side of N. Santa Cruz Avenue, adjacent
to a gas station and office use.
C. Los Gatos Lodge District
District Description: The Los Gatos Lodge District is located on Los Gatos-Saratoga Road between Los
Gatos Boulevard and Highway 17, abutting Los Gatos High School. The 8.7-acre property consists of
three parcels containing a hotel, and a surface parking lot. The site is located within easy walking
distance to the Town’s Downtown. The original hotel was constructed in 1936 and has not undergone
significant remodeling or reconstruction since the 1970’s. The General Plan designates the property for
Mixed Use Commercial development.
C1: Los Gatos Lodge Site
Address/Parcel: 50 Los Gatos Saratoga Road (et al.)
Current Zoning: CH:PD
Description: The Los Gatos Lodge hotel site is a Planned Development and provides hotel, restaurant,
banquet, conference facilities and associated site amenities. Previous interest in redevelopment of the
site.
D. Los Gatos Boulevard District
District Description: The Los Gatos Boulevard District extends along Los Gatos Boulevard from Louise
Van Meter Elementary School north to the Town boundary with San Jose. This area was developed as an
automobile-oriented corridor with a mix of stand-alone retail and office, car dealerships, and several
neighborhood-serving shopping centers, such as Blossom Hill Pavilion, Kings Court, Cornerstone, El Gato
Village, and Los Gatos Village Square. These centers are set back far from the street with expansive
surface parking lots fronting the Boulevard. This type of development largely focused on retail centers
with limited ability to incorporate other uses, such as office and residential. Residential neighborhoods
backing the commercial corridor are primarily low-density residential, with some medium density
parcels.
D1
Address/Parcel: 15300 Los Gatos Boulevard
Current Zoning: C-1
Description: The property is located on Los Gatos Boulevard between Lark Avenue and Gateway Drive.
The property consists of two parcels containing a single-story commercial building (Ace Hardware, a
laundromat, and a dry cleaner) with a surface parking lot.
D2: Los Gatos Village Square Shopping Center
Address/Parcel: 15466 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on Los Gatos Boulevard between Los Gatos Almaden and Gateway
Drive. The property consists of one parcel containing a two-story commercial building (Trader Joe’s, Pet
Food Express, and multiple commercial and office tenants) and a parking lot.
D3: Car Dealership
Address/Parcel: 15480 Los Gatos Boulevard (et al.)
Current Zoning: CH
Description: The property is located on Los Gatos Boulevard between Los Gatos Almaden and Gateway
Drive. The two parcels contain a one-story car dealership (Buick GMC Moore) showroom, service
buildings and associated parking.
D4
Address/Parcel: 15349 Los Gatos Boulevard , 15367 Los Gatos Boulevard , 15405 Los Gatos Boulevard
Current Zoning: CH
Description: The three separate parcels are located on the westside of Los Gatos Boulevard between
Garden Lane and Chirco Drive. The parcel at 15349 Los Gatos Boulevard contains a one-story
commercial building with multi-tenants. The parcel at 15367 Los Gatos Boulevard contains a one-story
automotive service building and associated parking. The parcel at 15405 Los Gatos Boulevard contains
an existing two-story office building.
D5
Address/Parcel: 15425 Los Gatos Boulevard
Current Zoning: C-1
Description: The property is located on the westside of Los Gatos Boulevard. The parcel contains a one-
story office building. Property owner has expressed interest.
D6
Address/Parcel: 15445 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard located to the rear of the
15425 Los Gatos Boulevard property. The parcel contains a two-story health club and parking.
D7
Address/Parcel: 15475 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard. The parcel contains a one-
story restaurant (McDonalds) and associated parking.
D8: New Town Center Shopping Center
Address/Parcel: 15495 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the eastside of Los Gatos Boulevard at the corner of Los Gatos
Boulevard and Los Gatos-Almaden Road. The New Town Center is a one story and two-story building
with multiple commercial tenants including Kinkos and Erik’s Deli.
D9: El Gato Village Shopping Center
Address/Parcel: 16535 Camellia Terrace & Los Gatos Boulevard / APN: 523-02-005
Current Zoning: C-1
Description: The property is located on the eastside of Los Gatos Boulevard at the corner of Los Gatos
Boulevard and Los Gatos-Almaden Road. The El Gato Shopping Center is two parcels with a one-story
building with multiple commercial tenants including Nob Hill Foods.
D10: Jiffy Mart Shopping Center Site
Address/Parcel: 15665 Los Gatos Boulevard
Current Zoning: C-1
Description: The property is located on the southwest corner of Chirco Drive and Los Gatos Boulevard.
The Jiffy Mart Shopping Center is a one-story building with multiple commercial tenants.
D11
Address/Parcel: 15721 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard. The site contains a one-
story commercial building and associated parking lot (Sunbelt Rentals).
0
D12
Address/Parcel: 15737 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard. The site contains a one-
story commercial building and associated parking lot (Classic Burger of Los Gatos).
D13
Address/Parcel: 15751 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard. The site contains a one-
story commercial building and associated parking lot (Good Year Tire).
D14
Address/Parcel: 15771 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the northwest corner of Farley Road and Los Gatos Boulevard.
The site contains a one-story drive-thru restaurant and associated parking lot (Jack in the Box).
D15
Address/Parcel: 15795 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located at the southwest corner of Farley Road and Los Gatos Boulevard.
The site contains a one-story commercial building (Affordable Treasures).
D16
Address/Parcel: 15827 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the northwest corner of Frank Avenue and Los Gatos Boulevard.
The site contains a one-story medical office building.
D17: Cornerstone Shopping Center
Address/Parcel: 15920, 15986, 16000, and 16002 Los Gatos Boulevard
Current Zoning: C-1
Description: The property is located on the northeast corner of Los Gatos Boulevard and Blossom Hill
Road. The Cornerstone Shopping Center is made up of multiple commercial tenants including Whole
Foods and Rite Aid.
D18: Car Dealership
Address/Parcel: 620 Blossom Hill Road
Current Zoning: CH
Description: The property is located on the south side of Blossom Hill Road. The site contains a one-
story car dealership and associate parking (Los Gatos Luxury Cars).
D19: Car Dealership
Address/Parcel: 16151 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard. The site contains a one-
story car dealership and associate parking (Los Gatos Acura).
D20
Address/Parcel: 16165 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the westside of Los Gatos Boulevard west of Magneson Loop.
The site contains a two-story mixed use building.
D21
Address/Parcel: APN: 529-16-075
Current Zoning: CH
Description: The property is located behind 16165 Los Gatos Boulevard. The site contains a parking lot
for 16121 Los Gatos Boulevard.
D22
Address/Parcel: 16121 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located behind 16165 and 16121 Los Gatos Boulevard. The site contains a
single-family home.
D23
Address/Parcel: 16905 Roberts Road
Current Zoning: C-1
Description: The property is located on the north side of Roberts Road. The site contains a one-story
commercial building adjacent to single family residences.
D24
Address/Parcel: 16185 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the west side of Roberts Road. The site contains a two-story
commercial building with multi office tenants (Yoga Source).
D25: Skate Shop
Address/Parcel: 16203 Los Gatos Boulevard
Current Zoning: CH
Description: The property is located on the northwest corner of Los Gatos Boulevard and Roberts Road.
The site contains a one-story retail building and auto service station. Previous interest in redevelopment
of the site.
D26: Kings Court Shopping Center
Address/Parcel: 700 Blossom Hill Road, 750 Blossom Hill Road, 16100 Los Gatos Boulevard ,
Current Zoning: C-1
Description: The property is located on the southeast corner of Los Gatos Boulevard and Blossom Hill
Road. The Kings Court Shopping Center is a one-story center made up of multiple commercial tenants
including Lunardi’s, CVS Pharmacy, and Bank of America and a gas/carwash station at the corner.
D27
Address/Parcel: 16250 Los Gatos Boulevard
Current Zoning: C-1
Description: The property is located on the southeast corner of Los Gatos Boulevard and Shannon Road.
The site contains a one-story commercial building with an existing gym use (Orange Theory).
D28
Address/Parcel: 16492 Los Gatos Boulevard and APN: 532-07-086
Current Zoning: C-1
Description: The property is located on the eastside of Los Gatos Boulevard between Spencer Avenue
and Shannon Road. The site contains a one-story gas and service station and a vacant lot. Previous
interest in redevelopment of the site.
b
E. North Forty District
District Description: The North Forty District is bounded by Los Gatos Boulevard to the east, State Route
17 to the west, Lark Avenue to the south, and State Route 85 to the north. Phase I of the North Forty
Specific Plan Area consists of residential and commercial uses on the areas adjacent to Los Gatos
Boulevard and Lark Avenue. Phase II of the North Forty Specific Plan Area currently consists of pockets
of existing residential uses along Los Gatos Boulevard and within the Specific Plan Area along Bennett
Way and Burton Road, and former agriculture uses contained in the areas’ interior. There are
residential neighborhoods, commercial uses, and office buildings to the south and east of the district.
E1: N40 Phase II: Remaining Approximate 20 Acres under Specific P lan
Address/Parcel: 424-07-009, -010, -115, -116, -052 through -054, -063 through -065, 081, -094, and -095
Current Zoning: North Forty Specific Plan Area
Description: Located at the northern end of the North Forty Specific Plan Area, approximately 20 acres
remain undeveloped. Phase I of the North Forty is currently under construction with residential units
and commercial buildings.
F. Lark Avenue District
District Description: The Lark District extends from Lark Avenue and Oka Drive, east to the Los Gatos
Creek Trail. The area includes most of the Town’s industrial uses and office complexes, as well as
primary frontage to the enormously popular Los Gatos Creek Trail. Office parks in this area are
reminiscent of the technology boom in the early 1980s, containing single-story. The district is currently
surrounded by a mix of low and medium density residential.
F1: Oka Road
Address/Parcel: 424-08-057, 424-08-029, 424-08-059, 424-08-060, 424-08-058, 424-08-017, 424-08-021
Current Zoning: R-1:8
Description: Located to the east of the Addison-Penzak Jewish Community Center and across Oka Road,
bordered by State Route 17.
F2: Oka Road
Address/Parcel: 424-08-074
Current Zoning: R-M:5-12
Description: Located to the north of the Addison-Penzak Jewish Community Center.
G. Winchester Boulevard District
District Description: The Winchester Boulevard District is focused on the intersection of Winchester
Boulevard and Knowles Drive, bordering the City of Campbell. This district also includes office and
medical uses adjacent to Netflix and El Camino Hospital. This area is home to a complex and eclectic mix
of architectural styles and development types. Existing commercial uses at the Vasona Station shopping
center, office, medical, and residential developments are compartmentalized and disconnected from
each other. Winchester Boulevard, the primary arterial in the district, is a wide thoroughfare with
moderate traffic speeds which impede a more pedestrian-oriented environment.
G1: Affordable Housing Overlay Zone (AHOZ Site)
Address/Parcel: 110 Knowles Drive
Current Zoning: CM: AHOZ
Description: Located on the south side of Knowles Drive, north of the Aventino Apartments.
G2: Vasona Station Shopping Center
Address/Parcel: 14101-14109 Winchester Boulevard
Current Zoning: C-1
Description: Located at the intersection of Knowles Drive and Winchester Boulevard, the Vasona Station
shopping center is east of Capri Drive.
G3: Old Courthouse Site - Owned by El Camino Hospital – Will be Removed
Address/Parcel: 375 Knowles Drive
Current Zoning: O
Description: Located at the corner of Capri Drive and Knowles Drive, to the east of the El Camino
Hospital.
H. Pollard Road District
District Description: The Harwood Road District is focused on the intersection of Harwood Road and
Blossom Hill Road, bordering the City of San Jose and anchored by the Blossom Hill Square Shopping
Center. The layout of the center is automobile-oriented with a street fronting parking lot with access
points on both sides of the intersection. This commercial center serves residents of Los Gatos and San
Jose. The district is surrounded primarily by low-density residential, intermixed with a few medium-
density residential parcels. Nearby residents utilize the center for convenient shopping. Nearby Noddin
Elementary School in San Jose educates the neighborhood youth of both Los Gatos and San Jose and
adds to the sense of community.
H1: Rinconada Shopping Center (corner)
Address/Parcel: 407-33-017
Current Zoning: C-1
Description: Small service-focused commercial building at the intersection of Pollard Road and More
Avenue.
H2: Rinconada Shopping Center (grocery)
Address/Parcel: 407-33-016
Current Zoning: C-1
Description: Safeway grocery store located off of Pollard Road.
H3: Rinconada Shopping Center (multi-use strip commercial)
Address/Parcel: 40733024
Current Zoning: C-1
Description: Multi-use within the L-shaped strip commercial section of the Shopping Center site.
I. Union Avenue District
District Description: The Union Avenue District is focused on the intersection of Union Avenue and Los
Gatos-Almaden Road, bordering the City of San Jose. This District is anchored by the Downing Center,
which is designed as an automobile-oriented shopping center with street-fronting parking and access
points on either side of the center. This commercial center is anchored by a national chain grocery store
and serves the daily needs of Los Gatos and San Jose residents. Nearby Union Middle School and Alta
Vista Elementary School enhance the sense of community, serving the youth of both Los Gatos and
nearby San Jose neighborhoods.
I1: Gas Station and Office Building
Address/Parcel: 527-49-048 and -049
Current Zoning: C-1
Description: Located at the corner intersection of Los Gatos-Almaden Road and Leigh Avenue, adjacent
to the east is Leigh High School. The property owner has expressed interest.
I2: Downing Center
Address/Parcel: 523-41-035 and -036
Current Zoning: C-1
Description: Located at the corner of Los Gatos-Almaden Road and Union Avenue, east of Union Middle
School.
J. Harwood Road District
District Description: The Harwood Road District is focused on the intersection of Harwood Road and
Blossom Hill Road, bordering the City of San Jose and anchored by the Blossom Hill Square Shopping
Center. The layout of the center is automobile-oriented with a street fronting parking lot with access
points on both sides of the intersection. This commercial center serves residents of Los Gatos and San
Jose. The district is surrounded primarily by low-density residential, intermixed with a few medium-
density residential parcels. Nearby residents utilize the center for convenient shopping. Nearby Noddin
Elementary School in San Jose educates the neighborhood youth of both Los Gatos and San Jose and
adds to the sense of community.
J1
Address/Parcel: 527-32-028
Current Zoning: C-1
Description: Located at the intersection of Harwood Road and Blossom Hill Road, the site contains a
Chevron gas station and commercial building.
J2
Address/Parcel: 527-32-031
Current Zoning: C-1
Description: Located south side of Blossom Hill Road at the intersection of Harwood Road and Blossom
Hill Road, south of Noddin Elementary School.
This Page
Intentionally
Left Blank
Results from Balancing Act Tool Submittals
Site ID Address/APN Favorability
Average # of
Units Desired
by Nine
Respondents
Maximum
Capacity
(# of Units)
D25 Skate Shop 16203 Los Gatos Blvd. 78% 2 30
A5 16 Lyndon Ave. 67% 2 7
D26 Kings Court
Shopping Center
700 Blossom Hill Rd. (et
al.) 67% 60 312
D27 Orange
Theory 16250 Los Gatos Blvd. 67% 1 11
D28
16492 Los Gatos Blvd.
(et al.) 67% 1 12
A3 Post Office and
Parking Lot 101 S. Santa Cruz Ave. 56% 9 24
A6 Town Parking
Lot 510-44-069 56% 2 10
D13 15751 Los Gatos Blvd. 56% 2 15
D15 15795 Los Gatos Blvd. 56% 2 24
D16 15827 Los Gatos Blvd. 56% 2 24
D17 Cornerstone
Shopping Center
15920 Los Gatos Blvd.
(et al.) 56% 43 175
D20 16165 Los Gatos Blvd. 56% 2 10
D24 16185 Los Gatos Blvd. 56% 4 30
G1 Affordable
Housing Overlay
Zone (AHOZ Site) 110 Knowles Dr. 56% 96 288
A1 Old Town
Shopping Center
"50 University" 50 University Ave. 44% 31 120
A2
50 Park Avenue and 61
Montebello Way (et al.) 44% 10 20
A4 Town Parking
Lot 510-44-039 44% 6 18
A7 Vacant
commercial lot
165 Los Gatos Saratoga
Rd. 44% 4 10
B1 Los Gatos
Shopping Center
404 N. Santa Cruz Ave.
(et al.) 44% 15 66
D10 Jiffy Mart
Shopping Center
Site 15665 Los Gatos Blvd. 44% 15 36
ATTACHMENT 3
Results from Balancing Act Tool Submittals
Site ID Address/APN Favorability
Average # of
Units Desired
by Nine
Respondents
Maximum
Capacity
(# of Units)
D12 15737 Los Gatos Blvd. 44% 4 15
D14 15771 Los Gatos Blvd. 44% 5 20
D8 New Town
Center Shopping
Center
15495 Los Gatos Blvd.
(et al.) 44% 51 135
G2 Vasona Station
Shopping Center
14101-14109
Winchester Blvd. 44% 65 132
G3 Old Courthouse
Site - Owned by El
Camino Hospital 375 Knowles Dr. 44% 26 65
I2 Downing Center 523-41-035 and -036 44% 53 189
B2 Walgreens
Square
421 N. Santa Cruz Ave.
(et al.) 33% 20 42
D11 15721 Los Gatos Blvd. 33% 13 35
D18 Car
Dealership 620 Blossom Hill Rd. 33% 50 90
D19 Car
Dealership 16151 Los Gatos Blvd. 33% 67 125
D21 529-16-075 33% 3 5
D22 16121 Los Gatos Blvd. 33% 3 6
D23 16905 Roberts Rd. 33% 5 15
D6 15445 Los Gatos Blvd. 33% 18 55
D7 15475 Los Gatos Blvd. 33% 21 54
D9 El Gato Village
Shopping Center
16535 Camellia Terrace
(et al.) 33% 9 20
H1 Rinconada
Shopping Center
(corner) 407-33-017 33% 5 8
J1 527-32-028 33% 6 14
C1 Los Gatos
Lodge Site
50 Los Gatos Saratoga
Rd. (et al.) 22% 183 305
D2 Los Gatos
Village Square
Shopping Center 15466 Los Gatos Blvd 22% 72 130
F1 Oka Road 424-08-057 (et al.) 22% 69 144
F2 Oka Road 424-08-074 22% 38 77
Results from Balancing Act Tool Submittals
Site ID Address/APN Favorability
Average # of
Units Desired
by Nine
Respondents
Maximum
Capacity
(# of Units)
H2 Rinconada
Shopping Center
(grocery) 407-33-016 22% 30 45
I1 Gas Station and
Office Building 527-49-048 and -049 22% 9 16
J2 527-32-031 22% 45 80
D1 15300 Los Gatos Blvd 11% 44 55
D3 Car Dealership
15480 Los Gatos Blvd
(et al.) 11% 103 155
D4
15349 Los Gatos Blvd
(et al.) 11% 53 100
D5 15425 Los Gatos Blvd 11% 21 40
E1 N40 Phase II:
Remaining
Approximate 20
Acres under
Specific Plan 424-07-009 (et al.) 11% 457 686
H3 Rinconada
Shopping Center
(multi-use strip
commercial) 407-33-024 11% 42 60
ADUs (Locked) Various Locations N/A N/A 200
Pipeline Projects
(Locked) Various Locations N/A N/A 202
Data Collected between March 31 and April 14, 2022
This Page
Intentionally
Left Blank
Results from the Housing Element Update Website Site Surveys
Site Site Name Site Address/APN
Favorability
Rating
Number of
Respondents
I1 Gas Station and Office Building 274-49-048 and -049 2.00 4
D5 15425 Los Gatos Blvd. 2.00 3
D6 15445 Los Gatos Blvd. 2.00 3
J1 527-32-028 2.00 3
D7 15475 Los Gatos Blvd. 2.00 2
D8 New Town Center Shopping Center
15495 Los Gatos Blvd.
(et al.) 2.00 2
G1
Affordable Housing Overlay Zone (AHOZ
Site) 110 Knowles Dr. 2.00 2
G3
Old Courthouse Site - Owned by El Camino
Hospital 375 Knowles Dr. 2.00 2
I2 523-41-035 and -036 2.00 2
D12 15737 Los Gatos Blvd. 2.00 1
D13 15751 Los Gatos Blvd. 2.00 1
E1
N40 Phase II: Remaining Approximate 20
Acres under Specific Plan
424-07-009, -010, -
115, -116, -052
through -054, -063
through -065, 081, -
094, and -095 2.00 1
F2 Oka Road 424-08-074 2.00 1
J2 527-32-031 1.75 4
C1 Los Gatos Lodge Site
50 Los Gatos Saratoga
Rd. 1.67 9
D3 Car Dealership
15480 Los Gatos Blvd.
(et al.) 1.50 4
D4
15349 Los Gatos Blvd.
(et al.) 1.50 4
D10 Jiffy Mart Shopping Center Site 15665 Los Gatos Blvd. 1.33 3
D11 15721 Los Gatos Blvd. 1.33 3
H3
Rinconada Shopping Center (multi-use strip
commercial) 407-33-024 1.00 6
D2 Los Gatos Village Square Shopping Center 15466 Los Gatos Blvd. 1.00 2
D9 El Gato Village Shopping Center
16535 Camellia
Terrace (et al.) 1.00 2
D14 15771 Los Gatos Blvd. 1.00 2
G2 Vasona Station Shopping Center
14101-14109
Winchester Blvd. 1.00 2
F1 Oka Road 424-08-057 (et al.)1.00 1
H2 Rinconada Shopping Center (grocery) 407-33-016 0.83 6
ATTACHMENT 4
Results from the Housing Element Update Website Site Surveys
Site Site Name Site Address/APN
Favorability
Rating
Number of
Respondents
H1 Rinconada Shopping Center (corner) 407-33-017 0.80 6
A2
50 Park Avenue, 61
Montebello Way 0.75 4
A3 Post Office and Parking Lot 101 S. Santa Cruz Ave. 0.67 3
B1 Los Gatos Shopping Center
404 N. Santa Cruz
Ave. (et al.) 0.67 3
B2 Walgreens Square
421 N. Santa Cruz
Ave. (et al.) 0.67 3
D1
15300 Los Gatos Blvd.
(et al.) 0.67 3
A4 Town Parking Lot 510-44-039 0.25 4
A5 16 Lyndon Ave. 0.00 2
A1 Old Town Shopping Center "50 University" 50 University Ave. 0.00 1
A6 Town Parking Lot W Main St. 0.00 1
A7 Vacant Commercial Lot
165 Los Gatos
Saratoga Rd. 0.00 1
* Data Collected between March 31, 2022, and April 14, 2022
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why you
feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
I1 Gas Station and
Office Building
274-49-48
and -049
Happy To provide additional housing Live/Work
Happy Live/Work
Happy Live/Work
Happy Mixed-Use
D5 15425 Los
Gatos Blvd.
Happy If property owner is amenable
to it, why not? It adds density
without affecting historic
downtown, bringing more
amenities for all
residents to enjoy.
Live/Work,
Mixed-Use
Happy Mixed-Use
Happy Mixed-Use
D6 15445 Los
Gatos Blvd.
Happy I like the health club, but
housing would be
good here too.
Live/Work,
Mixed-Use
Happy Mixed-Use
Happy Mixed-Use
J1 527-32-028 Happy Adding more housing Live/Work
Happy Live/Work,
Mixed-Use
Happy Live/Work
D7 15475 Los
Gatos Blvd.
Happy Less junk food, more neighbors.
Win-win.
Live/Work,
Mixed-Use
D8 New Town Center
Shopping Center
15495 Los
Gatos Blvd. (et
al.)
Happy We are frequent patrons of the
martial arts studio here and the
coffee shop. Love them both!
perhaps both could be
incorporated into a denser
mixed-use
development.
Live/Work,
Mixed-Use
Happy Mixed-Use
ATTACHMENT 5
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why you
feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
G1 Affordable
Housing Overlay
Zone (AHOZ
Site)
110 Knowles
Dr.
Happy Single-
Family
Happy Townhouses
G3 Old Courthouse
Site - Owned by
El Camino
Hospital
375 Knowles
Dr.
Happy Yes, something should be
developed here.
Mixed-Use
Happy Live/Work
I2 523-41-035 and
-036
Happy We are leaving in the vicinity of
the intersection and having a gas
station in this
area is not relevant
Housing only. No commercial
Happy Mixed-Use
D12 15737 Los
Gatos Blvd.
Happy I really like the restaurant and
hope it remains, but if owner
wants to redevelop, housing is a
great use.
Live/Work,
Mixed-Use
D13 15751 Los
Gatos Blvd.
Happy Replace all the car- focused
bldgs with underground
parking, residential mixed-use!
Would make this area of town
more interesting and
pedestrian-friendly.
Live/Work,
Mixed-Use
E1 N40 Phase II:
Remaining under
Specific Plan
424-07-009,
-010, -115,
-116, -052
through -054, -
063 through -
065, 081, -094,
and -095
Happy Mixed-Use
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why you
feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
F2 Oka Road 424-08-074 Happy Duplexes,
Triplexes,
Courtyard
Apartments
J2 527-32-031 Neutral That part of down is desperate
for access to daily amenities like
grocery, pharmacy, restaurants.
You have to drive everywhere if
you live in Belwood
area.
Mixed-Use
Happy More housing Live/Work
Happy Live/Work,
Mixed-Use
Happy Live/Work
C1 Los Gatos Lodge
Site
50 Los Gatos
Saratoga Rd.
Happy Live/Work
Happy Multi-Family
Neutral Lodge location seems good.
Hard to tell exactly where other
locations are.
Absolutely NO additional traffic
should enter on to Bella Vista. It
is a bike and walking route to
downtown. Concerned about
additional traffic backing up
even more
on Hwy 9
Live/Work
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
C1
Con’t
Los Gatos Lodge
Site
50 Los Gatos
Saratoga Rd.
Happy We live off of Wheeler, so just
up the hill in the neighborhood. I
would be really happy to have
new neighbors in this walkable
area. I would also like the
amenities (restaurants, small
shops, or etc.) that come with
increased
density.
Mixed-Use Whatever goes in this
parcel, the traffic lights
coming from the freeway
up the hill to LG Blvd need
to be addressed - traffic
backs up there for multiple
cycles around the 7:45-
8:30 school rush, and
sometimes again in the
evenings.
Neutral Freeway on/off access needs to
be updated to current standards.
Dangerous without hundreds of
cars coming and going from
this site without it.
Live/Work
Neutral This will add to tremendous
traffic but other sites suggested
are ridiculous
Live/Work
Happy appropriate for development if it
is not heavy and traffic is
controlled.
Mixed-Use
Happy This site makes sense because it
is currently wasted land. The
lodge doesn’t get much use. The
location is perfect for housing
because of walking distance to
downtown and the high school.
Likely there would need to be
road improvements for
added traffic.
Live/Work
Happy Housing community, with
green space & parking for
all residents
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
D3 Car Dealership 15480 Los
Gatos Blvd. (et
al.)
Happy Adding density along major
road is a good way to do it
without impacting neighbors
much. Have seen this work well
in Mountain View.
Redeveloping this site in
particular would de-emphasize
cars and promote sustainability,
another Town goal.
Live/Work,
Mixed-Use
Unhappy So, putting expensive housing in
place of working
business….why?
Leave the business be
Happy This would make a perfect site
for redevelopment. The site has
been empty for decades. Along
main corridor for easy
access.
Live/Work
D4 15349 Los
Gatos Blvd. (et
al.)
Happy If property owner is amenable
this would be a great site for tall
apartments - denser road
corridors bring more amenities
for
everyone to use.
Live/Work,
Mixed-Use
Happy Mini Santana Row Mixed-Use
Happy Vacant and empty buildings
with large empty parking lots
could be easily converted to
housing. Along main corridor for
easy access.
Live/Work
Unhappy Next to neighbors, low profile,
less density
See above
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
D10 Jiffy Mart
Shopping Center
Site
15665 Los
Gatos Blvd.
Happy I really like the iconic (art deco?)
"thing with holes" on current
bldg, perhaps similar
architecture could be put here
when it's denser. More residents
above similar commercial
tenants
would be great!
Mixed-Use
Unhappy Again, getting rid of
JOBS!.
Leave the jobs
Happy Live/Work,
Mixed-Use
D11 15721 Los
Gatos Blvd.
Happy If property owner is interested,
why not? Adding residents here
without sacrificing
historic parts of town.
Live/Work,
Mixed-Use
Unhappy You people are insane Leave it alone
Happy Live/Work
H3 Rinconada
Shopping Center
(multi-use strip
commercial)
407-33-024 Unhappy Losing access to nearby stores
and banking (atm), capability to
stroll to ice cream store. Good
hispanic
food.
None
Happy Mixed-Use
Unhappy Right next to a school, will
negatively impact
businesses and residents in this
area
Not an appropriate
location as it’s not close
to any relevant transit hub
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
H3
Con’t
Rinconada
Shopping Center
(multi-use strip
commercial)
407-33-024 Happy It is currently wasted space.
Many store fronts are vacant.
Much of the parking lot remains
empty a majority of the time.
There is already existing
planned developments
neighboring the site. It could
become retail/housing like El
Paseo re-development
Mixed-Use
Unhappy Saratoga and LG need to
coordinate. Each is proposing to
eliminate essential commercial
businesses for local
neighborhoods which will result
in having to drive distances for
basics. This area is extremely
busy during school yr - lots of
kids &cars
None. But if it does happen
it MUST be mixed use or
you will be taking away all
our shopping options nearby
- between LG & Saratoga
building housing where
existing essential services
exist we won’t have
anywhere to shop or eat
locally. More people
competing for limited
resources.
Happy Mixed-Use
D2 Los Gatos Village
Square Shopping
Center
15466 Los
Gatos Blvd.
Happy If property owner wants to sell
or redevelop, I think densifying
housing along major road
corridor is good way to do it
with minimal impact to existing
residents. Would hope they
could keep a grocery store in,
to serve all the new
residents.
Mixed-Use
Unhappy It works as it is. Very busy
shopping center.
Remain same.
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future housing
do you envision for this site?
(Other, please specify).
D9 El Gato Village
Shopping Center
16535
Camellia
Terrace (et al.)
Happy Would love to add residents
along busy road corridor,
protecting feel of historic parts
of town. Also, grocery store
could remain a ground- floor
tenant in mixed-
use setting.
Mixed-Use
Unhappy Remain same.
D14 15771 Los
Gatos Blvd.
Unhappy This highly used shopping
center is always full, and the
parking and restaurants are
needed for the surrounding
businesses and homes.
Do not develop.
Do not develop this site,
leave as is.
Happy Mixed-Use
F1 Oka Road 424-08-057 (et
al.)
Neutral Isn’t this behind the Los Gatos
Swim and Racket Club and not
the JCC? The two clubs are on
opposite sides of the road and
the LGSR has two pools as
shown in bird’s eye
view.
Duplexes Condos/Apartments
H2 Rinconada
Shopping Center
(grocery)
407-33-016 Unhappy Losing access to nearby grocery
and other stores. Longer drive
required for daily needs and
more traffic
close to our home.
None
Neutral Mixed-Use
Unhappy Do not get rid of our local
Safeway. We will have to drive
further which exacerbates
traffic situation
Not an appropriate
location as it’s not close to
any relevant transit hub
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future
housing do you envision for
this site? (Other, please
specify).
H2
Con’t
Rinconada
Shopping Center
(grocery)
407-33-016 Happy It is currently wasted space.
Many store fronts are vacant.
Much of the parking lot remains
empty a majority of the time.
There is already existing
planned developments
neighboring the site. It could
become retail/housing like El
Paseo re-development
Mixed-Use
Unhappy If Safeway is gone then I would
have to drive to do grocery
shopping.
Taking commercial properties
that provide essential services
makes no sense as it would force
the local residents to drive to
other areas for these services.
Counterintuitive.
None - leave Safeway as is.
In fact, it would be nice if it
was a larger store.
Happy Mixed-Use
H1 Rinconada
Shopping Center
(corner)
407-33-017 Unhappy Losing access to nearby
stores
None
Unhappy Not an appropriate
location as it’s not close
to any relevant transit
hub
Happy It is currently wasted space.
Many store fronts are vacant.
Much of the parking lot remains
empty a majority of the time.
There is already existing
planned developments
neighboring the site. It could
Mixed-Use
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future
housing do you envision for
this site? (Other, please
specify).
H1
Con’t
Rinconada
Shopping Center
(corner)
407-33-017 become retail/housing like El
Paseo re-development
Unhappy What kind of housing can you
really put on that small plot?
Not that I like it, but school
parents plug up the parking area
every day for drop off and pick
up. Very busy with kids and
cars. Fix that problem first -
Pollard is a mess at those
times.
Mixed-Use
Happy Mixed-Use
A2 50 Park
Ave., 61
Montebello
Way
Happy Duplexes
Neutral A post office needs to be
somewhere.
Duplexes
Unhappy These areas are already heavily
congested and do not need any
more
people living here.
No added people in this
area, already too crowded
with traffic.
Unhappy Too dense already Single-
Family
A3 Post Office and
Parking Lot
101 S. Santa
Cruz Ave.
Unhappy Downtown area does not need
any more development or
density because of
traffic.
No more density in this area
please
Happy Mixed-Use
Unhappy Downtown is already
too crowded
No
B1 Los Gatos
Shopping Center
404 N. Santa
Cruz Ave. (et
al.)
Unhappy This area and intersection is
already too congested with
traffic.
Too congested already with
traffic, take it off the list.
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future
housing do you envision for
this site? (Other, please
specify).
B1
Con’t
Los Gatos
Shopping Center
404 N. Santa
Cruz Ave. (et
al.)
Happy Live/Work
Unhappy Already so congested No
B2 Walgreens
Square
421 N. Santa
Cruz Ave. (et
al.)
Happy Live/Work,
Mixed-Use
Unhappy None
Unhappy Already too congested No
D1 15300 Los
Gatos Blvd. (et
al.)
Happy Densifying along major road
corridors seems like a way to do
it without impacting too many
existing neighbors. I just want
to see Ace remain (perhaps as
ground floor of a multi-story
apartment bldg?)
Mixed-Use
Unhappy Getting rid of
businesses?
Leave as is
Unhappy Remain the same.
A4 Town Parking
Lot
510-44-039 Unhappy The parking is needed
downtown
Leave it parking
Unhappy Traffic is already too congested
in this area, and more parking is
needed
No development here
Neutral The site prior to being a parking
lot was mixed use. One of the
businesses on the site was a
laundry. The owners lived on
site. Be prepared to find solvent
residue on the site. Revise the
setback and height limits, or no
project will
work.
Mixed-Use
Unhappy Need parking downtown for
towns economy, already too
crowded
No
Individual Results from the Housing Element Update Website Site Surveys
Site Site Name Site
Address/APN
Overall, how do
you feel about
this site being
identified for
future housing?
Can you say more about why
you feel that way?
What types
of future
housing do
you
envision for
this site?
What types of future
housing do you envision for
this site? (Other, please
specify).
A5 16 Lyndon Ave. Unhappy This area is already too
congested, not
development here.
No development here, too
congested
Unhappy No
A1 Old Town
Shopping Center
"50 University"
50 University
Ave.
Unhappy Definitely NO! This is a historic
school that should not be
touched. The limited parking is
also needed. This historic school
is intertwined with Los Gatos
history. Be responsible and take
it
off your list.
Leave it alone, it is a
precious historic resource.
Unhappy Important to Los Gatos
history and atmosphere
Do not build in this space
Unhappy This site needs to be left alone.
There is too much traffic here
already. This is also an
important site in Los Gatos
History. An iconic school that is
historic.
Do not develop this site,
lawsuits would follow.
Unhappy No housing
Unhappy Preserve downtown, too dense,
crowded as
is
No
A6 Town
Parking Lot
W. Main St. Unhappy No
A7
Commercial Lot
165 Los Gatos
Saratoga Rd.
Unhappy No
* Data Collected between March 31, 2022, and April 14, 2022
With an understanding of property owner interest in constructing more housing,
the Town can better determine the feasibility of Opportunity Sites within our
Sites Inventory. This includes interest in SB-9 projects for existing Single-Family
zoned lots. Thank you for informing the process by filing out this form.
Los Gatos Prope y Owners Form
The Town of Los Gatos is preparing for the 6th Cycle Housing Element update in Los Gatos
and want to hear from property owners who may be interested in future housing
development. This information will be considered through the Town's Sites Inventory
Analysis process. The Town may contact you for further information. Want to learn more
about the Housing Element update process? Visit https://engagelosgatoshousing.com to
learn more!
Sign in to Google to save your progress. Learn more
* Required
1. Property Owner Contact Information. *
Full name and preferred method of contact (email address and/or phone number).
ATTACHMENT 6
Vacant
House (Please also choose "Other" and enter square feet and number of bedrooms).
Multi-Family Residences (Please also choose "Other" and enter square feet and
number of units).
Commercial (Please also choose "Other" and enter square feet).
Office (Please also choose "Other" and enter square feet).
Institutional (Please also choose "Other" and enter square feet).
Rural or Outbuildings (Please also choose "Other" and enter square feet).
p (p )
Your answer
2. Property Representative Contact Information.
Full name and preferred method of contact (email address and/or phone number).
Your answer
3. Property Address or Parcel Number. *
Your answer
4. Property Size (Acres or Square Feet), If Known.
Your answer
5. Existing Development. Select all that apply. *
Surface Improvements (Please also choose "Other" and enter parking lot, storage
yard, etc).
Structures Built Prior to 1941
Other:
Slopes over 10 percent
Drainageways or ponds
Native vegetation or trees
Creekbank
Ear thquake Faults
Located in a Very High Fire Hazard Severity Zone
Other:
Electricity
Phone/cable
Natural gas
Propane
Water (municipal)
Water (small system)
Water (individual well)
Sewer
Septic
Other:
6. Existing Site Conditions. Select all that apply. *
7. Existing Utilities. Select all that apply. *
Paved driveway
Unpaved driveway
Not developed into site
Not developed to site
Other:
Single-family home
Accessory dwelling unit
Manufactured/mobile/tiny home
Duplex
Triplex
Quadplex
Cour tyard cluster
Shared living space cooperative/co-housing
Apar tments
Townhouse/condominium
Live-work
Residential mixed use with commercial
8. Existing Access *
9. What type(s) of development are being considered for the site? Select all that
apply. *
Residential mixed use with commercial
Single room occupancy
Yes
No
Maybe
Lot consolidation (several lots to be merged)
Lot split/subdivision/condominium development
Can be developed as-is
10. How many housing units do you envision being developed at this property? *
Your answer
11. Do you believe a rezone is necessary to meet the housing unit goals
envisioned with this property?
12. When do you imagine that the property can be developed?
Your answer
13. Lot configuration? *
Geological or Soils
Cultural Resources
Biological Resources
Hazardous Materials
Hydrological Analysis
Historic Resources Repor t
Other:
Plan to provide more than the minimum parking standard
Plan to provide ONLY the minimum parking standard
Plan to request a reduced parking standard
Other:
14. Have any of the following reports been prepared for the site? Select all that
apply. *
15. Parking configuration preference? *
Plan to ONLY provide what is required by the Town's Below Market Price Program
Willing to deed restrict a portion of units beyond minimum requirements
Plan to provide some affordable housing units
Plan to provide 100 percent affordable units
Interested in providing housing for a special needs group
Interested in options and would like more information
None of the above
Yes, existing residential units will be displaced
Yes, existing commercial square footage will be displaced
Yes, existing office square footage will be displaced
No existing residential units or commercial square footage will be displaced
Other:
Yes
No
16. Affordability considerations? Select all that apply. *
17. Will the development or redevelopment result in displacement? Select all that
apply. *
18. Is there a draft plan to address displacement? *
N/A
Other:
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19. What barriers do you believe might limit potential development at this site?
Your answer
Submit Clear form
Forms
From: Steve
Sent: Monday, March 21, 2022 4:23 PM
To: EMAIL DELETED FOR PRIVACY REASONS
Cc: Joel Paulson <jpaulson@losgatosca.gov>; Jocelyn Shoopman <jshoopman@losgatosca.gov>; Erin
Walters <EWalters@losgatosca.gov>; Jennifer Armer <JArmer@losgatosca.gov>
Subject: Input on possible RHNA Housing sites
Committee Chair Melanie Hanssen, Vice Chair Kathryn Janoff and Planning Staff,
Below are my thoughts on the RHNA Housing site selection process.
Objective Criteria:
The Town needs to develop some objective criteria for the potential sites selected that favor
redevelopment of underdeveloped sites to allow higher density housing mixed with commercial, office
or quasi-public. The housing sites should deliver a public benefit in the form of publicly accessible open
space/plazas with every development and other public benefits such as road improvements and
affordable housing (which should be a minimum of 25%.) They should also face-off public spaces to
frame the public space and provide eyes and ears on the open space such as parks or trails. Many
portions of the Los Gatos Creek Trail currently do not have visibility from adjacent housing. The bottom
line is that the new mixed use/housing sites must be an asset for the Town or it shouldn’t be allowed.
The criteria should prioritize those commercial/office or higher density residential sites that are
underdeveloped and more likely to turn over during the next 8-10 years. The criteria should include the
following:
1) Sites with single-story development surrounded by at-grade parking.
2) Sites that are developed with buildings or improvements that are older and not maintained property
or otherwise nearing the end of their economic life.
3) Sites that currently have low value improvements such as warehouse sites.
4) Identify sites where redevelopment can achieve community objectives. Community objectives should
include publicly accessible open space/plazas, street framing, retention of a commercial component,
street and pedestrian network enhancements etc. (see comments above)
5) Sites that are located to minimize impacts on nearby neighborhoods due to grade differences or at-
grade separation.
The following list includes many of the sites identified in our February 17, 2022,
packet and many are newly added sites:
1) Vacant auto dealership site at the North East corner of Los Gatos Blvd. and Los Gatos Almaden Road
2) Low density office buildings on University Avenue near Lark Avenue.
ATTACHMENT 7
3) Dental office site at Alpine and Main. This site has a significant grade differential with the adjacent
homes.
4) #10 Jackson and 7-11 site on Main Street. Face off the back street (Villa Avenue) with small lot single
family with front porch stoops to complement the neighborhood.
5) Main Street frontage sites from Church to High School Court (Including the rec. center site). Have the
new development build a brand new rec. center as a ruble benefit.
6) The former Ferrari Dealership and Garden Inn sites,
7) Frontier Communications building next to the Downtown park. Its windowless wall contributes
nothing to the adjacent community open space.
8) Post Office site (keep the Post Office in a smaller format).
9) Downtown Parking lots (build residential above and parking below)
10) Wells Fargo, B of A and Chase Banks located downtown.
11) Los Gatos Shopping Center (step down to single family residential on University).
12) DMV site (retain or relocate DMV)
13) North West corner of University and Blossom Hill Road.
14) West side of University from Blossom Hill Road to Lark Avenue NIC existing residential sites.
15) Los Gatos Blvd. Mobile Gas station and Ace Hardware site (retain hardware if possible.)
16) Genuine Automotive site on LGB.
17) Trilogy Fitness and McDonalds site.
18) Moore Buick.
19) North East corner of Los Gatos Almaden Road and LGB (currently vacant.)
20) El Gato Village/Nob Hill. Integrate the market into the new development.
21) West side of LGB from Church to Frank.
22) North East corner of Shannon and LGB (vacant site).
23) Los Gatos Lodge/Best Western sites on Los Gatos/Saratoga Avenue (create a roadway plan-line to
connect the high school parking lot with the signal at Los Gatos/Saratoga Avenue and Alberto Way when
redevelopment of the Los Gatos Lodge occurs.
24) Alberto Oaks
25) Former Flights restaurant site (currently vacant).
26) Sites backing up to the Los Gatos Creek Trail to provide eyes and ears for trail safety.
27) Any of the numerous church facilities throughout town.
Many of the above sites are ideally situated for higher density housing. The sites in many cases are
situated at a significantly lower grade than adjacent neighborhoods (Alberto Oaks, Los Gatos Lodge and
the Best Western sites, the sites along University Avenue South of Blossom Hill Road) or mostly located
away from single family neighborhoods (such as the parking district behind Downtown) and will have
limited direct impacts on the adjacent single family residential. Where the sites are proximate to single
family they will need to step the building forms down to one or two story. Higher density development
on any of the sites should help to buffer noise from Highway 17 such as the Alberto Oaks site.
Thanks,
Steve Piasecki
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February 28, 2022
Policy Recommendations for 6th Cycle Housing Element
Dear Planning staff:
YIMBY Law submits this letter to share our policy goals and recommendations for the
Policies and Programs section of your Housing Element. We appreciate the
opportunity to participate in the Housing Element process.
The Policies and Programs section of the city’s Housing Element must respond
to data, analysis and findings presented in the Housing Needs section.We
repeatedly see findings that housing prices are high, segregation exists, and there is a
lack of housing for special populations, but the Policies and Programs don’t respond
to these findings or try to change outcomes. The overview of the city’s housing
environment should set the scene, and the policies and programs should explain
what the city is going to do to fix it.
Our policy goals are as follows:
Affirmatively Furthering Fair Housing
1.Prioritize rezoning in high resource, historically exclusionary neighborhoods.
Many of the highest resource neighborhoods with the best access to jobs, good
schools, and other amenities have histories of exclusion which are still reflected in
their zoning. Cities should rezone to allow more housing opportunities in those
neighborhoods, particularly those with low Vehicle Miles Traveled, as part of their
1
ATTACHMENT 8
Housing Elements.
2.Establish a strong tenant protection ordinance so that new housing benefits
everyone.Development should not permanently displace current residents.
Housing replacement programs, temporary housing vouchers, right of return, and
demolition controls will create stability for renters while allowing new homes to be
built for new households and to accommodate the growth associated with RHNA.
In your sites inventory and rezoning programs, you should prioritize development
on sites with owner-occupied housing & commercial uses over those with existing
rent-controlled apartments or other rental housing with lower income residents.
3.Support homeownership opportunities for historically excluded groups.
Homeownership continues to be a path to building financial security and
inter-generational wealth, which has been systematically denied to many
Americans. As a society, we need to make this right by intentionally offering
opportunities to communities who have been excluded. The housing element
should identify opportunities to create a variety of for-sale housing types and
create programs to facilitate property ownership among excluded groups.
Site Capacity
4.Adequately plan for density.Ensure that a site’s density will accommodate the
number of homes that are projected to be built. In addition, make sure height
limits, setback requirements, FAR, and other controls allow for adequate density
and the ability to achieve a site’s realistic capacity. Housing will not be feasible if
you have a high density paired with low height limits. This density should be
emphasized around jobs and transit and should go beyond the Mullin density in
those areas.
5.Provide sufficient zoned capacity to accommodate all income levels,
including a minimum No Net Loss buffer of 30%.Not every site will be
developed at maximum density during the eight-year planning period. Identify an
ample amount of opportunity sites and zone the sites to accommodate
lower-income housing types (usually a statutory minimum of 30 dwelling units per
acre) to give the city the best chance at meeting its RHNA.
6.Use data from the 5th Cycle to calculate the likelihood of development for
your 6th Cycle site inventory.Likelihood of development is a measure of the
probability of an inventory site being developed during the planning period. The
median likelihood of development across the state is 25%, meaning only one of
every four sites will likely be developed during the planning period for the median
city. Incorporating the likelihood of development into the zoned capacity will set
the city up to successfully achieve their RHNA, making the housing element less of
a paper exercise and more of an actionable, functional document.
Accessory Dwelling Units
7.Commit to an automatic mid-cycle adjustment if ADU permitting activity is
lower than estimated in the housing element.We highly recommend
complying with HCD’s standards of using one of its “safe harbor” methodologies to
anticipate future ADU production. However, if the city is optimistic about ADU
growth, then creating an automatic mid-cycle adjustment will automatically
facilitate alternative housing options (i.e., a rezoning program, removing
development constraints, ADU incentives, etc.) if the city falls behind the estimated
ADU production.
8.Incentivize new ADUs, including those that are rent-restricted for moderate-
or lower-income households or that are prioritized for households with
housing choice vouchers.Consider offering low- or no-interest loans, forgivable
loans, impact fee waivers for ADUs that are 750 square feet or larger, allowances
to facilitate two-story and second-story ADU construction, etc.
Zoning
9.Allow residential to be built in areas that are zoned for commercial use.
There are a myriad of ways to do this, but a housing overlay is one common policy.
Additionally, consider eliminating new commercial space in mixed-use
developments where there is not a strong demand or there is otherwise a glut of
commercial space that is unused or frequently vacant.
10.Allow flexibility in inclusionary zoning.Cities should require different
percentages for different AMI levels. Additionally, we urge cities to incentivize land
dedication to affordable developers in order for market-rate developers to meet
their inclusionary requirements. Avoid getting trapped into thinking that the
affordable units must be “sprinkled throughout” the market-rate units, or require
the market-rate units to look exactly the same as the affordable ones. This should
be balanced against not locating all of the affordable units in one place and
ghettoizing neighborhoods by creating or perpetuating racially concentrated areas
of poverty.
Better Entitlement Process & Reducing Barriers to Development
11.Ensure that the city has a ministerial process for housing permitting,
especially multi-family housing, and remove impact fees for deed-restricted
housing.A discretionary process for housing development creates uncertainty
and adds to the cost of construction. For example, multi-family housing should not
require a conditional use permit or city council approval unless the builder is
asking for unique and extraordinary concessions. Right-sizing governmental
constraints, entitlement processes, and impact fees will help the city successfully
meet its RHNA.
12.Reduce parking standards and eliminate parking minimums.Minimum
parking requirements are a major constraint on housing, especially for lower cost
housing types. They can cost in excess of $30,000 per spot and can raise rents by
as much as 17%, and eliminating them is particularly important for smaller & other
spatially constrained sites. Consider adopting a parking maximum.
13.Cap fees on all new housing.Most construction costs are outside the City’s
control, but reducing impact fees can demonstrate that a city is serious about
building new housing. At a minimum, cities should delay the collection of impact
fees until the issuance of the certificate of occupancy to reduce financial impacts
on new housing and make the units cheaper by not asking the developer to carry
impact fee charges or debt throughout the construction phase.
14.Provide local funding.One of the largest barriers to building new affordable
homes is the lack of city/county funds available to assemble sites, provide gap
funding, and to pay for dedicated staff. Without new funding, especially at the
local level, we will not be able to build more affordable homes. There are three
new revenue streams that should be considered: 1)Transfer tax, a one-time
payment levied by a jurisdiction on the sale of a home, may be utilized to raise
much needed revenue to fund affordable homes; 2)Vacancy tax may be collected
on vacant land to convince landowners to sell their underutilized properties and
be used to fund the construction of affordable homes; 3)Commercial linkage
fees should be adopted or revisited for increases on new commercial
developments.
We urge you to include these policies in your 6th cycle Housing Element.
Best regards,
Sonja Trauss
Executive Director
YIMBY Law
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