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Attachment 2 - 2020 Land Use Element3 LAND USE ELEMENT LU-1 A.Introduction Los Gatos is a mature, predominantly built-out community. While there is little room for growth or change in the physical environment, land use is dy- namic and change is constant from within and outside the community. Man- aging change in an effort to maintain our quality of life is a priority of this General Plan and the Community. The Land Use Element is the framework of the General Plan and is intended to inform and shape the future physical development of Los Gatos. This Element sets forth the patterns of development activity and land uses that will support and enhance the character of the Town. Although all General Plan Elements are of equal importance, the Land Use Element is the most fre- quently used and referenced section of the General Plan. Planning for neighborhood preservation and protection is one of the most important purposes of the Town’s General Plan. Preserving the small-town heritage, natural setting, and architectural diversity are also important to this community. One of Los Gatos’s most outstanding assets is the visual diver- sity of its individual neighborhoods. Existing development represents a vari- ety of architectural styles from various eras, embodying a variety of sizes, design features, and building materials, resulting in neighborhoods with their own unique identity. For example, Downtown Los Gatos is the historic heart of Town with a pedestrian-scale setting of mixed land uses and architec- turally historic buildings. It is a unique area that sets the spirit and style of the entire Town. Maintaining neighborhood quality suggests conservation of existing housing, good street design, traffic control in residential neighborhoods, and develop- ment review that adheres to quality design. Factors such as new or excessive traffic, aging or inadequate infrastructure, and even economic pressures may cause disruption of neighborhoods. Neighborhood preservation also includes balancing the intensity of land uses with the existing residential density. ATTACHMENT 2 TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-2 Los Gatos also focuses on maintaining a “full-service” town that provides a range of goods and services that support the economic vitality of the Town. The commercial centers of Los Gatos are therefore also important to the community. Under the Los Gatos Boulevard Plan, the community expressed interest in creating a shopping experience and destination that complements but does not compete with the Downtown. Residential and non-residential uses produce different impacts on the com- munity. The impacts on traffic, noise, schools, open space, and other quality- of-life issues will vary, depending on the final mixture of residential and non- residential uses approved within the area. The overall planning for the area needs to limit the adverse impacts on the quality of life of all of the residents of Los Gatos and to provide for open space. The Land Use Element describes land use designations, special planning areas, and existing land uses in Los Gatos. The Land Use Element is divided into the following sections: ♦ Introduction: A description of the requirements and contents of the Land Use Element. ♦ Existing Land Uses: A description of existing land uses in Los Gatos. ♦ General Plan Land Use Designations: A description of the characteris- tics and intensity of the different land use designations in Los Gatos, in- cluding a map identifying the location of these land use designations. ♦ Special Planning Areas: A description of special planning areas, includ- ing Historic Districts and Specific Plan Overlays. ♦ Goals, Policies, and Actions: A list of goal, policy, and action statements that provide guidance to Los Gatos on land use decisions. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-3 B. Authority for the Element California Government Code Section 65302(a) and Public Resources Code Section 2762(a) require that the Land Use Element provide the following in- formation: ♦ Distribution, location, and extent of land uses for categories of public or private uses. Such categories include, but are not limited to housing, business, industry, open space, natural resources, recreation and enjoy- ment of scenic beauty, education, and public buildings and grounds. ♦ Population density and building intensity standards for land use designa- tions. The Land Use Element has the broadest scope of any of the State-required components of the General Plan. In addition to the State’s requirements set forth in the Government Code, it has also been legally established that, while the location of a particular land use may be expressed in general terms, a property owner must be able to identify the General Plan Land Use Designa- tion for his/her parcel from the land use diagram contained in the Land Use Element. Among the important implementation mechanisms for the Land Use Ele- ment are Specific Plans and the Town Code. The California Government Code requires that the Town Code and zoning map be consistent with its General Plan Land Use Element and land use map, and that all provisions of Specific Plans adopted by the Town must be consistent with the General Plan that they implement. C. Relationship of Land Use Element to other Elements and Plans Because the Land Use Element sets the framework of the General Plan, the Land Use Element relates directly to all goals and policies of the other Ele- ments and unifies the General Plan by providing the overall policy context TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-4 for the other Elements. The relationship of the Land Use Element to other elements and plans is described below. ♦ The Land Use Element addresses circulation by setting out, in its map and policies, the location and size of all roadways in the Town coordi- nated with the land uses the roads will serve. It also notes the planned capacities of all other infrastructure systems that will be necessary to pro- tect the health and welfare of the Town’s citizens. ♦ The location, type, and density of residential units are key components of the Land Use Element. The Housing Element uses the density ranges specified in the Land Use Element to identify sites to meet the Town’s housing needs. ♦ The mandates of the Safety Element are reflected in the designation and location of land use, the permitted activities within designated areas, and the patterns of land use that support defensible space, the Town’s contin- gency plan, and fire and other hazard mitigation. ♦ The Land Use Element addresses buffers between noise sensitive uses and noise sources. ♦ The Town conserves resources through policies for the wise use of land, water, and energy. ♦ Air quality is improved by land use patterns that minimize vehicle travel within the Town. ♦ The Conservation Element goals address protecting and enhancing the natural environment. Programs that retain natural features such as tree preservation, limited grading, and water conservation maintain the natu- ral character of Los Gatos. ♦ The Open Space Element refers to the location, character, and use of parks, recreational facilities, and preserved, unimproved land. ♦ Land use designations protect and preserve open spaces. ♦ The Land Use Element reflects the Town’s high priority for quality de- sign. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-5 ♦ The Land Use and Community Design Elements preserve historical buildings and historic areas, limiting the size of houses, while careful de- sign of new infill developments protects the character of Los Gatos. ♦ California State law requires that all Specific Plans and zoning regulations be consistent with the General Plan. The Hillside Specific Plan, the North Forty Specific Plan, the Redevelopment Plan, and other plans that may be adopted as necessary will be consistent with this General Plan. D. Existing Land Uses This section contains qualitative and quantitative descriptions of existing land uses in the Town of Los Gatos and Los Gatos’s Sphere of Influence (SOI). “Existing land uses” refers to the existing built environment, regardless of the General Plan land use designation or zoning designation applied by the Town. This initial assessment is based on data from the Santa Clara County Office of the Assessor. Existing land uses are illustrated in Figure LU-1 and listed in Table LU-1. 1. Residential – Single Family Approximately 3,183 acres of land in Los Gatos are dedicated to parcels that contain a single, detached residence and related structures. Single-family resi- dential land use is located throughout the Town, with the exception of the public and open spaces in the southern area of the Town and along commer- cial corridors immediately adjacent to Los Gatos Boulevard and Santa Cruz Avenue. In the SOI, approximately 2,728 acres of land are dedicated to sin- gle-family residential land. 2. Residential – Multi-Family This land use category refers to parcels that contain more than one housing unit. It includes duplexes, triplexes, fourplexes, condominiums, and apart- ment buildings. This residential land use totals approximately 407 acres in the Town. There is no multi-family housing in the SOI. Multi-family uses are largely clustered in and around the Highway 17 corridor, either between UNION AVENUELOS GATOS BOULEVARDCURTNER AVENUE SHANNON ROAD LARK AVENUE FOXWORTHY AVENUE MAIN STREET CAMDEN AVENUE SAMARITAN DRIVE HARWOOD ROADWESTMONT AVENUE L OS G AT OS-SAR ATO G A R OA D WINCHESTER BOULEVARDBLOSSOM HILL ROAD N. SANTA CRUZ BOULEVARDLOS GATOS-ALMADEN ROAD FIGURE LU-1 EXISTING LAND USE City of Campbell City of San Jose City of Monte Sereno Source: Santa Clara County Office of the Assessor, 2006; DC&E, 2008. Unincorporated Santa Clara County 0 0.5 1 Miles Lexington Reservoir Vasona Lake County Park Ross CreekSmith CreekSan Thomas Aquino CreekAl mend ra Cr e e k City of Saratoga ·|}þ58 ·|}þ17 Existing Land Use Single Family Residential Multi-Family Residential Commercial Office/Professional Light Industrial Public Utilities Public/Quasi-Public Agricultural Open Space/Recreation Vacant Los Gatos CreekTown Boundary Sphere of Influence Water Body Highway Creek G uadalupe Creek TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-7 TABLE LU-1 EXISTING LAND USES Land Use Category Number of Acres Percent of Town Acreage Percent of SOI Acreage Residential – Single Family 5,911 51.2% 51.9% Residential – Multi-Family 407 6.5% 0% Commercial 164 2.6% 0% Office Professional 126 2% 0% Light Industrial 37 0.6% 0% Public/Quasi-Public 440 4.7% 2.8% Public Utilities 39 0.5% 0.1% Agricultural 112 1% 1% Open Space/Recreation 3,841 26.2% 42.2% Vacant 399 4.7% 2% Total 11,476 100% 100% Source: County of Santa Clara, Office of the Assessor, 2006. Los Gatos Boulevard and Highway 17 or in the area south of Vasona Lake County Park. A significant pocket of multi-family housing is also located in the northwest corner of the Town, just south of the City of Campbell. 3. Commercial Commercial land refers to parcels that contain either retail businesses—those offering specific products for sale—or businesses that provide day-to-day ser- vices such as grocery stores, restaurants, spas and salons, dry cleaners, and nurseries. There are approximately 164 acres of commercial uses in Los Gatos and 1 acre in the SOI. Most commercial parcels in Los Gatos are lo- cated along the Santa Cruz Avenue or Los Gatos Boulevard corridors. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-8 4. Office Professional Office Professional land use refers to parcels that contain offices for medical, legal, insurance, consulting, and similar contracted services. Office and pro- fessional uses account for 125 acres in Los Gatos. Like commercial parcels, office professional parcels are concentrated along the Town’s primary com- mercial corridors. An additional cluster of office and professional uses is lo- cated near the Highway 17/85 interchange. 5. Light Industrial The Light Industrial land use category refers to parcels used primarily for production, manufacturing, and research and development. Additional uses include self-storage and automobile service garages. There are approximately 37 acres of light industrial land uses in Los Gatos. Light industrial uses are concentrated in two small pockets, one just south of Highway 85 and east of Winchester Boulevard, and another along University Avenue, north of Blos- som Hill Road. 6. Public/Quasi-Public Public/Quasi-Public land uses include schools, libraries, police and fire sta- tions, faith communities, and hospitals. These uses are distributed through- out Los Gatos, mostly in single parcels or small groups of parcels. Pub- lic/Quasi-Public land uses comprise approximately 291 acres of land in the Town and approximately 149 acres in the SOI. 7. Public Utilities Public Utilities refer to uses related to communications and energy produc- tion and distribution. There are approximately 37 acres in the Town devoted to utilities divided between parcels scattered throughout Los Gatos. Many of these parcels are owned by San Jose Water Company and PG&E and are sites of communications infrastructure. 8. Agricultural Agricultural land is used for raising and harvesting crops, breeding livestock, and/or housing equipment used for agricultural purposes. According to the Santa Clara County Assessor’s Office, about 64 acres of land scattered TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-9 throughout Los Gatos, and approximately 48 acres in the SOI, are devoted to existing agricultural uses. One of the largest areas of agricultural land is the North Forty site, which contains orchard trees, including walnut and fruit trees. Wine grapes can be found in the Santa Cruz Mountains hillside areas. The California Land Conservation Act of 1965, better known as the William- son Act, works to preserve agricultural and open space lands through restric- tive use contracts administered by counties and cities under State regulations. Private landowners voluntarily restrict their land to agricultural and com- patible open space uses under minimum 10-year rolling term contracts, with counties and cities also acting voluntarily. In return, the property tax on a Williamson Act parcel is assessed at a rate consistent with its actual use, rather than potential market value. Figure LU-2 shows the location of all Williamson Act lands and their designa- tion as well as farmland not covered by the Williamson Act. Approximately 136 acres of land within the Town limits and 358 acres of land within the SOI are designated Williamson Act land.1 Of these, only 3.85 acres are considered “prime agricultural lands” under the definition of the Land Conservation Act. All of these lands occur in the Town’s SOI. In addition to Williamson Act lands, approximately 32 acres of Unique Farmland are located within Town limits and 8 acres within the SOI. “Unique Farmland” is a designation ap- plied by the State Department of Conservation to land that is capable of pro- ducing specific high value crops. In Los Gatos, it is applied to the orchards on the North Forty site. 9. Open Space/Recreation Open Space/Recreation refers to indoor and outdoor recreational facilities, including public open spaces such as regional parks, community centers, 1 This number is higher than the number of acres in existing Agricultural use because Williamson Act include parcels that are classified by the Assessor as Agricul- ture, Open Space, and Single Family Residential. Single Family Residential may be considered an acceptable classification by the Assessor since Williamson Act contracts may include provisions for a limited number of dwelling units on the property. UNION AVENUELOS GATOS BOULEVARDCURTNER AVENUE SHANNON ROAD LARK AVENUE FOXWORTHY AVENUE MAIN STREET CAMDEN AVENUE SAMARITAN DRIVE HARWOOD ROADWESTMONT AVENUE L OS G AT OS-SAR ATO G A R OA D WINCHESTER BOULEVARDBLOSSOM HILL ROAD N. SANTA CRUZ BOULEVARDLOS GATOS-ALMADEN ROAD FIGURE LU-2 WILLIAMSON ACT AND UNIQUE FARMLAND Town Boundary Sphere of Influence Water Body Creek City of Campbell City of San Jose City of Monte Sereno Source: State of California Department of Conservation 2006. Unincorporated Santa Clara County 0 0.5 1 Miles Lexington Reservoir Vasona Lake County Park City of Saratoga ·|}þ58 ·|}þ17 Williamson Act Lands Prime Agricultural Land Non-Prime Agricultural Land Non-Prime/Non-Renewal Agricultural Land State Farmland Designation Unique Farmland Ross CreekSmith CreekSan Thomas Aquino CreekAl mend ra Cr e e k Los Gatos CreekGuadalupe Creek TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-11 playgrounds and neighborhood parks, country clubs, and natural open spaces. After Residential – Single Family land use, Open Space/Recreation comprises the second highest percentage of total land in Los Gatos. There are approxi- mately 1,624 acres of open space in the Town and approximately 2,218 acres in the SOI. Much of this acreage is contained in four large facilities: St. Jo- seph’s Hill and Sierra Azul Open Space to the south of Los Gatos, and Vasona Lake County Park and La Rinconada Country Club to the north. 10. Vacant Approximately 292 acres within the Town are vacant parcels of varying sizes that are scattered throughout the Town. Most of the vacant acreage in Los Gatos is located in the single-family residential area on the eastern side of the Town. Parcels here are generally larger than they are elsewhere in Los Gatos, and a number of significantly sized parcels are vacant. Generally, vacancies are more common in residential areas of Los Gatos than in commercial areas, although a few small, isolated commercial vacancies exist. Additionally, the SOI contains approximately 107 acres of vacant property. E. General Plan Land Use Designations The Land Use Element is the basis for physical development in Los Gatos. The land use map and designations identify the general location, density, and extent of land available for residential and non-residential uses. Land use des- ignations do not necessarily reflect the existing land use of each parcel. Figure LU-3 presents a map of the land use designations in Los Gatos. Each land use designation is listed and described below. 1. Residential Land Use Designations This section provides a brief description of each residential land use designa- tion and the desirable range of density for each designation. UNION AVENUELOS GATOS BOULEVARDCURTNER AVENUE SHANNON ROAD LARK AVENUE FOXWORTHY AVENUE MAIN STREET CAMDEN AVENUE SAMARITAN DRIVE HARWOOD ROADWESTMONT AVENUE L OS G AT OS-SAR ATO G A R OA D WINCHESTER BOULEVARDBLOSSOM HILL ROAD N. SANTA CRUZ BOULEVARDLOS GATOS-ALMADEN ROAD FIGURE LU-3 2020 GENERAL PLAN LAND USE City of Campbell City of San Jose City of Monte Sereno Source: Town of Los Gatos, 2008; Santa Clara County Office of the Assessor, 2008. Unincorporated Santa Clara County 0 0.5 1 Miles Lexington Reservoir Vasona Lake County Park Ross CreekSmith CreekSan Thomas Aquino CreekA lm e n d ra C re e k City of Saratoga ·|}þ58 ·|}þ17 General Plan Land Use Hillside Residential Low Density Residential Medium Density Residential High Density Residential Mixed-Use Commercial Central Business District Neighborhood Commercial Service Commercial Office Professional Light Industrial Public Agriculture Open Space North Forty Specific Plan OverlayLos Gatos CreekTown Boundary Sphere of Influence Water Body Highway Creek Guadalu pe Creek TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-13 a. Hillside Residential: 0-1 dwelling units per net acre Up to 3.5 persons per acre The Hillside Residential designation provides for very low density, rural, large lot or cluster, single-family residential development. This designation allows for development that is compatible with the unique mountainous ter- rain and vegetation of parts of Los Gatos. b. Low Density Residential: 0-5 dwelling units per net acre Up to 17.5 persons per acre The Low Density Residential designation provides for single-family residen- tial properties located on generally level terrain. It encourages single-family residential development in either the standard development established by traditional zoning or by innovative forms obtained through planned devel- opment. c. Medium Density Residential: 5-12 dwelling units per net acre Up to 24 persons per acre The Medium Density Residential designation provides for multiple-family residential, duplex, and/or small single-family homes. d. High Density Residential: 12-20 dwellings per net acre Up to 40 persons per acre The High Density Residential designation provides for more intensive multi- family residential development. Its objective is to provide quality housing in close proximity to transit or a business area. e. Mobile Home Park: 5-12 dwellings per net acre Up to 24 persons per acre The Mobile Home Park designation provides for mobile home parks. The intent is to provide and preserve Mobile Home Parks as a source of affordable housing. This designation is described in this Element; however, it is not represented on the accompanying General Plan Land Use Map. T O W N O F L O S G A T O S 2 0 2 0 G E N E R A L P L A N L A N D U S E E L E M E N T LU-14 2. Non-Residential Land Use Designations For non-residential land uses, the specific uses mentioned are illustrative, and other compatible uses, including those authorized in any other Zoning Dis- trict within the Town, may be permitted where authorized by a Conditional Use Permit or Planned Development Overlay Zone. In a mixed-use project residential uses may be permitted in conjunction with other permitted uses in non-residential Zoning Districts with the exception of the Commercial Indus- trial and Controlled Manufacturing Zoning Districts. For non-residential land uses, building intensity limits are indicated by either allowable land coverage or floor area ratio(FAR) and a maximum height limit. Office Professional: Up to 50 percent land coverage with a 35-foot height limit The Office Professional designation provides for professional and general business offices. This designation applies to various locations throughout the Town, often in close proximity to neighborhood- or community-oriented commercial facilities, or as a buffer between commercial and residential uses. The intent of this designation is to satisfy the community’s need for general business and professional services and local employment. Central Business District: 0.6 FAR with a 45-foot height limit The Central Business District designation applies exclusively to the down- town and accomplishes the following: Encourages a mixture of community-oriented commercial goods, services and lodging unique in its accommodation of small-town style merchants and maintenance of small-town character. Maintains and expands landscaped open spaces and mature tree growth without increasing setbacks. Integrates new construction with existing structures of historical or archi- tectural significance and emphasizes the importance of the pedestrian. Mixed-Use Commercial: Up to 50 percent land coverage with a 35-foot height limit The Mixed-Use Commercial designation permits a mixture of retail, office, and residential in a mixed-use project, along with lodging, service, auto-related businesses, non-manufacturing industrial uses, recreational uses, and restau- TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-15 rants. Projects developed under this designation shall maintain the small- town, residential scale and natural environments of adjacent residential neighborhoods, as well as provide prime orientation to arterial street front- ages and proper transitions and buffers to adjacent residential properties. This designation should never be interpreted to allow development of inde- pendent commercial facilities with principal frontage on the side streets. d. Neighborhood Commercial: Up to 50 percent land coverage with a 35-foot height limit The Neighborhood Commercial designation provides for necessary day-to- day commercial goods and services required by the residents of the adjacent neighborhoods. This designation encourages concentrated and coordinated commercial development at easily accessible locations. e. Service Commercial: Up to 50 percent land coverage with a 35-foot height limit The Service Commercial designation provides for service businesses necessary for the conduct of households or businesses. These include auto repair, build- ing materials sales, paint suppliers, janitorial services, towing businesses, con- tractors offices and yards, launderers and dry cleaners, as well as wholesaling and warehousing activities. f. Light Industrial: Up to 50 percent land coverage with a 35-foot height limit The Light Industrial designation provides for large-scale office developments and well-controlled research and development, industrial-park-type and ser- vice-oriented uses subject to rigid development standards. These uses should respond to community or region-wide needs. g. Public The Public designation identifies public facilities in the Town such as the Civic Center, courthouse, schools, parks, libraries, hospitals, churches, and fire stations. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-16 h. Agriculture The Agricultural designation identifies areas for commercial agricultural crop production. i. Open Space The Open Space designation identifies the location of public parks, open space preserves, private preserves, and stream corridors. F. Special Planning Areas Development in Los Gatos can be targeted to achieve a more specific outcome by designating specific overlay zones and special planning areas. These areas have more detailed development guidelines that remain consistent with exist- ing policies. Los Gatos has three overlay zones that implement land use poli- cies through the Town Code, five Historic Districts, three Specific Plans, and one Redevelopment Project Area. 1. Overlay Zones There are three overlay zones in the Town Code, the Landmark and Historic Preservation, Planned Development, and Public School Overlay Zones. ♦ Landmark and Historic Preservation (LHP) Overlay Zone. This zone is designated by Town Council and is applied to individual sites and struc- tures or small areas deemed of architectural and/or historical significance. The structure(s) in LHP overlays are subject to special standards regard- ing their appearance, use, and maintenance. ♦ Planned Development (PD) Overlay Zone. The PD overlay zone is in- tended to ensure orderly planning and quality design that will be in har- mony with the existing or potential development of the surrounding neighborhood. The Planned Development Overlay is a specially tailored development plan and ordinance which designates the zoning regulations for the accompanying project, sets specific development standards, and ensures that zoning and the General Plan are consistent. Commercial, TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-17 residential or industrial property or a mixture of these uses may be con- sidered for a Planned Development Overlay. ♦ Public School (PS) Overlay Zone. The PS overlay zone is intended to al- low school buildings to be used, without extensive exterior modifica- tions, in ways which will make it unnecessary to sell school facilities. The overlay permits a variety of community-related and education- related uses, including, but not limited to, museums, community centers, playgrounds, and nursery schools. Any land owned by a public school district (regardless of underlying zone) may be zoned PS. 2. Historic Districts The Town has established five historic districts to preserve neighborhoods deemed significant to the history of Los Gatos. ♦ Almond Grove Historic District. An approximately 40-acre area that constitutes the largest subdivision following incorporation of the Town of Los Gatos. This District was established by ordinance in 1980. ♦ Broadway Historic District. An approximately 100-acre area that is the site of the first residential subdivision and first residential street in the Town of Los Gatos. This District was established by ordinance in 1985. ♦ Los Gatos Historic Commercial District. Bounded by Elm Street to the north, Main Street to the south, Los Gatos Creek to the east, and North Santa Cruz Avenue to the west. The Town’s only concentration of in- tact historic commercial buildings. It was established by ordinance in 1991. ♦ Fairview Plaza Historic District. Limited to the cul-de-sac termination of Fairview Plaza, part of an historic subdivision originally surveyed in 1885 known as the “Fairview Addition.” The District retains the same con- figuration as originally mapped and contains a rare collection of Victo- rian and Craftsman homes, unique in their compact scale and proximity to one another. This District was established by ordinance in 1992. ♦ University/Edelen Historic District. Bounded by Saratoga Avenue to the north, Main Street to the south, Los Gatos Creek to the east, and the TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-18 former Southern Pacific Railroad right-of-way to the west. The District is composed of five subdivisions that predate 1900 and contain a number of residential and commercial structures of mixed architectural styles. This District was established by ordinance in 1991. All of Los Gatos’s historic districts are defined by structures that contribute to the District. In every District, the transformation of these structures is tightly regulated. Demolition of contributing structures is strictly prohibited. In addition, all restoration, rehabilitation, and new construction of principal units must adhere to a series of guidelines for preserving architectural heritage and conforming to existing style. Any modifications to the original design are either restricted or prohibited. 3. Overlay Designation The North Forty Specific Plan Overlay is applied to the approximately 40-acre property bounded by Los Gatos Boulevard to the east, Highway 17 to the west, Lark Avenue to the south, and Highway 85 to the North. This Overlay requires the preparation and adoption of a specific plan that will de- termine the mix of uses, dimensional standards, architectural standards, phas- ing, and infrastructure to support the development of the property prior to approval of any entitlements. Drawing on the draft North Forty Specific Plan prepared in 1999, the General Plan overlay designation is intended to help guide the future development of this property. The 2020 General Plan Environmental Impact Report assumed a maximum capacity of 750 mixed residential units and 580,000 square feet of retail and offices uses for the pur- poses of assessing environmental impacts associated with the development of the property. While this is the maximum development capacity under this General Plan, the specific plan may be approved with lower densities and square footage of residential and commercial uses, respectively. The North Forty Specific Pan will be based on the following general guidelines: ♦ Include a mixture of uses that will complement the Downtown and the rest of the community. ♦ Be based on sustainable and “smart” development practices. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-19 ♦ Include public gathering spaces such as a plaza and park. ♦ Provide for a variety of residential housing types, both rental- and owner- occupied. A minimum of 20 percent of the units shall be affordable to households at the moderate income level or below. ♦ Include high-quality architecture and design that reflects the rural and ag- ricultural history of the site. ♦ Provide pedestrian-oriented buildings along the Los Gatos Boulevard frontage, with minimal parking oriented to the street. ♦ Take advantage of the grade change across the site. ♦ Continue the “boulevard treatment” along Los Gatos Boulevard, with in- terconnections from one parcel’s drive aisle to the next. ♦ Include connections to existing intersections along Los Gatos Boulevard and Lark Avenue. ♦ Develop gateway or landmark features at Los Gatos Boulevard and Lark Avenue and at Los Gatos Boulevard and the Highway 85 off-ramp. ♦ Provide an easily accessible, fully connected street network that encour- ages walking. ♦ Provide a vegetative buffer and screening along Highways 17 and 85. ♦ Preserve Town character and views. 4. Other Plans The Hillside Specific Plan and Los Gatos Boulevard Plan areas are each devel- oped according to separate land use goals and in different areas of the Town. In addition to these approved Specific Plans, the Town will be developing a North Forty Specific Plan. a. Hillside Specific Plan The Hillside Specific Plan establishes land use policy for the Hillside Study Area, an area of mountainous terrain in the southeastern portion of the Town designated for Hillside Residential development. Adopted by Town Council in 1978, the Specific Plan establishes a series of policies and standards related TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-20 to land use, facilities, services, circulation, fire protection, safety, and open space. These policies and standards are intended to prevent deficiencies in access to water and sewer services, ensure conservation of the sensitive natural environment, and address differences in Town and County land use regula- tions. Development in the Hillside Specific Plan area is prohibited outside of desig- nated “least restrictive development areas” (LRDAs) unless it is compliant with conditions established in the Plan. b. Los Gatos Boulevard Plan Adopted by Town Council in 1997, the Los Gatos Boulevard Specific Plan is a policy framework for meeting a series of short, medium, and long range goals related to the commercial revitalization of Los Gatos Boulevard. This Specific Plan is based on a land use concept for which higher density, mixed- use commercial development in the north of the Specific Plan area transitions into residential and community clusters, and then into existing residential neighborhoods just south of the Specific Plan area. This Specific Plan con- tains policies and design standards targeting safe, attractive public improve- ments; pedestrian-oriented activity nodes; vital, commercial land use; distinct gateways, and site-appropriate private improvements. c. Central Los Gatos Redevelopment Project The Central Los Gatos Redevelopment Project, which focuses on an area lo- cated around Downtown Los Gatos, contains a mix of residential and non- residential land use designations. The Town of Los Gatos Redevelopment Agency has the authority to facilitate property acquisition and management, construction of public improvements, structural rehabilitation, and site as- sembly within the Project Area. The project was adopted in 1991, following the 1989 Loma Prieta earthquake. The main objectives of the project are to eliminate blight, assemble land parcels for improved development, strengthen the economic base of downtown, and improve undeveloped and underutilized areas. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-21 G. Goals, Policies, and Actions The following goals, policies, and actions guide future physical development throughout Los Gatos. Goal LU-1 To preserve, promote, and protect the existing small-town character and quality of life within Los Gatos. Policy LU-1.1 Encourage developers to engage in discussions as early as possible regarding the nature and scope of the project and possible impacts and mitigation requirements. Policy LU-1.2 Ensure that new development preserves and promotes existing commercial centers consistent with the mainte- nance of a small-scale, small-town atmosphere and image. Policy LU-1.3 To preserve existing trees, natural vegetation, natural to- pography, riparian corridors and wildlife habitats, and promote high quality, well-designed, environmentally sen- sitive, and diverse landscaping in new and existing devel- opments. Policy LU-1.4 Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. Policy LU-1.5 Encourage private/public funding, development, and op- eration of cultural amenities, activities, and centers consis- tent with the small-town character of Los Gatos. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-22 Policy LU-1.6 Recognizing that our ability to preserve our small-town character is somewhat dependent on decisions in sur- rounding communities, continue and expand Town par- ticipation in planning processes in neighboring jurisdic- tions and regional bodies in order to develop innovative, effective, and coordinated land use, transportation, and hillside development plans and standards that will help preserve our small-town character. Policy LU-1.7 Use task forces, ad hoc committees and other means as appropriate to involve residential and commercial interests in Town matters. Policy LU-1.8 Commercial development of any type (office, retail, re- search and development, etc.) shall be designed in keeping with the small-town character of Los Gatos. Goal LU-2 To maintain a balanced, economically stable com- munity within environmental goals. Policies Policy LU-2.1 Minimize vehicle miles traveled for goods and services by allowing and encouraging stores that provide these goods within walking distance of neighborhoods in Los Gatos. Policy LU-2.2 Promote telecommuting and home-based businesses by allowing live-work and work-live uses in existing and fu- ture residential development. Goal LU-3 To coordinate with surrounding jurisdictions and other local and regional agencies that may affect Los Gatos’s future development patterns and character. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-23 Policies Policy LU-3.1 Cooperate with the County of Santa Clara to encourage the annexation of unincorporated islands into the Town. The Town will not require the installation of curbs, gut- ters, sidewalks, or street lights as a condition of annexation nor will these improvements be imposed on annexed areas unless the residents of the area request such improvements and are willing to participate in the cost of such improve- ments. This does not prevent the Town from requiring such improvements as a condition of approval of any zon- ing or subdivision approval if such conditions are nor- mally made on those items and the improvements would be in keeping with the neighborhood. Policy LU-3.2 Work with Santa Clara County to ensure that projects developed in the County meet Town policies and stan- dards, do not induce further development, and do not un- duly burden the Town. Goal LU-4 To provide for well-planned, careful growth that re- flects the Town’s existing character and infrastruc- ture. Policies Policy LU-4.1 Integrate planning for the North Forty area, Los Gatos Boulevard, Vasona Light Rail area, and Downtown so that development in each area takes into consideration the Town as a whole. Policy LU-4.2 Allow development only with adequate physical infra- structure (e.g. transportation, sewers, utilities, etc.) and so- cial services (e.g. education, public safety, etc.). TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-24 Policy LU-4.3 Only approve projects for which public costs can be justi- fied by the overall benefit to the community. Policy LU-4.4 Project applicants shall evaluate and provide appropriate mitigation measures to reduce impacts on urban services including schools, utilities, police, and fire. Policy LU-4.5 Discourage corridor lots. Corridor lots shall only be al- lowed if the use of a corridor lot decreases the amount of public street required for the subdivision, contributes to the surrounding neighborhood, and is in context with the existing scale and established character of the neighbor- hood. The subdivider shall also demonstrate that the use of a corridor lot benefits surrounding properties. Goal LU-5 To encourage public involvement in Town planning processes. Policy Policy LU-5.1 Use task forces, ad hoc committees, and other means as appropriate to involve residential and commercial interests in Town matters. Action Action LU-5.1 Utilize traditional communication tools and new media and technology to provide clear and current information on Town processes and decisions and to encourage public participation in Town government. Goal LU-6 To preserve and enhance the existing character and sense of place in residential neighborhoods. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-25 Policies Policy LU-6.1 Protect existing residential areas from the impacts of non- residential development. Policy LU-6.2 Allow non-residential activity in residential areas only when the character and quality of the neighborhood can be maintained. Policy LU-6.3 Protect existing residential areas from adjacent non- residential uses by assuring that buffers are developed and maintained. Policy LU-6.4 Prohibit uses that may lead to the deterioration of residen- tial neighborhoods, or adversely impact the public safety or the residential character of a residential neighborhood. Policy LU-6.5 The type, density, and intensity of new land use shall be consistent with that of the immediate neighborhood. Policy LU-6.6 In order to reduce landfill, conserve resources, and pre- serve neighborhood character, demolitions shall be dis- couraged in established residential neighborhoods and ap- plicants shall submit structural reports to determine whether the demolition of any principal structure is justi- fied. If allowed, the replacement house should be similar in size and scale to other homes in the neighborhood and maintain the neighborhood character. Policy LU-6.7 Continue to encourage a variety of housing types and sizes that is balanced throughout the Town and within neighborhoods, and that is also compatible with the char- acter of the surrounding neighborhood. Policy LU-6.8 New construction, remodels, and additions shall be com- patible and blend with the existing neighborhood. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-26 Policy LU-6.9 The Housing Element assumes that sites designated me- dium and high density residential will be developed at the upper end of the density range. If the Town approves a development at a lower density on one of these sites, staff shall identify one or more other sites to maintain the Town’s capacity to meet its housing needs as identified in the Housing Element, subject to neighborhood compati- bility and mitigation of traffic impacts. Policy LU-6.10 Require applicants to submit letters of justification to show how new residential development contributes to the balance of types and sizes of housing available in Los Gatos. Actions Action LU-6.1 Develop standards for traffic, noise, intensity, and overall size for non-residential uses in residential zones. Action LU-6.2 The conditional use permit approvals for non-residential uses in residential zones shall be reviewed by the Planning Commission on an as-needed basis for any adverse im- pacts, nuisances, or any required modifications. Goal LU-7 To use available land efficiently by encouraging ap- propriate infill development. Policies Policy LU-7.1 Allow redevelopment of unused school sites commensu- rate with the surrounding residential neighborhood and availability of services. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-27 Policy LU-7.2 To ensure compatibility with surrounding neighborhoods, infill projects shall demonstrate that the development meets the criteria contained in the Development Policy for In-Fill Projects and the deciding body shall make findings consistent with this policy. Policy LU-7.3 Infill projects shall contribute to the further development of the surrounding neighborhood (e.g. improve circula- tion, contribute to or provide neighborhood unity, elimi- nate a blighted area) and shall not detract from the existing quality of life. Policy LU-7.4 Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. Goal LU-8 To uphold and enforce adopted land use regula- tions. Policies Policy LU-8.1 Maintain a Code Compliance function to effectively en- force the land use regulations in the Town Code. Policy LU-8.2 Town staff shall identify major violations (illegal units, sign violations, illegal uses, tree removals, grading viola- tions, etc.) without waiting for public complaint. Town staff shall act on minor violations (illegally parked cars, boats, trailers and campers, etc.) based on public com- plaints. Additional violations that may be observed during investigation of a complaint shall also be acted on. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-28 Goal LU-9 To provide residents with adequate commercial and industrial services. Policies Policy LU-9.1 Ensure that new development preserves and promotes existing commercial centers consistent with the mainte- nance of a small-scale, small-town atmosphere and image. Policy LU-9.2 Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the small-town atmosphere. Policy LU-9.3 Encourage a mix of retail and office uses in commercial areas, except in the Central Business District designation, where retail should be emphasized and office should be limited to upper floors and other areas as defined by the Town Code. Policy LU-9.4 Encourage existing light industry and service commercial uses to remain or be replaced with similar uses. Policy LU-9.5 Encourage the development and retention of locally owned stores and shops. Policy LU-9.6 Encourage development that maintains and expands resi- dent-oriented services and/or creates employment oppor- tunities for local residents consistent with overall land use policies of the Town. Policy LU-9.7 “Broadening the tax base” shall never be the sole reason for allowing new commercial development or approving a change in a commercial land use. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-29 Policy LU-9.8 Retail sales tax “leakage” should be kept to a minimum by providing in-town convenience and comparative shopping opportunities. Policy LU-9.9 Buffers shall be required as conditions of approval for non- residential projects that are adjacent to residential areas and may consist of landscaping, sound barriers, building setbacks, or open space. Policy LU-9.10 Prohibit new commercial or industrial zoning adjacent to school sites and carefully consider the impacts of new school sites in industrial and commercial land use designa- tions. Action Action LU-9.1 The Town should identify those businesses that are needed in the Town and actively recruit those businesses. Goal LU-10 To preserve Downtown Los Gatos as the historic center of the Town, with goods and services for local residents, while maintaining the existing Town identity, environment, and commercial viability. Policies Policy LU-10.1 Encourage the development and retention of small busi- nesses and independent stores and shops Downtown that are consistent with small-town character and scale. Policy LU-10.2 Recognize and encourage the different functions, land use patterns, and use mixes of the various commercial areas within the Downtown. These include: a. The pedestrian scale and orientation of the Central Business District. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-30 b. The neighborhood-serving commercial land use pat- tern of areas north of Saratoga Avenue to Blossom Hill Road. c. The mixed use commercial activities along Santa Cruz Avenue and the service commercial activities along University Avenue between Andrews Street and Blos- som Hill Road. Policy LU-10.3 Establish and maintain strong boundaries between the Central Business District designation and adjacent residen- tial neighborhoods. Policy LU-10.4 Encourage mixed uses to increase residential opportunities in commercial zones Downtown, taking into considera- tion potential impacts to loss of commercial opportunities. Goal LU-11 To plan for development of a variety of uses in the North Forty area in a coordinated and comprehen- sive way. Policies Policy LU-11.1 Zoning shall be changed as part of development applica- tions to provide consistency with the Vasona Light Rail Element and other elements of this General Plan and with any future specific plan prepared for this area. Policy LU-11.2 The Town shall encourage uses that serve Town residents. These include, but are not limited to, open space, play- fields, office, retail, and other commercial uses. Residen- tial uses may be permitted as part of mixed-use develop- ment and only with acceptable mitigation of adverse noise, air quality, and other environmental hazards. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-31 Policy LU-11.3 Provide coordinated infrastructure in the North Forty area. Policy LU-11.4 Include a variety of regional destination and local-serving commercial uses in the North Forty area, following a logi- cal land use pattern that takes advantage of the site oppor- tunities while protecting adjacent uses. Policy LU-11.5 Avoid negative effects on the long-term development po- tential of the area surrounding the North Forty area. Policy LU-11.6 Incorporate multi-modal links from the North Forty area to the Vasona Light Rail station into the North Forty Spe- cific Plan. Action Action LU-11.1 Prepare and adopt a specific plan for the North Forty area prior to development of the site. Goal LU-12 To ensure an appropriate mix of land use types along Los Gatos Boulevard in order to maintain the economic vitality of the corridor and continue to serve the needs of Town residents. Policies Policy LU-12.1 Encourage redevelopment and assemblage of parcels that have experienced a high vacancy rate over a prolonged pe- riod of time, possibly including appropriate and compati- ble re-zoning. Policy LU-12.2 Encourage a mix of uses along Los Gatos Boulevard, in- cluding, where appropriate, mixed-use parcels that are compatible with surrounding uses. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-32 Policy LU-12.3 New landscaping, streetscape improvements and new de- velopment along Los Gatos Boulevard shall incorporate pedestrian amenities, scale, and design. Policy LU-12.4 Encourage mixed uses to increase residential opportunities in commercial zones. Policy LU-12.5 Retain and enhance auto dealerships. Policy LU-12.6 Neighborhood commercial, multi-family residential, and office uses shall be concentrated south of Los Gatos– Almaden Road. Policy LU-12.7 New and relocating auto-related businesses shall be located north of Los Gatos–Almaden Road, adjacent to existing auto dealerships, or on a vacant site previously used for permitted auto sales. Policy LU-12.8 Uses on Los Gatos Boulevard south of Roberts Road shall be residential or office; existing non-residential uses shall not be intensified; and existing vacant property and resi- dential uses shall be developed as Single Family Residen- tial. Policy LU-12.9 Encourage replacement of vacated business south of Los Gatos–Almaden Road and north of Roberts Road/Shannon Road with neighborhood commercial, multi-family, or office uses. Goal LU-13 To promote appropriate and compatible develop- ment along Los Gatos Boulevard that complements the whole Town and serves residents and families. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-33 Policies Policy LU-13.1 Development shall transition from higher intensity uses at the north end of Los Gatos Boulevard to existing residen- tial uses at the south end of Los Gatos Boulevard. Policy LU-13.2 Commercial activity along Los Gatos Boulevard shall complement the whole Town and shall provide a depend- able source of income, employment opportunities, goods, and services. Policy LU-13.3 New projects along Los Gatos Boulevard shall incorporate a family and resident orientation. Policy LU-13.4 New development along Los Gatos Boulevard shall be designed to minimize adverse impacts on adjacent residen- tial areas. Policy LU-13.5 Establish and maintain appropriate boundaries between the commercial uses along Los Gatos Boulevard and adja- cent residential neighborhoods. Policy LU-13.6 Provide more pedestrian/bike areas and links to adjacent residential areas to foster neighborhood use of commercial centers. Policy LU-13.7 Allow auto dealers and other commercial property owners and merchants to conduct occasional promotional sales ac- tivities with a “festival” atmosphere with appropriate re- strictions to reduce traffic congestion and impacts on neighboring commercial and residential uses. Actions Action LU-13.1 Work with existing auto dealers and other commercial property owners and merchants to develop an appropriate commercial image specifically for Los Gatos Boulevard. TOWN OF LOS GATOS 2020 GENERAL PLAN LAND USE ELEMENT LU-34 Action LU-13.2 Use the adopted Los Gatos Boulevard Plan and Commer- cial Design Guidelines to review development proposals and exterior improvements to existing buildings.