Attachment 6 - January 11, 2023 Planning Commission Staff Report with Exhibits 1-5PREPARED BY: Erin Walters and Jocelyn Shoopman
Associate Planners
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/11/2023
ITEM NO: 5
DATE: January 6, 2023
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider and Make a Recommendation to the Town Council on the Draft
2023-2031 Housing Element. Location: Town-Wide. General Plan
Amendment Application GP-22-003.
RECOMMENDATION:
Consider and make a recommendation to the Town Council on the Draft 2023-2031 Housing
Element.
EXECUTIVE SUMMARY:
The Town of Los Gatos has prepared a draft update to the Housing Element of the General Plan
to affirmatively further fair housing and accommodate the 1,993-unit Regional Housing Needs
Allocation (RHNA) for the 2023-2031 Housing Element cycle. The content of the draft 2023-
2031 Housing Element is structured for consistency with the requirements set forth in State
law. In addition to responding to requirements of State law, the Housing Element also
demonstrates the Town of Los Gatos’ strategy to meet the Town’s locally determined housing
needs, and that these needs are addressed through policies and programs outlined within the
Housing Element. Public review and input have been a critical component of this 6th cycle
Housing Element Update. A copy of the Draft 2023-2031 Housing Element is available on the
Town’s Housing Element website: https://engagelosgatoshousing.com.
BACKGROUND:
California Government Code Section 65580 and following regulates the use and requirements
of housing elements in California. State law requires that the Town update its General Plan
Housing Element every eight years. State law further requires adoption of an updated Housing
Element that is substantially compliant with Government Code Sections 65580 and following by
January 31, 2023.
ATTACHMENT 6
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SUBJECT: DRAFT HOUSING ELEMENT/GP-22-003
DATE: January 6, 2023
BACKGROUND (continued):
Starting in early 2021, the Town has worked diligently through the required steps to comply
with State law with the goal of adopting a Housing Element prior to the January 31, 2023,
deadline. Exhibit 3 presents a timeline outlining the ongoing efforts that have been completed
toward achieving this goal. Guidance was also provided by the California Housing and
Community Development Department (HCD) throughout the process.
On October 14, 2022, the Town submitted the Draft Housing Element and a response to public
comments received during the 30-day public comment period to HCD for preliminary review,
which consists of a 90-day review.
On December 13, 2022, Town staff met with the HCD reviewer and received verbal, preliminary
input on the Draft Housing Element.
On December 20, 2022, the Town Council recommended that the current version of the Draft
2023-2031 Housing Element, as submitted to HCD on October 14, 2022, be considered for
adoption prior to the statutory deadline of January 31, 2023. In addition, the Town Council
recommended that the Sites Inventory of the Housing Element utilize the minimum density,
requiring additional sites to be added in order to comply with the Town’s RHNA as determined
by the Association of Bay Area Governments (ABAG) and required buffer. The sites added are
detailed in the Discussion Section of this report.
The primary purpose of this agenda item is to provide a recommendation to Town Council on
whether to adopt the Draft 2023-2031 Housing Element (Exhibit 1) with the revised Sites
Inventory Analysis (Exhibit 4) and revised Sites Inventory Form (Exhibit 5).
DISCUSSION:
The following section summarizes the required components of housing element updates per
State law, new requirements included since the 5th cycle Housing Element adoption (2015-
2023), and penalties for non-compliance with Housing Element law. The section also includes a
summary of public meetings related to the 6th cycle Housing Element Update prior to today’s
meeting.
Required Components of a Housing Element
Pursuant to Government Code Section 65583, local governments are required to include the
items below within their Housing Elements, and subsequent updates thereto. Newly required
components introduced as part of the 6th cycle are included in italics below and discussed in
further detail within the “New Requirements for the 6th cycle Housing Element Update” Section
on the following page.
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DISCUSSION (continued):
1. Housing Needs Assessment: Examine demographic, employment, housing trends and
conditions, and identify existing and projected housing needs of the community, with
attention paid to special housing needs (e.g., large families, persons with disabilities). This
Section includes a community’s RHNA as determined by a community’s regional planning
body in partnership with HCD.
2. Evaluation of Past Performance: Review the prior Housing Element to measure progress in
implementing policies and programs.
3. Housing Sites Inventory: Identify locations of available sites for housing development or
redevelopment to demonstrate there is enough land zoned for housing to meet future need
at all income levels.
4. Community Engagement: Implement a robust community engagement program that
includes reaching out to individuals and families at all economic levels of the community,
plus historically underrepresented groups.
5. Constraints Analysis: Analyze and recommend remedies for existing and potential
governmental and nongovernmental barriers to housing development.
6. Policies and Programs: Establish policies and programs to be carried out during the 2023-
2031 planning period to fulfill the identified housing needs.
7. Affirmatively Furthering Fair Housing (AFFH): Analyze and address significant disparities in
housing needs and access to opportunity by proposing housing goals, objectives, and policies
that aid in replacing segregated living patterns with truly integrated and balanced living
patterns, transforming racially and ethnically concentrated areas of poverty into areas of
opportunity, and fostering and maintaining compliance with civil rights and fair housing
laws.
New Requirements for the 6th Cycle Housing Element Update
Pursuant to recent State legislation, the following items are now required as part of the housing
element update process:
• Affirmatively Furthering Fair Housing (AFFH). Assembly Bill (AB) 686, passed in 2018,
created new requirements for jurisdictions to affirmatively further fair housing. According
to AB 686, affirmatively furthering fair housing means to take “meaningful actions, in
addition to combating discrimination, which overcome patterns of segregation and foster
inclusive communities free from barriers that restrict access to opportunity based on
protected characteristics” and is Federally mandated by the 1968 Fair Housing Act. The four
main goals are to:
o Address significant disparities in housing needs and in access to opportunity;
o Replace segregated living patterns with truly integrated and balanced living patterns;
o Transform racially and ethnically concentrated areas of poverty into areas of
opportunity; and
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DISCUSSION (continued):
o Foster and maintain compliance with civil rights and fair housing laws.
• Public Comment on Draft Revisions. AB 215 (2021), requires local governments to make the
first draft revision of their housing element update available for public comment for at least
30 days. Further, if any comments are received, a local government must take at least ten
additional business days to consider and incorporate public comments into the draft
revision before submitting to HCD. HCD must review the draft and report its written
findings to the planning agency within 90 days of receiving the first draft submittal for each
housing element revision or within 60 days of its receipt for a subsequent draft amendment
or adoption.
Penalties for Non-Compliance
In the current 6th cycle, jurisdictions face a number of new consequences for not adopting a
Housing Element that is substantially compliant with state Housing Element law by the
statutory deadline of January 31, 2023. Under legislation enacted in recent years, if a
jurisdiction does not comply with State housing law, HCD may refer the jurisdiction to the
Attorney General and significant fines may be imposed. A court finding a Housing Element
inadequate may limit local land use decision-making authority until the jurisdiction brings its
Housing Element into compliance, or local governments may lose the right to deny certain
projects.
Conversely, an HCD-certified Housing Element makes jurisdictions eligible for, or with higher
priority for, numerous sources of funding.
Builder’s Remedy
Under the Housing Accountability Act, jurisdictions who do not have an adopted Housing
Element that is in substantial compliance with State law by the statutory deadline (January 31,
2023, for the Bay Area) could be required to approve a residential development even if it does
not meet local General Plan and zoning regulations. The “builder’s remedy” has been in the
Housing Accountability Act since 1990 and pertains to residential developments that have at
least 20 percent low-income units or 100 percent moderate income units. HCD has confirmed
that no such 120-day grace period will apply this cycle and any jurisdiction that adopts a
Housing Element later than January 31, 2023, will be subject to the “builder’s remedy.” This
provision in the Housing Accountability Act has been available for quite some time and in Los
Gatos no applications have come forward during previous Housing Element cycles when the
Town missed the statutory deadline for adoption of a Housing Element.
Staff fully recognizes that the current Housing Element cycle is unlike any past cycle. It is
possible that a developer could invoke the “builder’s remedy” in connection with a planning
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DISCUSSION (continued):
application submitted in February if the Town Council does not adopt a Housing Element that is
in substantial compliance with Housing Element law by January 31, 2023.
Housing Element Requirements
The following section summarizes the major topics covered by the Town’s Housing Element.
A. Housing Needs Assessment
As part of the housing element update process the Town is required to analyze the existing
and projected housing needs of the Town, including its fair share of RHNA requirements.
The Town’s analysis of housing needs is required to include an assessment of detailed
demographic data including: population age, size, and ethnicity; household characteristics;
overpayment trends; housing stock conditions; units in need of replacement or
rehabilitation; and needs of special needs populations including the elderly, persons with
disabilities, unhoused persons, extremely low-income households, and farmworkers.
Utilizing the Housing Needs Data Report provided by ABAG, the 6th cycle Housing Element
Update outlines the Town’s housing needs. See Appendix B of the Draft 2023-2031 Housing
Element.
B. Regional Housing Needs Allocation (RHNA)
In January of 2022, HCD approved ABAG’s adopted Final RHNA Plan for the San Francisco
Bay Area: 2023-2031 (Plan) which establishes a total RHNA for the San Francisco Bay Area
of 441,176 residential units for the 6th cycle housing element update 2023-2031 planning
period. ABAG’s Plan further distributes this RHNA across the Bay Area’s nine counties, and
101 cities based on demographic and population data received from the California
Department of Finance (DOF). Local jurisdictions must then utilize their ascribed RHNA to
update the housing elements of their general plans for the 6th cycle planning period,
inclusive of identifying eligible land resources to accommodate their RHNA.
RHNA requirements are organized into four affordability categories, established according
to the Area Median Income (AMI) of a geography. These categories include very low-
income residential units, which are affordable to households earning less than 50 percent of
AMI; low-income residential units, which are affordable to households earning between 50
percent and 80 percent of AMI; moderate income residential units, which are affordable to
households earning between 80 percent and 120 percent of AMI; and above moderate-
income residential units which are affordable to households earning over 120 percent of
AMI. The Town’s RHNA is summarized on the following page:
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DISCUSSION (continued):
Town of Los Gatos RHNA
Income Category
5th Cycle RHNA
(2015-2023)
6th Cycle RHNA
(2023-2031)
Very Low (less than 50% of AMI) 201 537
Low (50-80% of AMI) 112 310
Moderate (80-120% of AMI) 132 320
Above Moderate (More than 120% of AMI) 174 826
Total 619 1,993
RHNA Buffer
New “no net loss” provisions of Government Code Section 65863 require the Town to
ensure an adequate supply of land be made available for housing development throughout
the duration of the 2023-2031 planning period. This means that if housing sites identified
within the jurisdictions 6th cycle Housing Element are developed with non-residential uses,
lower residential densities, or residential uses at affordability levels that are different than
anticipated by the Housing Element, the Town’s Housing Element could be determined to
be out of compliance. Accordingly, the Town’s Sites Inventory was compiled with a 16
percent buffer to address future compliance with “no net loss” provisions.
C. Constraints Analysis
In addition to analyzing the existing and projected housing needs of the Town, the Housing
Element must also identify and analyze potential and actual governmental and
nongovernmental constraints to the maintenance, improvement, or development of
housing for all income levels in the community, regardless of protected class. A summary of
constraints to the development and improvement of housing in the Town is included in
Appendix C of the Draft 2023-2031 Housing Element.
D. Housing Resources and Sites Inventory
As part of the 6th cycle housing element update, the Town is also required to identify
resources available to the Town for the preservation, rehabilitation, and production of
housing throughout the community. These resources also include land within the Town of
Los Gatos that are identified as eligible for accommodation of the Town’s RHNA
requirements. Pursuant to Government Code Section 65583.2(a), the following resources
are eligible for accommodation of the Town’s RHNA: vacant sites zoned for residential use;
vacant sites zoned for nonresidential use that allows residential development; residentially
zoned sites that are capable of being developed at a higher density; or sites zoned for
nonresidential use that can be redeveloped for residential use, and for which the Housing
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DISCUSSION (continued):
Element includes a program to rezone the site. The Town’s Housing Sites Inventory is
summarized in Appendices D and H of the Draft 2023-2031 Housing Element.
In response to Town Council direction given on December 20, 2022, a revised Sites
Inventory Analysis (Exhibit 4) and revised Sites Inventory Form (Exhibit 5) have been
prepared with the calculations based on an assumption of housing development at the
minimum density for sites that accommodate affordable units. As a result, two additional
sites were added to maintain the RHNA plus buffer discussed above. Those sites include:
• Site C-7 – 15495 Los Gatos Boulevard (APN: 424-22-030); and
• Site C-8 – 15445 Los Gatos Boulevard (APN: 424-19-068).
As a result, the revised Sites Inventory Analysis (Exhibit 4) and revised Sites Inventory Form
(Exhibit 5) include sufficient sites to meet the RHNA requirement in each income category,
plus a buffer of 319 housing units (16 percent).
E. Goals, Policies, and Implementation Programs
The Housing Element includes a set of goals, policies, and implementation programs
intended to promote the preservation, rehabilitation, and production of housing
throughout the Town. Goals are long-range, broad, and comprehensive targets that
describe future outcomes the Town desires. A policy is a specific instructional guideline
that seeks to promote a goal. Together, goals and policies are implemented through a
series of programs that identify specific, quantifiable actions the Town will undertake during
the 6th cycle planning period. The Town’s Draft Goals, Policies, and Implementation
Programs are summarized in Section 10.6 of the Draft 2023-2031 Housing Element.
F. Affirmatively Furthering Fair Housing (AFFH)
Assembly Bill (AB) 686, passed in 2018, created new requirements for jurisdictions to
affirmatively further fair housing as part of the housing element update process. These
requirements, found in Government Code Section 8899.50, are intended to address racial
inequalities seen today throughout California which developed through historical policies
and practices enacted at Federal, State, regional, and local levels and across the public and
private sectors. Though many of these explicit forms of historical discrimination have been
outlawed, the results of these systems have left a lasting imprint on both the Bay Area
region and the Town. Racially explicit practices (e.g., racial covenants) which excluded
persons of color from predominately white neighborhoods have been replaced with race-
neutral land use policies that continue to exclude these same groups. Furthermore, rapidly
increasing housing costs have deepened racial and economic disparity and segregation,
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DISCUSSION (continued):
displacing many low income people and people of color to the peripheries of the region or
out of the Bay Area all together.
Accordingly, the Town must incorporate fair housing considerations into its 6th Cycle
Housing Element to increase housing opportunities in high resource neighborhoods. The
following summarizes the components of the required AFFH component of the Town’s
Housing Element and can be found in Appendix A of the Draft 2023-2031 Housing Element:
• Targeted Community Outreach;
• Assessment of Fair Housing;
• Fair Housing Outreach Capacity and Enforcement;
• Segregation and Integration Patterns;
• Racially and/or Ethnically Concentrated Areas of Poverty (R/ECAPS) and Racially
Concentrated Areas of Affluence (RCAA);
• Disparities In Access to Opportunity;
• Sites Inventory Relative to Affirmatively Further Fair Housing; and
• Goals, Polices, and Implementation Programs that Affirmatively Further Fair Housing.
G. Evaluation of Past Progress
Pursuant to State Law, the Draft Housing Element summarizes the implementation status of
Goals, Policies, and Implementation Programs from the Town’s 5th cycle Housing Element.
See Appendix E of the Draft 2023-2031 Housing Element.
H. Community Engagement
Beginning the summer of 2021, the Town has conducted a comprehensive community
engagement and outreach strategy, as required by Government Code, to inform the 6th
cycle Housing Element Update process. This strategy has included a series of 13 Housing
Element Advisory Board (HEAB) public meetings; two community meetings; a joint study
session with the HEAB, Planning Commission, and Town Council; four Town Council
meetings; and public engagement at staff hosted informational booths. The Town has a
dedicated Housing Element Update website which has provided the public interactive
engagement opportunities including the Balancing Act mapping tool, housing polls, and
surveys. Community engagement opportunities have been publicized on the Town’s
website, through the Town’s multiple social media platforms and through targeted email
updates to the Town’s Notify Me subscriber list for the 2040 General Plan Update and
Housing Element Update. Postcards were also sent to all property owners and tenants in
the Town for the Housing Element Community meeting. Announcements have been
provided in the local newspaper for all HEAB meetings, community meetings, study
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DISCUSSION (continued):
sessions, public hearings, and for the 30-day public review period of the Initial Public Review
Draft Housing Element. Feedback received throughout the ongoing community
engagement and outreach process has assisted staff and the consulting team in preparing
the Draft Housing Element Update and related items.
Exhibit 3 presents a chronological timeline detailing the ongoing efforts that have been
completed.
Next Steps
To complete the goal of adopting a Housing Element that is in substantial compliance with State
law by the statutory deadline (January 31, 2023), the Town Council is scheduled to consider
Planning Commission’s recommendation on the adoption of the Draft Housing Element at a
Special Town Council Meeting on January 30, 2023.
In parallel with the process under consideration tonight, Town staff and the consultants will
continue to work with HCD to consider and respond to any comments from their review of the
Draft Housing Element. The Town expects to receive its comment letter from HCD on the Draft
Housing Element by January 12, 2023. Once the HCD comment letter has been received, a draft
memorandum in response to the HCD comment letter, illustrating how each comment has been
responded to and how it is in substantial compliance with State law will be prepared for review
by the HEAB.
Based on review and recommendation from the HEAB, a revised draft will be submitted to HCD
in response to the initial comment letter. Subsequent reviews by HCD will take up to 60 days.
The Town must post the revision on its website and email a link to all individuals and
organizations that have previously requested notices relating to the Town’s Housing Element
for at least seven days prior to submitting a revised draft Housing Element to HCD.
Based on HCD’s second review, it is possible that additional revisions may be needed before
HCD would certify the Housing Element. This means that Planning Commission and Town
Council hearings for adoption of a revised Housing Element would need to be conducted.
ENVIRONMENTAL ASSESSMENT:
An Environmental Analysis was prepared for the Housing Element Update. Although the
Housing Element Update could have a significant effect on the environment, it was found that
all potentially significant effects have been analyzed adequately in Town of Los Gatos 2040
General Plan Environmental Impact Report (EIR), pursuant to applicable standards including
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DATE: January 6, 2023
ENVIRONMENTAL ASSESSMENT (continued):
CEQA Guidelines Section 15168(c)2, and the Housing Element Update is consistent with the
growth projections evaluated in the General Plan EIR.
PUBLIC COMMENTS:
At the time of this report’s preparation, the Town has not received any public comment.
CONCLUSION:
A. Recommendation
Staff recommends that the Planning Commission:
1. Receive and consider public comments;
2. Consider the Draft 2023-2031 Housing Element (Exhibit 1), the Environmental Analysis
(Exhibit 2), and the Revised Sites Inventory (Exhibit 4); and
3. Forward a recommendation to the Town Council to adopt the Draft 2023-2031 Housing
Element (Exhibit 1) with the revised Sites Inventory Analysis (Exhibit 4) and revised Sites
Inventory Form (Exhibit 5);
B. Alternatives
Alternatively, the Commission can:
1. Recommend the Town Council not adopt the Draft 2023-2031 Housing Element; or
2. Recommend adoptions with modifications.
EXHIBITS:
Previously received (available online here: https://engagelosgatoshousing.com):
1. Draft 2023-2031 Housing Element
2. Environmental Analysis
Received with this Staff Report:
3. Housing Element Update Process Timeline
4. Revised Appendix D, Sites Inventory Analysis
5. Revised Appendix H, Sites Inventory Form
HOUSING ELEMENT PROCESS TIMELINE
On April 21, 2021, the Town issued a Request for Proposals (RFP) for consultant services for
preparation of the 2023-2031 Housing Element. The Town received a proposal from one firm,
EMC Planning Group, Inc.
On June 15, 2021, the Town Council authorized the Town Manager to execute an agreement for
Consultant Services with EMC Planning Group, Inc. to prepare the 2023-2031 Housing Element
and associated public engagement and environmental review documents.
On August 3, 2021, the Town Council adopted Resolution 2021-032 to establish the Housing
Element Advisory Board (HEAB) to serve as an advisory board that provides input on specific
tasks associated with the Housing Element Update and established the role of the HEAB as
follows:
• Provide guidance on the development of the Housing Element Update;
• Provide an additional forum for public involvement;
• Forward milestone products to the Planning Commission and Town Council;
• Review the Draft Housing Element; and
• Make recommendations to the Planning Commission and Town Council.
On August 9, 2021, the Town participated in a Let’s Talk Housing Community Meeting for Santa
Clara County jurisdictions hosted by the Santa Clara County Planning Collaborative.
On September 21, 2021, the Town Council appointed four at-large members to the HEAB, in
addition to the existing nine members of the General Plan Committee (GPC).
On October 15, 2021, the HEAB held their first meeting to elect the Chair and Vice Chair and
adopt a meeting schedule.
On December 16, 2021, the HEAB discussed the Housing Element process, milestones, and
reviewed the Draft Housing Needs Assessment and Review of Previous Housing Element
appendices as contextual background information for future work by the HEAB.
On February 17, 2022, the HEAB reviewed and discussed the Housing Element Site Inventory
analysis process.
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. At the meeting, the Balancing Act tool and
Housing Element Update website site surveys were introduced to the public.
On April 6, 2022, a Joint Study Session of the Town Council, Planning Commission, and HEAB was
held to discuss the production of affordable housing.
EXHIBIT 3
On April 21, 2022, the HEAB provided feedback on additional sites to include in the Site
Inventory, in addition to the sites already identified by staff and the Housing Element
Consultant. Results from the Balancing Act tool and Housing Element Update website site
surveys were also shared with the HEAB.
On April 21, 2022, Property Owner Interest forms were mailed out to the property owners of the
sites selected in the Draft Site Inventory to garner their interest in providing housing on their
property. An electronic copy of the Property Owner Interest form was also made available on
the Housing Element Update website.
On April 24, 2022, Town staff hosted a booth at the Spring Into Green event at the Town Plaza to
provide the public an opportunity to discuss the Housing Element Update.
On May 5, 2022, the HEAB continued the discussion of the Site Inventory and provided feedback
on additional sites that should be included.
On May 19, 2022, HEAB recommended the acceptance of the Site Inventory as proposed within
Tier 1, with modifications to reduce the number of housing units within the North Forty, to add
the site located at 206 Knowles Drive, and to add the site located within the California
Department of Transportation right-of-way off of Oka Road. The sites identified by the HEAB at
their meetings of April 21, 2022, and May 5, 2022, were divided by staff into three tiers based on
the HCD checklist, property size, Zoning, General Plan land use designation, recently developed,
environmental constraints, public feedback, and Property Owner Interest forms that were
submitted to the Town.
On June 7, 2022, the Town Council considered the Site Inventory as recommended by the HEAB
and recommended approval of the Tier 1 sites as presented in the staff report with an
amendment to provide a unit projection for Senate Bill 9 projects. Since the recommendation of
the HEAB at their May 19, 2022, meeting, an additional Property Owner Interest form was
received for 15795 Los Gatos Boulevard and was added to the Tier 1 list. In addition, a letter
from the property owner for 15827 Los Gatos Boulevard was received requesting to be removed
from the Draft Site Inventory. In response, the Tier 2 site list was modified to remove the site.
On June 16, 2022, the HEAB reviewed and provided initial direction and modifications to the
Draft Housing Element Goals, Policies, and Implementation Programs.
On July 7, 2022, the HEAB continued to review and provide additional direction and
modifications to the Draft Housing Element Goals, Policies, and Implementation Programs.
On August 4, 2022, the HEAB completed review of the Draft Housing Element Goals, Policies,
and Implementation Programs and provided feedback for additional modifications.
On August 16, 2022, signatures were submitted to the Town in support of a referendum on the
Land Use and Community Design Elements of the approved 2040 General Plan.
On August 18, 2022, the HEAB reviewed and provided feedback for modifications to the Initial
Public Review Draft Housing Element prior to the release of the document for the required 30-
day public comment period.
On August 29, 2022, the Town released the Initial Public Review Draft Housing Element for a 30-
day public comment period which ran from August 29, 2022, to September 27, 2022.
On September 4, 2022, Town staff hosted a booth at the Los Gatos Farmers’ Market to provide
the public an opportunity to discuss the Initial Public Review Draft Housing Element during the
30-day public comment period.
On September 15, 2022, the HEAB received public comments on the Initial Public Review Draft
Housing Element during the 30-day public review period.
On September 27, 2022, the referendum signatures on the Land Use and Community Design
Elements of the approved 2040 General Plan were verified by the Santa Clara County Registrar.
On October 9, 2022, Town staff hosted a booth at the Los Gatos Farmers’ Market to provide
opportunity for the public to discuss the Draft Housing Element.
On October 14, 2022, the Town submitted the Draft Housing Element and a response to public
comments received during the 30-day public comment period to HCD for preliminary review. By
law, HCD has up to 90 days to complete its first review. The full document can be viewed at
EngageLosGatosHousing.com.
On October 20, 2022, the HEAB reviewed the Draft Housing Element that was submitted to HCD
for preliminary review, including a summary of all modifications that were made to the Draft
Housing Element. Modifications to the Site Inventory as reviewed by the Town Council on June
7, 2022, include:
• The addition of 401-409 Alberto Way as the property owner submitted a Property Owner
Interest form to the Town;
• The removal of 404 North Santa Cruz Avenue, 420 North Santa Cruz Avenue, and 430 North
Santa Cruz Avenue (Los Gatos Shopping Center) from the Site Inventory per the property
owner’s request and therefore deleted the North Santa Cruz Avenue Area;
• The removal of 16535 Camellia Terrace and parcel number 523-02-005 (El Gato Village) as
no Property Owner Interest form was submitted;
• Increased the housing density within the North Forty Specific Plan from 20 dwelling units per
acre to a minimum of 30 dwelling units per acre to align with Implementation Program D and
a public comment received from a member representing the interests of the property owner
during the 30-day public comment period;
• Revised the housing density used for the calculation of projected housing units in the Site
Inventory from the maximum density to the typical density, to be consistent with the 2040
General Plan Residential Buildout;
• Increased the maximum housing density within the Affordable Housing Overlay Zone (AHOZ)
from 20 dwelling units per acre to 40 dwelling units per acre to area to align with
Implementation Program BF;
• Modified the distribution for each income category to be consistent with the HCD Housing
Element Site Inventory Guidebook, which allows jurisdictions to use a higher density (default
density of 30 dwelling units per acre) as a proxy for lower income affordability;
• Created a Senate Bill 9 (SB 9) unit projection;
• Modified the number of housing units generated in the Pipeline Projects based on the
creation of a new SB 9 projection, Planning applications that have been withdrawn, and
projects that have received their Certificate of Use and Occupancy;
• Decreased the overall total number of housing units in the Site Inventory from 2,448 units to
2,371 units, as a result of the changes listed above; and
• Created a separate Appendix H, Site Inventory Form per HCD formatting requirements.
On November 9, 2022, Town staff hosted a booth at the Los Gatos Farmers’ Market to provide
the public an opportunity to discuss the Draft Housing Element that was submitted to HCD for
preliminary review.
On November 15, 2022, a Renter’s Survey was published on the Housing Element Update
website and made available in hard copies at the Community Development Department and
Town Library. The survey is available in English, Spanish, and Russian in both the electronic and
hard copy versions.
On November 17, 2022, the HEAB meeting was rescheduled by staff to December 1, 2022, due
to the meeting being cancelled as a result of the Town’s website being down and the agenda
being unavailable to members of the public.
On November 18, 2022, Town staff hosted an informational table at the Town Library to provide
the public an opportunity to discuss the Draft Housing Element and publicize the availability of
the Renter’s Survey.
On December 1, 2022, the HEAB discussed anticipated comments on the Draft Housing Element
based on comments other jurisdictions have received from HCD on their Draft Housing Element.
On December 11, 2022, Town staff hosted a booth at the Los Gatos Farmers’ Market to provide
the public an opportunity to discuss the Draft Housing Element.
On December 13, 2022, Town staff met with our HCD reviewer and received verbal, preliminary
input on the Draft Housing Element.
On December 20, 2022, the Town Council recommended that the current version of the Draft
2023-2031 Housing Element as submitted to HCD on October 14, 2022, be adopted prior to the
statutory deadline of January 31, 2023. In addition, the Town Council recommended that the
Sites Inventory of the Housing Element utilize the minimum density, requiring additional sites
to be added in order to comply with the Town’s RHNA and buffer.
Sites Inventory Analysis D
APPENDIX
EXHIBIT 4
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
D.1 Vacant and Available Sites
The Plan Bay Area 2050 Final Blueprint1 forecasts that the nine-county Bay Area will add 1.4 million new
households between 2015 and 2050. For the eight-year time frame covered by this Housing Element Update, the
Department of Housing and Community Development (HCD) has identified the region’s housing need as 441,176
units. The total number of housing units assigned by HCD is separated into four income categories that cover
housing types for all income levels, from very low-income households to market rate housing. This calculation,
known as the Regional Housing Needs Allocation (RHNA), is based on population projections produced by the
California Department of Finance as well as adjustments that incorporate the region’s existing housing need. The
adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline
growth projection from California Department of Finance, in order for the regions to get closer to healthy housing
markets. The adjustments focus on the region’s vacancy rate, level of overcrowding, and the share of cost
burdened households and seek to bring the region more in line with comparable areas. The new laws governing
the methodology for how HCD calculates the RHNA resulted in a significantly higher number of housing units for
which the Bay Area must plan compared to previous cycles.
D.2 Regional Housing Needs Allocation
In December 2021, ABAG adopted a Final Regional Housing Needs Allocation (RHNA) Methodology. For Los
Gatos, the RHNA required to be planned for the 6th cycle Housing Element Update is 1,993 units, an increase of
322 percent from the last cycle.
RHNA Summary
Los Gatos’ share of the regional housing need for the eight-year period from 2023 to 2031 is 1,993 units, which is
a 322 percent increase over the 619 units required by the 2015 to 2023 RHNA. The housing need is divided into
the four income categories of housing affordability. Table D-1 shows Los Gatos’ RHNA for the planning period
2023 through 2031 in comparison to the RHNA distributions for Santa Clara County and the Bay Area region.
With an update required every eight years by the State of California, this Housing Element covers a planning
period from January 31, 2023, to January 31, 2031 (also referred to as the “6th cycle”).
Table D-1 Los Gatos’ Regional Housing Needs Allocation: 2023–2031
Income Group Los Gatos Units Percent
Santa Clara County Units
Percent Bay Area Units Percent
Very Low Income (<50% of AMI) 537 26.9% 32,316 24.9% 114,442 25.9%
Low Income (50%-80% of AMI) 310 15.6% 18,607 14.4% 65,892 14.9%
Moderate Income (80%-120% of AMI) 320 16.1% 21,926 16.9% 72,712 16.5%
Above Moderate Income (>120% of AMI) 826 41.4% 56,728 43.8% 188,130 42.6%
Total 1,993 100.0% 129,577 100.0% 441,176 100.0%
Source: ABAG 2021
1 Plan Bay Area 2050 is a long-range plan charting the course for the future of the nine-county San Francisco Bay Area. It covers four key issues: the
economy, the environment, housing and transportation
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
D.3 Site Inventory
The purpose of the sites inventory is to identify and analyze specific sites that are available and suitable for
residential development during the planning period between 2023-2031 in order to accommodate Los Gatos’
assigned 1,993 housing units. The Town does not build the housing but rather creates the implementation
programs and policies to plan for where the housing can be located and how many units could be built on
potential sites.
In 2017, Senate Bill (SB) 166 was signed into law and included new “no net loss” provisions that require
communities to provide an ongoing, adequate supply of land resources for housing development during the
entirety of the housing element update planning period. These provisions mean communities face risks of non-
compliance should a housing site be developed with non-residential uses, lower residential densities, or
residential uses at affordability levels higher than anticipated by the Housing Element. To avoid noncompliance,
HCD advises communities to “buffer” their assigned RHNA numbers. The Site Inventory includes 48 sites in
order to have enough capacity for the RHNA and recommended buffer of at least 15 percent. These sites, in
addition to Accessory Dwelling Unit (ADU) Projections, Senate Bill (SB) 9 Projections, and Pipeline Projects have
a total capacity of 2,312 units (1,993 units plus a 16 percent buffer).
Overview of Selected Sites
This section provides information on the current list of potential sites that show how the Town will accommodate
the State’s required minimum of 1,993 housing units. Please note that the site numbers listed here are added
only as a way to reference the site and label it on a map. The site number is not an indication of preference or
priority. Figure D-1 shows an overview of the potential sites inventory map developed for Los Gatos’ 6th cycle
Housing Element Update. The following sites make up the Site Inventory, which is available as Appendix H.
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Figure D-1 Overall Area Parcel Locations
Sites Details
This section provides information on each of the sites selected for inclusion in the site inventory of vacant and
available sites.
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-2 Downtown Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site A-1 Park Avenue
Addresses: 50 Park Avenue and 61 Montebello Way
Number of Housing Units: 5
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Park Avenue Site (A-1) is located in the Downtown Area on the southwest end of Town on a wooded parcel that is currently identified as Very High Fire Risk. The site is
triangular in shape with parking lots and South Santa Cruz Avenue on one side, Highway 17 on a
second side, and Downtown Los Gatos forming the third side. Proximity to Downtown Los Gatos
ensures that this site provides pedestrian access to urban services. This site currently is
developed with residential units and is designated Medium Density Residential. The site is zoned
R-1D and would allow five housing units developed at a minimum density of five du/ac.
Property Owner Interest Form Submitted: Yes Constraints: Very high fire hazard; existing residential dwelling units would require demolition.
Figure D-3 Park Avenue (Site A-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site A-2 South Santa Cruz Avenue
Address: 101 South Santa Cruz Avenue
Number of Housing Units: 16
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The South Santa Cruz Avenue Site (A-2) is located in the Downtown Area on the
southwest end of Town along South Santa Cruz Avenue on an occupied commercial parcel in
Downtown Los Gatos. The site is currently identified as Medium Density Residential. Proximity
to Downtown Los Gatos ensures that this site provides pedestrian access to urban services. This
site is designated as Central Business District and zoned C-2, which would allow 16 housing units
developed at a minimum density of 20 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Very high fire hazard; the existing commercial use would require demolition.
Figure D-4 South Santa Cruz Avenue (Site A-2)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site A-3 University Avenue
Address: 165 Los Gatos-Saratoga Road
Number of Housing Units: 7
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The University Avenue Site (A-3) is located in the Downtown Area at the corner of
Los Gatos-Saratoga Road and University Avenue on an occupied commercial site. Proximity to
Downtown Los Gatos ensures that this site would provide pedestrian access to urban services.
This site is designated as Central Business District and zoned C-2, which would allow seven
housing units developed at a minimum density of 20 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial building would require demolition.
Figure D-5 University Avenue (Site A-3)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-6 Los Gatos Lodge Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site B-1 Los Gatos Lodge
Address: 50 Los Gatos-Saratoga Road
Number of Housing Units: 264
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Lodge Site (B-1) is located in the Los Gatos Lodge Area
immediately adjacent to the interchange of Highway 9 and Highway 17, east of Downtown Los
Gatos. The site is the current location of the Los Gatos Lodge, with the Los Gatos High School
sports fields to the south, lower-density residential uses across Bella Vista Avenue to the east,
and Best Western Inn across Highway 9 on the north. This site is designated as Mixed-Use
Commercial and zoned CH:PD, which would allow 264 housing units developed at a minimum
density of 30 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial buildings would require demolition and removal or modification
of the existing Planned Development Overlay to accommodate residential.
Figure D-7 Los Gatos Lodge (Site B-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-8 Los Gatos Boulevard Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site C-1 Ace Hardware
Address: 15300 Los Gatos Boulevard
Number of Housing Units: 48
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Ace Hardware Site (C-1) is located in the Los Gatos Boulevard Area on the
east side of Los Gatos Boulevard and north of Gateway Drive. The site is the current location of
Ace Hardware, with commercial uses to the north, south, and west, and lower-density residential
uses to the east. The site is designated as Mixed-Use Commercial and zoned C-1, which would
accommodate 48 housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial building would require demolition.
Figure D-9 Ace Hardware (Site C-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site C-2 Los Gatos Boulevard
Address: 15349, 15367, and 15405 Los Gatos Boulevard
Number of Housing Units: 86
“By Right” + 20% Affordable: Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-2) is located in the Los Gatos Boulevard Area on
the west side of Los Gatos Boulevard, and south of Garden Lane. The site is the current location
of multiple commercial uses, with commercial uses to the north, south, and east, and lower-
density residential uses to the west. The site is designated as Mixed-Use Commercial and zoned
CH, which would accommodate 86 housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial building would require demolition.
Figure D-10 Los Gatos Boulevard (Site C-2)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site C-3 Los Gatos Boulevard
Address: 15425 Los Gatos Boulevard
Number of Housing Units: 33
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-3) is located in the Los Gatos Boulevard Area on
the west side of Los Gatos Boulevard and east of Garden Lane. The site is the current location of
office and commerical uses, with commercial uses located on all sides. The site is designated as
Mixed-Use Commercial and zoned CH, which would accommodate 33 housing units developed at
a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial building would require demolition.
Figure D-11 Los Gatos Boulevard (Site C-3)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site C-4 Affordable Treasures
Address: 15795 Los Gatos Boulevard
Number of Housing Units: 19
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Affordable Treasures Site (C-4) is located in the Los Gatos Boulevard Area at
the northwest corner of Los Gatos Boulevard and Farley Lane. The site is the current location of
Affordable Treasures Party Store with commercial uses located to the north, south, and east and
lower-density residential uses located to the west. The site is designated as Mixed-Use
Commercial and zoned CH, which would accommodate 19 housing units developed at a
minimum density of 30 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing commercial building would require demolition.
Figure D-12 Affordable Treasures (Site C-4)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site C-5 Los Gatos Boulevard
Address: 16203 Los Gatos Boulevard
Number of Housing Units: 24
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-5) is located in the Los Gatos Boulevard Area at
the northwest corner of Los Gatos Boulevard and Roberts Road. The site is the current location
of NC Boardshop skateboard shop and Autobahn Los Gatos, with commercial uses located to the
north, east, and west and medium-density residential uses located to the south. The site is
designated as Mixed-Use Commercial and zoned CH, which would accommodate 24 housing
units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, a Conceptual Development Advisory
Committee application for a mixed-use development was submitted on November 17, 2020
pending an anticipated density increase as part of the General Plan and Housing Element
Updates.
Constraints: Existing commercial buildings would require demolition.
Figure D-13 Los Gatos Boulevard (Site C-5)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site C-6 Los Gatos Boulevard
Address: 16492 Los Gatos Boulevard
Number of Housing Units: 6
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-6) is located in the Los Gatos Boulevard Area on
the east side of Los Gatos Boulevard, north of Spencer Avenue. The site is the current location
of LG Wines and Liquors and Happy Cleaners, with commercial uses located to the north, south,
and west and low-density residential uses located to the east. The site is designated as Low
Density Residential but zoned C-1, which would accommodate six housing units developed at a
minimum density of 10 du/ac.
Property Owner Interest Form Submitted: Yes, and the owner has submitted written interest in
changing the land use designation to Neighborhood Commercial.
Constraints: Existing commercial use would require demolition.
Figure D-14 Los Gatos Boulevard (Site C-6)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site C-7 Los Gatos Boulevard
Address: 15495 Los Gatos Boulevard
Number of Housing Units: 116
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-7) is located in the Los Gatos Boulevard Area on
the west side of Los Gatos Boulevard and east of Garden Lane. The site is comprised of three
separate commercial buildings, with commercial uses located to the north, south, and east. Low-
density residential uses are located to the west. The site is designated as Mixed- Use
Commercial but zoned CH, which would accommodate 116 housing units developed at a
minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, a property owner has contacted staff
with an inquiry for residential development of the site.
Constraints: Existing commercial buildings would require demolition.
Figure D-15 Los Gatos Boulevard (Site C-7)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site C-8 Los Gatos Boulevard
Address: 15445 Los Gatos Boulevard
Number of Housing Units: 46
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-8) is located in the Los Gatos Boulevard Area on
the west side of Los Gatos Boulevard and east of Garden Lane. The site is the current location of
Virtus Performance Club, with commercial uses located to the east and south. Low-density
residential uses are located to the north and west. The site is designated as Mixed-Use
Commercial but zoned CH, which would accommodate 46 housing units developed at a minimum
density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the site is adjacent to other sites
within the Site Inventory.
Constraints: Existing commercial building would require demolition.
Figure D-16 Los Gatos Boulevard (Site C-8)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Figure D-17 North Forty Area
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site D-1 North Forty Phase II Address: 14859 Los Gatos Boulevard, et. al.
Number of Housing Units: 461
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-1) is located in the North Forty Area on the west
side of Los Gatos Boulevard, south of Burton Road. The site contains existing single-family
residences and agriculture uses. Commercial uses are located to the south and west and arterial
highways located to the north and east. The site is designated and zoned as North Forty Specific
Plan, which would accommodate 461 units at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the property owner has been involved
in attending Housing Element Advisory Board (HEAB) meetings and submitted written public
comments regarding intent and interest in residential development on the site.
Constraints: Existing buildings would require demolition.
Figure D-18 North Forty Phase II (Site D-1)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site D-2 North Forty Phase II
Address: 16245 Burton Road
Number of Housing Units: 38
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-2) is located in the North Forty Area at the
terminus of Burton Road, on the west side of Los Gatos Boulevard. The site is underutilized with
a single-family residence. Commercial uses are located to the east and arterial highways located
to the north and west. The site is designated and zoned as North Forty Specific Plan, which
would accommodate 38 housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-19 North Forty Phase II (Site D-2)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site D-3 North Forty (Phase II) Address: 16240 Burton Road
Number of Housing Units: Eight
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-3) is located in the North Forty Area along Burton
Road and adjacent to the Highway 17/Highway 85 interchange. The site contains a single-family
residence. Other North Forty Specific Plan properties surround the site. The site is designated
and zoned as North Forty Specific Plan, which would accommodate eight housing units
developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-20 North Forty Phase II (Site D-3)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site D-4 North Forty Phase II Address: 16270 Burton Road
Number of Housing Units: 13
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-4) is located in the North Forty Area at the end of
Burton Road and immediately adjacent to the Highway 17/Highway 85 interchange. The site
contains a single-family residence. Other North Forty Specific Plan properties surround the site.
The site is designated and zoned as North Forty Specific Plan, which would accommodate 13
housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-21 North Forty Phase II (Site D-4)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site D-5 North Forty Phase II
Address: 16210 Burton Road
Number of Housing Units: 25
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-5) is located in the North Forty Area along Burton
Road and on the west side of Los Gatos Boulevard. The site contains single-family residences.
Other North Forty Specific Plan properties surround the site. The site is designated and zoned as
North Forty Specific Plan, which would accommodate 25 housing units developed at a minimum
density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-22 North Forty Phase II (Site D-5)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site D-6 North Forty Phase II Address: 14849 Los Gatos Boulevard
Number of Housing Units: 28
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-6) is located in the North Forty Area on the west
side of Los Gatos Boulevard, south of Burton Road. The site contains a single-family residence.
Other North Forty Specific Plan properties surround the site on the north, south, and west. East
of the site, across Los Gatos Boulevard there are commercial uses. The site is designated and
zoned as North Forty Specific Plan, which would accommodate 28 housing units developed at a
minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-23 North Forty Phase II (Site D-6)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site D-7 North Forty Phase II
Address: 14823 Los Gatos Boulevard
Number of Housing Units: 11
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The North Forty Phase II Site (D-7) is located in the North Forty Area at the
southwest corner of Burton Road and Los Gatos Boulevard. The site contains a single-family
residence. Other North Forty Specific Plan properties surround the site on the south and west.
North of the site, across Burton Road, and east of the site, across Los Gatos Boulevard, there are
commercial uses. The site is designated and zoned as North Forty Specific Plan, which would
accommodate 11 housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the parcel is located within Phase II of
the North 40 Specific Plan Area where recent significant housing development is underway.
Constraints: Existing residential building would require demolition.
Figure D-24 North Forty Phase II (Site D-7)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Figure D-25 Lark Avenue Area
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site E-1 Oka Road
Address: Oka Road
Number of Housing Units: 124
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The Oka Road Site (E-1) is located in the Lark Avenue Area on the east side of Oka
Road, north of Lark Avenue. The site contains residential and agricultural uses. Major arterial
highways are located north and east of the site, with the Los Gatos Swim and Racquet Club
immediately north. Agricultural and commercial uses are located across Oka Road. The site is
designated as Low-Density Residential and Medium-Density Residential. Parcels within the site
are zoned R-1-8 and R-M:5-12, which would allow 124 housing units developed at a typical
density of four du/ac for parcels designated as Low-Density Residential and at a minimum density
of 14 du/ac for parcels designated as Medium-Density Residential.
Property Owner Interest Form Submitted: No; however the property owner has submitted a
public comment to the HEAB regarding future development of the site.
Constraints: Existing buildings would require demolition.
Figure D-26 Lark Avenue (Site E-1)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site E-2 Oka Lane
Address: Oka Lane
Number of Housing Units: 26
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The Oka Lane Site (E-2) is located in the Lark Avenue Area on the west side of Oka
Road, north of Lark Avenue. The site contains agricultural uses. Major arterial highways are
located north and east of the site, with the Bonnie View mobile home park to the north.
Agricultural and commercial uses are located across Oka Road. The site is designated as Low-
Density Residential. The site is zoned R-1:8, which would allow 26 housing units developed at a
typical density of 4 du/ac.
Property Owner Interest Form Submitted: No; however the property owner has submitted a
public comment to the HEAB regarding future development of the site.
Constraints: Proximity to adjacent highways.
Figure D-27 Oka Lane (Site E-2)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site E-3 Caltrans Right of Way
Address: Caltrans Right of Way
Number of Housing Units: 69
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Caltrans Right of Way Site (E-3) is located in the Lark Avenue Area south and
west of the Highway 17/Highway 85 interchange. The site is currently vacant. Major arterial
highways are located north and east of the site. Commercial uses are located west of the site
across Oka Road, and the Bonnie View mobile home park is located immediately south of the
site. Should the site be annexed by the Town, it is designated as Medium-Density Residential
and zoned as R-M:5-12, which would accommodate 69 housing units developed at a minimum
density of 14 du/ac.
Property Owner Interest Form Submitted: No, the Town has yet to reach out to Caltrans
regarding future development of the site.
Constraints: Consultation with Caltrans for future development.
Figure D-28 Caltrans Right of Way (Site E-3)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Figure D-29 Winchester Boulevard Area
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Site F-1 Knowles Drive
Address: 110 Knowles Drive
Number of Housing Units: 220
“By Right” + 20% Affordable: Required – Used in previous cycle.
Description: The Knowles Drive Site (F-1) is located in the Winchester Boulevard Area north and
west of the Highway 17/Highway 85 interchange. The site contains industrial uses. Los Gatos
Creek is immediately south and east of the site, with low-density residential uses located beyond.
High-density residential uses are located south and west of the site. Commercial/industrial uses
are located north of the site across Knowles Drive. The site is designated as High-Density
Residential and zoned CM:AHOZ, which would accommodate 220 housing units developed at a
minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however the site is located within the Affordable
Housing Overlay Zone.
Constraints: Existing buildings would require demolition and adjacency to the Los Gatos Creek
Trail.
Figure D-30 Knowles Drive (Site F-1)
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site F-2 Winchester Boulevard
Address: 206 Knowles Drive
Number of Housing Units: 72
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Winchester Boulevard Site (F-2) is located in the Winchester Boulevard Area at
the northeast intersection of A Street and Knowles Drive. The site contains office uses. Multi-
family residential is located to the south and office uses are located to the north, south, and west
of the site. The site is designated as High-Density Residential and zoned CM, which would
accommodate 72 housing units developed at a minimum density of 30 du/ac.
Property Owner Interest Form Submitted: No; however, the site is located immediately
adjacent to 110 Knowles Drive (Site F-1), which has an Affordable Housing Overlay Zone.
Constraints: Existing buildings would require demolition and adjacency to the Los Gatos Creek
Trail.
Figure D-31 Winchester Boulevard (Site F-2)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-32 Union Avenue Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site G-1 Los Gatos-Almaden Road
Address: 440 Los Gatos Almaden Road
Number of Housing Units: 8
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos-Almaden Road Site (G-1) is located in the Union Avenue Area at the
northwest corner of Leigh Avenue and Los Gatos-Almaden Road. The site contains a gas station
and commercial building. Low-density residential are located north, south, and west of the site.
Leigh High School is located east of the site across Leigh Avenue. The site is designated as
Neighborhood Commercial and zoned C-1, which would accommodate eight housing units
developed at a minimum density of 10 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing gas station and commercial building would require demolition.
Figure D-33 Los Gatos-Almaden Road (Site G-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-34 Harwood Road Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site H-1 Valero Address: 14000 Blossom Hill Road
Number of Housing Units: 7
“By Right” + 20% Affordable: Not Required – Not used in previous cycle
Property Owner Interest Form Submitted:
Description: The Valero Site (H-1) is located in the Harwood Road Area at the southwest corner
of Blossom Hill Road and Harwood Road. The site contains a gas station. Low-density
residential are located north, south, and east of the site. Commercial uses are located
immediately west of the site. The site is designated as Neighborhood Commercial and zoned C-
1, which would accommodate seven housing units developed at a minimum density of 10 du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing gas station and commercial building would require demolition.
Figure D-35 Valero (Site H-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-36 Alberto Way Area
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Site I-1 Alberto Way
Address: 401-409 Alberto Way
Number of Housing Units: 60
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Alberto Way Site (I-1) is located in the Alberto Way Area, located at the
intersection of Alberto Way and Los Gatos-Saratoga Road. The site is currently vacant. Multi-
family residential are located north and east of the site. Commercial uses are located
immediately south and east of the site with Highway 17 to the west. The site is designated as
Mixed Use Commercial and zoned CH, which would accommodate 60 housing units developed at
a density of 27 du/ac based on a development application submitted by the properyt owner to the
Town on December 6, 2022.
Property Owner Interest Form Submitted: Yes
Constraints: Proximity to adjacent Highway 17 onramp.
Figure D-37 Alberto Way (Site I-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Accessory Dwelling Unit (ADUs and Junior ADUs) Projections
Address: Various Locations
Number of Housing Units: 200
“By Right” + 20% Affordable: Not required, instead a formula exists for projecting the next eight-year cycle,
along with assumptions of 30 percent very-low income units, 30 percent low income units, 30 percent moderate
income units, and 10 percent above moderate categories.
Description: Accessory dwelling units according to ADU Ordinance.
Constraints: To have HCD consider 200 units as a reasonable expectation for construction in this eight-year
cycle, the Town is reliant upon the averaging of previous ADU permit submittals.
Senate Bill 9 (SB 9) Projections
Address: Various Locations
Minimum Number of Housing Units: 96
“By Right” + 20% Affordable: Not required – Instead, formula exists for projecting the next eight-year cycle.
Description: New housing units generated from the SB 9 Ordinance.
Constraints: To have HCD consider SB 9 units as a reasonable expectation for construction in this eight-year
cycle, the Town is reliant upon the averaging of previous SB 9 permit submittals.
Pipeline Projects
Address: Addresses listed below:
105 Newell Avenue – net four units
20101 Foster Road – net one unit
North Forty Phase I – net 14 units
465 North Santa Cruz Avenue – net one unit
16195 George Street – net three units
144 Wood Road – net one unit
16100 Greenridge Terrace – net seven units
15215 Shannon Road – net four units
17200 Los Robles – net two units
400 Surmont Drive – net two units
14915 Shannon Road – net 10 units
16220 Hardwood – net two units
14926 Los Gatos Boulevard – net five units
15415 National Avenue – net one unit
45 Reservoir Road – net one unit
200 Happy Acres – net one unit
15343 Santella Court – net one units
15415 Santella Court – net one unit
15365 Santella Court – net one unit
15860 Winchester Boulevard – net 113 units
120 Oak Meadow Drive – net one unit
Number of Housing Units: 176
“By Right” + 20% Affordable: Not required
Description: New housing units generated from projects with Planning entitlements and Planning applications
currently under Town review. Constraints: None
Appendix D. Sites Inventory Analysis
October 2022 Appendix D D-1
Inventory of Vacant and Available Sites
This section provides the formal inventory of sites that the Town of Los Gatos will rely on in the 6th Housing
Element planning cycle. Per State law and Housing Policy, the Town is required to maintain “no net loss” of the
housing capacity represented by this list of parcels and the sites they comprise. To facilitate this, the inventory
presented in Appendix H has been designed with excess capacity. This allows some degree of flexibility in
decision making for individual development projects as they come forward for approval.
In short, with some limited flexibility, the Town is committed to permitting housing on each of the parcels listed in
the table below, and in so doing ensuring that the number of units listed for each parcel in the table "planned
capacity” is achieved. Should the Town approve development that is inconsistent with the parcel’s planned
capacity, it is then required as part of that approval to:
1. Find, based on quantitative evidence, that the remaining inventory of housing sites is still sufficient to
meet the Town’s 6th cycle RHNA; or
2. Identify one or more available sites with the realistic development capacity to replace the housing that
would have otherwise been developed had consistency with planned capacity been achieved.
Appendix H provides details and capacity estimates for each of the parcels that comprise the Site Inventory as
identified in the section above.
D. 4 Summary and Conclusions
The sites identified in this report are sufficient to accommodate Los Gatos’ Regional Housing Needs Allocation for
the 6th cycle planning period. This number accommodates a buffer of approximately 16 percent above RHNA,
which would equal capacity of approximately 319 additional units. These sites, in addition to Accessory Dwelling
Units Projections, Senate Bill 9 Projections, and Pipeline Projects have a total capacity of 2,312 units. This
“cushion” for capacity above the base RHNA number is highly recommended because of the State’s no-net-loss
policy, which precludes jurisdictions from approving development that results in an overall housing site deficit.
The “cushion” essentially provides a degree of flexibility for policy makers as they make development decisions.
Many of the sites identified in this report have existing uses that would need to be demolished before new housing
could be constructed.
For communities like Los Gatos that are largely built out and surrounded by other communities and
undevelopable hillsides, redevelopment and densification is the only practical solution to providing a fair share of
future housing for the San Francisco Bay Area. By its nature, such redevelopment is more costly and more time
consuming than building new units on vacant land. To offset these constraints, higher densities are proposed in
some areas. These higher densities act as a market incentive to offset the added cost and time required build
new housing on redeveloped sites. Property owner interest will be pivotal for facilitating single-family site
opportunities to add housing through construction of ADUs and use of SB 9 processes, which allow for up to four
units on a property zoned for a single house.
Sites Inventory Form H
APPENDIX
EXHIBIT 5
Please Start Here, Instructions in Cell A2, Table in
A3:B17 Form Fields
Site Inventory Forms must be submitted to HCD for a
housing element or amendment adopted on or after
January 1, 2021. The following form is to be used for
satisfying this requirement. To submit the form,
complete the Excel spreadsheet and submit to HCD
at sitesinventory@hcd.ca.gov. Please send the Excel
workbook, not a scanned or PDF copy of the tables.
General Information
Jurisidiction Name LOS GATOS
Housing Element Cycle 6th
Contact Information
First Name Joel
Last Name Paulson
Title Community Development Director
Email Jpaulson@losgatosca.gov
Phone 4083546879
Mailing Address
Street Address 110 East Main Street
City Los Gatos
Zip Code 94538
Website
https://www.losgatosca.gov/897/Planning
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 For Santa Clara County jurisdictions, please format the APNs as follows: 999-99-999
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated Sites General Plan Designation (Current)Zoning Designation (Current)
Minimum Density Allowed (units/acre)
Maximum Density Allowed (units/acre)
Parcel Size (Acres)
Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s)Lower Income Capacity
Moderate Income Capacity
Above Moderate Income Capacity
Total Capacity Optional Information1 Optional Information2 Optional Information3
LOS GATOS 50 Park Avenue 95030 529-01-040 A Medium Density Residential R-1D 5 12 0.18 Residential YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Site A-1 consolidated parcels Property Owner Interest Form Submitted
LOS GATOS 61 Montebello Way 95030 529-01-041 A Medium Density Residential R-1D 5 12 0.69 Residential YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Site A-1 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS 101 South Santa Cruz Avenue 95030 529-01-022 Central Business District C-2 20 30 0.8 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 16 16 Site A-2 Property Owner Interest Form SubmittedLOS GATOS 165 Los Gatos Saratoga Road 95030 529-04-083 Central Business District C-2 20 30 0.37 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 Site A-3 Property Owner Interest Form Submitted
LOS GATOS 50 Los Gatos Saratoga Road 95030 529-24-032 B Mixed Use Commercial CH:PD 30 40 7.04 Hotel/motel YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 151 51 9 211 Site B-1 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS Los Gatos Saratoga Road 95030 529-24-001 B Mixed Use Commercial CH:PD 30 40 1.49 Hotel/motel YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 18 9 18 45 Site B-1 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS Los Gatos Saratoga Road 95030 529-24-003 B Mixed Use Commercial CH:PD 30 40 0.28 Hotel/motel YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 3 2 3 8 Site B-1 consolidated parcels Property Owner Interest Form Submitted
LOS GATOS 15300 Los Gatos Bouelvard 95032 424-17-036 Mixed Use Commercial C-1 30 40 1.6 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 33 9 6 48 Site C-1 Property Owner Interest Form SubmittedLOS GATOS 15349 Los Gatos Bouelvard 95032 424-19-049 C Mixed Use Commercial CH 30 40 0.34 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 2 1 10 Site C-2 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS Los Gatos Bouelvard 95032 424-19-048 C Mixed Use Commercial CH 30 40 1.2 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 26 8 2 36 Site C-2 consolidated parcels Property Owner Interest Form Submitted
LOS GATOS Los Gatos Bouelvard 95032 424-19-069 C Mixed Use Commercial CH 30 40 1.34 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 28 8 4 40 Site C-2 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS 15425 Los Gatos Bouelvard 95032 424-19-067 Mixed Use Commercial CH 30 40 1.09 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 23 7 3 33 Site C-3 Property Owner Interest Form SubmittedLOS GATOS 15975 Los Gatos Boulevard 95032 529-15-059 Mixed Use Commercial CH 30 40 0.64 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 13 4 2 19 Site C-4 Property Owner Interest Form Submitted
LOS GATOS 16203 Los Gatos Bouelvard 95032 529-16-069 Mixed Use Commercial CH 30 40 0.79 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 17 5 2 24 Site C-5 Conceptual Development Advisory Committee application for a mixed-use development submitted on 11/17/2020 anticipating for increased density per the General Plan updateLOS GATOS 16492 Los Gatos Bouelvard 95032 532-07-086 D Low Density Residential C-1 10 20 0.23 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Site C-6 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS Los Gatos Bouelvard 95032 532-07-085 D Low Density Residential C-1 10 20 0.38 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Site C-6 consolidated parcels Property Owner Interest Form Submitted
LOS GATOS 15495 Los Gatos Bouelvard 95032 424-22-030 Mixed Use Commercial CH 30 40 3.85 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 81 23 12 116 Site C-7 Property Owner contacted staff with inquiry on residential developmentLOS GATOS 15445 Los Gatos Bouelvard 95032 424-19-068 Mixed Use Commercial CH 30 40 1.53 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 32 9 5 46 Site C-8 Adjacent to sites within the Site InventoryLOS GATOS 14859 Los Gatos Boulevard 95032 424-07-094 E North Forty Specific Plan North Forty Specific Plan 30 30 2.9 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 57 13 17 87 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the site
LOS GATOS 16392 Los Gatos Boulevard 95032 424-07-095 E North Forty Specific Plan North Forty Specific Plan 30 30 0.78 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 15 3 5 23 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the siteLOS GATOS 16260 Burton Road 95032 424-07-053 E North Forty Specific Plan North Forty Specific Plan 30 30 0.44 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 2 3 13 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the siteLOS GATOS 16250 Burton Road 95032 424-07-009 E North Forty Specific Plan North Forty Specific Plan 30 30 0.44 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 2 3 13 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the siteLOS GATOS 14917 Los Gatos Boulevard 95032 424-07-081 E North Forty Specific Plan North Forty Specific Plan 30 30 3.74 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 73 17 22 112 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the site
LOS GATOS 14925 Los Gatos Boulevard 95032 424-07-115 E North Forty Specific Plan North Forty Specific Plan 30 30 6.07 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 118 27 37 182 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the siteLOS GATOS Los Gatos Boulevard 95032 424-07-116 E North Forty Specific Plan North Forty Specific Plan 30 30 1.02 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 20 5 6 31 Site D-1 consolidated parcels Property Owner has been involved in submitting public comments on the Housing Element Update regarding residential development on the siteLOS GATOS 16245 Burton Road 95032 424-06-115 North Forty Specific Plan North Forty Specific Plan 30 30 1.17 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 5 7 35 Site D-2 consolidated parcels No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underway
LOS GATOS Burton Road 95032 424-06-116 North Forty Specific Plan North Forty Specific Plan 30 30 0.11 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 1 3 Site D-2 consolidated parcels No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underwayLOS GATOS 16240 Burton Road 95032 424-07-010 North Forty Specific Plan North Forty Specific Plan 30 30 0.26 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 1 2 8 Site D-3 No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underwayLOS GATOS 16270 Burton Road 95032 424-07-052 North Forty Specific Plan North Forty Specific Plan 30 30 0.43 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 2 3 13 Site D-4 No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underway
LOS GATOS 16210 Burton Road 95032 424-07-054 North Forty Specific Plan North Forty Specific Plan 30 30 0.26 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 1 2 8 Site D-5 consolidated parcels No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underwayLOS GATOS 14831 Los Gatos Boulevard 95032 424-07-063 North Forty Specific Plan North Forty Specific Plan 30 30 0.56 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 11 3 3 17 Site D-5 consolidated parcels No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underwayLOS GATOS 14849 Los Gatos Boulevard 95032 424-07-064 North Forty Specific Plan North Forty Specific Plan 30 30 0.93 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 18 4 6 28 Site D-6 No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underway
LOS GATOS 14823 Los Gatos Boulevard 95032 424-07-065 North Forty Specific Plan North Forty Specific Plan 30 30 0.37 Residential YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 1 4 11 Site D-7 No; however, the parcel is located within Phase II of the North 40 Specific Plan Area where recent significant housing development is underwayLOS GATOS 14800 Oka Road 95032 424-08-057 Low Density Residential R-1:8 0 5 2.97 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 11 12 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.LOS GATOS Oka Lane 95032 424-08-029 Low Density Residential R-1:8 0 5 0.31 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.
LOS GATOS Oka Lane 95032 424-08-059 Low Density Residential R-1:8 0 5 1.01 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.LOS GATOS Oka Lane 95032 424-08-060 Low Density Residential R-1:8 0 5 1.29 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.LOS GATOS 14800 Oka Road 95032 424-08-058 Low Density Residential R-1:8 0 5 1.41 Residential YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.
LOS GATOS 16603 Lark Avenue 95032 424-08-017 Medium Density Residential R-M:5-12 14 22 2.48 Residential YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 3 3 29 35 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.LOS GATOS 14840 Oka Road 95032 424-08-021 Medium Density Residential R-M:5-12 14 22 4.32 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 6 49 61 Site E-1 consolidated parcels No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.LOS GATOS Oka Lane 95032 424-08-074 Low Density Residential R-1:8 0 5 6.41 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 1 23 26 Site E-2 No; however the property owner has submitted a public comment to the HEAB regarding future development of the site.
LOS GATOS Oka Road (Cal Trans ROW)95032 000-00-000 Medium Density Residential R-1:8 14 22 4.9 Vacant YES - Current YES - State-Owned Available Not Used in Prior Housing Element 7 7 55 69 Site E-3LOS GATOS 110 Knowles Drive 95032 424-32-077 High Density Residential CM:AHOZ 30 40 7.34 Commercial YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 106 79 35 220 Site F-1 No; however the site is located within the Affordable Housing Overlay Zone.LOS GATOS 206 Knowles Drive 95032 424-32-076 High Density Residential CM 30 40 2.41 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 35 26 11 72 Site F-2 No; however, the site is located immediately adjacent to 110 Knowles Drive (Site F-1), which has an Affordable Housing Overlay Zone.
LOS GATOS 440 Los Gatos Almaden Road 95032 527-49-048 Neighborhood Commercial C-1 10 20 0.52 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 Site G-1 consolidated parcels Property Owner Interest Form SubmittedLOS GATOS 445 Leigh Avenue 95032 527-49-049 Neighborhood Commercial C-1 10 20 0.29 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 Site G-1 consolidated parcels Property Owner Interest Form Submitted
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 For Santa Clara County jurisdictions, please format the APNs as follows: 999-99-999
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Very Low-Income Low-Income Moderate-Income
Above Moderate-Income
Type of Shortfall Parcel Size(Acres)Current General Plan Designation Current Zoning Proposed General Plan (GP) Designation Proposed Zoning Minimum Density Allowed
Maximum Density Allowed Total Capacity Vacant/Nonvacant Description of Existing Uses Infrastructure Optional Information1 Optional Information2 Optional Information3
LOS GATOS 50 Park Avenue 95030 529-01-040 0 0 0 1 Shortfall of Sites 0.18 Medium Density ResidR-1D Medium Density ResidR-1D 5 12 1 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 61 Montebello Way 95030 529-01-041 0 0 0 4 Shortfall of Sites 0.69 Medium Density ResidR-1D Medium Density ResidR-1D 5 12 4 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 101 S. Santa Cruz Avenue 95030 529-01-022 0 0 0 16 Shortfall of Sites 0.8 Central Business DistC-2 Central Business DistC-2 20 30 16 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 165 Los Gatos-Saratoga Road 95030 529-04-083 0 0 0 7 Shortfall of Sites 0.37 Central Business DistC-2 Central Business DistC-2 20 30 17 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 50 Los Gatos-Saratoga Road 95030 529-24-032 76 75 51 9 Shortfall of Sites 7.04 Mixed Use CommerciCH:PD Mixed Use CommerciCH:PD 30 40 211 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Los Gatos-Saratoga Road 95030 529-24-001 9 9 9 18 Shortfall of Sites 1.49 Mixed Use CommerciCH:PD Mixed Use CommerciCH:PD 30 40 45 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS Los Gatos-Saratoga Road 95030 529-24-003 1 2 2 3 Shortfall of Sites 0.28 Mixed Use CommerciCH:PD Mixed Use CommerciCH:PD 30 40 8 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15300 Los Gatos Boulevard 95032 424-17-036 24 9 9 6 Shortfall of Sites 1.6 Mixed Use CommerciC-1 Mixed Use CommerciC-1 30 40 48 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15349 Los Gatos Boulevard 95032 424-19-049 5 2 2 1 Shortfall of Sites 0.34 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 10 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15367 Los Gatos Boulevard 95032 424-19-048 18 8 8 2 Shortfall of Sites 1.2 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 36 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 15405 Los Gatos Boulevard 95032 424-19-069 20 8 8 4 Shortfall of Sites 1.34 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 40 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15425 Los Gatos Boulevard 95032 424-19-067 16 7 7 3 Shortfall of Sites 1.09 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 33 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15795 Los Gatos Boulevard 95032 529-15-059 9 4 4 2 Shortfall of Sites 0.64 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 19 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16203 Los Gatos Boulevard 95032 529-16-069 12 5 5 2 Shortfall of Sites 0.79 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 24 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 16492 Los Gatos Boulevard 95032 532-07-086 0 0 0 2 Shortfall of Sites 0.23 Low Density ResidentC-1 Low Density ResidentC-1 10 20 2 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Los Gatos Boulevard 95032 532-07-085 0 0 0 4 Shortfall of Sites 0.38 Neighborhood CommC-1 Neighborhood CommC-1 10 20 4 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15495 Los Gatos Bouelvard 95032 424-22-030 58 23 23 12 Shortfall of Sites 3.85 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 116 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 15445 Los Gatos Bouelvard 95032 424-19-068 23 9 9 5 Shortfall of Sites 1.53 Mixed Use CommerciCH Mixed Use CommerciCH 30 40 46 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 14859 Los Gatos Boulevard 95032 424-07-094 44 13 13 17 Shortfall of Sites 2.9 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 87 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16392 Los Gatos Boulevard 95032 424-07-095 12 3 3 5 Shortfall of Sites 0.78 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 23 Non-Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16260 Burton Road 95032 424-07-053 6 2 2 3 Shortfall of Sites 0.44 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16250 Burton Road 95032 424-07-009 6 2 2 3 Shortfall of Sites 0.44 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 14917 Los Gatos Boulevard 95032 424-07-081 56 17 17 22 Shortfall of Sites 3.74 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 112 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 14925 Los Gatos Boulevard 95032 424-07-115 91 27 27 37 Shortfall of Sites 6.07 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 182 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Los Gatos Boulevard 95032 424-07-116 15 5 5 6 Shortfall of Sites 1.02 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 31 Non-Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16245 Burton Road 95032 424-06-115 18 5 5 7 Shortfall of Sites 1.17 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 35 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Burton Road 95032 424-06-116 2 0 0 1 Shortfall of Sites 0.11 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 3 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16240 Burton Road 95032 424-07-010 4 1 1 2 Shortfall of Sites 0.26 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 8 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16270 Burton Road 95032 424-07-052 6 2 2 3 Shortfall of Sites 0.43 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16210 Burton Road 95032 424-07-054 4 1 1 2 Shortfall of Sites 0.26 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 8 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 14831 Los Gatos Boulevard 95032 424-07-063 8 3 3 3 Shortfall of Sites 0.56 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 17 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 14849 Los Gatos Boulevard 95032 424-07-064 14 4 4 6 Shortfall of Sites 0.93 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 28 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 14823 Los Gatos Boulevard 95032 424-07-065 5 1 1 4 Shortfall of Sites 0.37 North Forty Specific PNorth Forty Specific PNorth Forty Specific PNorth Forty Specific P 30 30 11 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 14800 Oka Road 95032 424-08-057 0 0 1 11 Shortfall of Sites 2.97 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 12 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Oka Lane 95032 424-08-029 0 0 0 1 Shortfall of Sites 0.31 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 1 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS Oka Lane 95032 424-08-059 0 0 0 4 Shortfall of Sites 1.01 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 4 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Oka Lane 95032 424-08-060 0 0 0 5 Shortfall of Sites 1.29 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 5 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 14800 Oka Road 95032 424-08-058 0 0 0 6 Shortfall of Sites 1.41 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 6 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 16603 Lark Avenue 95032 424-08-017 0 3 3 29 Shortfall of Sites 2.48 Medium Density ResidR-M:5-12 Medium Density ResidR-M:5-12 14 22 35 Non-Vacant Residential YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 14840 Oka Road 95032 424-08-021 0 6 6 49 Shortfall of Sites 4.32 Medium Density ResidR-M:5-12 Medium Density ResidR-M:5-12 14 22 61 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Oka Lane 95032 424-08-074 0 2 1 23 Shortfall of Sites 6.41 Low Density ResidentR-1:8 Low Density ResidentR-1:8 0 5 26 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS Oka Road (Cal Trans ROW)95032 000-00-000 0 7 7 55 Shortfall of Sites 4.9 Medium Density ResidR-1:8 Medium Density ResidR-1:8 14 22 69 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 110 Knowles Drive 95032 424-32-077 66 40 79 35 Shortfall of Sites 7.34 High Density ResidenCM:AHOZ High Density ResidenCM:AHOZ 30 40 220 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program LOS GATOS 206 Knowles Drive 95032 424-32-076 22 13 26 11 Shortfall of Sites 2.41 High Density ResidenCM High Density ResidenCM 30 40 72 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 440 Los Gatos Almaden Road 95032 527-49-048 0 0 0 5 Shortfall of Sites 0.52 Neighborhood CommC-1 Neighborhood CommC-1 10 20 5 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
LOS GATOS 445 Leigh Avenue 95032 527-49-049 0 0 0 3 Shortfall of Sites 0.29 Neighborhood CommC-1 Neighborhood CommC-1 10 20 3 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HEOZ) implementation program
3
Table C: Land Use, Table Starts in A2
Zoning Designation
From Table A, Column G
and Table B, Columns L and N (e.g.,
"R-1")
General Land Uses Allowed (e.g., "Low-density residential")
R-1D Single-family dwelling, provided that there is not more than one principal residential structure on a lot, two-family dwelling, provided that there is not more than one principal residential structure on a lot, family daycare home, and residential care facility, small family home.
C-1
Retailing, including formula retail up to six thousand (6,000) square feet, Personal service businesses and service businesses necessary for the conduct of households, Office activities, Limited manufacturing activities when a majority of sales are made, on site, to the ultimate consumer, Activities permitted
in the LM zone which were approved on or before February 1, 1993, provided any change of use must be a conforming use in the C-1 zone, and Group classes, and single-family, two-family, and multi-family in a mixed-use project through a CUP.
C-2
Retailing, including formula retail up to six thousand square feet, Office activities subject to subsection (c), Limited manufacturing activities when a majority of sales are made, on site, to the ultimate consumer, Wholesaling without warehousing on the premises, Single-family and two-family uses, in
conjunction with the other uses permitted in this section and multi-family in a mixed-use project through a CUP
CH
Retailing, including formula retail up to six thousand square feet, Personal service businesses and service businesses necessary for the conduct of households, Office activities, Limited manufacturing activities when a majority of sales are made on site to the ultimate consumer, Group classes, and single-
family, two-family, and multi-family in a mixed-use project through a CUP
CH:PD Hotel up to 300 rooms, a conference facility containing approximately 10,000 square feet, and an underground parking facility
North Forty Specific Plan Retail, Restaurant, Personal Service, Office, Hotel, Townhomes, Rowhouses, Multi-Family, Condominiums, Live/Work Lofts, Park, Public Transpiration and Parking Facilities, Small Family Daycare, Alternating Use/Shared Parking, and Botanical Nursery
R-1:8
Single-family dwelling, provided that there is not more than one principal residential structure on a lot, raising of trees, vegetables and horticultural specialties, but not including commercial greenhouses, retail nurseries, or storage of landscaping equipment, products or supplies for commercial uses,
family daycare home, and residential care facility, small family home.
R-M:5-12 Single-family dwelling, two-family dwelling, family daycare home, residential care facility, small family home, multi-family dwelling, and a transitional Housing facility as defined by Health and Safety Code section 50675.2
CM
Activities involving controlled manufacturing, research and development, wholesaling, warehousing, and other light industrial uses, Sales to the ultimate consumer of articles manufactured on the premises to the customer's order, Professional and administrative offices, Emergency shelters as defined by
Health and Safety Code section 50801
CM:AHOZ Multifamily dwellings, Two-family dwellings, and Single-family dwellings.
HEOZ Housing Element Overlay Zone Implementation Program BF to apply to the sites included in the Site Inventory to modify the development standards (i.e., density, lot coverage, FAR, height) on those sites
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