Attachment 14 - Revised Appendix D, Sites Inventory Analysis - Showing Track ChangesSite Inventory Analysis D
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ATTACHMENT 14
Appendix D. Site 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 46 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 2,3712,312 units (1,993 units plus a 19 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. Site 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. Site 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: 95
“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 nine five housing units developed at a minimum typical density of 10 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: 2116
“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 21 16 housing
units developed at a typical minimum density of 26 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)
Site A-3 University Avenue
Address: 165 Los Gatos-Saratoga Road
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Number of Housing Units: 107
“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 10 seven
housing units developed at a minimum typical density of 26 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. Site Inventory Analysis
October 2022 Appendix D D-1
Site B-1 Los Gatos Lodge
Address: 50 Los Gatos-Saratoga Road
Number of Housing Units: 317264
“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 317 264 housing units developed at a
minimum typical density of 36 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. Site Inventory Analysis
October 2022 Appendix D D-1
Site C-1 Ace Hardware
Address: 15300 Los Gatos Boulevard
Number of Housing Units: 5848
“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 58 48 housing units developed at a minimum typical density of 36 30 du/ac.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-9 Ace Hardware (Site C-1)
Site C-2 Los Gatos Boulevard
Address: 15349, 15367, and 15405 Los Gatos Boulevard
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Number of Housing Units: 10386
“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 103 86 housing units developed at a minimum typical density of
36 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. Site Inventory Analysis
October 2022 Appendix D D-1
Site C-3 Los Gatos Boulevard
Address: 15425 Los Gatos Boulevard
Number of Housing Units: 3933
“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 39 33 housing units
developed at a minimum typical density of 36 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: 2319
“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 23 19 housing units developed at a
minimum typical density of 36 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. Site Inventory Analysis
October 2022 Appendix D D-1
Site C-5 Los Gatos Boulevard
Address: 16203 Los Gatos Boulevard
Number of Housing Units: 2824
“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 28 24 housing
units developed at a minimum typical density of 36 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 and Assessor Parcel Number 537-02-86
Number of Housing Units: 116
“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 11 6 housing units developed at a
minimum typical density of 18 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 building would require demolition.
Figure D-14 Los Gatos Boulevard (Site C-6)
Appendix D. Site 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. Site Inventory Analysis
October 2022 Appendix D D-1
Figure D-1715 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-1618 North Forty Phase II (Site D-1)
Appendix D. Site 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-1719 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-1820 North Forty Phase II (Site D-3)
Appendix D. Site 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-1921 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-2022 North Forty Phase II (Site D-5)
Appendix D. Site 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-2123 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-2224 North Forty Phase II (Site D-7)
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Figure D-2325 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: 151124
“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 151 124 housing units developed at a typical
density of four du/ac for parcels designated as Low-Density Residential and at a typical minimum
density of 18 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-2426 Lark Avenue (Site E-1)
Appendix D. Site 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-2527 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: 8869
“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 88 69 housing units developed at a minimum
typical density of 18 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-2628 Caltrans Right of Way (Site E-3)
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Figure D-2729 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: 264220
“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 264 220 housing units developed
at a typical minimum density of 36 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-2830 Knowles Drive (Site F-1)
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Site F-2 Winchester Boulevard
Address: 206 Knowles Drive
Number of Housing Units: 8772
“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 87 72 housing units developed at a minimum typical density of 36 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-2931 Winchester Boulevard (Site F-2)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-3032 Union Avenue Area
Appendix D. Site 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: 148
“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 14 8 housing units
developed at a minimum typical density of 18 10du/ac.
Property Owner Interest Form Submitted: Yes
Constraints: Existing gas station and commercial building would require demolition.
Figure D-3133 Los Gatos-Almaden Road (Site G-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-3234 Harwood Road Area
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Site H-1 Valero
Address: 14000 Blossom Hill Road
Number of Housing Units: 127
“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 12 7 housing units developed at a minimum typical density of 18 10
du/ac.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing gas station and commercial building would require demolition.
Figure D-3335 Valero (Site H-1)
HCD Draft Initial Review 2023-2031 Housing Element
D-2 Appendix D October 2022
Figure D-3436 Alberto Way Area
Appendix D. Site Inventory Analysis
October 2022 Appendix D D-1
Site I-1 Alberto Way
Address: 401-409 Alberto Way
Number of Housing Units: 5460
“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 54 60 housing units
developed at a density of 25 27 du/ac based on a preliminary application received by the Town
that is under review.based on a Conceptual Development Advisory Committee application
submitted by the property owner on September 21, 2022.
Property Owner Interest Form Submitted: Yes.
Constraints: Proximity to adjacent Highway 17 onramp.
Figure D-3537 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. Site 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 19 16 percent above RHNA,
which would equal capacity of approximately 378 319 additional units. These sites, in addition to Accessory
Dwelling Units Projections, Senate Bill 9 Projections, and Pipeline Projects have a total capacity of 2,3712,312
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