Item 2 - Staff Report and Attachment 1 to 5
PREPARED BY: Ryan Safty
Associate Planner
Reviewed by: Planning Manager, Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 08/09/2023 ITEM NO: 2
DATE: August 4, 2023
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-23-003. Project
Location: 16845 Hicks Road. APNs 567-23-040, -043, -044. Property Owner:
Venture Christian Church. Applicant: Studio G Architects. Requesting
Preliminary Review of a Proposal to Add a Sports Field, Gymnasium, and
Additional School Building to an Existing Religious and Private School Facility on
Property Zoned HR-1.
ROLE OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE:
The Conceptual Development Advisory Committee (Committee) advises a prospective applicant
on the overall consistency of a project with Town policies prior to submitting a formal
application and investing in the development review process. The Committee also endeavors
to identify the potential issues that will need to be addressed during the development review
process should the applicant wish to submit an application. The issues identified by the
Committee are not intended to be all-inclusive and other additional issues may be identified
during the formal development review process.
None of the Committee's comments are binding on the Town and in no way are they intended
to indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this report, if an application
is filed, technical analysis would need to be done during the evaluation of the proposal. In
addition, public input is a required and essential component in the development review
process. Notice has been sent to residents and property owners within 500 feet of the project
site. In addition to the public comments received at this meeting, all applicants are strongly
encouraged to hold neighborhood meetings to receive input as the design of the project
evolves should they decide to proceed with the development review process.
PAGE 2 OF 6 SUBJECT: 16845 Hicks Road/CD-23-003 DATE: August 4, 2023
PROJECT DESCRIPTION:
The applicant has submitted an application (Attachment 2), project description (Attachment 3),
and preliminary plans (Attachment 4) for improvements to Venture Christian Church located at
16845 Hicks Road. The property consists of three different parcels for a total of approximately
28 acres. The existing religious facility and private school was originally approved with a
Conditional Use Permit in 1972. The submittal items provided with this report do not specify
existing built conditions of the property; however a staff report from 1996 shows that the
property includes the following: 42,000 square-foot auditorium; 10,500 square-foot fellowship
hall; 36,000 square feet of classrooms for the private school; 14,850 square feet of office area
to support the religious and private school facility; an outdoor sports field at the south-west
corner of the property; and a parking lot providing 756 spaces.
The Committee reviewed a similar request in 2005 for a new gymnasium, office and classroom
expansion building, teen center, optional future classroom addition, and optional residential
condos for staffing. The Committee expressed concerns regarding the new gymnasium as the
intensification of use would impact the neighborhood; recommended abandoning or limiting
the use of the existing outdoor sport court; and noted that the proposal seemed too intense for
the site. The meeting minutes from the April 13, 2005, Committee hearing are provided as
Attachment 5.
The applicant has provided three options on how to orient the different aspects of this
conceptual proposal within the preliminary plans (Attachment 4). The application materials do
not note the existing or proposed building sizes. Key elements of the proposed project, as
listed in the project description and plans submitted, are as follows:
• Removal of existing outdoor sports field;
• Constriction of a full-size, indoor gymnasium for school and recreational leagues;
• Construction of a new building for the private school use; and
• Construction of a new, approximately 50,000 square-foot lacrosse and soccer field.
EXISTING GENERAL PLAN, ZONING, AND PLANNING AREA:
1. General Plan designation: Hillside Residential designation provides for very low density,
rural, large lot or cluster, single-family residential development. This designation allows for
development that is compatible with the unique mountainous terrain and vegetation of
parts of Los Gatos.
2. Surrounding General Plan designations: Hillside Residential to the west, north, and south,
and City of San Jose jurisdiction to the east (across Hicks Road).
3. Zoning designation: HR-1 (Hillside Residential).
4. Surrounding zoning designations: HR-1 and HR-5:PD to the west, HR-1 to the north, City of
San Jose jurisdiction to the east (across Hicks Road), and HR-5:PD to the south.
PAGE 3 OF 6 SUBJECT: 16845 Hicks Road/CD-23-003 DATE: August 4, 2023
EXISTING GENERAL PLAN, ZONING, AND PLANNING AREA (continued):
While the 2040 General Plan was adopted by the Town Council on June 30, 2022, the new Land
Use Element, with associated changes in land use regulations and policies, has been put on hold
as a result of a referendum qualifying for the ballot. In the interim, the regulations in the 2020
General Plan Land Use Element apply.
EXISTING CONDITIONS:
1. The project site is comprised of three parcels and is approximately 1,219,655 square feet (28
acres).
2. The project site is located on the west side of Hicks Road, with Guadalupe Creek and City of
San Jose jurisdiction to the east, across Hicks Road (Attachment 1).
3. Surrounding land uses: residential uses surround the property on all sides.
POTENTIAL CONSIDERATIONS AND ISSUES:
The following is a brief list of issues and topics for consideration by the Committee. Staff has
not reached conclusions on these topics. Staff is identifying them here to help frame the
discussion and to solicit input. The main question for the Committee is whether or not the
applicant’s concept for the project creates a high-quality plan appropriate for Los Gatos in this
location. If an application is filed, staff would evaluate the technical issues.
1. General Plan
a. General Plan Policy LU-1.3 states, “To preserve existing trees, natural vegetation,
natural topography, riparian corridors, and wildlife habitats, and promote high
quality, well-designed, environmentally sensitive, and diverse landscaping in new
and existing developments.”
b. General Plan Policy LU-4.2 states, “Allow development only with adequate physical
infrastructure (e.g. transportation, sewers, utilities, etc.) and social services (e.g.
education, public safety, etc.).”
c. General Plan Policy LU-6.1 states, “Protect existing residential areas from the
impacts of non-residential development.”
d. General Plan Policy LU-6.2 states, “Allow non-residential activity in residential areas
only when the character and quality of the neighborhood can be maintained.”
e. General Plan Policy LU-6.3 states, “Protect existing residential areas from adjacent
non-residential uses by assuring that buffers are development and maintained.”
f. General Plan Policy LU-6.4 states, “Prohibit uses that may lead to the deterioration
of residential neighborhoods, or adversely impact the public safety or the
residential character of a residential neighborhood.”
g. General Plan Policy LU-6.5 states, “The type, density, and intensity of new land use
shall be consistent with that of the immediate neighborhood.”
PAGE 4 OF 6 SUBJECT: 16845 Hicks Road/CD-23-003 DATE: August 4, 2023
POTENTIAL CONSIDERATIONS AND ISSUES (continued):
h. General Plan Policy LU-6.8 states, “New construction, remodels, and additions shall
be compatible and blend with the existing neighborhood.”
i. General Plan Policy LU-9.9 states, “Buffers shall be required as conditions of
approval for non-residential projects that are adjacent to residential areas and may
consist of landscaping, sound barriers, building setbacks, or open space.”
j. A full analysis of consistency with the General Plan will depend on the timing of the
application submittal and what Land Use and Community Design Elements are in
effect at that time.
2. Zoning
a. Project site is zoned HR-1 and is surrounded by residentially zoned lots as described
above.
b. Height: The current maximum allowable height of a principal building in the HR-1
Zone is 30 feet. The proposed height is not specified in the preliminary plans.
c. Setbacks: The required front setback from Hicks Road along the eastern property
line is 30 feet, the required street side setback from Burke Road along the northern
property line is 20 feet, the required side setback from the southern property line is
20 feet, and the required rear setback from the western property line is 25 feet. It
appears that the proposal would comply with these setbacks; however, setbacks
are not noted in the preliminary plans.
d. The maximum allowable floor area will need to be determined when a formal
application is submitted. Based on the existing building sizes, it is anticipated that a
floor area exception will need to be requested to accommodate the new buildings.
3. Parking
a. Once a detailed development application is submitted, details on existing and
proposed floor area and building uses will be required so Town staff can confirm
parking requirements are met on site. As of 1996, the 103,350 square feet of
building area required 528 parking spaces. At that same time, the property had 756
parking spaces on site.
4. Hillside Development Standards and Guidelines
a. Any new construction or grading on this property must be reviewed for
compliance with the Town’s Hillside Development Standards and Guidelines;
including but not limited to: maximum cut and fill amounts; construction within
the Least Restrictive Development Area; retaining wall heights; exterior colors; etc.
b. Although Town Code for HR-1 zones allows a maximum building height of 30 feet,
the Hillside Development Standards and Guidelines further restrict building
heights to 25 feet. It is anticipated that the gymnasium would require a height
exception to the Hillside Development Standards and Guidelines.
PAGE 5 OF 6 SUBJECT: 16845 Hicks Road/CD-23-003 DATE: August 4, 2023
POTENTIAL CONSIDERATIONS AND ISSUES (continued):
5. Neighbor Impacts
a. Town records show a history of neighborhood concerns on projects proposing
intensification of the use of this site. All three design options show the sports
court and gymnasium on the southern edge of the property, which is adjacent to
single-family residences to the south.
6. Traffic
a. The additional facilities proposed will likely require a Traffic Impact Analysis.
Previous proposals on this site were found to have had traffic impacts.
7. Fault Line
a. The conceptual plans show the location of a Fault Rupture Hazard Zone. Any
proposed work within this fault zone will need review by a Geologic and
Geotechnical Consultant.
8. Environmental Review
a. The project would need to be reviewed for compliance with the California
Environmental Quality Act as grading, tree removals, and construction near a fault
line would all be proposed.
9. Trees
a. It appears that any of the three design options provided would result in impacts to
protected trees. Any development application will be reviewed by a Consulting
Arborist to ensure that the Town’s Tree Protection Ordinance is complied with.
ATTACHMENTS:
1. Location Map
2. CDAC Application
3. Project Description Letter
4. Conceptual Plans
5. April 13, 2005, Conceptual Development Advisory Committee Meeting Minutes
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Update Notes:
- Updated 12/20/17 to link to tlg-sql12 server data (sm)
- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label
- Updated 10/8/20 to add street centerlines which can be useful in the hillside area
- Updated 02-19-21 to link to TLG-SQL17 database (sm)
ATTACHMENT 1
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16845 Hicks Rd. | Los Gatos, CA 95032 | 408.997.4600 | venture.cc
June 13, 2023
Town of Los Gatos
As a church that desires to serve the people of Los Gatos, we are proposing to build a full-size indoor
gymnasium and outdoor athletic field nestled against the hills on the back side of the Venture Christian
Church campus. Our intention is to create a multi-purpose venue that will serve as a central hub for
community and neighborhood events such as our annual Easter Egg Hunt, Fall Festival, and Winter
Wonderland. Over this last year, these events served between 12,000-15,000 people in our local
community. With the addition of a full-size athletic field and gymnasium, we would be able to serve many
more people within the local community. We would envision that the addition of athletic programs such
as basketball, football, soccer, lacrosse, field hockey, badminton, volleyball, and pickleball would make
this a place for community connection and activity. This wide range of athletic facilities and programs
would not only serve the members of Venture Christian Church, but also provide much-needed facilities
for our K-8 school (Venture Christian Academy), as well as give us the ability to expand our service to
the local community through ongoing recreational leagues for the various sports.
Tim Lundy
Senior Pastor
Venture Christian Church
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T O W N O F L O S G A T O SREV#DATEDESCRIPTIONPROJECT NO.:DESIGNED BY:DRAWN BY:CHECKED BY:DATE:SCALE:CAD DWG FILE:11902MHMHJD2023.07.192023.03.20SITE PROGRAMMING DIAGRAML1.3LCX-R2.DWG MATT
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