Item 5 - Staff Report with Exhibits 1-9.GP and Rezoning
PREPARED BY: Jocelyn Shoopman and Erin Walters
Associate Planner and Associate Planner
Reviewed by: Community Development Director, Planning Manager, 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: 08/23/2023
ITEM NO: 5
DATE: August 18, 2023
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a Recommendation to the Town Council on a Request to Amend the
General Plan Land Use Designation of 16492 Los Gatos Boulevard and
Assessor Parcel Number (APN) 532-07-086 from Low Density Residential to
Neighborhood Commercial; Amend the General Plan Land Use Designation of
Caltrans Right-of-Way Adjacent to 14685 Oka Road from Low Density
Residential to Medium Density Residential and from R:1:8 to R-M:14-22; and
Apply the Housing Element Overlay Zone to Allow for Increases to the
Allowable Density, Height, Floor Area Ratio, and Lot Coverage to the Sites
Included in the Sites Inventory Analysis of the 2023-2031 Housing Element:
APN’s 42406116, 42407116, 42408029, 42408058, 42408059, 42408060,
42408074, 52924001, 52924003, and 53207085; 401 through 409 Alberto
Way; 620 and 14000 Blossom Hill Road; 16210, 16240, 16245, 16250, 16260,
and 16270 Burton Road; Cal Trans Right-of-Way Adjacent to 14685 Oka
Road; 110 and 206 Knowles Drive; 445 Leigh Avenue; 440 Los Gatos
Almaden Road; 16603 Lark Avenue; 14823, 14831, 14849, 14859, 14917,
14925, 15300, 15349, 15367, 15405, 15425, 15480, 15500, 15795, 16151,
16203, 16392, and 16492 Los Gatos Boulevard; 50 and 165 Los Gatos
Saratoga Road; 61 Montebello Way; 14800 and 14840 Oka Road; 50 Park
Avenue; 101 South Santa Cruz Avenue. An Environmental Impact Report
(EIR) was Prepared and Certified for the 2040 General Plan Update on June
30, 2022, which Included the Proposed General Plan Amendments. No
further Environmental Analysis is Required. Zoning Code Amendment
Application Z-23-003 and General Plan Amendment Application GP-23-003.
Applicant: Town of Los Gatos.
PAGE 2 of 6
SUBJECT: General Plan Amendments, Re-Zonings, and Housing Element Overlay Zone/
Z-23-003 and GP-23-003
DATE: August 18, 2023
RECOMMENDATION:
Due to notice letters that were delayed in delivery, staff recommends that the Planning
Commission hold the public hearing, ask questions of staff, and receive any verbal public
comment from those in attendance, and continue the item to a date certain of S eptember 13,
2023, to continue the public hearing for any additional public comment, deliberation, and
recommendation.
BACKGROUND:
The Town of Los Gatos is required to prepare an updated Housing Element for the period
covering 2023-2031 that is certified by the State Housing Community Development Department
(HCD). The Housing Element is one of nine State-mandated elements that must be included in
every General Plan. The Housing Element assesses housing needs for all income groups within
the community and identifies implementation programs to meet those housing needs. Unlike
other General Plan elements, the Housing Element must be updated every eight years, rather
than every 10 to 20 years, must address statutory requirements regarding its content, and is
subject to mandatory review by HCD. The Town’s Regional Housing Needs Allocation (RHNA)
for the sixth cycle planning period is 1,993 units.
On January 30, 2023, the Town Council adopted the 2023-2031 Housing Element with
modifications to the Sites Inventory, finding that it was in substantial compliance with State
law. Two of the Implementation Programs contained in t he Housing Element adopted by Town
Council are the basis for the items under consideration and described in further detail below.
The Town continues to work with HCD to get the 2023-2031 Housing Element certified and
resubmitted its latest version to HCD on March 31, 2023.
The Housing Element Advisory Board (HEAB) met on July 20, 2023, to review and discuss
portions of the Town’s interim working Draft Revised Housing Element addressing HCD’s
findings/comment letter received by the Town on May 30, 2023.
The most recent information on the status of the ongoing Housing Element update process can
be viewed online at: https://www.losgatosca.gov/1735/Housing-Element.
PAGE 3 of 6
SUBJECT: General Plan Amendments, Re-Zonings, and Housing Element Overlay Zone/
Z-23-003 and GP-23-003
DATE: August 18, 2023
DISCUSSION:
A. General Plan Committee
On July 20, 2023, at a special meeting, the General Plan Committee (GPC) reviewed the
requests described below and recommended approval of the General Plan amendments to
the Planning Commission and Town Council.
B. General Plan Land Use Designation
The following Implementation Program is included in the Housing Element adopted by
Town Council on January 30, 2023, and is presented below, as modified and presented in
the March 2023 Draft Revised Housing Element. This program proposes to amend the
General Plan to comply with State Housing Element law:
• Implementation Program BG, General Plan Amendment
Amend the General Plan to modify the designation of 16492 Los Gatos Boulevard and
APN 532-07-086 from Low Density Residential to Neighborhood Commercial and modify
the designation of the Cal Trans right- of-way from Low Density Residential to Medium
Density Residential, and establish new maximum densities for the High Residential,
Medium Density Residential, Low Density Residential, Mixed -Use, Neighborhood
Commercial, and Central Business District land use designations to provide for the
development of housing for the sites in the Sites Inventory.
In response to Implementation Program BG, staff has drafted amendments to the General
Plan designation of 16492 Los Gatos Boulevard and APN 532-07-086 from Low Density
Residential to Neighborhood Commercial and to modify the designation of the Caltrans
right-of-way from Low Density Residential to Medium Density Residential (Exhibit 4 through
6). The establishment of new development standards for the applicable General Plan Land
Use designations of the 2023-2031 Housing Element was considered under Item 4 of
tonight’s Planning Commission agenda.
C. Zoning
The following Implementation Program is included in the Housing Element adopted by
Town Council on January 30, 2023, and is presented below, as modified and presented in
the March 2023 Draft Revised Housing Element. Th is program proposes to amend the
Zoning Code to comply with State Housing Element law:
PAGE 4 of 6
SUBJECT: General Plan Amendments, Re-Zonings, and Housing Element Overlay Zone/
Z-23-003 and GP-23-003
DATE: August 18, 2023
DISCUSSION (continued):
• Implementation Program BF, Zoning Code Amendments
Amend the Zoning Code to comply with State law and ensure adequate sites are
available to accommodate the identified sites in the Sites Inventory (Exhibits 2 and 3).
These Code revisions include:
1. Amend the Zoning Code to include a HEOZ to apply to the sites included in the Site s
Inventory to modify the development standards (i.e., density, lot coverage, FAR,
height) on those sites;
2. Amend the Affordable Housing Overlay Zone to increase the maximum allowable
density from 20 dwelling units per acre to 40 dwelling units per acre;
3. Clarify the text of the non-residential zones regarding housing;
4. Rezone the Caltrans Right-of-Way – Site E3 from R:1:8 to R-M:14-22;
5. Amend the Accessory Dwelling Unit Ordinance; and
6. Amend the Density Bonus Ordinance.
In response to items #1 and #4 of Implementation Program BF, staff has drafted
amendments re-zone the Caltrans right-of-way site from R:1:8 to R-M:14-22 (Exhibit 7) and
apply the HEOZ to the sites included in the Sites Inventory of the 2023-2031 Housing
Element (Exhibit 8). Maps showing the rezoning of the sites in the Sites Inventory will be
included in the ordinance that will go to the Town Council for future adoption and the
ordinance will be codified.
The component of item #1 which requires amendment of the Zoning Code, as well as item
#2 were considered under item 4 of tonight’s Planning Commission agenda. The draft
Zoning Code amendments provided in Exhibit 9 have been provided for context only.
PUBLIC NOTIFICATION:
Public notification has included a legal ad in the paper, noticing property owners, tenants, and
properties located within 300 feet of all the sites listed within the Town. The meeting has been
publicized on the Town’s website and through the Town’s social media platforms.
Following the mailing of notice letters for this item, the Town received some returned to sender
letters due to errors with the postage on the envelopes. Town staff has determined that six of
these letters were the only notice letter sent to the subject parcel, and therefore are i mportant
for notification of that property owners. Because a majority of the notice letters were
successfully mailed, staff recommends that the Planning Commission hold the public hearing,
PAGE 5 of 6
SUBJECT: General Plan Amendments, Re-Zonings, and Housing Element Overlay Zone/
Z-23-003 and GP-23-003
DATE: August 18, 2023
ask questions of staff, and receive any verbal public comment from those in attendance on
August 23, 2023. Due to the notice letters that were delayed in delivery, staff recommends
PUBLIC NOTIFICATION (continued):
that following public comment on the item, the item be continued to a date certain of
September 13, 2023, to continue the public hearing for any additional public comment,
deliberation, and recommendation. The notice letters that were returned to the Town because
of postage errors have been corrected and resent.
PUBLIC COMMENTS:
As of the drafting of this report, no comments from the public have been received.
CONCLUSION:
A. Summary
A request for approval of the following General Plan Amendments and Zone Changes:
1. Approval of a request to amend the General Plan to modify the land use designation of
16492 Los Gatos Boulevard and APN 532-07-086 from Low Density Residential to
Neighborhood Commercial;
2. Approval of a request to amend the General Plan to modify the designation of the
Caltrans right-of-way from Low Density Residential to Medium Density Residential ;
3. Approval of a zone change for the Caltrans Right-of-Way Adjacent to 14685 Oka
Road from R:1:8 to R-M:14-22; and
4. Application of the Housing Element Overlay Zone to the sites included in the Sites
Inventory of the 2023-2031 Housing Element.
B. Recommendation
Due to the notice letters that were delayed in delivery, staff recommends that the Planning
Commission hold the public hearing, ask questions of staff, and receive any verbal public
comment from those in attendance, and continue the item to a date certain of September
13, 2023, to continue the public hearing for any additional public comment, deliberation,
and recommendation.
PAGE 6 of 6
SUBJECT: General Plan Amendments, Re-Zonings, and Housing Element Overlay Zone/
Z-23-003 and GP-23-003
DATE: August 18, 2023
EXHIBITS:
1. Draft Findings
2. Appendix D, Sites Inventory Analysis of the July 2023 Interim Working Draft Revised Housing
Element
3. Appendix H, Sites Inventory Form of the July 2023 Interim Working Draft Revised Housing
Element
4. Location Maps – 16492 Los Gatos Boulevard (Showing Existing and Proposed General Plan
Designations)
5. Location Maps – Parcel 532-07-086 (Showing Existing and Proposed General Plan
Designations)
6. Location Maps – Caltrans Right-of-Way (Showing Existing and Proposed General Plan
Designations)
7. Location Maps – Caltrans Right-of-Way (Showing Existing and Proposed Zoning)
8. Location Maps – 2023-2031 Housing Element (Showing Existing and Proposed Zoning)
9. Draft Zoning Code Ordinance Amendments, Division 5. Housing Element Overlay Zone
PLANNING COMMISSION – August 23, 2023
REQUIRED FINDINGS
General Plan Amendment Application GP-23-003
Zone Change Application Z-23-003
Forward a Recommendation to the Town Council on a Request to Amend the General
Plan Land Use Designation of 16492 Los Gatos Boulevard and Assessor Parcel Number
(APN) 532-07-086 from Low Density Residential to Neighborhood Commercial;
Amend the General Plan Land Use Designation of Caltrans Right-of-Way Adjacent to
14685 Oka Road from Low Density Residential to Medium Density Residential and
from R:1:8 to R-M:14-22; and Apply the Housing Element Overlay Zone to Allow for
Increases to the Allowable Density, Height, Floor Area Ratio, and Lot Coverage to the
Sites Included in the Sites Inventory Analysis of the 2023-2031 Housing Element:
APN’s 424-06-116, 424-07-116, 424-08-029, 424-08-058, 424-08-059, 424-08-060,
424-08-074, 529-24-001, 529-24-003, and 532-07-085; 401 through 409 Alberto Way;
620 and 14000 Blossom Hill Road; 16210, 16240, 16245, 16250, 16260, and 16270
Burton Road; Cal Trans Right-of-Way Adjacent to 14685 Oka Road; 110 and 206
Knowles Drive; 445 Leigh Avenue; 440 Los Gatos Almaden Road; 16603 Lark Avenue;
14823, 14831, 14849, 14859, 14917, 14925, 15300, 15349, 15367, 15405, 15425,
15480, 15500, 15795, 16151, 16203, 16392, and 16492 Los Gatos Boulevard; 50 and
165 Los Gatos Saratoga Road; 61 Montebello Way; 14800 and 14840 Oka Road; 50
Park Avenue; and 101 South Santa Cruz Avenue. An Environmental Impact Report
(EIR) was Prepared and Certified for the 2040 General Plan Update on June 30, 2022,
which Included the Proposed General Plan Amendments. No further Environmental
Analysis is Required. Zoning Code Amendment Application Z-23-003 and General
Plan Amendment Application GP-23-003. Applicant: Town of Los Gatos.
FINDINGS:
Required finding for CEQA:
▪ An EIR was prepared and certified for the 2040 General Plan Update on June 30, 2022, which
included the proposed General Plan Amendments. No further environmental analysis is
required.
Required consistency with the Town’s General Plan:
▪ That the General Plan amendment is internally consistent with the existing goals and policies
of the General Plan and its corresponding elements, in that the amendments will provide for
the development of housing for the sites in the Sites Inventory to comply with the Town’s
Regional Housing Needs Allocation.
▪ That the proposed Zone Changes are consistent with the General Plan and its Elements in
that the proposed zoning is consistent with the proposed General Plan designation.
EXHIBIT 1
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Sites Inventory Analysis D
APPENDIX
EXHIBIT 2
Appendix D. Sites Inventory Analysis
JulyMarch 2023 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 Revised Draft 2023-2031 Housing Element
D-2 Appendix D March July 2023
D.3 Sites 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 Sites Inventory includes 50 sites in
order to have enough capacity for the RHNA and recommended buffer of at least 15 percent. These sites ,
calculated at their minimum density, in addition to Accessory Dwelling Unit (ADU) Projections, Senate Bill (SB) 9
Projections, and Pipeline Projects have a total capacity of 2,494 units (1,993 units plus a 25 percent buffer).
D.4 Appropriate Density/Default Density
As a jurisdiction within a metropolitan statistical area of over 2 million, the Town’s "default" density that can be
assumed to accommodate lower income households is 30 dwelling units per acre (du/ac).2 The following land
use designations will allow for at least 30 du/ac within the Town for those sites within the Housing Element
Overlay Zone:
• High Density Residential: 30-40 du/ac;
• Mixed Use Commercial: 30-40 du/ac; and
• North Forty Specific Plan: 30-40 du/ac.
Non-Vacant Capacity
The Town is relying on non-vacant sites to accommodate more than 50 percent of the RHNA for lower-income
households. Because non-vacant sites comprise more than half of the Town’s Sites Inventory, Government Code
Section 65583.2(g)(2) requires that the Town analyze the extent to which existing uses may constitute an
impediment to additional residential development, past experience in converting existing uses to higher density
residential development, market trends and conditions, and regulatory or other incentives to encourage
redevelopment. The Town will need to make findings based on substantial evidence that the existing use is not
an impediment and will likely discontinue during the planning period. This section includes a description of the
suitability of non-vacant sites, policies that will contribute to the development of nonvacant sites, and an overview
of recent affordable residential development throughout the region.
Development Trends
The Town has experienced a high demand for residential projects given recent legislation aimed at creating
housing in a more streamlined process. For example, Site I-1, located at 401-409 Alberto Way received Planning
entitlement approval for an office building; however, based on the discussions regarding the Housing Element and
recent State housing legislation, the property owner has chosen to pursue a multi-family housing project. In
addition to the North Forty Phase I project, other examples of housing projects within the fifth cycle Housing
Element that occurred in commercial zones (which allow for 100 percent nonresidential uses) include:
2 https://www.hcd.ca.gov/community-development/housing-element/housing-elementmemos/docs/default_2010census_update.pdf
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-3
1. 375 Knowles Avenue: Approval of a rezone from Office (O) to Office: Planned Development and a
General Plan amendment from Public to Office Professional to allow for the construction of 33 single-
family detached homes; and
2. 258 Union Avenue: Approval of a mixed-use building with three attached housing units and six detached
single-family units on property zoned Neighborhood Commercial (C-1).
Implementation Programs BF and BG of the 6th cycle Housing Element Update contain land use intensifications to
encourage the development of housing by allowing for greater densities, height, lot coverage, and floor area. It is
expected that residential uses will redevelop with a greater frequency than the slower pace of the previous
Housing Element cycles.
Table D-2 on the following page summarizes recent residential development in the Town and nearby cities. It
includes two pipeline projects listed in Table D-3 and examples of denser residential redevelopment on single-
family and multi-family uses, industrial uses, and commercial uses in the cities of Campbell and San Jose. The
City of San Jose and City of Campbell examples are nearby to the Town and are included as examples of the
type of development that could be projected to be developed in the Town based on the proposed Housing
Element Overlay Zone (HEOZ).
HCD Draft Revised Draft 2023-2031 Housing Element
D-4 Appendix D March July 2023
Table D-2 Development Trends in Los Gatos and Nearby Cities
* Mixed-use development consisting of 320 residential units, including 49 very low-income senior unit and one affordable caretakersmanger’ unit. 30
units have not received building permit approval yet.
** Applicant has requested approval for a Zone Change application from R-1:10 (Single-Family Residential with a minimum lot size of 10,000 square feet)
to CH (Restricted Commercial Highway) for consistency with the General Plan land use designation of Mixed-Use Commercial.
Property Owner Interest Form
As part of the Housing Element update outreach, the Town created a Property Owner Interest form that was
made available on the Housing Element Update website to hear from property owners who may be interested in
future housing development within the sixth cycle Housing Element update. The form contained 19 questions for
the property owner to fill out, based on the criteria contained in HCD’s Housing Element Sites Inventory
Guidebook. Property owners were asked to identify the parcel size, present zoning, present use, existing site
conditions, current lot configuration, availability of infrastructure, and the interest in the type of housing for the site.
Parcels for which a Property Owner Interest Form was submitted to the Town are noted in the site details below.
Address Project
Type Prior Use Land Use Zoning Proposed
Units
Proposed
Density
Max
Density
465 N. Santa Cruz
Avenue
Pipeline
Project
Commercial Neighborhood
Commercial
C-1 1 6 20
North Forty Phase I Pipeline
Project
Single-Family
Residential,
Commercial,
and
Agriculture
North Forty
Specific Plan
North
Forty
Specific
Plan
30* 20 20
14926 Los Gatos
Boulevard
Pipeline
Project Vacant Mixed-Use
Commercial R-1:10**5 10 20
16179 E Mozart
Avenue
Nearby
Project in
Campbell
Single‐Family
Residential
Low Density
Residential
P‐D 30 6 7.93
280 Dillon Nearby
Campbell
Development
Industrial Transit Oriented
Mixed Use
P‐D 118 27 22.64
300 Railway
Avenue
Nearby
Project in
Campbell
Industrial,
Vacant,
Single‐Family
Residential
Commercial‐
Corridor Mixed
Use
P‐D 157 27 33.7
540 E Campbell
Avenue
Nearby
Project in
Campbell
Industrial,
Single‐Family
Residential
CC/Central
Commercial
C‐P‐D 59 27 36.24
1725 S Bascom
Avenue
Nearby
Project in
Campbell
Commercial RCPO‐
Residential/Co
mmercial/
Professional
Office
P‐D 168 27 36.45
14200 Union
Avenue
Nearby
Project in
San Jose
Commercial Neighborhood/
Community
Commercial
CP (PD) 558 51 50
1410 S Bascom
Avenue
Nearby
Project in
San Jose
Commercial Neighborhood/
Community
Commercial
CP (PD) 590 131 50
1312 El Paseo De
Saratoga
Nearby
Project in
San Jose
Commercial Regional
Commercial
CP (PD) 930 87 N/A
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-5
There are 30 parcels with property owner interest. Of these parcels, four are reuse sites identified in prior
housing elements (see Implementation Program BH). During the outreach for the 6th cycle Housing Element, the
owners of 30 parcels expressed interest in developing housing on the sites that they own. Many property owners
own more than one parcel that is contiguous to the other, and while each parcel may have its own APN, the
parcels would likely be developed as a single, merged parcel.
Site Capacity
On sites with Property Owner Interest, 1,339 units are projected: 1,008 affordable units and 331 market-rate.
Potential Findings (Non-Vacant Sites)
The Town can make the following findings to determine that the existing use on sites with expressed property
owner interest is likely to be discontinued:
The property owners are interested in developing at least a portion of the site with housing;
The land use designations for these sites as part of Implementation Program BG will allow for higher densities
to incentivize the redevelopment of the sites; and
Adding a potential new use increases the value of the property.
Non-Residential Uses
Of the 50 housing opportunity sites, there are 11 parcels that are designated to only allow residential uses:
Site A-1: 50 Park Avenue and 61 Montebello Way; and
Site E-1: 14800 Oka Road, APN 424-08-029, APN 424-08-059, APN 424-08-060, APN 424-08-058, APN 424-
08-017, APN 424-08-021, APN 424-08-074, and the Caltrans right-of-way adjacent to 14865 Oka Road.
The remaining sites are designated to allow for commercial and mixed-use opportunities. Given the interest that
the Town has received as part of the sixth cycle Housing Element Update, there is a strong likelihood of
development on these other sites will include an integration of residential units. This is demonstrated by the
recently developed and underway projects in the Town and residential and mixed-use projects underway in
neighboring jurisdictions.
Commercial Sites
There are 39 sites in commercially zoned areas, including the sites within the North Forty Specific Plan and 16
reuse sites identified in prior housing elements. Under Implementation Program BH, reuse sites can be
developed under ministerial review if they are developed with 20 percent or more of the units set aside for lower-
income households.
Many of these sites are developed with older, underutilized commercial and office uses, which have low floor area
ratios (FAR). Many of these uses are on parcels that can be redeveloped with residential uses in a mixed-use
format that would retain commercial or office use.
Examples of developer interest for construction of housing units on commercial sites in the Town include:
401-409 Alberto Way;
50 Los Gatos-Saratoga Road;
16203 Los Gatos Boulevard;
101 S. Santa Cruz Avenue; and
15860 Winchester Boulevard.
Two of these examples are properties where a planning entitlement for 100 percent commercial were approved
within the last eight years, but with the changing State and local regulations the property owners have abandoned
those approvals and are now instead proposing new development projects that are entirely or predominantly
HCD Draft Revised Draft 2023-2031 Housing Element
D-6 Appendix D March July 2023
made up of residential units. As a result, the likelihood that the other commercial sites would redevelop without
some residential component is clearly low.
Site Capacity
On underutilized commercial sites within the Sites Inventory, 1,773 units are projected: 1,355 affordable units and
418 market-rate.
Potential Findings (Non-Vacant Sites)
The Town can make the following findings to determine that the existing use on sites with underutilized
commercial is likely to be discontinued:
The value of these parcels to the property owner is mostly in the land, and residential uses will increase the
value without substantially affecting improvement value;
The buildings that will be demolished for new commercial and/or mixed-use will all be over 30 years old at
time of 2023-2031 Housing Element adoption;
The land use designations for these sites as part of Implementation Program BG will allow for higher densities
to incentivize the redevelopment of the sites; and
Adding a potential new use increases the value of the property.
Evidence for these findings include similar developments in nearby jurisdictions after General Plan land use
changes. The City of Santa Clara’s 2010 General Plan provided for densities that allowed for new medium
density and high-density projects. Similarly, in the City of Sunnyvale, a General Plan that was adopted in 2011
incentivized the development of high-density housing, which has led to an increase in high-density developments
in the jurisdiction.
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-7
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’ 6 th cycle
Housing Element Update. The following sites make up the Site Inventory, which is available as Appendix H.
Sites Details
This section provides information on each of the sites selected for inclusion in the Sites Inventory of vacant and
available sites.
Figure D-1 Overall Area Parcel Locations
HCD Draft Revised Draft 2023-2031 Housing Element
D-8 Appendix D March July 2023
Figure D-2 Downtown Area
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-9
Figure D-3 Downtown Area Asset Map
HCD Draft Revised Draft 2023-2031 Housing Element
D-10 Appendix D March July 2023
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.
Amenities: The closest public school is Los Gatos High School and is approximately 0.5 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at West
Main Street and South Santa Cruz Avenue and is approximately 0.2 miles away.
Property Owner Interest Form Submitted: Yes.
Constraints: Very high fire hazard; existing residential dwelling units would require demolition.
Figure D-4 Park Avenue (Site A-1)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-11
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.
Amenities: The closest public school is Los Gatos High School and is approximately 0.5 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at West
Main Street and South Santa Cruz Avenue and is approximately 300 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Very high fire hazard; the existing commercial use would require demolition.
Figure D-5 South Santa Cruz Avenue (Site A-2)
HCD Draft Revised Draft 2023-2031 Housing Element
D-12 Appendix D March July 2023
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.
Amenities: The closest public school is Los Gatos High School and is approximately 0.8 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at
Saratoga-Los Gatos Road and University Avenue and is approximately 360 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-6 University Avenue (Site A-3)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-13
Figure D-7 Los Gatos Lodge Area
HCD Draft Revised Draft 2023-2031 Housing Element
D-14 Appendix D March July 2023
Figure D-8 Los Gatos Lodge Area Asset Map
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-15
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.
Amenities: The closest public school is Louise Van Meter Elementary School and is
approximately 0.9 miles away. The closest public transit line is a Valley Transporation Authority
bus stop located at Los Gatos Boulevard and Stacia Street and is approximately 0.4 miles away.
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-9 Los Gatos Lodge (Site B-1)
HCD Draft Revised Draft 2023-2031 Housing Element
D-16 Appendix D March July 2023
Figure D-10 Los Gatos Boulevard Area
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-17
Figure D-11 Los Gatos Boulevard Area Asset Map
HCD Draft Revised Draft 2023-2031 Housing Element
D-18 Appendix D March July 2023
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
1.7 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Boulevard and Lark Avenue and is approximately 443 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-12 Ace Hardware (Site C-1)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-19
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
1.1 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Boulevard and Garden Lane and is approximately 80 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-13 Los Gatos Boulevard (Site C-2)
HCD Draft Revised Draft 2023-2031 Housing Element
D-20 Appendix D March July 2023
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
one mile away. The closest public transit line is a Valley Transporation Authority bus stop located
at Los Gatos Boulevard and Village Square and is approximately 395 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-14 Los Gatos Boulevard (Site C-3)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-21
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
0.6 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Bouelvard and Farley Road and is approximately 167 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial building would require demolition.
Figure D-15 Affordable Treasures (Site C-4)
HCD Draft Revised Draft 2023-2031 Housing Element
D-22 Appendix D March July 2023
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
0.2 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Bouelvard and Roberts Road and is approximately 400 feet away.
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-16 Los Gatos Boulevard (Site C-5)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-23
Site C-6 Los Gatos Boulevard
Address: 16492 Los Gatos Boulevard and Assessor Parcel Number 532-07-86
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 6 housing units developed at a
minimum density of 10 du/ac.
Amenities: The closest public school is Louise Van Meter Elementary School and is
approximately 0.3 miles away. The closest public transit line is a Valley Transporation Authority
bus stop located at Los Gatos Bouelvard and Nino Avenue and is approximately 0.1 miles away.
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 building would require demolition.
Figure D-17 Los Gatos Boulevard (Site C-6)
HCD Draft Revised Draft 2023-2031 Housing Element
D-24 Appendix D March July 2023
Site C-7 Los Gatos Boulevard
Address: 16151 Los Gatos Boulevard
Number of Housing Units: 106
“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, south of Blossom Hill Road. The site currently serves as a
car dealership with multiple on-site structures and commercial uses located to the north, south,
and east. Low-density residential uses are located to the east and further south. The site is
designated as Mixed-Use Commercial, but zoned CH, which would accommodate 106 housing
units developed at a minimum density of 30 du/ac.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
half a mile away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Boulevard and Magneson Loop and is approximately 0.2 miles away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial buildings would require demolition.
Figure D-18 Los Gatos Boulevard (Site C-7)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-25
Site C-8 Blossom Hill Road
Address: 620 Blossom Hill Road
Number of Housing Units: 79
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Blossom Hill Road Site (C-8) is located in the Los Gatos Boulevard Area on the
south side of Blossom Hill Road, west of the Blossom Hill Road and Los Gatos Boulevard
intersection. The site currently serves as a car dealership with multiple on-site structures and
commercial uses located to the north and east. Residential uses are located to the north, south,
and west. The site is designated as Mixed-Use Commercial, but zoned CH, which would
accommodate 79 housing units developed at a minimum density of 30 du/ac.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
one mile away. The closest public transit line is a Valley Transporation Authority
bus stop located at Los Gatos Bouelvard and Blossom Hill Road and is approximately half a mile
away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial buildings would require demolition.
Figure D-19 Los Gatos Boulevard (Site C-8)
HCD Draft Revised Draft 2023-2031 Housing Element
D-26 Appendix D March July 2023
Site C-9 Los Gatos Boulevard
Address: 15480 Los Gatos Boulevard and 15500 Los Gatos Boulevard
Number of Housing Units: 134
“By Right” + 20% Affordable: Not Required – Not used in previous cycle.
Description: The Los Gatos Boulevard Site (C-9) is located in the Los Gatos Boulevard Area on
the west side of Los Gatos Boulevard, north of Los Gatos Almaden Road. The site currently
serves as a car dealership with multiple on-site structures and commercial uses located to the
north, south, and west. Residential uses are located to the east and further south. The site is
designated as Mixed-Use Commercial, but zoned CH, which would accommodate 134 housing
units developed at a minimum density of 30 du/ac.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
one mile away. The closest public transit line is a Valley Transporation Authority bus stop located
at Los Gatos and Garden opp Moore and is approximately 0.2 miles away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing commercial buildings would require demolition.
Figure D-20 Los Gatos Boulevard (Site C-9)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-27
Figure D-21 North Forty Area
HCD Draft Revised Draft 2023-2031 Housing Element
D-28 Appendix D March July 2023
Figure D-22 North Forty Area Asset Map
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-29
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 115 feet away.
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-23 North Forty Phase II (Site D-1)
HCD Draft Revised Draft 2023-2031 Housing Element
D-30 Appendix D March July 2023
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 0.1 miles away.
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-2)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-31
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 0.1 miles away.
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-25 North Forty Phase II (Site D-3)
HCD Draft Revised Draft 2023-2031 Housing Element
D-32 Appendix D March July 2023
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 0.2 miles away.
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-26 North Forty Phase II (Site D-4)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-33
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 0.1 miles away.
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-27 North Forty Phase II (Site D-5)
HCD Draft Revised Draft 2023-2031 Housing Element
D-34 Appendix D March July 2023
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.8
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 65 feet away.
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-28 North Forty Phase II (Site D-6)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-35
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.
Amenities: The closest public school is Farnham Elementary School and is approximately 0.7
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Los Gatos Bouelvard and Burton Road and is approximately 120 feet away.
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-29 North Forty Phase II (Site D-7)
HCD Draft Revised Draft 2023-2031 Housing Element
D-36 Appendix D March July 2023
Figure D-30 Lark Avenue Area
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-37
Figure D-31 Lark Avenue Area Asset Map
HCD Draft Revised Draft 2023-2031 Housing Element
D-38 Appendix D March July 2023
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 typical minimum
of 14 du/ac for parcels designated as Medium-Density Residential.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
1.9 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Bouelvard and Lark Avenue and is approximately 0.7 miles away.
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-32 Lark Avenue (Site E-1)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-39
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
1.8 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Winchester Bouelvard and Lark Avenue and is approximately 0.8 miles away.
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-33 Oka Lane (Site E-2)
HCD Draft Revised Draft 2023-2031 Housing Element
D-40 Appendix D March July 2023
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.
Amenities: The closest public school is Raymond J. Fisher Middle School and is approximately
2.1 miles away. The closest public transit line is a Valley Transporation Authority bus stop
located at Los Gatos Bouelvard and Lark Avenue and is approximately 0.8 miles away.
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-34 Caltrans Right of Way (Site E-3)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-41
Figure D-35 Winchester Boulevard Area
HCD Draft Revised Draft 2023-2031 Housing Element
D-42 Appendix D March July 2023
Figure D-36 Winchester Boulevard Area Asset Map
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-43
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.
Amenities: The closest public school is Daves Elementary School and is approximately 2.3 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at
Knowles Drive and Capri Drive and is approximately 0.3 miles away.
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-37 Knowles Drive (Site F-1)
HCD Draft Revised Draft 2023-2031 Housing Element
D-44 Appendix D March July 2023
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.
Amenities: The closest public school is Daves Elementary School and is approximately 2.1 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at
Knowles Drive and Capri Drive and is approximately 0.1 miles away.
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-38 Winchester Boulevard (Site F-2)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-45
Figure D-39 Union Avenue Area
HCD Draft Revised Draft 2023-2031 Housing Element
D-46 Appendix D March July 2023
Figure D-40 Union Avenue Area Asset Map
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-47
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 8 housing units developed
at a minimum density of 10du/ac.
Amenities: The closest public school is Leigh High School and is approximately 0.2 miles away.
The closest public transit line is a Valley Transporation Authority bus stop located at Los Gatos-
Almaden Road and Leigh Avenue and is approximately 240 feet away.
Property Owner Interest Form Submitted: Yes
Constraints: Existing gas station and commercial building would require demolition.
Figure D-41 Los Gatos-Almaden Road (Site G-1)
HCD Draft Revised Draft 2023-2031 Housing Element
D-48 Appendix D March July 2023
Figure D-42 Harwood Road Area
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-49
Figure D-43 Harwood Area Asset Map
HCD Draft Revised Draft 2023-2031 Housing Element
D-50 Appendix D March July 2023
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 7 housing units developed at a minimum density of 10 du/ac.
Amenities: The closest public school is Noddin Elementary School and is approximately 0.2
miles away. The closest public transit line is a Valley Transporation Authority bus stop located at
Blossom Hill Road and Harwood Road and is approximately 220 feet away.
Property Owner Interest Form Submitted: Yes.
Constraints: Existing gas station and commercial building would require demolition.
Figure D-44 Valero (Site H-1)
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-51
Figure D-45 Alberto Way Area
HCD Draft Revised Draft 2023-2031 Housing Element
D-52 Appendix D March July 2023
Figure D-46 Alberto Way Area Asset Map
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-53
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 property
owner to the Town on December 6, 2022..
Amenities: The closest public school is Los Gatos High School and is approximately 0.8 miles
away. The closest public transit line is a Valley Transporation Authority bus stop located at Los
Gatos Boulevard and Caldwell Avenue and is approximately 0.4 miles away.
Property Owner Interest Form Submitted: Yes.
Constraints: Proximity to adjacent Highway 17 onramp.
Figure D-47 Alberto Way (Site I-1)
HCD Draft Revised Draft 2023-2031 Housing Element
D-54 Appendix D March July 2023
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: In addition to the housing units identified in the Town’s Sites Inventory the production of new
accessory dwelling units are ulitizied in meeting the Town’s RHNA requirements. The Town analyzed the total
number of ADU buidilng permits that have been approved in the last three years to identify the average number of
ADU units that will be developed over the eight year planning period.
Figure D-48 below includes an analysis of the Town’s issued building permits for ADU’s between the years 2020
to 2022. In 2020, the Town issued building permits for 27 new ADUs. In 2021, the Town issued 36 building
permits for new ADU’s. In 2022, the Town issued 35 building permits for new ADU’s. The last three years of data
results in an average of 32 approved ADU building permits per year, however utilizing a conservative estimate the
Town is using annual ADU projection of 25 units. This results in a total of 200 dwelling units planned to be
constructed over the eight year planning period. Program U: Accessory Dwelling Units has been included to
monitor the number of ADU applications annually.
Constraints: None.
Figure D-48 ADU Building Permits Issued 2020-2022
Source: Town of Los Gatos Community Development Department.
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: In addition to ADU’s the production of new housing units through SB 9 are being ulitizied to meet a
portion of the Town’s RHNA requirements. In compliance with SB 9, the Town of Los Gatos has adopted a SB 9
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-55
Ordiance Ordinance that allows for the by-right ministerial review of urban lot splits and/or two-unit development
requests on single-family residentially zoned parcels.
Since the adoption the Town’s SB 9 Ordiance, the Town has received a total of four Two-Unit Housing
Devleopment applications and seven Urban Lot Split applications (between January 2022 and January 2023).
The applications result in a total of 13 net new housing units a year. Based on the number of applications
received during the first year of SB 9 the Town is ulitizing an estimate of 12 net new housing units per year and
anticipating a total of 96 residential units to be developed under SB 9 during the eight year planning period.
Program BL: Senate Bill 9 Monitoring has been included to monitor the number of SB 9 applications annually.
Constraints: None.
HCD Draft Revised Draft 2023-2031 Housing Element
D-56 Appendix D JulyMarch 2023
Pipeline Projects
Address: See addresses listed below in Table D-23.
Number of Housing Units: 201
“By Right” = 20% Affordable: Not required.
Description: The Town has residential development applications that have either been approved or are currently under review and are expected to be
built during the 2023-2031 planning period are referred to as “Pipeline Projects”. Table D-2 shows these approved and planned projects. For each
project, the table includes the address, accessor parcel number (APN), number of units by income category, project description, whether or not the
project is subject to BMP In-Lieu Fees as part of a Hillside Planned Development (PD), and project status.
Several projects included demolition or renovation of existing residences. The inventory does not count replacement units or renovated units toward
RHNA; rather, only the net new capacity is counted towards RHNA. Units are categorized by income level as follows:
Projects with deed-restricted affordable units are counted towards the very low-, low- or moderate income RHNA, as applicable.
Projects that include non-deed restricted market-rate rental multifamily units are assumed to meet the above moderate income RHNA.
Projects that include market-rate attached ownership or single-family units are assumed to meet above moderate income RHNA based on recent
home sale prices that are generally only affordable to above market-income households.
Projects that are residential planned development projects with five (5) to nine (9) units with an underlying zone of Hillside Residential shall pay a
Below Market Price In-Lieu fee prior to issuance of the certificate of occupancy. The in-lieu fee shall be equal to the amount of six (6) percent of
the building permit valuation for the entire project.
As shown in Table D-23, there are 28 projects in the pipeline that will provide a total of 201 net new units.
Constraints: None.
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D
Table D-23 Pipeline Projects Table
Address APN Net
Units
Very Low-
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
BMP In-
Lieu Fee
Hillside
PD
Project Description Project Status
246 Almendra Ave. 510-14-019 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permit Under Review.
16466 Bonnie Ln. 532-02-053 +1 0 0 0 1 N
One new single-family
residence on a vacant lot.
Subdivision Approved, Planning
Entitlements for Development on Newly
Created Lot Has Not Been Submitted.
2021 Foster Rd.
537-33-001 +1 0 0 0 1 Y
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permit Under Review.
16195 George St. 529-18-051 +3 0 0 0 0 N
Demo of an existing
residence and construction of
four new condos. Net of
three units.
Planning Entitlements Approved,
Building Permit Under Review.
16100 Greenridge
Terrace 527-12-002 +8 0 0 0 8 Y
Subdivision of one vacant lot
into eight hillside lots.
Subdivision Entitlements and Site
Improvements Approved, Site
Improvements Under Construction,
Planning Entitlements for Development
on Newly Created Lots Have Not Been
Submitted.
200 Happy Acres
Rd. 537-24-030 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Under Review.
16220 Harwood Rd. 567-18-051 +2 0 0 0 2 N
Subdivision of one lot into
three lots, and a net of two
new single-family residences.
Subdivision Approved, Planning
Entitlements Under Review.
16461 S. Kennedy
Rd. 532-17-027 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permits Under Review.
D-57
HCD Draft Revised Draft 2023-2031 Housing Element
D-58 Appendix D JulyMarch 2023
Address APN Net
Units
Very Low-
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
BMP In-
Lieu Fee
Hillside
PD
Project Description Project Status
16484 S. Kennedy
Rd. 532-20-012 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permit Under Review.
300 Laurel
Mountain Ln. 567-24-023 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Under Review.
14926 Los Gatos
Blvd. 424-10-009 +5 0
1
Deed
Restricted
0 4 N
Mixed-use building with five
units. Net of five new units. Planning Entitlements Under Review.
17200 Los Robles
Way
532-36-075, -
076, and -
077.
+2 0 0 0 2 N
Lot line adjustment of three
parcels showing
development potential of two
vacant parcels. Net of two
lots.
Lot Line Adjustment Approved,
Planning Entitlements for Newly
Created Lots Have Not Been Submitted
15415 National Ave. 424-12-006 +1 0 0 0 1 N
Subdivision of one lot into
two new lots. Net of one new
single-family residence.
Subdivision Approved, Planning
Entitlements for Development on Newly
Created Lots Have Not Been
Submitted.
105 Newell Ave.
New addresses:
(103, 104, 109, and
110 Sporleder Ct)
409-24-016 +4 0 0 0 4 N
Subdivision of one lot
commercial lot into five lots.
Net of four new single-family
residential lots.
Planning Entitlements Approved,
Building Permits Under Review.
120 Oak Meadow
Dr. 529-10-131 +1 0 0 0 1 N
Subdivision of one lot into
two lots and construction of a
new single-family residence. Planning Entitlements Under Review.
45 Reservoir Rd. 529-33-054 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Under Review.
16940 Roberts Rd. 529-18-053 +2 0 0 0 2 N
Demolition of an existing
single-family residence,
construction of three new
condominium units. Net of
two units.
Planning Entitlements Approved,
Building Permits Approved.
Appendix D. Sites Inventory Analysis
JulyMarch 2023 Appendix D D-59
Address APN Net
Units
Very Low-
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
BMP In-
Lieu Fee
Hillside
PD
Project Description Project Status
465 N. Santa Cruz
Ave. 410-16-004 +1 0 0 0 1 N
Mixed-use project with one
new dwelling unit in an
existing commercial building.
Planning Entitlements Approved,
Building Permits Approved and Under
Construction.
15343 Santella Ct. 527-09-034 +1 0 0 0 1 Y
One new single-family
residence on a vacant lot. Planning Entitlements Under Review.
15415 Santella Ct. 527-09-022 +1 0 0 0 1 Y
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permit Under Review.
15365 Santella Ct. 527-09-36 +1 0 0 0 1 Y
One new single-family
residence on a vacant lot. Planning Entitlements Approved.
15665 Shady Ln. 527-11-009 +1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Approved,
Building Permit Under Review.
14915 Shannon Rd. 537-27-047 +10 0 0 0 10 Y
Zone Change, General Plan
Amendment, and the
subdivision of one lot into 10
lots.
Planning Entitlements Under Review.
15215 Shannon Rd.
New addresses:
(116, 118, 120, 121
and 123 Rock Ridge
Rd.)
537-25-036 +4 0 0 0 4 Y
Subdivision of one lot into
five hillside lots. Net of four
lots.
Subdivision Entitlements Approved
Planning Entitlements for Development
on Newly Created Lots Have Not Been
Submitted.
400 Surmont Dr. 527-20-003 +2 0 0 0 2 N
Subdivision of one lot into
three lots with two new
hillside homes. Net of two
units.
Planning Entitlements Approved.
15860 Winchester
Blvd.
529-11-013, -
038, -039,
and -040
+113 0 0 0 0 N
113 assisted living units with
kitchens. Planning Entitlements Under Review.
144 Wood Rd. 510-47-044
+1 0 0 0 1 N
One new single-family
residence on a vacant lot. Planning Entitlements Approved.
HCD Draft Revised Draft 2023-2031 Housing Element
D-60 Appendix D JulyMarch 2023
Address APN Net
Units
Very Low-
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
BMP In-
Lieu Fee
Hillside
PD
Project Description Project Status
North Forty Phase 1 424-07-100 +30 0 0 0 30 N
Mixed-use development
consisting of 320 residential
units, including 49 very low-
income senior unit and one
affordable caretakers’ unit.
30 units have not received
building permit approval yet.
Planning Entitlements Approved,
Building Permits at Various Stages of
Review and Approval and Construction.
Total Net Pipeline Units = 201
Source: Town of Los Gatos Community Development Department.
RHNA Credits Summary
A summary of the pipeline projects, projected ADU, and SB 9 development which may serve as credit toward the Town’s RHNA requirements are
included below in Table D-3 4 and in total amount to 497 units.
Table D-34 Miscellaneous RHNA Credits
RHNA Credit Affordability Credit
Very Low-Income Low-Income Moderate-Income Above-Moderate Income Total
Pipeline Projects 0 1 0 200 201
ADUs 20 60 60 60 200
SB 9 Units 0 0 0 96 96
Total 20 61 60 356 497
Source: Town of Los Gatos Community Development Department.
Appendix D. Sites Inventory Analysis
D-61 Appendix D JulyMarch 2023
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 s 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 25 percent above RHNA,
which would equal capacity of approximately 501 additional units. These sites, in addition to Accessory Dwelling
Units Projections, Senate Bill 9 Projections, and Pipeline Projects have a total capacity of 2,494units. 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 3
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 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
LOS GATOS 0
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 Unaccommodated Ne 0.18 Medium Density Resid R-1D Medium Density Resid R-1D:HEOZ 5 12 1 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 61 Montebello Way 95030 529-01-041 0 0 0 4 Unaccommodated Ne 0.69 Medium Density Resid R-1D Medium Density Resid R-1D:HEOZ 5 12 4 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 101 S. Santa Cruz Avenue 95030 529-01-022 0 0 0 16 Unaccommodated Ne 0.8 Central Business Dist C-2 Central Business Dist C-2:HEOZ 20 30 16 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 165 Los Gatos-Saratoga Road 95030 529-04-083 0 0 0 7 Unaccommodated Ne 0.37 Central Business Dist C-2 Central Business Dist C-2:HEOZ 20 30 7 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 50 Los Gatos-Saratoga Road 95030 529-24-032 76 75 51 9 Unaccommodated Ne 7.04 Mixed Use Commerci CH:PD Mixed Use Commerci CH:PD:HEOZ 30 40 211 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS Los Gatos-Saratoga Road 95030 529-24-001 9 9 9 18 Unaccommodated Ne 1.49 Mixed Use Commerci CH:PD Mixed Use Commerci CH:PD:HEOZ 30 40 45 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS Los Gatos-Saratoga Road 95030 529-24-003 1 2 2 3 Unaccommodated Ne 0.28 Mixed Use Commerci CH:PD Mixed Use Commerci CH:PD:HEOZ 30 40 8 Non-Vacant Hotel/motel YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15300 Los Gatos Boulevard 95032 424-17-036 19 9 10 10 Unaccommodated Ne 1.6 Mixed Use Commerci C-1 Mixed Use Commerci C-1:HEOZ 30 40 48 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15349 Los Gatos Boulevard 95032 424-19-049 4 2 2 2 Unaccommodated Ne 0.34 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 10 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15367 Los Gatos Boulevard 95032 424-19-048 15 7 7 7 Unaccommodated Ne 1.2 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 36 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15405 Los Gatos Boulevard 95032 424-19-069 16 8 8 8 Unaccommodated Ne 1.34 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 40 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15425 Los Gatos Boulevard 95032 424-19-067 13 6 7 7 Unaccommodated Ne 1.09 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 33 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15795 Los Gatos Boulevard 95032 529-15-059 7 4 4 4 Unaccommodated Ne 0.64 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 19 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 16203 Los Gatos Boulevard 95032 529-16-069 9 5 5 5 Unaccommodated Ne 0.79 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 24 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Conceptual Development Advisory Committee application for a mixed-
LOS GATOS 16492 Los Gatos Boulevard 95032 532-07-086 0 0 0 2 Unaccommodated Ne 0.23 Low Density Resident C-1 Low Density Resident C-1:HEOZ 10 20 2 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS Los Gatos Boulevard 95032 532-07-085 0 0 0 4 Unaccommodated Ne 0.38 Neighborhood Comm C-1 Neighborhood Comm C-1:HEOZ 10 20 4 Vacant Vacant YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 16151 Los Gatos Boulevard 95032 529-16-040 42 21 21 22 Unaccommodated Ne 3.52 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 106 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 620 Blossom Hill Road 95032 529-16-041 31 16 16 16 Unaccommodated Ne 2.64 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 79 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15480 Los Gatos Boulevard 95032 424-14-034 7 3 3 4 Unaccommodated Ne 0.56 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 17 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 15500 Los Gatos Bouelvard 95032 424-14-035 47 23 23 24 Unaccommodated Ne 3.9 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 117 Non-Vacant Commercial YES - Current Housing Element Overlay Zone Property Owner Interest Form Submitted
LOS GATOS 14859 Los Gatos Boulevard 95032 424-07-094 35 17 17 18 Shortfall of Sites 2.9 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 87 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 16392 Los Gatos Boulevard 95032 424-07-095 9 4 5 5 Shortfall of Sites 0.78 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 23 Non-Vacant Vacant YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 16260 Burton Road 95032 424-07-053 5 2 3 3 Shortfall of Sites 0.44 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 16250 Burton Road 95032 424-07-009 5 2 3 3 Unaccommodated Ne 0.44 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 14917 Los Gatos Boulevard 95032 424-07-081 45 22 22 23 Unaccommodated Ne 3.74 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 112 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 14925 Los Gatos Boulevard 95032 424-07-115 73 36 36 37 Unaccommodated Ne 6.07 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 182 Non-Vacant Residential YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS Los Gatos Boulevard 95032 424-07-116 12 6 6 7 Shortfall of Sites 1.02 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 31 Non-Vacant Vacant YES - Current Housing Element Overlay Zone Property Owner has been involved in submitting public comments on t
LOS GATOS 16245 Burton Road 95032 424-06-115 14 7 7 7 Unaccommodated Ne 1.17 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 35 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS Burton Road 95032 424-06-116 2 0 0 1 Unaccommodated Ne 0.11 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 3 Vacant Vacant YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 16240 Burton Road 95032 424-07-010 3 1 2 2 Shortfall of Sites 0.26 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 8 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 16270 Burton Road 95032 424-07-052 5 2 3 3 Shortfall of Sites 0.43 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 13 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 16210 Burton Road 95032 424-07-054 3 1 2 2 Shortfall of Sites 0.26 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 8 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 14831 Los Gatos Boulevard 95032 424-07-063 7 3 3 4 Shortfall of Sites 0.56 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 17 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 14849 Los Gatos Boulevard 95032 424-07-064 11 5 6 6 Shortfall of Sites 0.93 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 28 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 14823 Los Gatos Boulevard 95032 424-07-065 4 2 2 3 Shortfall of Sites 0.37 North Forty Specific P North Forty Specific P North Forty Specific P North Forty Specific P 30 40 11 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however, the parcel is located within Phase II of the North 40 Spec
LOS GATOS 14800 Oka Road 95032 424-08-057 0 0 0 12 Unaccommodated Ne 2.97 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 12 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS Oka Lane 95032 424-08-029 0 0 0 1 Unaccommodated Ne 0.31 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 1 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS Oka Lane 95032 424-08-059 0 0 0 4 Unaccommodated Ne 1.01 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 4 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS Oka Lane 95032 424-08-060 0 0 0 5 Unaccommodated Ne 1.29 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 5 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS 14800 Oka Road 95032 424-08-058 0 0 0 6 Unaccommodated Ne 1.41 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 6 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS 16603 Lark Avenue 95032 424-08-017 0 0 0 35 Unaccommodated Ne 2.48 Medium Density ResidR-M:5-12 Medium Density ResidR-M:5-12:HEOZ 14 22 35 Non-Vacant Residential YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS 14840 Oka Road 95032 424-08-021 0 0 0 61 Unaccommodated Ne 4.32 Medium Density ResidR-M:5-12 Medium Density ResidR-M:5-12:HEOZ 14 22 61 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS Oka Lane 95032 424-08-074 0 0 0 26 Shortfall of Sites 6.41 Low Density Resident R-1:8 Low Density Resident R-1:8:HEOZ 0 5 26 Vacant Vacant YES - Current Housing Element Overlay Zone No; however the property owner has submitted a public comment to t
LOS GATOS Oka Road (Cal Trans ROW)95032 37.256167, -121.9596 0 0 0 69 Unaccommodated Ne 4.9 Low Density Resident R-1:8 Medium Density ResidR-M:5-12:HEOZ 14 22 69 Vacant Vacant YES - Current Housing Element Overlay Zone (HEOZ) implementation program Cal Trans site with no current AP
LOS GATOS 110 Knowles Drive 95032 424-32-077 88 44 44 44 Shortfall of Sites 7.34 High Density Residen CM:AHOZ High Density Residen CM:AHOZ:HEOZ 30 40 220 Non-Vacant Commercial YES - Current Housing Element Overlay Zone No; however the site is located within the Affordable Housing Overlay
LOS GATOS 206 Knowles Drive 95032 424-32-076 29 14 14 15 Unaccommodated Ne 2.41 High Density Residen CM High Density Residen CM:HEOZ 30 40 72 Non-Vacant Commercial YES - Current Housing Element Overlay Zone No; however, the site is located immediately adjacent to 110 Knowles
LOS GATOS 440 Los Gatos Almaden Road 95032 527-49-048 0 0 0 5 Unaccommodated Ne 0.52 Neighborhood Comm C-1 Neighborhood Comm C-1:HEOZ 10 20 5 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HE Property Owner Interest Form Submitted
LOS GATOS 445 Leigh Avenue 95032 527-49-049 0 0 0 3 Unaccommodated Ne 0.29 Neighborhood Comm C-1 Neighborhood Comm C-1:HEOZ 10 20 3 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HE Property Owner Interest Form Submitted
LOS GATOS 14000 Blossom Hill Road 95032 527-32-028 0 0 0 7 Unaccommodated Ne 0.69 Neighborhood Comm C-1 Neighborhood Comm C-1:HEOZ 10 20 7 Non-Vacant Commercial YES - Current Housing Element Overlay Zone (HE Property Owner Interest Form Submitted
LOS GATOS 401-409 Alberto Way 95032 529-23-018 0 4 4 52 Unaccommodated Ne 2.19 Mixed Use Commerci CH Mixed Use Commerci CH:HEOZ 30 40 60 Vacant Vacant YES - Current Housing Element Overlay Zone (HE Property Owner Interest Form Submitted; Conceptual Development Ad
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.
R-1D:HEOZ Housing Element Overlay Zone Implementation Program 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
Public
Low Density Residential
Low Density ResidentialLow Density ResidentialLOS GATOS BLFERRIS AVPIN
E
A
V
SPENCER AV
LOMA ST
16492 Los Gatos BoulevardExisting Land Use Designation
EXHIBIT 4
Public
Low Dens ity Residential
Low Dens ity ResidentialLow Dens ity ResidentialLOS GATOS BLFERRIS AVPINE AV
SPENCER AV
LOMA ST
16492 Los Gatos BoulevardProposed Land Use Designation
Public
Low Density Residential
Low Density ResidentialLow Density ResidentialLOS GATOS BLFERRIS AVPIN
E
A
V
LOMA ST
NINO
A
V
SPENCER AV
Assessor Parcel Number 532-07-086Existing Land Use Designation
EXHIBIT 5
Public
Low Dens ity Residential
Low Dens ity ResidentialLow Dens ity ResidentialLOS GATOS BLFERRIS AVPINE AV
LOMA ST
NINO AV
SPENCER AV
Assessor Parcel Number 532-07-086Proposed Land Use Designation
Light Industrial
Public
Open Space
Low Density Residential
Low Density Residential
Neighborhood Commercial
Low Density Residential
Medium Density Residential
Low Density Residential
Light Industrial
Medium Density Residential
Low Density Residential
OKA RDSB HI
G
H
W
A
Y
8
5
NB HI
G
H
W
A
Y
8
5
N CREEK TRAILHIGH
W
A
Y
8
5
NB HIGHWAY 17W M
O
Z
A
R
T
A
V
Caltrans Right-of-WayExisting Land Use Designation
Low Density Residential
EXHIBIT 6
Light Industrial
Public
Open Space
Low Density Residential
Low Density Residential
Neighborhood Commercial
Low Density Residential
Medium Density Residential
Low Density Residential
Light Industrial
Medium Density Residential
Low Density Residential
OKA RDSB HIGHWAY 85
NB HIGHWAY 85
N CREEK TRAILHIGHWAY 85
NB HIGHWAY 17W MOZART AV
Caltrans Right-of-WayProposed Land Use Designation
Low Density Residential
OKA RDSB HI
G
H
W
A
Y
8
5
NB HI
G
H
W
A
Y
8
5
HIGH
W
A
Y
8
5
N CREEK TRAILSB 1
7
R
A
M
P
S
B
8
5
C
O
N
N
E
C
T
O
R
BON
N
I
E
V
I
E
W
M
H
P
NB 85 RA
M
P
S
B
1
7
C
O
N
N
E
C
T
O
R
RMH
PD
R-1:8:PD
R-1:8
ALBRIGHT SPECIFIC PLAN
Caltrans Right Of WayExisting Zoning
R-1:8
EXHIBIT 7
OKA RDSB HI
G
H
W
A
Y
8
5
NB HI
G
H
W
A
Y
8
5
HIGH
W
A
Y
8
5
N CREEK TRAILSB 1
7
R
A
M
P
S
B
8
5
C
O
N
N
E
C
T
O
R
BON
N
I
E
V
I
E
W
M
H
P
NB 85 RA
M
P
S
B
1
7
C
O
N
N
E
C
T
O
R
R-1:8
RMH
PD
R-1:8:PD
R-1:8
ALBRIGHT SPECIFIC PLAN
Caltrans Right Of WayProposed Zoning
15300, 15349, 15367, 15405, 15425, 15480, and 15500 LosGatos Boulevard
LOS GATOS BLCARLTON AVNB HIGHWAY 17SB HIGHWAY 17GARDEN LNBENEDICT LNGARDEN HILL DRCHI
R
C
O
D
R
LOS GATO
S-
A
L
M
A
D
E
N
R
DCORINNE DRHIGHLAND OAKS DRLONG
R
I
D
G
E
R
DNB 17 RAMP LARKHOLLYCREST DR
CH
R-1:8
R-1:8
R-1:8
R-1:8
CH
R-M:5-12
RC
C-1
O R-1:8 Prezone
CH:PD
RD
RC
C-1
C-1 R-1:8 PrezoneR-1:8
CH:PD
R-M:5-12
C-1
NORTH FORTY SPEC PLAN
CH
Existing Zoning
EXHIBIT 8
15300, 15349, 15367, 15405, 15425, 15480, and 15500 LosGatos Boule var d
R-1:8
R-1:8
CH
CH
R-M:5-12
RC
O
CH :PD
RD
C-1
R-1:8
CH :PD
R-M:5-12
CH :H EO Z
C-1:H EO Z
CH :H EO Z LOS GATOS BLCARLTON AVNB HIGHWAY 17SB HIGHWAY 17GARDEN LNBENEDICT LNGARDEN HILL DRCHIRCO DR
L O S G A T O S -A L M A D E N R DCORINNE DRHIGHLAND OAKS DRLONGRIDGE RDNB 17 RAMP LARKHOLLYCREST DRGATEWAY DR
Pr opos e d Zoni ng
110 and 206 Knowle s Dr ive
Campbel lCAMPBELL
A STCAPRI DRN CREEK TRAILKNOWLES DRWINCHESTER BLOKA LNDELL AVNB 85 FROM
DIVISION ST
W MOZART AVSB HIGHWAY 85WINCHESTER CIMOZART WYMOJONERA CTFRONT CTCM
R-1:8
C-1
CM :PD
CM
CM :AH O Z
O
O
O
R-1:8
O:PD
R-1:8 :PDR-M :5 -1 2
R-1:8
R-1:8
Exi st ing Zoning
110 and 206 Knowle s Dr ive
R-1 :8
CM
C-1
CM :P D
CM
CM:AHOZ
O
R-1 :8 :P DR-M:5 -1 2
R-1 :8
Campbel lCAMPBELL
CM :HE O Z
CM :HE O Z
A STCAPRI DRN CREEK TRAILKNOWLES DRWINCHESTER BLOKA LNDELL AVNB 85 FROM
DIVISION ST
W MOZART AVSB HIGHWAY 85WINCHESTER CIMOZART WYMOJONERA CTFRONT CTPr opos e d Zoni ng
14000 Blos som Hil l Road
San Jos eSAN JOS E
HARWOOD RDBLOSSOM HILL RD
GEMINI CTJAMIE CTTHURESON WYMYRA DR
R-1:8
C-1
RD
R-1:1 0R-1:1 0
Exi st ing Zoning
14000 Blos som Hil l Road
R-1:8
C-1
RD
San Jos eSAN JOS E
C-1:H EO Z
HARWOOD RDBLOSSOM HILL RD
GEMINI CTJAMIE CTTHURESON WYMYRA DR
Pr opos e d Zoni ng
440 Los Gat os -A lmade n Road and 445 Lei gh Ave nue
San Jos eSAN JOS E
LEIGH AVHERSHNER DR
GREGG DRLONE HILL RDADELAIDE WY
GREGG CT EMLINE DREMILINE DRR-1:8
C-1
Exi st ing Zoning
440 Los Gat os -A lmade n Road and 445 Lei gh Ave nue
R-1 :8
San Jos eSAN JOS E
C-1:H EO Z
LEIGH AVHERSHNER DR
GREGG DRLONE HILL RDADELAIDE WY
GREGG CT EMLINE DREMILINE DRPr opos e d Zoni ng
Caltrans Right-of-Way Adjacent to 14685 Oka Road; 16603Lark Avenue; 14800 Oka Lane; 14800, 14840 Oka Road; andAPNs 42408029, 42408058, 42408059, 42408060, 42408074
Campbell
OKA RDNB HIGHWAY 17LAR
K
A
V N CREEK TRAILSB HI
G
H
W
A
Y
8
5
NB HI
G
H
W
A
Y
8
5
HIGH
W
A
Y
8
5
SB 85 RAMP NB 17SB 8
5
R
A
M
P
L
O
S
G
A
T
O
S
SB HIGHWAY 17MILL RDSTA
N
L
E
Y
S
T
BON
N
I
E
V
I
E
W
M
H
P
R-1:8
PD
R-M:5-12
RMH
R-1:8:PD
O
R-1:8
NORTH FORTY SPEC PLAN
ALBRIGHT SPECIFIC PLAN
R-M:5-12:PD
R-M:5-12
R-1:8
CM
Existing Zoning
R-1:8
Caltrans Right-of-Way Adjacent to 14685 Oka Road; 16603Lark Avenue; 14800 Oka Lane; 14800, 14840 Oka Road; andAPNs 42408029, 42408058, 42408059, 42408060, 42408074
R-1:8
PD
R-M:5-12 NORTH FORTY SPEC PLAN
ALBRIGHTSPECIFIC PLAN
R-1:8:PD
O
R-M:5-12:PD
R-M:5-12
Campbell
R-1:8:HEOZ
R-M:5-12:HEOZ
R-1:8:HEOZ
NORTH FORTY SPEC PLAN:HEOZ
HEOZ
OKA RDNB HIGHWAY 17LAR
K
A
V N CREEK TRAILSB HI
G
H
W
A
Y
8
5
NB HI
G
H
W
A
Y
8
5
HIGH
W
A
Y
8
5
SB 85 RAMP NB 17SB 8
5
R
A
M
P
L
O
S
G
A
T
O
S
SB HIGHWAY 17MILL RDSTA
N
L
E
Y
S
T
BON
N
I
E
V
RM
I
H
E
W M
H
P
Proposed Zoning
R-M:14-22
16210, 16240, 16245, 16250, 16260, 16270, and 16392 Bur tonRoad; 14823, 14831, 14849, 14859, 14917, 14925 Los GatosBoulevard; and APNs 42406116, 42407115, and 42407116
San Jos e
Campbel l
SB 85 RAMP NB 17LOS GATOS BLBURTON RD
NODDIN AVNB HIGHWAY 17SB HIGHWAY 85
BARTLETT ST
STANLEY ST
WALKER STNB 17 RAMP NB 85 CONNECTORMILLS STSB HIGHWAY 17MCCOBB DR
NO RT H F O R T Y S PEC PL A N
O
R-1:1 0
CH :P D
R-1:8
C-1
R-1:8CH
R-1:1 0
R-1:8 :PD
Exi st ing Zoning
16210, 16240, 16245, 16250, 16260, 16270, and 16392 Bur tonRoad; 14823, 14831, 14849, 14859, 14917, 14925 Los GatosBoulevard; and APNs 42406116, 42407115, and 42407116
O
R-1 :1 0
CH :P D
C-1
R-1 :1 0
San Jos e
Campbel l
NO RT H F O R T Y S PEC PL A N :H EO Z
SB 85 RAMP NB 17LOS GATOS BLBURTON RD
NODDIN AVNB HIGHWAY 17SB HIGHWAY 85
BARTLETT ST
STANLEY ST
WALKER STNB 17 RAMP NB 85 CONNECTORMILLS STSB HIGHWAY 17MCCOBB DR
Pr opos e d Zoni ng
15795 Los Gatos Boule var d
FARLEY RD
LOS GATOS BLFRANK AV
CAMELLIA TELEROY AV
CH
R-1:8
C-1
R-1:8 P rez one
O RD R-1:8
CH
CH :P D C-1
Exi st ing Zoning
15795 Los Gatos Boule var d
R-1 :8
CH
O
C-1
O
R-1:8RD
CH :H EO Z
FARLEY RD
LOS GATOS BLFRANK AV
CAMELLIA TELEROY AV
Pr opos e d Zoni ng
16151 and 16203 Los Gatos Boule vard; and 620 Blos som Hil lRoad
LOS GATOS BLROBERTS RD
BLOSSOM HILL RD
FISHER AVOAK RIM WYPLACER OAKS RD
GEORGE STSERRA CTFARNHAM LN
CH
R-M :5 -1 2
R-1:8 :PS
C-1
O
R-M :5 -1 2
CH :P D
R-1:8
CH :P D
O
C-1
R-M :5 -1 2:PD
R-1:8
R-M :5 -1 2
R-1:8 R-1:8
CHR-1:8 :PD
Exi st ing Zoning
16151 and 16203 Los Gatos Boule vard; and 620 Blos som Hil lRoad
CH
R-1 :8 :PS
R-M :5 -12
O
R-M :5 -12 R-1 :8
O
CH :PD
CH :PD
O
R-M :5 -12 :PD
CH :H EO Z
CH :H EO Z LOS GATOS BLROBERTS RD
BLOSSOM HILL RD
FISHER AVOAK RIM WYPLACER OAKS RD
GEORGE STSERRA CTFARNHAM LN
Pr opos e d Zoni ng
16492 Los Gatos Boule var d and APN 53207085
LOS GATOS BLFERRIS AVPINE AV
LOMA ST
SPENCER AV POTTER CT
ANDRE CT
R-1:8
O
C-1R-1:8
R-1:8 :PS
R-1D
R-M :5 -1 2
R-1:8 :PD
R-M :5 -1 2
Exi st ing Zoning
16492 Los Gatos Boule var d and APN 53207085
R-1:8
O
C-1
R-1:8:P D
R-M :5-12
C-1:H EO Z
LOS GATOS BLFERRIS AVPINE AV
LOMA ST
SPENCER AV POTTER CT
ANDRE CT
Pr opos e d Zoni ng
401 t hrough 409 Al ber to Way; 50 Los Gatos -Sarat ogaAvenue; and APNs 52924001 and 52924003
BELLA VISTA AVNB HIGHWAY 17LOS GATOS BLNEW YORK AVN CREEK TRAILLOS GATOS-SARATOGA RD
HIGHWAY 17WHITNEY AVMAGGI CTSIMONS WY
R-1D
R-1:8
R-1:2 0 :P S
RM H
CH :P D
CH
R-M :5 -1 2:PD
R-1:1 0
CH :P D
R-1:8
R-M :5 -1 2
RC
R-1:8 :PD
R-M :5 -1 2:PD
R-M :5 -1 2 R-M :5 -1 2:PD
O:PDR-1D
R-M :5 -1 2:L H P
R-1:8 :PD
R-M :5 -1 2
Exi st ing Zoning
401 t hrough 409 Al ber to Way; 50 Los Gatos -Sarat ogaAvenue; and APNs 52924001 and 52924003
R-1D
R-1:20:PS
RM H
CH:PD
R-1:8
CH
R-M:5-12:P D
CH:PD
R-M:5-12 R-M:5-12:P D
R-1:8:PD
R-M:5-12:P D
CH :P D:HE O Z
CH :H EO Z
BELLA VISTA AVNB HIGHWAY 17LOS GATOS BLNEW YORK AVN CREEK TRAILLOS GATOS-SARATOGA RD
HIGHWAY 17WHITNEY AVMAGGI CTSIMONS WY
Pr opos e d Zoni ng
165 Los Gat os -Sar atoga Ave nue
UNIVERSITY AVN SANTA CRUZ AVWRAIGHT AVBOYER LN
BACHMAN AVVILLAGE LNALMENDRA AV
W OODLAND AVBENTLEY AV
C-2
R-1D
C-1
O
R-1D :L HP
RM H
R-M :5 -1 2:LH P:PD
O
R-1D :L HP
R-M :5 -1 2C-2:L H P
R-M :5 -1 2:L H P
R-M :5 -1 2
O:L H P
O:L H P
R-M :5 -1 2:LH PR-M :5 -1 2
O:L H P
Exi st ing Zoning
165 Los Gat os -Sar atoga Ave nue
C-1
C-2
R-1 D:L HP
R-1D
R-1 D:L HP
O
R-M:5-12:L HP :P D
O
R-M:5-12C-2 :LH P
RMH
R-M:5-12:L HP
O:L HP
O:LHP
C-2:H EO Z UNIVERSITY AVN SANTA CRUZ AVWRAIGHT AVBOYER LN
BACHMAN AVVILLAGE LNALMENDRA AV
W OODLAND AVBENTLEY AV
Pr opos e d Zoni ng
101 S. Santa Cr uz Ave nue , 50 Park Avenue , and 61Montebello Way
SB HIGHW AY 17NB HIGHWAY 17S CREEK TRAILW MAIN ST
PARK AVBROADWAY
S SANTA CRUZ AVFARWELL LNDITTOS LNCOLLEGE AVWOOD RD
NB 17 TO S SANTA CRUZC-2
R-1D
R:PD
C-2:L H P
RC
R-1D :L HP
HR -5
C-2:PD
R-1D
R-1:8
R-M :1 2 -20
C-2:LH P:PD
Exi st ing Zoning
101 S. Santa Cr uz Ave nue , 50 Park Avenue , and 61Montebello Way
C-2
R-1D
C-2:LHP
RC
C-2:PD
R-1D
C-2:H EO Z
R-1D :HE OZ
SB HIGHW AY 17NB HIGHWAY 17S CREEK TRAILW MAIN ST
PARK AVBROADWAY
S SANTA CRUZ AVFARWELL LNDITTOS LNCOLLEGE AVWOOD RD
NB 17 TO S SANTA CRUZPr opos e d Zoni ng
Chapter 29 - ZONING REGULATIONS
ARTICLE VIII. - OVERLAY ZONES AND HISTORIC PRESERVATION
DIVISION 5. HOUSING ELEMENT OVERLAY ZONE
Page 1 of 2
DIVISION 5. HOUSING ELEMENT OVERLAY ZONE
Sec. 29.80.555. Intent.
The Housing Element Overlay Zone (HEOZ) ordinance in this division is intended to increase the supply and
the mix of housing types, tenure, and affordability within the Town of Los Gatos. Through appropriate densities,
concessions, and fee deferrals or waivers, the HEOZ encourages the development of housing affordable to all
income levels on sites within the Town that are deemed to be most appropriate for such uses. The Housing
Element lists sites within the Town of Los Gatos as a key housing opportunity for mixed income affordable housing
projects. The designation of these sites will assist the Town in meeting its Regional Housing Needs Allocation
(RHNA), as required by the State.
Sec. 29.80.5560. HEOZ and underlying zoning.
A property that has the HEOZ designation may be developed based on the standards provided in this division
or, where standards are not specified, then based on the standards provided in the underlying zone.
Pursuant to Government Code Section 65583.2(i), by right development will be allowed when 20 percent or
more of the units are affordable to lower income households.
Sec. 29.80.590. HEOZ general development standards.
Proposed development within the HEOZ shall be designed and constructed in conformity with the
development standards for the corresponding zoning and General Plan Land Use designation in Table 1A (Overlay
Zones Development Standards).
Table 1A (HEOZ Development Standards)
General Plan
Land Use
Designation
Zoning Minimum Yards Maximum
Lot
Coverage
Maximum
Floor Area
Ratio (FAR)
Maximum
Height
Limit (ft)
Density
Units Per Acre
Low Density
Residential
R-1 As authorized by
Section 29.40.405
50% N/A 30 feet 0-5
Medium Density
Residential
R-1D, R-D,
and R-M
As authorized by
Section 29.40.405,
29.40.530, and
29.40.645
75% N/A 35 feet 14-22 or 5-12
in Very High
Fire Hazard
Severity Zones
High Density
Residential
R-M As authorized by
Section 29.40.645
75% N/A 45 feet 30-40
Mixed-Use CH As authorized by
Section 29.60.435
N/A 3.0 45 feet 30-40
Neighborhood
Commercial
C-1 As authorized by
Section 29.60.225
N/A 1.0 35 feet 10-20
Central Business
District
C-2 As authorized by
Section 29.60.335
N/A 2.0 45 feet 20-30
North Forty
Specific Plan
NF-SP As defined in
Specific Plan
As defined
in Specific
Plan
As defined
in Specific
Plan
As defined
in Specific
Plan
As defined in
Specific Plan
EXHIBIT 9
Page 2 of 2
Office
Professional
O As authorized by
Section 29.60.100
N/A 1.0 35 feet 10-20
Service
Commercial
LM As authorized by
Section 29.70.125
N/A 1.0 35 feet none
Light Industrial CM As authorized by
Section 29.70.235
N/A 1.0 35 feet none