Item 2 - Addendum with Attachments 8 and 9.14915 Shannon Road (PDF)PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 10/11/2023
ITEM NO: 2
ADDENDUM
DATE: October 10, 2023
TO: General Plan Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for a Zone Change from RC (Resource Conservation) to
HR-2½ (Hillside Residential), a General Plan Amendment to Change the Land
Use Designation from Agricultural to Hillside Residential, and Subdivision of
One Lot into Nine Lots on Property Zoned RC. APN: 537-27-047. CEQA
Review is Pending. Zone Change Application Z-22-001, General Plan
Amendment Application GP-22-001, and Subdivision Application M-22-003.
Project Location: 14915 Shannon Road. Property Owner: Ray M. Elam, III,
Trustee of Elam Family Trust. Applicant: Terence J. Szewczyk. Project
Planner: Sean Mullin.
REMARKS:
Attachment 8 includes the applicant’s response to the Staff Report. Attachment 9 includes
public comments received between 11:00 a.m., Friday, October 6, 2023, and 11:00 a.m.,
Tuesday, October 10, 2023.
ATTACHMENTS:
Previously received with the October 11, 2023, Staff Report:
1.Location Maps (Showing Existing and Proposed General Plan Designations)
2.Conceptual Development Advisory Committee Staff Report with Attachments 1 th rough 6,
January 8, 2020
3.Conceptual Development Advisory Committee Desk Item with Attachment 7, January 8,
2020
4.Conceptual Development Advisory Committee Meeting Minutes, January 8, 2020
5.Letter from Applicant
6.Applicable General Plan Goals and Policies
7.Development Plans
PAGE 2 of 2
SUBJECT: 14915 Shannon Road/Z-22-001, GP-22-001, and M-22-003
DATE: October 10, 2023
ATTACHMENTS (continued):
Received with this Addendum Report:
8.Applicant’s response to Staff Report
9.Public comments received between 11:00 a.m., Friday, October 6, 2023, and 11:00 a.m.,
Tuesday, October 10, 2023
From: Terence J. Szewczyk
Sent: Saturday, October 7, 2023 5:02 PM
To: Alexa Nolder <ANolder@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>
Cc: Jennifer Armer <JArmer@losgatosca.gov>
Subject: Re: General Plan Committee Agenda - 10/11/2023
[EXTERNAL SENDER]
Hey Mr. Mullin, Thanks for the staff report. I marked it up with my comments.
1) GP and not Zoning Decision
I am a little concerned that we are merely asking GPC to change from RC to HR and not having
them specify the HR2.5 zoning. However, I am sure they will be keen on the zoning discussion.
2) 45 - YEAR HSP GENERATED ONLY 23% OF THE GOAL FOR NEW UNITS
Based upon my reading of the HSP, the Town is light on the creation of about 750 houses in the
hillsides (1049-250= 750ish). The HSP was adopted at about the time of Prop 13 and I suspect
was considered an alternative to generate revenue for hillside infrastructure for roads,
sewer, and water. It was intentionally generous with clustered density to encourage a critical
mass of dwellings to support costs.
3) TOWN DOESN'T IMPLEMENT THE SPECIFIC PLAN AS CALIFORNIA LAW INTENDED, THE
BLOSSOM HILL OPEN SPACE STUDY IS UNUSED
Somehow, these important policy documents that were adopted and amended up until about
2001 seem to disappear from town-initiated discussions. They have never been pre-empted by
subsequent legislative action nor jointly amended with the Town partner Agency---- Santa Clara
County. The HDS&G was not a comprehensive revision to the HSP, but did include new info on
subdivisions (see Chapter 8 attached). One might argue that these policies were considered
within the newly adopted General Plan, but that might not be correct.
4) THE SKY LANE TO SIERRA AZULE EMERGENCY ACCESS CONNECTION SHOULD BE
CELEBRATED
Bud Elam expended his own resources to secure the street right of way that PPW forgot in
1989.
SUMMARY
In summary, we have offered the Town a "policy compliant" subdivision design and will be
interested to hear what improvements can be made to enhance the design with open space
and public input.
Best regards, Terry
Terence J. Szewczyk. P.E.
TS/Civil Engineering, Inc
ATTACHMENT 8
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
2. The least restrictive development areas within sub-areas 2 through 9 of the Los Gatos
Hillside Specific Plan shall be defined as those areas:
a. Below the ridge view protection line as defined in Chapter III, Section D.3.
b. Outside riparian corridors,
c. With a 30 percent slope or less, and
d. Where the impact on the natural hillside environment including vegetation, wildlife corridors,
cut and fill slopes, and natural watersheds is minimized.
3. Within Sub-areas 2 through 9 of the Hillside Specific Plan, development is prohibited
outside the least restrictive development areas unless there is no feasible alternative.
4. The Blossom Hill Open Space Study contains a map identifying the least restrictive
development area for Sub-area 1, of the Hillside Specific Plan. Development applications
for property located outside sub-area 1 shall be required to map the least restrictive
development areas for their individual sites
D. Exceptions to development within LRDA.
Within Sub-area 1 of the Hillside Specific Plan, development outside of the least restrictive
development areas, as identified by the Blossom Hill Open Space Study, shall be prohibited except
when all of the following conditions exist:
1. The development is clearly in compliance with the provisions of the Hillside Development
Standards and Guidelines, Hillside Specific Plan, and General Plan.
2. Development outside of the least restrictive development areas results in minimal grading,
tree removal and/or changes to the natural landscape and is more advantageous as
determined by the decision making body.
3. Access to a development within a least restrictive development area can only be attained
by developing a road or driveway outside a least restrictive development area.
4. Project visibility from any valley floor viewing area shall not exist or shall be significantly
less than development within the LRDA.
Page 60
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Do this Don’t do this
b. Drainage channels and brow ditches should receive a naturalizing treatment including
native rock and landscaping so that the structure appears as an integral part of the
environment and should be placed in the least visible locations.
Do this Don’t do this
3. Lot configuration and building locations.
Standards:
a. The layout of lots shall be derived from the form of the land. The development plan
shall adapt to existing topography and natural features, avoiding unnecessary
alteration of landforms.
Page 62
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
f. Trail design standards should be developed and included in planned development
documents or subdivision plans that:
▪ limit trail use to pedestrian, bicycle, and equestrian use only
▪ prevent use by all motorized vehicles
▪ protect the natural environment
▪ promote safe recreational use
▪ determine appropriate width
▪ establish policies regarding fencing location and type
▪ incorporate erosion control measures
Page 65
From: L Starov <>
Sent: Monday, October 9, 2023 4:51 PM
To: Sean Mullin <SMullin@losgatosca.gov>; Planning <Planning@losgatosca.gov>
Subject: Objection to Zoning Change & Subdivision of Shannon Road
[EXTERNAL SENDER]
Hi Sean:
As good long-time citizens of Los Gatos, we object to the zoning change and subdivision of Shannon
Road.
The Shannon Road part of Los Gatos is one of the few remaining in this town where its natural beauty
and scenic sights allow all the town dwellers to enjoy - whether it be for biking, hiking, riding their
horses, etc. This nature reserve is a place we are all proud of which not many towns can boast about.
With the proposed zoning and subdivision, not only will it destroy Los Gatos' identity, it will also add
more hazards - natural and human - that are discussed on this
website: https://keepshannonroadscenic.com/
We seek your support in listening to our concerns and taking action to preserve Shannon.
Thank you in advance,
Lily
ATTACHMENT 9
From: bruce entin <>
Sent: Monday, October 9, 2023 10:03 PM
To: Sean Mullin <SMullin@losgatosca.gov>; Planning <Planning@losgatosca.gov>
Subject: Zone change application on 14915 Shannon Road
[EXTERNAL SENDER]
Hello,
I am writing to voice my opposition to the proposed change in
zoning at 14915 Shannon Road. As we know, Shannon Road is
narrow, heavily populated by cyclists, and prone to road
hazards (as we are experiencing now with a lane shutdown that
is expected to last the rest of 2023). Adding more cars - many
more cars per family in these new homes - will only add to
traffic congestion and increase the possibility of accidents with
cars entering the road. In addition, adding these new homes,
plus possibly ADU's, will only increase the risk of hillside fires.
Thank you for your consideration,
Bruce Entin
--Bruce