Staff Report. 130 Vasona Oaks
PREPARED BY: Samina Merchant
Associate Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 08/13/2025
ITEM NO: 4
DATE: August 8, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance
1281 to Increase the Maximum Floor Area Ratio (FAR) and Lot Coverage for
Property Zoned R-M:5-12:PD. Located at 130 Vasona Oaks Drive. APN 424-
42-008. This Request for Modification of a Planned Development Ordinance is
not Considered a Project Pursuant to the California Environmental Quality
Act. Planned Development Amendment Application PD-25-002. Applicant:
Elad Batito, Green Bay Remodeling Inc. Property Owner: Ken MacDonald.
Project Planner: Samina Merchant.
RECOMMENDATION:
Forward a recommendation of approval to the Town Council on a request to modify Planned
Development Ordinance 1281 to increase the maximum floor area ratio (FAR) and lot coverage
for property zoned R-M:5-12:PD, located at 130 Vasona Oaks Drive.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-M:5-12:PD, Multiple Family Residential (five to 12 dwelling
units per acre) – Planned Development Overlay
Applicable Plans & Standards: General Plan, Town Code
Parcel Size: 1,977 square feet
Surrounding Area
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-M:5-12:PD
East Open Space Open Space RC
South Residential Medium Density Residential R-M:5-12:PD
West Residential Medium Density Residential R-M:5-12
PAGE 2 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
CEQA:
The request to modify Planned Development (PD) Ordinance 1281 is not considered a project
pursuant to the California Environmental Quality Act.
FINDINGS:
▪ As required by Section 29.80.095 of the Town Code for granting approval of a Planned
Development Overlay Zone; and
▪ That the amendment to the Planned Development Overlay Zone is consistent with the
General Plan.
ACTION:
Forward a recommendation regarding Planned Development Amendment application PD-25-002
to the Town Council.
BACKGROUND:
The subject property is approximately 1,977 square feet, located in the northern portion of the
Vasona Oaks subdivision (Exhibit 1). The site is developed with an existing detached single-
family residence of 2,001 square feet, with a 464-square foot attached garage.
In December 1975, the Town Council adopted PD Ordinance 1281, rezoning the property from
R-M:5-12 to R-M:5-12:PD, allowing subdivision of the property into 17 single-family lots and
one common area lot (Exhibit 3).
In May 1976, the Planning Commission approved construction of 17 detached single-family
residences, landscaping, parking, and other improvements as detailed in the “Precise
Development Plan” submitted with the Zone Change and Subdivision applications.
According to County Assessor records, the existing residence on the subject property was
constructed in 1977. In July 1999, the Town approved an application to convert a portion of
existing attic space into a living area for this property through the Minor Residential
Development application process.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject lot is approximately 1,977 square feet, located in the northern portion of the
Vasona Oaks subdivision (Exhibit 1). The site is developed with a detached single-family
PAGE 3 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
residence that is 2,001 square feet, including a 464-square-foot attached garage. The
property takes access from the west side of University Avenue via Vasona Oaks Drive, just
north of Farley Road. Adjacent properties are developed with single-family residences and
are zoned R-M:5-12:PD.
B. Project Summary
The property owner is requesting an amendment to PD Ordinance 1281 to increase the
maximum FAR and lot coverage allowed for the subject property. No construction or site
development is proposed with this application. If this PD amendment application is
approved, a development proposal for the construction of additions greater than 100 SF to
an existing second story would be reviewed and processed under a future Minor Residential
Development application.
C. Zoning Compliance
PD Ordinance 1281 allowed for subdivision of the property and development of the 17 lots
with single-family residences. The subject property’s lot width, lot size, setbacks, FAR, and
lot coverage were approved through the development plans included with PD Ordinance
1281.
The proposed PD amendment would allow for an increase to the maximum allowable FAR
and lot coverage for the subject property and would not alter the existing lot size, width, or
setbacks. The proposed future development includes an increase in total living area from
2,001 square feet to 2,416 square feet, with additions proposed to the second and third
floors. The first floor and garage area would remain unchanged. As a result, the FAR of the
residence would increase from 1.01 to 1.22 and the lot coverage would increase from 66
percent to 73.4 percent.
A summary of the R-M:5-12 development standards, approved PD plans, and the proposal is
provided in the following table:
PAGE 4 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
R-M:5-12 Development Standards
R-M:5-12:PD
Precise
Development
Plans
Existing
Conditions
Proposed
Conditions
Lot Size unknown 1,977 sf No change
FAR-Home Approx. 0.89 1.01 1.22
FAR-Garage 0.233 0.233 No change
Lot Coverage Approx. 66% 66% 73.40%
First Floor Living 678 sf No change No change
Second Floor Living 1,087 sf 1,087 sf 1,409 sf
Third/Mezzanine Floor Living - 236 sf 329 sf
Total 1,765 sf 2,001 sf 2,416 sf
Garage 464 sf No change No change
DISCUSSION:
A. Planned Development Amendment
The applicant is requesting approval to modify PD Ordinance 1281. The proposed
modifications include enclosing an existing second-story deck to create a 231-square foot
sunroom, expanding the second-floor living area by 91 square feet, and converting 93
square feet of existing attic area to living area within the existing roof structure. This
request requires the addition of a new Performance Standard #9 to the amended Ordinance
(Exhibit 4). The applicant asserts that the project would not expand the building footprint
and the visual character of the neighborhood would remain unchanged (Exhibit 5).
However, the addition of the sunroom expands the building footprint, contributing to the
increase in lot coverage, and adds visual mass to the second story. The overall design would
continue to remain consistent with the style and scale of the surrounding neighborhood, as
the proposed modifications would utilize the existing structure by enclosing a second-story
deck rather than significantly expanding the building footprint outward. The proposed
project continues to meet the open space requirements of the underlying zone.
The following table summarizes the size of the residences within the Vasona Oaks
subdivision. The lot sizes range from 1,711 square feet to 2,616 square feet. Based on Town
and County records, the square footage of the residences ranges from 1,750 square feet to
2,001 square feet. In terms of FAR and square feet, the proposed increase to the allowable
FAR and residence size on Lot 8 would result in the largest residence within the Vasona
Oaks subdivision.
PAGE 5 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
The subject property's square footage was recently measured to reflect current and
proposed conditions. Town records show that at least two other residences have expanded
livable space by converting attic areas within the existing roofline.
FAR Comparison - Neighborhood Analysis
Lot Address Lot Size Residence FAR Stories Garage
1 100 Vasona Oaks Dr 2,223 1,750 sf 0.79 2 451 sf
2 104 Vasona Oaks Dr 1,867 1,750 sf 0.94 2 451 sf
3 108 Vasona Oaks Dr 2,097 1,750 sf 0.83 2 451 sf
4 112 Vasona Oaks Dr 2,403 1,750 sf 0.73 2 451 sf
5 116 Vasona Oaks Dr 2,225 1,750 sf 0.79 2 451 sf
6 120 Vasona Oaks Dr 1,871 1,896 sf 1.01 3 451 sf
7 126 Vasona Oaks Dr 2,026 1,956 sf 0.97 3 451 sf
8 130 Vasona Oaks Dr
(Existing)
1,977 2,001 sf 1.01 3 464 sf
8 130 Vasona Oaks Dr
(Proposed)
1,977 2,416 sf 1.22 3 464 sf
9 134 Vasona Oaks Dr 1,711 1,750 sf 1.02 2 451 sf
10 125 Vasona Oaks Dr 2,494 1,850 sf 0.74 2 430 sf
11 123 Vasona Oaks Dr 2,608 1,850 sf 0.71 2 430 sf
12 119 Vasona Oaks Dr 2,576 1,850 sf 0.72 2 430 sf
13 115 Vasona Oaks Dr 2,478 1,850 sf 0.75 2 430 sf
14 111 Vasona Oaks Dr 2,616 1,850 sf 0.71 2 430 sf
15 109 Vasona Oaks Dr 2,097 1,850 sf 0.88 2 430 sf
16 105 Vasona Oaks Dr 2,608 1,850 sf 0.71 2 430 sf
17 101 Vasona Oaks Dr 2,426 1,850 sf 0.76 2 430 sf
Should the request to modify the PD Ordinance 1281 be approved, a Minor Residential
Development application will be required to review the proposed additions greater than
100 SF to an existing second story.
B. Neighbor Outreach
The applicant submitted correspondence indicating approval from the Vasona Oaks
Homeowners Association (Exhibit 6). The applicant also conducted neighborhood outreach,
which included a list of contacted property owners and a summary of the outreach results
(Exhibit 7). No public comments were received at the time of this report's preparation.
PUBLIC COMMENTS:
Written notice was sent to property owners and occupants within 300 feet of the property. No
comments were received at the time this report was published.
PAGE 6 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
ENVIRONMENTAL REVIEW:
The request to modify PD Ordinance 1281 is not considered a project pursuant to the California
Environmental Quality Act.
CONCLUSION:
A. Summary
The property owner is requesting an amendment to PD Ordinance 1281 to increase the
maximum FAR and lot coverage on the property located at 130 Vasona Oaks Drive. No
construction or site development is proposed with this application. Any future development
proposal for the subject property would be processed and reviewed under a separate
planning application.
B. Recommendation
Based on the summary above, staff recommends the Planning Commission take the
following actions to forward the PD amendment application to the Town Council with a
recommendation of approval:
1. Recommend that the Town Council make the findings required by Section 29.80.095 of
the Town Code for a Planned Development Ordinance (Exhibit 2); and
2. Recommend that the Town Council adopt the amended Planned Development
Ordinance.
C. Alternatives
Alternatively, the Commission can:
1. Forward a recommendation for approval of the application with modified performance
standards to the Town Council; or
2. Forward a recommendation of denial of the application to the Town Council; or
3. Continue the matter to a date certain with specific direction.
PAGE 7 OF 7
SUBJECT: 130 Vasona Oaks Drive/PD-25-002
DATE: August 8, 2025
EXHIBITS:
1. Location map
2. Required findings
3. Planned Development Ordinance 1281
4. Draft Planned Development Ordinance
5. Letter of Justification
6. Vasona Oaks Homeowners Association (HOA) Approval
7. Summary of Neighborhood Outreach
8. Site Photos
9. Development Plans
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