06 Staff Report - 506 University Avenue~pW N 0
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DATE:
TO:
FROM:
SUBJECT:
MEETING DATE: 3/3/08
ITEM NO:
COUNCIL AGENDA REPORT
February 26, 2008
MAYOR AND TOWN COUNCIL
F
GREG CARSON, TOWN MANAGER
506 UNIVERSITY AVENUE (APN 529-08-017)
PROPERTY OWNER: ARNERICH REVOCABLE TRUST
APPLICANT: DENNIS LOWERY, CAPITAL VENTURES
A. CONSIDER INTRODUCTION OF ORDINANCE TO ZONE A PARCEL
TO R-ID FROM RM:12-20 (ZONE CHANGE Z-07-001)
B. CONSIDER ADOPTION OF RESOLUTION TO AMEND THE GENERAL
PLAN TO MEDIUM DENSITY RESIDENTIAL (5-12 UNITS PER ACRE)
FROM HIGH DENSITY RESIDENTIAL (12-20 UNITS PER ACRE)
(GENERAL PLAN AMENDMENT GP-07-002)
RECOMMENDATION:
Hold the public hearing and receive public testimony;
3. Close the public hearing;
4. Move to adopt a Resolution approving the General Plan Amendment (Attachment 4) (motion
required);
5. Direct the Clerk to read the title of the Zone Change Ordinance (Attachment 5) (no motion
required);
6. Move to waive the reading of Zone Change Ordinance (Attachment 5) (motion required);
7. Move to introduce the Ordinance to effectuate Planned the zone change (Attachment 5)
(motion required);
BACKGROUND:
The project site is located at the southeast corner of University Avenue and Towne Terrace. The
site is zoned RM-12:20, which is the same as the properties to the north and east. The properties
to the south and west are zoned R-11). The subject property serves as a transition between the
two zoning districts.
PREPARED BY: Bud N. Lortz
Director of Community Development
N:ADEV\CNCLRPTS\2008\506 University.TC.rptl.doc
Reviewed by: Assistant Town Manager _jJLTown Attorney Clerk Administrator
Finance Community Development
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 506 UNIVERSITY AVENUE
March 3, 2008
The property is developed with a pre-1941 single family home, detached garage and a storage
building. The existing structures and site are legal non-conforming with respect to setbacks. In
2006, the Historic Preservation Committee (HPC) reviewed a preliminary request to demolish the
home. The HPC felt the house was architecturally significant and appeared repairable. Based on
the information provided, the HPC indicated they would not support demolition of the home.
The applicant has submitted a proposal to refurbish the existing home and construct two new
single family homes. The subject lot is approximately 14,948 square feet, where 15,000 square
feet is needed for three conforming single family lots in the R-1D zoning district. One of the lots
is proposed to be 4,683, which is less than the 5,000 square foot minimum lot size. The applicant
is proposing to rotate the historic home to place the front entrance on Towne Terrace. New
fencing would be provided along University Avenue.
The Conceptual Development Advisory Committee (CDAC) reviewed the proposal on May 9,
2007. The Committee supported the proposal. Committee members felt the change in the
General Plan and Zoning created a logical transition between the single family homes on
University Avenue and the multi-family development on Town Terrace. They also noted that
retaining the pre-1941 home created the necessity for the variance, which they also supported.
Several committee members requested input from the Historic Preservation Committee (HPC)
regarding the reorientation of the pre-1941 home (Exhibit 8).
The HPC reviewed the project on August 15, 2007. The Committee supported the applicant's
request to reorient the home and the proposal for fencing along University Avenue.
The GPC reviewed the project on September 26, 2007. Committee member Bourgeois
commented that there is a lack of owner-occupied affordable housing and did not support
reducing the density on this site. Committee member O'Donnell was concerned about the loss of
an opportunity for relatively affordable housing. He also noted that the applicant has proceeded
in conformance with direction provided by CDAC and was reluctant to recommend a different
approach. While the variance for lot size requested by the applicant was not part of the GPC's
review, staff noted there were no special circumstances associated with lot configuration or
topography that are normally required to grant a variance. The Committee voted 5-1 (Bourgeois
opposed) to recommend approval of the General Plan and Zone Change (Exhibit 9).
DISCUSSION:
The application before the Council includes a General Plan Amendment and Zone Change. The
Planning Commission has approved the associated variance and parcel map, subject to Town
Council approval of the General Plan Amendment and Zone Change. The Planning
Commission's action will be discussed in more detail in the next section.
The General Plan designation for the site is Multi-Family Residential 12 - 20 du/ac. The zoning
designation of the site is Multi-Family Residential 12 - 20 du/ac. To implement the project as
proposed requires a General Plan Amendment and Zone Change. This property is the transition
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 506 UNIVERSITY AVENUE
March 3, 2008
between the single family and multi-family designations. All the properties along Town Terrace
are zoned RM 12 - 20 du/ac.
This site is one of the few areas in Town zoned for high density residential. The Town is
generally hesitant to reduce the density of sites because doing so could hinder the Town's ability
to meets its regional housing requirement. The Land Use and Housing Elements contain policies
that the Town should maintain its capacity to meet its housing needs as identified in the Housing
Element. Typically, that requires identifying a site to replace the housing opportunity being lost
due to the reduction in density. In this case, the impact may not be significant since the project
will only result in one less housing unit than could be developed under the existing zoning.
Planning staff and the Town Attorney did not support the variance requested by the applicant to
allow one of the proposed three lots to be less than the 5,000 square foot minimum. This lot
does not have the required 15,000 square feet necessary to create three conforming lots. If the
pre-1941 home was demolished, there would still not be sufficient lot area to create three
conforming lots.
Staff had recommended that the Planning Commission amend the General Plan and Zoning for
the corner lot to preserve the pre-1941 home and retain the existing General Plan and Zoning on
the remainder of the site. This approach eliminated the need for a variance. However, the
Commission preferred the applicant's proposal and recommends approval of the applicant's
request.
Planning Commission
The Planning Commission reviewed the proposal at its meeting of January 23, 2008. Several
residents of University Avenue spoke in support of the applicant's proposal. The Commission
voted 5-2 (Sayoc and Bourgeois opposed) to approve the variance and parcel map and to
recommend that the Town Council approve the General Plan Amendment and Zone Change.
The Commission included a condition of approval that requires the A&S applications for the
home to be approved by the Planning Commission. The applicant agreed that the new home
immediately adjacent to the pre-1941 home will be single story. Normally, new homes can be
approved by the Development Review Committee (DRC). The Commission wanted to review
the reorientation of the pre-1941 home and the design of the two new homes to make sure they
are compatible with the pre-1941 home being retained. Alternatively, the Council could direct
that the A&S applications be approved using the standard DRC process.
The Commissioners in support of the proposal felt the special circumstance for the variance is
that the area surrounding the subject lot is primarily single family and the lot is only 50 square
feet less than the 15,000 square feet necessary for three conforming lots.
The Commissioners opposed to the proposal felt the staff recommendation to retain the home
and amend the General Plan and Zoning for the remainder of the site was appropriate. This
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 506 UNIVERSITY AVENUE
March 3, 2008
approach would allow a total of four multi-family units in addition to retaining the pre-1941
home. They could not make the findings for the variance and felt it was important to retain the
multi-family designation along Towne Terrace because this is one of the few high density areas
in Town that provides housing opportunities not generally found in the community.
Alternative
Staff recommends the following alternative to the applicant's proposal:
1. Retain lot one at the corner of University Avenue and Town Terrace as proposed by the
applicant. The parcel would be approximately 5,182 square feet and would include the
existing historic home.
2. Amend the General Plan designation for lot one from Multi-Family Residential 12 - 20 du/ac
to Medium Density Residential 5 -12 du/ac.
3. Change the Zoning designation from Multi-Family Residential 12 - 20 du/ac to R-11) (Single
Family Residential Downtown). This matches the General Plan and Zoning for the parcels to
the south and west of the project site.
4. Retain the existing multi-family General Plan and Zoning designations on the remaining 9,766
square foot lot, which would allow a development of two to four units.
While the applicant prefers the proposed single family concept, they are receptive to staff s
recommended alternative if that is the Town's desire. Staff did note in the Planning Commission
report that this approach does require the removal of more trees than would be necessary for the
development of two new homes.
Should the Council prefer this concept, staff recommends that the application be continued and
that the Council direct the applicant to revise the application to be consistent with the
recommended development alternative. The revised application would be returned to the Council
for final approval of the General Plan Amendment, Zone Change and a two-lot parcel map.
CONCLUSION:
The Planning Commission recommends approval of the applicant's request to amend the General
Plan and Zoning for the site. The Commission's approval of the variance and parcel map is
contingent upon the Town Council approving the General Plan Amendment and Zone Change.
Staff s recommendation is stated above.
ENVIRONMENTAL REVIEW
It has been determined that this project could not have a significant effect on the environment
and the project is not subject to the California Environmental Quality Act (Section 15601).
FISCAL IMPACT: None.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: 506 UNIVERSITY AVENUE
March 3, 2008
Attachments:
1. Location Map
2. Minutes from the January 23, 2008 Planning Commission meeting (26 pages)
3. Staff Report for the January 23, 2008 Planning Commission meeting (without attachments)
(8 pages)
4. Draft Resolution approving the General Plan (2 pages)
5. Draft Ordinance approving the zoning amendment (2 pages)
6. Letter of Justification (I page)
7. Letter to the Planning Commission received January 22, 2008
8. Letter to the Planning Commission received January 23, 2008
9. CDAC Minutes and Staff Report (without attachments) (5 pages)
10. GPC Minutes and Staff Report (without attachments) (7 pages)
11. Development Plans (2 pages)
BNL:CB:mdc
cc: Dennis Lowery, 18122 Via Encantada, Monte Sereno, CA 95030
Sandra Paim, AIA, 370 Village Lane, Los Gatos, Ca 95030
Julie Jaramillo, 15589 Benedict Lane, Los Gatos, Ca 95032
N:\DEV\CNCLRPTS\2008\506 University.TC.rptl.doc
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TOWN OF LOS GATOS
~ PLANNING COMMISSION STAFF REPORT
~o tos Meeting Date: January 23, 2008
PREPARED BY: Curtis Banks, AICP
Project Planner
ITEM NO.: 1
APPLICATION NO.: General Plan Amendment GP-07-002
Zone Change Z-07-001
Variance Application V-07-144
Subdivision Application M-07-145
LOCATION: 506 University Avenue (southeast corner of University Avenue and
Towne Terrace)
APPLICANT: Dennis Lowery, Capital Ventures
PROPERTY OWNER: Arnerich Revocable Trust
CONTACT PERSON: Dennis Lowery, Capital Ventures
(408) 202-3029
APPLICATION
SUMMARY: Requesting approval to 1) amend the General Plan to Medium Density
Residential (5-12 units per acre) from High Density Residential (12-20
units per acre), 2) rezone a parcel to R-ID from R-M:12-20, 3) a
tentative map to create three parcels, 4) a variance to reduce the
minimum lot size. APN 529-08-017
DEEMED COMPLETE: January 14, 2008
FINAL DATE TO TAKE ACTION: July 14, 2008 for the variance and
subdivision application. The General Plan amendment and zone
change applications are legislative acts and are not governed by the
Permit Streamlining Act.
RECOMMENDATION: Deny the variance and continue the General Plan amendment, zone
change and subdivision applications and modify the proposal as detailed
in the staff report.
PROJECT DATA: General Plan Designation: High Density Residential
Zoning Designation: R-M:12 - 20 units per acre
Applicable Plans & Standards: N/A
Parcel Size: sq. ft. 14,948 square feet
ATTACBMENT 3
Planning Commission Staff Report - Page 2
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
Surrounding Area:
Existing Land Use j General Plan Zoning
r
North i Multi-Family
1 High Density
East
Multi-Fami1Y....
.
_
.._High Density
_'._R'M.....
.
.
_
_
_
South Single Family
_
.
1 Medium Density ' R-1D
West Single Family
Medium Density j R-1D
CEQA: It has been determined that this project could not have a significant
effect on the environment, the project is not subject to the California
Environmental Quality Act (Section 15601).
FINDINGS: Make the required findings as required by Section 29.20.170 of the
Town Code denying the variance
ACTION: The variance and subdivision applications are final unless appealed.
The
General Plan and zone change are a recommendation to Town
Council
EXHIBITS: 1.
Location Map
2.
Required findings for denial (1 page)
3.
Required findings for approval (2 pages)
4.
Recommended conditions of approval for M-07-145 (8 pages)
5.
Draft Resolution approving the General Plan (2 pages)
6.
Draft Ordinance approving the zoning amendment (2 pages)
7.
Letter of Justification (1 page)
8.
CDAC Minutes and Staff Report (without attachments) (5
pages)
9.
GPC Minutes and Staff Report (without attachments) (5 pages)
10.
Development Plans (2 pages)
PROJECT DESCRIPTION:
The applicant has submitted a proposal to refurbish the existing home and construct two new
single family homes. The project contains the following components:
1. A General Plan amendment from Multi-Family Residential (12 - 20 du/ac) to Medium
Density Residential (5 -12 du/ac).
2. A zoning change from Multi-Family Residential (12 - 20 du/ac) to R-ID (Single Family
Residential Downtown).
3. A parcel map to create three lots.
4. A variance to allow one of the lots to be less than the 5,000 square feet as required in the
proposed R-1D zone.
Planning Commission Staff Report - Page 3
506 University Avenue/ GP-07-002 Z-07-001, V-07-144 and M-07-145
January 23, 2008
BACKGROUND:
The project site is located at the southeast corner of University Avenue and Towne Terrace. The
site is zoned RM-12:20, which are the same as the properties to the north and east. The properties
to the south and west are zoned R-1 D. The subj ect property serves as a transition between the two
zoning districts.
The property is developed with a pre-1941 single family home, detached garage and a storage
building. The existing structures and site are legal non-conforming with respect to setbacks. In
2006, the Historic Preservation Committee (HPC) reviewed a preliminary request to demolish the
home. The HPC felt the house was architecturally significant and appeared repairable. Based on
the information provided, the HPC indicated they would not support demolition of the home.
The applicant has submitted a proposal to refurbish the existing home and construct two new
single family homes. One of the proposed lots is less than the 5,000 square foot minimum lot
size. The applicant is proposing to rotate the historic home to place the front entrance on Towne
Terrace. New fencing would be provided along University Avenue. The approvals required to
rotate the home can be approved at staff level and are not part of the request before the Planning
Commission.
The Conceptual Development Advisory Committee (CDAC) reviewed the proposal on May 9,
2007. The Committee supported the proposal. Committee members felt the change in the
General Plan and Zoning created a logical transition between the single family homes on
University Avenue and the multi-family development on Town Terrace. They also noted that
retaining the pre-1941 home created the necessity for the variance, which they also supported.
Several committee members wanted input from the Historic Preservation Committee (HPC)
regarding the reorientation of the pre-1941 home (Exhibit 8).
The HPC reviewed the project on August 15, 2007. The Committee supported the applicant's
request to reorient the home and their proposal for fencing along University Avenue.
The GPC reviewed the project on September 26, 2007. Committee member Bourgeois
commented that there is a lack of owner-occupied affordable housing and did not support
reducing the density on this site. Committee member O'Donnell was concerned about the loss of
an opportunity for relatively affordable housing. He also noted that the applicant has proceeded
in conformance with direction provided by CDAC and was reluctant to recommend a different
approach. While the variance for lot size requested by the applicant was not part of the GPC's
review, staff noted there were no special circumstances associated with lot configuration or
topography that are normally required to grant a variance. The Committee voted 5-1 (Bourgeois
opposed) to recommend approval of the General Plan and Zone Change (Exhibit 9).
Planning Commission Staff Report - Page 4
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
ANALYSIS:
A. General Plan Amendment and Zone Change
The General Plan designation for the site is Multi-Family Residential 12 - 20 du/ac. The
zoning designation of the site is Multi-Family Residential 12 - 20 du/ac.
To implement the project as proposed requires a General Plan Amendment and Zone Change.
This property is the transition between the single family and multi-family designations. All
the properties along Town Terrace are zoned RM 12 - 20 du/ac. However, as discussed in the
background section, there is a pre-1941 home on the site that the HPC has denied a previous
request to demolish. Given the desire to retain the home, development of the site requires
creativity.
This site is one of the few areas in Town zoned for high density residential. The Town is
generally hesitant to reduce the density of sites because doing so could hinder the Town's
ability to meets its regional housing requirement. The Land Use and Housing Elements
contain policies that the Town should maintain its capacity to meet its housing needs as
identified in the Housing Element. Typically, that requires identifying a site to replace the
housing opportunity being lost due to the reduction in density. In this case, the impact may
not be significant, since the project will only result in one less housing unit than could be
developed under the existing zoning.
As discussed below, staff does not support the variance application and as such cannot support
the General Plan Amendment and Zone Change as proposed. In the alternatives section, staff
discusses a proposal that would amend the General Plan and Zoning for the corner lot to
preserve the pre-1941 home and would retain the existing General Plan and Zoning on the
remainder of the site. However, should the Commission find merit with the applicant's
proposal, staff has included the necessary findings and conditions for approval.
B. Parcel Map and Variance
The applicant is proposing to subdivide the lot into three single-family parcels. The proposed
zoning for the site is R-1D. Lots in this zone are required to be a minimum of 5,000 square
feet. To create three lots a total lot size of 15,000 square feet is necessary. The subject lot is
approximately 14,948 square feet.
As shown on the proposal site plan (Exhibit 10), lot one would be 5,182 square feet, lot two is
5,083 square feet and lot three is 4,683 square feet. Lot three requires a variance to be less
than 5,000 square-foot minimum as required in the R-11) zoning district. Lot one is larger to
provide conforming setbacks for the existing home. The existing lot would need to be
approximately 15,200 square feet to allow the lot to be subdivided without variances.
Variances from the provisions of the zoning code may be granted upon a finding of fact that,
owing to special conditions, enforcement of the provisions of this chapter would result in
Planning Commission Staff Report - Page 5
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
undue hardship. The Town Code states that the deciding body, on the basis of the evidence
submitted at the hearing, may grant a variance if it finds that:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zone; and
2. The granting of a variance would not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zone in which such property is
situated.
The applicant and CDAC members felt the preservation of the pre-1941 home justifies the
variance for the reduced lot size. However, the Town Attorney and planning staff cannot
recommend making the necessary variance findings based on preservation of the existing
home. The findings, which are mandated by the State, require special circumstances related
to the size, shape or topography of the site. This lot does not have the required 15,000 square
feet necessary to create three conforming lots. If the home was demolished, there would still
not be sufficient lot area to create three conforming lots.
The next section describes a development alternative that retains the pre-1941 home.
C. Alternative
Staff recommends the following alternative to the applicant's proposal-
1 . Retain lot one at the corner of University Avenue and Town Terrace as proposed by the
applicant. The parcel would be approximately 5,182 square feet and would include the
existing historic home.
2. Amend the General Plan designation for lot one from Multi-Family Residential 12 - 20
du/ac to Medium Density Residential 5 -12 du/ac.
3. Change the Zoning designation from Multi-Family Residential 12 - 20 du/ac to R-1D
(Single Family Residential Downtown). This matches the General Plan and Zoning for
the parcels to the south and west of the project site.
4. Retain the existing multi-family General Plan and Zoning designations on the remaining
9,766 square foot lot, which would allow a development of two to four units.
The combined total number of units under this scenario is three to five units. Although this could
result in slightly less units than the existing zoning, it does retain the historic home. This proposal
more closely follows the existing General Plan and Zoning of parcels in the immediate area. One
impact of this proposal is it potentially requires the removal of more trees than would be necessary
for the development of two new homes. The consulting arborist has reviewed a conceptual plan
prepared by the applicant that retains the pre-1941 home and constructs four townhouse units
along Towne Terrace.
Planning Commission Staff Report - Page 6
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
There are 24 trees that are of regulated status and exposed to potential impacts by developing the
subject site with multi-family project. The consulting architect concluded that four trees are
worthy of retention; they include a coast redwood and cedar tree along the front of the site, a cedar
tree in the middle of the site and a moderately-sized hackberry along the eastern edge of the site.
All other trees appear insignificant and/or have weakened conditions that qualify them as suitable
candidates for removal. Of those trees it appears that the cedar and in the front and the hackberry
along the eastern edge could preserved under this scenario. It is likely that the redwood in the
front of the site and cedar in the middle of the property would need to be removed. Replacement
trees would need to be provided to mitigate the loss of trees and also provide privacy screening for
the properties to the rear of the site.
Should the Commission prefer this concept, staff recommends that the variance be denied and the
application be continued and direct the applicant to revise the application to be consistent with the
recommended development alternative.
GENERAL PLAN CONFORMANCE
A. Land Use Element:
L.P.1.8: In-fill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to the existing scale and character of surrounding
structures, and should blend rather than compete with the established character of the
area.
2. L.P.1.9: Preserve and protect historic structures including those that have been
designated or are contributors in existing historic districts. Use special care in
reviewing new buildings or remodels in the vicinity to address compatibility issues and
potential impacts.
3. L.P.3.5: Assure that the type and intensity of land use shall be consistent with that of
the immediate neighborhood.
4. L.P.4.2: New development should be a positive addition to the Town's environment
and does not detract from the nature and character of appropriate nearby established
development.
5. L.P.4.3: Maintain the character and identity of existing neighbourhoods. New
construction remodels, and additions shall be compatible and blend with the existing
neighbourhood.
6. L.P.4.5: The Town's should maintain its capacity to meet its housing needs as
identified in the Housing Element.
7. L.P.4.6: The Town should preserve and protect historic structures and use special care
in reviewing new buildings or remodels in their vicinity to address compatibility issues
and potential impacts.
8. Policy L.I.4.11: Identify Alternative Sites to Meet Housing Needs: The Housing
Element assumes that sites designated medium and high density residential will be
developed at the upper end of the density range. Whenever the Town approves a
development at a lower density on one of these sites, one or more other sites should be
Planning Commission Staff Report - Page 7
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
identified to maintain the Town's capacity to meet its housing needs as identified in the
Housing Element, subject to neighborhood compatibility and mitigation of traffic
impacts.
9. CD.P.1.5: Avoid abrupt changes in scale and density.
10. CD.P.1.7: New structures, remodels, landscapes and hardscapes shall be designed to
harmonize and blend with the scale and rhythm of the neighborhood and natural features
in the area.
11. CD.P.1.8 states building elements shall be in proportion with those traditionally in the
neighborhood.
12. CD.P.3.4: Encourage the preservation and restoration of historic sites, and structures and
architecturally valuable structures.
13. CD.P.3.6: Renovations or remodels of historic structures shall be architecturally
consistent and compatible with the original structure.
B. Housing Element:
1. Policy H.P.1.1: Continue to designate sufficient residentially zoned land at appropriate
densities to provide adequate sites to meet Los Gatos' new construction need for 2002-
2007.
ENVIRONMENTAL REVIEW:
It has been determined that this project could not possible have a significant effect on the
environment, the project is not subject to the California Environmental Quality Act (Section 15601).
RECOMMENDATION:
Staff recommends that the variance request be denied and the General Plan Amendment and Zone
Change be continued and direct the applicant to revise the proposal to consist of a two lot
subdivision. The General Amendment and Zone Change would only apply to the corner parcel.
If the Planning Commission finds merit in recommending approval of the project as proposed, it
should:
1. Make the required findings as required by Section 29.20.170 of the Town Code for granting
variance (Exhibit 3); and
2. Approve the variance and subdivision applications subject to the attached condition
(Exhibit 4); and
3. Make the required findings and recommend that the Town Council approve the General Plan
Amendment (Exhibit 5); and
4. Determine that the Zone Change is consistent with the General Plan and recommend that the
Town Council approve the Zone Change (Exhibit 6).
Planning Commission Staff Report - Page 8
506 University Avenue/ GP-07-002, Z-07-001, V-07-144 and M-07-145
January 23, 2008
Prepared by: Approved by.
Curtis Banks, AICP Bud N. Lortz, AICP
Project Planner
Director of Community Development
NADEV\REPORTS\2008\506 University.PC.rptl.doe
RESOLUTION NO.
RESOLUTION OF THE TOWN OF LOS GATOS
AMENDING THE GENERAL PLAN TO CHANGE THE
DESIGNATION TO MEDIUM DENSITY RESIDENTIAL (5-12 UNITS PER ACRE)
FROM HIGH DENSITY RESIDENTIAL (12-20 UNITS PER ACRE) FOR
PROPERTY AT 506 UNIVERSITY AVENUE
WHEREAS, pursuant to Goveriunent Code Section 65353, the Town Council
conducted a public hearing for consideration of amendments to the General Plan on
, 2008.
WHEREAS, during this hearing, the Town Council considered the General Plan
Amendment to change the land use designation to Medium Density Residential (5-12
units per acre) from High Density Residential (12-20 units per acre).
RESOLVED, the Town Council finds that (a) the proposed General Plan
amendment is internally consistent with the existing goals and policies of the General
Plan and its corresponding elements and (b) that all proceedings have been conducted in
compliance with the provisions of Government Code Section 65350 et seq.
RESOLVED, the Town Council hereby changes the land use designation of the
General Plan as shown on Exhibit A to Medium Density Residential (5-12 units per acre)
from High Density Residential (12-20 units per acre).
PASSED AND ADOPTED at a regular meeting of the Town Council of the
Town of Los Gatos, California, held on the day of 2008 by the
following vote:
COUNCIL MEMBERS
AYES:
NAYES:
ABSTAIN:
ABSENT:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR
TOWN OF LOS GATOS LOS GATOS, CALIFORNIA
N:\DEV\RESOS\506 University.GPAmendment.doc
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TOWN OF LOS GATOS
Application No. GP-07-002 A.P.N. # 529-07-017
Change of the general plan map amending the Town General Plan.
From: High Density Residential (12-20 units per acre)
To: Medium Density Residential (5-12 units per acre)
Recommended by Planning Commission
Approved by Town Council Date:
Town Cleric Mayor
Date:
Reso:
506 University Avenue
ORDINANCE
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING MAP FROM R-M 12 -20 TO R- I D
FOR PROPERTY LOCATED AT 506 UNIVERSITY AVENUE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS:
SECTION I
The Zoning Map of the Town is hereby amended as shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on, 2008, and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on, 2008. This ordinance
takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR
TOw`N OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\0RDS\506 UNIVERSITY ZONECHANGEORD.DOC
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506 University Avenue
TOWN OF LOS GATOS
Application No. Z-07-001 A.P.N. 9 _
Change of the zoning map amending the Town Zoning Ordinance.
x Zone Change
Prezoning From: R-M: 12-20 To:
R-1D
Recommended by Planning Commission
Approved by Town Council Date:
Town Clerk Mayor
529-07-017
Date:
Ord:
ATTACHMENT
CDAC APPLICATION
April 18, 2007
The project before you is proposed as a rezoning of the existing parcel.
The Parcel is currently zoned R-M (Multi-family residential zone) and is contiguous to
R-113 zoning (single family residential zone) and therefore we propose to rezone the
parcel to the R-1D zoning for the purpose of mapping the parcel to yield a total of three
residential units.
The site currently supports one (1) single family residence, which was constructed
between 1930-1940 and is identified as a Mediterranean Revival. The project proposes
the restoration of the existing residence as well as the construction of two (2) new single
family residences. We propose that the development reorient the exiting residence to a
new frontage on Town Terrace. In doing so, this will correct the side yard legal non-
conforming status and support the mapping of the two additional lots which would also
frontage Town Terrace. The proposed layout submitted shows the above concept.
The concept plan is capable of !conforming to the R- 1D zoning with the exception that
one of the proposed lots (Lot 3) would require a variance, since its site area would be less
than 5000 sf.
We believe the reorienting and restoration of the existing single-family residence and
construction of two new single family residences., in lieu of a multifamily development
(duplex), will be a beneficial transition and a complement to carry the urban pattern along
University and around the corner to Town Terrace.
The new residences are proposed to be for-sale units,
We tha ou for your time and consideration. Your comments will assist our best
unders an ing of how we should proceed.
Pre d by:
Dennis Lowery
Capital Ventures
ATTACHMENT 6
504 University Ave.
Los Gatos, CA 95032
January 21, 2008
To: W" I - - - Ile, Plq~vin~ Gmm,'s51oi0vAECPE1VED
Re: 506 University Ave., Los Gatos
JAN 12 2007
TOWN OF LOS GATOS
We, the Keffer family, have lived at 504 University Ave., next door to 5(~-' Pi I D1V151ON
past 9 years (as of February, 2008). When we bought the house in 1999, we were not
made aware that 506 was zoned for multiple housing. When we found this out later, we
were very concerned. We bought a single family house, surrounded by other single
family houses on all sides and across the street. We had no reason to suspect that the lots
were anything but zoned for single family homes. We really desire to keep the
neighborhood feel of single family homes on our block.
Shortly after finding out from the neighbors' daughter that 506 is zoned for multiple
housing, I called Budd Lortz at the Planning Commission and discussed my concerns.
This was probably in 1999 or 2000. I kept notes from that telephone call. Mr. Lortz
assured me at that time that the maximum number of units that the town of Los Gatos
would allow would be 2 or 3 units. He said because the 506 lot is a corner lot, the town
prefers low density, and that it would be desirable to move the entrance from University
to Town Terrace, for parking purposes. Needless to say, we are concerned about the
impact of quality of life imposed by having more than one house next door, as is the
current situation.
For these reasons, we strongly support Mr. Dennis Lowery's proposal to put 3 single
family homes on the lot, as opposed to higher density condos, duplexes, or apartments.
Higher density would increase traffic even more, would increase noise, and impact the
quality of life, as well as property values. Since there are already many apartments down
on Towne Terrace, and further down on University, and there are often vacancy signs, it
doesn't really appear that there is a need for more apartments, of duplexes, or condos.
We like that Mr. Lowery is buiding single family houses to sell, as that will attract the
types of families that desire long term stability and will make the neighborhood more
desirable to stay in.
We also like that the current plans include preserving Paul and Bernice Atnerich's
historical home. Paul was the original owner of the house, and he loved his home. He
was a police officer for the town of Los Gatos and contributed a great deal to the
community. It is fitting that his home be preserved as a tribute to him.
As this development is further planned, we do have concerns for our privacy, and
hope that the Planning Commission will take privacy needs for both lots into account as
they proceed.
ATTACHMENT 7
Thank you for,your time and consideration.
Sincerely,
1
Lois Morrison-Keffer, Ph.D.
dvw0w a
Thomas A. Keffer
/11 A
L
XXle 1 ~
Jared Keffer
(Fisher 7th grader)
Town of Los Gatos Planning Commission
110 East Main Street
Los Gatos, CA 45032
Re: General Plan Amendment GP-07-002
We live on University Avenue, one home away from the proposed development at 506 University Avenue.
We favor the development of the proposed single family homes, preservation of the existing home and the
granting of the proposed variance on this parcel.
We do not feel that multi-unit development on this property is appropriate or desirable for the character of
the neighborhood or the town.
This is why we feel the way we do:
1. The plans for single family homes as submitted to the town appear to be attractive in scale and design
and to generally conform with other designs recently approved and built in town.
2. As shown, the plans indicate an aesthetically pleasing visual transition from the other single family
homes in the area to the high density buildings further down Town Terrace. These new single family
residences would help to mitigate the more massive scale of the multi-unit development found on Town
Terrace and would be a positive addition to the character and appearance of the neighborhood and the
town.
3. The third single family home on the sub-minimum size lot appears to be scaled and placed on the lot in
such a way as to allow for similar setbacks and yard area as the other two homes and, even at two stories,
appears to be a complimentary to both the other two homes and to the existing structure to the east.
4. Granting the requested variance for a sub-minimum lot size for the third home seems like a positive
move relative to the opportunity to preserve the current home on the parcel and the need to allocate a
greater portion of the total lot to that preservation.
5. 506 University Ave. has always been a single family home property as developed and inquiries with the
town in the past have elicited indications that this property would remain single family in fact, if not
zoning, to preserve the character of the adjacent single family neighborhoods on University Avenue.
6. Multi-unit development on this parcel, if allowed, will have additional negative impact on traffic,
parking and quality of life beyond the current negative impact that the existing adjacent multi-unit
development has on University Avenue residents.
Given the possible outcomes for this parcel, the proposed group of three single family homes seems a very
attractive opportunity for the town to have a positive impact on the stability and character of the town and
the neighborhood while promoting the preservation of the current structure on the parcel.
Please also give some consideration to the potential for a pedestrian crossing of University Avenue at Town
Terrace as part of this development effort, - if this is part of your purview. Such a crossing would be a
positive benefit to the new residents of the development as well as current Town Terrace residents and
could have a positive effect on the traffic attributes in this area.
Thank you,
The Iversen Family
500 University Avenue
ATTAMflMENT 8
15. Reduce the height.
16. Proposal seems driven by th automobil .
17. Could all parking be buried?
18. Roof lines of the condominium b ding should be broken up.
19. Raised entry for the town ho es is concern.
20. Provide a village fee( for he site desig
21. Need to strike a balan between density and open space to address quality of life
issues.
22. Any future desia, s for this site should return o CDAC and be the only item on the
agenda.
ITEM 2: 506 University Avenue
Conceptual Development CD-07-142
Requesting preliminary review to amend the general plan to Medium Density
Residential 5-12 units per acre) from High Density Residential (12-20 units per
acre), rezone a parcel to R-ID from R-M, and a tentative map to create three parcels.
The proposal would retain the existing pre-1941 unit and create two additional units.
APN 529-08-017.
PROPERTY OWNER: Anerich Revocable Trust
APPLICANT: Dennis Lowery, Capital Ventures
Comments:
1. Most committee members were supportive of the proposed General Plan and Zone
change.
2. Members supported the reorientation of the pre-1941 home to face Towne Terrace.
One member felt there was merit to the reorientation but wanted input from HPC.
3. It was suggested the design of the home immediately adjacent to the pre-1941 home
locate the second story away from the historic home.
4. It was suggested that the garages for the two new units be detached.
5. Some Committee members expressed concern regarding potential fencing along the
University Avenue frontage of the pre-1941 home. It was recommended that any
fencing be low and compatible with the design of the home.
6. The design of the new home should be compatible with each other, but not matching.
7. There was support for the variance based on retention of the pre-1941 home.
ADJOURNMENT Meeting adjourned at 5:50 p.m. The next regular meeting of the
Conceptual Development Advisory Committee is Wednesday, June 13,
2007.
Prepared by:
Randy Tsuda, Assistant Director of Community Development
cc: Planning Commission Chair
N ADGV\CDAC\MINUTES\2007\5-9-07cdacmin.doc
ATTACHMENT 9
pW N 0 M E M 0 R A N DAt°COMMUNITY DEVELOPMENT DEPARTMENT
To: Conceptual Development Advisory Committee
From: Bud N. Lortz, Director of Community Development
Subject: 506 University Avenue
CDAC Meeting of May 9, 2007
Date: May 3, 2007
Backt4round
The project site is located at the corner of University Avenue and Towne Terrace. The site is
zoned RM-12:20, which is the same as the properties to the north and east. The properties to the
south and west are R-1D. The subject property serves as a transition between the two zoning
districts.
The property is developed with a pre-1941 single family home, detached garage and a storage
building. The existing structures and site are legal non-conforming with respect to setbacks and
density. In 2006, the Historic Preservation Committee (HPC) reviewed a preliminary request to
demolish the home. The HPC felt the house was architecturally significant and appeared
repairable. Based on the information provided, the HPC indicated they would not support
demolition of the home.
Proiect Description
The applicant has submitted a proposal to refurbish the existing home and construct two new
single family homes. The project contains the following components:
• Reorient the existing residence toward Town Terrace.
• A parcel snap to create two additional lots on Town Terrace
• Amend the General Plan to Medium Density Residential 5 -12 du/ac from Multi-Family
Residential 12 - 20 du/ac.
• Amend the Zoning to R-11) (Single Family Residential Downtown) from Multi-Family
Residential 12 - 20 du/ac.
• A variance to allow one of the lots to be less than the 5,000 square feet as required in the
proposed R-1D zone.
The applicant has submitted a conceptual site plan and elevations for this proposal (Attachment
1).
General Plan and ZoninjZ Desiynation
The General Plan designation for the site Multi-Family Residential 12 - 20 du/ac. The zoning
designation of the site is Multi-Family Residential 12 - 20 du/ac.
Conceptual Development Advisory Committee
May 9, 2007
Page 2
Existing Conditions/Use
1. The site contains .34 acres (15,000 square feet).
2. The site is located on the east side of University Avenue at the corner of University Avenue
and Towne Terrace.
3. The site contains a single family home and two accessory structures.
Potential Issues
The following is a brief list of issues and topics for consideration by the CDAC to help frame the
discussion and to solicit input.
1. Land Use:
To implement the project as proposed by the applicant requires a General Plan amendment
and zone change. This site is one of the few areas in Town zoned for high density residential
and staff has concerns about reducing areas designated for high density housing. Reducing the
density could hinder the Town's ability to meets its regional housing requirement. The Town
will receive its new housing allocation later this month.
Amending the General Plan and zoning of the site also raises issues regarding the transition
between the R-1D and RM districts. This property is the transition between the single family
and multi-family designations. All the properties along Town Terrace are zoned RM.
However, as discussed in the background section, there is a pre-1941 home on the site that the
HPC has denied a request to demolish. Given the desire to retain the home, development of
the site requires creativity. In addition to the applicant's proposal, staff has developed some
alternatives for consideration. The alternatives are described below:
Maintain the existing zoning and develop a multi-family development that includes the
existing home. A condominium map could be filed allowing the units to be sold
individually. This option would provide a transition between single-family homes on
University Avenue and the multi-family projects on Towne Terrace.
2. Establish a 5,000 square-foot parcel at the corner of University Avenue and Town
Terrace, which would contain the existing historic home, and amend the General Plan and
zoning on this lot to single-family. The remaining 10,000 square-foot lot would retain
the existing multi-family General Plan and zoning designations, which would allow a
development of two to four units. The combined total number of units under this
scenario are three to five units. Although this could result in slightly less units than the
existing zoning, it does retain a historic home while not significantly impacting the
Town's ability to meet its housing needs requirement.
Conceptual Development Advisory Committee
May 9, 2007
Page 3
2. Building Design/Lot Layout:
Staff has identified several issues for consideration by the CDAC:
a. The proposed plan would introduce single-family homes onto Town Terrace, which is
developed with multi-family projects. Contextually, the scale and design of the project
would be significantly different than the existing development pattern in the
neighborhood.
• Does the proposal provide an appropriate transition to the multi-family neighborhood?
b. The applicant is proposing to rotate the historic home to place the front entrance on Towne
Terrace. Any modifications to the home require review and approval by the HPC. The
home currently fronts toward University Avenue as do the other homes on the street,
including the multi-family projects. Rotating the home changes the relationship of the
home to the rest of the street. If the site is rezoned to R-1D, the setback along University
Avenue would be reduced to ten feet from 15 feet and would not be consistent with the
development pattern in the neighborhood.
• Is it appropriate to move the front of the home from University Avenue to Towne
Terrace?
c. One of the three lots proposed by the applicant is approximately 4,900 square feet and
would require a variance to be less than 5,000 square-foot minimum lot size required in
the R-ID zoning district. Special circumstances must exist in order to approve a variance.
This is a rectangular lot and staff does not find any unusual circumstances that would
justify a variance to reduce the minimum lot size below 5,000 square feet.
• Is the proposed variance to reduce the minimum lot size of one of the three lots
appropriate?
4. Potential Impacts:
a. The potential loss of a high density housing site.
b. The scale and design of the project in relation to the existing development pattern in the
neighborhood.
c. Rotating the front of the home away from University Avenue to Towne Terrace.
d. Modification to a historic home.
5. General Plan Goals/Policies:
Land Use Element:
a. L.P.1.8 : In-fill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to the existing scale and character of surrounding
structures, and should blend rather than compete with the established character of the
area.
b. L.P.1.9: Preserve and protect historic structures including those that have been
designated or are contributors in existing historic districts. Use special care in reviewing
Conceptual Development Advisory Committee
May 9, 2007
Page 4
new buildings or remodels in the vicinity to address compatibility issues and potential
impacts.
c. L.P.3.5: Assure that the type and intensity of land use shall be consistent with that of the
immediate neighborhood.
d. L.P.42. New development should be a positive addition to the Town's environment and
does not detract from the nature and character of appropriate nearby established
development.
e. L.P.4.3: Maintain the character and identity of existing neighborhoods. New construction
remodels, and additions shall be compatible and blend with the existing neighborhood.
f. L.P.4.5: The Town's should maintain its capacity to meet its housing needs as identified
in the Housing Element.
g. L.P.4.6: The Town should preserve and protect historic structures and use special care in
reviewing new buildings or remodels in their vicinity to address compatibility issues and
potential impacts.
h. Policy L.I.4.11: Identify Alternative Sites to Meet Housing Needs: The Housing Element
assumes that sites designated medium and high density residential will be developed at the
upper end of the density range. Whenever the Town approves a development at a lower
density on one of these sites, one or more other sites should be identified to maintain the
Town's capacity to meet its housing needs as identified in the Housing Element, subject to
neighborhood compatibility and mitigation of traffic impacts.
i. CD.P.1.5: Avoid abrupt changes in scale and density.
j. CD.P.1.7: New structures, remodels, landscapes and hardscapes shall be designed to
harmonize and blend with the scale and rhythm of the neighborhood and natural features
in the area.
k. CD.P.1.8 states building elements shall be in proportion with those traditionally in the
neighborhood.
1. CD.P.3.4: Encourage the preservation and restoration of historic sites, and structures and
architecturally valuable structures.
in. CD.P.3.6: Renovations or remodels of historic structures shall be architecturally
consistent and compatible with the original structure.
Housing Element:
a. Policy H.P.1.1: Continue to designate sufficient residentially zoned land at appropriate
densities to provide adequate sites to meet Los Gatos' new construction need for 2002-
2007.
Attachments:
1. Letter of Justification
2. Zoning Map
3. Project Plans
cc: Dennis Lowery, Capital Ventures, 18122 Via Encantada, Los Gatos, CA 95030
Arnerich Revocable Trust, 506 University Avenue, Los Gatos, CA 95030
N:\DBV\Curtis B\Reports\CDAC\2007\506 University Avenue.CDAC.rpt2.doc
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF A REGULAR MEETING OF THE GENERAL PLAN
COMMITTEE OF THE TOWN OF LOS GATOS SEPTEMBER 26, 2007 HELD IN THE
TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS,
CALIFORNIA.
The meeting was called to order at 5:30 pm by Chair Jane Ogle.
ATTENDANCE
Members present: Joe Pirzynski, John Bourgeois, Torn O Donnell, Marcia Jensen, Jane Ogle
and Joanne Talesfore
Members absent: Barbara Cardillo, Barbara Spector and Margaret Smith
Staff present: Bud Lortz, Community Development Director; Randy Tsuda, Assistant
Community Development Director; Curtis Banks, Project Planner and Sandy Baily, Associate
Planner.
ITEM 1 506 UNIVERSITY AVENUE
The applicant described the proposal. Talesfore commented that the proposal had been reviewed
by CDAC and HPC. Both groups supported the applicant's concept and were pleased that the
pre-1941 home was being saved. Commissioner Bourgeois asked if the applicant considered a
multi-family project behind the existing home. The applicant discussed the options that had been
considered and why three single family lots were proposed.
Lortz commented that while the variance for lot size requested by the applicant is not part of the
review to be considered by the Committee, that there are no special circumstances associated
with lot configuration or topography and staff cannot recommend the necessary findings to
support the variance.
Bourgeois commented that there is a lack of owner occupied low income housing and did not
like reducing the density on this site. O'Donnell was not concerned about the loss of one unit
that could occur if a single family development is approved instead of a higher density project,
but is concerned about the loss of the opportunity of a relatively affordable housing opportunity.
He also noted that the applicant has proceeded in conformance with direction provided by CDAC
and was reluctant to recommend a different approach.
Pirzynski expressed his support of the proposal.
Jenson moved and Pirzynski seconded to recommend approval of the General Plan Amendment
and Zone Change. Support is based on the project resulting in one less housing unit than allowed
by the existing General Plan and Zoning, the applicant retaining the existing pre-1941 home, and
ATTACHMENT 10
General Plan Committee Minutes
September 26, 2007
Page 2 of'3
the scale and design of the proposed units providing a logical transition from the single family
homes along University Avenue to the multi-family developments along Towne Terrance.
Motion passed 5-1 (Bourgeois opposed).
ITEM 2 RESIDENTIAL DESIGN GUIDELINES
Lortz gave an overview.
• Applicability
The Committee accepted the wording prepared by staff for sloping lots outside of the Hillside
Area.
Ogle expressed concern that the wording had a legalistic tone and she didn't want this carried
over in the rest of the document.
• Definition of Neighborhood
The Committee accepted the paragraph insert prepared by staff with the change of the word
"improved" to "altered" or "remodeled".
The Committee agreed that consideration should also be given to houses located to the rear.
• Cellars
The Committee concurred that the sentence recommended by staff should be inserted in the
document. The Committee agreed that the cellar information would be lost in the bullets of the
text and should be kept where it is in the document and added to the sidebar.
• Sustainability
Lortz stated that this issue will be dealt with further during the General Plan update process.
Pirzynski discussed the pros and cons of governing green building. Stated that the market is
taking the lead on green building and sustainability. Was hesitant to impose a regulatory
approach. Felt that the Town should promote green building, not mandate it. The product will
need to be compatible with the structure, which will force companies to develop better products
in the future.
Bourgeois felt this was true for big developers. However, in the interim, the average homeowner
will need incentives to build green.
ITEM 1
°wN of M E M O R A N D U M
COMMUNITY DEVELOPMENT DEPARTMENT
To: General Plan Committee
From: Bud N. Lortz, Director of Community Development
Subject: 506 University Avenue
General Plan Amendment GP-07-002
Zone Change Z-07-001
Variance Application V-07-144
Subdivision Application M-07-145
Architecture and Site Application S-07-186
Requesting approval to 1) amend the General Plan to Medium Density Residential
(5-12 units per acre) from High Density Residential (12-20 units per acre), 2)
rezone a parcel to R- 1D from R-M:12-20, 3) a tentative neap to create three
parcels, 4) a variance to reduce the minimum lot size, and 5) relocate a pre-1941
single family residence on the parcel. APN 529-08-017
PROPERTY OWNER: Arnerich Revocable Trust
APPLICANT: Dennis Lowery, Capital Ventures
Date: September 20, 2007
Purpose
This project is before the GPC because the proposal includes a request to amend the general plan
and zoning for the site. The GPC provides a recoriunen.dation regarding the proposed General
Plan amendment and rezoning. For informational purposes, staff has included a discussion of the
variance, site and architectural application and parcel slap associated with the project, however,
no GPC action on these applications is necessary.
Background
The project site is located at the corner of University Avenue and Towne Terrace. The site is
zoned RM-12;20, which is the same as the properties to the north and east. The properties to the
south and west are RAD. The subject property serves as a transition between the two zon.ing
districts.
The property is developed with a pre-1941 single family hone, detached garage and a storage
building. The existing structures and site are legal non-conforming with respect to setbacks and
density. In 2006, the Historic Preservation Committee (HPC) reviewed a preliminary request to
demolish the hone. The HPC felt the house was architecturally significant and appeared
repairable. Based on the information provided, the HPC indicated they would not support
demolition of the home.
General Plan Committee
September 26 2007
Page 2
Project Description
The applicant has submitted a proposal to refurbish the existing home and construct two new
single family homes. The project contains the following components:
• Reorient the existing residence toward Town Terrace.
• A parcel map to create two additional lots on Town Terrace
• Amend the General Plan from Multi-Family Residential 12 - 20 du/ac to Medium Density
Residential 5 -12 du/ac.
• Amend the Zoning from Multi-Family Residential 12 - 20 du/ac to R-1D (Single Family
Residential Downtown).
• A variance to allow one of the lots to be less than the 5,000 square feet as required in the
proposed R-1 D zone.
General Plan and Zoning Designation
The General Plan designation for the site Multi-Family Residential 12 - 20 du/ac. The zoning
designation of the site is Multi-Family Residential 12 - 20 du/ac.
Existing Conditions/Use
1. The site contains .34 acres (15,000 square feet).
2. The site is located on the east side of University Avenue at the corner of University Avenue
and Towne Terrace.
3. The site contains a single family home and two accessory structures.
CDAC
The Conceptual Development Advisory Committee (CDAC) reviewed the proposal at their
meeting of May 9, 2007. The Committee supported the proposal. Committee members felt the
change in the general plan and zoning created a logical transition between the single family homes
on University Avenue and the multi-family development on Town Terrace. They also noted that
retaining the pre-1941 home created the necessity for the variance, which they also supported.
Several committee members wanted input from the Historic Preservation Committee (HPC)
regarding the reorientation of the pre-1941 home.
Historic Preservation Committee
The HPC reviewed the project at their meeting of August 15, 2007. The Committee supported the
applicant's request to reorient the home and their proposal for fencing along University Avenue.
Potential Issues
The following is a brief list of issues and topics for consideration by the GPC to help frame the
discussion and to solicit input.
General Plan Committee
September 26 2007
Page 3
1. Land Use:
To implement the project as proposed by the applicant requires a General Plan amendment
and zone change. This property is the transition between the single family and multi-family
designations. All the properties along Town Terrace are zoned RM 12 - 20 du/ac. However,
as discussed in the background section, there is a pre-1941 home on the site that the HPC has
denied a request to demolish. Given the desire to retain the home, development of the site
requires creativity.
This site is one of the few areas in Town zoned for high density residential. The Town is
generally hesitant to reduce the density of sites because doing so could hinder the Town's
ability to meets its regional housing requirement. The Land Use and Housing Elements
contain policies that the Town should maintain its capacity to meet its housing needs as
identified in the Housing Element. Typically, that requires identifying a site to replace the
housing opportunity being lost due to the reduction in density. In this case, the impact may
not be significant, since the project will only result in one less housing unit than could be
developed under the existing zoning.
2. Building Design/Lot Layout:
The applicant is proposing to rotate the historic home to place the front entrance on Towne
Terrace. The home currently fronts toward University Avenue as do the other homes on the
street, including the multi-family projects. Any modifications to the home require review and
approval by the HPC. If the site is rezoned to R-1D, the setback along University Avenue
would be reduced to ten feet from 15 feet. The HPC has reviewed the proposal and has
recommended approval to rotate the home and construction of a wall along the University
Avenue frontage.
One of the three lots proposed by the applicant is approximately 4,800 square feet and would
require a variance to be less than 5,000 square-foot minimum lot size required in the R-11)
zoning district. The reduced lot size is necessary to provide conforming setbacks for the
existing home and there is not sufficient lot area to provide three conforming lots. Variances
from the provisions of the zoning code may be granted upon a finding of fact that, owing to
special conditions, enforcement of the provisions of this chapter would result in undue
hardship. The deciding body, on the basis of the evidence submitted at the hearing, may grant
a variance if it finds that:
a. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordirianee deprives Buell
property of privileges enjoyed by other property in the vicinity and under identical zone; and
b. The granting of a variance would not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zone in which such property is
situated.
CDAC members felt the preservation of the pre-1941 hone justifies the variance for the
reduced lot size.
General Plan Committee
September 26 2007
Page 4
reduced lot size.
3. Potential Impacts:
a. The potential loss of a high density housing site.
b. The scale and design of the project in relation to the existing development pattern in the
neighborhood.
c. Rotating the front of the home away from University Avenue to Towne Terrace.
d. Modification to a historic home.
4. General Plan Goals/Policies:
Land Use Element:
a. L.P.1.8: In-fill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to the existing scale and character of surrounding
structures, and should blend rather than compete with the established character of the
area.
b. L.P.1.9: Preserve and protect historic structures including those that have been
designated or are contributors in existing historic districts. Use special care in reviewing
new buildings or remodels in the vicinity to address compatibility issues and potential
impacts.
c. L.P.3.5: Assure that the type and intensity of land use shall be consistent with that of the
immediate neighborhood.
d. L.P.4.2: New development should be a positive addition to the Town's environment and
does not detract from the nature and character of appropriate nearby established
development.
e. L.P.4.3: Maintain the character and identity of existing neighborhoods. New construction
remodels, and additions shall be compatible and blend with the existing neighborhood.
f. L.P.4.5: The Town's should maintain its capacity to meet its housing needs as identified
in the Housing Element.
g. L.P.4.6: The Town should preserve and protect historic structures and use special care in
reviewing new buildings or remodels in their vicinity to address compatibility issues and
potential impacts.
h. Policy L.I.4.11: Identify Alternative Sites to Meet Housing Needs: The Housing Element
assumes that sites designated medium and high density residential will be developed at the
upper end of the density range. Whenever the Town approves a development at a lower
density on one of these sites, one or more other sites should be identified to maintain the
Town's capacity to meet its housing needs as identified in the Housing Element, subject to
neighborhood compatibility and mitigation of traffic impacts.
i. CD.P.1.5: Avoid abrupt changes in scale and density.
j. CD.P.1.7: New structures, remodels, landscapes and hardscapes shall be designed to
harmonize and blend with the scale and rhythm of the neighborhood and natural features
in the area.
k. CD.P.1.8 states building elements shall be in proportion with those traditionally in the
General Plan Committee
September 26 2007
Page 5
neighborhood.
1. CD.P.3.4: Encourage the preservation and restoration of historic sites, and structures and
architecturally valuable structures.
m. CD.P.3.6: Renovations or remodels of historic structures shall be architecturally
consistent and compatible with the original structure.
Housing Element:
a. Policy h.P.1.1: Continue to designate sufficient residentially zoned land at appropriate
densities to provide adequate sites to meet Los Gatos' new construction need for 2002-
2007.
Attachments:
1. Letter of Justification
2. Minutes from the CDAC meeting of May 9, 2007
3. Project Plans
cc: Dennis Lowery, Capital Ventures, 18122 Via Encantada, Los Gatos, CA 95030
Arnerich Revocable Trust, 506 University Avenue, Los Gatos, CA 95030
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