Attachment 02DATE:
TO:
FROM:
SUBJECT:
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
OCTOBER 20, 2017
PLANNING COMMISSION
MEETING DATE: 10/25/2017
ITEM NO: 2
JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
GENERAL PLAN AMENDMENT APPLICATION GP-17-002 ZONE CHANGE
APPLICATION Z-17-002. PROJECT LOCATION: 202 UNIVERSITYAVENUE.
PROPERTY OWNER: BARRY AND LISA CHESKJN. APPLICANT: BESS
WIERSEMA.
REQUESTING APPROVAL OF A GENERAL PLAN AMENDMENT FROM OFFICE
PROFESSIONAL TO MEDIUM DENSITY RESIDENTIAL AND A ZONE CHANGE
FROM O:LHP (OFFICE WITH A LANDMARK AND HISTORIC PRESERVATION
OVERLAY) TO R-1D:LHP (SINGLE-FAMILY RESIDENTIAL DOWNTOWN WITH
A LANDMARKAND HISTORIC PRESERVATION OVERLAY). APN: 529-04-001.
RECOM MEN DAT/ON:
Forward a recommendation of approval to the Town Council on the proposed General Plan
amendment from Office Professional to Medium Density Residential and the proposed Zone
change from O:LHP (Office with a Landmark and Historic Preservation overlay) to R-lD:LHP
(Single-Family Residential Downtown with a Landmark and Historic Preservation Overlay) for an
existing parcel located at 202 University Avenue {6,380 square feet).
gQ8:
The project Is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15061(b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendments to the General Plan and
Town Code will have a significant effect on the environment.
PREPARED BY: SEAN MULLIN, AICP
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www.losgatosca.gov
/AnACHMENT 2
PAGE 2 OF 5
SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002
OCTOBER 20, 2017
FINDINGS:
• That there is no possibility that this project will have a significant impact on the
environment; therefore, the project Is not subject to the California Environmental
Quality Act, Section 15061 (b)(3): Review for exemption.
• That the General Plan amendment is internally consistent with the existing goals and
policies of the General Plan and Its corresponding elements.
• That the proposed Zone Change is consistent with the General Plan and its Elements in
that the proposed zoning is consistent with the existing General Plan designation.
BACKGROUND:
The subject parcel is located at the northeast corner of University Avenue and Miles Avenue in
the University-Edelen Historic District (Exhibit 1). The residence on the property was
constructed in the 1890s and is listed as a contributor to the University-Edelen Historic District.
The property was originally developed with a residential use. The Town approved the existing
office use on the property in 1978.
As summarized in Table 1, the subject property is bound by parcels w ith a Medium Density
Residential General Plan land use designation to the north, east, and west. The parcel to the
south has an Office Professional General Plan land use designation. The subject property is
bound by parcels Zoned R-lD:LHP (Residential Downtown: Landmark and Historic Preservation
Overlay Zone) to the north, east, and west. The parcel to the south is Zoned O:LHP (Office:
Landmark and Historic Preservation Overlay Zone).
Table 1. Surrounding Area
Address Existing Land Use General Plan Zoning
North 210 University Ave Residence Medium Density Residential R-1D:LHP
South 128 University Ave Office Office Professional O:LHP
East 72 Miles Ave Residence Medium Density Residential R-1D:LHP
West 205-209 University Ave Residence Medium Density Residential R-1D:LHP
The applicant is requesting approval of this General Plan amendment and Zone change to allow
the current property owners to transition the building from an office use to a single-family
residential use (Exhibit 5). The Landmark and Historic Preservation Overlay Zone (LHP) would
remain if the applications are approved . At this time, no modifications to the building are
proposed.
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PAGE30F S
SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002
OCTOBER 20, 2017
DISCUSSION:
A. General Plan Committee
At its September 13, 2017 meeting, the General Plan Committee reviewed the application
and recommended approval of the General Plan amendment to the Planning Commission
and Town Council.
B. General Plan Land Use Designations
The applicant is proposing a General Plan Amendment from an Office Professional General
Plan land use designation to a Medium Density Residential General Plan land use
designation.
The Office Professional land use designation provides for professional and general business
offices. This designation applies to various locations throughout the Town, often in close
proximity to neighborhood-or community-oriented commercial facilities, or as a buffer
between commercial and residential uses. The intent of this designation is to satisfy the
community's need for general business and professional services and local employment.
The Medium Density Residential land use designation provides for multiple-family
residential, duplexes, and/or single-family homes.
The subject parcel is bound by parcels with a Medium Density Residential General Plan land
use designation to the north, east, and west. The parcel to the south has an Office
Professional General Plan .land use designation.
C. General Plan Goals/Policies/Strategies
Applicable General Plan goals and policies that should be used to evaluate the proposed
General Plan Amendment and Zone Change applications, for this site include, but are not
limited to:
Land Use Goal
• LU-1
• LU-6
To preserve, promote, and protect the existing small-town character and
quality of life within Los Gatos.
To preserve and enhance the existing character and sense of place in
residential neighborhoods.
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SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002
OCTOBER 20, 2017
Land Use Policy
• LU-6.4 Prohibit uses that may lead to the deterioration of residential neighborhoods,
or adversely impact the public safety or the residential character of a
residential neighborhood.
• LU-6.5 The type, density, and intensity of new land use shall be consistent with that
of the immediate neighborhood.
Community Design Goal
• CD-10 To maintain the historic character of the Downtown.
• CD-12 To preserve significant historic and architectural features within the Town.
Community Design Policy
• CD-6.4 Encourage the preservation, restoration, rehabilitation, reuse, and
maintenance of existing buildings Downtown.
• CD-12.2 Encourage the preservation, maintenance, and adaptive reused of existing
residential, commercial, or public buildings.
D. Zoning
The applicant is proposing a Zone change from O:LHP (Office with a Landmark and Historic
Preservation Overlay} to R-lD:LHP (Single-Family Residential Downtown with a Landmark
and Historic Preservation Overlay). The proposed Zoning would be consistent with the
General Plan land use designation if the proposed General Plan amendment is approved.
The current office use of the property would not be allowed in the R-1:0 Zone; however,
the applicant has indicated that it is the intent of the current owners to return the property
to a residential use in the near future (Exhibit 5).
PUBLIC COMMENTS:
As of the drafting of this report, no comments from the public have been received.
CONCLUSION:
A. Summary
The proposed General Plan Amendment and Zone change would be consistent with the
pattern of land use and Zoning in the surrounding residential neighborhood (Exhibit 1).
Additionally, replacing the existing office use with a single-family residential use would
reduce the parking requirement and traffic.
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PAGE 5 OF 5
SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002
OCTOBER 20, 2017
B. Recommendation
Based on the analysis above, staff recommends that the Planning Commission consider the
existing and proposed General Plan land use designations and the existing and proposed
Zoning and forward a recommendation of approval to the Town Council. If the Planning
Commission finds merit with the proposed amendments, it should:
1. Make the required finding that there is no possibility that this project will have a
significant impact on the environment; therefore, the project is not subject to the
california Environmental Quality Act, Section 15061 (b)(3): Review for exemption
(Exhibit 2);
2. Make the required finding that the General Plan amendment is internally consistent
with the existing goals and policies of the General Plan and its corresponding elements
(Exhibit 2);
3. Make the required finding that the proposed Zone Change is consistent with the
General Plan and its Elements in that the proposed zoning is consistent with the
existing General Plan designation (Exhibit 2); and
4. Forward a recommendation of approval of General Plan Amendment Application GP-
17-002 and Zone Change Application Z-17-002 to the Town Council.
C. Alternatives
Alternatively, the Planning Commission may:
1. Continue this item to a date certain with specific direction to staff;
2. Provide a recommendation for denial to the Town Council providing findings for denial.
EXHIBITS:
1. Location maps (showing General Plan Land Use Designations and Existing Zoning)
2. Draft Findings (one page)
3. Draft Resolution for General .Plan Amendment, with Exhibit A (four pages)
4. Draft Ordinance for Zone Change, with Exhibit A (three pages)
5. Letter from applicant (one page)
6. Background information (thirteen pages)
7. Development Plans (three sheets)
Distribution:
Bess Wiersema, Studio 3 Design , 6 38 University Avenue, Los Gatos, CA 95032
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