Item 4 - Exhibit 12 - Letter of Justification, dated December 4, 20191 of 5
Letter of Justification
Date: December 4, 2019 Zoning: RM: 5-12
Project Applicant: Josephine Chang, Architect Net Lot Size: 12,484 sf
Project Address: 16940 Roberts Rd., Los Gatos Allowed Density: 5-12 Units/Ac.
APN: 529-18-053 Proposed Density: 10.46 Units/Ac.
Project : Demolish: Existing 2172 sf non-historic home and 580 sf detached garage
Proposed: A Condominium project with 3 detached units
- Unit 1: 1823 sf, 4bed/3ba, 1 car garage
- Unit 2: 1785 sf, 4bed/3ba, 1 car garage
- Unit 3: 1799 sf, 4bed/3ba, 1 car garage
Proposal
We are proposing a condominium project with 3 detached units. The land will be commonly owned and the
airspace will be privately owned. Three units will maximize the density allowed for this site. At the CDAC meeting
on 4/11/18, the Committee members reviewed and discussed both attached and detached options to find out
which had a better quality site plan in terms of compatibility with the neighborhood. The following comparison
chart was provided for the meeting.
The Committee concluded:
- Detached homes would be a better fit for the neighborhood.
- The Committee is more in favor of the detached homes.
- Smaller units would be preferred and would be a nice option for smaller families.
Both options meet all RM zoning requirements; however, the detached option is additionally required to meet
maximum residential FAR (three 1200 sf units), while the attached option has no maximum FAR. The Committee
felt the detached option had a superior site plan and preferred its smaller family units merited an FAR exception
to allow 1800 sf units.
The reason we proposed 1800 sf units is because we believe a small family with 2 kids and grandparents needing
assistance requires 4 bedrooms with one bedroom and bath on the ground floor. The Green Point Rated program
considers this high home efficiency; smaller square footage homes, greater number of bedrooms.
EXHIBIT 12
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Immediate Neighborhood
To the south (16200, 16194) is single family.
To the east (16900, 16926) is single family.
To the north (16927, 16945) is multi-family, (16925) single family, and (16905) commercial.
To the west is Fisher Middle School.
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The cumulative square footage, individual square footage, FAR, density, lot coverage, and front/street setbacks
of the proposed units and immediate neighbors are quantified in the charts below, and they demonstrate that we
are compatible with the immediate neighborhood.
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Density Findings
The proposed density is 10.46 units/acre. The allowed density is 5-12 units/acre. The following chart outlines how
the proposal will improve public services in the general area, positively impact its adjacent neighbors, and provide
well designed individual dwelling units.
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General Plan Conformance
Our proposal is in conformance with the 2020 General Plan and 2015-2023 Housing Element. Their following
goals and policies applicable to our project are listed below.
Policy LU-1.4: Infill 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.
Goal LU-4: To provide for well-planned, careful growth that reflects the Town’s existing character and
infrastructure
Goal LU-6: To preserve and enhance the existing character and sense of place in residential neighborhoods.
Policy LU-6.5: The type, density, and intensity of new land use shall be consistent with that of the immediate
neighborhood.
Policy LU-6.7: Continue to encourage a variety of housing types and sizes that is balanced throughout the Town
and within neighborhoods, and that is also compatible with the character of the surrounding neighborhood.
Policy LU-6.8: New construction, remodels, and additions shall be compatible and blend with the existing
neighborhood.
Policy LU-6.9: The Housing Element assumes that sites designated medium and high density residential will be
developed at the upper end of the density range.
Goal LU-7: To use available land efficiently by encouraging appropriate infill development.
Policy LU-7.4: Infill 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.
Policy LU-12.9: Uses on Los Gatos Boulevard south of Roberts Road shall be residential or office; existing non-
residential uses shall not be intensified; and existing vacant property and residential uses shall be developed as
Single Family Residential.
Goal CD-7: To preserve the quality of the private open space throughout Los Gatos.
Policy HOU-2.4: Demonstrate that all new residential development is sufficiently served by public services and
facilities, including pedestrian and vehicular circulation, water and wastewater services, police, fire, schools, and
parks.
Policy HOU 2.5: New single-family, multi-family, and mixed-use developments shall be compatible with the
character of the surrounding neighborhood.
Goal HOU-4: Ensure that all persons have equal access to housing opportunities.
Policy HOU-8.1: All approvals of residential developments of three or more units shall include a finding that the
proposed development is consistent with the Town’s Housing Element and addresses the Town’s housing needs
as identified in the Housing Element.
Conclusion
Our proposal conforms to the Town’s 2020 General Plan and 2015-2023 Housing Element. Our site plan will
provide quality private open space, use the land efficiently, and develop at the upper end of the density range
while being consistent with the type, density, and intensity of the immediate neighborhood. Our units are
efficient, able to accommodate a variety of households, private, and have plenty of natural light and air. They are
designed in context with the neighborhood and surrounding zoning with respect to the existing scale and
character of surrounding structures blending with the established character of the area. The new residents will be
well served by public services and facilities with schools, parks, grocery stores, restaurants, drug stores, gyms, dry
cleaning, medical/dental, etc., all within walking distance. The Public will also be well served with an improved
Safe Route to School, new crosswalk and curb ramp, added bike paths, sidewalks, and additional street parking.
Please approve our project. Thank you.
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