13 Attachment 1PREPARED BY: Jennifer Armer, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 02/26/2020 ITEM NO: 2
DATE: February 21, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Recommend a Preferred Land Use Alternative Framework for the General Plan
Update to the Town Council.
RECOMMENDATION:
Recommend a preferred land use alternative framework for the General Plan update to the
Town Council.
BACKGROUND:
The Town of Los Gatos is in the process of updating its long range, comprehensive General Plan
that looks forward to the year 2040. The Town Council appointed a General Plan Update
Advisory Committee (GPAC) consisting of two Council Members, three Planning Commissioners,
members of the General Plan Committee, and other residents. The GPAC is advisory to the
Planning Commission and Town Council. All GPAC staff reports are available online:
www.losgatosca.gov/13/Agendas-Minutes
Key milestones are brought to the Planning Commission for its recommendation(s) to the Town
Council. The purpose of this agenda item is for the Planning Commission to consider
forwarding the GPAC’s recommendation on a preferred land use alternative to the Town
Council. This report focuses on the development of the preferred land use alternative through
the work of the GPAC.
DISCUSSION:
The identification of a preferred land use alternative is an important step in the General Plan
update. The preferred alternative becomes the framework for the preparation of the 2040
General Plan Land Use Element and informs the other required Elements, including Open
Space, Sustainability, and Mobility. The alternative provides high level guidance regarding the
ATTACHMENT 1
PAGE 2 OF 5 SUBJECT: Preferred Land Use Alternative Framework for the General Plan Update DATE: February 21, 2020
DISCUSSION (continued):
type and location of land uses, in combination with the Town Vision and Guiding Principles
(approved by Town Council on August 20, 2019) to guide the development of General Plan
goals, policies, and action items through the conclusion of the update process.
On June 20, 2019, July 18, 2019, and August 15, 2019, the GPAC met to discuss and provide
direction for draft land use alternatives. As part of the materials provided for these discussions,
the GPAC received an excerpt of the 2020 General Plan land use designations (Exhibit 1), an
excerpt of the Background Report, Section 3.3: Existing General Plan Land Use Designations
(Exhibit 2), a summary of the Regional Housing Needs Allocation (RHNA) objectives and factors
(Exhibit 3), information about Missing Middle Housing (Exhibit 4), and a booklet of housing type
examples (Exhibit 5).
In addition, the Town Council approved the Vision and Guiding Principles in August 2019
(Exhibit 6) which also informed the development of the preferred land use alternative.
The GPAC discussed the importance of maintaining the Town’s diverse economy, its commercial
and industrial businesses, and potential for new enterprises. As such, most of the GPAC
discussions and direction focused on how the Town could meet its expected State mandates to
plan for significant amounts of new housing in a way that would implement the Town Vision
and Guiding Principles for the Town’s General Plan 2040. The specific goal, as determined by
the GPAC, was to provide 2,000 new residential units.
On December 12, 2019, the GPAC met to discuss the proposed land use alternatives and
provide guidance on an upcoming Community Workshop. The consultants put forward four
land use alternative concepts (A, B, C, and D) designed to accommodate future housing growth.
The description and analysis of the alternatives was provided to the GPAC in a Land Use
Alternatives Report (available online: www.losgatos2040.com/documents.html).
The four alternatives vary based on certain assumptions, including height, density, and the
redevelopment rate for each of the land use designations included in the analysis. In addition,
the consultant identified seven opportunity areas where there is capacity to accommodate
additional residential density due to the proximity of commercial services and/or employment
centers to support additional development. The allowed density and redevelopment rates are
set at a higher level for properties within the opportunity areas.
As described in the Land Use Alternatives Report, the preferred land use alternative could be
one of the four alternatives described in the report (Alternatives A, B, C, or D), or could be a
combination of features from several alternatives.
On January 16, 2020, the Town hosted the second Community Workshop for the General Plan
update process. The Community Workshop was held to inform the community about the
PAGE 3 OF 5 SUBJECT: Preferred Land Use Alternative Framework for the General Plan Update DATE: February 21, 2020
DISCUSSION (continued):
General Plan update process and obtain feedback regarding the land use alternatives. A
summary of the Community Workshop and online feedback collected over the following two
weeks is included as Exhibit 10.
On January 30, 2020, the GPAC met to develop a preferred land use alternative
recommendation. The Committee received a comparison table of the four land use alternatives
(Exhibits 7, 8, and 9) to assist with its deliberations.
The GPAC had a robust discussion regarding the alternatives and the implications for
development within Los Gatos. The Committee eliminated Alternatives A and D from
consideration because A did not achieve the housing target and D was too aggressive. Major
features of the discussion included:
• The need to meet the housing target by providing opportunities for a variety of housing
strategies;
• The density range for the Low Density Residential land use designation;
• Compatible interface of development on major corridors with adjacent neighborhoods;
• Whether an entire opportunity area had redevelopment potential;
• Historic preservation;
• The additional regulatory controls in the Town’s Zoning Code that would work in concert
with implementation of the General Plan to maintain the Town’s urban form in existing
residential neighborhoods; and
• Opportunities for mixed use in downtown.
The GPAC passed a motion (7-2 with Quintana and Rosenberg opposed, and Burch and Jarvis
absent) to recommend Alternative C as a framework for the General Plan update with the
addition of downtown as an eighth opportunity area. The General Plan update consultants
have created a description of the recommended GPAC land use alternative framework (Exhibit
11).
The GPAC recommendation is a logical outcome of the Committee’s discussions and
consideration of the approved Vision and Guiding Principles. The overarching framework
provides Los Gatos with more housing opportunities and a menu of housing strategies. In this
way, particular housing types would be available to and appropriate in certain geographic
locations. For example, a duplex could be accommodated within the “shell” of an existing
single-family home in a predominately single-family neighborhood, while vertical mixed use
development might be more fitting for commercial corridors, such as Los Gatos Boulevard.
This approach maintains the unique character of Los Gatos, its historic neighborhoods, and
business areas while creating opportunities to adapt to State requirements, create housing
PAGE 4 OF 5 SUBJECT: Preferred Land Use Alternative Framework for the General Plan Update DATE: February 21, 2020
DISCUSSION (continued):
choices for seniors, millennials, and others to live in Town, and better integrate land use and
transportation.
The preferred alternative is a framework. As the GPAC works on the Land Use Element and
other content of the General Plan update, the GPAC may refine the specific application of
height and density increases within and outside the identified Opportunity Areas.
CONCLUSION:
Based on the recommendation of the GPAC, staff recommends that the Planning Commission
review the GPAC recommended preferred land use alternative framework included as Exhibit
11 and forward a recommendation to the Town Council for approval.
ALTERNATIVES:
Alternatively, the Commission can:
1. Forward a recommendation to the Town Council for approval of the GPAC
recommended preferred land use alternative framework with modifications; or
2. Forward a recommendation to the Town Council for a different land use alternative; or
3. Continue the matter to a date certain with specific direction.
PUBLIC COMMENTS:
No written public comments have been received.
PUBLIC OUTREACH:
The Los Gatos General Plan update process has so far included the following outreach activities
and other opportunities for community participation:
• All-hands kick-off meeting (August 23, 2018)
• Launch of the General Plan update website: losgatos2040.com (early September 2018)
• EngagementHQ (Topics and surveys opened October 1, 2018)
• Newsletter #1 General Plan Overview (October 1, 2018)
• Community Workshop #1: Assets, Issues, Opportunities, and Vision (October 17, 2018)
• GPAC Meeting #1 (October 30, 2018)
• GPAC Meeting #2 (December 11, 2018)
• Democracy Tent Presentation (March 14, 2019)
• Background Report (March 15, 2019)
PAGE 5 OF 5 SUBJECT: Preferred Land Use Alternative Framework for the General Plan Update DATE: February 21, 2020
PUBLIC OUTREACH (continued):
• Newsletter #2: Background Report Summary (March 20, 2019)
• Spring into Green Booth (April 14, 2019)
• GPAC Meeting #3 (April 23, 2019)
• GPAC Meeting #4 (April 30, 2019)
• GPAC Meeting #5 (May 23, 2019)
• GPAC Meeting #6 (June 20, 2019)
• Planning Commission Meeting on Vision Statement and Guiding Principles (July 10,
2019)
• GPAC Meeting #7 (June 18, 2019)
• GPAC Meeting #8 (August 15, 2019)
• Town Council Meeting on Vision Statement and Guiding Principles (August 20, 2019)
• Land Use Alternatives Report (December 2019)
• GPAC Meeting #9 (December 12, 2019)
• Community Workshop #2: Land Use Alternatives (January 16, 2019)
• GPAC Meeting #10 (January 30, 2020)
Additional outreach activities have included informational booths at the Farmers Market, the
Library, and Music in the Park during Summer 2019.
CEQA:
The Planning Commission’s recommendation to the Town Council has no effect on the
environment and is not subject to the California Environmental Quality Act (CEQA). A final
decision on the preferred land use alternative will be considered as part of the approval of the
2040 General Plan. An Environmental Impact Report will be prepared as part of the General
Plan update process.
EXHIBITS:
1. 2020 General Plan Land Use Designations
2. Background Report Section 3.3: Existing General Plan Land Use Designations
3. RHNA Objectives and Factors
4. Missing Middle Housing Information
5. Booklet of Housing Type Examples
6. Council Approved Vision and Guiding Principles
7. Master Land Use Alternatives Comparison Table
8. Opportunity Area Dwelling Units by Alternatives Comparison Table
9. Assumptions, Development Standards, and Net New Dwelling Unit Comparison Table
10. Community Workshop #2 Summary
11. GPAC Recommended Preferred Land Use Alternative Summary
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TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
LU-11
playgrounds and neighborhood parks, country clubs, and natural open spaces.
After Residential – Single Family land use, Open Space/Recreation comprises
the second highest percentage of total land in Los Gatos. There are approxi-
mately 1,624 acres of open space in the Town and approximately 2,218 acres
in the SOI. Much of this acreage is contained in four large facilities: St. Jo-
seph’s Hill and Sierra Azul Open Space to the south of Los Gatos, and
Vasona Lake County Park and La Rinconada Country Club to the north.
10.Vacant
Approximately 292 acres within the Town are vacant parcels of varying sizes
that are scattered throughout the Town. Most of the vacant acreage in Los
Gatos is located in the single-family residential area on the eastern side of the
Town. Parcels here are generally larger than they are elsewhere in Los Gatos,
and a number of significantly sized parcels are vacant. Generally, vacancies
are more common in residential areas of Los Gatos than in commercial areas,
although a few small, isolated commercial vacancies exist. Additionally, the
SOI contains approximately 107 acres of vacant property.
E.General Plan Land Use Designations
The Land Use Element is the basis for physical development in Los Gatos.
The land use map and designations identify the general location, density, and
extent of land available for residential and non-residential uses. Land use des-
ignations do not necessarily reflect the existing land use of each parcel. Figure
LU-3 presents a map of the land use designations in Los Gatos. Each land use
designation is listed and described below.
1.Residential Land Use Designations
This section provides a brief description of each residential land use designa-
tion and the desirable range of density for each designation.
EXHIBIT 1
UNION AVENUELOS GATOS BOULEVARDCURTNER AVENUE
SHANNON ROAD
LARK AVENUE
FOXWORTHY AVENUE
MAIN STREET CAMDEN AVENUE
SAMARITAN DRIVE
HARWOOD ROADWESTMONT AVENUE
L
OS G
AT
OS-SAR
ATO
G
A R
OA
D WINCHESTER BOULEVARDBLOSSOM HILL ROAD
N. SANTA CRUZ BOULEVARDLOS GATOS-ALMADEN ROAD
FIGURE LU-3
2020 GENERAL PLAN LAND USE
City of
Campbell
City of
San Jose
City of
Monte Sereno
Source: Town of Los Gatos, 2008; Santa Clara County Office of the Assessor, 2008.
Unincorporated
Santa Clara County
0 0.5 1 Miles
Lexington
Reservoir
Vasona Lake
County Park
Ross CreekSmith CreekSan Thomas Aquino CreekA lm e n d ra C re e k
City of
Saratoga
·|}þ58
·|}þ17
General Plan Land Use
Hillside Residential
Low Density Residential
Medium Density Residential
High Density Residential
Mixed-Use Commercial
Central Business District
Neighborhood Commercial
Service Commercial
Office Professional
Light Industrial
Public
Agriculture
Open Space
North Forty Specific Plan OverlayLos Gatos CreekTown Boundary
Sphere of Influence
Water Body
Highway
Creek
Guadalu
pe Creek
TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
LU-13
a. Hillside Residential: 0-1 dwelling units per net acre
Up to 3.5 persons per acre
The Hillside Residential designation provides for very low density, rural,
large lot or cluster, single-family residential development. This designation
allows for development that is compatible with the unique mountainous ter-
rain and vegetation of parts of Los Gatos.
b. Low Density Residential: 0-5 dwelling units per net acre
Up to 17.5 persons per acre
The Low Density Residential designation provides for single-family residen-
tial properties located on generally level terrain. It encourages single-family
residential development in either the standard development established by
traditional zoning or by innovative forms obtained through planned devel-
opment.
c. Medium Density Residential: 5-12 dwelling units per net acre
Up to 24 persons per acre
The Medium Density Residential designation provides for multiple-family
residential, duplex, and/or small single-family homes.
d. High Density Residential: 12-20 dwellings per net acre
Up to 40 persons per acre
The High Density Residential designation provides for more intensive multi-
family residential development. Its objective is to provide quality housing in
close proximity to transit or a business area.
e. Mobile Home Park: 5-12 dwellings per net acre
Up to 24 persons per acre
The Mobile Home Park designation provides for mobile home parks. The
intent is to provide and preserve Mobile Home Parks as a source of affordable
housing. This designation is described in this Element; however, it is not
represented on the accompanying General Plan Land Use Map.
T O W N O F L O S G A T O S
2 0 2 0 G E N E R A L P L A N
L A N D U S E E L E M E N T
LU-14
2. Non-Residential Land Use Designations
For non-residential land uses, the specific uses mentioned are illustrative, and
other compatible uses, including those authorized in any other Zoning Dis-
trict within the Town, may be permitted where authorized by a Conditional
Use Permit or Planned Development Overlay Zone. In a mixed-use project
residential uses may be permitted in conjunction with other permitted uses in
non-residential Zoning Districts with the exception of the Commercial Indus-
trial and Controlled Manufacturing Zoning Districts. For non-residential land
uses, building intensity limits are indicated by either allowable land coverage
or floor area ratio(FAR) and a maximum height limit.
Office Professional: Up to 50 percent land coverage with a 35-foot height
limit
The Office Professional 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.
Central Business District: 0.6 FAR with a 45-foot height limit
The Central Business District designation applies exclusively to the down-
town and accomplishes the following:
Encourages a mixture of community-oriented commercial goods, services
and lodging unique in its accommodation of small-town style merchants
and maintenance of small-town character.
Maintains and expands landscaped open spaces and mature tree growth
without increasing setbacks.
Integrates new construction with existing structures of historical or archi-
tectural significance and emphasizes the importance of the pedestrian.
Mixed-Use Commercial: Up to 50 percent land coverage with a 35-foot
height limit
The Mixed-Use Commercial designation permits a mixture of retail, office,
and residential in a mixed-use project, along with lodging, service, auto-related
businesses, non-manufacturing industrial uses, recreational uses, and restau-
TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
LU-15
rants. Projects developed under this designation shall maintain the small-
town, residential scale and natural environments of adjacent residential
neighborhoods, as well as provide prime orientation to arterial street front-
ages and proper transitions and buffers to adjacent residential properties.
This designation should never be interpreted to allow development of inde-
pendent commercial facilities with principal frontage on the side streets.
d. Neighborhood Commercial: Up to 50 percent land coverage with a
35-foot height limit
The Neighborhood Commercial designation provides for necessary day-to-
day commercial goods and services required by the residents of the adjacent
neighborhoods. This designation encourages concentrated and coordinated
commercial development at easily accessible locations.
e. Service Commercial: Up to 50 percent land coverage with a 35-foot
height limit
The Service Commercial designation provides for service businesses necessary
for the conduct of households or businesses. These include auto repair, build-
ing materials sales, paint suppliers, janitorial services, towing businesses, con-
tractors offices and yards, launderers and dry cleaners, as well as wholesaling
and warehousing activities.
f. Light Industrial: Up to 50 percent land coverage with a 35-foot height
limit
The Light Industrial designation provides for large-scale office developments
and well-controlled research and development, industrial-park-type and ser-
vice-oriented uses subject to rigid development standards. These uses should
respond to community or region-wide needs.
g. Public
The Public designation identifies public facilities in the Town such as the
Civic Center, courthouse, schools, parks, libraries, hospitals, churches, and
fire stations.
TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
LU-16
h. Agriculture
The Agricultural designation identifies areas for commercial agricultural crop
production.
i. Open Space
The Open Space designation identifies the location of public parks, open
space preserves, private preserves, and stream corridors.
F. Special Planning Areas
Development in Los Gatos can be targeted to achieve a more specific outcome
by designating specific overlay zones and special planning areas. These areas
have more detailed development guidelines that remain consistent with exist-
ing policies. Los Gatos has three overlay zones that implement land use poli-
cies through the Town Code, five Historic Districts, three Specific Plans, and
one Redevelopment Project Area.
1. Overlay Zones
There are three overlay zones in the Town Code, the Landmark and Historic
Preservation, Planned Development, and Public School Overlay Zones.
♦ Landmark and Historic Preservation (LHP) Overlay Zone. This zone is
designated by Town Council and is applied to individual sites and struc-
tures or small areas deemed of architectural and/or historical significance.
The structure(s) in LHP overlays are subject to special standards regard-
ing their appearance, use, and maintenance.
♦ Planned Development (PD) Overlay Zone. The PD overlay zone is in-
tended to ensure orderly planning and quality design that will be in har-
mony with the existing or potential development of the surrounding
neighborhood. The Planned Development Overlay is a specially tailored
development plan and ordinance which designates the zoning regulations
for the accompanying project, sets specific development standards, and
ensures that zoning and the General Plan are consistent. Commercial,
TOWN OF LOS GATOS
2020 GENERAL PLAN
LAND USE ELEMENT
LU-17
residential or industrial property or a mixture of these uses may be con-
sidered for a Planned Development Overlay.
♦ Public School (PS) Overlay Zone. The PS overlay zone is intended to al-
low school buildings to be used, without extensive exterior modifica-
tions, in ways which will make it unnecessary to sell school facilities.
The overlay permits a variety of community-related and education-
related uses, including, but not limited to, museums, community centers,
playgrounds, and nursery schools. Any land owned by a public school
district (regardless of underlying zone) may be zoned PS.
2. Historic Districts
The Town has established five historic districts to preserve neighborhoods
deemed significant to the history of Los Gatos.
♦ Almond Grove Historic District. An approximately 40-acre area that
constitutes the largest subdivision following incorporation of the Town
of Los Gatos. This District was established by ordinance in 1980.
♦ Broadway Historic District. An approximately 100-acre area that is the
site of the first residential subdivision and first residential street in the
Town of Los Gatos. This District was established by ordinance in 1985.
♦ Los Gatos Historic Commercial District. Bounded by Elm Street to the
north, Main Street to the south, Los Gatos Creek to the east, and North
Santa Cruz Avenue to the west. The Town’s only concentration of in-
tact historic commercial buildings. It was established by ordinance in
1991.
♦ Fairview Plaza Historic District. Limited to the cul-de-sac termination of
Fairview Plaza, part of an historic subdivision originally surveyed in 1885
known as the “Fairview Addition.” The District retains the same con-
figuration as originally mapped and contains a rare collection of Victo-
rian and Craftsman homes, unique in their compact scale and proximity
to one another. This District was established by ordinance in 1992.
♦ University/Edelen Historic District. Bounded by Saratoga Avenue to
the north, Main Street to the south, Los Gatos Creek to the east, and the
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Page 3-10 Public Draft Background Report | March 2019
3.3 Existing General Plan Land Use Designations
The Los Gatos General Plan guides how land in the Town may be
developed and used by designating each parcel of land for a particular use
or combination of uses, as well as, by establishing broad development
policies. Land use designations identify both the types of development
(e.g., residential, commercial, industrial) that are permitted and the density
or intensity of allowed development, such as the minimum or maximum
number of housing units permitted on an acre of land, or the amount of
building square footage allowed. This section identifies existing general
plan land use designations, as outlined in the Town of Los Gatos 2020
General Plan.
Major Findings
▪Hillside residential is the most common land use, accounting for
approximately 40.0 percent (4257.1 acres) of the total land
designated in the existing 2020 General Plan.
▪Open space represents 28.9 percent (3091.2 acres) of the current
2020 General Plan land use area. Four large tracts in the southern
half of the SOI account for a majority of open space land.
▪Low-density residential is the third largest land use in the Town,
accounting for 17.7 percent (1890.3 acres) of the total 2020
General Plan land use area.
▪Commercial uses (Office, Neighborhood Commercial, Mixed-Use
Commercial, Service Commercial, Central Business District, and
Light Industrial) make up 3.4 percent (362.2 acres) of the land use
area designated in the 2020 General Plan.
Existing Conditions
The 2020 General Plan includes 15 land use designations, which are
relatively broad and intended to indicate the general type of activity that
may occur on a site. Figure 3.3-1 shows the land use designations
throughout the Town. Table 3.3-1 shows the total acreage per land use
designation.
The 2020 General Plan designations, as described in the Land Use
Element, are summarized below.
Hillside Residential District
The purpose of this designation is to allow for very-low density, rural, large
lot, or cluster, single-family residential development that is compatible
with the mountainous parts of the Town.
Density/Intensity
▪Up to one dwelling unit per net acre
▪Up to 3.5 persons per acre
Low-Density Residential
The purpose of this designation is to allow for low-density single-family
residential development formed through standard zoning or through
planned development.
Density/Intensity
▪Up to five dwelling units per net acre
▪Up to 17.5 persons per acre
Medium-Density Residential
The purpose of this designation is to allow for multi-family residential,
duplex, and/or small single-family homes.
Density/Intensity
▪Up to five to 12 dwelling units per net acre
▪Up to 24 persons per acre
EXHIBIT 2
3. Land Use
Public Draft Background Report | March 2019 Page 3-11
High-Density Residential
The purpose of this designation is to allow for intensive multi-family
residential and to provide quality business and transit-oriented
development.
Density/Intensity
▪ Up to 12 to 20 units per net acre
▪ Up to 40 persons per acre
Mobile Home Park
The purpose of this designation is to allow for affordable housing within
mobile home parks. This designation is not represented on the 2020
General Plan Land Use Map.
Density/Intensity
▪ Five to 12 dwelling units per acre
▪ Up to 24 persons per acre
Office Professional
The purpose of this designation is to allow for professional and general
business office uses. This designation applies to various locations
throughout the Town. Locations are often near neighborhood or
commercial-orientated facilities or serve as a buffer between commercial
and residential uses. The intent of the designation is to meet community
needs for general business and commercial services and provide local
employment.
Density/Intensity
▪ Up to 50 percent land coverage
▪ 35-foot height limit
Neighborhood Commercial
The purpose of this designation is to allow for necessary day-to-day
goods and services within close proximity of neighborhoods. This
designation encourages concentrated and coordinated commercial
development at easily accessible locations.
Density/Intensity
▪ 50 percent land coverage
▪ 35-foot height limit
Mixed-Use Commercial
The purpose of the Mixed-Use designation is to provide for a combination
of residential, office, retail, commercial, non-manufacturing industrial, and
recreation uses. This designation is for sites that are centrally located in
Town and will not conflict with existing land uses.
Density/Intensity
▪ 50 percent land coverage
▪ 35-foot height limit
Service Commercial
The purpose of this designation is to allow for service-oriented
businesses. Types of businesses allowed include auto repair, building
materials sales, paint suppliers, janitorial services, towing businesses,
contractors offices and yards, launderers and dry cleaners, as well as
wholesaling and warehousing activities.
Density/Intensity
▪ 50 percent land coverage
▪ 35-foot height limit
Page 3-12 Public Draft Background Report | March 2019
Central Business District
The purpose of this designation is to encourage a mixture of community-
orientated commercial goods and services within the downtown. This
designation applies exclusively to the downtown, with the goal to
accommodate and retain small-town merchants and preserve the Town’s
character. The District shall maintain and expand open spaces and
mature tree growth without increasing setbacks, as well as, integrate new
construction with existing structures of archeological and historical
significance.
Density/Intensity
▪ 0.6 FAR
▪ 45-foot height limit
Light Industrial
The purpose of this designation is to allow for large-scale office
developments, well-controlled research and development facilities,
industrial parks and service-oriented uses subject to rigid development
standards. These uses shall respond to the community and regional-wide
needs.
Density/Intensity
▪ Up to 50 percent land coverage
▪ 35-foot height limit.
Public
The purpose of this designation is to allow for public facilities within the
Town such as the Civic Center, courthouse, schools, parks, libraries,
hospitals, churches, and fire stations.
Agriculture
The purpose of this designation is to allow for commercial agricultural
crop production.
Open Space
The purpose of this designation is to allow for public parks, open space
preserves, private preserves, and stream corridors.
Albright Specific Plan
The purpose of this designation is to provide land for the Albright Specific
Plan as described in Section 3.5.
North 40 Specific Plan
The purpose of this designation is to provide land for the North 40 Specific
Plan as described in Section 3.5.
3. Land Use
Public Draft Background Report | March 2019 Page 3-13
Figure 3.2-1: Existing Land Use
Page 3-14 Public Draft Background Report | March 2019
Table 3.3-1 General Plan Land Use Designation Summary
Land Use Designation Density/Intensity Acres Percent of Total
HR Hillside Residential 0-1 du/ac 4257.07 39.91%
LDR Low-Density Residential 0-5 du/ac 1890.35 17.72%
MDR Medium-Density Residential 5-12 du/ac 514.45 4.82%
HDR High-Density Residential 12-20 du/ac 60.29 0.57%
MHP1 Mobile Home Park 5-12 du/ac 0.00 0.00%
O Office Professional Up to 50 percent land coverage
35-foot height limit
65.05 0.61%
NC Neighborhood Commercial Up to 50 percent land coverage
35-foot height limit
68.32 0.64%
MUC Mixed-Use Commercial Up to 50 percent land coverage
35-foot height limit
100.11 0.94%
SC Service Commercial Up to 50 percent land coverage
35-foot height limit
17.93 0.17%
CBD Central Business District 0.6 FAR
45-foot height limit
48.50 0.45%
LI Light Industrial Up to 50 percent land coverage
35-foot height limit
39.91 0.37%
P Public N/A 135.40 1.27%
A Agriculture N/A 311.88 2.92%
OS Open Space N/A 3088.56 28.96%
A SP Albright Specific Plan 24.99 0.23%
NF SP North 40 Specific Plan 0-20 43.70 0.41%
Total 10666.51 100.00%
Source: Town of Los Gatos, 2018; Mintier Harnish, 2018.
1 The Town of Los Gatos has two mobile home parks that are designated Medium-Density Residential in the 2020 General Plan. The mobile home parks are currently not designed Mobile Home Park in the current General Plan as noted above in Table 3.1-1. The underlying zoning for both mobile home parks is Mobile Home Park Residential Zone (RMH) shown in Table 3.3.-2.
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Agenda Item 7
Attachment A
RHNA Objectives and Factors
Summary of RHNA Objectives (from Government Code §65584(d) and (e))
The regional housing needs allocation plan shall further all of the following objectives:
(1)Increase housing supply and mix of housing types, tenure, and affordability all cities and
counties within the region in an equitable manner
(2)Promote infill development and socioeconomic equity, protect environmental and agricultural
resources, encourage efficient development patterns, and achieve GHG reduction targets
(3)Promote improved intraregional jobs-housing relationship, including balance between low-
wage jobs and housing units affordable to low-wage workers in each jurisdiction
(4)Balance disproportionate household income distributions (more high-income RHNA to lower-
income areas and vice-versa)
(5)Affirmatively further fair housing
Summary of RHNA Factors (from Government Code §65584.04(d))
(1)Existing and projected jobs and housing relationship, particularly low-wage jobs and affordable
housing
(2)Lack of capacity for sewer or water service due to decisions outside the jurisdiction’s control.
(3)The availability of land suitable for urban development.
(4)Lands protected from urban development under existing federal or state programs
(5)County policies to preserve prime agricultural land.
(6)The distribution of household growth assumed for regional transportation plans and
opportunities to maximize use of public transportation and existing transportation
infrastructure.
(7)Agreements between a county and cities in a county to direct growth toward incorporated
areas of the county
(8)The loss of units in assisted housing developments as a result of expiring affordability contracts.
(9)The percentage of existing households paying more than 30 percent and more than 50 percent
of their income in rent.
(10)The rate of overcrowding.
(11)The housing needs of farmworkers.
(12)The housing needs generated by the presence of a university within the jurisdiction.
(13)The loss of units during a state of emergency that have yet to be rebuilt or replaced at the time
of the analysis.
(14)The region’s greenhouse gas emissions targets provided by the State Air Resources Board.
EXHIBIT 3
This Page
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Content from https://missingmiddlehousing.com/about
What is Missing Middle Housing?
Opticos Design founder Daniel Parolek inspired a new movement for housing
choice in 2010 when he coined the term “Missing Middle Housing,” a
transformative concept that highlights a time-proven and beloved way to provide
more housing and more housing choices in sustainable, walkable places.
Missing Middle Housing:
House-scale buildings
with multiple units
in walkable neighborhoods
These building types, such as duplexes, fourplexes and bungalow courts, provide
diverse housing options to support walkable communities, locally-serving retail,
and public transportation options. We call them “Missing” because they have
typically been illegal to build since the mid-1940s and “Middle” because they sit
in the middle of a spectrum between detached single-family homes and mid-rise
to high-rise apartment buildings, in terms of form and scale, as well as number of
units and often, affordability.
Missing Middle Housing is primarily about the form and scale of these buildings, designed to provide
more housing choices in low-rise walkable neighborhoods, although it also tends to be more affordable
than other new housing products currently being built.
EXHIBIT 4
And while they are “missing” from our new building stock, these types of
buildings from the 1920s and 30s are beloved by many who have lived in
them. Ask around, and your aunt may have fond memories of living in a fourplex
as a child, or you might remember visiting your grandmother as she grew old in a
duplex with neighbors nearby to help her out. And today, young couples,
teachers, single, professional women and baby boomers are among those
looking for ways to live in a walkable neighborhood, but without the cost and
maintenance burden of a detached single-family home. Missing Middle Housing
helps solve the mismatch between the available U.S. housing stock and shifting
demographics combined with the growing demand for walkability.
We need a greater mix of housing types to meet differing income and
generational needs. This is where Missing Middle Housing can change the
conversation.”
— Debra Bassert, National Association of Home Builders
Opticos Design is driving a radical paradigm shift, urging cities, elected officials,
urban planners, architects and builders to fundamentally rethink the way they
design, locate, regulate, and develop homes. Americans want and need more
diverse housing choices in walkable neighborhoods; homes that are attainable,
sustainable, and beautifully designed.
This website is designed to serve as a collective resource for elected officials,
planners and developers seeking to implement Missing Middle projects. You
will find clear definitions of the types of housing that are best for creating
walkable neighborhoods, as well as information on the unifying characteristics of
these building types. You’ll also find information on how to integrate Missing
Middle Housing into existing neighborhoods, how to regulate these building
types, and pin-point the market demographic that demands them.
“If there’s one thing Americans love, it’s choices: what to eat, where to work,
who to vote for. But when it comes where we live or how to get around, our
choices can be limited. Many people of all ages would like to live in vibrant
neighborhoods, downtowns, and Main Streets—places where jobs and shops lie
within walking distance—but right now those places are in short supply. ‘Missing
Middle’ Housing provides more housing choices. And when we have more
choices, we create living, thriving neighborhoods for people and businesses.
— Lynn Richards, President and CEO of the Congress for the New Urbanism
What does the market want?
Demand for Housing Choice
A greater variety of household sizes and demographics require a greater variety
of housing choices.
Young, highly educated, technology-driven millennials desire mobile, walkable
lifestyles. They are willing to exchange space for shorter commutes, mixed-use
neighborhoods, and shared open spaces that foster community interaction.
At the same time, baby boomers are working and living longer. They want to
stay mobile and active in their later years, but they won’t drive forever and don’t
want to be dependent on their family members to get around. They also want to
find ways to stay in their community without having to care for a large home and
yard.
Multigenerational homes have increased by 17% since 1940, and that number
continues to rise. The growing senior population, more families with multiple
working parents, diverse family cultures, and an increased desire to live in
intergenerational neighborhoods all contribute to the growing demand for
multigenerational and even multi-family households. Affluent seniors seek to
downsize from their large suburban homes to more convenient, easy-to-care-for
townhouses, apartments, or condos, while others need quality, affordable
housing that won’t break their limited budget. Many retirees would like to move
close to, but not live with, their children and grandchildren.
The growing demand for a walkable lifestyle
has the potential to transform sprawling
suburbs into walkable communities.
90% of available housing in the U.S. is located in a
conventional neighborhood of single-family homes, adding
up to a 35 million unit housing shortage. Source: Dr.
Arthur C. Nelson, “Missing Middle: Demand and
Benefits,” Utah Land Use Institute conference, October
21, 2014.
Walkable and Accessible Amenities
Up to 85% of households will be childless by 2025.
“This country is in the middle of a structural shift toward a walkable urban way of
living. After 60 years of almost exclusively building a drivable suburban way of
life … the consumer is now demanding the other alternative,” wrote Christopher
Leinberger in the New York Times article “Car-Free in America? Bottom Line: It’s
Cheaper.”
By 2020, 34% of all American households will consist of a single person, and
many of these will be women, or older persons. By 2025, up to 85% of
households will be childless as millennials choose to marry later and have fewer
children and the number of empty nester households continues to grow.
Housing trends show singles demand more amenities, and women and older
persons who live alone generally seek housing options that offer better security.
They also drive less, reducing the need for off-street parking in private garages
or lots, and increasing the need for accessible public transportation.
“The present economic research finds that business wants talent, but talent
wants place—so more businesses are relocating to places. When drilled further
the research finds Missing Middle Housing is the fastest growing preference
because it has the ‘place’ quality talent seeks. Hence development of Missing
Middle is now recognized as a housing AND economic development strategy.”
— James Tischler, Michigan State Housing Development Authority
According to the National Association of Realtors, walkability is fast becoming
one of the most important factors in choosing where to live. People want of all
ages want easy access to amenities such as stores, businesses, cultural center,
and transit.Homebuyers are seeking locations within walking distance to
shopping, cultural amenities, jobs, and open space and the value of homes in
these types of neighborhoods has increased at a much faster pace than homes
in driveable suburban neighborhoods. “In a scenario where two houses are
nearly identical, the one with a five-foot-wide sidewalk and two street tress not
only sells for up to $34,000 more, but it also sells in less time,” wrote J. Cortright,
in CEOs for Cities’ Walking the Walk: How Walkability Raises Home Values in
U.S. Cities. But, as the chart at the right shows, now you don’t have to live in a
dense urban center to live a walkable lifestyle. Some 70% of upcoming, walkable
places in Washington D.C. are quaint neighborhoods located outside of the
urban core.
70% of walkable places in Washington D.C. are located outside the urban core.
Variety of Transportation
Accessibility to useful multimodal transit—public transportation, bike friendly
streets, and car share—is needed by baby boomers and desired by millennials.
But there is an economic argument, too.
“American families who are car-dependent spent 25% of their household income
on their fleet of cars, compared to just 9% for transportation for those who live in
walkable urban places,” says Leinberger.
Walkable neighborhoods are now a top priority for
seniors, along with access to transportation, and
connectivity. Source: What’s Next? Real Estate in the
New Economy, Urban Land Institute, 2011;
Transportation for America.
The same is true for bike friendly cities. According to the Livable Street
Alliance, as reported on the AARP Livability Fact Sheet, the average American
household spends more than $8,000 a year on cars while the cost to maintain a
bicycle is only about $300 per year. These savings, which could amount into the
billions if trends were widely adopted, could be reinvested into transit-oriented
development and infrastructure, education, and health care.
Cities and property owners benefit from less car dependent zoning too. “An off-
street parking space costs between $3,000 and $27,000 to build, and about $500
a year to maintain and manage. On-street parking is more efficient and can bring
in as much as $300,000 per space in annual revenues,” writes Prof. Donald
Shoup, in Instead of Free Parking.
An increasing number of
Americans spend close to
30% of their income on
housing while
transportation costs can
consume an additional
20% or more of household
income. Source: What’s
Next? Real Estate in the
New Economy, Urban
Land Institute, 2011.
Affordability
Housing affordability is a primary concern for many Americans across the country
ranging from blue-collar workers to early-career singles, young families and
seniors. There is an increasing segment of the population that spends more than
30% of their income on housing, reducing their purchasing power for other
amenities (Source: What’s Next? Real Estate in the New Economy, Urban Land
Institute, 2011).
Smaller homes and apartments cost less to rent or purchase and maintain, while
urban neighborhoods provide services and amenities within walking distance as
well as a variety of affordable transportation options.
Cities and towns that want to retain or attract these household types need to
focus on providing diverse, affordable housing options near jobs, schools, and
other amenities within walkable communities. In addition, suburbs that want to
retain their aging populations and attract newer, younger families, will need to
create new, walkable urban environments and encourage the construction fo
Missing Middle Housing through rezoning and by providing public transportation
options.
Sense of Community
More and more, Americans say living in a diverse community that includes
people at all stages of life is an important factor in determining where to live.
Seniors want to live near family and friends, but not with them. Missing Middle
building types allow people to stay in their community thoroughout their lives
because of the variety of sizes available and an increased accessibility to
services and amenities.
Almost 49% of Americans are living in a
multigenerational household. Source: Pew
Research Center analysis of U.S. Decennial
Census and American Community Surveys.
According to Chris Leinberger in his article “The Next Slum?” for The
Atlantic, elements that used to draw families into the suburbs—better schools
and safer communities—are now becoming the norm in cities, while these
elements could worsen in suburbs that are dependent on home values and new
development.
Housing market projections suggest that construction in the near future will
accelerate only moderately for single-family housing but will greatly increase for
multifamily housing (Source: Jordan Rappaport, “The Demographic Shift From
Single-Family to Multifamily Housing,” Economic Review, Kansas City: Federal
Reserve Bank of Kansas City, 2013). Implemented in both urban and rural
contexts, Missing Middle Housing allows people to stay in their community during
different stages of life because of the wide variety of sizes, housing levels, and
accessibility it provides.
What are the characteristics of
Missing Middle Housing?
Missing Middle Housing is not a new type of building. It is a range of building
types that exist in cities and towns across the country and were a fundamental
building block in pre-1940s neighborhoods. They are most likely present on some
of your favorite city blocks—you may even have them in your own neighborhood.
Combined together (and usually with detached single-family homes), Missing
Middle building types help provide enough households within walking distance to
support public transit and local businesses, and they are found within many of
the most in-demand communities in places like Denver, Cincinnati, Austin and
San Francisco.
So what do Missing Middle building types have in common?
Development patterns in walkable urban neighborhoods make
walking and biking convenient and support robust public transit.
(Bouldin Creek neighborhood in Austin, TX.)
Walkable Context
Missing Middle housing types are best located in a walkable context. Buyers and
renters of these housing types are often trading space (housing and yard square
footage) for place (proximity to services and amenities).
Small-Footprint Buildings
These housing types typically have small- to medium-sized footprints, with a
body width, depth and height no larger than a detached single-family home. This
allows a range of Missing Middle types—with varying densities but compatible
forms—to be blended into a neighborhood, encouraging a mix of socioeconomic
households and making these types a good tool for compatible infill.
Missing Middle housing types generally have a similar size
footprint to detached single-family homes.
Lower Perceived Density
Due to the small footprint of the building types and the fact that they are usually
mixed with a variety of building types even on an individual block, the perceived
density of these types is usually quite low—they do not look like dense buildings.
But one of the primary benefits of Missing Middle Housing is that it helps provide
the number of households needed for transit and neighborhood-serving local
businesses to be viable (typically about 16 dwelling units per acre).
“From the perspective of my work, Missing Middle Housing has a natural
complement in MMP (missing middle plan), a.k.a. a ‘hybrid grid’ or as named it in
my work, a Fused Grid … The Fused Grid proposes a set of neighborhood
modular layouts (reminiscent of Savannah) that incorporate all the desirable
elements—livability, safety, security, sociability, and delight—as do MMH
buildings.”
— Fanis Grammenos, Director of Urban Pattern Associates and author of
“Remaking the City Street Grid – A Model for Urban and Suburban Development”
Smaller, Well-Designed Units
Most Missing Middle housing types have smaller units. The challenge is to create
small spaces that are well designed, comfortable, and usable. The ultimate unit
size will depend on the context, but smaller-sized units can help developers keep
their costs down and attract a different market of buyers and renters who are not
being provided for in all markets.
One characteristic of Missing Middle Housing is smaller, well-
designed units. Courtesy: The Cottage Company
Fewer Off-street Parking Spaces
Because they are built in walkable neighborhoods with proximity to transportation
options and commercial amenities, Missing Middle housing types do not need the
same amount of parking as suburban housing. We typically recommend no more
than one parking spot per unit, and preferably less. In fact, requiring more than
one parking space per unit can make Missing Middle Housing infeasible to build.
For example, if your zoning code requires two parking spaces per unit, a fourplex
would require eight parking spaces, which would never fit on a typical residential
lot. In addition, providing that much off-street parking for each fourplex would
create a neighborhood of small parking lots rather than the desired neighborhood
of homes. Finally, requiring too much parking means that fewer households can
fit in the same amount of land, lessening the viability of transit and local
businesses.
Simple Construction
Missing Middle Housing is simply constructed (wood-frame/Type V), which
makes it a very attractive alternative for developers to achieve good densities
without the added financing challenges and risk of more complex construction
types. This aspect can also increase affordability when units are sold or rented.
As providing single family detached sub-$200,000 starter homes is becoming
increasingly out of reach for builders across the country, Missing Middle Housing
can provide an attractive and affordable alternative starter home.
Creates Community
Missing Middle Housing creates community through the integration of shared
community spaces within the building type (e.g. bungalow court), or simply from
being located within a vibrant neighborhood with places to eat, drink, and
socialize.
This is an important aspect in particular
considering the growing market of single-
person households (nearly 30% of all
households) that want to be part of a
community.
Missing Middle housing types help to create walkable
communities.
Marketable
Because of the increasing demand from baby boomers and millennials, as well
as shifting household demographics, the market is demanding more vibrant,
sustainable, walkable places to live. These Missing Middle housing types
respond directly to this demand.
In addition, the scale of these housing types makes them more attractive to many
buyers who want to live in a walkable neighborhood, but may not want to live in a
large condominium or apartment building.
If there is land for beautifully-designed homes that fill a gap between stand-alone
houses and mid-rise apartments, the smart thing to do is to fill it with housing
types we’ve been missing in our market for so long.”
— Heather Hood, Deputy Director, Northern California, Enterprise Community
Partners
How does Missing Middle Housing
integrate into blocks?
Missing Middle Housing types typically have a footprint not larger than a large
detached single-family home, making it easy to integrate them into existing
neighborhoods, and serve as a way for the neighborhood to transition to higher-
density and main street contexts. There are a number of ways in which this can
be accomplished:
Distributed throughout a block
Missing Middle Housing types are spread throughout the block and stand side-
by-side with detached single-family homes. This blended pattern of detached
single-family homes and Missing Middle Housing types, with densities up to 40
dwelling units per acre, works well because the forms of these types are never
larger than a large house.
“For us, mixing housing types is important in today’s market. Buyers want
choices, the investors and lenders want more flexibility in the projects, and
planning officials expect a more thoughtful integration into the existing
neighborhoods. The mixing of product provides a diverse community, enhances
value, and it helps create the type of place our buyers are looking for today.”
— David Leazenby, Onyx+East
Placed on the end-grain of a block
Missing Middle Housing types are placed on the end-grain of a block with
detached single-family homes, facing the primary street, which is often a slightly
busier corridor than the streets to which the detached single-family homes are
oriented. The most common condition is to have several fourplex units on the
end grain lots facing the primary street. This configuration is usually located on
the end grain of several continuous blocks adjacent to a neighborhood main
street, which increases the blended density to achieve the 16 dwelling
units/acre necessary to support small, locally-serving commercial and service
amenities.
This configuration allows for the use of slightly larger buildings because the
Missing Middle housing types are not sitting next to detached single-family
homes. In this block type, the alley to the rear of the lots also allows for a good
transition in scale to the detached single-family home lots behind them. Often
you will see a similar block configuration with one or two fourplexes on the
corners of the end grain lots on the block.
Transitioning to a commercial corridor
Missing Middle Housing is excellent to transition from a neighborhood to a Main
Street with commercial and mixed-use buildings. These types are generally more
tolerant and better able to effectively mitigate any potential conflicts related to the
proximity to commercial/retail buildings or parking lots behind commercial
buildings.
Transitioning to higher-density housing
Smaller-scale Missing Middle Housing types are placed on a few of the lots that
transition from the side street to the primary street, providing a transition in scale
to the larger buildings on the end grain of the block along the primary street.
What’s the best way to regulate
Missing Middle Housing?
Hint: Conventional Zoning Doesn’t Work
Conventional (Euclidean) zoning practice regulates primarily by land use or
allowed activities, dividing neighborhoods into single-family residential,
multifamily residential, commercial, office, etc. This separation of uses is the
antithesis of mixed-use walkable neighborhoods. Along with use, the zones are
often defined and controlled by unpredictable numeric values, such as floor area
ratio (FAR) and density, which create all sorts of barriers to Missing Middle
Housing.
For starters, Missing Middle Housing (MMH) is intended to be part of low-rise
residential neighborhoods, which are typically zoned as “single-family residential”
in conventional zoning. However, because MMH contains multiple units, it is, by
definition, not allowed in single-family zones. On the other hand, most multifamily
zones in conventional codes allow much bigger buildings (taller and wider) and
also typically encourage lot aggregation and large suburban garden apartment
buildings. The environments created by these zones are not what Missing Middle
Housing is intended for.
In addition, density-based zoning doesn’t work with the blended densities that are
typical in neighborhoods where Missing Middle Housing thrives. MMH are similar
in form and scale to detached single-family homes, but because they include
more units, they often vary dramatically in their densities, making them
impossible to regulate with a density-based system. For example, a bungalow
court can have densities of up to 35 dwelling units per acre even though the
buildings are only one story tall, because the size of each cottage is only 25 feet
by 30 feet. So if a zoning district sets a maximum density of 20 dwelling units per
acre, it would not allow the bungalow court type. On the other hand, if the zoning
district has a maximum density of 35 dwelling units per acre with few or no
additional form standards, every builder/developer will max out a lot with a large,
out-of-scale apartment building, rather than building the bungalow court the
neighborhood would prefer.
And one more thing: density-based zoning treats all units the same regardless of
size. This means that a 3,500-square-foot unit is considered the same as a 600-
square-foot unit for calculations such as density, parking and open space, thus
discouraging much-needed smaller units. For example, a fourplex with four 600sf
units would require four times the parking and open space as a 2,400sf detached
single-family home, even though the size of the building is the same, typically
making the fourplex infeasible to fit on a typical lot.
This Alameda, CA neighborhood has several Missing Middle
housing types on each block.
The Alternative: Form-Based Coding
Form-Based Coding is a proven alternative to conventional zoning that effectively
regulates Missing Middle Housing. Form-Based Codes (FBCs) remove barriers
and incentivize Missing Middle Housing in appropriate locations in a community.
FBCs represent a paradigm shift in the way that we regulate the built
environment, using physical form rather than a separation of uses as the
organizing principal, to create predictable, built results and a high-quality public
realm.
The Form-Based Approach to Regulating Missing
Middle Housing
Regulating Missing Middle Housing starts by defining a range of housing types
appropriate for the community based on the community’s existing physical
patterns, climate, and other considerations, as part of the early Community
Character Analysis phase of a planning and Form-Based Coding project.
A building types page from Cincinnati’s Form-Based
Code
Then for each form-based zone, a specific range of housing types is allowed
based on the intention for the neighborhood. For example, in a walkable
neighborhood, single-family-detached homes, bungalow courts, and side-by-side
duplexes may be allowed, or in a slightly more urban walkable neighborhood,
bungalow courts, side-by-side duplexes, stacked duplexes, fourplexes, and small
multiplexes might be allowed.
A zone from the Cincinnati’s Form-Based Code
In addition for each type, there are typically supplemental form standards that are
regulated to allow some of the individual aspects of certain MMH types while
preventing overbuilding in terms of height and bulk. For example, a bungalow
court type typically allows for more units, but has a maximum height of 1–1.5
stories, a maximum building footprint/unit size of around 800 square feet and a
minimum size of courtyard. A Form-Based Code can regulate these fine-grained
details, such that on a 100′ by 100′ lot, two fourplexes or a bungalow court with
eight small, one-story units could be allowed, but not a single, larger eight-unit
apartment building.
For these reasons and more, Form-Based Coding is the most effective way to
enable Missing Middle Housing.
The small multiplex building type from Cincinnati’s
Form-Based Code
“I want to thank you for your great work on Missing Middle Housing! It has been
useful in my current research on policy reforms to support more affordable infill
development in Victoria, B.C., and informing my report ‘Affordable Accessible
Housing in a Dynamic City.’”
— Todd Litman, Victoria Transport Policy Institute
For more information about Form-Based
Codes, see:
• Form-Based Codes: A Guide to Planners,
Urban Designers, Municipalities, and
Developers,
by Daniel Parolek, Karen Parolek, and Paul
C. Crawford
• Form-Based Codes Institute
Form-Based Codes with Building Types to
Reference:
• Cincinnati, OH (And read this blog
post about the project)
• Mesa, AZ (Article 6: Form-Based Code)
• Livermore, CA
Or find out about our Form-Based Coding
services
Illustration of the variety of places regulated by Flagstaff’s
Form-Based Code
HOUSING TYPE EXAMPLES
Los Gatos General Plan 2040 GPAC
EXHIBIT 5
Town of Los Gatos | General Plan Advisory Committee
2
Accessory Dwelling Units
Accessory dwelling units (ADUs) are an
additional dwelling unit to a primary residence.
They are known by many names: granny flats,
in-law units, backyard cottages, secondary
units, and more. ADUs are an innovative,
affordable, effective option for adding much-
needed housing. ADUs can be detached and
newly constructed units, converted garages
or basements, or built above a garage or
workshop.
New Laws to Streamline ADU Construction
Over the past few years, the California legislature has made efforts to streamline ADU
construction. This includes:
•Making ADU approval a ministerial action,
•Mandating that local governments approve ADU building permit requests if the
ADU meets certain standards,
•Allowing ADUs to be built in all zoning districts that allow single-family uses,
•Reducing or eliminating ADU parking requirements, and
•Reducing ADU utility-related fee requirements.
Housing Type Examples | August 2019
3
Tiny Homes
The tiny-house movement is an architectural and
social movement that promotes living simply,
financial prudence, and safe, shared community
experiences. Tiny homes are generally defined as
residential structures under 400 sq. ft. They can
built on permanent foundations or trailers.
Duplexes
A duplex has two dwelling
units attached to one
another with separate
entrances for each.
This includes two-story
houses with a complete
apartment on each
floor and side-by-side
apartments on a single lot
that share a common wall.
Town of Los Gatos | General Plan Advisory Committee
4
Townhouses
Triplexes and Fourplexes
A triplex has three dwelling units
attached to one another with
separate entrances for each, while a
fourplex has four dwelling units. This
includes multi-story houses with a
complete apartment on each floor
and also side-by-side apartments
on a single lot that share a common
wall.
Townhouses are single-family
dwelling units that usually have
two or three floors that share
a wall with another house.
Unlike duplexes, triplexes, or
fourplexes, each townhouse is
individually owned.
Housing Type Examples | August 2019
5
Co-Housing
Co-housing is an intentional
community of private homes clustered
around shared space. Each attached
or detached single-family home has
traditional amenities, including a private
kitchen. Shared spaces typically feature
a common house, which may include a
large kitchen and dining area, laundry,
and recreational spaces.
Courtyard Apartment/Bungalow Court
A courtyard apartment consists of
multiple side-by-side and/or stacked
dwelling units that are centered
around a shared outdoor open space
or garden. Each unit may have its
own individual entry, or several of the
units may share a common entry.
A bungalow court consists of a
series of small, detached structures,
providing multiple units arranged to
define a shared court that is typically
perpendicular to the street. The
shared court takes the place of a
private rear yard and is an important
community-enhancing element.
Town of Los Gatos | General Plan Advisory Committee
6
Live/Work
Micro Units
While there is no standard definition, a working definition of micro units is a small
studio apartment, typically less than 350 square feet, with a fully functioning
and accessibility compliant kitchen and bathroom. Under this definition, a
160-square-foot single-room-occupancy (SRO) unit that relies upon communal
kitchen or bathroom facilities does not qualify as a micro unit.
Live/work units consist of a
separate living space attached
to a work space within the same
unit that is occupied by the same
tenant.
Housing Type Examples | August 2019
7
Single-Family Detached
Small Lot Single-Family Detached
A single-family detached home is a
stand-alone structure that is maintained
and used as a single dwelling unit.
Density Range: 1-5 dwelling units/acre
Height/Stories: 35 feet, 2 stories
Small Lot Single-family detached
homes with a smaller building footprint
and lot size can be accommodate more
dwelling units per acre.
Density Range: 5-12 dwelling units/acre
Height/Stories: 35 feet, 2-3 stories
Town of Los Gatos | General Plan Advisory Committee
8
Multifamily-Low
Compact Single-Family or Multifamily-Very Low
Government Code Section 65583.2(c)(3)(B) allows the Town to use “default
density” standards as a streamlined option to meet the lower-income RHNA. The
default density for Los Gatos is 20 du/ac.
Compact Single-family detached homes
with a smaller building footprint and lot
size can be accommodate more dwelling
units per acre. Similarly, multifamily-very
low buildings can provide more dwelling
units per acre.
Density Range: 12-20 dwelling units/acre
Height/Stories: 35-45 feet, 2-3 stories
Multifamily buildings are designed
to house several different families
in separate housing units. They are
commonly known as apartments or
condominiums.
Density Range: 20-40 dwelling units/acre
Height/Stories: 35-50 feet, 2-4 stories
Housing Type Examples | August 2019
9
Multifamily-Medium
Multifamily-High
Multifamily buildings are designed
to house several different families
in separate housing units. They are
commonly known as apartments or
condominiums, depending on the
ownership structure.
Density Range: 40-60 dwelling units/acre
Height/Stories: 40-60 feet, 3-5 stories
Multifamily buildings are designed
to house several different families
in separate housing units. They are
commonly known as apartments or
condominiums, depending on the
ownership structure.
Density Range: 60+ dwelling units/
acre
Height/Stories: 50-80 feet, 5-8
stories
Town of Los Gatos | General Plan Advisory Committee
10
Low-Intensity Mixed Use
High-Intensity Mixed Use
Mixed-use development blends two or more or the
following land use types: residential, commercial, cultural,
institutional, and/or industrial. Typically, these developments
have commercial uses on the ground floor with residential
units above.
Density Range: up to 60 dwelling units/acre
Height/Stories: 40-60 feet, 3-5 stories
FAR Range: 0.3 to 1.0
Mixed-use development blends two
or more or the following land use
types: residential, commercial, cultural,
institutional, and/or industrial. Typically,
these developments have commercial
uses on the ground floor with residential
units above.
Density Range: 60+ dwelling units/acre
Height/Stories: 50-80 feet, 5-8 stories
FAR Range: 0.3 to 1.0
Vision and Guiding Principles
August 20, 2019
1
At their meeting on August 20, 2019, the Los Gatos Town Council approved a Vision Statement and set
of Guiding Principles for the Los Gatos 2040 General Plan.
Vision
The Town of Los Gatos is a welcoming, family‐oriented, and safe community nestled in the beautiful
foothills of the Santa Cruz Mountains. The Town is a sustainable community that takes pride in its small‐
town character and provides a range of housing opportunities, historic neighborhoods, local culture and
arts, excellent schools, and a lively and accessible downtown. Los Gatos offers a choice of mobility
options, superior public facilities and services, and an open and responsive local government that is
fiscally sound. Los Gatos has a dynamic and thriving economy that includes a mix of businesses
throughout Town that serves all residents, workers, and visitors.
Guiding Principles
Transportation
Provide a well‐connected transportation system that enables safe access for all transportation modes,
including pedestrians, bicyclists, motorists, and transit riders of all ages and abilities.
Sustainability
Manage, conserve, and preserve Los Gatos' natural environment for present and future generations.
Identify and provide opportunities to enhance the Town' s sustainability policies and practices.
Protect Natural Resources
Protect the natural resources and scenic assets that define Los Gatos, including open space preserves,
recreational trails, surrounding hillsides, and natural waterways.
Fiscal Stability / Responsibility
Provide high quality municipal services to the Los Gatos community while sustaining the Town's long
term fiscal health.
Government Transparency
Conduct governmental processes in an open manner and encourage public involvement in Town
governance.
EXHIBIT 6
Vision and Guiding Principles
August 20, 2019
2
Community Vitality
Invigorate downtown Los Gatos as a special place for community gathering, commerce, and other
activities for residents and visitors. Foster the economic vitality of all Los Gatos business locations.
Preserve and enhance the Town's historic resources and character while guiding the community into the
future.
Diverse Neighborhoods
Foster appropriate investments to maintain and enhance diverse neighborhoods, housing opportunities,
and infrastructure to meet the needs of all current and future residents.
Inclusivity
Recognize the importance of and promote ethnic, cultural, and socio‐economic diversity and equity to
enhance the quality of life in Los Gatos.
Promote Public Safety
Maintain and enhance Los Gatos as a safe community through preparation and planning, education, and
community design that is responsive to the full range of potential natural and man‐made hazards and
safety issues.
EXHIBIT 7
Master Land Use Alternatives Comparison Table
Alternative A Alternative B Alternative C Alternative D
Population
Total Net New Population 2,834 4,598 5,587 7,682
Total Population 3,974 5,738 6,727 8,822
Total Projected 2040 Population 34,969 36,733 37,722 39,817
Housing
Net New Dwellings 681 1,416 1,828 2,701
Potential Net New Accessory Dwelling Units 500 500 500 500
Total Net New Dwelling Units 1,181 1,916 2,328 3,201
Pending/Approved Dwelling Units 475 475 475 475
Total Future Dwelling Units 1,656 2,391 2,803 3,676
Dwelling Units Per Land Use Designation
Low Density Residential (LDR) - in OA 95 141 180 283
Low Density Residential (LDR) - outside OA 43 160 164 264
Low Density Residential (LDR) - Total Dwelling Units 138 301 344 547
Medium Density Residential (MDR) - in OA 129 166 166 258
Medium Density Residential (MDR) - outside OA 120 315 315 561
Medium Density Residential (MDR) - Total Dwelling Units 249 481 481 819
High Density Residential (HDR) - in OA 104 104 236 322
High Density Residential (HDR) - outside OA 54 81 98 98
High Density Residential (HDR) - Total Dwelling Units 158 185 334 420
Neighborhood Commercial (NC) - in OA 30 76 192 194
Neighborhood Commercial (NC) - outside OA 2 7 7 25
Neighborhood Commercial (NC) - Total Dwelling Units 32 83 199 219
Mixed Use Commercial (MUC) - in OA 91 345 21 630
Mixed Use Commercial (MUC) - outside OA 13 21 449 66
Mixed Use Commercial (MUC) - Total Dwelling Units 104 366 470 696
Employment
Employment 1,280 1,280 1,280 1,280
Transportation
Traffic Congestion Increase Levels
Minimal Increase
with 2 studied
intersections
seeing moderate
increase in
congestion
Minimal Increase
with 3 studied
intersections
seeing moderate
increase in
congestion
Moderate
increase with 4
studied
intersections
seeing moderate
increase in
Moderate
increase with 4
studied
intersections
seeing moderate
increase in
Total Daily VMT (lower VMT better)1,245,000 1,259,000 1,267,000 1,284,000
VMT per Service Population (lower VMT better)22.65 22.20 21.95 21.48
Fiscal*
Annual Revenue 4,320,000.00$ 5,796,000.00$ 6,564,000.00$ 8,378,000.00$
Annual Costs 3,710,000.00$ 5,280,000.00$ 6,264,000.00$ 8,413,000.00$
Net Fiscal Impact 610,000.00$ 516,000.00$ 300,000.00$ (35,000.00)$
Residential Net Impact 190,000.00$ 96,000.00$ (121,000.00)$ (455,000.00)$
Non-residential Net Impact 420,000.00$ 420,000.00$ 420,000.00$ 420,000.00$
Urban Form
Range of allowable building heights up to 35 feet up to 40 feet up to 50 feet up to 60 feet
Maximum number of stories 2 stories 3-4 stories 4 stories 5 stories
*There will be increases in property tax revenues associated with redevelopment of commercial space, which is not shown here
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EXHIBIT 8
Opportunity Area Dwelling Units by Alternative Comparison Table*
*The following net new dwelling units include only those new units produced under each land use
alternative. The totals exclude assumed accessory dwelling units (500 units) and pending/approved Town
projects (475 units).
HDR MDR MU NC LDR HDR MDR MU NC LDR
Outside OA 0 54 120 13 2 43 81 315 21 7 160
Pollard Road OA 1 0 8 0 4 2 0 10 0 9 5
North Santa Cruz Avenue OA 2 39 14 0 4 0 39 17 0 19 0
Winchester Boulevard OA 3 42 16 0 7 3 42 19 0 20 5
Lark Avenue OA 4 0 46 0 0 69 0 61 0 0 98
Los Gatos Boulevard OA 5 23 42 91 0 21 23 55 345 0 33
Union Avenue OA 6 0 1 0 11 0 0 2 0 17 0
Harwood Road OA 7 0 2 0 4 0 0 2 0 11 0
158 249 104 32 138 185 481 366 83 301
Total 681 Total 1,416
HDR MDR MU NC LDR HDR MDR MU NC LDR
Outside OA 0 98 315 21 7 164 98 561 66 25 264
Pollard Road OA 1 0 10 0 21 13 0 17 0 21 25
North Santa Cruz Avenue OA 2 100 17 0 63 1 141 26 0 63 3
Winchester Boulevard OA 3 88 19 0 50 10 117 30 0 50 17
Lark Avenue OA 4 0 61 0 0 101 0 92 0 0 123
Los Gatos Boulevard OA 5 48 55 449 0 53 64 87 630 0 111
Union Avenue OA 6 0 2 0 32 1 0 3 0 34 3
Harwood Road OA 7 0 2 0 26 1 0 3 0 26 1
334 481 470 199 344 420 819 696 219 547
Total 1,828 Total 2,701
Alternative DAlternative C
Alternative BAlternative A
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EXHIBIT 9
Assumptions, Development Standards, and Net New Dwelling Unit Comparisons*
*The following net new dwelling units include only those new units produced under each land use
alternative. The totals exclude assumed accessory dwelling units (500 units) and pending/approved Town
projects (475 units).
Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA
LDR 5%5%0 to 5 5 to 12 4 10 0.25 43 95
MDR 5%10%5 to 12 12 to 20 10 16 0.5 120 129
HDR 10%10%12 to 20 20 to 30 18 26 0.75 54 104
NC 5%5%0 to 20 10 to 20 18 18 0.5 2 30
MU 5%5%0 to 20 10 to 20 18 18 0.5 13 91
Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA
LDR 5%5%5 to 12 8 to 16 10 14 0.25 160 141
MDR 10%10%12 to 20 14 to 24 16 20 0.75 315 166
HDR 10%10%20 to 30 20 to 30 26 26 1 81 104
NC 10%10%0 to 20 10 to 20 18 18 0.75 7 76
MU 10%15%0 to 20 20 to 30 18 26 0.75 21 345
Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA
LDR 5%10% 5 to 12 8 to 16 10 14 0.5 164 180
MDR 10%10%12 to 20 14 to 24 16 20 0.75 315 166
HDR 15%15%20 to 30 30 to 40 26 36 1.25 98 236
NC 10%15%0 to 20 *20 to 30 *18 26 0.75 7 192
MU 10%20%0 to 20 *30 to 40 *18 26 1 21 449
Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA
LDR 10%15% 5 to 12 12 to 20 10 16 0.75 264 283
MDR 15%15%14 to 24 14 to 24 20 20 1 561 258
HDR 15%20%20 to 30 30 to 40 26 36 1.5 98 322
NC 15%15%20 to 30 *20 to 30 *26 26 1 25 194
MU 15%20%30 to 40 *30 to 40 *36 36 1.5 66 630
Dwelling Units
Alternative D: High Growth
Dwelling Units
Dwelling Units
Alternative A: Base Case - Low Growth
Alternative B: Medium Growth
Dwelling Units
Alternative C: Medium-High Growth
Land Use
Designation Redevelopment Density Range (DU/AC)Typical Density (DU/AC)FAR
Land Use
Designation Redevelopment Density Range (DU/AC)Typical Density (DU/AC)FAR
Land Use
Designation Redevelopment Density Range (DU/AC)Typical Density (DU/AC)FAR
Land Use
Designation Redevelopment Density Range (DU/AC)Typical Density (DU/AC)FAR
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Community Workshop #2 Summary
January 30, 2020
Community Workshop #2: Land Use Alternatives
Thursday January 16, 2020
6:30 pm – 8:30 pm
Fisher Middle School Library
Los Gatos, CA
On Thursday, January 16, 2020, the Town hosted the second community workshop on the General Plan
update to inform the community about the General Plan update process and solicit feedback related to
the Land Use Alternatives Report. The Community Workshop included an introductory presentation by
the consultant team on where we are in the General Plan update process, an overview of the Land Use
Alternatives Report, and a discussion of the next steps.
Attendees were provided a similar presentation to that provided to the General Plan Advisory
Committee (GPAC) on December 12, 2019. The presentation highlighted the importance of the land use
alternatives process in the General Plan update and the steps the GPAC, Town staff, and Consultant
team took to develop the set of alternatives and associated analysis presented in the Alternatives
Report. At the conclusion of the presentation, attendees were able to ask questions on the process and
results of the Land Use Alternatives Report. Attendees were then able to walk through a series of
stations with informative boards and an interactive survey highlighting the process and results of the
Land Use Alternatives Report.
This workshop format was set up as an open house which allowed for more one-on-one interaction and
dialogue between attendees, Town staff, and the consultant team. Following the workshop, the
PowerPoint presentation, informational posters, and the survey were uploaded to the General Plan
website (losgatos2040.com) to allow community members who were not able to attend in person the
ability to participate and provide feedback. The online engagement exercises were active from January
17 – January 29, 2020.
The following is an overview of the public comments and feedback from both the workshop and online
engagement, as of January 29, 2020.
Community Workshop #2 Survey
The survey provided at the community workshop and on the General Plan website consisted of a series
of 10 questions. These questions focused on the identification and selection of Opportunity Areas as
well as input on the range of, allowable density, building height, and housing product types.
Page 1 of 10
EXHIBIT 10
Community Workshop #2 Summary
January 30, 2020
Page 2 of 10
Community Workshop #2 Summary
January 30, 2020
Page 3 of 10
Community Workshop #2 Survey Results
The following includes all feedback collected at both the workshop and online related to the Land Use
Alternatives Survey.
The only additional area identified by attendees was inclusion of the Downtown area, highlighted in red
below.
Community Workshop #2 Summary
January 30, 2020
Page 4 of 10
The graph above shows the number of persons that thought that Opportunity Area should be removed
from the alternatives considered.
0
0.5
1
1.5
2
2.5
3
3.5
4
Los Gatos
Boulevard
Hardwood
Road
Pollard Road Lark Avenue Union Avenue North Santa
Cruz Avenue
Winchester
Avenue
2
1
4
1 1
Community Workshop #2 Summary
January 30, 2020
Page 5 of 10
SELECTED: 4 times SELECTED: 4 times
SELECTED: 7 times
SELECTED: 7 times
SELECTED: 5 times Townhomes Condominiums Multiple Detached Single-Family Units Duplex/Triplex/Fourplex Apartments
Community Workshop #2 Summary
January 30, 2020
Page 6 of 10
The following are the maps that attendees completed at the workshop. At the time of the completion of
the Staff Report for the GPAC Meeting, no maps were completed as part of the online engagement.
SELECTED: 5 times SELECTED: 3 times
Community Workshop #2 Summary
January 30, 2020
Page 7 of 10
Community Workshop #2 Summary
January 30, 2020
Page 8 of 10
Community Workshop #2 Summary
January 30, 2020
Page 9 of 10
The following numbers in the table show how many times the option was selected.
Yes No Not sure/no opinion
Duplex 5 3 0
Triplex 4 4 0
Fourplex 2 6 0
SELECTED:
2 times
SELECTED:
2 times
SELECTED:
1 time
SELECTED:
1 time
SELECTED:
1 time
SELECTED:
1 time
SELECTED:
4 times
SELECTED:
2 times
SELECTED:
1 time
Community Workshop #2 Summary
January 30, 2020
Page 10 of 10
The following numbers in the table show how many times the option was selected.
Please identify the Elks Lodge properly as High Density Residential (HDR). Currently the map
shows it as Low Density Residential (LDR). What a coincidence it is located directly across
from the “The Bay Club”.
Make the former lot high density residential at the corner of Los Gatos-Almaden at Los
Gatos Blvd.
There are current issues with traffic congestion, and I anticipate more upon the completion
of the project at LG Boulevard and Lark. Parking is constrained at all stores. We do not have
the infrastructure to accommodate large increases to the population. Los Gatos is a town,
not a city with multi-storied buildings.
Alternative A 3
Alternative B 2
Alternative C 1
Alternative D 2
None of the Above 0
GPAC Preferred Alternative
February 2020
EXHIBIT 11
Page 1 of 4
Summary of GPAC Preferred Alternative
On Thursday, January 30, 2020, the GPAC met to discuss the results of the community feedback received
on the Land Use Alternatives Report. This meeting was a follow-up to the December 12, 2019, GPAC
Meeting when the members discussed the findings of the Land Use Alternative Report. The Consultant
team described the input received from those attending Community Workshop #2 on January 16, 2020
(7 members of public attended), as well as additional feedback collected through online engagement
(input from 5 persons).
Following the discussion on community feedback, the Consultant team provided the GPAC with an
expanded look at the land use alternative projections contained in the Alternatives Report (based on
discussions with the GPAC from its December 2019 meeting). This new information addressed:
• The inclusion of projected accessory dwelling units (ADUs) into the projected dwelling units
under each of the land use alternatives. This increase, which was assumed to be the same for
each alternative, increased the unit production projected under each alternative; and
• Additional breakouts of each alternative by Opportunity Area for comparative purposes are
provide in Table 2 (Land Use Alternatives Comparison). This was provided to allow the GPAC to
develop hybrid alternatives by adding or removing components from a base alternative.
GPAC Direction
The GPAC deliberated on developing a recommendation of a preferred land use alternative to transmit
to the Planning Commission and Town Council for their respective consideration. A majority of GPAC
members agreed that both Alternative A and D did not adequately meet the direction from the GPAC.
The consensus amongst members was to focus on both Alternatives B and C which resulted in close to
or above 2,000 net new housing units. Nearing and/or exceeding the 2,000 net new dwelling units
would provide the Town enough flexibility to plan for projected housing requirements from future
Regional Housing Needs Allocation (RHNA) cycles.
The GPAC narrowed down the selection to Alternative C as the preferred land use alternative framework
because it provided opportunities for a wider range of housing types to meet the needs of a diversifying
community, while exceeding the 2,000 net new dwelling unit target. Alternative C included a variety of
development assumptions pertaining to redevelopment percentage, allowable density range, typical
density, and FAR (Table 1: GPAC Preferred Alternative Development Assumptions). These assumptions
fluctuated depending on whether a parcel is located within one of the seven designated Opportunity
Areas or not. Alternative C also allowed for the ability of development within specific areas in Town to
have a potential maximum height of up to 50 feet or 4 stories. Increasing the allowable height would
GPAC Preferred Alternative
February 2020
Page 2 of 4
potentially encourage the development of smaller multi-family units, which are needed to meet the
housing target in the Alternative .
In addition to selecting Alternative C as the Preferred Land Use Alternative Framework, the GPAC
directed Town staff and the Consultant team to retain the existing seven Opportunity Areas and include
an eighth Opportunity Area for Downtown Los Gatos (Figure 1: Opportunity Areas and General Plan
Land Use Designations). This new Opportunity Area would be restricted to only those parcels
designated with the Central Business District Land Use Designation or C-2 Zoning Designation. The
rationale behind including Downtown as a new Opportunity Area stems from community feedback as
well as GPAC consensus that there is the potential to increase the number of dwelling units in
Downtown to create an even more vibrant, walkable environment.
As the GPAC works on the Land Use Element and other content of the General Plan update, the GPAC
may refine the specific application of height and density increases within and outside the identified
Opportunity Areas.
GPAC Preferred Land Use Alternative
The following is the GPAC Preferred Land Use Alternative Framework depicted through a series of tables
and maps. The GPAC Preferred Alternative reflects Alternative C as the base with the addition of the
Downtown as an Opportunity Area. The assumptions used to calculate potential new dwelling units
Downtown were based on the same assumptions used to calculate the potential new dwelling units for
Neighborhood Commercial, shown in Table 1 (GPAC Preferred Alternative Development Assumptions).
Table 1: GPAC Preferred Alternative Development Assumptions
Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA Outside OA Inside OA
LDR 0 to 5 5%10% 5 to 12 8 to 16 10 14 0.5 164 180
MDR 5 to 12 10%10%12 to 20 14 to 24 16 20 0.75 315 166
HDR 12 to 20 15%15%20 to 30 30 to 40 26 36 1.25 98 236
NC 0 to 20 10%15%0 to 20 20 to 30 18 26 0.75 7 192
MU 0 to 20 10%20%0 to 20 30 to 40 18 26 1 21 449
CBD 0 to 20 N/A 15%N/A 20 to 30 N/A 26 0.75 0 136
Land Use
Designation Redevelopment Density Range (DU/AC)Typical Density (DU/AC)FAR Dwelling UnitsExisting Density
Range (DU/AC)
GPAC Preferred Alternative
GPAC Preferred Alternative
February 2020
Page 3 of 4
Table 2: Land Use Alternatives Comparison
Alternative AAlternative BAlternative CAlternative DGPAC Preferred Alternative PopulationTotal Net New Population2,834 4,598 5,587 7,682 5,914 Total Population 3,974 5,738 6,727 8,822 7,054 Total Projected 2040 Population34,969 36,733 37,722 39,817 38,049 HousingNet New Dwellings681 1,416 1,828 2,701 1,964 Potential Net New Accessory Dwelling Units500 500 500 500 500 Total Net New Dwelling Units1,181 1,916 2,328 3,201 2,464 Pending/Approved Dwelling Units475 475 475 475 475 Total Future Dwelling Units1,656 2,391 2,803 3,676 2,939 Dwelling Units Per Land Use Designation Low Density Residential (LDR) - in OA95 141 180 283 180 Low Density Residential (LDR) - outside OA43 160 164 264 164 Low Density Residential (LDR) - Total Dwelling Units138 301 344 547 344 Medium Density Residential (MDR) - in OA129 166 166 258 166 Medium Density Residential (MDR) - outside OA120 315 315 561 315 Medium Density Residential (MDR) - Total Dwelling Units249 481 481 819 481 High Density Residential (HDR) - in OA104 104 236 322 236 High Density Residential (HDR) - outside OA54 81 98 98 98 High Density Residential (HDR) - Total Dwelling Units158 185 334 420 334 Neighborhood Commercial (NC) - in OA30 76 192 194 192 Neighborhood Commercial (NC) - outside OA2 7 7 25 7 Neighborhood Commercial (NC) - Total Dwelling Units32 83 199 219 199 Mixed Use Commercial (MUC) - in OA91 345 21 630 21 Mixed Use Commercial (MUC) - outside OA13 21 449 66 449 Mixed Use Commercial (MUC) - Total Dwelling Units104 366 470 696 470 Central Business District (CBD) - Total Dwelling Units- - - - 136 EmploymentEmployment1,280 1,280 1,280 1,280 1,280
GPAC Preferred Alternative
February 2020
Page 4 of 4
Figure 1: Opportunity Areas and General Land Use Designations
GPAC Preferred Alternative