06 Desk Item - 506 University Avenue~pW N 0
COUNCIL AGENDA REPORT
DATE: March 3, 2008
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
MEETING DATE: 03/3/2008
ITEM NO:
DESK ITEM
SUBJECT: 506 UNIVERSITY AVENUE (APN 529-08-017)
PROPERTY OWNER: ARNERICH REVOCABLE TRUST
APPLICANT: DENNIS LOWERY, CAPITAL VENTURES
A. CONSIDER INTRODUCTION OF ORDINANCE TO ZONE A PARCEL
TO R-1D FROM RM:12-20 (ZONE CHANGE Z-07-001)
B. CONSIDER ADOPTION OF RESOLUTION TO AMEND THE GENERAL
PLAN TO MEDIUM DENSITY RESIDENTIAL (5-12 UNITS PER ACRE)
FROM HIGH DENSITY RESIDENTIAL (12-20 UNITS PER ACRE)
(GENERAL PLAN AMENDMENT GP-07-002)
RF,MARKS-
The staff report for this item discusses a staff recommended approach that would only amend the
General Plan and Zoning for a 5,182 square foot parcel at the corner of University Avenue and
Towne Terrace. The remaining 9,766 square foot lot would retain the existing multi-family
General Plan and Zoning designations. If the Council prefers this approach, the staff report had
recommended continuing the item and directing the applicant to revise the application.
However, should the Council wish to approve the staff recommended alternative during this
meeting, staff has modified the attachments for the General Plan Amendment and Zone Change
to include changing only the corner parcel. Approval of this approach would necessitate the
following actions:
I . Amend the General Plan designation for the corner of University Avenue and Towne Terrace
(as shown in attachment 4 as amended) from Multi-Family Residential 12 - 20 du/ac to
Medium Density Residential 5 -12 du/ac.
2. Change the Zoning designation for the corner of University Avenue and Towne Terrace (as
shown in attachment 5 as amended) from Multi-Family Residential 12 - 20 du/ac to R-1)
(Single Family Residential Downtown).
t
PREPARED BY: BUD N. LORTZ~,
DIRECTOR OF a MMUNITY DEVELOPMENT
Reviewed by: Assistant Town Manager' Town Attorney
Clerk Administrator Finance Community Development
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 506 UNIVERSITY AVENUE
March 3, 2008
3. Direct that the Parcel Map be revised to include two-lots and forwarded to the Development
Review Committee for final action.
Also attached are letters received after the report on this matter was finalized.
Attachmentc•
1-11 Previously Submitted
12. Letter from Keffer family dated 2-27-08
13. Letter from Iverson Family dated 3-3-08
BNL:CB
N:ADGV\CNCLRPTS\2008\,,06 University.deskitem.doe
1
1 • 1 ► • • _ •
"
Application No. Z-07-001 A.P.N. #529-07-017
Change of zoning map amending the Town Zoning Ordinance.
® Zone Change
From: R-M:12-20 To: R-113
❑ Prezonin
Forwarded by Planning Commission Date:
Approved by Town Council Date: Ord:
Clerk Administrator Mayor
506 University Avenue-
t
TOWN OF LOS GATOS
Application No. GP-07-002 A.P.N. #529-07-017 "
Change of the general plan map amending the Town General Plan
From: High Density Residential (12-20 units per acre)
To: Medium Density Residential (5-12 units per acre)
Forwarded by Planning Commission
Approved by Town Council Date:
Clerk Administrator
Mayor
Date:
Ord:
506 University-Avenue
Ji'
av~
I' L F, 2008
504 University Ale.
Los Gatos, CA 95 32 Wvm JS GA(OS
February 27, 200 crrilE DEPARTMENT
To: The Los Gatos Town Council
Re: 506 University Ave., Los Gatos
We, the Keffer family, have lived at 504 University Ave., next door to 506, for the
past 9 years. When we bought the house in 1999, we were not made aware that 506 was
zoned for multiple housing. When we found this out later, we were very concerned. We
bought a single family house, surrounded by other single family houses on both sides,
behind us, and across the street. We had no reason to suspect that the lots near us were
anything but zoned for single family homes. We really desire to keep the neighborhood
feel of single family homes on our block.
Shortly after finding out from the neighbors' daughter that 506 is zoned for multiple
housing, I called Budd Lortz at the Planning Commission and discussed my concerns.
This was probably in 1999 or 2000. I kept notes from that telephone call. Mr. Lortz
assured me at that time that the maximum number of units that the town of Los Gatos
would allow would be 2 or 3 units. He said because the 506 lot is a corner lot, the town
prefers low density, and that it would be desirable to move the entrance from University
to Town Terrace, for parking purposes. Needless to say, we are concerned about the
impact of quality of life imposed by having more than one house next door, as is the
current situation.
For these reasons, we strongly support Mr. Dennis Lowery's proposal to put 3 single
family homes on the lot, as opposed to higher density condos, duplexes, or apartments.
Higher density would increase traffic even more, would increase noise, and impact the
quality of life, as well as property values. Since there are already many apartments on
Towne Terrace, and further down on University, and there are often vacancy signs, it
doesn't really appear that there is a need for more apartments, or duplexes, or condos.
There is also a new office building with apartments for rent on the second floor, on the
corner of University and Rt. 9. The rent sign is always up in front of that new building
also.
We like that Mr. Lowery is building single family houses to sell, as that will attract the
types of families that desire long term stability and will make the neighborhood more
desirable to stay in. We also like that Mr. Lowery's current plans include preserving Paul
and Bernice Americh's historical home. Paul was the original owner of the house, and he
loved his home. He was a police officer for the town of Los Gatos and contributed a
great deal to the community. It is fitting that his home be preserved as a tribute to him.
As this development is further planned, we do have concerns for our privacy, and
hope that the Planning Commission will take privacy needs for both lots into account as
they proceed.
ATTACMENT 12
Thank you for your time and consideration.
Sincerely,
f
Lois Morrison-Keffer, Ph.D.
Thomas A. Keffer
lf"9
Jared Keffer
(Fisher 7th grader)
Los Gatos Town Council
110 East Main Street
Los Gatos, CA 95032
Re: 506 University Avenue, March 3, 2008
Our family home is on University Avenue, - one home away from the proposed development at 506
University Avenue.
We favor the development of the proposed single-family homes, preservation of the existing home and
final Council approval of the Planning Commission's map approval for this parcel.
We do not feel that multi-unit development on this property is appropriate or desirable for the character of
the neighborhood or the town.
This is why we feel the way we do:
1. The plans for single-family homes, as submitted to the town, appear to be attractive in scale and design
and to generally conform with other designs recently approved and built in town.
2. As shown, the plans indicate an aesthetically pleasing visual transition from the other single family
homes in the area to the high-density buildings further down Town Terrace. These new single family
residences would help to mitigate the more massive scale of the multi-unit development found on Town
Terrace and would be a positive addition to the character and appearance of the neighborhood and the
town.
3. Multi-unit development on this parcel, if allowed, will have additional negative impact on traffic, traffic
speed, parking and quality of life beyond the current negative impact that the existing adjacent multi-unit
development has on University Avenue residents.
4. 506 University Ave. has always been a single family home property as developed and inquiries with the
town in the past have elicited indications that this property would remain single family in fact, if not
zoning, to preserve the character of the adjacent single family neighborhoods on University Avenue.
5. The trade-off of probably one, or maybe two, small additional living units preserved using a monolithic
multi-unit structure where none has ever existed before in this single family neighborhood, vs. attractive
single family homes, which would fit the scale and mass of the neighborhood, is not an equitable or
desirable outcome for the character of the existing community. Preservation of such a unit simply to adhere
to one aspect of the general plan does not weight the outcome properly with respect to the harm such a
structure does to the qualities of our neighborhood.
6. There will always be other opportunities to fulfill the goals for multi-unit housing as called for in the
general plan without throwing away this chance to preserve the aesthetic qualities of the neighborhood
while mitigating the past mistakes that are represented by the design and scale of the adjacent high-density
properties.
Given the possible outcomes for this parcel, the proposed group of three single family homes seems a very
attractive opportunity for the town to have a positive impact on the stability and character of the town and
the neighborhood while promoting the preservation of the current structure on the parcel.
Please also give some consideration to the potential for a pedestrian crossing of University Avenue at Town
Terrace as part of this development effort. Such a crossing would be a positive benefit to the new residents
of the development as well as current Town Terrace residents and could have a positive effect on the traffic
attributes in this area.
Thank you,
The Iversen Family
500 University Avenue
ATTACI7MENT 13