Attachment 2Np
TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT DESK ITEM
• p "t Meeting Date: October 8, 2014
PREPARED BY: Erwin Ordonez, Senior Planner
eordonez(a)los atosea.gov
SUMMARY: Receive public testimony and discuss potential changes to the Town
Code for the establishment and use of Planned Development Overlay
Zoning Designations. This discussion may include the Town's
Community Benefit and Infill Policies. This is not a public hearing on
a specific amendment to the Town's Zoning Code.
RECOMMENDATION: Receive public testimony and as appropriate, forward a
recommendation to the Town Council regarding potential changes to
the Planned Development Ordinance and/or Community Benefit and
Infill Policies.
CEQA: A meeting conducted to receive public testimony in advance of a
public hearing is not a project pursuant to Section 15061 (b)(3) of the
adopted Guidelines for the Implementation of the California
Environmental Quality Act.
ACTION: Receive public testimony and possible recommendation to Town
Council
EXHIBITS: 1 -9. Previously received with October 8, 2014 staff report
10. Additional Correspondences
REMARKS:
The correspondences noted in Exhibit 10 were received from the public after the staff report for
this agenda item was prepared and distributed.
Prepared by:
Erwin Ordoiiez, AICP
Senior Planner
LRP:EO:ct
A"nz e -
Approved by:
Laurel R. Prevetti,
Assistant Town Manager/
Director of Community Development
N:\DEV\PC REPORTS\2014\PD Ord mce retemal.10 -8 -14 DESK.doc ATTACHMENT 2
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Silicon Valley
Association of REALTORS"
* "
October 6, 2014
Planning Commissioners
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95030
Dear Members of the Los Gatos Planning Commission,
The Silicon Valley Association of REALTORS® (SILVAR) is a trade association representing
over 4,000 real estate professionals in the counties of Santa Clara and San Mateo. Our
Association has historically been an advocate for homeowners and fair public policy. We would
like to comment on Agenda Item 2, Planned Development Discussion, on Wednesday night's
agenda.
We appreciate the Town's desire to address concerns raised by some members of the community.
However, the changes proposed to the Planned Development Overlay Zoning Designation (PD
Overlay Zones) could have significant consequences to property values in the Town. Taking
away the ability to use PD Overlay Zoning in a significant portion of the Town is very likely to
make those properties less valuable.
Outreach: This issue is complicated. There are many unknowns if this change is adopted: the
impacts on property values; the number of purchasers of property intending to use the PD
Overlay Zoning ordinance who have not yet applied; what happens in the future to what would
then be non - conforming developments, the impact on the Housing Element certification process.
Because of the complexities of the issues, and the breadth of unknown consequences, we strongly
encourage the Town to do extensive outreach. Citizens in Los Gatos should be made fully aware
of what this change would do to the future of the Town before any final decisions are made.
Understandine: The staff report points to 75 non - conforming developments and hundreds of non-
conforming units if the Town adopts these changes. We ask that the Town conduct an analysis of
these developments and answer these questions: What would the development have looked like
without PD Overlay Zoning and do the projects add value to the Town? If they do add value, then
PD Overlay Zoning adds value.
We ask the Planning Commission to adopt alternative one, and recommend that no change be
made to the existing PD Overlay Zoning regulations. If the Town does make changes, we ask that
the Town engage in a thorough public process with answers to the questions raised.
Thank you for allowing us the opportunity to comment regarding this item.
Sincerely,
ssica Epstein
Government Affairs Director
Silicon Valley Association of REALTORS®
19400 Stevens Creek Blvd., Suite 100 • Cupertino, CA 95014
Phone: 408.200.0100 • Fax: 408.200.0101 • w .silvar.org - E7CHIBIT 10
10/8/14 Desk Item
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Los Gatos Planning Commission
100 E. Main St.
Los Gatos, CA 95030
Dear Planning Commission Chair Smith and Commissioners,
This letter represents my views regarding the Planned Development Ad Hoc Committee's proposed
revisions to the Town Code regarding Planned Development Overlay Zones, a matter which is currently
before you. While the purpose of the proposal isn't clear to me (i.e., what problems does it solve ?), I
believe the current PD process is a valuable tool that has resulted in many quality residential and
commercial developments throughout the Town. Eliminating or substantially restricting the PD process
has town -wide implications and would, in my opinion, significantly constrain future infill development and
would negatively impact the Town's character, vibrancy, and quality of life. Finally, I believe that changes
of this magnitude warrant a more comprehensive and open decision process. Following are expansions of
these points:
PD is a Valuable Tool:
Los Gatos is primarily a "built out" community, as there few undeveloped large land parcels within Town
limits. Consequently, most future development will likely be "infill" projects on small parcels,
redevelopment of existing parcels, or projects with special or unusual circumstances. Existing zoning and
subdivision ordinances are more applicable to larger parcels, while the PD process is appropriate to many
smaller projects.
The current PD Ordinance is a tool that the Town can employ to provide alternative uses and
developments more consistent with site characteristics than are allowed in other established Town Zones
while creating an optimum quantity and use of open space and encouraging good design. Since the Town
Council must ultimately approve or not approve a PD development, the PD process certainly does not
represent a loophole or fast track to approval. In fact, in my experience, PD proposals receive far greater
visibility, scrutiny, and public input than "normal" projects. This increased focus typically results in high -
quality development that accommodates and balances community and private interests. Since PDs are a
helpful tool when dealing with special or unusual situations, it doesn't make sense to me to eliminate
them unless a better and more efficient tool is substituted.
PDs in Los Gatos:
Los Gatos has approved many PDs over the years, with most projects being well received, popular with
the community, and generally regarded as high quality. Without the PD process these developments
would have been substantially different, or else would not have been built at all. Note that Los Gatos' PDs
are not just residential housing and office buildings but also include non - residential projects such as the
Old Town shopping center, the Los Gatos Hotel, the downtown Safeway, and the new Los Gatos Public
Library. Several senior and Affordable Housing units have been built as PDs including the Los Gatos
Commons, the Meadows, the Terraces, the Rose Ave. Senior Housing, Villa Vasona, and the Open Doors
Project on West Parr Ave.
Many Town residents live in PD neighborhoods. Most of these residents truly love the Town, their
neighborhood, and their particular development, and these neighborhoods are often highly desirable, as
evidenced by relatively real estate activity and high resale prices. It would be interesting to know the
proportion of Los Gatos' housing units that were built in a PD zone. I expect the number would be a
surprise to many.
Los Gatos' PD housing projects include both multi and single family homes. Examples of townhouse/
multifamily PDs include Courtside, Charter Oaks, Rinconada Hills, Cuesta de Los Gatos /Maggi Ct., Forbes
Mill, and Los Gatos Village. These developments have homeowners associations which maintain much of
the landscaping along with other amenities including open space and swimming pools.
A few examples of single family homes approved as a PD include Heritage Grove on Blossom Hill Rd.,
Monroe Court, Oak Knoll, Bersano Lane, Andre Court, Bachman Court, Bella Vista Court, Ohlone Court,
Kennedy Meadows, Boyer Lane, and newer projects Bluebird Lane and Laurel Mews. It should be noted
that not all PDs are developed with homes on small parcels as Shannon Oaks /Mt. Laurel Lane includes
homes on large parcels.
PD zoning has resulted in many projects, including residential communities that over the years have been
broadly accepted and today are sought -after properties. Where one decides to live is a matter of personal
choice. What makes Los Gatos unique is the variety of desirable neighborhoods in Town. It's notable that
some of our oldest and most historical neighborhoods, including the Almond Grove and the
Johnson /Loma Alta areas, lack many of the elements required today of new developments such as
garages, adequate onsite parking, and required property setbacks. Other neighborhoods have most of the
typical subdivision requirements, but not sidewalks or streetlights, and often the residents there prefer it
that way. There are large townhome communities and also smaller condominium clusters, each with their
own set of amenities. There are many variables, but because an individual doesn't personally like a certain
neighborhood of homes doesn't mean that those living in that neighborhood share that feeling.
Decision Process Suggestions:
To my knowledge the proposed PD revisions have been made without significant public input or an overall
"cost /benefit" analysis. I suggest that greater public outreach be conducted. I suspect this is will be a
sizeable educational task as very few residents understand PDs (including those living in PD projects).
Zoning in general, and PD overlays in particular, are very complex topics. An analysis should be conducted
to evaluate the benefits and issues that have arisen from the approved projects.
Since 1964 with Rinconada Hills approved as the first PD project by the Los Gatos Town Council, there
have been 75 approved developments. The Planning Commission and ultimately the Town Council
should understand them and discuss: 1) What. PD projects have been good and /or beneficial to the Town?
Could these projects be largely accommodated using "normal zoning "? If not, how would these projects
need to be modified in order to satisfy "normal zoning ?" 2) What PD developments are considered "less
desirable ?" How should these projects be modified to make them acceptable? Were the negative aspects
of these projects visible during the Planning Commission and Town Council approval process? Or were
they simply inherent in the PD process? 3) What are the specific concerns or issues with PD zoning? 4)
What changes or reforms to the PD ordinance are warranted? 5) Are there any significant costs or impacts
to the public for making changes to the PD ordinance?
This is the type of process needed by the Planning Commission and ultimately the Council, to ensure
future projects are consistent with residents' wishes and the Town's General Plan.
In summary, the current PD process has been a valuable tool that has yielded many quality residential and
commercial developments throughout the Town. Eliminating or substantially restricting the PD process
will constrain future infill development and essentially prohibit projects akin to today's successful PDs.
Changes of this magnitude need thoughtful and careful study, informed constituents, and a
comprehensive and open decision process.
Sincerely,
Mark Robson
Planning
,om: Chris Cowan <chrislcowan @yahoo.com>
ent: Wednesday, October 08, 2014 10:27 AM
To: Planning
Subject: comment for Planning Commission
Hi Mr. Ordonez,
If possible, please include this message for the Planning Commission meeting today. Thank you.
Dear Members of the Los Gatos Planning Commission,
I am writing in support of increasing restrictions on the use of Planned Developments. The Planned
Development designation is intended to encourage good/extraordinary design that is consistent with site
characteristics. The impression that I get in reviewing recent planned development projects is that the
designation is being abused as a tool to enable developers to exceed density limits that have been carefully
specified by the Town. Residents of the Town of Los Gatos do not want to sacrifice quality of life (small town
atmosphere, traffic, school capacity, etc.) in order to help developers maximize profits.
Vice Mayor Marcia Jensen made a good summary of the over -use of Planned Developments in her assessment
of the recently approved Planned Development at the Knowles Courthouse site. After reviewing the intent of
the planned development statute as a tool to enable good design that is consistent with site characteristics, she
noted that "we don't have that here... we have lots of residences squeezed onto a single lot"
Thank you for your consideration,
As Cowan
14412 Oka Ln.
Los Gatos, CA 95032
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