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Item 2 - 16466 Bonnie Lane Staff Report with Attachments PREPARED BY: RYAN SAFTY Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov TOWN OF LOS GATOS CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE REPORT MEETING DATE: 03/10/2021 ITEM NO: 2 DATE: March 4, 2021 TO: Conceptual Development Advisory Committee FROM: Joel Paulson, Community Development Director SUBJECT: Conceptual Development Advisory Committee Application CD-21-001. Project Location: 16466 Bonnie Lane. APN. 532-02-053. Property Owner: Mish Chadwick. Applicant: Tony Jeans, THIS Design. Requesting preliminary review of a proposal for subdivision of one lot into two lots on property zoned R-1:20. ROLE OF THE CDAC: The Conceptual Development Advisory Committee (CDAC) advises a prospective applicant on the overall consistency of a project with Town policies prior to submitting a formal application and investing in the development review process. The Committee also endeavors to identify the potential issues that will need to be addressed during the development review process should the applicant wish to submit an application. The issues identified by the Committee are not intended to be all-inclusive and other additional issues may be identified during the formal development review process. None of the Committee's comments are binding on the Town and in no way are they intended to indicate whether the project will be received favorably by the various review bodies that are charged with evaluating and deciding the application. As noted in thi s report, if an application is filed, technical analysis would need to be done during the evaluation of the proposal. In addition, public input is a required and essential component in the development review process. Notice has been sent to residents and property owners within 300 feet of the project site. In addition to the public comments received at this meeting, a ll applicants are strongly encouraged to hold neighborhood meetings to receive input as the design of the project evolves should they decide to proceed with the development review process. PAGE 2 OF 4 SUBJECT: 16466 Bonnie Lane/CD-21-001 DATE: March 4, 2021 N:\DEV\CDAC\CDAC Reports and Attachments\2021\03-10-21\16466 Bonnie Lane\Staff Report.16466 Bonnie Lane.docx PROJECT DESCRIPTION: The applicant has submitted a project description (Attachment 3), site photographs (Attachment 4), and conceptual plans (Attachment 5) for the subdivision of one lot into two lots at 16466 Bonnie Lane. Due to the owner’s desire to maintain the existing structures on site, the applicant is requesting two lots with an irregular property line configuration. The subject property is zoned R-1:20 (Single-Family Residential) and is outside of the Hillside Planning Area. Future development would require an Architecture and Site application and be subject to the Residential Design Guidelines and portions of the Hillside Development Standards and Guidelines (HDS&G) due to the average slope of the lot. The subject property is accessed through a 50-foot wide ingress/egress easement off Bonnie Lane, which is shared with two other properties. The proposed new lot would also have access through this easement, serving a proposed total of four properties. The applicant is also requesting preliminary review of an optional 10-foot reduction to this easement (from 50 feet to 40 feet) for added flexibility with the future house design and placement. To pursue this option, the applicant would need to work with the surrounding property owners to amend the easement and receive approval through a Subdivision application. Key elements of the proposed project, as listed on the project description and plans submitted, are as follows: • Subdivision of one 81,866-square foot lot into two irregularly shaped single-family residential lots of approximately 40,000 square feet with frontages of 138 and 124 feet and depths of 230 and 240 feet; and • Optional ingress/egress easement reduction from 50 feet to 40 feet. EXISTING GENERAL PLAN, ZONING, SPECIFIC PLAN DESIGNATION, AND PLANNING AREA: 1. General Plan designation: Low Density Residential, 0-5 dwelling units per net acre. 2. Surrounding General Plan designations: Low Density Residential on all sides. 3. Zoning designation: R-1:20 (Single-Family Residential). 4. Surrounding zoning designations: R-1:20 (Single-Family Residential) to the north and south, and R-1:8 (Single-Family Residential) and R-1:20 (Single-Family Residential) to the east and west. 5. Hillside Specific Plan (HSP) Study Area: Not located in a sub-area. 6. Hillside Development Standards and Guidelines: Residentially zoned parcels with an average slope of 10 percent or greater outside of the Town’s Hillside Area. PAGE 3 OF 4 SUBJECT: 16466 Bonnie Lane/CD-21-001 DATE: March 4, 2021 N:\DEV\CDAC\CDAC Reports and Attachments\2021\03-10-21\16466 Bonnie Lane\Staff Report.16466 Bonnie Lane.docx EXISTING CONDITIONS: 1. The project site is 1.88 acres (81,866 square feet). 2. The average slope of the project site is 13.1 percent. 3. The project site contains an existing single-family home, detached 2,256-square foot accessory barn structure, pool with a cabana structure, sports court, and large grass field in the “panhandle” portion of the lot. POTENTIAL CONSIDERATIONS AND ISSUES: The following is a brief list of issues and topics for consideration by the CDAC. Staff has not reached conclusions on these topics. Staff is identifying them here to help frame the discussion and to solicit input. The main question for the CDAC is whether or not the applicant’s concept for the project creates a high-quality plan appropriate for Los Gatos in this location. If an application is filed, staff would evaluate the technical issues. 1. General Plan/Zoning a. The subject property is currently zoned R-1:20 (Single-Family Residential), which is consistent with the existing General Plan designation, Low Density Residential. b. Is the proposed subdivision consistent with all elements of the General Plan? 2. Density a. Is this site physically suitable for the proposed density? 3. Lot Configurations a. Minimum lot area for the R-1:20 zone is 20,000 square feet. b. The minimum frontage required for the R-1:20 zone is 100 feet. c. The minimum lot depth required for the R-1:20 zone is 140 feet. d. Is the site physically suitable for the type of development? e. Is the site layout and lot pattern compatible with the surrounding properties? 4. Parking/Circulation a. Would each lot have adequate access? b. Will adequate parking be provided for each lot? c. Would driveway slopes exceed the 15 percent limit in the HDS&G? d. Is a reduction to the shared ingress/egress easement appropriate? 5. Tree Impacts a. An arborist report will be required during development review to evaluate the potential impact to trees. b. Will driveways be located to avoid tree impacts? c. Will underground water, sewer, electrical, and telephone utility lines impact trees? PAGE 4 OF 4 SUBJECT: 16466 Bonnie Lane/CD-21-001 DATE: March 4, 2021 N:\DEV\CDAC\CDAC Reports and Attachments\2021\03-10-21\16466 Bonnie Lane\Staff Report.16466 Bonnie Lane.docx 6. Creeks/Waterways a. Would future development impact existing creeks or waterways? b. Compliance with the Standards and Guidelines for Land Use Near Streams will be required if there are existing creeks or waterways on the site. c. Valley Water, Regional Water Quality Board, and other agencies may need to review a future project. 7. Wildland Urban Interface Zone a. The subject property is located in the Wildland Very High Fire Hazard Area. 8. Hillside Development Standards and Guidelines a. Future development of the lots would be subject to portions of the HDS&G due to the average slope exceeding 10 percent. b. Would future development of the proposed lots require grading that would meet the HDS&G? PUBLIC COMMENTS: Staff has included all public comments received by 11:00 a.m., Friday, March 4, 2021 as Attachment 6. Attachments: 1. Location map 2. CDAC Application 3. Project Description Letter 4. Site Photographs 5. Conceptual Plans 6. Public comments received by 11:00 am, Thursday, March 4, 2021 Distribution: Tony Jeans, PO Box 1518, Los Gatos, CA 95031 Mish Chadwick, 16466 Bonnie Lane, Los Gatos, CA 95032 BONNIE LNSHANNON RD ANN ARBOR DRPEACOCK LNSHADY VIEW L N WOLLIN WY 16466 Bonnie Lane 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm) ATTACHMENT 1 This Page Intentionally Left Blank ATTACHMENT 2 This Page Intentionally Left Blank T.H.I.S. DESIGN & DEVELOPMENT P.O.Box 1518, Los Gatos, CA 95031 Tel: 408.354.1863 Fax: 408.354.1823 Town of Los Gatos 110 East Main St Los Gatos Ca 93030 CDAC Review – 16466 Bonnie Lane February 13th, 2021 Dear Committee Members 1.We are requesting that you review the Proposed Application for consideration as a pre-cursor to an application to subdivide a large [81,166 SF], irregularly shaped lot in the R1-20 zoning district into 2 parcels – each in excess of 40,000 sq ft. 2.We are also requesting that you give consideration to an associated Lot Line Adjustment, which would modify the Right of Way access in front of the property from 50 ft in width down to 40ft. Discussion: Bonnie Lane is a 40 ft wide Right of way along its length from Shannon Road. Most of the properties along Bonnie Lane are legal non-conforming lots with typical frontages of 80-90 ft [100 ft standard] and with side setbacks of 5-10 ft [15 ft standard]. The property has a panhandle of about 20,000 sq ft with a seasonal creek in the rear, making a portion of the land suitable only for ancillary use. In attempting to design this Lot Split we are attempting to retain the existing structures on the property [Residence, Barn, Pool and Cabana, with consideration also for the sports court and bocci court]. There is a reasonably logical lot line that we are proposing for this subdivision based on the location of existing structures. Even though the overall property is irregular in shape, it is sufficiently large that our proposal would create 2 conforming lots: •Approximately equal size [over 40,000 sq ft - with 20,000 sq ft required] •Conforming frontage [138 ft and 124 ft - with 100 ft required] •Conforming depth [230 ft and 240 ft with 140 ft minimum for R1:20 zoning] •Conforming setbacks [30/15/25 ft] for front side and rear. House placement has been suggested in the Map and would conform to the homes along Bonnie Lane, except that Bonnie Lane homes have significantly reduced side setbacks. It would be desirable to reduce the frontage street RoW from a 50 ft wide access corridor to 40 ft in with to allow for more flexibility in house placement. Bonnie Lane itself is a 40ft wide RoW, and this would be in consistent. We would also like the thoughts of the committee members as to the desirability of this aspect of the project. It is not fundamental to the success of the project, but the added flexibility might help with the house design and placement to reduce neighbor impacts and privacy. Tony Jeans Attachments: Plan Set [6 sheets], Google Street View & Google 3D Aerial View ATTACHMENT 3 This Page Intentionally Left Blank Imagery ©2021 Google, Map data ©2021 50 ft 16466 Bonnie Ln ATTACHMENT 4 Image capture: Mar 2019 © 2021 Google 16471 Bonnie Ln ATTACHMENT 5 From: Anne Roley <anne@anne4pt.com> Sent: Wednesday, March 3, 2021 2:14 PM To: Planning Comment <PlanningComment@losgatosca.gov> Subject: RE: Conceptual Development Advisory Committee Application #CD-21-00 Dear Planning Department Project Planner: Ryan Safty Regarding the application #CD-21-00 for 16466 Bonnie Lane. What is permissible to develop on the rectangular piece of property that runs along the creek behind our home at 16436 Bonnie Lane?? Can the owner build a structure on that land? Another barn? A livable structure? A shed? Can the owner put a tennis court or sports court on that land along the creek behind our home? What are the limitations to that area - setbacks from the creek etc..... What is possible? Thank you, Anne Roley 16436 Bonnie Lane Los Gatos, CA. 95032 408-410-5781 ATTACHMENT 6 This Page Intentionally Left Blank