Staff Report.120 Oak Meadow Drive
PREPARED BY: Sean Mullin, 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: 07/24/2024
ITEM NO: 3
DATE: July 19, 2024
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Modification of Planned Development Ordinance
1412, Subdivision of One Lot into Two Lots, Construction of a Single-Family
Residence, and Site Work Requiring a Grading Permit on Property Zoned
O:PD. Located at 120 Oak Meadow Drive. APN 529-10-131. Subdivision
Application M-20-011, Planned Development Application PD-20-002,
Architecture and Site Application S-22-021. Categorically Exempt Pursuant to
CEQA Guidelines Sections 15315: Minor Land Divisions; 15303: New
Construction; and 15304: Minor Alterations to Land. Property Owner: Marty
and Penny McFarland. Applicants: Terence J. Szewczyk (M-20-011 and
PD-20-002) and Jay Plett, Architect (S-22-021). Project Planner: Sean Mullin.
RECOMMENDATION:
Forward a recommendation of approval to the Town Council on a request for modification of
Planned Development Ordinance 1412, subdivision of one lot into two lots, construction of a
single-family residence, and site work requiring a Grading Permit on property zoned O:PD,
located at 120 Oak Meadow Drive.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: O:PD, Office - Planned Development Overlay
Applicable Plans & Standards: General Plan, Residential Design Guidelines, applicable
sections of the Hillside Development Standards and Guidelines
Parcel Size: 17,699 square feet (0.41 acres)
PAGE 2 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
PROJECT DATA (continued):
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Sections 15315: Minor Land Divisions; 15303: New
Construction; and 15304: Minor Alterations to Land.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section s 15315: Minor Land
Divisions; 15303: New Construction; and 15304: Minor Alterations to Land.
▪ As required by Section 29.80.095 of the Town Code for granting approval of a Planned
Development Overlay Zone.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except for the requested modifications to the lot coverage limitations for
Parcels A and B; floor area ratio (FAR) standards for Parcels A and B; and the minimum lot
size and setbacks for Parcel B.
▪ That the amendment to the Planned Development Overlay is consistent with the General
Plan.
▪ As required by Section 66474 of the State Subdivision Map Act.
▪ The project complies with the applicable sections of the Hillside Development Standards
and Guidelines for a property with an average slope of 10 percent or greater except for the
requested modifications to the maximum driveway slope and for a portion of a building
located outside the LRDA.
▪ The project complies with the Residential Design Guidelines.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
Existing Land Use General Plan Zoning
North Office Office Professional O:PD
South Office Office Professional and
Medium Density Residential
O and O:PD
East Office Office Professional and
Medium Density Residential
O
West Residential Office Professional O:PD
PAGE 3 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
ACTION:
Forward a recommendation regarding Planned Development application PD-22-001,
Subdivision application M-20-011, and Architecture and Site application S-22-021 to the Town
Council.
BACKGROUND:
The subject property is approximately 17,699 square feet located on Oak Meadow Drive
between Roberts Road and Blossom Hill Road within a planned development comprised of two-
story townhomes, an office building, and the single-family residence on the subject property
(Exhibit 1). The property is developed with an existing 3,621-square foot, two-story residence
with a 520-square foot attached garage (Exhibit 15). Oak Meadow Drive, a private road,
surrounds the property on three sides. Vehicular access from the private road is provided via a
driveway serving the attached garage located along the south property line. Pedestrian access
is provided on the west and east property lines. Much of the property is sloped, having an
average slope of 15.1 percent. Areas where slopes exceed 30 percent are limited and located
along the north property line. Pursuant to Section 1.1 (c) of the Residential Design Guidelines,
properties with an average slope of 10 percent or greater located outside of the Hillside Area
are subject to the following sections of the Hillside Development Standards and Guidelines
(HDS&G):
• Constraints Analysis and Site Selection (excluding visibility).
• Site Planning for:
o Grading;
o Drainage;
o Driveways and Parking; and
o Geologic Safety.
• Site Elements for Retaining Walls.
Planned Development (PD) Ordinance 1412 was adopted on December 4, 1978, and took effect
on January 3, 1979 (Exhibit 5). The PD Ordinance allowed for the following:
1. Demolition of an existing one-story residential structure;
2. Conversion of an existing two-story medical office structure into a residential townhouse
unit;
3. Construction of 10 two-story residential townhouse units; and
4. Landscaping, parking, and limited tree removal as granted under precise plan ap proval.
Construction of the Townhomes and other site improvements were completed in 1981.
The existing PD Ordinance specifies that the permitted uses, conditional uses, and setback
requirements for the areas within the boundary of the townhouse complex are those of the
PAGE 4 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
BACKGROUND (continued):
R-M zone. Since the subject property is not located within the townhouse complex and there
are no performance standards contained in the PD Ordinance specific to the subject property,
the permitted uses, conditional uses, setback requirements, and other development standards
applicable to the subject property default to the underlying O zone.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 17,699 square feet located on Oak Meadow Drive
between Roberts Road and Blossom Hill Road within a planned development comprised of
two-story townhomes, an office building, and the single-family residence on the subject
property (Exhibit 1).
B. Project Summary
The applicant is requesting approval to modify PD Ordinance 1412 to allow subdivision of
the subject property into two lots and construction of a new two-story, single-family
residence. Parcel A would include the existing residence and Parcel B would be developed
with a new single-family residence. The applicant also requests approval of additional
modifications to the performance standards in the PD Ordinance affecting Parcels A and B
to allow for the following deviations from the O zone requirements and applicable sections
of the HDS&G:
Parcel A
• Lot coverage exceeding 40 percent; and
• Existing residence exceeding FAR standards.
Parcel B
• Lot size below what is required by the zone;
• Proposed residence exceeding FAR standards;
• Lot coverage exceeding 40 percent;
• Reduced setbacks;
• Portion of the residence located outside of the LRDA; and
• Driveway slope exceeding 15 percent.
C. Zoning Compliance
The subject property is located in a PD that provides for a mix of residential and office uses
(Exhibit 5). The PD provides that the subject property is governed by the regulations of the
PAGE 5 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
PROJECT DESCRIPTION (continued):
O zone. The proposed project includes subdivision of the property into two lots and
construction of a new single-family residence. The proposed subdivision would result in
two lots with areas of 11,906 square feet and 5,793 square feet, where 8,000 square feet is
the minimum required by the O zone. Following subdivision, the existing residence would
be located on Parcel A with a lot coverage of 40.3 percent, where 40 percent is the
maximum allowed in the O zone. Additionally, the existing residence would exceed the
allowable FAR by 373 square feet. The proposed residence on Parcel B would have a lot
coverage of 42.6 percent, where 40 percent is the maximum allowed in the O zone, and
would exceed the allowable FAR by 403 square feet . The proposed residence on Parcel B
would include reduced setbacks and portions of the structure would be located outside of
the LRDA. The proposed driveway serving Parcel B would include a maximum slope of 17.5
percent, where a maximum 15 percent slope is the standard in the HDS&G. These
deviations from the requirements of the O zone and applicable sections of the HDS&G can
be allowed if approved as performance standards specific to the project area under a
modified PD Ordinance.
Other than the deviations described above, the proposed project complies with the zoning
regulations.
DISCUSSION:
B. Planned Development
The applicant is requesting approval to modify PD Ordinance 1412 to allow subdivision of
the subject property into two lots and construction of a new two-story, single-family
residence. The modified PD would establish the regulations under which these actions
would be allowed, including all deviations from the O zone development standards and
applicable sections of the HDS&G.
The modified PD would allow for subdivision of the subject property into two parcels.
Parcel A would include the existing residence and Parcel B would be developed with a new
single-family residence. The proposed PD modification requires continued compliance with
all provisions of the O zone, as specified in PD Ordinance 1412, and applicable sections of
the HDS&G, except for the items listed below, which are proposed to be allowed through
the amended PD ordinance:
• Lot Size: The O zone requires a minimum lot size of 8,000 square feet and the proposed
subdivision would result in lots with areas of 11,906 square feet (Parcel A) and 5,793
square feet (Parcel B).
• Lot Coverage: The existing residence would be located on new Parcel A, following
subdivision. The lot coverage for Parcel A would be 40.3 percent, where 40 percent is
PAGE 6 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
the maximum allowed in the O zone. Similarly, the proposed residence on Parcel B
would have a lot coverage of 42.6 percent, exceeding the limitations of the zone.
• FAR Standards: The existing residence would be located on new Parcel A, following
subdivision. The FAR of the existing residence would be 0.30 (3,621 square feet), where
0.27 (3,248 square feet) is the maximum allowed for a single -family residence located in
a nonresidential zone. Similarly, the proposed residence on Parcel B would have a FAR
of 0.34 (1,946 square feet), where 0.27 (1,543 square feet) is the maximum allowed for
a single-family residence located in a nonresidential zone.
• Setbacks: The proposed residence on Parcel B would include reduced front, rear, and
side setbacks.
• LRDA: The proposed residence on Parcel B would include portions of the structure
located outside of the LRDA.
• Driveway Slope: The proposed driveway serving Parcel B includes a portion with a
maximum slope of 17.5 percent, where a maximum 15 percent slope is the standard in
the HDS&G.
A summary of the required and proposed development standards that deviate from Town
regulations is provided in the table below.
Office Zone Development Standards
Standards Parcel A Parcel B
Min. Lot Size 8,000 sf 11,906 sf 5,793 sf
Max. Lot Coverage 40 percent 40.3 percent
(4,762 sf)
42.6 percent
(2,470 sf)
FAR
Parcel A
Parcel B
0.27 (3,248 sf)
0.27 (1,543 sf)
0.30 (3,621 sf)
0.34 (1,946 sf)
Setbacks
Front
Side
Rear (through lots)
Street Side
25 ft
10 ft
25 ft
15 ft
7 ft*
59.3 ft
17.5 ft*
12 ft* and 15.5 ft*
6 ft
3 ft
7 ft
N/A
LRDA N/A Portions of residence
outside of LRDA
Driveway Slope Max. 15 percent N/A 17.5 percent
* Existing condition to remain
The applicants discuss the requested exceptions in their letter of justification and project
description (Exhibit 6 and 7).
PAGE 7 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
The applicant proposes to modify the existing PD Ordinance for the property, which would
provide specific guidance for the future subdivision and single-family residential
development. The PD Ordinance would define the maximum allowable development,
including the maximum floor area and building height. The project includes the required
Subdivision and Architecture and Site applications to implement the proposed project if the
PD Ordinance is approved.
C. Architecture and Site Analysis
The subject property is located in a PD with an underlying O zone, a nonresidential zone.
Town Code Section 29.50.060 provides the FAR standards for single-family and two-family
dwellings located in nonresidential zones. Other d evelopment standards applicable to the
subject property default to those included in the underlying O zone
In the O zone, the size of a single-family dwelling is regulated through lot coverage, FAR
standards, height, and setback limitations. The applicant proposes construction of a 1,946
square-foot two-story, single-family residence with 502 square feet of below-grade square
footage and a 467 square-foot attached garage (Exhibit 15). The project proposes a hybrid
traditional style residence with details and materials that are consistent with the
neighborhood. Proposed exterior materials include: a composition shingle roof; vertical
wood siding; stucco siding; and aluminum or fiberglass windows (Exhibit 8). A summary of
the proposed floor area for the residence is provided in the table below.
As discussed above, the proposed lot coverage for Parcel B would be 42.6 percent, where
40 percent is the maximum of the zone. The proposed residence would also have a FAR of
0.34 (1,946 square feet), where 0.27 (1,543 square feet) is the maximum allowed. The
maximum height of the proposed residence would be 29 feet, six inches, where the zone
allows for a maximum height of 35 feet. Lastly, the proposed residence would have
reduced setbacks on the front, rear, and north side setbacks.
Parcel B Floor Area Summary
Proposed Square Feet
Lower Floor
Main Floor
Upper Floor
Total
305
862
779
1,946
Maximum Allowed
Exceeds by
1,543
403
Below-Grade Area 502
Garage 467
PAGE 8 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
D. Site Design
Parcel B slopes up approximately 19 feet from east to west and includes several oak and
redwood trees. Three of the four oak trees on Parcel B are Large Protected Trees (#101,
102, and 103) and the siting of the residence in the northern portion of the property with
reduced setbacks is intended to minimize impacts to these trees. In addition to the reduced
setbacks providing additional buffer from the trees, the applicant proposes to cantilever
portions of the driveway and garage that are in close proximity to Tree #103. Discussion of
the disposition of the existing trees and the potential impacts is included in Section H
below.
The proposed residence would be served by a new driveway taking access from Oak
Meadow Drive on the east property line with a maximum slope of 17.5 percent.
Development of the driveway requires approval of an exception to the HDS&G driveway
slope limitation of 15 percent. The applicant indicates that complying with the 15 percent
slope limitation would require lowering the garage slab by two feet, increasing grading and
necessitating an exception to the HDS&G grading limitations (Exhibit 6). The additional
grading required for a compliant driveway would also increase impacts to the trees to
remain. The proposed driveway has been reviewed and approved under this application by
the Engineering Division and the Santa Clara County Fire Department.
The project includes several retaining walls: one forming the lightwell on the north
elevation of the residence with a maximum height of three feet; and two walls adjacent to
the driveway with maximum heights of three feet. All retaining walls comply with the Town
Code and the applicable sections of the HDS&G.
E. Building Design
The project consists of an eclectic/hybrid traditional style residence with traditional forms
and natural appearing materials (Exhibit 7). Exterior materials include: a composition
shingle roof; vertical wood siding; stucco siding; and aluminum or fiberglass windows
(Exhibit 8). The residence includes gable end forms with gable and shed dormers
(Exhibit 15). The proposed attached garage is a single-story form with a flat roof. Portions
of the garage would be cantilevered over the descending grade to provide buffer to Tree
#103 to the east. A roof terrace is proposed above the garage, accessible from the interior
of the residence. In consideration of potential privacy impacts created by the roof terrace,
the applicant notes that the terrace is setback 65 feet from the roadway, other adjacent
properties are office uses with 30 to 85-foot setbacks, and that existing vegetation to
remain provides privacy screening (Exhibit 9).
PAGE 9 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
The Town’s Consulting Architect reviewed the proposed residence on May 10, 2022
(Exhibit 10). In the report, the Consulting Architect noted that the applicant has done a
good job fitting the house into the difficult site by working around the existing large trees.
The Consulting Architect identified two issues and concerns and provided recommendations
for changes to the original design to increase compatibility with the Residential Design
Guidelines. In response to these recommendations, the applicant provided a written
response justifying the design in context of the Consulting Architect’s recommendation
(Exhibit 11). The Consulting Architect’s issues and recommendations are provided below,
followed by the applicant’s response in italics.
1. The large amount of stucco compared to the proposed vertical siding would be out of
character to this neighborhood and not consistent with Residential Design Guideline
3.8.2. Reduce the large amount of stucco on the house by extending the vertical siding
consistently down to the first-floor line.
There are many types of materials in the neighborhood structures; plaster among them
like the building across the street. Stone is not an appropriate application for this. A
good portion of the driveway and garage float like a bridge to protect the tree root
zones. Stone does not 'float'.
2. The small areas of wood siding on the front and rear elevations are awkward, and the
materials change in the same plane which would not be consistent with Residential
Design Guideline 3.8.4. Use brick or stone for the building base below the first -floor line
or continue the use of vertical siding in this area. The adjacent existing home on this
larger parcel has a prominent brick base. If brick or stone is used, provide a projecting
brick or stone ledge at the transition with any vertical siding. If vertical siding is used,
add a horizontal belly band to break up taller wall planes.
The location of the material is consistent with the style of this house, which is mountain
rustic/farmhouse. Horizontal belly band is not appropriate for this home. If we were
transitioning from one wood above and another type of wood below, then a belly band
might be appropriate, but ours is not the case. In this case, a belly band is not warranted
or desirable.
F. Neighborhood Compatibility
The immediate neighborhood contains a single-family residence, two-story townhouses,
and one- and two-story office buildings. As stated above, the existing PD ordinance
establishes the development standards for the townhouse complex. The subject property
and other O zoned properties in the immediate neighborhood are subject to the
requirements of the underlying O zone and the FAR standards for single-family and
PAGE 10 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
two-family dwellings in a nonresidential zone. The following is provided for analysis of the
neighborhood compatibility of the proposed residence on Parcel B. Office structures are
noted.
FAR Comparison - Neighborhood Analysis
Address Use Zoning Bldg
SF
Garage
SF
Total
SF Site SF Bldg
FAR
No. of
Stories
220 Oak Meadow Office O 4,507 0 4,507 11,703 0.39 2
233 Oak Meadow Office O:PD 3,283 0 3,283 19,705 0.17 2
234 Oak Meadow Office O 1,756 0 1,756 41,200 0.04 1
301 Oak Meadow Townhouse O:PD 2,620 484 3,104 7,352 0.36 2
307 Oak Meadow Townhouse O:PD 2,620 484 3,104 4,794 0.55 2
311 Oak Meadow Townhouse O:PD 2,620 484 3,104 4,952 0.53 2
120 Oak Meadow
(Existing lot)
Single-family
residence O:PD 3,621 530 4,151 17,779 0.20 2
120 Oak Meadow
(Parcel A)
Single-family
residence O:PD 3,621 530 4,151 12,530 0.30 2
Parcel B
Single-family
residence O:PD 1,946 467 2,413 5,793 0.34 2
The project proposes a new two-story residence, which would be the second single-family
residence in the immediate neighborhood. The proposed residence would not be the first
two-story structure in the immediate neighborhood. The proposed residence would be 29
feet, 11 inches tall, where 35 feet is allowed by the zone. When considering the residen tial
structures in the immediate neighborhood, the proposed residence would not be the
largest in terms of floor area or FAR, but it would be the largest of the two single-family
residences in terms of FAR.
G. Grading
The project includes site improvements with grading quantities exceeding 50 cubic yards,
which requires approval of a Grading Permit. The Town’s Parks and Public Works
Engineering staff have included a condition of approval requiring submittal and evaluation
of a Grading Permit in parallel with the required Building Permits (Exhibit 4).
H. Tree Impacts
In the December 16, 2022 Arborist Report, the Town’s Consulting Arborist provided an
evaluation of 14 trees on the project site within the area of the proposed construction
activities (Exhibit 12). Staff notes that Tree #106, a Large Protected coast live oak, suffered
structural failure in May 2023. This tree was subsequently removed with a permit in August
PAGE 11 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
2023. Eight trees (#321 through 328) are proposed for removal, all of which are coast
redwoods with diameters ranging from four to seven inches. While not proposed for
removal by the applicant, the Consulting Arborist indicates that Tree #103 will be
compromised from a health and structural perspective given its limited root zone opposite
the construction activities. The Consulting Arborist’s recommended conditions of approval
include requirements that the applicant implement all tree protection recommendations
identified in the Arborist Report prepared for the project and that the applicant obtain a
Tree Removal Permit for all requested tree removals. The proposed tree removals will
require 14 replacement trees, a requirement that is reflected in Exhibit 4.
I. Parking
Section 29.10.150(c)(1) of the Town Code requires that a single-family residence provide
two off-street parking spaces. The proposed project includes an attached two-car garage to
meet this requirement.
J. General Plan
The proposed amendment to PD Ordinance 1412 to allow subdivision of one lot into two
lots, construction of a new single -family residence, and site work requiring a Grading
Permit is consistent with the goals and policies of the 20 20 General Plan Land Use
Element, including, but not limited to:
• Policy LU-1.3 encourages preservation of existing trees, natural vegetation, natural
topography, riparian corridors and wildlife habitats, and promote high quality, well-
designed, environmentally sensitive, and diverse landscaping in new and existing
developments;
• Policy LU-1.4 states, infill projects shall be designed in context with the neighborhood
and surrounding zoning with respect to existing scale and character of surrounding
structures, and should blend rather than compete with the established character of t he
area;
• Policy LU-6.7 states, continue to encourage a variety of housing types and sizes that is
balanced throughout the Town and within neighborhoods, and that is also compatible
with the character of the surrounding neighborhood;
• Policy LU-6.8 states, new construction, remodels, and additions shall be compatible and
blend with the existing neighborhood;
• Policy LU-7.3 states, infill projects shall contribute to the further development of the
surrounding neighborhood (e.g. improve circulation, contribute to or provide
neighborhood unity, eliminate a blighted area) and shall not detract from the existing
quality of life; and
• Policy LU-7.4 states, infill projects should be designed in context with the neighborhood
PAGE 12 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
DISCUSSION (continued):
and surrounding zoning with respect to the existing scales and character of
surrounding structures, and should blend rather than compete with he established
character of the area.
K. CEQA Determination
The Project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Sections 15315: Minor
Land Divisions; 15303: New Construction; and 15304: Minor Alterations to Land.
PUBLIC COMMENTS:
The property owner indicates that the project has been discussed with several direct neighbors
and a member of the Home Owners Association (HOA) for the townhomes (Exhibit 13).
Consistent with the Town’s Height Pole, Flagging, Netting, and Signage Policy, a project sign was
installed on the site on May 28, 2024. Installation of story poles is not required under the
policy. Additionally, notice cards for the Planning Commission meeting were mailed to all
property owners and residents within 300 feet of the PD, a legal advertisement was published
in the newspaper, and meeting agendas were posted at Town Hall and the Library. Public
comments receive prior to 11:00 am, Friday, July 19, 2024, are included as Exhibit 16.
CONCLUSION:
A. Summary
The applicant is requesting approval for modification of Planned Development Ordinance
1412 to allow subdivision of one lot into two lots, construction of a single-family residence,
and site work requiring a Grading Permit. The applicant also requests modifications to the
performance standards in the PD Ordinance to allow deviations from the underlying zoning
and applicable sections of the HDS&G allowing the following:
Parcel A
• Lot coverage exceeding 40 percent; and
• Existing residence exceeding FAR standards.
Parcel B
• Lot size below what is required by the zone;
• Proposed residence exceeding FAR standards;
• Lot coverage exceeding 40 percent;
• Reduced setbacks;
• Portion of the residence located outside of the LRDA; and
PAGE 13 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
CONCLUSION (continued):
• Driveway slope exceeding 15 percent.
No other exceptions are requested. Regarding consistency with the immediate
neighborhood, the proposed single-family residence on Parcel B would not result in the
largest residential structure in terms of floor area or FAR, would be the largest of the two
single-family residences in terms of FAR, and would not be the first two-story residence.
The applicant seeks a recommendation from the Planning Commission to the Town Council,
who will render the final decision on the project.
B. Recommendation
If the Planning Commission finds merit with the proposed project, staff recommends the
Commission take the following actions to forward the PD, Subdivision, and Architecture and
Site applications to the Town Council with a recommendation for approval of the proposed
project, by recommending that the Town Council:
1. Make the finding that the proposed project is Categorically Exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality Act,
Sections 15315: Minor Land Divisions; 15303: New Construction; and 15304: Minor
Alterations to Land (Exhibit 2);
2. Make the finding that the amendment to the Planned Development Overlay is
consistent Town Code Section 29.80.095 (Exhibit 2);
3. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) except for the requested modifications to the lot
coverage limitations for Parcels A and B; and the minimum lot size and setbacks for
Parcel B, which are appropriate due to the constraints of the site.
4. Make the finding that the amendment to the Planned Development Overlay is
consistent with the General Plan (Exhibit 2);
5. Make the findings as required by Section 66474 of the Subdivision Map Act (Exhibit 2);
and
6. Make the finding that the project complies with the applicable sections of the Hillside
Development Standards and Guidelines for a property with an average slope of 10
percent or greater, except for the requested modification to allow a maximum driveway
slope greater than 15 percent and for a portion of the residence located outside of the
LRDA, which are appropriate due to the constraints of the site (Exhibit 2);
7. Make the finding that the project is consistent with the Residential Design Guidelines
(Exhibit 2);
8. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
9. Approve Planned Development application PD-20-002 to adopt the Planned
Development Ordinance (Exhibit 3) and approve Subdivision application M-20-011 and
PAGE 14 OF 14
SUBJECT: 120 Oak Meadow Drive/M-20-011, PD-20-002, S-22-021
DATE: July 19, 2024
CONCLUSION (continued):
Architecture and Site Application S-22-021 inclusive of the recommended conditions of
approval included as Exhibit 4 and the development plans included as Exhibit 15.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Recommend approval the applications with additional and/or modified conditions; or
3. Recommend denial of the applications and make the required findings for denial
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Draft Planned Development Ordinance
4. Recommended Conditions of Approval
5. Planned Development Ordinance 1412
6. Letter of Justification
7. Project Description
8. Color and Materials Board
9. Letter of Justification for Garage Terrace
10. Town’s Consulting Architect Report
11. Response to Consulting Architect’s Recommendations
12. Arborist Report
13. Summary of Neighbor Outreach
14. Building Envelope Study by Applicant
15. Development Plans
16. Public Comments received by 11:00 a.m., Friday, July 19, 2024