Staff Report. 15365 Santella Court
PREPARED BY: Erin M. Walters
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: 02/12/2025
ITEM NO: 5
DATE: February 7, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval of a One-Year Time Extension to an Existing
Architecture and Site Application (S-18-052) to Construct a New Single-Family
Residence, Site Work Requiring a Grading Permit, and Removal of Large
Protected Trees on a Vacant Property Zoned HR-2½:PD. Located at 15365
Santella Court. APN 527-09-036. Architecture and Site Application S-24-069.
An Environmental Impact Report (EIR) was Prepared for the Planned
Development and was Certified by the Town Council on December 19, 2005.
No Further Environmental Analysis is Required for the Individual Lot
Development. Property Owner: Christian and Hellen Olgaard. Applicant:
Hari Sripadanna. Project Planner: Erin Walters.
RECOMMENDATION:
Consider a request for approval of a one-year time extension to an existing Architecture and
Site Application (S-18-052) to construct a new single-family residence, site work requiring a
Grading Permit, and removal of large protected trees on a vacant property zoned HR-2½:PD,
located at 15365 Santella Court.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-2½:PD, Hillside Residential, Planned Development Overlay
Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines
Parcel Size: 2 acres
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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Surrounding Area:
CEQA:
An Environmental Impact Report (EIR) was prepared for the Planned Development and was
certified by the Town Council on December 19, 2005. No further environmental analysis is
required for the individual lot development.
FINDINGS:
▪ An Environmental Impact Report (EIR) was prepared for the Planned Development and was
certified by the Town Council on December 19, 2005. No further environmental analysis is
required for the individual lot development.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ The project is in compliance with the Hillside Development Standards and Guidelines
(HDS&G).
▪ The project is in compliance with the Hillside Specific Plan.
▪ The project is in compliance with Planned Development Ordinance 2237.
▪ There would be no legal impediment to granting a new application for the same approval as
required by Section 29.20.325(b) of the Town Code for granting a one-year time extension.
▪ The conditions originally applied or new conditions to be applied as part of the extension
approval are adopted to any new facts concerning the proposed project as required by
Section 29.20.325(b) of the Town Code for granting a one-year time extension.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is Lot 9 in the Highlands of Los Gatos, a 19-lot Planned Development (PD),
Existing Land Use General Plan Zoning
North Residential Hillside Residential HR-2½
South Residential Hillside Residential HR-2½:PD
East Residential Hillside Residential HR-2½:PD
West Residential Hillside Residential HR-2½:PD
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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originally approved by the Town Council in 2005. The property is at the north end of Santella
Court (Attachment 1).
On March 17, 2015, the Town Council approved Ordinance 2237, a request to modify the
existing PD to allow the use of color averaging for non-visible homes within the development
(Attachment 4 of Exhibit 4).
On January 8, 2020, the Planning Commission considered and unanimously approved
Architecture and Site Application S-18-052, requesting to construct a new single-family
residence on the subject vacant lot, site work requiring a grading permit, and the removal of
large protected trees (Attachment 4 of Exhibit 4). The verbatim minutes are included in
Attachment 4 of Exhibit 4.
On January 17, 2020, the decision by the Planning Commission was appealed to the Town
Council (Attachment 4 of Exhibit 4). The appeal was based in part on the appellant’s concern
about the inclusion of retaining walls and exterior features of the home in the elevation
drawing for the purposes of the visibility analysis. At this meeting, the Town Council voted to
refer an evaluation of Chapter II. (Constraints Analysis), Section B. of the HDS&G, regarding the
visibility analysis to the Policy Committee.
On March 3, 2020, the Town Council considered and unanimously denied the appeal of the
decision of the Planning Commission approving a request for construction of a new single-
family residence, site work requiring a grading permit, and removal of large protected trees on
a vacant property (Attachment 4 of Exhibit 4). The Architecture and Site Application expires two
years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the
approval has been used. Pursuant to Section 29.20.335 an approval is vested if substantial
construction work specifically for the project is lawfully performed after the approval is
granted, in reliance on the approval and in reliance on validly issued building permits.
On March 3, 2022, the Architecture and Site Application’s two-year expiration date was
extended by an additional two years due to the COVID-19 Urgency Ordinance, resulting in a
new expiration date of March 3, 2024.
On February 28, 2024, the Planning Commission considered and approved a request for a one-
year time extension to the existing Architecture and Site Application (S-18-052) to construct a
new single-family residence, site work requiring a Grading Permit, and removal of large
protected trees on a vacant property zoned HR-2-1/2:PD, located at 15365 Santella Court
(Attachments 4, 5 and 6).
The applicant has requested another one-year time extension to the existing Architecture and
Site Application (S-18-052) (Attachments 7 and 8).
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject site is a vacant lot located on the northern end of Santella Court (Attachment
1). Single-family homes are located to the north, east, and south of the subject property.
Vacant property is located to the west of the subject property.
B. Project Summary
The applicant proposes to construct a new 5,840-square foot single-family home, with 5,529
square feet of living area, 756 square feet of below grade area, and a 711-square foot
attached garage. The proposed house would be located at the northern end of the vacant
hillside property and would have a maximum height of 22 feet.
The project proposes a contemporary architectural style to blend with the natural
surroundings. Proposed materials include a green roof with single ply membrane roofing,
steel fascia, iron and gray colored stone cladding panels, and oxidized metal aluminum
doors and windows. The applicant has provided a project description (Attachment 7) and
letter of justification (Attachment 8) for additional information regarding the proposed
project. Proposed site improvements include a driveway, fire truck turn around, swimming
pool, and patios. The development plans are provided in Attachment 11.
The project is consistent with the Zoning, General Plan, applicable HDS&G, Hillside Specific
Plan, and Highlands PD Ordinance 2237. The proposed project does not require any
exceptions.
C. Zoning Compliance
A single-family residence is permitted in the HR-2½:PD zone. The proposed residence is in
compliance with the allowable floor area for the property. Additionally, the proposed
residence is in compliance with height, setbacks, and on-site parking requirements.
DISCUSSION:
A. One-Year Time Extension
The applicant has requested a one-year time extension to the existing Architecture and Site
Application (S-18-052) as the application will expire on February 28, 2025, unless vested.
The applicant has provided a Letter of Justification for the one-year time extension
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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(Attachment 8). The applicant has applied for a building permit and is currently under plan
review.
Pursuant to Section 29.20.325 (a) of the Town Code, reasonable extensions of time not
exceeding one (1) year may be granted by the body having jurisdiction to grant the original
application. Extensions are valid only if approved before the pending expiration date and
are measured from that date. Repeated extensions may be granted, and new conditions
imposed.
Pursuant to Section 29.20.325 (a) of the Town Code, before granting an extension of time
the deciding body must find from the evidence:
1. There would be no legal impediment to granting a new application for the same
approval.
Staff Response: The scope of the project remains the same. There would be no legal
impediment to granting a new application for the same approval.
2. The conditions originally applied or new conditions to be applied as part of the
extension approval are adopted to any new facts concerning the proposed project.
Response: The recommended Conditions of Approval have been updated to meet current
Fire, Building, Engineering, and Planning regulations and requirements (Exhibit 3).
B. Fire Access
The subject parcel is located in the Very High Fire Hazard Severity Zones (VHFHSZ) of the
Local Responsibility Area (LRA) and is subject to the July 1, 2021, California Public Resource
Code 4290 (PRC 4290) requirements. PRC 4290 requirements require modifications to the
width of existing roads, existing road surfaces, fire truck turnarounds, and the lengths of
dead-end roads. An Alternative Materials, Methods of Construction, or Modification of
Code (AMMR) was approved by the Santa Clara County Fire Department (SCCFD) to meet
the PRC 4290 requirements for secondary access for a dead-end road. The approved AMMR
will utilize an existing Emergency Vehicle Access Easement (EVAE) from Shady to Shannon
Road. The recommended Conditions of Approval (Exhibit 3) include roadway and other
improvements for fire safety that will be required as a result of this coordination with the
SCCFD.
C. Tree Impacts
On January 17, 2025, the Town’s Consulting Arborist revisited the site and provided an
addendum to the original arborist report confirming the existing conditions of the trees on
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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site (Attachment 9). Based on the Arborist’s review of the current conditions, there were no
changes to prior assessments and no changes in tree conditions.
D. Visibility
The applicant resubmitted the project Visibility Analysis as required by Hillside
Development Standards and Guidelines (HDS&G) (Attachment 10). The Visibility Analysis
has not changed since it was last approved by the Planning Commission on February 28,
2024.
The applicant’s Visibility Analysis illustrates that the proposed home would not be visible
from the southwest corner of the intersection of Blossom Hill Road and Los Gatos Boulevard
viewing area and would be 20 percent visible from the Los Gatos – Almaden Road/Selinda
Way (across from Leigh High School) viewing area. Pursuant to the HDS&G, a visible home is
defined as a single-family residence where 24.5 percent or more of an elevation can be seen
any of the Town’s established viewing areas. Therefore, the proposed residence is not
considered a visible home per the HDS&G.
E. CEQA Determination
An Environmental Impact Report was prepared for the Planned Development and was
certified by the Town Council on December 19, 2005. No further environmental analysis is
required for the individual lot development.
PUBLIC COMMENTS:
Story poles and signage were installed on the site and written notice was sent to property
owners and tenants located within 500 feet of the subject property. As of the drafting of this
report, no comments from the public have been received.
CONCLUSION:
A. Summary
The applicant is requesting approval of a one-year time extension to an existing
Architecture and Site Application (S-18-052) to construct a single-family residence, site work
requiring a grading permit, and removals of large protected trees on a vacant lot within the
Highlands PD. The project is consistent with the Zoning, General Plan, applicable HDS&G,
Hillside Specific Plan, and Highlands PD Ordinance 2237. The proposed project does not
request any exceptions.
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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B. Recommendation
Based on the analysis above, staff recommends approval of the one-year extension of the
Architecture and Site Application subject to the recommended conditions of approval
(Attachment 3). If the Planning Commission finds merit with the proposed project, it should:
1. Make the finding that no further environmental analysis is required (Attachment 2);
2. Make the finding the project meets the objective standards of Chapter 29 of the Town
Code (Zoning Regulations) (Attachment 2);
3. Make the finding that the project is in compliance with the Hillside Development
Standards and Guidelines (Attachment 2);
4. Make the finding that the project is in compliance with the Hillside Specific Plan
(Attachment 2);
5. Make the finding that the project is in compliance with the Highlands Planned
Development Ordinance 2237 (Attachment 2);
6. Make the finding that there would be no legal impediment to granting a new application
for the same approval as required by Section 29.20.325(b) of the Town Code for
granting a one-year time extension (Attachment 2);
7. Make the finding that the conditions originally applied or new conditions to be applied
as part of the extension approval are adopted to any new facts concerning the proposed
project as required by Section 29.20.325(b) of the Town Code for granting a one-year
time extension (Attachment 2);
8. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture and Site application (Attachment 2); and
9. Approve Architecture and Site Application S-24-069 with the conditions contained in
Exhibit 3 and the development plans in Attachment 11.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
ATTACHMENTS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. February 28, 2024 Planning Commission Staff Report and Exhibits 1-13
5. February 28, 2024 Planning Commission Meeting Minutes
6. February 28, 2024 Planning Commission Action Letter
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SUBJECT: 15365 Santella Court/S-24-069
DATE: February 7, 2025
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7. Project Description
8. Letter of Justification
9. Consulting Arborist’s Addendum Report
10. Visibility Analysis
11. Development Plans