Staff Report.14341 Browns Lane
PREPARED BY: Suray Nathan
Assistant 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: 03/26/2025
ITEM NO: 3
DATE: March 21, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family
Residence and Construct a New Single-Family Residence on Property Zoned
R-1:8. Located at 14341 Browns Lane. APN 409-14-035. Architecture and Site
Application S-24-017. Categorically Exempt Pursuant to CEQA Guidelines
Section 15303(a): New Construction or Conversion of Small Structures.
Property Owners: Roberto E. Flamenco. Applicant: Gordon Wong. Project
Planner: Suray Nathan.
RECOMMENDATION:
Consider a request for approval to demolish an existing single-family residence and construct a
new single-family residence on property zoned R-1:8, located at 14341 Browns Lane.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8 – Single-Family Residential (8,000 square-foot minimum)
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 9,502 square feet
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion
of Small Structures.
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303(a): New
Construction or Conversion of Small Structures.
▪ As required by Section 29.10.09030 (e) of the Town Code for the demolition of an existing
residence.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations.
▪ The project is in compliance with the Residential Design Guidelines for single-family
residences not located in the hillside area.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the west side of Browns Lane, approximately 130 feet north
of Wedgewood Avenue (Exhibit 1). The property is 9,502 square feet and developed with an
existing 832-square foot single-story residence and a 240-square foot shed (Exhibit 12).
Surrounding properties are developed with predominantly one-story single-family residences.
On June 4, 2024, the applicant applied for an Architecture and Site Application for a proposed
2,580-square foot two-story residence with an attached 507-square foot garage, and an
attached 385-square foot Accessory Dwelling Unit (ADU).
The proposed project meets the technical requirements of the Town Code for floor area,
setbacks, building coverage, parking, and height. The project is being referred to the Planning
Commission based on concerns related to neighborhood compatibility, as the proposed
residence will be the largest in terms of floor area ratio (FAR) in the immediate neighborhood,
and the applicant has not addressed all of the Consulting Architect’s recommendations.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the west side of Browns Lane, approximately 130 feet
north of Wedgewood Avenue (Exhibit 1). All surrounding properties are zoned for single-
family residential development.
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
B. Project Summary
The applicant is proposing to demolish the existing 832-square foot single-story residence
and construct a new 2,580-square foot two-story residence with a 507-square foot attached
garage and an attached 385-square foot ADU (Exhibit 12).
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The project meets the objective
standards of the zoning code for floor area, setbacks, building coverage, parking, and
height.
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing to demolish the existing residence and construct a new 2,580-
square foot two-story single-family residence with a 507-square foot attached garage and a
385-square foot attached ADU. The site is a flat lot, and the proposed building is contained
within the building envelope. The height of the proposed residence is 28 feet, seven inches,
where a maximum of 30 feet is allowed. Consistent with state law, the proposed ADU is not
the subject of this application and requires a ministerial building permit.
A summary of the floor area for the proposed residence is included in the table below.
Floor Area Summary
Proposed SF Maximum Allowed SF
Second Floor 1,541 --
First Floor 1,039 --
Total 2,580 2,946
Garage 507 827
ADU 385 1,200
The applicant provided a Project Description and a Letter of Justification summarizing the
project (Exhibits 4 and 5), a Materials and Color Board (Exhibit 6), and Development Plans
(Exhibit 12).
B. Neighborhood Compatibility
The immediate neighborhood consists of predominantly one-story single-family residences.
Based on Town and County records, the residences in the immediate area range in size from
704 square feet to 2,585 square feet. The FAR ranges from 0.09 to 0.19. The proposed
residence would be 2,580 square feet with a FAR of 0.27. The proposed residence would be
the largest home in the immediate neighborhood in terms of FAR and the second largest in
terms of square footage. Pursuant to Town Code, the maximum allowable square footage
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
for the 9,502-square foot lot is 2,946 square feet with a maximum FAR of 0.31. The table
below reflects the current conditions of the immediate neighborhood:
Address Zoning
House
Floor
Area
Garage
Floor
Area
Total
Floor
Area
Lot Size House
FAR
No. of
Stories
14341 Browns Ln (E) R-1:8 832 0 832 9,502 0.09 1
14341 Browns Ln (P) R-1:8 2,580 507 3,087 9,502 0.27 2
14331 Browns Ln R-1:8 1,262 0 1,262 9,478 0.13 1
14340 Browns Ln R-1:8 748 440 1,188 6,893 0.11 1
14330 Browns Ln R-1:8 2,487 625 3,112 13,041 0.19 1
17311 Wedgewood Ave R-1:8 1,649 345 1,994 8,576 0.19 1
17291 Wedgewood Ave R-1:8 2,585 774 3,359 12,225 0.21 2
17275 Wedgewood Ave R-1:8 704 418 1,122 7,800 0.09 1
The applicant’s justification states that despite having the largest FAR, the proposed home
will not be the largest in terms of square footage and the owners require greater space for
their large family (Exhibit 5).
C. Building Design
The proposed residence is designed in a traditional architectural style, with white Hardie
Board vertical cement siding, straight-edged shingles at the entryway and on the dormer
window above the garage, ebony-colored fiberglass-clad wood double-hung windows with
simulated divided lites, and a white cedar wood garage door at the front façade (Exhibit 6).
The proposed gable roof is to be fitted with cinder black composite shingles. The design also
proposes a 96-square foot second-floor balcony and 26-square foot first-floor covered
porch at the rear elevation.
The Town’s Consulting Architect initially reviewed the proposed residence on June 11, 2024,
and was supportive of the design, stating that it was well designed in a traditional
architectural style (Exhibit 7). The Consulting Architect recommended that the stone façade
and divided lite windows introduced at the front façade be carried consistently on all
façades to meet Residential Design Guidelines 3.2.2 and 3.7.4. The applicant removed the
stone façade and applied simulated divided light windows throughout all sides to meet the
recommendations of the Consulting Architect.
The Consulting Architect provided a second review on October 28, 2024, due to substantial
changes to the initial design (Exhibit 8). The applicant stated the design changes were
primarily precipitated by shifting the proposed garage 17 feet back to meet the Santa Clara
County Fire Department turnaround standards (Exhibit 12, Sheet G000). However, the
Consulting Architect noted in the report that the revised design conflicts with the previous
design and other homes in its immediate neighborhood. The Consulting Architect made
three recommendations to increase compatibility with the Residential Design Guidelines
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
and the immediate neighborhood. The Consulting Architect’s issues and recommendations
are provided below, followed by the applicant’s response in italics (Exhibit 9).
1. Restore the previously proposed garage/bedroom wing roof slopes and match its ridge
and first-floor eave heights to those of the main part of the house.
We lowered the roof over the garage to the first-floor eave line and reduced the size of
the second-floor gabled dormer. We are insistent on keeping the pitch of the shed
dormer since this affects the waterproofing of the roof and the alignment of fascia
boards/materials.
2. Widen the roof dormer to provide more interior volume in the bedrooms.
We have reduced the overall footprint of the second floor. This enabled us to bring back
the gable over the garage to maintain the strong first-floor eave line.
3. Match the dormer roofing material to the nearby main structure roofing.
The overall height of the building has been reduced by one-foot, two and one-half
inches. The roofing material remains consistent between the shed dormer for the bay
over the garage and the shed dormer for the entrance to the main residence.
The applicant implemented recommendation number three, but has not implemented
recommendations one and two of the Town’s Consulting Architect.
D. Tree Impacts
The Town’s Consulting Arborist prepared a report for the site and made recommendations
for the project (Exhibit 10). The subject property contains four protected trees: two Coast
Redwoods; one Pecan; and one Plum tree. No trees are proposed for removal, and the
Town’s Consulting Arborist recommendations for tree protection have been included in the
Conditions of Approval (Exhibit 3).
E. Parking
Pursuant to Section 29.10.150(c)(1) of the Town Code, a single-family residence requires
two on-site parking spaces. The applicant has satisfied this requirement by including an
attached two-car garage (Exhibit 12, Sheet A 101).
F. Neighbor Outreach
The applicant has been in communication with the surrounding neighbors regarding the
proposed project. A summary of their outreach efforts is included as Exhibit 11. At the time
of preparation of this report, no public comment has been received.
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
Aspects of the communication with a neighbor include concerns regarding privacy from the
second-story windows and balcony placement at the rear of the house (Exhibit 12, Sheet
G004). The applicant addressed the rear neighbors’ privacy concerns by incorporating the
following into the proposed design:
• Obscured/frosted glass on the second-story bedroom windows located at the rear
elevation facing the neighbors at 14344 Rinconada Drive and 14330 Rinconada Drive; and
• Inset the proposed rear balcony by five feet, three inches from 26 feet, five inches to 31
feet, two inches from the property line, and increased the balcony railing height to 46
inches.
G. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303(a): New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
Story poles are not required for this project pursuant to the Town’s Story Pole Policy
(Resolution 2024-017), and project signage was installed on the subject property prior to
the mailing of notices for the public hearing. Written notice was sent to property owners
and residents within 300 feet of the subject property. At the time of preparation of this
report, no public comment has been received.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application to demolish an
existing single-family residence and construct a new single-family residence on property
zoned R-1:8. The project is consistent with the property's zoning and General Plan Land Use
designation. The project complies with the objective standards of the Town Code related to
allowable floor area, setbacks, building coverage, parking, and height. The proposed
residence would be the largest home in the immediate neighborhood in terms of FAR and
the second largest in terms of floor area.
The project was reviewed by the Town’s Consulting Architect who provided three
recommendations to increase the consistency of the project with the Residential Design
Guidelines. The applicant responded to the Consulting Architect’s feedback by
implementing one of the three recommendations.
The project is being referred to the Planning Commission based on concerns related to
neighborhood compatibility, as the proposed residence will be the largest in terms of FAR in
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SUBJECT: 14341 Browns Lane/S-24-017
DATE: March 21, 2025
the immediate neighborhood, and the applicant has not addressed all of the Consulting
Architect’s recommendations.
B. Recommendation
Staff recommends that the Planning Commission consider the request and, if merit is found
with the proposed project, take the following steps to approve the Architecture and Site
application:
1. Find that the proposed project is Categorically Exempt pursuant to the adopted
Guidelines for the implementation of the California Environmental Quality Act, Section
15303(a): New Construction or Conversion of Small Structures (Exhibit 2);
2. Make the findings as required by Section 29.10.09030 (e) of the Town Code for the
demolition of existing structures (Exhibit 2);
3. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
4. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
5. 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
6. Approve Architecture and Site application S-24-017 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 12.
C. Alternatives
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction;
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings
3. Recommended Conditions of Approval
4. Project Description
5. Letter of Justification
6. Materials and Color Board
7. Consulting Architect’s Report, dated June 11, 2024
8. Consulting Architect's Report, dated October 28, 2024
9. Applicant’s Response to the Consulting Architect's Report, dated February 20, 2025
10. Consulting Arborist’s Report, dated July 17, 2024
11. Summary of Applicant’s Neighborhood Outreach
12. Development Plans
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