Staff Report.14331 Capri
PREPARED BY: Ryan Safty
Associate 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: 06/25/2025
ITEM NO: 2
DATE: June 20, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family
Residence, Construct a New Single-Family Residence, Site Improvements
Requiring a Grading Permit, and a Zone Change from O (Office) to R-1:8
(Single-Family Residential, Minimum Lot Size of 8,000 Square Feet). Located
at 14331 Capri Drive. APN 406-32-004. Architecture and Site Application S-
24-043 and Zone Change Application Z-23-005. Categorically Exempt
Pursuant to CEQA Guidelines Section 15303: New Construction, and Section
15061(b)(3): Common Sense Exemption. Property Owner: Ravi Kiran
Vallamdas. Applicant: Gordon K. Wong. Project Planner: Ryan Safty.
RECOMMENDATION:
Consider a request for approval to demolish an existing single-family residence, construct a new
single-family residence, site improvements requiring a Grading Permit, and a zone change from
O (Office) to R-1:8 (Single-Family Residential, minimum lot size of 8,000 square feet), located at
14331 Capri Drive.
PROJECT DATA:
General Plan Designation: Low Density Residential
Current Zoning Designation: O, Office
Applicable Plans and Standards: General Plan, Residential Design Guidelines
Parcel Size: 13,092 square feet
PAGE 2 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction, and Section
15061(b)(3): Common Sense Exemption.
FINDINGS:
▪ The (Architecture and Site application) project is Categorically Exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality Act,
15303: New Construction.
▪ The (Zone Change application) is not subject to the California Environmental Quality Act,
Section 15061(b)(3), in that it can be seen with certainty that there is no possibility that the
proposed amendments to the Town Code will have a significant effect on the environment.
▪ 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 complies with the Residential Design Guidelines.
▪ The project is consistent with the General Plan and its Elements.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The Planning Commission will provide a recommendation to the Town Council who will render
the final decision on the proposal.
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Commercial Neighborhood Commercial C-1
West Residential Low Density Residential R-1:8
PAGE 3 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
BACKGROUND:
The subject property is located at the southwest corner of Capri Drive and Vasona Avenue
(Exhibit 1). The 13,092-square foot lot is zoned O (Office) and is currently developed with a
1,128-square foot single-family residence and a detached, 1,150-square foot, two-story
structure which includes two permitted Accessory Dwelling Units (ADU), one on each floor.
The applicant submitted an Architecture and Site application to demolish the existing residence
and construct a new, two-story single-family residence and associated site grading, and a Zone
Change application to change the property zoning from O (Office) to R-1:8 (Single-Family
Residential) to match the existing and proposed use and underlining General Plan Land Use
Designation of Low Density Residential.
The existing residence was built in 1940 and therefore was considered historic per Town Code
as it was built prior to 1941. In 2023, the applicant submitted for Historic Preservation
Committee review to remove the pre-1941 property from the Historic Resources Inventory. On
June 28, 2023, the Historic Preservation Committee approved the request. The existing ADUs
were permitted in 1989 and are allowed to remain.
The proposed project requests a zone change from O (Office) to R-1:8 (Single-Family
Residential) and therefore requires a recommendation from the Planning Commission with a
final decision being made by the Town Council. Additionally, the proposed residence would
result in the first two-story home, largest residence in terms of square footage by 1,237 square
feet, and largest residence in terms of FAR in the immediate neighborhood. The applicant also
has not addressed all of the Consulting Architect’s recommendations. Therefore, the
application requires Planning Commission consideration, with the final decision on both the
Architecture and Site and Zone Change applications being made by the Town Council.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is 13,092 square feet, located at the southwest corner of Capri Drive
and Vasona Avenue (Exhibit 1). The property is currently developed with a 1,128-square
foot single-family residence and a detached, 1,150-square foot, two-story structure
including two permitted ADUs. Single-family residential development surrounds the
property with a commercial use located across Capri Drive, east of the subject site.
B. Project Summary
The applicant proposes construction of a new two-story residence with site improvements
requiring a Grading Permit, and a zone change from O (Office) to R-1:8 (Single-Family
Residential) (Exhibit 4).
PAGE 4 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
C. Zoning Compliance
A single-family residence is a permitted use in the R-1:8 zone. The proposed residence, with
approval of the zone change, is in compliance with the maximum allowable floor area,
building height, setbacks, lot coverage, and on-site parking requirements for the property,
applicable to the R-1:8 zone.
DISCUSSION:
A. Architecture and Site Analysis
Pursuant to Town Code Section 29.40.075, the maximum allowable square footage for the
13,092-square foot property is 3,731 square feet for a residence and 1,012 square feet for a
garage. The applicant proposes demolition of the existing single-family residence and
construction of a new 3,511-square foot two-story residence with a 498-square foot
attached garage (Exhibit 11).
The existing two-story, 1,150-square foot structure containing the two existing ADUs would
remain. Although the ADUs are not being reviewed with this application as they are existing
and were previously approved, the overall maximum allowable square footage is a part of
the Architecture and Site review process. Pursuant to Town Code Section 29.10.320(d)(1),
ADUs are allowed a ten percent increase in the floor area ratio standards. The 13,092-
square foot property receives an extra 1,200 square feet for an ADU, and the existing ADU
structures are below this additional allowance at 1,150 square feet.
A summary of the floor area for the existing and proposed residence is included in the table
below.
The applicant provided a Letter of Justification summarizing the project (Exhibit 5),
photographs of the existing site (Sheet G003, Exhibit 11), and Development Plans (Exhibit
11).
Floor Area Summary
Existing SF Proposed SF Allowed SF
Main Residence
First Floor
Second Floor
Total
1,128
--
1,128
1,637
1,874
3,511
--
--
3,731
Below-Grade Area 0 0 --
Garage 0 498 1,012
ADU (not a part of this review) 1,150 1,150 Extra 1,200
PAGE 5 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
B. Building Design
The proposed residence would be two-stories and of Spanish Mediterranean style. The
residence would be approximately 27 feet in height when the maximum of the zone is 30
feet. The existing ADU structure to remain has no distinguishable architectural style, is
approximately 20 feet tall, and would be located 10 feet west of the proposed new
residence.
Proposed exterior materials for the new residence include: a clay tile roof; stucco siding
with painted redwood fascia boards and projecting trim; black aluminum gutters; Andersen
400 Series vinyl-clad wood windows; Spanish style garage door with stained wood finish;
and wrought iron railing and window décor (Sheet A200, Exhibit 11). The front door would
be oriented along Capri Drive, with the garage and vehicular access along Vasona Avenue.
Covered patios are proposed on the ground floor along each street frontage, and second-
story balconies are proposed along each street frontage, limiting the presence of privacy
concerns as the balconies overlook the street.
The Town’s Consulting Architect reviewed the proposed residence in November 2023 and
noted that the property is located in an older neighborhood of mostly one-story traditional
homes along with an adjacent two-story ADU and one nearby home with a partial second
story (Exhibit 6). In the Issues and Concerns Section of the report, the Consulting Architect
notes that the proposed house is considerably larger than other homes in the immediate
neighborhood and would not be consistent with the following Residential Design Guidelines
(RDG):
• 2.3.1 – Design two-story houses in predominantly one-story neighborhoods to blend
with the smaller homes.
• 2.3.2 – Avoid structures with height and bulk at front and side setback lines which are
significantly greater than those of the adjacent homes.
• 3.2.1 – Select an architectural style with sensitivity to the surrounding neighborhood.
• 3.3.2 – Height and bulk at front and side setbacks.
• 3.3.3 – Provide visual relief for two story walls.
• 3.6.2 – Design home entries with sensitivity to the architectural style.
• 3.6.3 – Design entries with sensitivity to the surrounding neighborhood.
• 3.7.1 – Arrange windows in patterns and groupings consistent with the architectural
style and surrounding neighborhood.
• 3.7.4 – Design the windows with attention to matching the traditional details of the
architectural style.
In the Recommendations Section of the report, the Consulting Architect notes that the
majority of the issues and concerns are a result of the home size and building mass
compared to the surrounding neighborhood and that the applicant should work to reduce
PAGE 6 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
the size and mass of the proposal. In addition, the Consulting Architect provided nine
recommendations for smaller changes to simplify the design and improve the project’s
compatibility with the surrounding neighborhood. The Consulting Architect’s
recommendations are provided below, with the applicable RDG section in parenthesis,
followed by the applicant’s response in italics. The full response from the applicant is
included in Exhibit 7.
1. Lower the second-floor plate height from 10 feet to 9 feet (RDG 2.3.1, 2.3.2, 3.3.2).
• This recommendation was incorporated.
2. Simplify the front façade by removing the projecting formal entry (RDG 3.6.2, 3.6.3).
• Simplifying the front façade will result in a loss of a focal point and the ‘grand-ness’
when looking from the street side. We believe it is best to keep the projecting formal
entry as it ties the façade together. Example neighboring properties with projecting
formal entries were provided (Exhibit 7).
3. Provide larger windows on the Family Room front façade for more visual variety (RDG
3.7.1, 3.7.4).
• This recommendation was incorporated.
4. Detail the windows to be more consistent with the proposed architectural style. Two
options are possible that are consistent with the style - window frames or frameless
windows with deeply recessed windows. Window sashes should be wide enough to be
consistent with the style. Vinyl or metal cladding over wood are common modern
equivalents to traditional wood windows. If trim is used, soften the color contrast with
the house body color (RDG 3.7.4).
• This recommendation was incorporated by softening the window trim color.
5. Add projecting trim to visually separate the floors (RDG 2.3.1, 2.3.2, 3.3.2, 3.3.3).
• This recommendation was incorporated.
6. Add trim at the bottom of the projecting bay on the right side elevation and enlarge the
size of the supporting corbels. Exposed roof rafter tails were shown in a very limited
area: eliminate them or carry them consistently around all eaves (RDG 3.3.3, 3.6.2).
• This recommendation was incorporated.
7. Substantially recess the garage door (not related to a referenced RDG).
• This recommendation was incorporated with a 12-inch recess.
8. Change the extended roof overhang at the Master Bedroom on the rear elevation to a
hip roof (not related to a referenced RDG).
• This cannot be done as it will result in a cricket in between the two hips. In addition,
the roof was carefully designed in a way to reduce the amount of ‘pointy’ peaks
while keeping the simplicity of the ridge lines (Exhibit 7).
9. Add windows to the garage on the rear façade to break up the current blank wall (not
related to a referenced RDG).
• This recommendation was incorporated.
PAGE 7 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
C. Neighborhood Compatibility
The immediate neighborhood contains one-story residences and existing commercial and
office uses across Capri Drive. Based on Town and County records, the residences in the
immediate neighborhood range in size from 364 square feet to 2,274 square feet. The FARs
range from 0.018 to 0.265. Pursuant to Section 29.40.075 of the Town Code, the maximum
house FAR for the subject property is 0.285 (3,731 square feet), and the maximum garage
FAR is 0.077 (1,012 square feet).
The proposed residence would have a FAR of 0.268 (3,511 square feet). The proposed
residence would be the largest in terms of house floor area by 1,237 square feet and the
largest in terms of FAR by 0.003. The proposed garage would have a FAR of 0.038 (498
square feet). As noted above, an existing 1,150-square foot ADU structure exists on the site
and would remain with the proposal, but it does not impact the FAR comparison.
The proposed residence would comply with the maximum allowed floor area and height for
the property; but would be the first two-story home in the immediate neighborhood; would
be the tallest home in the immediate neighborhood; and would be the largest home in the
immediate neighborhood in terms of both square footage and FAR.
The Residential Design Guidelines states that, in the context of a design’s neighborhood
compatibility, “the greatest attention will be given to the immediate neighborhood where
nearby homeowners are most likely to be confronted with the new house on a daily basis,
and where other residents driving by are most likely to see the new structure in the context
of the nearby homes.” The Residential Design Guidelines also include some consideration of
the surrounding neighborhood, although less weight is given in the consideration of homes
located at a greater distance from a project site. Although each are one property outside of
PAGE 8 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
the immediate neighborhood, the properties at 589 and 594 Vasona Avenue are each two-
stories and have larger FARs. 594 Vasona Avenue would be larger in terms of square
footage by 422 square feet, and 589 Vasona Avenue would be taller by roughly four inches.
The applicant has provided justification for the home size, mass, and design within their
response to the Consulting Architect’s Report in Exhibit 7 (pages 9-11). Additionally, the
existing ADU structure on the property is two-stories and is proposed to remain.
D. Grading
The project includes site improvements with cumulative 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).
E. Tree Impacts
There are 12 trees located on the subject property, nine of which are protected trees. No
protected trees are proposed for removal, and the only tree proposed for removal (Tree
#196) is a fruit tree and is not defined as a protected tree in the Town Code and therefore is
not required to obtain a Tree Removal Permit or provide replacement trees. Although not
required, the applicant is proposing to plant three 24-inch box olive trees along the rear
yard. The recommended conditions of approval include a condition requiring tree
protection measures for the protected trees consistent with Section 29.10.1005 of the
Town Code (Exhibit 4), as recommended by the Consulting Arborist in Exhibit 8.
F. 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.
G. Zone Change Analysis
To facilitate the Architecture and Site application for a new single-family residence, the
applicant is requesting approval of a zone change from O to R-1:8. Residential is not a
permitted use in the O zone, and residential uses are only allowed in the O zone with a
Conditional Use Permit when a part of a mixed-use project. The proposal to demolish and
replace the existing single-family residence necessitates this zone change.
The property is zoned O, but has a General Plan Land Use Designation of Low Density
Residential, which, “provides for single-family residential properties located on generally
level terrain.” The surrounding neighboring properties on the west side of Capri Drive all
have a Low Density Residential General Plan Designation and are zoned R-1:8 (Exhibit 1).
PAGE 9 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
The proposed zone change from O to R-1:8 is consistent with both the General Plan and
surrounding neighborhood.
The applicant proposes a new single-family residence on a R-1:8 zoned property. Single-
family residential is a permitted use in the R-1:8 zone. The 13,092-square foot property
complies with the 8,000-square foot minimum lot size, as well as the minimum frontage and
depth requirements for R-1:8 properties. The proposed new residence would comply with
all applicable R-1:8 zoning requirements, including maximum allowable floor area, building
height, setbacks, lot coverage, and on-site parking requirements.
PUBLIC COMMENTS:
Story poles and signage were installed on the site and written notice was sent to property
owners and tenants located within 300 feet of the subject property. At time of publication of
this report, no public comments have been received.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application to demolish an
existing single-family residence, construct a new two-story single-family residence, and a
Zone Change application for a zone change from O to R-1:8. The proposed zone change is
consistent with the underlining General Plan Land Use Designation for the property and is
consistent with the zoning of the surrounding neighborhood. The proposed residence is in
compliance with the R-1:8 objective standards of the Town Code for allowable floor area,
height, setbacks, lot coverage, and on-site parking requirements. The proposed project
would result in the first two-story home, largest residence in terms of square footage, by
1,237 square feet, and the largest residence in terms of FAR, by 0.003, in the immediate
neighborhood. The project was reviewed by the Town’s Consulting Architect who noted
that the proposed house is larger than other homes in the immediate neighborhood and
provided recommendations to address the consistency of the project with the Residential
Design Guidelines. The applicant responded to the Consulting Architect’s issues and
recommendations through design revisions with the exception of meeting two
recommendations. It should be noted that by slightly increasing the immediate
neighborhood definition, the applicant provided justification for the home size, height,
massing, and design in their Letter of Justification and Response to Consulting Architect’s
Report (Exhibits 5 and 7). Additionally, the existing ADU on the property is two-stories and is
proposed to remain.
PAGE 10 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
B. Recommendation
Architecture and Site Application
Based on the analysis above, staff recommends that the Planning Commission forward a
recommendation to the Town Council for denial of the Architecture and Site application
based on concerns related to size, compatibility with the immediate neighborhood, and
consistency with the Residential Design Guidelines, as discussed in this report.
Zone Change Application
Based on the analysis above, staff recommends that the Planning Commission forward a
recommendation to the Town Council for approval of the Zone Change application by taking
the following actions:
1. Make the finding that the project (Zone Change application) is not subject to the
California Environmental Quality Act Section 15061(b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendment to the Town Code
will have a significant effect on the environment;
2. Make the finding that the proposed zone change is consistent with the General Plan and
its Elements (Exhibit 2); and
3. Forward a recommendation of approval of Zone Change application Z-23-005 with the
conditions contained in Exhibit 4.
C. Alternatives
Architecture and Site Application
Alternatively, the Commission can:
1. Forward a recommendation to the Town Council for approval of the application by
taking the following actions:
a. Make the finding that the proposed project (Architecture and Site application) is
Categorically Exempt, pursuant to the adopted Guidelines for the implementation of
the California Environmental Quality Act, Section 15303: New Construction (Exhibit
2);
b. Make the findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of existing structures (Exhibit 2);
c. Make the finding that the project complies with the objective standards of Chapter
29 of the Town Code (Zoning Regulations) (Exhibit 2);
d. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2);
PAGE 11 OF 11
SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005
DATE: June 20, 2025
e. 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
f. Forward a recommendation of approval of Architecture and Site application S-24-
043 with the conditions contained in Exhibit 4 and the development plans in Exhibit
11.
2. Forward a recommendation to the Town Council for approval of the Architecture and
Site application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
Zone Change Application
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Forward a recommendation to the Town Council for denial of the application.
EXHIBITS:
1. Location Maps (including General Plan Land Use Designations and Existing Zoning)
2. Required Findings and Considerations (Architecture and Site and Zone Change applications)
3. Draft Ordinance for Zone Change, with Exhibit A
4. Recommended Conditions of Approval
5. Letter of Justification
6. Consulting Architect’s Report
7. Applicant’s Response to Consulting Architect Report
8. Consulting Arborist’s Report
9. Applicant’s Response to Consulting Arborist Report
10. Applicant’s Summary of Neighborhood Outreach
11. Development Plans
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