Item 1 - 16785 Placer Oaks RdTOWN OF LOS GATOS ITEM NO: 1
PLANNING COMMISSION STAFF REPORT
Meeting Date: January 9, 2013
PREPARED BY: Marni F. Moseley, Associate Planner, AICP
MMoseley@LosGatosCA.gov
APPLICATION NO: Architecture and Site Application S-12-062
LOCATION: 16785 Placer Oaks Road (north side of Placer Oaks Road, west
of Los Gatos Boulevard)
APPLICANT: Allen Nikitin
PROPERTY OWNER/
CONTACT PERSON: Hao Zhong
APPLICATION SUMMARY: Requesting approval to demolish an existing single family
residence and to construct a new single family residence on
property zoned R-1:8. APN 529-15-068.
DEEMED COMPLETE: December 10, 2012
FINAL DATE TO TAKE ACTION: June 10, 2013
RECOMMENDATION: Return to DRC for a redesign.
PROJECT DATA: General Plan Designation: Low Density Residential (0-
5d.u./ac.)
Zoning Designation: R-1:8 - Single Family Residential
Applicable Plans & Standards: Residential Design Guidelines
Parcel Size: 13,299 Net square feet (after
ROW dedication)
Surrounding Area:
Existing Land Use General Plan Zoning
North Single Family Low Density Residential R-1:8
East Office Mixed Use Commercial O
South Mixed Use Mixed Use Commercial CH:PD
West Single Family Low Density Residential R-1:8
CEQA: The project is Categorically Exempt pursuant to Section 15303 of
the State Environmental Guidelines as adopted by the Town
Planning Commission Staff Report - Page 2
16785 Placer Oaks Road/S-12-062
January 9, 2013
FINDINGS: ■ As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
■ As required by Section 29.10.09030(e) of the Town Code for
the demolition of a single family residence.
■ As required by the Residential Design Guidelines that 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.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: 1. Location Map
2. Required Findings
3. Recommended Conditions of Approval
4. Letter of Justification received December 14, 2012 (three
pages)
5. Letters of support, received December 19, 2012 (two pages)
6. Project Data Sheet
7. Consulting Arborist Report, received July 16, 2012 (32 pages)
8. Architectural Consultant Report received August 27, 2012 (six
pages)
9. Development Plans (eight sheets), received December 10,
2012
BACKGROUND:
The site is located to the west (the rear) of the two story office building located at 15951 Los
Gatos Boulevard and currently contains a single story 952 sq. ft. residence with a 336 sq. ft.
attached garage. The site has significant tree cover from two large oaks trees as well as other
trees and shrubs on and around the property. The applicant is proposing to demolish the existing
residence and to construct a new two story residence with an attached garage. A mandatory 10
foot right of way dedication is required along the front of the property which reduces the existing
lot size of 14,280 sq. ft. to a net lot size of 13,299 sq. ft. A conforming sidewalk will be required
as a condition of approval from Park and Public Works in order to connect the two existing
sections of sidewalk adjacent to the property.
Planning Commission Staff Report - Page 3
16785 Placer Oaks Road/S-12-062
January 9, 2013
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site is located on the north side of Placer Oaks Road, west of Los Gatos
Boulevard. The properties to the north and west are single family residential, to the east
is an office use and a new mixed use project is being constructed to the south.
B. Proposed Project
The applicant is requesting approval of an Architecture and Site Application to demolish
the existing residence and to construct a new single family residence with an attached
garage. The applicant is proposing a two-story, 3,770 sq. ft. residence with a 754 sq. ft.
garage. The residence would have a maximum height of 28 feet 6 inches. Materials
would consist of stucco, cast stone wall trim, wood-clad windows, and a concrete tile
roof. The residence would meet or exceed minimum setbacks for the R-1:8 zoning
designation. Although the Development Review Committee has the authority to take
action on this type of development, this matter was referred to the Planning Commission
because the application would create the largest residence within the immediate
neighborhood.
C. Compliance
1. Zoning
The zoning permits a single family dwelling use.
2. Setbacks and Height
The proposed residence conforms to the setback requirements of the R-1:8 zone.
The maximum height of the residence will be 28’6” which is less than the
maximum of 30 feet which is permitted in the R-1:8 zone. Please note that the 35
feet front setback line shown on the proposed plans is the 25 foot setback from the
new front property line (25’ front setback plus 10’ right of way dedication).
ANALYSIS:
A. Neighborhood Compatibility
The Neighborhood Analysis table below reflects current conditions. Cellar data is not
available and may be included in the square footage amount. The residences in the
immediate neighborhood range in size from 1,734 sq. ft. (excluding the subject site) to
Planning Commission Staff Report - Page 4
16785 Placer Oaks Road/S-12-062
January 9, 2013
3,192 sq. ft. based on Town and County records. The FARs range from 0.18 to 0.31 on
lots that range in size from 8,712 to 14,520 sq. ft.
The maximum allowable floor area is 3,771 sq. ft. for the residence and 1,021 sq. ft. for
the garage. The applicant is proposing a residence of 3,770 sq. ft. on a 13,299 square foot
parcel (0.28 FAR) which creates the largest home in the immediate neighborhood in
terms of square footage. The Residential Design Guidelines specify that residential
development shall be similar in mass, bulk, and scale to the immediate neighborhood.
The subject site is located between a 20,000 sq. ft. office building, a new mixed use
project, a multifamily residential development, and single family residences. This mix
makes comparing bulk and mass difficult. When compared with the nearby single family
residences the project creates a significantly larger residence in terms of square footage,
width, and mass and scale, however when compared to the adjacent office and
commercial uses the property provides a potential transition where the proposed size may
be appropriate. In addition, by retaining the large Oak tree at the front of the property the
majority of the residence will be blocked from view from Placer Oaks Road.
B. Architecture
The project was reviewed by the Town’s Consulting Architect (Exhibit 8). The
consultant made several recommendations to better articulate the massing of the
residence. While the project has been modified in an attempt to address these
recommendations (Exhibit 9), the residence still appears flat and bulky due to the two
story walls along the sides and rear. Since the applicant does not intend to make
additional modifications to the plan to meet Town staff concerns, the revisions were not
returned to the consultant for additional review. In addition it should be noted that the
proposed trees/shrubs along the east property line will only grow to be about 10-15 feet
tall and will not replace the screening along that property line that currently exists. Staff
would recommend the applicant work with the Town Arborist on appropriate types of
screening trees.
House Garage Lot FAR Stories
16788 Leroy 2,656 410 14,520 0.18 1
16808 Leroy 2,535 400 14,250 0.18 1
16826 Leroy 2,873 709 9,316 0.31 1
16785 Placer Oaks (E)952 336 13,299 0.07 1
16785 Placer Oaks (P)3,770 754 13,299 0.28 2
16791 Placer Oaks 1,826 600 8,712 0.21 1
16795 Placer Oaks 3,192 537 10,454 0.31 2
16837 Placer Oaks 1,734 440 8,777 0.20 2
Planning Commission Staff Report - Page 5
16785 Placer Oaks Road/S-12-062
January 9, 2013
C. Tree Impacts
The project proposes to remove eight of the ten trees on the site as well as a tree located
in the public right of way adjacent to the property. The proposed plans were reviewed by
the Town’s Consulting Arborist (Exhibit 7). The project was modified from its original
design (the version reviewed by the consultant) in order to retain the two largest large oak
trees as recommended by staff and the consulting arborist. The residence has been
setback a minimum of 16 feet from the edge of the largest Oak tree at the front property
line. While some pruning will be necessary in order to accommodate the two story
residence and attached garage, the setback along with appropriate driveway materials will
be sufficient to limit the impact and save the tree. Tree protection measures from the
consulting arborist would be implemented prior to and during construction. The eight
trees being removed conform to Town Code for removal, and replacement canopy will be
required prior to occupancy. An additional Town coast live oak located in the public
right-of-way will be required to be removed in order to complete the sidewalk
connection.
D. Environmental Review
The project is Categorically Exempt pursuant to Section 15303 of the State
Environmental Guidelines as adopted by the Town because the project consists of the
construction of one single family dwelling.
PUBLIC COMMENTS:
Story poles were installed prior to notification of the public hearing. Staff has not received any
public comments at this time.
CONCLUSION AND RECOMMENDATION:
A. Conclusion:
The project would not exceed the floor area ratio, height, structural coverage, or setback
limitations of the zoning district, but would be significantly larger in square footage than
any other residence in the immediate neighborhood. It should be noted that the property
is on one of the larger more wooded properties in the neighborhood and the property
owner has worked with staff on modifications to the residence in order to retain the two
largest oak trees which will help reduce the appearance of bulk from the street. In
addition the applicant has revised the plans to incorporate the recommendations from the
consulting architect, but the residence still appears flat and bulky due to the two story
wall planes throughout. While the footprint of the residence appears similar to those in
the immediate neighborhood staff recommends the applicant reduce the size and bulk of
Planning Commission Staff Report - Page 6
16785 Placer Oaks Road/S-12-062
January 9, 2013
the second story to better integrate it into the residence and the immediate neighborhood.
The matter has been referred to the Planning Commission since the applicant has not
expressed an interest in reducing the square footage and mass of the residence.
B. Recommendation:
Staff recommends the Planning Commission remand the Architecture and Site
Application to the Development Review Committee for final action with the direction to
redesign the residence to better integrate with the existing neighborhood.
Alternatively, the Commission can:
1. Approve the application subject to the attached conditions (Exhibit 3); or
2. Approve the application with additional or modified conditions of approval; or
3. Continue the matter to a date certain with specific direction.
__________________________________
Prepared by: Approved by:
Marni F. Moseley, AICP Todd Capurso
Associate Planner Acting Director of Community Development
TC:MM:ct
cc: Hao Zhong, 16785 Placer Oaks, Los Gatos CA 95030
Allen Nikiten, 236 N. Santa Cruz, Suite 205, Los Gatos CA 95030
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