15735 Camino Del Cerro - Staff Report & Exhibits 15-16TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: January 27, 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
Marni Moseley, Associate Planner
mmoseley@lo sgato sca.gov
Architecture and Site Application S-15-063
15735 Camino Del Cerro (located at the southern terminus of
the northern portion of Camino Del Cerro)
Tony Jeans
JB Cahoon
APPLICATION SUMMARY: Requesting approval to demolish a single-family residence and
construct a new single-family residence on property zoned R-1 :8.
APN 523-24-001.
RECOMMENDATION :
PROJECT DATA:
CEQA:
DEEMED COMPLETE: November 11,2015
FINAL DATE TO TAKE ACTION: May 11,2016
Approval if the Planning Commission determines that their
direction has been addressed.
General Plan Designation:
Zoning Designation:
Low Density Residential
R-1 :8-Single-Family
Residential, 8,000-square foot lot
mtmmum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines
Parcel Size: 28,728 gross square feet
24,500 net square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Low Density Residential R-1 :8
South Residential Low Density Residential R-1 :8
West Residential Santa Clara County Pre-zoned
R-1:8
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New Construction or
Conversion of Small Structures.
Planning Commission Staff Report -Page 2
15735 Camino Del Cerro/S-15-063
January 27, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• 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.
• As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
1-13. Previously received with December 9, 2015 StaffReport
14. Previously received with December 9, 2015 Desk Item
15 . Letter from applicant , received January 8 , 2016 (three
pages)
16. Revised development plans, received January 8 , 2016 (16
pages)
The application was reviewed by the Planning Commission on December 9, 2015. The Planning
Commission continued the application with direction for the applicant to reduce the size of the
residence to be more compatible with those in the immediate neighborhood. Additional areas of
consideration were discussed and are provided below.
ANALYSIS:
The Commission directed the applicant to consider ways to reduce the size of the residence to be
more in keeping with those in the neighborhood. While not part of the motion, the discussion
included a recommendation of a reduction between 500 and 750 square feet. In addition, the
applicant was encouraged to increase the setback to the creek for the residence and the driveway.
A . Square Footage
The applicant has reduced the residence by 531 square feet including both living floor area
and garage floor area reductions. The living floor area of the residence has been reduced
from 4,428 square feet to 4,018 square feet ( 410 square feet), and the garage floor area
from 1,006 square feet to 885 square feet (121 square feet). The revised development
Planning Commission Staff Report-Page 3
15735 Camino Del Cerro/S-15-063
January 27 , 2016
plans show the utility room as unconditioned space and is included in the garage floor area
in the revised proposal. The Town considers any walled off areas separate from garage,
whether they are conditioned or not, to be included in the living floor area. The numbers
provided above and in the chart below reflect the correct living and garage floor area and
are different from those shown i n Exhibits 15 and 16.
House
ADDRESS House Garage and garage Lot size FAR
101 Sierra Morena Ct 2,889 475 3,364 10,043 0.29
105 Sierra Morena Ct 2,750 473 3,223 8,890 0.31
107 Sierra Morena Ct 2,579 600 3,179 9,112 0.28
1 09 Sierra Morena Ct 3 ,304 667 3,971 8,913 0.37
111 Sierra Morena Ct 2 ,704 473 3,177 8,510 0.32
115 Sierra Morena Ct 2 ,034 541 2,575 14,659 0.14
15735 Camino Del Cerro (Ex) 1,953 660 2,613 24,500 0.08
15734 Camino Del Cerro (P 1) 4,428 1,006 5,434 24,499 0.18
15735 Camino Del Cerro (P 2) 4,018 885 4,903 24,500 0.16
15715 Camino Del Cerro 2,344 735 3,079 8,000 0.29
15705 Camino Del Cerro 2,417 734 3,151 9,100 0 .27
305 Escobar Avenue 2,417 546 2,963 9,900 0 .24
309 Escobar Avenue 2,487 810 3,297 11,340 0.22
311 Escobar Avenue 3,029 688 3,717 10,000 0.30
315 Escobar Avenue 2,417 734 3,151 11,550 0 .21
317 Escobar Avenue 2,944 584 3,528 11,418 0 .26
321 Escobar Avenue 3,029 688 3,717 10,200 0.30
15760 E1Gato Lane 1,100 0 1,100 8,478 0.13
15770 El Gato Lane 1,790 399 2,189 8,424 0.21
15780 El Gato Lane 1,350 399 1,749 9,000 0 .15
The applicant has incorporated a completely below grade 1 ,991-square foot cellar. The
applicant is proposing a single large light well along the rear of the residence that
encroaches into the required setback. The Town 's cellar policy permits light wells to
encroach into required setbacks ifthere is a three foot minimum clear path of travel around
the light well and the light well is the minimum required by building code. The light well
as proposed is more than required by the building code. Staff recommends, if the Planning
Commission approves the application, that the following condition be included to address
this matter:
Light Well: Any proposed light well shall comply with the Town 's cellar policy.
Planning Commission Staff Report -Page 4
15735 Camino Del Cerro/S-15-063
January 27,2016
B. Garage
The Commission discussed a concern regarding the compatibility of a three car garage with
the surrounding neighborhood. The applicant has provided additional neighborhood
information to support retaining the three car garage. Additionally, along with the floor
area reduction to the garage, the applicant has reduced the width of the garage by five feet.
C . Creek Setback
The Commission asked the applicant to consider ways to increase the setback of the
residence and the proposed driveway from the creek. The reductions in floor area
increased the setback of the residence from the top of the creek bank from 15 feet to 19 feet
at the closest point to the residence. Additionally, the applicant has angled the proposed
driveway improvements away from the creek and the south property line where the existing
trees are located on the adjacent Water District property. The applicant is proposing
additional landscaping to be installed along the driveway to add to the buffer for the creek
as suggested by the Commission; however, the number and type of plants h ave not been
provided. Staff will work with the applicant to determine an appropriate species to plant in
that location ifthe application is approved.
D. Trees
The Commission discussed a concern regarding the trees adjacent to the driveway. The
applicant has proposed to use fill material from the cellar excavation to rai se the grade of
portions of the driveway. This will reduce potential impacts to the adjacent trees.
E. Height
While the height of the residence was not discussed by the Commission, along with the
floor area reductions, the applicant has reduced the height of the residence from 23 feet ,
11 .5 inches to 23 feet, 3 inches.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The applicant has reduced the proposed floor area of the residence ( 41 0 square feet) and
garage (121 square feet), the width of the proposed three car garage, the height of the
residence and increased the setback for the residence and the driveway from the creek. The
applicant has taken the direction from the Commission and addressed each item . The
overall reduction appears to address the Commissions concerns; however the proposed
project would still create a significantly larger residence than those in the immediate
neighborhood . The Planning Commission should determine whether the plan revisions
Planning Commission Staff Report -Page 5
15735 Camino Del Cerro/S-15-063
January 27, 2016
meet the direction provided at the December 9, 2015 meeting, and if so , approve the
Architecture and Site application as outlined in the recommendation section below.
B . Recommendation
The following actions are needed to approve the Architecture and Site application:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.10.09030(e) of the Town
Code for granting approval of a demolition of a single-family residence (Exhibit 2);
and
3. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
4. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture & Site application (Exhibit 2); and
5. Approve Architecture and Site Application S-15-063 with the conditions contained
in Exhibit 3 and development plans attached as Exhibit 16.
ALTERNATIVES:
Alternatively, the Commission can:
1.Approve the application with additional and /or modified conditions; or
2.Continue the matter to a date certain with specific direction; or
3.Deny the application.
~ pproved by:
Marui Moseley, AICP Joel Paulson, AICP
Associate Planner Interim Community Development Director
JSP:MFM:sr
cc : Tony Jeans, PO Box 1518, Los Gatos , CA 95031
N:\DEV\PC REPORTS\20 16\Camino De l Cen·o-15 735 (2).docx
110 E. Main Street
Los Gatos , CA 95032
Attn : Planning Commission
T .H.I .S .
DESIGN & DEVELOPMENT
Box 1518. Los Gatos, CA 95031
Fa x : 408.350.1823 Tel : 408.354.1863
RECEIVED
JAN 0 8 ZOlo
TOWN OF LOS GATOS
PLANNING DIVISION
January 7TH, 2016
Response to Planning Commission Comments Dec 9th, 2015
15735 Camino Del Cerro -Site and Architecture .
Numerous issues were discussed and suggestions made by Commissioners at various
stages in the hearing. Not all were voted on in the Motion , but we have tried to discuss
them all here. After reviewing your thoughts the owners agreed to revise the design of
their home to facilitate concerns raised . This letter summarizes our actions.
House size and its impact on Bulk, Scale and Mass :
In the hearing it was debated whether house square footage equated to Bulk , Scale
and Mass, but eventually it was suggested that we should consider reducing the square
footage by somewhere between 500 and 750 square ft. We have reduced it from
4 ,428 sq ft to 3,897 sq ft for a reduction of 531 sq ft . This size reduction has also
enabled us to reduce the height by several inches from 23' 11 -}" to 23' 3" and reduced
the FAR to 16.27,o. The redesign has made the building and garage footprint smaller.
We added a partial cellar area to satisfy the needs of the owners . The cellar has no
impact on the Bulk , Scale and Mass and is totally hidden from all vantage points.
3 Car Garage:
Mention was made of the fact that we might want to consider a 2 -car garage to be
more compatible with the surrounding neighborhood . An analysis of the 16 immediate
neighbors shows that 7 have 3-car garages and one has a 4-car garage. We feel that on
our lot , which is 3 times the size of most other lots, that a 3-car garage is appropriate.
It is also oriented away from the street so that it is not visible as you approach the
house. [Attached is a map identifying 3-car garages in the neighborhood].
I mpact on the creek habit a t and trees along the creek:
It was suggested that it might be beneficial to try to gain some more separation
between the project improvements and the top of bank to reduce potential impacts. It
should be recalled that the Town Consultant [Mike Wood] had said in an email that this
was not a riparian area and he felt that as little as lOft of separation from the creek
might suffice. However in our resubmission we have moved the residence back an
additional 4ft from the top of bank from 15ft to 19ft. We have also relocated the
driveway further away from the top of bank where several trees are in proximity.
[These changes are shown on Sheet C2 -S ite Plan with Yellow as the old design .]
IJ.XHIBlT 1 5
The Cellar and Grading:
With the cellar introduced into the design there is now more excavation than
previously. This is inside the building footprint so it is not considered gratuitous. We
have balanced this dirt on site and have used it to elevate the rear yard and the
driveway area from 1ft to 1.5 ft. No neighbors are impacted as there is a 3ft
retaining wall which will now show as 2ft. There are 2 benefits: firstly with no off-haul
the neighbors will not be inconvenienced by trucks on the street and there will be less
wear and tear on the Town streets; secondly by rais ing the driveway grade one foot we
can ensure that there will be no excavation into existing native soil for the curb , which
will better protect the tree roots a long the creek-side of the driveway. If the
Planning Commiss ion wishes us to export the dirt from the cellar we can do so.
S t one on t he Bui lding :
It was mentioned that the Town Consulting Arch itect had suggested to us that we
group the location of stone on the building into "more contiguous areas", rather than
having a number of smaller areas of stone and he illustrated how we might achieve this.
We reviewed the stone layout on the building and agreed with this observation, but we
modified the suggested locations somewhat, while still achieving a balance of stone
areas on the building. It should be noted in the 3-D rendering on the Title Sheet Tl.O
there is a significant contiguous stone area on the front of the building and a similar
area at the covered patio area at the rear of the building . If the Planning Commission
requires us to ask the Architectural Consultant whether we have mitigated his orig inal
concerns then we will do so [but we feel that adding more stone at the face of the
garage will change the delicate material balance in a negative way].
The Owners and I hope that these changes wi II satisfy your concerns and allow them to
get started on their home as quickly as possible
Please call me at 408-354-1833 if you have any questions.
Yours truly ,
T.H.I .S . Design & Development
per: A. T . Jeans
propoeed efnsle-etor~ residence w/ attached
garase and acceesor~ cabana unit ror the:
CAl-lOON RESIDENCE
lS 13S Cam r no De 1 Cerro
Los Gatoe, CA ~S032
F~OPO&ED F~OJECT DATA:
E><I&TlNii PAOPOIIED
c::oNDITIONII PRo.ECT
&UILDCNG R.OOR AREAt Fl.oOIIt AA£A RATlO•
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ATT .AC>liD cMRA6E 0 ~.OO&F
COVEIIII!D ~E6ii".ATIOe 0 •11.00 6F
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eMEET INDEX:
A,;!C+IITECnJRAL
NO. DEIICRIPTION
TI.O C0VEFt _,-
CI.O TOPOGRAPJ.IIC f'LAi'l
a .o &lYE PLAN
(;4.0 NE~ COI1".ATASIUTY 61\DY
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P!=ii!OFCRTY DATA:
OCCUPANCY ..-ouP·
CONBTRUC:TION TYPE,
IIPECI.AI. INIIF'I!c:TIOK ITEM&,
>ll1115EIII OF &TOI'IIEB·
IIU -:14 • 001
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P!=ii!OJECT DATA SUMMARY:
E><IIITlNG lllf!&IOEKCE to BE REI'fOVEP•
t!XI&nNG GAAA<iE TO BE FIEI10VED•
PROPOea> MAIN I'LOOR LIVABU! AREA•
I'IIIOF'OM!P l!!lASf;MI;I(t LIVABLE AfltEA•
I'IIIOPOI!ED C~f'P PATIO•
PROf"'6ED COWRED I!!IIMY•
VICINITY MAP:
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CA~OON RESIDENCE
16135 Gamino Del Cerro
L.o& Glltoe, CA <:l&032
A.P.N. &23 -2-4-001
RECEiVED
JAN 0 8 2016
TOWN OF LOS GATOS
PLANNING DIVISION
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NEITHER COitCENTRATED ltOR SHEET FLOW
ORAIHAG~ IS TO BE J\Ll.OWED ACROSS THE
TOP OF PANK INTO ROSS CREEK. ALL
SURF ... CE RUNOFF I! TO H CHANNELED VlA
SWALES , BEMM& OR DIIIVEYIAY CURBS TO THE I
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PatiOS 125 17~
Caba~a 40 40
Dr1vewa•f 2~ ~so 275
Lands<.<!"" 40 ~00 540
Pool 100 100 200
TOTALS 1090 1090 ___ 2180
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1.14~5-~-~ [Su Fl
lOCATION EXISTING PROPOSED
.. ---·-1-!ouse 2430
Gara9e 660 1006
l'<>r(hes 0 ~so
Cdbdna 0 449
Patoos 450 1000
0,-vcway AC 7500 3450
L..lndscape 0 0
Pool 4211 512
TOTALS 11460 11254
Drivew~v Will oe d combi~ohon ot AC 1nd
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!"'lt s.._own 1n ~b'e dhrwe 1s 3750 5Q Ft
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