Item 2 - Staff Report.15365 Santella Crt
PREPARED BY: Erin Walters
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: 01/8/2020 ITEM NO: 2
DATE: January 3, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Architecture and Site Application S-18-052. Project Location: 15365 Santella
Court. Applicant: Hari Sripadanna. Property Owner: Christian and Hellen
Olgaard. Project Planner: Erin Walters.
Requesting approval for construction of a new single-family residence and
removal of large protected trees on a vacant property zoned HR-2 1/2:PD.
APN 527-09-036.
RECOMMENDATION:
Approval, subject to the recommended Conditions of Approval.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-2½:PD
Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines
Parcel Size: 2 acres
Surrounding Area:
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 Undeveloped Hillside Residential HR-2½:PD
PAGE 2 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
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:
As required by the Hillside Development Standards and Guidelines that the project complies
with the Hillside Development Standards and Guidelines.
As required by the Hillside Specific Plan.
As required by Planned Development Ordinance 2237.
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),
originally approved by the Town Council in 2005. 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. The property is at the north end of
Santella Court (see Exhibit 1). The Architecture and Site application has been referred to the
Planning Commission to allow additional consideration of the hillside home, which is the largest
in terms of square footage in the Highlands PD and approaches the threshold for a visible home
per the Hillside Development Standards and Guidelines (HDS&G).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject site is a vacant lot located on the northern end of Santella Court (Exhibit 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.
PAGE 3 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
PROJECT DESCRIPTION (continued):
B. Project Summary
The applicant is proposing to construct a new 5,840-square foot two-story single-family
residence with an attached garage. The proposed house would be located at the northern
end of the vacant hillside property. The proposed residence would have a maximum height
of 22 feet. The project does not require any exceptions to the HDS&G.
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. Architecture and Site Analysis
The applicant is proposing 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. A floor area table for countable square footage for the proposed home is
shown below.
Floor Area Table
Proposed Square
Footage
Counts
as FAR
Lower Level 2,696 2,696
Upper Level 2,833 2,833
Subtotal 5,529 5,529
Below Grade* 756 0
Attached Garage** 711 311
Total 5,840 s.f.
* Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are more than
four feet above the proposed grade, measured from the outer face of exterior walls or in the case of
party walls from the centerline.
** Pursuant to the HDS&G a garage up to 400 square feet in area is not included in the floor area ratio
calculation.
PAGE 4 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
DISCUSSION (continued):
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, see Sheet A118 of Exhibit 12. A color and materials board will be
available at the public hearing. Please see the applicant’s project description (Exhibit 4) and
letter of justification (Exhibit 5) for additional information regarding the proposed project.
B. Building Design
The Town’s Consulting Architect reviewed the proposed contemporary style project (Exhibit
7). The Consulting Architect had no issues or concerns and stated in the report, “that the
proposed design would be similar to the recently approved home at 15358 Santella Court.”
The Consulting Architect also stated, “that in contrast to the adjacent house which has its
upper floor at street level, this proposed house would be located substantially down the
hillside and the house forms step down the hillside slopes, as specified in the HDS&G.”
Additionally, the Consulting Architect reported the project incorporates high quality
materials and details and had no recommendations for changes.
C. Height
The proposed location of the residence is at a lower grade than the street level and appears
as one-story from Santella Court and two-stories at the side and rear elevations. The
maximum height of the proposed residence is 22 feet where the maximum allowed height
for homes in the hillside area is 25 feet. Per the HDS&G, the maximum height of a building’s
tallest elevation shall not exceed 35 feet measured from the lowest part of the building to
the highest point. The proposed residence would have a maximum low to high height of 28
feet.
Building Height
Proposed Allowed per HDS&G
Height 22 ft. 25 ft. max.
Low to High Height 28 ft. 35 ft. max.
PAGE 5 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
DISCUSSION (continued):
D. Neighborhood Compatibility
The Highlands PD contains one and two-story residences and includes a mix of architectural
styles. Lot sizes within the Planned Development and immediate area range from 1.09 to
5.05 acres. Based on Town and County records, the total countable square footage for
residences located in the Highlands PD and the immediate area range from 4,881 square
feet to 6,009 square feet. The applicant is proposing a residence with 5,840 of total
countable square footage on a two-acre parcel, resulting in the largest home in terms of
square footage in the Highlands PD.
The adjacent residence at 15500 Francis Oaks Way, located outside of the Highlands PD to
the north and at a grade approximately 110 feet below subject property, is larger than the
proposed house with 6,009 of countable square feet.
Pursuant to the HDS&G, the maximum house square footage for the lot size is 6,000 square
feet. The table below reflects current conditions of the homes in the immediate area and in
the Highlands PD. The homes in the immediate area are highlighted.
Immediate Area and Highlands Planned Development
PD
Lot Address House
SF
*Garage
SF
**Total
Countable
SF
Site SF FAR
1 15685 Shady Ln. 4,457 904 4,961 89,226 0.05
2 15672 Shady Ln. 4,652 737 4,989 94,220 0.05
3 15644 Shady Ln. 4,796 1,172 5,568 176,242 0.03
4 15657 Shady Ln. 4,169 1,120 4,889 99,566 0.04
5 15615 Shady Ln. 4,658 740 4,989 80,730 0.06
6 15315 Santella Ct. 4,534 817 4,951 75,006 0.06
7 15343 Santella Ct.
Vacant N/A N/A N/A 66,336 N/A
8 15371 Santella Ct.
Vacant N/A N/A N/A 65,886 N/A
10 15358 Santella Ct.
Under Construction 4,401 876 4,877 114,871 0.04
11 15330 Santella Ct. 4,625 746 4,971 60,493 0.08
12 15310 Santella Ct. 4,660 1,011 5,271 60,493 0.08
13 15415 Santella Ct.
Vacant N/A N/A N/A 45,467 N/A
14 15574 Shady Ln. 4,574 784 4,958 83,402 0.05
15 15588 Shady Ln. 4,508 802 4,910 62,078 0.07
16 15602 Shady Ln. 4,331 950 4,881 65,913 0.07
PAGE 6 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
*The garage square footage numbers in the table include 400 square feet of exempt square footage.
**The total square footage numbers in the table do not include below grade square footage or a
garage up to 400 square feet in area.
The proposed residence would not be the largest FAR in the Highlands PD or the immediate
neighborhood. The proposed residence would be the largest home in terms of square
footage in the Highlands PD, however, it would not be the largest in terms of square
footage in the immediate neighborhood.
The applicant has provided justification for proposing the largest home in terms of square
footage in the Highlands PD in Exhibit 5. The proposed location of the house is at a lower
elevation than the existing homes located at street level, therefore reducing the visibility of
the residence from street view.
E. Site Design
The subject property is a triangular-shaped corridor lot sloping downward from the north
end of Santella Court. The property takes access though a private driveway downhill to the
proposed site of the residence. A performance standard of the Highlands Planned
Development requires, “new homes to be sited within the grading envelopes shown of the
Official Development Plans unless it can be demonstrated that another location is more
appropriate for the lot. The burden of proof is on the applicant to justify any deviation from
the approved grading envelope.” The applicant has provided justification for siting the
home north of the approved grading envelope (Page 5 of Exhibit 5). Due to the corridor lot
shape and length of the private driveway, the Santa Clara County Fire Department requires
a fire engine turnaround area that does not exceed five percent slope. The building was
sited further north to accommodate the required fire engine turnaround area and to
accommodate a 17-percent driveway slope for fire engine access, which has been approved
by the Santa Clara County Fire Department. The applicant designed a linear mass for the
home to minimize impact to existing trees and reduce site grading. The proposed building
location is located within the site’s Least Restrictive Development Area (LRDA) per the
HDS&G.
17 15630 Shady Ln. 4,712 686 4,998 92,771 0.05
18 15685 Gum Tree Ln. 4,590 807 4,997 179,921 0.03
19 15675 Gum Tree Ln. 4,602 765 4,967 93,552 0.05
9 15365 Santella Ct. 5,530 711 5,840 87,475 0.06
N/A 15500 Francis Oaks Wy 5,897 512 6,009 219,978 0.03
PAGE 7 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
DISCUSSION (continued):
F. Tree Impacts
The development plans were reviewed by the Town’s Consulting Arborist (Exhibit 8). The
project proposes to remove fourteen protected trees, of which five are considered to be
large protected trees. The initial arborist report included fifteen trees to be removed;
however, the applicant has since modified the plans to retain tree #665.
The fourteen protected trees (Blue Oaks - #652, #653, #656, #660, #662, #668, #671, #675,
#676, #677, #679, #680, and #690 and Coast Live Oak - #691), are proposed to be removed
to accommodate the proposed residence, driveway, and fire truck turn around.
If the project is approved, replacement trees would be required to be planted pursuant to
Town Code.
An Addendum report was prepared by the Consulting Arborist regarding the health of the
existing trees located along the rear and side downward slope of the lot proposed to
remain. The Consulting Arborist was not able to get close enough to inspect the health and
condition of each individual tree due to the dense and nearly impenetrable brush.
However, the Consulting Arborist was able to provide an evaluation of the grouping of trees
based on their size, color, and crown. The Arborist stated that the area contains a stand of
Coast Live Oaks, approximately 25 to 35 feet tall that would appear to be considered to be
in good condition with dense crowns and normal foliar color and size. Along the northwest
portion on the lower slope there are three Blue Oaks, approximately 30 feet tall, that are in
fair to good condition (Exhibit 9).
Tree protection measures are incorporated as conditions of approval (Exhibit 3) to protect
the trees proposed to remain on the subject property and within the development area.
G. Visibility
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 from any of the Town’s established viewing
areas. 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 24 percent visible from the northwest corner of the of
Selinda Way and Los Gatos - Almaden Road viewing area (Exhibit 10).
Pursuant to the requirements of the View Analysis section of the HDS&G, the applicant
installed story poles on-site that identified the proposed building.
PAGE 8 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
DISCUSSION (continued):
The applicant took photographs of the project site from the established viewing platform
located at the Northwest corner of Los Gatos-Almaden Road and Selinda Way with a 50 MM
and a 300 MM lens. The photographs and computer modeling were then aligned to
determine the areas of the proposed residence that would be visible, excluding any trees
that are proposed to be removed or are in poor condition (Exhibit 10). The existing trees
that have been identified in the photographs as providing screening for the proposed single-
family residence are rated in good or fair condition and are proposed to remain.
As discussed in the Tree section of the report, the Consulting Arborist was not able to get
close enough to the stand of trees along the rear and side downward slope to inspect the
health and condition of each individual tree; however, overall, he found the grouping of
Coast Live Oaks and Blue Oaks to be in fair to good condition with dense crowns and normal
foliar color and size. The applicant has labeled the trees included on the subject property in
the Visibility Analysis as X1, X2, Y1, Y2, Y3, Z5, and Z3. Three trees used in the Visibility
Analysis, trees Z2, Z4, and Z6 are not located on the subject property (Sheet 17 of Exhibit
10).
The applicant’s methodology complies with the current methodology to not use trees in
poor condition in the Visibility Analysis.
H. Neighbor Outreach
The applicant reached out to their neighbors and provided copies of the three responses
they received (Exhibit 11).
I. 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. No public comments were
received by 11:00 a.m., Friday, January 3, 2020.
PAGE 9 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application to construct a
single-family residence on a vacant lot within the Highlands PD. As proposed, the project
would create the largest home in terms of countable square footage in the Highlands PD
with a proposed 5,840-square foot residence. However, the proposed project would not be
the largest home in terms of square footage in the immediate area as the adjacent downhill
residence is larger. Due to the property configuration and downward sloping topography of
the subject site the proposed residence would be located below street level from Santella
Court. 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.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Make the finding that no further environmental analysis is required (Exhibit 2);
2. Make the finding that the project is in compliance with the Hillside Development
Standards and Guidelines (Exhibit 2);
3. Make the finding that the project is in compliance with the Hillside Specific Plan (Exhibit
2);
4. Make the finding that the project is in compliance with the Highlands Planned
Development Ordinance 2237 (Exhibit 2);
5. Make the required 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-18-052 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 12.
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.
PAGE 10 OF 10 SUBJECT: 15365 Santella Court/S-18-052 DATE: January 3, 2020
EXHIBITS:
1. Location Map
2. Required Findings and Considerations (one sheet)
3. Recommended Conditions of Approval (16 sheets)
4. Project Description, received on December 11, 2019 (two sheets)
5. Letter of Justification, received December 16, 2019 (14 sheets)
6. Project Data (one sheet)
7. Consulting Architect’s Report, received November 14, 2018 (six sheets)
8. Consulting Arborist’s Report, dated November 29, 2018 (37 sheets)
9. Consulting Arborist’s Addendum Report, dated August 20, 2019 (eight sheets)
10. Visibility Analysis, received December 10, 2019 (28 sheets)
11. Applicant’s neighbor outreach efforts, received November 18, 2019 (four sheets)
12. Development Plans, received November 15, 2019 (29 sheets)