Item 2 - Staff Report.15310 Suview Dr
PREPARED BY: Sean Mullin, AICP
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: 05/27/2020
ITEM NO: 2
DATE: May 22, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider Approval of a Request for Demolition of an Existing Single-family
Residence, Construction of a New Single-family Residence, and Site
Improvements Requiring a Grading Permit on Property Zoned HR-2½ Located
at 15310 Suview Drive. APN 537-24-024. Architecture and Site Application
S-19-025. Property Owners: James and Holly Vergara. Applicant: Camargo
and Associates, Inc. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider approval of a request for demolition of an existing single-family residence,
construction of a new single-family residence, and site improvements requiring a grading
permit on property zoned HR-2½ located at 15310 Suview Drive.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-2½
Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines
Parcel Size: 2.59 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Hillside Residential HR-2½
South Residential Hillside Residential HR-2½
East Residential Hillside Residential RC
West Undeveloped Hillside Residential HR-2½
PAGE 2 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction.
FINDINGS:
▪ As required, the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
▪ As required, that other than the exception to maximum cut depths, the project complies
with the Hillside Development Standards and Guidelines.
▪ As required, the project complies with the Hillside Specific Plan.
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 located on the east side of Suview Drive, approximately 2,500 feet from
the intersection of Suview Drive and Shannon Road (Exhibit 1). The subject property is
approximately 2.59 acres (112,820 square feet) and developed with a 1,987 square-foot single-
family residence, 932 square-foot guest house, 882 square-foot carport, and swimming pool.
The Architecture and Site application has been referred to the Planning Commission because
the proposed residence has been deemed visible, as defined by the Hillside Development
Standards and Guidelines (HDS&G).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 2.59 acres, located on the east side of Suview Drive
and developed with a single-family residence, guest house, carport, and swimming pool.
Single-family hillside residential development surrounds the property. The existing
developed building pad is located close to Suview Drive and is relatively flat. From the
building pad, the property descends approximately 65 feet to the east and ascends
PAGE 3 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
PROJECT DESCRIPTION (continued):
approximately 60 feet to the south. The Least Restrictive Development Area (LRDA) is
concentrated in the western portion of the property.
B. Project Summary
The applicant is proposing to construct a new 5,203 square-foot one-story single-family
residence with an attached 927 square-foot garage (Exhibit 9). The proposed residence
would be located within the area of the existing development and within the LRDA. The
proposed residence would be at least 54 percent visible from the viewing area located at
Blossom Hill Road and Los Gatos Boulevard, and would have a maximum height of 18 feet.
The project requires an exception to the maximum cut depths allowed by the HDS&G.
C. Zoning Compliance
A single-family residence is permitted in the HR-2½ zone. The proposed residence is in
compliance with the allowable floor area, height, setbacks, and on-site parking
requirements for the property.
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing to construct a new 5,203 square-foot one-story single-family
residence with an attached 927 square-foot garage. The project proposes a contemporary
architectural style incorporating materials to blend with the surrounding natural
environment. Proposed materials include a standing seam metal roof, integral colored
stucco, natural stone veneer siding, composite wood siding, and metal windows and trim. A
color and materials board is included with this staff report (Exhibit 4). The applicant has
provided a Written Description/Letter of Justification detailing the project and the
requested exception to maximum allowable cut depths allowed by the HDS&G (Exhibit 5).
B. Building Design
The Town’s Consulting Architect reviewed the proposed residence and noted that the
residence is well designed with materials and details appropriate to the contemporary
architectural style (Exhibit 6). The Consulting Architect had no issues or concerns with the
design of the residence and stated that “the height is limited to one story, and the proposed
footprint is similar to other nearby homes.” The Consulting Architect raised a concern with
the proposed secondary driveway north of the residence citing that the Residential Design
Guidelines discourage unnecessary paved surfaces. The Residential Design Guidelines
PAGE 4 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
DISCUSSION (continued):
state that secondary driveways may be considered for larger lots with wide street frontages
where the width of the total driveway footprint is less than 50 percent of the parcel width
and, if allowed, substantial landscaping should be provided along the street front age. The
street frontage of the 2.59-acre property is approximately 437 feet and the proposed
driveway frontage is 94 feet, or 21 percent of the property frontage. Additionally, the
Landscape Planting Plan (Exhibit 9, Sheet L-1) shows that the majority of the street frontage
along the driveway would be significantly landscaped. The applicant indicates in their Letter
of Justification (Exhibit 5) that the secondary driveway would:
• Eliminate the need to back out directly into the roadway or perform a three-point
turn to exit the property;
• Provide for additional off-street parking; and
• Utilize an existing driveway approach on their neighbor’s property for which they
have an easement.
C. Height
As discussed below, the proposed residence would be visible from several perspectives
within the Blossom Hill Avenue and Los Gatos Boulevard viewing area. Heights of visible
homes are limited by the HDS&G to a maximum of 18 feet and the proposed project would
comply with this regulation. Additionally, the HDS&G limit the low-to-high height of a
residence to 35 feet. The proposed residence would comply with this limitation having a
maximum low-to-high height of 22 feet. The height of the proposed residence is
summarized in the table below.
Building Height
Proposed Maximum Allowed
per HDS&G
Height 18 feet 18 feet
Low-to-High Height 22 feet 35 feet
D. Neighborhood Compatibility
Pursuant to the HDS&G, the maximum allowable floor area for the subject property is 6,000
square feet. The table below reflects the current conditions of the homes in the immediate
area and the proposed project.
PAGE 5 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
DISCUSSION (continued):
FAR Comparison - Neighborhood Analysis
Address Zoning Residential
SF*
Garage
SF**
Total
SF***
Gross
Lot Area
SF
FAR
No. of
Stories
15275 Suview Dr HR-2½ 3,980 1,018 4,598 463,478 0.01 1
15305 Suview Dr HR-2½ 4,998 750 5,348 186,436 0.03 2
15284 Suview Dr HR-2½ 4,655 960 5,215 162,914 0.03 1
15300 Suview Dr HR-2½ 4,200 1,296 5,096 172,933 0.03 1
15299 Top of the Hill Rd RC 6,482 2,208 8,290 696,960 0.01 2
15350 Suview Dr HR-2½ 5,789 576 5,965 55,756 0.11 2
15400 Suview Dr HR-2½ 6,735 1,008 7,343 330,620 0.02 2
300 Happy Acres Rd HR-2½ 2,138 650 2,388 39,000 0.06 2
15310 Suview Dr (e) HR-2½ 2,919 324 2,919 112,820 0.03 1
15310 Suview Dr (p) HR-2½ 5,079 907 5,586 112,820 0.05 1
* Residential square footage includes the residence and detached accessory structures, except
garages.
** The garage square footage numbers are gross and do not include the allowed 400-square-foot
exemption.
*** The total square footage numbers do not include below grade square footage and do not
include up to 400 square feet of exempt garage square footage.
The nine properties in the immediate area are developed with one- and two-story
residences and include a mix of architectural styles. The property sizes within the
immediate area range from 0.9 to 16 acres. Based on Town and County records, the total
square footage of the residences located in the immediate area range from 2,388 square
feet to 8,290 square feet. The applicant is proposing a total square footage of 5,586 square
feet on a 2.59-acre parcel. The proposed project would be the sixth largest in terms of total
square footage and the seventh largest in terms of FAR.
E. Site Design
The subject property is approximately 2.59 acres, located on the east side of Suview Drive.
The developed building pad is located close to Suview Drive and is relatively flat. From the
building pad, the property descends approximately 65 feet to the east and ascends
approximately 60 feet to the south. The LRDA is concentrated in the western portion of the
property. The proposed project is concen trated in areas that are already developed with
structures or landscaping. The proposed residence stretches north-to-south, utilizing the
LRDA and stepping up with the grade from the garage to the main portion of the residence.
A new driveway would provide access from the east side of Suview Drive to the attached
garage. Outdoor living areas are concentrated at the rear of the residence and include
patios and a swimming pool.
PAGE 6 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
DISCUSSION (continued):
F. Tree Impacts
The development plans were reviewed by the Town Arborist who identified 11 protected
trees within the project area (Exhibit 7). The project proposes to remove three protected
trees and the Town Arborist has provided recommendations for the protection of the eight
trees to remain. If the project is approved, tree protection measures would be
implemented prior to construction and maintained for the duration of construction activity.
Planting of replacement trees and/or payment of in-lieu fees would be required prior to
issuance of a Certificate of Occupancy pursuant to Town Code. Arborist recommendations
for tree protection have been included in the Conditions of Approval to mitigat e impacts to
protected trees (Exhibit 3).
Trees Proposed for Removal
Tree
Number
Species Size Condition
1 Redwood 10-inch Good health with nice vigor
9 Walnut 48-inch Good health with nice vigor, although heavy lean
11 Pomegranate 36-inch Good health
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 provides three perspectives of the proposed
residence as viewed from the viewing area located at Blossom Hill Road and Los Gatos
Boulevard (Exhibit 9, Sheet V-001). The three perspectives show that the proposed
residence would be 54 percent, 76 percent, and 81 percent visible. Pursuant to the
requirements of the HDS&G, visible homes shall not exceed a height of 18 feet. Also, the
light reflectivity value (LRV) of all exterior materials may not be averaged, must be
considered individually, and may not exceed 30. The proposed residence would meet the
height and LRV limitations for visible homes, having a maximum height of 18 feet and
individual exterior materials not exceeding an LRV of 30, as shown on the provided color
and materials board (Exhibit 4).
H. Grading
The Site Planning Section of the HDS&G limits grading cut depths to a maximum depth of
four feet. Due to the constraints of the site, the applicant is requesting an exception to this
standard to allow a five-foot cut depth in the area just west of the proposed garage (Exhibit
9). The applicant has included a Letter of Justification (Exhibit 5) addressing the requested
PAGE 7 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
DISCUSSION (continued):
exception, stating that the increased cut depth would address the driveway’s interaction
with the sloping roadway along this section of Suview Drive and would allow for a driveway
with a reduced slope. The project also includes site improvements with grading quantities
exceeding 50 cubic yards, which require 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 3).
I. Neighbor Outreach
The applicant reached out to their neighbors and provided copies of the several responses
they received (Exhibit 8).
J. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
PUBLIC COMMENTS:
Story poles and signage were installed on the site by March 6, 2020, in anticipation of a March
25, 2020 hearing date. Due to the COVID-19 pandemic and subsequent Santa Clara County
Shelter in Place Order, the March 25, 2020 hearing was cancelled, and the story poles remained
in place. On April 20, 2020, the property owner requested permission to remove th e story
poles given the length of time the poles had been installed and the impacts to the use of their
outdoor areas during the Shelter in Place Order. This request was approved with the condition
that the applicant provide detailed photos of the installed story poles, which staff posted on the
Town’s website (https://www.losgatosca.gov/DocumentCenter/View/24509/15310-Suview-Drive-
Story-Pole-Photos). No public comments have been received at this time.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for demolition
of an existing single-family residence, construction of a new a single-family residence, and
site improvements requiring a grading permit. The project is well designed and compatible
with the properties in the immediate area. The project is consistent with the Zoning and
General Plan Land Use Designation for the property. Due to the constraints of the site, the
applicant is requesting an exception to the maximum cut depths for a limited area adjacent
PAGE 8 OF 8
SUBJECT: 15310 Suview Drive/S-19-025
DATE: May 22, 2020
CONCLUSION (continued):
to the proposed garage. Otherwise, the project complies with the applicable HDS&G, and
Hillside Specific Plan.
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 the proposed project is Categorically Exempt , pursuant to the
adopted Guidelines for the implementation of the California Environmental Quality Act,
Section 15303: New Construction (Exhibit 2);
2. Make the finding that due to the constraints of the site, an exception to the maximum
allowable cut depths is appropriate, and the project is otherwise in compliance with the
applicable sections of the Hillside Development Standards and Guidelines
(Exhibit 2);
3. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2);
4. 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
5. Approve Architecture and Site Application S-19-025 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 9.
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.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Color and Materials board
5. Project Description and Letter of Justification, dated December 11, 2019
6. Consulting Architect’s Report, dated June 5, 2019
7. Town Arborist’s Report, dated July 18, 2019
8. Applicant’s neighbor outreach efforts
9. Development Plans, received February 20, 2020