Item 3 - Staff Report.15415 National Ave
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: 10/28/2020
ITEM NO: 3
DATE: October 23, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider Approval of a Request for Subdivision of One Lot into Two Lots on
Property Zoned R-1:8 Located at 15415 National Avenue. APN 424-12-006.
Subdivision Application M-18-008. Property Owner: Ramya Muddada.
Applicant: Kurt B. Anderson. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider approval of a request for subdivision of one lot into two lots on property zoned R-1:8
located at 15415 National Avenue.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8
Applicable Plans & Standards: General Plan
Parcel Size: 0.53 acres (22,969 square feet)
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Office Office Professional Office
West Residential Low Density Residential R-1:8
PAGE 2 OF 8
SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15315: Minor Land Divisions.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15315: Minor Land
Divisions.
▪ As required by Section 66474 of the State Subdivision Map Act.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the west side of National Avenue, approximately 385 feet
south of the intersection of National Avenue and Los Gatos-Almaden Road (Exhibit 1). The
subject property is approximately 0.53 acres (22,969 square feet) and developed with a 1,719-
square foot single-family residence, a 317-square foot detached garage, a carport, and
approximately six additional accessory structures of various sizes. The subdivision application
has been referred to the Planning Commission to determine if the proposed corridor lot is
consistent with the Land Use Element of the General Plan, specifically Policy LU-4.5: Discourage
corridor lots.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 0.53 acres (22,969 square feet), located on the west
side of National Avenue. Single-family residential development surrounds the property to
the north, south, and west; office uses are located to the east of the property across
National Avenue. The existing single-family residence and detached garage are located
toward the front (east) of the property. The property has a depth of 250 feet and is
primarily flat with a four-foot difference in grade between the front and rear property lines.
B. Project Summary
The applicant is proposing subdivision of the property into two lots: Lot 1 would have a net
area of 8,060 square feet and lot 2 would have a gross area of 13,209 square feet and a net
area of 10,729 square feet with the corridor area removed. The applicant proposes
PAGE 3 OF 8
SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
PROJECT DESCRIPTION (continued):
demolition of all existing structures on the property except the single-family residence. Lot
2 would be left vacant and future development would be regulated by the requirements of
the zone. The proposed subdivision also includes a street dedication of 10 feet at the front
of the property along National Avenue.
C. Zoning Compliance
The applicant proposes subdivision of one lot into two lots in the R-1:8 single-family
residential zone. Lot 1 would continue the existing single-family residential use. Lot 2
would be vacant, and its use would be regulated by the allowed and conditional uses of th e
R-1:8 single-family residential zone.
DISCUSSION:
A. Subdivision Design Analysis
The R-1:8 zone includes requirements for lot area, frontage, depth, and setbacks. Section
29.10.085 includes requirements for the corridor portion of a corridor lot, including a
minimum width of 20 feet and a maximum length of 300 feet. The existing property has 85
feet of frontage along National Avenue. Given the narrow shape of the existing property, a
two-lot subdivision without a corridor lot would not meet the 60-foot frontage requirement
for the zone. Use of a corridor lot would allow proposed lots 1 and 2 to meet the
requirements of the R-1:8 zone and Section 29.10.085. A summary of the subdivision
design is included in the table below.
Subdivision Design Summary
Required in R-1:8 Lot 1 Lot 2
Area 8,000 sf 8,060 sf 10,729 sf*
Frontage 60 ft/20 ft for corridor 65 ft 20 ft
Depth 90 ft 124 ft 126 ft
Corridor Length 300 ft or less N/A 124 ft
Lot Coverage 40% maximum 21% 0%
Setbacks
Front 25 ft 33 ft 25 ft
Rear 20 ft 20 ft 20 ft
Side 8 ft 8 ft 8 ft
* - Does not include the area of the corridor 2,480 sf
Section 29.40.075 of the Town Code provides a calculation of the maximum allowed floor
area ratio (FAR) for residential lots. The applicant proposes demolition of all the existing
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SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
DISCUSSION (continued):
structures on the property except the single-family residence. The existing residence would
be located on the proposed lot 1 and would comply with the FAR limitations for the lot. Lot
2 would be vacant. A summary of the FAR for the proposed lots is included in the table
below.
FAR Summary
Lot 1 Lot 2
Lot Area 8,060 sf 10,729 sf*
Allowed Proposed Allowed Proposed
FAR
Residence 0.326 0.213 0.304 0 sf
Garage 0.091 0.000 0.084 0 sf
Floor Area
Residence 2,624 sf 1,719 sf 3,263 sf 0 sf
Garage 737 sf 0 sf 901 sf 0 sf
* - Does not include the area of the corridor 2,480 sf
B. Neighborhood Compatibility
The proposed subdivision would result in two lots: Lot 1 would be 8,060 square feet and lot
2 would be 10,729 square feet with the corridor area removed. As summarized in the table
below, the proposed lot sizes would be consistent with those of the neighboring R-1:8
zoned properties. The proposed subdivision would create a corridor lot for lot 2. While
generally discouraged by General Plan Policy LU-4.5, corridor lots may be allowed if found
to be consistent with the character of the surrounding neighborhood, which includes a
corridor lot at 15439 National Avenue. In this context, the proposed corridor lot would be
consistent with the surrounding neighborhood as summarized in the table below.
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SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
DISCUSSION (continued):
Summary of Neighborhood R-1:8 Lot Sizes
Address Lot Size
15415 National Ave (Lot 1) 8,060 sf
15415 National Ave (Lot 2)* 10,729 sf
15385 National Ave 10,707 sf
15425 National Ave 20,726 sf
15439 National Ave* 9,655 sf
15461 National Ave 6,970 sf
15465 National Ave 8,993 sf
15475 National Ave 7,592 sf
15485 National Ave 7,592 sf
369 Blackwell Dr 10,138 sf
373 Blackwell Dr 10,180 sf
377 Blackwell Dr 9,883 sf
381 Blackwell Dr 9,147 sf
* - Does not include the area of the corridor
C. Public Improvements
The proposed subdivision includes an 85-foot wide and 10-foot deep dedication along
National Avenue. The applicant will be responsible for public improvements including
installation of new roadway, curb, gutter, sidewalk, and driveway and relocation of existing
utility poles. These improvements will be required prior to issuance of any future Building
or Grading Permits.
D. Tree Impacts
The proposed subdivision and subsequent public improvements would require removal of
five trees, four of which are located in the Town right-of-way. The proposed tree removals
are necessary for the required public improvements. The property owner will be required
to obtain a Tree Removal Permit prior to removal of the trees. This permit will require
planting of replacement trees onsite or the payment of in-lieu fees to offset the tree
removals.
E. General Plan
General Plan Land Use Element Policy LU-4.5 discourages corridor lots; however, if a
corridor lot is proposed, it should only be allowed if its use is consistent with the following
criteria. The applicant has provided a Letter of Justification addressing these criteria
(Exhibit 4). Staff’s analysis is included below.
PAGE 6 OF 8
SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
DISCUSSION (continued):
• The use of a corridor lot decreases the amount of public street required for the
subdivision.
The proposed subdivision involves a single lot of limited size within an established
neighborhood. The use of a corridor lot would not impact the amount of public street
required for the subdivision as National Avenue is an existing street providing servi ce to
the existing neighborhood.
• The use of a corridor lot contributes to the surrounding neighborhood.
The proposed corridor lot would allow for subdivision of the existing property into two
lots that are more consistent in size with the surrounding neighborhood. As a result, the
development potential of the proposed lots would be consistent with the surrounding
neighborhood in terms of mass and scale. If lot 2 is developed with a single-family
residence, the subdivision would add at least one additional unit to the Town’s housing
stock.
• The use of a corridor lot is in context with the existing scale and established character of
the neighborhood (current letter).
As discussed above, subdivision of the existing property would produce two lots that are
consistent in size with the surrounding neighborhood. This will allow for development
that is in context with the existing scale and established character of the surrounding
neighborhood.
• The subdivider shall also demonstrate that the u se of a corridor lot benefits surrounding
properties.
The use of the corridor lot would facilitate the subdivision of a lot that is much larger
than most of the surrounding lots. Use of a corridor lot would reduce the scale and size
of the potential development to a level consistent with the neighborhood.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15315: Minor Land
Divisions.
PUBLIC COMMENTS:
At the time of this report’s preparation, the Town has not r eceived any public comment.
PAGE 7 OF 8
SUBJECT: 15415 National Avenue/M-18-008
DATE: October 23, 2020
CONCLUSION:
A. Summary
The applicant is requesting approval for subdivision of one lot into two lots, including a
corridor lot. General Plan Land Use Element Policy LU-4.5 discourages corridor lots unless
found to be consistent and beneficial to the surrounding neighborhood. The applicant has
provided justification for the proposed corridor lot and demonstrated that the proposed lot
configuration would create two lots that would be consistent with the surrounding
neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Subdivision application
subject to the recommended conditions of approval included in Exhibit 3. Should the
Planning Commission find merit in the request, 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 15315: Minor Land Divisions (Exhibit 2);
2. Making the findings in the affirmative as required by Section 66474 of the Subdivision
Map Act (Exhibit 2); and
3. Approve Subdivision Application M-18-008 with the conditions of approval contained in
Exhibit 3, and the plans in Exhibit 5.
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
3. Recommended Conditions of Approval
4. Letter of Justification
5. Development Plans
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