Item 05 - 15565 Camino Del Cerro - Addendum & Exhibit 10TOWN OF LOS GATOS ITEM NO: 5
ADDENDUM PLANNING COMMISSION STAFF REPORT
Meeting Date: October 26, 2016
PREPARED BY: Jocelyn Puga, Associate Planner
jpuga@lo s gatosca.go v
APPLICATION NO.: Subdivision Application M-16-007
Architecture and Site Applications S-16-045 through S-16-04 7
LOCATION: 15565 Camino Del Cerro (located on the west side of Camino
Del Cerro, approximately 330 feet south of Los Gatos-Alamden
Road)
APPLICANT/
PROPERTY OWNER: Camino Del Cerro Holding LLC
APPLICATION SUMMARY: Requesting approval to demolish an extstmg single-family
residence, subdivide one lot into three lots, and construct three
new single-family residences on property zoned R-1 :8. APN
523-23-094.
EXHIBITS:
REMARKS :
Previously received with October 26,2016 Staff Report:
1. Location Map
2 . Findings (two pages)
3. Recommended Conditions of Approval (nine pages)
4. December 9, 2015 CDAC Meeting Minutes (three pages)
5 . Project Data Sheets (three pages)
6. Project Description and Letter of Justification, received
September 21,2016 (two pages)
7 . Town 's Consulting Arborist Report, received July 28,
2016 (36 pages)
8. Town's Consulting Architect Report, received July 18,2016
(five pages)
9 . Development Plans, received October 19, 2016 (31 sheets)
Received with this Addendum Report:
10. Revised version of Exhibit 6, Project Description and Letter of
Justification, received October 19,2016 (2 pages)
An updated Project Description and Letter of Justification (Attachment 1 0) was received after
completion of the staff report.
p~~
Jocelyn Puga
Associate Planner
Ap/IS'roved by:
Joel Paulson, AICP
Community Development Director
Planning Commission Staff Report -Page 2
15565 Camino Del Cerro/M-16-007/S-16-045 through S-16-047
October 26 , 2016
JGP:JSP:cg
cc: Camino Del Cerro Holding LLC, 225 Demeter Street, East Palo Alto, CA 94303
Douglas McBeth, 8881 Research Drive, Irvine, CA 92618
N:\DEV\PC REPORTS\20 16\Ca mino De l Cerro 1556 5-ADD.d oc
Town of Los Gatos
Community Development Department
Civic Center
11 0 E. Main Street
Los Gatos, California 95031
Re: 15565 Camino del Cerro
LetterofJustmcation
Mark Gross & Assoc iates, Inc.
ARCHITECTURE • PLANNING
October 14, 2016
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T~'r '"·1 OF LOS GATOS
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Camino del Cerro Holdings LLC is proposing to demolish the existing buildings on 15565 Camino del
Cerro, and to build three approximately 3100 square foot homes with attached garages. Several factors
have influenced the layout of the homes on the lot. The first consideration is zoning ; the project is
designed to conform to all zoning requirements with no exemptions being requested . Secondly, the
property is flat and rectangular shaped, and has no topographical features that impact the layout of the
homes on the land . As a result, the property has been subdivided into three , roughly equal lots with gross
square feet for parcels 1, 2 and 3 of 17,106, 17,932 , and 18,079 respectively. As the lots are longer than
they are wide, the development takes advantage of the property's depth by having slightly greater front
setbacks , while maintaining compatibility with the neighborhood . The slight variation in setback creates
variation to the eye, and increases each residence's sense of individuality.
The previous owner used the property both as a personal residence and a nursery. The property
currently has several buildings on the site -a one story house separated by a carport, a one story
accessory building, a greenhouse , a small shed and barn . As indicated by the Condition of Structure
Report by 4x Engineering, Inc., the buildings are in poor condition and do not comply with the current
construction and code requirements . Indeed, 4x Engineering has stated in its conclusion that it feels that
the existing structures have "completed their economic life cycle, and are a current threat to public
society."
The parcel is zoned R-1 :8 with the setback requirements of 25' in front, 20' at rear and 8' at sides. The
development's residences meet or exceed all setback requirements. The project's architectural designs,
and the locations of the neighbors nearby, negates any shadow cast by the houses and garages. The ·
maximum height allowed for R-1 :8 zoning is 30' from the natural or finished grade. The proposed
residences comply with this requirement at the two story level. The maximum allowable building area for
R-1 :8 zoning is 40%, including any type of accessory buildings. Architecturally , we believe that these
homes each have an individual character. The homes work well cohesively as a development, and are
consistent with the neighborhood's scale, texture and atmosphere. The project's low building lot coverage
ratio -only 17% for parcel 1; 17% for parcel 2 and 15.7% for parcel 3 -means that much of the natural
setting of the land has been preserved, which we expect to enhance with sympathetic landscaping .
Housing which blends in pleasingly with the landscape is another unique and lovely Los Gatos feature .
888 1 Rese a rch Drive , Irvine, California 926 18 • 949.387.3800 • fax 949.3 87.7800
EXHIBIT 1 0
-Page 2-
With respect to the Town of Los Gatos Single and Two Family Residential Guidelines, and the "Read
Your Neighborhood" workbook, the development has selected three architectural styles that are believed
to be consistent with both the surrounding community and with Los Gatos' unique feel. On neighboring
streets, examples of each of the development's architectural styles can be found-Traditional , Craftsman
and Farmhouse. Earth tones and natural building materials assist the houses to meld agreeably and
elegantly with the surrounding area, increasing the feel of belonging. By varying the housing styles of
each of the lots, we have striven to eliminate the "cookie cutter feel" of a mass produced housing product.
Lot 1 is a two-story Traditional style home. A steep central roof form conceals the second floor rooms
and is punctuated by gabled and shed roofed dormers. A prominent front porch and steep gable roof are
the focal point of the front elevation . Horizontal siding combined with stucco exterior provides
compatibility with the neighboring homes.
Lot 2 is a two-story Farmhouse style home with a multi-gable roof form. A large front porch dominates the
front elevation with a low pitched metal roof. The exterior fin ishes are a combination of board and batten
siding and stucco to blend with the existing neighborhood. One and two story elements provide variation
to the elevation massing .
Lot 3 is a two-story Craftsman style home and features large gabled roof forms and a wide front porch.
The exterior style is further enhanced with Craftsman detailing such as shake siding, board and batten
gable accents and brackets, and stone column bases and fireplace chimneys. One and two story
elements provide variation to the elevation massing.
The homes are well situated to eliminate privacy concerns for the neighbors. The project is amply
setback from the properties found in the front and the rear. Ex isting fencing and mature landscape
provide significant screening for the neighbors on each side, where the setback meets code
requirements . The plans have no upper decks, m inimizing the feeling that the neighbors can be viewed
from above.
In conclusion , we believe the Camino del Cerro project proposes three unique, beautiful homes which
compliment the surrounding neighborhood. While each house has an individual character, we feel they
also work well cohesively. Architecturally, the homes are built very much within the Los Gatos aesthetic,
and are respectful of the neighborhood's scale, texture and atmosphere . Indeed, we extended our
workbook study to include all our surrounding neighbors to ensure that examples of our architectural
styles could be found in close proximity. Additionally, every effort has been made to design the project in
complete accordance with current zoning so that the project's design reflects Los Gatos' wishes. Finally,
our low building to lot ratio means that much of the natural setting of the land has been preserved, which
we ex pect to enhance with sympathetic landscaping.
Sincerely,
Douglas McBeth
Mark Gross & Associates, Inc.
8881 Research Drive, Irvine, Cali fornia 926 18 • 9 4 9.387.3800 • fax 9 4 9.387.7800