Item 03 - 15565 Camino Del Cerro - Staff Report & Exhibits 12-13• TOWN OF LOS GATOS ITEMN0:3
PLANNING COMMISSION STAFF REPORT
Meeting D ate: D ecember 14 , 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT/
PROPERTY OWNER:
Jocelyn Puga, Associate Planner
jpuga@losgatosca.gov
Subdivision Application M-16-007
Arcbitectme and Site Applications S-16-045 through S-16-047
15565 Camino Del Cerro Oocated on the west side of Camino
Del Cerro, approximately 330 feet south of Los Gatos-Alamden
Road)
Camino Del Cerro Holding LLC
APPLICATION SUMMARY: Requesting approval to demolish an existing single-family
r esi dence, subdivide one l ot into three lots, and construct three
new single-family residences on property zoned R-1 :8. APN
523-23-094.
RECOMMENDATION:
PROJECT DATA:
CEQA:
Approval, subject to recommended conditions of approval.
General Plan Desi gnation:
Zoning Designation:
Low Density Residential
R-1 :8-Single-Family
Residential, 8,000-square foot
lot minimum
Applicable Plans & Standards: General Plan and Residential
Design Guidelines
Parc el Size: 1.2 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Medium Density Residential PD
South Residential Low Density Residential R-1:8
West Residential Low Density Residential 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 and Section 15315: Minor
Land Divisions.
Planning Commission Staff Report -Page 2
15565 Camino Del Cerro/M-16-007/S-16-045 through S-16-047
December 14, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
• 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 and
Section 15315: Minor Land Divisions.
• 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 66474 of the Subdivision Map Act
for approval of the subdivision application.
• As required by Section 29.20.150 of the Town Code for
granting approval of Architecture and Site applications.
The decision of the Planning Commission is final unless
appealed within ten days.
Previously received with the October 26. 2016 Staff Rej><)rt:
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)
Previously received with the October 26. 2016 Addendum:
10. Revised version of Exhibit 6, Project Description and
Letter of Justification, received October 19, 2016 (two
pages)
Previously received with the October 26. 2016 Desk Item:
11. Public comments received from 11 :01 a.m. on October 20,
2016 to 11 :00 a.m. on October 26, 2016
Planning Commission Staff Report -Page 3
15565 Camino Del Cerro/M-16-007/S-16-045 through S-16-047
December 14, 2016
BACKGROUND:
Received with this Staff Report:
12. Applicant's Letter, received November 22, 2016 (one
page)
13. Neighborhood Data, received November 22, 2016 (two
pages)
14. Revised Developmeni Pians, received November 29, 2016
(32 sheets)
On October 26, 2016, the Planning Commission considered Subdivision application M-16-007
to subdivide one lot into three lots and Architecture and Site applications S-16-045 through -
047 to demolish an existing single-family residence and construct three new single-family
residences with attached garages. The Commission continued the Subdivision and three
Architecture and Site applications to this agenda and directed the applicant to address concerns
regarding the following topics: ·
• Floor Area;
• House Color; and
• Privacy.
ANALYSIS:
The applicant submitted a letter (Exhibit 12) and exhibits (Exhibits 13 and 14) addressing the
concerns raised by the Planning Commission. Staffhac; provided analysis below.
A. Floor Area
The Planning Commission provided direction to the applicant to either make a small
reduction in the size of the homes or to provide data that demonstrates that the homes are
compatible with the greater neighborhood.
In response to the Commissi on's direction, the applicant reduced the living floor area of
the residence on Lot I by 58 square feet. In addition, the applicant reduced the square
footage of countable attic space that is included in the total floor area from 197 square
feet to 62 feet for Lot 1. In total, the applica.Ilt reduced the size of the residence on Lot 1
from 3,390 square feet to 3,197 square feet (Exhibit 14).
The Neighborhood Analysis table on the following page reflects current conditions of the
residences in the area.
Planning Commission Staff Report -Page 4
15565 Camino Del Cerro/M-16-007/S-16-04 5 through S-16-047
December 14, 2016
Immediate Neismborhood Analysis
Address House Gara2e Lot size
15601 Camino Del Cerro 2,697 633 7,999 -
15605 Camino Del Cerro
(flag lot) 3,272 586 10,688
15801 Edmund 2,295 564 10,851
101 Maria Teresa Ct 2,756 612 8,411
105 Maria Teresa Ct 2 ,756 612 8,393
109 Maria Teresa Ct 2,452 638 8,948
108 Maria Teresa Ct 2,325 638 13,455
104 Maria Teresa Ct 2,565 638 8,647
100 Maria Teresa Ct 2,325 638 8,589
164 Milmar Way* 1,494 420 1,400
15600 Camino Del Cerro* 1,015 420 1,824
160 Milmar Way* 1,015 420 1,824
158 Milmar Way* 1,218 441 2,666
15590 Camino Del Cerro* 1,218 441 2,666
15580 Camino Del Cerro* 1,218 441 2,666
15565 Camino Del Cerro (E) 1,878 0 53,108
15565 Camino Del Cerro
Lott 3,197 668 16.406
15565 Camino Del Cerro
Lot2 3,200 (i98 17.222
15565 Camino Del Cerro
Lot3 3,197 696 17,363
*Multi-family housing
** Tandem three-car garage
FAR Stories Gara2e
0 .34 2 3-car
0.31 2 3-car
0.21 1 2-car
0.33 2 3-car
0.33 2 3-car
0 .27 2 3-car
0.17 2 3-car
0.30 2 3-car
0 .27 2 3-car
1.07 2 2-car
0.56 1 2-car
0.56 1 2-car
0.46 1 2-car
0.46 1 2-car
0.46 1 2-car
0.04 1 2-car
0.19 2 3-car**
0.19 2 3-car**
0.18 2 3-car**
The six adjacent properties to the north of the project site along Maria Teresa Court and
the two adjacent properties to the south of the project site contain two-story single-family
residences with three-car garages. The property directly across from the project site
contains a mix of single and two-story multi-family residences with two-car garages
In response to the Commission's direction to provide data that the proposed homes are
compatible with the greater neighborhood, the applicant analyze9 properties beyond the
immediate neighborhood, but within 3,000 feet of the project site. For determining
neighborhood compatibility in terms of square footage, the applicant used an average of
the three proposed homes (Exhibit 13). The spreadsheet shows that there are eight homes
in the greater neighborhood to the west and south of the project site along Linda A venue,
Planning Commission Staff Report -Page 5
15565 Camino Del Cerro/M-16-007/S-16-045 through S-16-047
December 14, 2016
El Gato Lane, Sierra Morena Court, Verde Court, and Camino Del Cerro that are larger in
terms of square footage (Exhibit 13 ).
B. House Color
To address the Pianning Commission's concern with the previous white exterior coior for
the residence on Lot2, the applicant has proposed a light gray with a beige tone (Exhibit
14, Sheet A-9). A color and materials board will be available at the Planning
Commission meeting.
C. Privacy
To address the Planning Commission's concerns with the potential for privacy intrusions
to the residence on Lot 2, the applicant has proposed to plant 24-inch box Tristania
Laurina trees along the side property lines of Lot 1, Lot 2, and Lot 3 (Exhibit 14, Sheet L-
3 .1 ). The maximum height of a Tristania Laurina tree can range from 15 to 30 feet.
PUBLIC COMMENTS:
At this ti.me, the Town has not received any public comment.
SUMMARY AND RECOMMENDATION:
A. Summary
Staff believes the applicant has addressed the Commission's concerns by providing data
that demonstrates that the homes are compatible with the greater neighborhood, reducing
the square footage of the residence on Lot 1, modifying the exterior color of the residence
on Lot 2, and providing additional landscaping along the side property lines of each
residence. The project complies with the Residential Guidelines as the residences are well
designed, are an appropriate size for the lots, and would be compatible with surrounding
homes in the immediate and greater neighborhood. The revised project meets all zoning
requirements, required considerations, and for these reasons staff recommends approval
of the revised applications.
B. Recommendation
Staff recommends approval of the Subdivision and Architecture and Site applications
based on the summary above. If the Planning Commission finds merit with the proposed
project, it should:
1. Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
Planning Commission Staff Report -Page 6
15565 Camino Del Cerro/M-16-007/S-16-045 through S-16-047
December 14, 2016
Categorically Exempt, Section 15303: New Construction or Conversion of Small
Structures and Section 15315: Minor Land Divisions (Exhibit 2); and
2. Make the required findings as required by Section 29.10.09030(e) of the Town
Code for granting approval of demolition of a single-family residence (Exhibit 2);
and
3. Make the required finding that the project is in conformance with the Residential
Design Guidelines (Exhibit 2); and
4 . Make the required findings as required by Section 66474 of the Subdivision Map
Act (Exhibit 2); and
5. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of Architecture & Site applications (Exhibit 2); and
6 . Approve Subdivision Application M-16-007 and Architecture and Site
Applications S-16-045 through S-16-047 with the conditions contained in Exhibit
3 and development plans attached as Exhibit 14.
ALTERNATIVES:
Alternatively, the Commission can:
1. Continue the application(s) to a date certain with specific direction; or
2. Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
.pproved by:
Joel Paulson, AICP
Community Development Director
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\2016\Camino Del Cmo ISS65_Cont 12-14-16.docx
15565 Camino del Cerro Project
Letter explaining the changes made per the Planning Commission's suggestions
Jocelyn Puga
Associate Planner
Los Gatos Planning Department
110 E Main St, Los Gatos, CA 95030
Dear Jocelyn,
RECElVED
NOV 2 2 20t6
TOWN OF LOS GATOS
PLANNING D!V!SlON
The Planning Commission asked us to demonstrate that there were other houses of
similar size in the neighborhood. There was concern that we were potentially changing
the character of the neighborhood by being the largest homes. As y~u can see from the
attached spreadsheets, there are sixteen homes over 3000 square feet within a three
block area of 15565 Camino del Cerro.
The spreadsheet also shows that the average square footage of the Camino del Cerro
homes is 81 square feet smaller than the average of the sixteen homes in our adjacent
neighborhood. More importantly; our FAR is significantly below that of the
neighborhood average -39% compared to ours at 19%. It looks like there is only one
house out of the sixteen that has a FAR smaller than ours;.the rest are significantly
larger. We feel that sixteen other homes close by is a reasonable number to show
compatibility. The neighborhood also has a fair number of homes with 3 car garages
facing the street versus our plans that only appear to have 2 car garages (tandem
design) as viewed from the street.
We have also reduced the size and massing of our largest house on Lot 1. The
reduction was achieved by reducing the living area by 58 SF, and reducing the attic
area, that exceed 7', by 135 SF. The new total of the combined living area and attic
area is 3, 197 SF. All three Camino del Cerro homes are now smaller than our direct
neighbor, 15605 Camino del Cerro at 3272 SF.
In response to the Planning Commission's concern regarding the all-white color of the
Farm House on lot 2; the color of the siding was changed to a color with darker beige
and grey tones. The new color tones are attached.
Also attached, please find a sheet that shows all the second floor plans on a site plan
format. This will help to explain concerns about neighbor privacy. I have also included a
tree planting plan added to show how screen trees will be added to the landscape
design.
Many thanks,
EXIDBIT 1 2
Melissa
I .....
~
MAP letter Property Address
A • 15690 Loma Vista Ave
B 15610 Loma Vista Ave
c 15730 Linda Ave
0 15710 Linda Ave
E 15640 El Gato Ln
F 15630 El Gato ln
G 15806 Edmund Dr
H 321 Escobar Ave
I 311 Escobar Ave
J 318 Escobar Ave
K 15545 Camino Del Cerro
L 15605 Camino Del Cerro
M 109 Sierra Morena Ct
N 15813 Linda Ave
0 15827 Linda Ave
p 15826 Linda Ave
Q 15795 El Gato Ln
Average Neighborhood
Average Camino del Cerro
Camino Del Cerro Neighborhood Analysis
Properties located close by over 3000 SF
Building Sq Ft Lot Sq Ft FAR -% lot Acres Stories APN
3,147 7,280 43% 0.1671 1 523-21-032
3,142 7,400 43% 0.1699 2 523-21-040
3,356 14,413 23% 0.3309 2 523-22-025
3,558 8,036 44% 0.1845 2 523-22-027
3,244 8,056 40% 0.1849 2 523-23-011
3,428 8,056 4 3% 0.1849 2 523-23-012
3,136 10,000 3 1% 0.2296 1 523-23-050
3,029 10,200 30% 0.2342 2 523-23-058
3,029 10,000 30% 0.2296 2 523-23-061
3,029 8,025 38% 0.1842 2 523-23-069
3,011 18,800 16% 0.4316 2 523-23-078
3,272 10,454 31% 0.24 2 523-23-095
3,304 8,913 37% 0.2046 2 523-24-054
3,616 8,166 44% 0.1875 2 523-27-030
3,000 7,150 42% 0.1641 1 523-27-031
3,216 10,500 31% 0.241 1 523-27-050
3,869 17,556 40% 0 .403 2 523-27-051
3,258 10,177 36%
3,198 16,977 19%
EXHIBIT 1 3
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