Item 02 - 16350 Blackberry Hill Rd - Staff Report and Exhibits 13-14TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: September 9, 2015
PREPARED BY:
APPLICATION NO :
LOCATION :
APPLICANT/
CONTACT PERSON :
PROPERTY OWNER:
Jocelyn G. Puga, Assistant Planner
j_R ug a@losgatosca.gov
Architecture and Site Application S-14-06 7
16350 Blackberry Hill Road (north of Aztec Ridge Dri ve)
Malika Junaid
Lily Sarafan and Amir Ghorbani
APPLICATION SUMMARY : Requesting approval to exceed the maximum floor area and the
maximum building height for an addition to a single-family
residence on property zoned HR-2 ~. APN 532-26-085 .
RECOMMENDATION:
PROJEC T DATA:
CEQA:
DEEMED COMPLETE: June 26, 2015
FINAL DATE TO TAKE ACTION : December 26,2015
Approval, subject to conditions.
General Plan Designation:
Zoning Designation:
Hillside Residential , 0-l
dwelling units/acre
HR-2 ~-Hillside Residential ,
2 ~ to 10 acres per dwelling
unit
Applicable Plans & Standards : General Plan; Hillside
Development Standards &
Guidelines
Parcel Si ze: 4.48 acres
Surrounding Area :
---r-_Existing_~_'!!l_ci!:!~e ! GeEer~l Plan __ -~ ?oni!!_g ____
North Single Family l Hillside Residential tf R-2 ~
Eas t Single-Family i Hillside Residential HR-2~ ---
South j Hillside Residential
-Single Family HR-2 ~
l Hillside Resid~ntial ~-----West Single Family ; HR-2 ~
The project is Ca tegorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15301 : Existing Facilities.
Planning Commission Staff Report -Page 2
16350 Blackberry Hill Road/S-14-067
September 9, 2015
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBIT S:
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act ,
this project is Categorically Exempt, Section 15301: Existin g
Facilities.
• As required by the Hillside Development Standards &
Guidelines for granting an exception to the maximum
allowed height of 18 feet.
• As required by the Hillside Development Standards &
Guidelines for granting an exception to the maximum
allowed height of 28 feet of a building 's tallest elevation
measured from the lowest part of the building to the highest
part.
• As required by the Hillside Development Standards &
Guidelines that other than the exception to the maximum
allowed building height the project complies with the
Hillside Development Standards & Guidelines.
As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application .
The decision of the Planning Commission is final unless
appealed within ten days.
Previously received with the August 12, 2015 Staff Report
1. Location Map
2. Findings and Considerations
3. Recommended Conditions of Approval (six pages)
4. Project Data Sheet, received March 18 , 2015 (two pages)
5. Project Description, received September 8, 2014 (one
page)
6 . Letter of Justification, received June 17 , 2015 (two
pages)
7. Consulting Arborist Report , received May 20, 2015
(twenty seven pages)
8. Viewing Platform Photograph Analysis, received July 28 ,
2015 (six pages)
9. Materials Sheet, received June 5, 2015 (one page)
10. Development Plans, received July 22 , 2015 (23 pages)
Previously received with the August 12, 2015 Desk Item
11. Letter from the Applicant's architect dated June 10 ,2015
12. Letter from the Applicant dated September 5, 2014
Planning Commission Staff Report -Page 3
16350 Blackberry Hill Road/S-14-067
September 9, 2015
BACKGROUND:
Received with this Staff Report
13. Findings and Considerations (two pages)
14. Applicant's Letter, received September 2, 2015 . (one
page)
15. Revised Development Plans, received August 25, 2015
(29 sheets)
On August 12, 2015, the Planning Commission considered the proposed project for a 711-square
foot addition to an existing single-family residence. The Commission continued the matter to this
agenda and directed the applicant to consider utilizing the existing square footage of the
residence and garage to achieve the desired floor plan and to reduce the size of the residence to
be in compliance with the maximum floor area ratio (FAR) for the property.
As a continued item, the project description on the agenda and this report remain the same as the
required notice. As discussed below, the project no longer exceeds the maximum allowable floor
area.
ANALYSIS:
A. Architecture and Site
The applicant submitted a letter addressing the direction of the Planning Commission
(Exhibit 14). Staffs analysis of each recommendation is below in italic type.
Consider utilizing the existing square footage of the residence and garage to achieve
the desired floor plan
No changes are proposed to the previously considered floor plans, including the location
and size of the proposed additions to the west and east side of the rear elevation. The
square footage of the existing garage was reduced and is discussed in the section below.
Reduce the size of the single-family residence to be in compliance with the
maximum floor area ratio (FAR) for the property.
The applicant is proposing to convert 337 square feet of the existing 1,452-square foot
garage into a carport. The 33 7-square foot carport would be open on three sides and
would not be counted towards the maximum allowable FAR. The revised project at 6,372
square feet complies with the maximum allowable FAR for the property, which is 6, 4 00
square feet.
Planning Commission Staff Report -Page 4
16350 Blackberry Hill Road/S-14-067
September 9 , 2015
B. House Si z e and Neighborhood Compatibility
The Neighborhood Analysis table below reflects current conditions (E -existing) of the
immediate neighborhood and the applicant's revised plans (N-new).
Address House Garage Lot Size House
SF SF SF FAR
16348 Aztec Ridge Dr. 8,857 1,372 756,202 0.01
16349 Aztec Ridge Dr. 5,299 908 129,8 96 0.04
15405 Blackberry HI. Rd. 2,238 400 102,366 0.02
I 6480 Blackberry HI. Rd. 2,542 440 225,202 O.OI
I 548 I Blackberry HI. Rd. 2,269 600 47,480 0.05
I 5950 Blackberry HI. Rd. 4 ,492 805 57,543 0 .08
16477 Eugenia Wy. 2,878 896 50,965 0 .06
I 7575 Mireval Rd. 3,504 I ,049 82,328 0.04
16350 Blackberry HI. Rd. (E) 4,946 1,452 195,149 0 .02
16350 Blackberry HI. Rd. (N) 5,657 1,115 195,149 0.03
At 5,657 square feet (not including the garage square footage), the residence would be the
second largest in the immediate neighborhood in terms of square footage and fifth largest
in the immediate neighborhood in terms ofF AR . Including the 715 square feet of garage
area that counts towards FAR, the residence would be 6,372 square feet and in
compliance with the maximum allowable FAR.
PUBLIC COMMENTS:
At this time, the Town has not received any written comments for the revised project.
SUMMARY AND RECOMMENDATION:
A. Summary
The applicant is proposing a 711-square foot addition to an extstmg single-family
residence. The applicant is also proposing to convert 337 square feet of the existing
1 ,452-square foot garage into a carport. The revised project at 6,3 72 square feet
(including the basement and garage area over 400 square feet) is in compliance with the
maximum allowable FAR.
Staff believes the applicant has addressed the Commission's concerns and for this reason
recommends approval of the revised project.
Planning Commission Staff Report -Page 5
163 50 Blackberry Hill Road/S-14-067
September 9, 2015
B. Recommendation
Staff recommends the Commission take the following actions to approve the Architecture
and Site Application:
I . Find that the proposed project is categorically exempt, pursuant to Section 1530 I of
the California Environmental Quality Act as adopted by the Town (Exhibit 13); and
2. Make the required findings as required by the HDS&G for granting an exception to
the maximum allowed height of 18 feet ; and
3. Make the required findings as required by the HDS&G for granting an exception to
the maximum allowed height of 28 feet of a building's tallest elevation measured
from the lowest part of the building to the highest part; and
4. Make the finding that other than the exception to the building height the project
complies with the HDS&G; and
5. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture & Site application (Exhibit 13); and
6. Approve Architecture and Site Application S-14-067 with the conditions contained
in Exhibit 3 and development plans attached as Exhibit 15.
If the Commission has concerns with the proposed project, it can:
I. Approve the application with additional and/or modified conditions; or
2. Continue to a date certain with specific direction to staff and the applicant; or
3. Deny the Architecture and Site application.
LRP:JGP:cg
Approved by:
Laurel R. Prevetti
Town Manager/Community Development
Director
cc: Malika Junaid, 4546 El Camino Real Suite 223 , Los Altos, CA 94022
Lily Sarafan and Amir Ghorbani , 16350 Blackberry Hill Road, Los Gatos, CA 9503
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PLANNING COMMISSION-September 9, 2015
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16350 Blackberry Hill Road
Architecture and Site Application S-14-067
Requesting approval to exceed the maximum floor area and the maximum allowed
building height for a single-family residence greater than 5,000 square feet on property
zoned HR-2 'll. APN 532-26-085.
PROPERTY OWNER: Lily Sarafan and Amir Ghorbani
APPLICANT: Malika Junaid
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act , Section 15301: Existing
Facilities.
Exception to Maximum Allowable Building Height:
• The Commission may grant an exception to the maximum allowed height of 18 feet
pursuant to Chapter IX, section F. of the Hillside Development Standards & Guidelines
for single-family residences visible from the established viewing platforms. Any deviation
shall include the rationale and evidence to support the granting of an exception. An
exception to the maximum allowed height of 18 feet is supported because the height of the
existing single-family residence currently exceeds the maximum allowable building
height. The proposed addition to the west side of the rear elevation is not in compliance
with the maximum allowed building height from grade, but is enclosing an existing
covered balcony and is not creating additional roof area or height. The proposed addition
to the east side of the rear elevation is creating new roofed area, but is in compliance w ith
the maximum allowed building height from grade. The applicant is not proposing to
increase the height of the existing residence. The building height will help blend the
additions with the existing residence and maintain consistent architecture.
• The Commission may grant an exception to the maximum allowed height of 28 feet of a
building's tallest elevation measured from the lowest part of the building to the highest
part pursuant to Chapter IX , section F. of the Hillside Development Standards &
Guidelines for single-family residences visible from the established viewing platforms.
Any deviation shall include the rationale and evidence to support the granting of an
exception. The proposed addition to the west side of the rear elevation is not in
compliance with the maximum allowed building height from the lowest part of the
building to the highest part, but is enclosing an existing covered balcony and is not
creating additional roof area or height. The proposed addition to the east side of the rear
elevation is creating new roofed area, but is in compliance with the maximum allowed
building height from the lowest part of the building to the highest part. The applicant is
EXHIBIT 1 3
not proposing to increase the height of the existing residence. The building height will
help blend the additions with the existing residence and maintain consistent architecture.
Required compliance with Hillside Development Standards & Guidelines:
• Other than the exceptions to maximum floor area and maximum allowed building height,
the project is in compliance with the Hillside Development Standards & Guidelines.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
N :\DEV\FINDINGS\20 15\BLACKBERRYHJLLRD 16350-cont.DOCX
August 28, 2015
Town of Los Gatos
Planning Department
110 E . Main St.
Los Gatos, CA 95030
• M·DESIGNS , AR CHIT ECTS
Subject: Sarafan-Ghorbani Residence/16350 Blackberry Hill Rd.
Dear Commissioners:
As per your direction at the previous commission hearing, we have revised our plans to meet the
square foot requirement. We are thankful for the guidance from the commission . We looked at
where we could reduce the square footage without compromising the needs of the homeowners
or disturbing the existing drainage around the home.
We have looked at several options, including removing the existing library from the lower floor ,
but that would create grading issues and stabilization concerns down hill . We also looked
throughout the upper and lower floor for opportunities to reduce area without creating undue
impact on the surrounding grades but were unable to do so with out major impact.
Therefore, the proposed changes include : Taking the square footage from the existing garage,
leaving the roof in place and re-using the existing slab for a carport. This will help avoid
drainage and related issues . We have, as per town requirements , removed three walls from
around the garage to create the carport. Per the Town, Sec. 29.10.020 of the municipal code
defines a carport as an "open-sided, roofed, automobile shelter, usually formed by extension of
the roof from the side of a building."
The Sarafan-Ghorbani family and we , the architects, believe these changes are in line with the
guidance we received from the commissioners. We hope that this satisfies the requirement and
can help the homeowners move forward .
We greatly appreciate your help and guidance on this project.
Sincerely,
Malika Junaid
Architect
( 408) 431-9289
RECEIVED
SEP 0 '1.. 2015
TOWN OF LOS GATO S
PLANN ING DIVI SIO N
-------------·----------
4546 EL Camino Real Suite 223 • Los Altos.CA .94022 • 650.565.9036 • (f) 949.625 .7869 •
www.mdesignsarchitects.com
EXHIBIT 1 ~I
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