Staff Report.14300 Lora
PREPARED BY: JOCELYN SHOOPMAN
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: 02/24/2021
ITEM NO: 2
DATE: February 19, 2020
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Detached Garage and
Construction of a New Single-Family Residence on Property Zoned R-1:8
Located at 14300 Lora Drive. APN 409-15-028. Architecture and Site
Application S-20-019. Property Owner: Amrito Chaube. Applicant: Krislani
Mulia. Project Planner: Jocelyn Shoopman.
RECOMMENDATION:
Consider approval of a request for demolition of an existing detached garage and construction
of a new single-family residence on property zoned R-1:8 located at 14300 Lora Drive.
PROJECT DATA:
General Plan Designation: Low-Density Residential
Zoning Designation: R-1:8 (Residential, 8,000 square foot minimum)
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 19,853 square feet (0.46 acres)
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction.
Existing Land Use General Plan Zoning
North Residential Low Density Residential and
Medium Density Residential
R-1:8
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
PAGE 2 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
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 by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ The project is in compliance with the Residential Design Guidelines for single -family
residences not in hillside areas.
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 northeast side of Lora Drive (Exhibit 1). The subject
property is approximately 0.46 acres (19,853 square feet) and developed with a 1,187-square
foot single-family residence and a 406-square foot detached garage. The immediate
neighborhood contains one-story and two-story single-family and multi-family residential
buildings. This Architecture and Site application has been referred to the Planning Commission
because the residence would be the largest in terms of square footage within the immediate
neighborhood.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 19,853 square feet, located on the northeast side of
Lora Drive. The immediate neighborhood contains one-story and two-story single-family
and multi-family residential buildings.
PAGE 3 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
PROJECT DESCRIPTION (continued):
B. Project Summary
The applicant is proposing demolition of the existing detached garage and construction of a
new two-story residence with a detached garage.
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The proposed residence is in
compliance with the allowable floor area, height, setbacks, lot coverage, and on-site parking
requirements for the property.
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes demolition of the existing 406-square foot detached garage and
construction of a new 4,342-square foot two-story residence with a 986-square foot
detached garage (Exhibit 11). The proposed residence would be sited in the rear of the
property, utilizing the area behind the existing residence. The maximum height of the
proposed residence is 29 feet, nine inches, where a maximum of 30 feet is allowed.
The proposed project materials include smooth stucco, stone veneer, a concrete tile roof,
wood windows, wood garage doors with glass inserts, and stained wood corbels. A color
and materials board is included on pages 11 and 12 of the development plans (Exhibit 11).
The applicant has provided a Project Description/Letter of Justification summarizing the
project (Exhibit 4).
The development plans indicate that the existing floor area of the 1,187-square foot single-
family residence located at the front of the property is proposed to be converted to a future
Accessory Dwelling Unit (ADU) (Exhibit 10). The ADU is not a part of the Architecture and
Site approval and would require a future submittal for a separate ministerial permit for
review and approval by the Community Development Director. The conversion of existing
floor area for a new ADU on the property would be subject to the requirements contained
in Section 29.10.320 of the Town Code. Project information, including the proposed square
footage of the home, is not inclusive of the future conversion of existing floor area for a
new ADU.
B. Building Design
The applicant proposes construction of a new two-story residence with a detached garage.
The proposed residence would utilize the rear portion of the site for the new residence.
PAGE 4 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
DISCUSSION (continued):
The proposed detached garage would be located on the north side of the property,
approximately 12 feet from the residence.
The Town’s Consulting Architect reviewed the proposed residence and noted that the
parcel is a deep lot in an established neighborhood (Exhibit 5). The Consulting
Architect discussed several issues related to the architectural integrity of the home, two-
story walls, window materials, and balcony elements. The Consulting Architect provided
two approaches to revising the project and made recommendations to address the
consistency of the project with the Residential Design Guidelines. The applicant responded
to the Consulting Architect’s second approach and submitted revised development plans to
address each of the recommendations as follows (Exhibit 6):
1. Recommendation: Simplify the front façade form to allow a building envelope more
typical of the formal Mediterranean style.
The revised design removed the irregular front profile to align the walls, removed
complex first floor roof forms, and enlarged the front porch to be more consistent with
the Mediterranean style.
2. Recommendation: Select windows with substantial sash and wood or cast stone trim
widths to match traditional windows appropriate to the style .
The window sash and trim width has been increased between one and three inches to
match the Mediterranean style.
3. Recommendation: Provide cast stone projecting trim below second floor windows on all
four sides of the house.
Projecting trim added below all second-floor windows on all elevations to provide a
visual relief for two-story walls.
4. Recommendation: Use arched window forms on all front elevation first floor windows
and doors.
All first-floor windows on the front elevation have been modified with arched forms.
5. Recommendation: Add exposed rafter tails at the roof eaves.
Second floor exposed rafter tails have been added to all elevations.
PAGE 5 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
DISCUSSION (continued):
6. Recommendation: Eliminate the rear elevation bay window.
The bay window on the rear elevation has been removed and replaced with a new
window consistent in shape to the other windows.
7. Recommendation: Revise the design and supports for the rear second floor balcony to
better relate it to the overall house design.
A first-floor roof was removed and replaced with corbel supports to match the
Mediterranean style.
8. Recommendation: Revise side elevation to match front and rear elevations.
The window shapes and materials on the side elevations were revised to be consistent
with the front and rear elevations.
9. Recommendation: Add additional architectural detail appropriate to the architectural
style.
A Spanish concrete tile roof and Mediterranean style outdoor light fixtures are proposed
to add to the architectural details of the home.
10. Recommendation: Add buffer landscaping in the side and rear setbacks.
Four, 24-inch box Magnolia trees are proposed along the rear property line, four, 24-inch
box Evergreen trees are proposed along the left side property line, and two, 24-inch
Evergreen trees are proposed along the right side property line.
C. Neighborhood Compatibility
The subject property is 19,853 square feet and the maximum allowable floor area for the
subject property is 4,590 square feet. The table below reflects the current conditions of the
residences in the immediate area and the proposed project.
PAGE 6 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
DISCUSSION (continued):
FAR Comparison - Neighborhood Analysis
Address Zoning
Residential
SF
Garage
SF
Total
SF
Lot Area
SF
Residential
FAR
No. of
Stories
Use
17525 Wedgewood R-1:8 3,749 581 4,330 12,870 0.29 2 SFR
14928 Lora Drive R-1:8 1,926 1,152 3,078 19,532 0.10 1 SFR
14274 Lora Drive R-1:8 1,242 451 1,693 15,200 0.08 1 SFR
14270 Lora Drive R-1:8 1,926 560 2,486 10,414 0.18 1 SFR
14225 Lora Drive R-1:8 N/A N/A N/A 242,193 N/A 2 MF/APT
14245 Lora Drive R-1:8 N/A N/A N/A 52,707 N/A 2 MF/APT
14301 Lora Drive R-1:8 1,553 551 2,104 7,254 0.21 1 SFR
17571 Wedgewood R-1:8 1,880 440 2,320 10,100 0.19 1 SFR
14300 Lora Drive (E) R-1:8 1,187 406 1,548 19,853 0.06 1 SFR
14300 Lora Drive (P) R-1:8 4,342 986 5,328 19,853 0.22 2 SFR
SFR – Single-family residence
MF/APT – Multi-family residence/condominium residential building
Based on Town and County records, the single-family residences in the immediate
neighborhood range in size from 1,242 square feet to 3,749 square feet. The floor area
ratios (FARs) range from 0.10 to 0.29. The proposed residence would be 4,342-square feet
with a 986-square foot detached garage. The proposed project would be the largest
residence in terms of square footage.
D. Tree Impacts
The development plans were reviewed by the Town ’s Consulting Arborist who identified
two on-site protected trees and four off-site protected trees on neighboring properties
within the project area (Exhibit 7). The project proposes to retain the two on-site protected
trees. The Consulting Arborist evaluated the impacts of the project and provided
recommendations for preservation of the trees to remain (Exhibit 7.) If the project is
approved, all required tree protection measures would be implemented prior to
construction and maintained for the duration of construction activity. Arborist
recommendations for tree protection have been included in the Conditions of Approval to
mitigate impacts to protected trees (Exhibit 3).
E. Neighbor Outreach
The applicant has submitted a letter documenting their efforts to speak with their
neighbors regarding their proposal (Exhibit 8).
PAGE 7 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
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 project signage were installed on the sit e in anticipation of the February 24,
2021 Planning Commission hearing. Public comments received by 11:00 a.m., Friday, February
19, 2021, are included as Exhibit 9. The applicant has submitted a letter in response to the
public comment received by the adjacent neighbor (Exhibit 10).
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for demolition
of an existing detached garage and construction of a new a single-family residence with a
detached garage. The project was reviewed by the Town’s Consulting Architect who
provided recommendations for the project which the applicant responded to and revised
the plans in response. The project is in compliance with the Residential Design Guidelines
and consistent with the Zoning and General Plan Land Use designation for the property.
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 or Conversion of Small Structures (Exhibit 2);
2. Make the findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of existing structures (Exhibit 2);
3. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
4. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
5. 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
6. Approve Architecture and Site Application S-20-019 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 11.
PAGE 8 OF 8
SUBJECT: 14300 Lora Drive/S-20-019
DATE: February 19, 2021
CONCLUSION (continued):
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. Project Description and Letter of Justification
5. Consulting Architect’s Report, dated September 8, 2020
6. Applicant’s Response to the Consulting Architect’s Report, dated September 30, 2020
7. Consulting Arborist’s Report, dated September 25, 2020
8. Applicant’s Neighborhood Outreach, dated August 19, 2020
9. Public Comments received by 11:00 a.m., Friday, February 19, 2021
10. Applicant’s Response to Public Comments, dated February 18, 2021
11. Development Plans, received February 1, 2021