Attachment 1" TOWN OF LOS GATOS ITEM NO: 1
PLANNING COMMISSION STAFF REPORT
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Meeting Date: January 8, 2014
PREPARED BY: Erin Walters, Associate Planner
ewalters @losgatosca.gov
APPLICATION NO: Subdivision Application M -13 -010
Architecture and Site Applications S -13 -071 and S -13 -080
LOCATION: 16560 Shannon Road (southwest corner of Shannon Road and
West La Chiquita Avenue, east of Los Gatos Boulevard)
PROPERTY OWNER/
APPLICANT /CONTACT
PERSON: JG Building, LLC
APPLICATION SUMMARY: Requesting approval to subdivide a 20,300 square foot parcel
into two lots, demolish a pre -1941 existing single family
residence and to construct two new single - family residences on a
property zoned R -1.8. APN 532 -04 -001.
Subdivision Application —
DEEMED COMPLETE: December 18, 2013
FINAL DATE TO TAKE ACTION: February 8, 2014
Architecture and Site Applications -
DEEMED COMPLETE: December 18, 2013
FINAL DATE TO TAKE ACTION: June 18, 2014
RECOMMENDATION: Approve, subject to conditions.
PROJECT DATA: General Plan Designation: Low Density Residential
Zoning Designation: R -1.8- Single Family Residential,
8,000 square foot lot minimum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines
Parcel Size: 20,300 square feet
Surrounding Area:
WExistin Land Use General Plan Zoning
Cam us Low Densi Residential R -1:8
Family Low Density Residential R -1:8-
lara Co. Prezone
Family Low Density Residential R -1:8-
lara Co. Prezone
nge Family Low Density Residential R -1:8-
Santa Clara Co. I Prezone
1
Planning Commission Staff Report - Page 2
16560 Shannon Rd./M- 13- 010/S -13 -071 and S -13 -080
January 8, 2014
CEQA: The project is Categorically Exempt pursuant to Section 15315
of the State Environmental Guidelines as adopted by the Town
because the project consists of a minor land division and
pursuant to Section 15303 because the project consists of the
construction of not more than three single - family dwellings.
FINDINGS: ■ As required by Section 15315 and 15303 of the State
Environmental Guidelines as adopted by the Town that this
project is Categorically Exempt.
■ 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 if
the Planning Commission denies the subdivision application.
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.
EXHIBITS: 1. Location Map (1 page)
2. Required Findings and Considerations (2 pages)
3. Recommended Conditions of Approval for the Subdivision
Application (3 pages)
4. Recommended Conditions of Approval for the Architecture
& Site Applications (9 pages)
5. Project Data Sheets (2 pages)
6. Project Description (1 page), received December 9, 2013
7. Letter of Justification (1 page), received December 9, 2013
8. Architectural Consultant Report (4 pages), received October
18, 2013
9. Arborist Consultant Report (29 pages), received September
26, 2013
10. Public Comments (1 page), received October 21, 2013
11. Development Plans (13 sheets), received November 14, 2013
Planning Commission Staff Report - Page 3
16560 Shannon Rd./M -13- 010 /5 -13 -071 and S-13-08
January 8, 2014
BACKGROUND:
The subject property is flat and is currently 20,300 square feet. The property contains a 1,290
square foot single - family residence. The original house was built in 1900, with an addition built
in the early -to -mid 201h century and subsequent remodeling. The site contains 13 protected trees.
The applicant proposes to subdivide the property into two parcels and build a new single family
residence with an attached garage on each parcel.
The applications are being referred to the Planning Commission because the proposed single -
family dwelling on lot two would create the largest in the immediate neighborhood in terms of
square footage. In addition both proposed dwellings would create the largest FAR's in the
immediate neighborhood. Although the Development Review Committee could have approved
the application for the subdivision, staff is forwarding all of the applications to the Planning
Commission because the applications represent a comprehensive package.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The property is located at 16560 Shannon Road on the southwest comer of Shannon Road
and West La Chiquita Avenue, east of Los Gatos Boulevard. Surrounding properties
contain single - family residences with the exception of a church campus located across
Shannon Road to the north. Properties in the County of Santa Clara are located to the east,
south and west. The subject property was annexed into the Town of Los Gatos on July 3,
2013.
B. Subdivision Application
The applicant is proposing to subdivide the property into two lots. The State Subdivision
Map Act includes seven findings to deny applications for subdivisions of land (see Exhibit
2). If any of the findings can be made, the subdivision application may be denied.
C. Architecture and Site Applications
The applicant is proposing to demolish the existing single family residence, construct a two
story single - family dwelling on each of the proposed lots with attached garages, and
remove seven trees. Architecture and Site approval is required for the demolition of the
existing structure and for each new residence.
Lot One: Lot one would be 8,015 square feet with a 2,611 square foot single - family
residence and 540 square foot attached garage. The two -story structure would be 25 feet- 9
Planning Commission Staff Report - Page 4
16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080
January 8, 2014
inches high. Exterior materials would consist of weathered wood composition shingle
roofing, light tan stucco exterior, white wood brackets and trim, white wood clad windows,
and white wood front porch columns with decorated wood guardrails.
Lot Two: Lot two would be 9,672 square feet with a 3,020 square foot single - family
residence and a 626 square foot attached garage. The two -story structure would be 26 feet -
3 inches high. Exterior materials would consist of weathered wood composition shingle
roofing, light taupe stucco exterior, white wood brackets and trim, white wood clad
windows, and white wood front porch columns with decorated wood guardrails.
Exhibit 5 provides general project data. A written description of the project is attached as
Exhibit 6, a letter of justification is attached as Exhibit 7, and development plans are
attached as Exhibit 11.
D. Zoning Compliance
The subdivision complies with the minimum lot area, frontage and depth requirements.
The Architecture and Site applications comply with the height, setback, and structure
coverage limitations. The zoning permits two lots and a single - family residence on each
lot.
ANALYSIS:
A. Subdivision
The applicant is requesting to subdivide a 20,300 square foot parcel into two lots. Lot one
would be 8,015 square feet, and lot two would be 9,672 square feet. The proposed lot sizes
exceed the minimum lot size of 8,000 square feet required for the R -1:8 zoning
designation. The subdivision includes a 10 foot wide, 2,613 square foot right -of -way
dedication along Shannon Road.
Lot one exceeds the minimum 60 -foot frontage for an interior lot and the minimum 90 -foot
lot depth for the R -1:8 zoning. Lot two meets the minimum 80 -foot frontage for a comer
lot and exceeds the minimum 90- foot lot depth for the R -1:8 zoning.
The surrounding properties range in size from 9,583 square feet to 15,136 square feet (see
Lot Size Analysis below) with the exception of the church property which is 5.26 acres.
The proposed lot sizes are compatible with the exiting parcels in the immediate
neighborhood. Lot one would be the smallest lot in the immediate neighborhood but the
proposed lot size of 8,015 square feet exceeds the minimum lot size of 8,000 required for
the R -1:8 zoning designation. In addition, the proposed parcels comply with the General
Plan and zoning requirements for the site.
Planning Commission Staff Report - Page 5
16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080
January 8, 2014
B. Architecture and Site
The Architecture and Site applications were reviewed by the Town's Architectural
Consultant (Exhibit 8). The consultant found the two homes to be well designed with good
visual variety and details. The consultant found the proposed homes to be similar in scale
to the other nearby two story homes and compatible in scale with the large church structure
across Shannon Road. The Architectural Consultant had no recommendations for changes
to the proposed designs.
C. Neighborhood Compatibility
The neighborhood is a mix of one and two story homes. Staff and the Town's
Architectural Consultant (Exhibit 8) have determined that the proposed two -story
residences are compatible with the neighborhood in terms of mass and scale. Based on
Town and County records, the surrounding residences range in size from 1,242 square feet
to 2,872 square feet. The floor area ratios (FAR) range from 0.09 FAR to 0.25 FAR. The
applicant is proposing one residence of 2,611 square feet on an 8,015 square foot parcel
(0.33 FAR) and one residence of 3,020 square feet on a 9,672 square foot parcel (0.31
FAR). The maximum square footage for each lot is shown below.
Planning Commission Staff Report - Page 6
16560 Shannon Rd. /M- 13- 010 /S -13 -071 and S -13 -080
January 8, 2014
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16560 Shannon Rd.
8,015
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(Lot 1)
16560 Shannon Rd.
9,672
3,024
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The proposed residences on Lots one and two propose a FAR that is within the allowable
FAR but will be the largest FAR in the immediate neighborhood. The Architectural
Consultant and staff found that the proposed FAR for the two houses, although the highest
in the immediate neighborhood is compatible with the massing of the surrounding single
family properties located to the east, south and west which are mix of one and two story
homes. These properties have larger parcel sizes, are pre -zoned R -1:8 and are located in the
County of Santa Clara.
Lot two would also create the largest home in terms of square footage. As stated before, the
Architectural Consultant and staff found the size and massing of the proposed home to be
compatible with the surrounding structures in the immediate neighborhood. The
Neighborhood Analysis table below reflects current conditions of the immediate
neighborhood.
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16575 Shannon Rd
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229,126
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16623 Shannon Rd.
1,753
572
12,060
1
0.15
16321 W. La Chiquita
1,280
456
14,256
1
0.09
16335 W. La Chiquita
2,872
667
11,326
1
0.25
16326 W. La Chiquita
2,215
418
9,583
2
0.23
16316 W. La Chiquita
2,508
783
9,900
2
0.25
16536 Shannon Road
1,242
792
10,170
1
0.12
16608 Shannon Road
2,747
512
14,792
1
0.19
16590 Shannon Road
2,712
480
15,136
1
0.18
16560 Shannon Rd.
2,611
540
8,015
2
0.33
of 1
16560 Shannon Rd.
3,020
626
9,672
2
0.31
Lot 2
Planning Commission Staff Report - Page 7
16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080
January 8, 2014
Lot one is an interior lot. `Immediate Neighborhood' for an interior lot is the two properties
on each side of the subject property and the five properties across the street as shown in the
Town's Residential Design Guidelines. Lot two is a comer lot. The `Immediate
Neighborhood' for a corner lot is generally the two properties on each side of the subject
property, the three properties immediately across both sides of the intersecting streets, and
the adjacent corner property as shown in the Town's Residential Design Guidelines.
At 3,020 square feet, the residence on lot two would be the largest in the immediate
neighborhood in terms of square footage. The residence on lot two would be 148 square
feet larger than the largest current residence in the immediate neighborhood. Staff typically
recommends denial of applications that propose the largest square footage in the immediate
neighborhood, however, staff supports the proposed square footage for Lot two for the
following reasons:
The proposed massing of lot one and lot two is compatible with the massing of
surrounding buildings;
The proposed architecture balances the square footage and massing by breaking up
the proposed buildings overall mass through a variety of second story elevation
setbacks and roof articulation; and
The difference between the proposed residence on lot 2 and the next largest house
located at 16335 W. La Chiquita is 148 square feet.
The proposed projects will be the two largest in terms of FAR. The Residential Design
Guidelines specify that residential development shall be similar in mass, bulk and scale to
the immediate neighborhood. The guidelines also specify that consideration will be given
to the existing FAR's, residential square footages, and lot sizes in the neighborhood.
The project was referred to the Planning Commission because the residence on lot two
would result in the largest residence in the immediate neighborhood in terms square
footage and both residences would have the largest FAR The Planning Commission
should consider if the proposed FAR for both lots and the square footage for Lot 2 are
compatible with the immediate neighborhood.
D. Demolition of Existing Residence
The existing residence is historic due to its age pursuant to Town Code. The residence was
originally built in 1900, with an addition built in the early -to -mid 20`h century and
subsequent remodeling. The Historic Preservation Committee considered the request for
demolition on August 28, 2013. The Committee determined that the existing residence had
a "mishmash" of exterior materials, an unsympathetic addition, and synthetic siding with
aluminum windows. A bay window and the front door appeared to be the only original
openings. Therefore, it was determined that the demolition of the existing house will not
Planning Commission Staff Report - Page 8
16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080
January 8, 2014
have an impact on significant historic resources. The Historic Preservation Committee
made the appropriate findings and recommended approval of the proposed demolition and
removed the residence from the Town's Historic Resources Inventory.
E. Tree Impacts
The development plans were reviewed by the Town's Consulting Abborist (Exhibit 9).
There are 13 protected trees on this site. Based upon the proposed project the arborist
recommends the removal of seven trees. Of the seven trees to be removed three are in poor
condition and the remaining four are in fair /good condition. The applicant is proposing to
save six trees on site including three Holly Oaks, one Coast Live Oak, one California Bay
Tree and one Incense Cedar. The applicant has agreed to save the trees recommended by
the consulting arborist to be saved (Exhibit 9).
Replacement trees are required to be planted pursuant to Town Code requirements. Tree
protection measures are incorporated as conditions of approval to protect the trees to
remain on the subject property and within the development area.
F. Traffic
The proposed project would result in creation of one additional lot with potential future
construction of one single - family residence on the new lot. Approximately 9.57 daily trips
would be generated based on Institute of Traffic Engineers trip generation rates with
approximately one trip each during the AM and PM peak hours. According to the Town's
traffic policy, traffic generated by the proposed project would represent a minor impact and
no additional traffic study is required. The proposed project will be required to pay a traffic
impact mitigation fee for one proposed single family residence. The fees will be assessed at
the rate in effect at the time a building permit is issued. Payment of the required impact
fees would mitigate the project's contribution to the cumulative impacts. A traffic fee for lot
two is required as a condition of approval.
G. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
Policy LU -6.8 — New construction remodels.
blend with the existing neighborhood.
Policy CD -1.1 — Building elements shall be
the neighborhood.
and additions shall be compatible and
in proportion with those traditionally in
Planning Commission Staff Report - Page 9
16560 Shannon Rd./M -13- 010 /S -13 -071 and S-13-08
January 8, 2014
• Policy CD -1.2 — New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
• Policy CD -1.4 — Development on all elevations shall be of high quality design and
construction, a positive addition to and compatible with the Town's ambiance.
Development shall enhance the character and unique identity of existing commercial
and/or residential neighborhoods.
H. CEOA Determination
The proposed project is Categorically Exempt pursuant to Sections 15315 and 15303 of the
State Environmental Guidelines as adopted by the Town because the project consists of a
minor land division and the construction of not more than three single - family dwellings.
PUBLIC COMMENTS:
At this time, the Town has received one written comment of support for the subject applications
(Exhibit 10).
CONCLUSION AND RECOMMENDATION:
A. Summary
The proposed lots comply with the General Plan and zoning requirements. The proposed
lot sizes are compatible with the exiting parcels in the immediate neighborhood.
The project was referred to the Planning Commission because the residence on lot two
would result in the largest residence in the immediate neighborhood in terms square
footage and the residences on Lots one and two will have the largest FAR in the immediate
neighborhood.
Staff and the Architectural Consultant found that the proposed residences comply with the
Residential Design Guidelines and are compatible with the neighborhood in terms of mass
and scale, and materials. The proposed residences on Lots one and two will have the
largest FAR but are compatible with the immediate neighborhood in terms of massing. Lot
two would create the largest home in terms of square footage but would be compatible with
the surrounding development.
B. Recommendation
If the Commission finds merit with the applications, it should take the following actions:
Planning Commission Staff Report - Page 10
16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080
January 8, 2014
1. Find that the proposed project is categorically exempt, pursuant to Sections 15315 and
15303 of the California Environmental Quality Act as adopted by the Town (Exhibit 2);
2. Make the required findings as required by Section 29.10.09030(e) of the Town Code
for granting approval of a demolition of a single family residence (Exhibit 2);
3. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture &Site application (Exhibit 2);
4. Approve Subdivision Application M -13 -010 with conditions contained in Exhibit 3;
and
5. Approve Architecture & Site Applications S -13 -071 and S -13 -080 with conditions
contained in Exhibit 4.
Alternatively, the Commission can:
1. Approve the application(s) with additional or modified conditions of approval; or
2. Approve the subdivision application and continue one or more of the Architecture and
Site application(s); or
3. Continue the matter to a date certain with specific direction: or
4. Deny the applications and make one or more of the required findings as required by
Section 66474 of the Subdivision Map Act for denial of the subdivision.
/ Cc
P epared by: Approved by:
7M. Walters y L. Baily
Associate Planner Director of Col
SLB:EW:ah
cc: Melissa Lander, HMH, 1570 Oakland Road, San Jose, CA 95131
Greg Simpson, 16185 Los Gatos Blvd, Suite 205, Los Gatos, CA 95032
Greg Pinn, 1475 Saratoga Ave. Suite 250, San Jose CA 95129
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