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Attachment 1TOWN OF LOS GATOS ITEM NO: l PLANNING COMMISSION STAFF REPORT Meeting Date: January 8, 2014 8 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 comer 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: WCIara n Land Use General Plan Zonin h Cam us Low Densit Residential R -1:8 Family Low Density Residential R -1:8- Clara Co. Prezone Family Low Density Residential R -1 :8- Clara Co. Prezone Family Low Density Residential R -1 :8- Clara Co. Prezone Planning Commission Staff Report - Page 2 16560 Shannon Rd./M -13- 010 /5 -13 -071 and 5 -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. 2. Location Map (1 page) 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 (I page), received December 9, 2013 8. Architectural Consultant Report (4 pages), received October 9. 18, 2013 Arborist Consultant Report (29 pages), received September 10. 26, 2013 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/S -13 -071 and 5 -13 -080 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 20'h 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 Planting 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. Zonine 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 160 Shannon Rd. 8,015 2,612 I 734 56 ann Shannon Rd. 1 9,672 1 3,024 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. SN 16575 Shannon Rd. n/a n/a 229,126 45 ft .+ n/a 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 ] 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 8,075 2 0.33 (Lot 1) 16560 Shannon Rd. 3,020 626 9,672 2 0.31 Lot 2 10 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 comer 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. 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 20th 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 /5 -13 -071 and 5 -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 Arborist (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, and additions shall be compatible and blend with the existing neighborhood. Policy CD -1.1 — Building elements shall be in proportion with those traditionally in the neighborhood. Planning Commission Staff Report - Page 9 16560 Shannon Rd./M -13- 010 /S -13 -071 and S -13 -080 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. !1 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 terns 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. 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. i P epa eed by: Approved by: rin M. Walters y L. Baily Associate Planner Director of Community elopment 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 N.\DEV\PC REPORTSQ014\Shanwnl6560- TM- A &S.dMx