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Attachment 01TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 06/13/18 DATE: JUNE 8, 2018 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR ITEM NO: 2 SUBJECT: MINOR DEVELOPMENT IN AN HISTORIC DISTRICT APPLICATIONS HS-18-018 AND HS-18-031. PROJECT LOCATION: 223 MASSOL AVENUE. APPELLANT: TYLER ATKINSON, ESQ. PROPERTY OWNER/APPLICANT: VLADIMIR KANEVSKY. CONSIDER AN APPEAL OF AN HISTORIC PRESERVATION COMMITTEE DECISION APPROVING A REQUEST FOR EXTERIOR ALTERATIONS AND AN ADDITION TO A NON-CONTRIBUTING SINGLE-FAMILY RESIDENCE (HS-18-018); AND AN APPEAL OF AN HISTORIC PRESERVATION COMMITTEE DECISION APPROVING A REQUEST FOR AN ADDITION TO A RESIDENTIAL ACCESSORY STRUCTURE LESS THAN 450 SQUARE FEET WHICH IS VISIBLE FROM THE STREET (HS-18-031) ON PROPERTY LOCATED IN THE ALMOND GROVE HISTORIC DISTRICT ZONED R1-D:LHP. APN 510-16-020. RECOMMENDATION: Deny the appeal and uphold the decision of the Historic Preservation Committee (HPC) to approve the applications, subject to the recommended conditions of approval. PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Medium Density Residential Single -Family Residential Downtown with a Landmark and Historic Preservation Overlay (R-1D:LHP) General Plan and Residential Design Guidelines 8,730 square feet (gross) 6,975 square feet (net) PREPARED BY: SEAN MULLIN, AICP Associate Planner Reviewed by: Planning Manager, Community Development Director, and Building Official 110 E. Main Street Los Gatos, CA 95030 • 408-354-6874 www.losgatosca.gov ATTACHMENT 1 PAGE 2 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 Surrounding Area: Existing Land Use General Plan Land Use Designation Zoning North Residential Medium Density Residential R-M:5-12:LHP South Residential Medium Density Residential R-1D:LHP East Residential Medium Density Residential R-1D:LHP West Residential Low Density Residential R-1:8 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities; and Section 15331: Historical Resource Restoration/Rehabilitation. FINDINGS: ■ As required, pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing facilities; and Section 15331: Historical Resource Restoration/Rehabilitation. ■ As required by the Residential Design Guidelines that the project complies with the Residential Design Guidelines. STANDARDS FOR REVIEW: ■ As required by Section 29.80.290 of the Town Code for granting approval of minor historic projects. ACTION: The decision of the Planning Commission is final unless appealed within ten (10) days. BACKGROUND: The subject property is located on the west side of Massol Avenue (Exhibit 1) and is developed with a two-story, single-family residence (with an attic) and a detached garage. The gross lot area is 8,730 square feet with an average slope of 15.5 percent. When adjusted for slope, the net lot area is 6,975 square feet. The immediate neighborhood has one-, two-, and three-story residences. On December 12, 2017, the Historic Preservation Committee (HPC) recommended approval to the Director of Community Development of a Minor Residential Development application (MR-17-018) for a previously proposed project. On February 7, 2018, the Notice of Pending Approval for the N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 3 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 application was mailed to surrounding property owners and tenants as required by the Town Code. Objections to the pending approval were received from a neighbor on February 20, 2018 (Exhibit 11). In response to the objections a revised proposal was submitted. The applicant proposes exterior alterations and an addition to the main residence (HS-18-018) and construction of an addition to the detached garage (HS-18-031). At its April 25, 2018 hearing, the HPC approved the proposed projects (Exhibits 4 through 7). The applicant withdrew the Minor Residential Development application for the previously proposed project on May 15, 2018 (Exhibit 12). The current applications are being reviewed by the Planning Commission because the decisions of the HPC have been appealed (Exhibit 8). PROJECT DESCRIPTION: A. Minor Development in an Historic District Approval of a Minor Development in an Historic District application is required for additions to an existing second story of less than 100 square feet that are visible from the street in the immediate neighborhood, and for exterior alterations to a residence within an historic district. Approval of a Minor Development in an Historic District application is also required for additions to residential accessory structures that are visible from the street. B. Location and Surrounding Neighborhood The subject site is located on the west side of Massol Avenue (Exhibit 1). The surrounding properties are one-, two-, and three-story residences, with a mix of architectural styles. C. Zoning Compliance The property is zoned R-1D:LHP, where a single-family residence is permitted. The proposed project is in compliance with parking, setback, height, floor area, and accessory building coverage regulations. DISCUSSION: A. Minor Development in an Historic District Analysis Main Residence (HS-18-018) Application HS-18-018 has a reduced scope compared to the previously proposed project (MR- 17-018). Correspondence from the applicant (Exhibit 10) indicates that this revised plan is an N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 4 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 effort to accomplish their goals for the residence while addressing the objections received from the neighbor. The revisions include reducing the size and height of the addition and eliminating windows from the dormer on the south elevation, facing the objecting neighbor's property. Unlike the previously proposed project, the size of the revised proposal does not require approval of a Minor Residential Development application; however, because the property is located in an historic district, the revised proposal does require approval of a Minor Development in an Historic District application. The proposal includes exterior modifications to the residence and a 99-square foot addition to the existing attic. The addition would be accomplished by increasing the roof pitch and introducing dormers on either side of the roof ridge. Windows would be located on the north facing dormer only. In addition, the applicant proposes to change window and door locations and sizes on the front, side, and rear elevations. Two bay elements would be eliminated, while new box bays would be introduced to the side elevations. An original window on the front elevation would be replaced in kind to match the existing window, and a new front porch with a standing -seam metal roof would be introduced. The HPC reviewed this application on March 28, 2018 and continued the item to allow the applicant time to address design recommendations and communicate further with the neighbor. The HPC considered and approved a revised project on April 25, 2018 (Exhibits 4 and 6), with the following conditions: 1. Add three non-functional vents to the dormer on the south elevation; and 2. Include three windows on the dormer on the north elevation. The applicant incorporated these revisions into the approved project plans that are attached to this Staff Report (Exhibit 16). Detached Garage (HS-18-031) Application HS-18-031 proposes an addition of 350 square feet to an existing, nonconforming 255-square foot detached garage that is visible from the street. The existing garage is located east of the residence, partially extending over the property line. The proposed addition would be constructed on the east and north elevations of the existing garage. The southern portion of the addition would be located along the property line, extending the nonconforming setback of the existing building, as allowed under Section 29.10.245 of the Town Code. The proposed project would include 350 square feet of additional garage area, a new exterior stairway covered with an awning providing access to the residence, and a new deck area above the garage. All windows and exterior materials are proposed to match those on the existing garage. The HPC reviewed and approved this application on April 25, 2018 (Exhibits 5 and 7), with the following conditions: 1. Revise the garage roof to a hip roof with a pitch matching that of the main residence; 2. Provide full details of the proposed railing; and N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 5 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 3. Match the awning covering the stairway to the approved standing seam metal roof on the porch of the residence. The applicant incorporated these revisions into the approved project plans attached to this Staff Report (Exhibit 17). B. Design and Compatibility On April 25, 2018, the HPC evaluated and approved the applications, finding that the applications complied with the Residential Design Guidelines (RDG) and meet the following applicable standards of review per Section 29.80.290 of the Town Code: In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: 1. On landmark sites, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the landmark (and, where specified in the designating ordinance for a publicly owned landmark, its major interior architectural features) nor adversely affect the character of historical, architectural or aesthetic interest or value of the landmark and its site. This standard is not applicable as the property is not a designated landmark site. 2. In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. This HPC found that the applications met this standard. 3. For pre-1941 structures, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application. This HPC found that the applications met this standard. N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 6 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 C. Neighborhood Compatibility The existing residence is 2,064 square feet with 120 square feet of below -grade square footage and a floor area ratio (FAR) of 0.24. The proposed residence would be 2,207 square feet with 205 square feet of below -grade square footage and an FAR of 0.25. Pursuant to Town Code, the maximum livable square footage for the lot is 2,331 square feet. Floor Area Summary - Residence Floor Existing Above- grade Addition Above- grade Existing — Below- grade Addition — Below -grade Demo Total (gross) First 810 11 120 85 0 1,026 Second 1,030 48 0 0 -15 1,063 Attic 224 99 0 0 0 323 Total 2,064 158 120 85 -15 2,412 Below -grade square footage, not countable toward floor area 205 Total Countable Floor Area 2,207 Floor Area Summary - Garage Existing Addition Total Garage 255 350 605 Based on Town and County records, the residences in the immediate area range in size from 944 square feet to 3,279 square feet. The FARs for the residences range from 0.14 to 0.44. N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 7 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 The following Neighborhood Analysis Table reflects the conditions of the immediate neighborhood: Neighborhood Compatibility Address Zoning House SF Garage SF Total SF Gross Site SF House FAR Garage FAR No. of Stories 215 Massol R-1D:LHP 944 253 1,197 5,300 0.18 0.048 1 216 Glen Ridge R-1D:LHP 2,427 441 2,868 9,964 0.24 0.044 2 219 Massol R-1D:LHP 1,942 240 2,182 5,300 0.37 0.045 2 225 Massol RM:5-12:LHP 2,428 0 2,428 9,506 0.26 0.000 3 229 Massol RM:5-12:LHP 3,279 0 3,279 7,500 0.44 0.000 2 218 Massol R-1D:LHP 1,801 0 1,801 7,100 0.25 0.000 1 220 Massol R-1D:LHP 1,742 0 1,742 7,050 0.25 0.000 1 224 Massol R-1D:LHP 1,759 396 2,155 7,100 0.25 0.056 1 228 Massol R-1D:LHP 2,964 440 3,404 8,094 0.37 0.054 2 w/ attic 232 Massol R-1D:LHP 2,119 366 2,485 8,276 0.26 0.044 1 223 Massol (E) R-1D:LHP 2,064 255 2,319 8,730 0.24 0.029 2 w/ attic 223 Massol (P) R-1D:LHP 2,207 605 2,812 8,730 0.25 0.064 2 w/ attic In terms of livable square footage, the proposed residence would be the fifth largest in the immediate neighborhood; and in terms of house FAR, the proposed residence would be the seventh largest. In terms of number of stories, the proposed residence would be a two-story residence with an attic. The proposed attic addition would be constructed within the roof above the second story. The existing main residence is two stories with an attic. Portions of the lower story are below - grade square footage. The grade drops along the exterior (west to east) of the residence daylighting the lower story. The applicant proposes to maintain the existing grade along the exterior of the building, while increasing the roof pitch and introducing dormers to the existing attic area. The attic area would become habitable and count as a story above portions of the lower stories that are above -grade square footage. Aside from the properties located within the hillside overlay, there is no limitation on the number of stories for a main residence. Height in the R-1D zone is regulated by the Town Code and is limited to 30 feet. The proposed residence includes a maximum height of 28 feet. D. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of California Environmental Quality Act, Section 15301: Existing Facilities; and Section 15331: Historical Resource Restoration/Rehabilitation. N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 8 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 E. Historic Preservation Committee As detailed above, the HPC held public hearings to consider the applications: HS-18-018 (residence) was considered on March 28, 2018 and April 25, 2018; and HS-18-031 (garage) was considered on April 25, 2018. Agendas for both meetings were posted in at least three public places within the Town and on the Town's website on the Friday prior to the meeting. Section 29.20.485 of the Town Code (Administrative procedure for minor historic projects) does not require that public hearing notices be sent to surrounding property owners and tenants. The appellant attended the meetings and presented their concerns with the proposed projects related to privacy, massing, neighborhood compatibility, and procedures related to noticing and outreach by the applicant. Additionally, the appellant submitted written concerns to staff regarding the proposal for the residence (Exhibits 13 and 14). These concerns were included with the HPC Staff Reports. At the April 25, 2018 hearing, the HPC considered the required standards of review, finding that the proposed work would not adversely affect the exterior architectural characteristics or other features of the property, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. The HPC also found both applications to be consistent with the RDG. Based on these determinations, the HPC approved both applications, subject to the recommended conditions of approval (Exhibits 6 and 7). F. Appeal On May 7, 2018, the decisions of the HPC were appealed to the Planning Commission by Tyler Atkinson, Esquire, on behalf of James McManis and Sara Wigh, owners of the 216 Glen Ridge Avenue property (Exhibit 8). The applicant submitted a written response to this appeal, which is included as Exhibit 9. The reasons for the appeal are summarized below, along with staff's responses in italic font. 1. They have yet to see any amended plans embodying the promised changes (28-foot elevation and faux window treatment). Nor have any new story poles demonstrating the 28-foot elevation and other modified dimensions been erected. The HPC approved both applications with conditions of approval requiring revisions of the plans to the satisfaction of the Director of Community Development. Additional review by the HPC is not required. The applicant incorporated these revisions into the final plans (Exhibits 16 and 17). N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 9 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 Story poles are not required for Minor Development in an Historic District applications for HPC consideration. The applicant has indicated to staff that, as a courtesy, story poles were installed prior to the April 25, 2018 HPC hearing, reflecting the revised plans for the residence. Certification of these story poles was not required. However, as required, story poles were erected for Planning Commission consideration of the appeal and certified on May 23, 2018. 2. The Historic Preservation Committee (HPC) has not seen the revised plans for either the promised changes or the modifications to the garage. Please recall the previous addition of a rear balcony that was not approved or even reviewed by the HPC, and but for the opposition of my clients filed February 20, 2018, would never have come to its attention. The HPC approved both applications with conditions of approval requiring revisions of the plans to the satisfaction of the Director of Community Development. Additional review by the HPC is not required. The applicant incorporated revisions into the final plans (Exhibits 16 and 17). As noted above, a previous Minor Residential Development application (MR-17-018) was recommended for approval to the Director of Community Development by the HPC on December 13, 2017. On May 15, 2018, the applicant withdrew the previous application (Exhibit 12), and it is not the subject of this appeal. The current application (HS-18-018) does not include a balcony. 3. The applicants have not advised what they intend to do about the portion of the garage that encroaches on my clients' property. The project plans indicate that the portion of the existing nonconforming building encroaching on the neighboring property would remain. The proposed addition would be located on the applicant's property, constructed on the east and north elevations of the existing garage. The eastern portion of the addition would be located along the property line, extending the nonconforming setback of the existing building, as allowed under Section 29.10.245 of the Town Code. 4. So far as we know, the applicants continue to refuse to allow our consultant to inspect the premises and verify the plans heretofore submitted to the Town. Verification is especially important with respect to the agreed upon 28-foot elevation and understandable given the history of what might be described as indifference to the Town's recommendations and requirements, e. g. proof of neighborhood outreach, etc. N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 10 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 Private property owners are not required to allow public access to their property. The proposed plans include a maximum height of 28 feet, which will be verified during the Town's Building inspection process. Regarding outreach to neighbors by the applicant, staff recommended that the applicant contact neighbors to present their proposed projects and receive feedback. Involving neighbors during the planning process is strongly encouraged by the Residential Design Guidelines (page 5); however, it is a recommendation that would not justify delay of an application and is not required. 5. You have advised Manuel Carvajal of this office that '[t]he HPC's decision is subject to a 10- day appeal period, in this case expiring Monday, May 11, 2018, at 5:00 PM.' We respectfully disagree. The appeal period should not commence until the HPC has reviewed the promised modified plans. In addition, affected neighbors should be informed of the HPC actions of April 25. Notice was previously sent to neighbors at 220, 224, 228, 219, and 225 Massol, 219, 220, 229, and 235 Glen Ridge, as well as my clients. Although some of these neighbors were present at the April 25 hearing, not all of them were. In our opinion, the appeal period cannot commence as a matter of law until the Town has sent proper notice of the final reviewed and HPC-approved plans to all of the neighbors. On April 25, 2018, the HPC approved both Minor Development in an Historic District applications with conditions of approval requiring revisions of the plans to the satisfaction of the Director of Community Development. Additional review by the HPC is not required. Pursuant to Section 29.20.258 of the Town Code, any interested person may appeal any HPC determination to the Planning Commission. Section 29.20.260 indicates that the appellant must file a written notice of appeal with the Planning Director not more than ten (10) days after the decision is rendered by the HPC. Section 29.20.485 of the Town Code (Administrative procedure for minor historic projects) does not require Notices of Pending Approval by the HPC be sent to surrounding property owners and tenants. 6. Finally, the Town issued a building permit to the applicants on January 12, 2018, limited to 'foundation repair.' The inspection history of this permit shows that the applicant and his contractor has cancelled a number of inspections, or reported that the property was 'not ready' for inspection. In addition, it appears that has been considerable work done on the property that exceeds the scope of the permit, i.e. work unrelated to 'repair' of the foundation. Please advise whether you will address this issue, or we should bring it to the attention of another department at the Town. Although not directly related to the application before the HPC, these events raise additional questions about the credibility of the project. The inspection history of a separate building permit is not the subject of this appeal. A building permit for foundation repair was issued on January 12, 2018. The scope of this N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 11 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 permit was the replacement of the existing foundation and attaching the existing building to the new foundation. Adherence to the approved plans is verified through the Town's Building inspection process. PUBLIC COMMENTS: Written notice of the Planning Commission hearing was sent to property owners and tenants within 300 feet of the subject property. No public comments have been received as of the writing of this report. CONCLUSION: A. Conclusion Both applications for Minor Development in an Historic District were reviewed and approved by the HPC on April 25, 2018. In its decisions, the HPC considered the compatibility of the architectural style, design, arrangement, texture, materials, and color, and any other pertinent factors with the neighborhood and Almond Grove Historic District and the RDG. The application for the modifications to the residence includes several modifications to the original Minor Residential Development application (MR-17-018) in an effort to address the concerns of the appellant. B. Recommendation Staff recommends that the Planning Commission take the following actions to deny the appeal, upholding the decision of the HPC: 1. Find that the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15301: New Existing Facilities (Exhibit 2); and Section 15331: Historical Resource Restoration/Rehabilitation. 2. Make the finding that the project complies with the Residential Design Guidelines (Exhibit 2); and 3. Make the required considerations as required by Section 29.80.290 of the Town Code for granting approval of a Minor Development in an Historic District application (Exhibit 2); and 4. Approve Minor Development in an Historic District applications HS-18-018 and HS-18-031 with the conditions contained in Exhibit 3 and development plans attached as Exhibits 16 and 17. N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM PAGE 12 OF 12 SUBJECT: 223 MASSOL AVENUE/HS-18-018 AND HS-18-031 JUNE 8, 2018 C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Deny the appeal and approve the applications with additional and/or modified conditions; 3. Grant the appeal and remand the applications to the HPC with direction for revisions; or 4. Grant the appeal and deny the applications. The Planning Commission may act independently on each application. EXHIBITS: 1. Location Map 2. Required Findings and Considerations (one page) 3. Recommended Conditions of Approval (two pages) 4. Historic Preservation Committee Staff Report, HS-18-018 (residence), April 25, 2018 (three pages) 5. Historic Preservation Committee Staff Report, HS-18-031 (garage), April 25, 2018 (two pages) 6. Historic Preservation Committee Action Letter, HS-18-018 (residence), April 25, 2018 (one page) 7. Historic Preservation Committee Action Letter, HS-18-031 (garage), April 25, 2018 (one page) 8. Appeal of Historic Preservation Committee, received May 7, 2018 (three pages) 9. Applicant's response to appeal, received May 15, 2018 (two pages) 10. Letter of Justification from Sandra Paim, Architect, dated March 16, 2018 (one page) 11. Objection to Minor Residential Development application MR-17-018, dated February 20, 2018 (29 pages) 12. Request to withdraw Minor Residential Development application MR-17-018, received May 15, 2018 (one page) 13. McManis Letter for HS dated March 13, 2018 (one page) 14. McManis Letter for HS dated April 12, 2018 (five pages) 15. Public comment received by 11:00 a.m., June 8, 2018 16. Development Plans HS-18-018 (residence), received May 15, 2018 (nine sheets) 17. Development Plans HS-18-031 (garage), received May 25, 2018 (four sheets) Distribution: Vladimir Kanevsky, 223 Massol Avenue, Los Gatos, CA 95030 Tyler Atkinson, Esq., 50 West San Fernando Street, 10th Floor, San Jose, CA 95113 N:\DEV\PC REPORTS\2018\2018 - Scanned PC Rpts & Exhibits\6-13-18\Item 2 - Staff Report.docx 6/8/2018 10:35 AM 0 223 Massol Avenue 0.125 0.25 Miles EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION -June 13, 2018 REQUIRED FINDINGS & CONSIDERATIONS FOR: 223 MASSOL AVENUE Minor Residential Development in an Historic District Applications HS-18-018 and HS- 18-031 Consider an appeal of an Historic Preservation Committee decision approving a request for exterior alterations to a non-contributing single-family residence (HS-18-018); and an appeal of an Historic Preservation Committee decision approving a request for an addition to a residential accessory structure less than 450 square feet which is visible from the street (HS-18-031) on property located in the Almond Grove Historic District zoned R1-D:LHP. APN 510-16-020. APPELLANT: Tyler Atkinson, Esq. PROPERTY OWNER/APPLICANT: Vladimir Kanevsky 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; and Section 15331: Historical Resource Restoration/Rehabilitation. Required Compliance with the Residential Design Guidelines: ■ The project complies with the Residential Design Guidelines. STANDARDS OF REVIEW: As required by Section 29.80.290 of the Town Code for evaluation of applications for Minor Development in an Historic District: ■ In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: 1. On landmark sites, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the landmark (and, where specified in the designating ordinance for a publicly owned landmark, its major interior architectural features) nor adversely affect the character of historical, architectural or aesthetic interest or value of the landmark and its site. EXHIBIT 2 N:\DEV\FINDINGS\2018\Massol Avenue, 223 - PC Findings.docx This standard is not applicable as the property is not a designated landmark site. 2. In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. This Planning Commission finds that the applications meet this standard. 3. For pre-1941 structures, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application. This Planning Commission finds that the applications meet this standard. N:\DEV\FINDINGS\2018\Massol Avenue, 223 - PC Findings.docx PLANNING COMMISSION -June 13, 2018 CONDITIONS OF APPROVAL 223 MASSOL AVENUE Minor Residential Development in an Historic District Applications HS-18-018 and HS-18-031 Consider an appeal of an Historic Preservation Committee decision approving a request for exterior alterations to a non-contributing single-family residence (HS- 18-018); and an appeal of an Historic Preservation Committee decision approving a request for an addition to a residential accessory structure less than 450 square feet which is visible from the street (HS-18-031) on property located in the Almond Grove Historic District zoned R1-D:LHP. APN 510-16-020. APPELLANT: Tyler Atkinson, Esq. PROPERTY OWNER/APPLICANT: Vladimir Kanevsky TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. DEMOLITION: This project must comply with the Town's Demolition Ordinance. 4. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must be submitted and signed by the property owner, project architect, project engineer and contractor. 5. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 6. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 7. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. EXHIBIT 3 9. TREE STAKING: All newly planted trees shall be double -staked using rubber tree ties. 10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of a building permit. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. A completed WELO Certificate of Completion is required prior to final inspection/certificate of occupancy. 12. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 13. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. N:\DEV\CONDITIONS\2018\Massol Avenue, 223 - PC COA.docx TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 04/25/2018 DATE: APRIL 19, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR ITEM NO: 2 SUBJECT: MINOR RESIDENTIAL DEVELOPMENT IN AN HISTORIC DISTRICT APPLICATION HS-18-018. PROJECT LOCATION: 223 MASSOL AVENUE. PROPERTY OWNER/APPLICANT: VLADIMIR KANEVSKY. REQUESTING APPROVAL FOR EXTERIOR ALTERATIONS TO A NONCONTRIBUTING SINGLE-FAMILY RESIDENCE IN THE ALMOND GROVE HISTORIC DISTRICT ON PROPERTY ZONED R1-D:LHP. APN 510-16-020. RECOMMENDATION: Consider the proposed project and request for approval. BACKGROUND: A. Property Details 1. Date primary structure was built: 1908 2. Town of Los Gatos Preliminary Historic Status Code: None 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Yes, Almond Grove 5. If yes, is it a contributor? No 6. Findings required? No 7. Considerations required? Yes B. Comments An application for a Minor Residential Development in an Historic District application (HS-18-018) has been submitted for the proposed addition to and modification of the residence, submitted on March 14, 2018. PREPARED BY: SEAN MULLIN, AICP Associate Planner 110 E. Main Street Los Gatos, CA 95030 • 408-354-6874 www.losgatosca.gov EXHIBIT 4 PAGE 2 OF 3 SUBJECT: 223 MASSOL AVENUE APRIL 19, 2018 BACKGROUND (Continued): On March 28, 2018, the Historic Preservation Committee reviewed a proposal for exterior modifications to the residence and a 99-square foot addition to the attic floor. The HPC reviewed the proposal and continued the item with the following direction: • Revise the top of each dormer to be at least six inches lower than the main roof ridge; and • Revise the new windows to be consistent with the architectural style. The applicant has submitted revised plans showing that the top of the proposed dormers have been lowered to six inches below the main roof ridge (Exhibit 4, Sheet A- 3). The applicant also revised the windows to include new double -hung windows and casement windows. The proposed casement windows would include a center muntin to be compatible with the double -hung window's meeting rail. All windows would include sill and trim detail to match the existing window details (Exhibit 4, Sheets A-3 through A-5). As was previously proposed, the addition would be accomplished by increasing the roof pitch and introducing dormers on either side of the roof ridge. Windows would be located on the north facing dormer only. In addition, the applicant proposes to change window and door locations and sizes on the side and rear elevations. An existing angled bay on the north elevation of the cellar floor would be removed. On the first floor, an existing box bay on the south elevation would be removed and a new box bay added toward the rear of this elevation. A new box bay would be added to the north elevation and an existing angled bay would be reconfigured, becoming a box bay. This design treatment would be consistent with Residential Design Guideline 4.10, which recommends bay windows and changes in roof slopes as methods for reducing the scale of an addition to an historic structure. The applicant also proposes to modify the fenestration of the front elevation, relocating the front door and revising window locations and sizes. An original window would be replaced in kind to match the existing window, and a new front porch with a standing - seam metal roof would be introduced. The proposal for minor exterior changes for a property within an historic district is required to be considered by the Historic Preservation Committee at a public meeting prior to submittal of Building permits. N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Massol 223 (residence) - 04-25-18.docx 6/7/2018 11:33 AM PAGE 3 OF 3 SUBJECT: 223 MASSOL AVENUE APRIL 19, 2018 DISCUSSION: A. Considerations — related to the request for approval of a Minor Residential Development on a noncontributing single-family residence in the Almond Grove Historic District. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: 1. In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. B. Town Policy That the work proposed is compatible with the neighborhood. Attachments: Previously received with March 28, 2018 Staff Report: 1. Objection to Minor Residential Application M-17-018, dated March 13, 2018. 2. Development Plans, received March 15, 2018 Received with this Staff Report: 3. Letter from Tyler Atkinson, an attorney representing Sara Wigh and Jim McManis (216 Massol Avenue), dated April 12, 2018 4. Revised Development Plans, received March 30, 2018 Distribution: cc: Sandra Paim, P.O. Box 2136, Los Gatos, CA 95031 Vladimir Kanevsky, 20 Sharon Court, Menlo Park, CA 94025 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Massol 223 (residence) - 04-25-18.docx 6/7/2018 11:33 AM This Page Intentionally Left Blank TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 04/25/2018 DATE: APRIL 20, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR ITEM NO: 3 SUBJECT: MINOR RESIDENTIAL DEVELOPMENT IN AN HISTORIC DISTRICT APPLICATION HS-18-031. PROJECT LOCATION: 223 MASSOL AVENUE. PROPERTY OWNER/APPLICANT: VLADIMIR KANEVSKY. REQUESTING APPROVAL FOR AN ADDITION TO A RESIDENTIAL ACCESSORY STRUCTURE LESS THAN 450 SQUARE FEET OR LESS VISIBLE FROM THE STREET IN THE ALMOND GROVE HISTORIC DISTRICT ON PROPERTY ZONED R1-D:LHP. APN 510-16-020. RECOMMENDATION: Consider the proposed project and request for approval. BACKGROUND: A. Property Details 1. Date primary structure was built: 1908 2. Date primary structure was built: Unknown 3. Town of Los Gatos Preliminary Historic Status Code: None 4. Does property have an LHP Overlay? Yes 5. Is structure in a historic district? Yes, Almond Grove 6. If yes, is it a contributor? No 7. Findings required? No 8. Considerations required? Yes B. Comments An application for a Minor Residential Development in an Historic District (HS-18-031) was submitted on April 17, 2018, for a proposed addition of 350 square feet to an existing garage visible from the street. PREPARED BY: SEAN MULLIN, AICP Associate Planner 110 E. Main Street Los Gatos, CA 95030 • 408-354-6874 www.losgatosca.gov EXHIBIT 5 PAGE 2 OF 2 SUBJECT: 223 MASSOL AVENUE APRIL 20, 2018 The applicant proposes to construct additions to an existing, nonconforming 255 square -foot detached garage. The existing garage is located on the north side of the property (project north), partially extending over the property line. The proposed addition would be constructed on the west and north elevations of the existing garage. The western portion of the addition would be located along the property line, extending the nonconforming setback of the existing building, which is allowed under Section 29.10.245 of the Town Code. The proposed project would include 350 square feet of additional garage area, a new exterior stairway providing access to the main residence, a new deck area above the garage, and a guardrail. A proposed awning over the new stairway is also shown on the project plans (Sheet A3.1, Detail 4). This awning is listed as "optional" and is not reflected on the south elevation (Sheet A3.1, Detail 1). All windows and exterior materials are proposed to match those on the existing garage. DISCUSSION: A. Considerations — related to the request for approval of a Minor Residential Development on a noncontributing single-family residence in the Almond Grove Historic District. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: 1. In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. B. Town Policy That the work proposed is compatible with the neighborhood. Exhibits: 1. Development Plans, received April 19, 2018 Distribution: cc: Vladimir Kanevsky, 20 Sharon Court, Menlo Park, CA 94025 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Massol 223 (garage) - 04-25-18.docx 6/7/2018 11:34 AM TOWN OF Los GATOS COMMUNITY DEVELOPMENT DEPARTMENT Planning Division (408) 354-6874 Fax (408) 354-7593 May 1, 2018 Sandra Paim P.G. Box 2136 Los Gatos, CA 95031 RE: 223 Massol Avenue Minor Development in a Historic District Application HS-18-018 QV1C CENTER 110 E. MAIN STREET Los GATOS, CA 95030 Requesting approval for exterior alterations to a non-contrlbuting single-family residence in the Almond Grove historic district on property zoned R1-D:LHP. APN 510- 16-020. PROPERTY OWNER/APPLICANT: Vladimir Kanevsky PROJECT PLANNER: Sean Mullin Continued from 3/28/2018 On April 25, 2018, the Los Gatos Historic Preservation Committee approved the request with the following conditions, as reflected on the plans marked up by the HPC and submitted into the record: To the satisfaction of the Director of Community Development: 1. Add three non-functional vents to the dormer on the south elevation; and 2. Include three windows on the dormer on the north elevation. if you have any questions, I can be contacted by phone at (408) 354-6823 or by email at smuliin@Iosgatosca.gov. Sincerely, n Mullin, AICP Associate Planner Cc: Vladimir Kanevsky, 20 Sharon Court, Menlo Park, CA 94025 N:\DEV\HISTORIC PRESERVATION\ Action Letters12018\Massol 223 res4-25-18.docx INCORPORATED AUGUST 10, 1887 EXHIBIT 6 This Page Intentionally Left Blank TowN OF Los GATOS COMMUNITY DEVELOPMENT DEPARTMENT Planning Division (408) 354-6874 Fax (408) 354-7593 May 1, 2018 Sandra Paim P.O. Box 2136 Los Gatos, CA 95031 RE: 223 Massol Avenue Minor Development in a Historic District Application HS-18-031 CIVIC CHNTER 110 E. MAIN STREET Los GATOS, CA 93030 Requesting approval for an addition to a residential accessory structure less than 450 square feet or less visible from the street in the Almond Grove historic district on property zoned R1-D:LHP. APN 510-16-020. PROPERTY OWNER/APPLICANT: Vladimir Kanevsky PROJECT PLANNER: Sean Mullin On April 25, 2018, the Los Gatos Historic Preservation Committee approved the request with the following conditions: To the satisfaction of the Director of Community Development: 1. Revise the garage roof to a hip roof with a pitch matching that of the main residence; 2. Provide full details of the proposed railing; and 3. Match the roof of the awning covering the stairway to the approved standing seam metal roof on the porch of the residence. If you have any questions, i can be contacted by phone at (408) 354-6823 or by email at smu l lin@losgatosca.gov. Sincerely, can Mullin, AICP Associate Planner Cc: Vladimir Kanevsky, 20 Sharon Court, Menlo Park, CA 94025 N:\DEV\HISTORIC PRESERVATION\Action Letters\2018\Massol 223 garage 4-25-18 .docx INCORPORATED AUGUST 1 d,1887 EXHIBIT 7 This Page Intentionally Left Blank DATE OF DECISION: PROJECT/APPLICATION: LOCATION: TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPART L4 f F LOS GATOS 110 E. Math Street Y DE'ARMEN7 Los Gatos, CA 95030 RECEIVED APPEAL OF THE DECISION OFF -1'11 HISTORIC PRESERVATION COMMITTED PLEASE TYPE or PRINT NEATLY I, the undersigned, do hereby appeal a decision of the HISTORIC PRESERVATION COMMITTEE as follows: 04/25/2018 HS-18-018 and HS-18-031 223 Massol Avenue Los Gatos, CA 95030 LIST REASONS WHY THE APPEAL SHOULD BE GRANTED: Refer to attached letter dated May 7, 2018, from Tyler Atkinson, Esq., on behalf of James McManis and Sara Wlgh, owners of 216 Glen Ridge Avenue, Los Gatos, CA 95030. (If more space is needed, attach additional sheets.) IMPORTANT: 1. Appeal must be filed not more than ten (10) days after the decision is rendered by the Historic Preservation Committee. !f the tenth (loth) day is a Saturday, Sunday, or Town holiday, then the appeal may be filed on the workday immediately following the tenth (10th) day, usually a Monday. 2. The appeal shall be set for the first regular meeting of the Planning Commission which the business of the planning commission will permit, more than five (5) after the date of the filing of the appeal. The Planning Commission may hear the matter a new and render a new decision in the matter. 3. You will be notified, in writing, of the appeal date. 4. Contact the project planner to determine what material is required to be submitted for the public hearing. RETURN APPEAL FORM TO COMMUNITY DEVELOPMENT DEPARTMENT PRINT NAME: Tyler Atkinson, Esq. SIGNATURE: 05/07/2018 50 est San Fernando Street, 10th Floor DATE: ADDRESS: an Jose, CA 95113 PHONE: (408) 279-8700 EMAIL: TAtkinson@mcmanislaw.com ****************************************************************************** OFFICE USE ONLY DATE OF PLANNING COMMISSION HEARING: COMMISSION ACTION: 1. DATE: 2. DATE: 3. DATE: No Appeal Fee for the decision by the Historic Preservation Committee. Please note: The information contained in this application is considered part of the public record. Therefore, it will appear in both the public record file for the site address, which is available upon request, and on the permitting system on the official Town of Los Gatos website at www.losgatosca.gov. N:\DEV\FORMS\PIanning\2018-19 Forms\Appeal - HPC.docx 5/02/201B EXHIBIT 8 May 7, 2018 VIA HAND DELIVERY Sean Mullin, AICP Associate Planner Town of Los Gatos Civic Center 110 E. Main Street Los Gatos, CA 95031 Re: 223 Massol Avenue Dear Mr. Mullin: My clients appreciate the progress that has been made on this project, especially the agreement of the applicants at the Historic Preservation Committee meeting on April 25, 2018, to limit the height of the proposed structure to 28 feet, and to finish the 3rd story addition facing the Trantham House with a faux window treatment. The Historic Preservation Committee, the Town staff, and the applicants and their concerns about the proposed development, as follows: 1. They have yet to see any amended plans embodying the promised changes (28 foot elevation and faux window treatment). Nor have any new story poles demonstrating the 28-foot elevation and other modified dimensions been erected. 2. The Historic Preservation Committee (HPC) has not seen the revised plans for either the promised changes or the modifications to the garage. Please recall the previous addition of a rear balcony that was not approved or even reviewed by the HPC, and but for the opposition of my clients filed February 20, 2018, would never have come to its attention. 3. The applicants have not advised what they intend to do about the portion of the garage that encroaches on my clients' property. 4. So far as we know, the applicants continue to refuse to allow our consultant to inspect the premises and verify the plans heretofore submitted to the Town. Verification is especially important with respect to the agreed 28-foot McManis. -$a Telephone 4-08.279.8700 mcmanislaw.com Fairmont Piaza,'10 h Floor, 50 W. San Ferrsar';.io Street. San Jose, California 95113 Associate Planner May 7, 2018 Page 2 elevation, and understandable given the history of what might be described as indifference to the Town's recommendations and requirements, e. g. proof of neighborhood outreach, etc. You have advised Manuel Carvajal of this office that "[t]he HPC's decision is subject to a 10-day appeal period, in this case expiring Monday, May 11, 2018, at 5:00 PM." We respectfully disagree. The appeal period should not commence until the HPC has reviewed the promised modified plans. In addition, affected neighbors should be informed of the HPC actions of April 25. Notice was previously sent to neighbors at 220, 224, 228, 219, and 225 Massol, and 219, 220, 229, and 235 Glen Ridge, as well as my clients. Although some of the affected neighbors were present at the April 25 meeting, not all of them were. In our opinion, the appeal period cannot commence as a matter of law until the Town has sent proper notice of the final reviewed and HPC-approved plans to all of the neighbors. Nevertheless, to protect the record and the rights of my clients, we are lodging this letter of appeal raising the above concerns and the various other ones set forth in previous submissions to the Town, starting with the letter from Mr. McManis dated February 20, 2018, and including my comments in previous HPC sessions. Finally, the Town issued a building permit to the applicants on January 12, 2018, limited to "foundation repair." The inspection history of this permit shows that the applicant and his contractor have cancelled a number of inspections, or reported that the property was "not ready" for inspection. In addition, it appears there has been considerable work done on the property that exceeds the scope of the permit, i. e. work unrelated to "repair" of the foundation. Please advise whether you will address this issue, or we should bring it to the attention of another department at the Town. Although not directly related to the application before the HPC, these events raise additional questions about the credibility of the project. Thank you. Very truly. yours, McMANIS FAULKNER R ATKINSON TA:svn McMa:ils This Page Intentionally Left Blank RECEIVED MAY 16 2018 TOWN OF LOS GATOS PLANNING DIVISION This email is our response to the appeal letter filed by Tyler Atkinson on May 7th, on behalf of Jim and Sara McManis. May 15, 2018 As mentioned in my original reply, it seems that these items are either inaccurate, were NOT required as part of the HPC or building submittal process and/or more so, do not have anything to do with the design of the property. I question how these items qualify as valid, reasonable grounds for appeal, that in this case, triggered the stopping/delay of my project by at least another 2 months. This ordeal has cost me almost a hundred. thousand dollars in carrying costs, plan/drawing revisions, construction delays, etc... not to mention the emotional toll on my family. My hope is that an outcome of this painful experience, is perhaps a more prescriptive and deliberate process from the Town to remedy appeals that don't qualify or meet "appeal" standards, and hopefully prevent other families from having to live thru this experience in the future. I listed the McManis' concerns with my comments addressing each below: 1. They have yet to see any amended plans embodying the promised changes (28 ft elevation and faux window treatment). Nor have any new story poles demonstrating the 28ft elevation and other modified dimensions been erected. VK: Distribution of amended plans was not required and not an action from the HPC meeting. Furthermore, the plans showing 28ft building height have been submitted to planning on 3/16 and have been available for review in both public records and both March and April HPC meetings. The faux vents are to be reviewed with planning at submittal as directed by the HPC. The comment about the story poles is completely false and deliberately misleading. First, the 28ft story poles have been installed on March 15, ahead of the March HPC meeting, as matter of courtesy to my neighbors, in effort to let the McManis' see what the new height and provide their thoughts prior to the HPC mtg. We did this, even though story poles are NOT required for the new plans. As a matter of record, we did not get a note of appreciation or even a response. 2. The Historic Preservation Committee (HPC) has not seen the revised plans for either promised changes or modifications to the garage. Please recall the previous addition of a rear balcony that was not approved or even reviewed by the HPC, and but for the opposition by my clients filed Feb 20, 2018, would never have come to its attention. VK: The HPC specifically voted on and directed us NOT to submit new revised plans and to work with planning department to add or "cloud" proposed changes to the garage when submitting for the building permit. EXHIBIT 9 3. The applicants have not advised what they intent to do about the portion of the garage that encroaches on my clients property. VK: We are following the direction and guidance set in current zoning and building codes provided by the planning department that apply to existing, non conforming structures... to preserve a 60 -100 year old structure. We did not built it there, the garage has been there for ' 100 years. Our plans to update the building comply with all current codes. Other than revising the roof pitch/type as suggested by the HPC and submitting plans with "bubbles" to reflect changes, no further action was requested nor required. 4. So far as we know, the applicants continue to refuse to allow our consultants to inspect the premises and verify plans heretofore submitted to the town. Verification is especially important with respect to the agreed 28ft elevation, and understandable the history of what might be described as indifference to the Town's recommendations and requirements, e.g. proof of neighborhood outreach, etc... VK: A general and arbitrary request for an inspection was made on April 11th but after multiple attempts to find out what specifically they were concerned with and wanted to inspect, we received no answer. See attached thread as evidence and reference. From the Town's standpoint, a private property owner is under no obligation to allow public access to their property at any time, whether under application or under construction. More so, we have been working with the experts at the HPC, Planning and Building Departments for almost one year to ensure our home is built to all current design, codes and building requirements. The implication made by Tyler for an outside inspection is that the guidance given by HPC, Planning and Building teams is inaccurate and needs to be vetted and validated. To stress the point one more time, we have made many attempts throughout this process starting prior to Feb 6th 2018 to meet, discuss, and hear back from the McManis' on all aspects of their concerns about the project. To date we have yet to get a response on any of proposed changes, modifications, efforts, etc... including a request for an inspection. See attached email thread for additional history. Please let me know if this works or if more is needed. Best, Vladimir Kanevsky 408 892-2680 Office of Sandra Paim Architect Sandra Paim AIA MGBP P.O. Box 2136 Los Gatos, CA 95031 (408) 315-1403 sandra C sandrapaim.com www.sandrapaim.com To Whom It May Concern, Please accept our development proposal for 223 Massol Avenue, Los Gatos. We are requesting approval of a different project as a response to neighbor concern and have submitted drawings to Sean Mullin for direction and distribution to the Historic Preservation Committee. PROJECT: Roof height lowered (previous desion from 30' to 28') Change main roof pitch (existing from 7:12 to 9:12) Reduce attic square footage to be added (previous desion from 271.35 SF to 99 SF) Increase rear setback at attic addition (previous design from 27'-6" to 3T-6" +1-) - Remove (previous design) rear balcony at attic Remove (previous design) attic windows on left elevation (south); adding two small skylites Add cantilevered bay under existing eave at first floor breakfast nook (left elevation - south) Add cantilevered bays under existing eave at first floor floor living room and (previous design) dining room (right elevation - north) (Previous design) Remove two existing angled bay windows (right elevation - north) and remove cantilevered bay (left elevation - south) (Previous design) Modify and upgrade exterior openings including entry - (Previous design) Add porch roof Thank you for your consideration. Sandra Palm Architect RECEIVED MAR 16 2018 TOWN OF LOS GATOS PLANNING DIVISION EXHIBIT 10 This Page Intentionally Left Blank February 20, 2018 HAND DELIVERED Sean Mullin, AICP Associate Planner Town of Los Gatos Civic Center 110 E. Main Street Los Gatos, CA 95031 RECEIVED FEB 202018 TOWN OF LOS GATOS PLANN! G DIVISION Re: 223 Massol Avenue {MR-17-018. Assessor Parcel No. 510-16-0201 Dear Mr. Mullin: Sara Wigh and ! oppose the application and proposal described in your letter dated February 7, 2018, and referenced above. Our residence is the historic Trantharn House at 216 Glen Ridge Avenue, which is the property adjoining 223 Massol Avenue and the parcel principally affected by this proposed development. Please see Exhibits 1 and 2. We are opposed to this project for the following reasons, among others: The posted notice at the site is titled, "Minor Residential Modification Application." Please see Exhibit 3. The planned construction is hardly minor. Please see Exhibit 4. It does not qualify for "minor residential development' treatment. In trying to satisfy the ordinance, the applicant has characterized the work as an "addition greater than 100 sq. ft. to existing second story." Please see Exhibit 5. It is not an addition to a second story; it is a brand new 3"d story. Please see Exhibit 6. The application must be denied for this reason alone. Further evidence that the project involves the construction of a third story, as opposed to a minor modification of the "attic," is the 3rd floor plan itself, euphemistically described as "proposed attic floor." Please see Exhibit 7. The new floor measures approximately 30 x 15 feet, and takes up over 450 square feet of floor space. It includes a stairway, a bedroom, a bathroom, and a "playroom." Why are we so concerned about this proposed development? Several reasons, among others: the 3rd floor's five (5) windows overlooking the Trantharn House mcmanistaw.cant EXHIBIT 11 Sean Mullin, AICP February 20, 2018 Page 2 gardens, as well as our kitchen and dining room; the elevation of the roof line (increased from its present 26 feet to a proposed 30 feet, or more); and the size and mass of the new floor. Please see Exhibits 8, 9, 10 and 11. Situated on the 5-foot setback from our property, the enlarged structure with its additional floor would tower over our property and would be highly invasive of our privacy. Please see Exhibit 12. In addition, the application cannot be granted since the proposed work "adversely affects its relationship, in terms of harmony and appropriateness, with [the property's] surroundings, includingneighboring structures," and it "adversely affects the character, and the historical, architectural and aesthetic interest and value of the [Almond Grove Historic District]." We have described the adverse effect of the proposed addition on our home. In terms of the neighborhood, we do not need another oversized house on Massol Avenue. Finally, the Town "strongly recommends that applicants for any development proposal make contact with surrounding neighbors to determine their concerns prior to submittal of the development application." This did not happen. In fairness to the applicant, I understand you sent me an email while I was in trial reporting that the owner of 223 Massol "welcomes [my] phone call." Although 1 am willing to discuss this situation with the applicant at a mutually agreeable time and place, 1 do not think his expressed willingness to take my call is exactly what the Town had in mind when it "strongly recommended" that applicants"make contact" with the neighbors. I appreciate your consideration of our opposition to this proposal. By way of information, I do not expect my trial to finish soon, and then Sara and I will be out of the country until mid -April. Thank you. Very truly yours, ,DAMES MCMANIS JM:svn ADDENDUM — February 20,2018 Opposition to MR-17-018 223 Massol Avenue, APN 510-16-020 On February 19, 2018, Presidents Day, the applicant, Vladimir Kanevsky, met Sara Wigh by happenstance in the vicinity of 223 Massol Avenue. After a brief conversation, she invited Mr. Kanevsky to view his project from the back porch of Trentham House. 1 .arrived while they were doing so. I was not present for the entire conversation, but the following is the gist of Mr. Kanevsky's comments, either made directly to me or reported by Sara after he left: Importantly, Mr. Kanevsky said he was willing to remove the windows from the "Proposed Left Side Elevation -- South" and lower the overall height of the house. He went on to say he would ask his architect to prepare revised plans showing those changes. He claimed the present plans were the result of requirements the Town had imposed on him. When Sara asked to see the original plans, Mr. Kanevsky started to bring them up on his phone, and then said he could not find them or they weren't there. 1 thanked Mr. Kanevsky for his willingness to consider our concerns, and said we looked forward to seeing the revised plans addressing them. I explained however, as a result of the Town's letter of February 7, 2018, we had until February 20, 2018, to lodge any opposition to the present plans, and we had no choice but to do so. Mr. Kanevsky was worried our opposition would delay approval of his project. As politely as I could, I pointed out that may be why the Town "strongly recommends that applicants ... make contact with surrounding neighbors to determine their concerns prior to submittal of the development application." I said I would withhold our opposition if the Town gave us an extension in writing of the February 201h deadline. Sara and I are submitting this opposition in order to preserve our right to object to the 223 Massol project. We are nevertheless willing to withdraw our objection, if the revised plans address our concerns, as stated in the opposition submitted herewith. Thank you. names McManis Sara Wigh nwmanlstaw.com EXHIBIT 1 ORDINANCE 2165 ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO,1919 RELATING TO ZONE CHANGE NCO.8b (ALMOND GROVE HISTORIC DISTRICT) The Town Council of the Town of Los Gatos does hereby ordain: SECTION I The district delineated on the attached map is hereby designated historically, and culturally Significant as the Almond Grove Historic District HD-80-1A, SECTION II The district is designated to be historically, architecturally, or aesthetically significant for the reasons listed below: A. Property: Almond Grove District. Boundaries: Bean to the south, Glen Ridge Avenue to the west, to.but not including the lots facing Saratoga Avenue to the North, and to but not including the lots facing North Santa Cruz Avenue to the east (see map Exhibit A). B. Historic designation no.: HD-80-1A C. Description of•designation: District D. Description of characteristics which justify the designation: Historical: The Almond Grove addition was the first and largest subdivision after the incorporation of the Town of Los Gatos. Of approximately 40 acres, the historic tract was the last land, formerly an almond orchard as its name suggests, of 162% acres bought in 1865 by John Mason from Edward Auzerais, an important landowner in Santa Clara County after whom Auzerais Street in San Jose and Auzerais Court in Los Gatos was named. The purchasers and developers of Almond' Grove were four very important figures of Los Gatos history and honored by street names still used in the area. They were Alphonse Eli Wilder, banker; Augustine Nicholson, capitalist; Magnus Tait, farmer and miner; and John Bean, orchardist. Many important contributors to the development of the Town lived in the Almond Grove area. L.E. Hamilton, secretary of the Odd Fellows and director of the 1889 Los Gatos Cemetery Association, built his own house at 139 Wilder (which is still owned and occupied by his daughter). In addition, he also did extensive carpentry Work fox Mrs. Winchester of the famous Winchester House in San Jose. The house at 115 Wilder was owned by Clarence Lydon, nephew of town pioneer John Lyndon. E.N. Davis, head trustee (mayor) on the board of trustees, 18980-1902, lived at 131 Tait. The Magnus Tait home is 231 Tait. 129 Tait was the home of E.E. Place and birthplace of George Place, owner of Place Mortuary housed in the Coggeshall Mansion (a Town historic landmark now the site of the Chart House). 328 Bachman is the "Massol" house. Fenilen Massol was Los Gatos mayor, 1894- 97, 354 Bachman was the home of George McMurty, who as a youth helped haul stones to build Forbes Mill Annex and later became the first treasurer of incorporated Los Gatos, a post he held for over 40 years. 216 Olen Rk ge was he hoi rle Tran ham. w is 1 5 booeari tbse first o riles of a.,e Los Gat Rows afro La howler temporsail,{ r tired. Treithatri ow e w'.d; 7' +4Lft' tie s) unttii 1916, The Mail -News remained in existence until 1953. 200 Glen Ridge was at one time the home of Raymond J. Fisher, educator, after whom Fisher school is named. John Bean started a business right in Almond Grove that evolved into a local family dynasty's multi -national corporation, Food Machinery Corporation. Plagued by San Jose scale on his orchard trees, he developed an improved chemical spray pump, a significant development in an era of tremendous fruit growing in Santa Clara Valley. Bean gave his son-in-law, David C. Crummey, a share in the business. Historical evidence indicated that Crummey lived in the house on the corner of Bean and Santa Cruz Avenues, 212 Bean Avenue, until the business prospered and he built the elaborate mansion at 33 Glen Ridge Avenue. D.C.'s son, John Crurxuney, further improved the pump and expanded the Almond Grove headquartered business. (In Horatio Algier tradition, he enterprisingly rode a bicycle up and down the Sacramento Valley and lined up enough order to keep the company in business for years.) Under Crummey, the Bean Spray Pump Company became F.M.C. (still retaining a division entitled Bean Spray Pump Company). Under John C ummey's son-in-law, Paul Davies, F.M.C. became an international corporation, and a member of his family still serves on the board of directors, Architectural: The predominance of Victorian architecture, including informal Wood frame cottages and impressive homes, intermixed with bungalow -style cottages Colonial Revival and Mission Revival homes built somewhat later reflect the history and development of the district. Individual architectural distinction is not the important factor in an historic district but the neighborhood entity created. The Almond Grove area is unique in that of the 78 pre-1895 houses built here, 64 or about 82% still grace the streets. In addition, 22 houses built between 1895 and 1908, 31 houses built between 1908 and 1916 and another 30 houses built between 1917 and 1930 still exist. The 1989 earthquake signitcently damaged two houses built prior to the 1900's and one built in the 1920's which were demolished. A total of 180 structures now line the streets within the boundaries of the district, 147 or 82% of those structures were built by 1930. The streetacapes remain basically unchanged. Le.ndir g the district a special old-time feeling, that for many symbolize old Los Gatos and represents an important part of the Town's heritage. Sources: Robert E. Lee, supported by Sanborn maps, Town of Los Gatos and Santa Clara County tax records; and History of Los Gatos by George Bruntz. E. Listed below are Town features recommended for preservation. Review by the Historic Preservation Committee is required for any changes to these features. 1. Roads ere concrete and should be repaired to maintain appearance as of the year 1976, 2. Date stamp in concrete sidewalks. EXHIBIT 2 16 39 1 45 • 155 201 9 • • 90 200 155 404, •ti 316 �;., ry 213 "•_. .17 f.. 315 ,Lk .. • 311 21a EXHIBIT 3 Igor Peat Modlfica4i:—,« 19licat3on Mp-f1-Oi8 12,,ecJe5tird approval for minor re4idential deveiopment.oto non-coilib1t.inq single-family hone in tie Almond £rove on property zoned tl -t2:L.HP R9N 5104-O20. App icanI Name: Sandra Palm Architect elephane Number: 408-51 -140 For more information about this project, please contact the Town of l.os £atos planning 2ivi5ion at 110 Main 51rreet, l,os £ate, (408) 4-6812. Ilar5 can be viewed at the same addre55 between 6:00 a.m. and I:00 p.m, Moncal and l`rida4, EXHIBIT 4 EXHIBIT 5 APPLICATION FOR MINOR RESIDENTIAL DEVELOPMENT TOWN OF LOS GATOS - COMMUNITY DEVELOPMENT DEPARTMENT Chic Center 110 E Main Street, Los Gatos; CA 95030 Date . ved: Phone: (408) 3$4.6874 . FAX: (400. 354-7593 AP t. PROPERTY LOCATION: �~ 4 1.r 49 Address or subject property V 1 APPLUCANTREQUEST; °' s �� C " '' Second Story Addition r .. jNew Addition, greater than .100^aq:ft. to existing second story ' 4QcT 1 g zoti Reconstruction of a portion of a single or two-family dwelling with a nonconforming setback Accessory structure, exceeding 450 sq.ft: GATOS TOWNOF LOS Reduction in side/rear yard setbacks for an-acressory structure MANNING DIVISION ,..: _port Court Lighting -`. PROPERTY 0 AIL =; x - ^, Lot Area . Zoning { C APN 10 1 4e --.r j . 0 4. PROPERTY OMER: Name IneAVYMAZ Kit I "i Phone (147 2 '"2-O Address W > Ageti ettife Oty M 0,11.4 rActo< state CA zip M Email , u - A 0 01 .4- , ti 1 hereby certty thin roil the Owner at reciard 0 ' e'Property describ !t1n Box All and that l approve of the action requested herein. SIGNATURE OP plover. Date / S. APPLICANT: (If same as ate, chodt here ) .. r, Name 5IV{� r-t. M ir) Phone 2 tr7 " f t '`fr/ "' Address City t,, O State [!,+ - Zip �S i ' 6 le ` Email .�'n ai' l' ine?'l a ezj 1 ierfil l hereby cerL►jp under penalty of penury that all pile at1G�n matedand=pluns . torte and correct. SIGNATURE OF APPLICANT :' `; ? . f Date 5. ITEMS RECEIVED: •Envelopes . k Set(s) of plans Mailing List (owners•& Occupants) _; . DD Y(1i 1TE i !'TalP ',' ; PLPERM1T -- $ 1,950.00 • *r PLTRACK - $ _ moo ` PLANAP v.$ ,,,: , . TOTAL y $ .. 2r223.DD m ; * if site is located within Route 85 Study Man Area t 1Q%} 4‘PLRTE85 g I;,, • " If site is located within North 40 Study Plan Area • "PLN44 TOTAL • S The information contained In this appphcation Is considered part of the public record. Therefore, It will appear In both the public record file forthe site address. which is available upon request, and an the oerntitting system on theofdal Town of Loseatos website st www.Ioseatosca,eov. HAD F PIenmeRO0-$Forme AInor Rullionlislkurnal9ADM tbn 07/01 017 EXHIBIT 6 hi et ROG" 7.17,VG. wIy seXt el FirCI r- 13,1 Art 5.77 ,A..X11.1 VaPie., PINGrOttC,FEht e-irxneeCit rier,r, KLY ex ex? WWI% 7 12 POD, ROW* WAY Ygiallak Jelairo 24- Neva Auxhr ram rar,v1 a•A at NPR 7 iz mire #11.tnnummit T-4.4_4.4:4.4. win ae ree,41403eingy rufk ZuLZ reA, telov !Dem eV Cel:Zterinf- FA.Act r DIMS •-• Milne& IL Mee,V5 Vg..241% 1,\/A 0\ - A51' tx.11 MCPCLattil* XXX Seetta Wee* eqcoreepv06. ex ePor 1 117111'C1 n C1.4 J 1 1 1 I / I C.4 cx,NAraeO. Xl5fiN6 NON T UVAII0 EXHIBIT 7 r - EXHIBIT 8 nYlayr W?1Vi7IJ:.f GIV,'3.:1100 eftiathcoor 141114 !WAWA 1 1146M13. yv&Za 1 1 r1 0 iG 5It2 1,VA1"I0N - 50U XI511NC r1' 512 LFVA110N - 50U' Wilq 9Vk 4ArY5,'..1r EXHIBIT 9 i EXHIBIT 10 EXHIBIT 11 EXHIBIT 12 1 APN 510-18-021 I-EGEND NI4REVIATION.5_ 'SUE pusuc um'"? AREA DRAIN rt.rAlrl'a 11E111:14MARK ir MN I 1-1" nvIrMal I Ulu .7" FIY01,1,41,111. i.vstude mirr .limp!! f'1' re nG720.03"W 394.on' AN 810-16-01 •PM J !WA! SIORINC 40 t! Ar'N 510-16-026 932720'01t WARR' b / amrhi ',Tr 4 la 111 B.1.0013I APN 510-16-020 020± ACRES DOC NO, 23452828 •rN. •r.• NOTES PRYS4CAL ITEMS 54.14:1VM QN 11•1IS ..S'URVE1' ARE UJA/E0 I'MOSF 111RFACE antsw3iql F S Or Mr RAW_ fr THL5 WWI Aru, nem Aviv' Mil W opri nA IA /4/11131.1141-10:1 11 am. MAI !MI 111 JIM? ZALII .7mi.:!!!!! 4! BASIS OF BEARINGS This Page Intentionally Left Blank Sean Mullin From: Vladimir Kanevsky <vladimir.kanevsky@gmail.com> Sent: Tuesday, May 15, 2018 11:07 AM To: Sean Mullin; Sally Zarnowitz Subject: Requesting withdrawal of the Minor Residential Development application MR-17-018. Hi Sean, This is email is our official request for the withdrawal of the Minor Residential Development application MR-17- 018. We are doing this and proceeding with the small plans in effort to accommodate the privacy ans building height complaints filled by Jim and Sara McManis. Best, Vladimir Kanevsky 408 892-2680 EXHIBIT 12 This Page Intentionally Left Blank March 13, 2018 VIA PERSONAL DELIVERY Los Gatos Historical Preservation Committee 110 East Main Street Los Gatos, CA 95030 Re: 223 Massol Avenue Application No. MR-17-018 Dear Members of the Historical Preservation Committee: RECEIVED MAR 13 2018 TOWN OF LOS GATOS PLANNING DIVISION This office represents James McManis and Sara Wigh regarding the pending application for constructing a 3rd floor at 223 Massol Avenue, No. MR-17-018. We understand the HPC will consider certain aspects of this application at its regularly scheduled meeting on March 28, 2018. Because Mr. and Mrs. McManis are traveling overseas and unable to attend the meeting, we are submitting their opposition to the application, previously filed with the Town on February 20, 2018, and we respectfully request the HPC consider the points made therein. A member of this office will attend the meeting and request an opportunity to make brief remarks as well. Thank you. Very truly yours, McMANIS FAULKNER LER ATKINSON TA:MBC Enclosure EXHIBIT 13 McManis Telerhone 408,279.8700 1 mcmanislaw.com Fairmont Plaza, loth Floor, 50 W. San Fernando Street, Sara Jose, California 95113 This Page Intentionally Left Blank April 12, 2018 VIA HAND DELIVERY Historic Preservation Committee Town of Los Gatos Civic Center 110 E. Main Street Los Gatos, CA 95031 Re: 223 Massol Avenue (MR-17-018, Assessor Parcel No. 510-16-020) Dear Committee Members: My clients, Sara Wigh and Jim McManis, submit the following comments to the "03/30/2018 REVISED Plans for 223 Massol Avenue:" Mr. McManis and Ms. Wigh are encouraged by the elimination of the 3rd story windows on the Proposed Left Side Elevation — South, and the removal of the balcony on the back side of the structure. They also appreciate the reduction in square footage of the 3'd floor, noting however that it is not 322.65 square feet as claimed, but rather 352 square feet (or more) as clearly shown on Sheet A-2.2. They are still concerned about the size and mass of the new floor, and they question its "relationship, in terms of harmony and appropriateness, with [the property's] surroundings, including neighboring structures," and its effect on the "character, and the historical, architectural and aesthetic interest and value of the [Almond Grove Historic District]." Those questions may however be best left to the informed discretion of the Historic Preservation Committee. If the Committee does approve the current set of plans, my clients reserve the right to supplement their opposition after the story poles are put up again. There are some serious credibility issues with this application: 1. The applicant sent Ms. Wigh and Mr. McManis an angry email with a number of misleading statements, which I was required to address. Please see enclosed email and my response. McManis Y.# EXHIBIT 14 Telephone 408.279.8700 I mcmanislaw.com Fairmont Plata, loth Floor, 50 VC. San Perna ndc Street, San .Jose, California 95113 Historic Preservation Committee April 12, 2018 Page 2 2. The applicant's architect was asked to submit a summary of his neighborhood outreach efforts, including neighbors contacted, date contacted, and response. We requested applicant provide us with a copy of the summary. To date, we have not received one. 3. After the Committee reviewed the initial plans, the applicant added a balcony to the back of the house without permission. But for the challenge to his application, this unapproved change would have been incorporated into the structure, a serious violation of the spirit if not the letter of the Historic District ordinance. 4. The square footage of the additional floor is uncertain. See above. Is it 322 feet? 352 feet? Or something else? In short, the Committee should proceed with caution in evaluating this application. Thank you for your consideration. Very truly yours, McMANIS FAULKNER YLER ATKINSON TA:svn Enclosure cc: Vladimir Kanevsky McMans - rtF. - R: ,. April 11, 2018 VIA U.S. MAIL AND EMAIL Vladimir Kanevsky 20 Sharon Court Menlo Park, CA 94025 Re: 223 Masson Avenue Dear Mr. Kanevsky: As you know, I represent Jim McManis and Sara Wigh regarding your development application for the above -described property. I write in reply to your email to Mr. McManis and Ms. Wigh of Saturday, April 7, 2018, at 2:57 PM (copy enclosed). In the future, please direct any communications in this matter to me, not my clients. Normally, I would not dignify your accusations with a response, but since you have tried to prejudice my clients in the eyes of the Town by copying three members of the Community Development Department, I have no choice but to address some of your unfounded statements. You assert that Mr. McManis and Ms. Wigh were "on vacation" and indifferent to your concerns. Nothing could be further from the truth. From February 25th to April 6th, except for two brief intervals, they were traveling for business and professional reasons in Europe, New York, and Beijing, not "on vacation." The suggestion that they should set aside longstanding obligations to address your project is misplaced. I remind you again of the policy of .the Town which "recommends that applicants for any development proposal make contact with surrounding neighbors to determine their concerns prior to submittal of the development application." This did not happen. Regarding your duty to contact neighbors before submitting an application, Sean Mullin asked your architect aslong ago as February 8th for. a "summary of your [neighborhood outreach] efforts ... , including, neighbors contacted. date contacted, and response." To date, we have seen no such summary. If one exists, please send me a copy. McManisHILth • Telephone 408.279.8700 I mcmanlslaw.eom Fairmont Plaza, 10th Floor, 50 W. San Fernando Street, San Jose, California 95113 Vladimir Kanevsky April 11 2018 Page 2 Perhaps your most unfortunate accusation is the statement that the reasonable concerns of my clients have affected "the quality of life for [your] family" and that "[t]his experience has left [your] wife and family truly traumatized." If those claims are true, and not the usual plea that is made far too frequently by development applicants, I suggest with respect you accept responsibility for your situation, instead of blaming your neighbors. Jim and Sara purchased the Trantham House in 1984 and painstakingly restored it over a 4-year period. It is cited as a contributing residence in the Town's ordinance relating to the Almond Grove Historic District. Ordinance 2165. They treasure this property, as does the Town. They are not going to be bullied and rushed into "approving" your project by emaiis such as yours of April 7th. I suggest you would be well advised to address the concerns raised by the Historic Preservation Committee, rather than lashing out at your neighbors. Thank you. Very truly yours, McMANIS FAULKNER � C TYLER ATKINSON TA:svn Enclosure cc: Town of Los Gatos, Community Development Department McManisfaulkner Carvajal, M a i From: Sent: To: Cc: Subject: Vladimir Kanevsky <vladimir.kanevsky@gmail.com> Saturday, April 7, 2018 2:57 PM Carvajal, Manuel McManis, James; Sandra Palm; Sean Mullin; Wigh, Sara; Joel Paulson; Sally Zarnowit William Fisher; cristianepdemelo©gmail.com Re: FW: 223 Massol Jim/Sara, It would not have taken much to review the drawings and have a conversation prior to you leaving, especially knowing that leaving on vacation without a resolution, would delay my house by at least several months. Maybe a bit naive, but I expected more from my neighbors. It is apparent that you're not bothered by or have any consideration for the emotional and financial stress this delay has put on my family. I am truly disheartened. Regardless, I have heard your complaints and as someone with the right intentions, took them to heart and have made many serious concessions in an effort to address all of them. My willingness to address your concerns have come at a huge incremental financial burden, both in terms of the time delay and development of revised struotural/architecturai drawings. These alternate plans will also result in material impact on my property values and even more important, to the quality of life for my family. I made the proposals anyway because I was genuinely concerned about impacting your quality of life. By doing so, I have seemingly put your family's well being ahead of my own. This experience has left my wife and family truly traumatized. You on the other hand, have not even taken the time to respond or even meet to discuss my proposals/changes even to my multiple requests to discuss them. You have now had aver 2 months with at least 3 weeks before you left on vacation. Technology being what it is, I imagine you have access to email and phones .even while on vacation. In the spirit of being good neighbors, I ask you to keep all this in mind and give me a call anytime or provide comments via email. I hope to hear from you by l2pm PT on Tues, 10/11/18. Vladimir 408 892-2680 On Thu, Mar 1, 2018 at 3:48 PM, Carvajal, Manuel <mcarvajal@mcmanislaw:com> wrote: Dear Mr. Kanevsky: am the personal assistant to Mr. and Mrs. McManis, and I am familiar with this matter. As you may recall from their opposition to your application, they are traveling, and they are not.expected to return until April 14th. ' am certain they will be available to discuss your case with you when they return. i This Page Intentionally Left Blank PUBLIC COMMENT Public comment received by 11:00 a.m., Friday, June 8, 2018 NONE EXHIBIT 15 OWN CONIACT- INFOF?.MAIION l'F.O.XC-1.5COPE VICINITY MAP 51E1E1" INDEX 11_,JILPiNG 5ITE DATA -7 F drivewat4 8' FRUIT TREE L Put.;15 - 1..IPCRAPS MF.C.HANiCA-. 5LE..07IC ANC Pumr,INc, 5Y5TIT.TV5 INJTFR?lc,t?MO68L Ayr% PAY v+..N.2ow N LNING. PINING PM ANC Cl'EAKFA-f.‹ r-.100r. AVG' E TO MOV ATTIC P.122 Pq0NTIT'01:Cri SIPE 5 5IL7 5,P. 0 Q(--) 5 TREE 5E TOP061WHIC 5u1.7.vy A--i T111.:6 INC,X, VICINITY MAP. covrAc.- A 7.0 8.15f IN6 c0N2!1orqs A -2 A-2 2 Aix PLAN A-15 freoNr& A- .E.L.VATIONJ A-5 1.5-VATION, OOF PLAN A 6 55CVON5; 1-0POGPAPHIC MAP ex re5iderIce TREE !N5OPNAT:ION ."•• U5: ESIP5NG5- 51NGL5 PAAALY .P.5125NC5 AVI--'1,70F.- 511E 51-05'5. 22 A55.e 550F. I 5 r,JUNIn,', '510 Je, 020 ZONING P55IGNAT1ON.I -2 LAND LS8 8r2w P5N9PY t2e5v?.N1AL. 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SK SE'st A-6 a 5 AC AD BLDG BSL BW CC CLF CO CONC DI DWY EA ELEV EM E(OH) EP EX --BENCHMARK MAG NAIL ELEV 100.00' 33.11 ASPHALT CONCRETE EVA AREA DRAIN BUILDING FC BUILDING SETBACK LINE FD BOTTOM OF WALL/BACK OF FG WALK FH CURB & CUTTER FL CENTERLINE 0 CHAIN LINK FENCE SANITARY SEWER CLEANOUT CONCRETE DRAINAGE INLET DRIVEWAY EASEMENT ELEVATION ELECTRIC METER ELECTRIC OVERHEAD EDGE OF PAVEMENT EXISTING GM INV UP LS MAX MH MIN MW NTS OH P5E 66 09 VEHICLE ACCESS EASEMENT FACE OF CURB FOUND GROUND FINISH GRADE FIRE HYDRANT FLOW LINE GARAGE SLAB ELEVATION/GAS LINE GAS METER INVERT LIP OF GUTTER LANDSCAPED AREA MAXIMUM MANHOLE MINIMUM MONUMENT WELL NOT TO SCALE OVERHEAD PROPERTY LINE PUBLIC SERVICE EASEMENT APN 510-16-021 s APN 510-16-026 362.20'03"E 194.00' PSUE PUE PVMT PVC R RW R/W SD SE 5S SSE SW TC TOE TW W WLK WM WV GARAGE FF • 108.54 --1 S1JT3TOWB1SION MAP 6 WI 3 POTATION ?!f LOT 4 6 S IN BIOCY, APN 510-16-020 0.20± ACRES DOC NO. 23452828 EX BLDG FP • 122.24 11 11 I I oI n 1 ` 1 1" LEGEND & ABBREVIATIONS PUBLIC SERVICE UTILITY EASEMENT PUBLIC UTILITY EASEMENT PAVEMENT POLYVINYL CHLORIDE RADIUS RETAINING WALL RIGHT OF WAY STORM DRAIN SLOPE EASEMENT SANITARY SEWER/LATERAL SANITARY SEWER EASEMENT SIDEWALK TOP OF CURB TOE OF BANK TOP OF WALL WATER WALKWAY WATER METER WATER VALVE • AREA DRAIN BENCHMARK BOUNDARY CATCH BASIN 0 CONCRETE _._ CONTOUR ® DRAINAGE EMITTER EASEMENT UNE EXISTING ELEVATION FENCE TREE • IRON PIPE ... GAS METER GAS VALVE N62'20'03"W 194. 00' APN 510-16-019 HYDRANT: EXISTING • INLET JOINT POLE ••� LIGHTING LIGHTING POLE MAIL BOX • MONUMENT WELL * PROJECT SITE --- RIGHT OF WAY t SANITARY SEWER CLEAN OUT MANHOLE • SANITARY SEWER MANHOLE O STORM DRAIN MANHOLE • SUMP PUMP ELECTRICAL BOX ▪ ELECTRIC METER UTILITY VERTICAL SHORING WATER METER WATER VALVE WELL NOTES 1. PHYSICAL ITEMS SHOWN ON THIS SURVEY ARE LIMITED TO THOSE SURFACE ITEMS VISIBLE AS OF THE DATE OF THIS SURVEY AND FROM AVAILABLE RECORD DATA. SUBSURFACE OBJECTS, IF ANY, MAY NOT BE SHOWN. SAID SUBSURFACE OBJECTS MAY INCLUDE, BUT ARE NOT LIMITED T0, VAULTS, UNDERGROUND, UTILITY LINES, UTILITY UL S, CONCRETE FOOTINGS, SLABS, SHORING, STRUCTURAL PILES, PIPING, UNDERGROUND TANKS, AND ANY OTHER SUBSURFACE STRUCTURES NOT REVEALED BY A SURFACE INSPECTION. 2. DIMENSIONS SHOWN HEREON ARE GROUND DISTANCES IN FEET AND DECIMALS THEREOF. 3. NO PROPERTY CORNERS ARE PROPOSED TO 8E SET BY THIS SURVEY. 4. ASSESSOR'S PARCEL NUMBER: 510-16-020 5. TREE TRUNK LOCATIONS ARE APPROXIMATE. TREES THAT CROSS A PROPERTY LINE AT GROUND LEVEL SHOULD BE CONSIDERED TO BE JOINTLY OWNED BY THE RESPECTIVE PROPERTY OWNERS. CONSULT AN ARBORIST FOR DETAILS. 8. DIMENSIONS FROM HOUSE TO PROPERTY LINE ARE MEASURED FROM THE BUILDING FACE OF 744E STRUCTURE. PERPENDICULAR TO THE PROPERTY LINES. BASIS OF BEARINGS SURVEYOR'S STATEMENT THIS BOUNDARY SURVEY AND TOPOGRAPHIC MAP WAS PREPARED SY ME OR UNDER MY DIRECTION. TOM H. MILO L.S. 6438 08/08/17 DATE DATE I APP'0 8 z a u u z w z u 01 _4) U 19 APPLICANT : KANEVSKY ROAD NAME : MASSOL AVENUE FILE NO : • ABREVIATIONS As. ANCHOPG0LT E EABr N.10. NIGH WENS., DISCWOOE 0,14.W.S OWLFIF.AO WOOD SCREW SNP SANITARY NOW RECEPTACLE A.C. AspliALTIoDONoflos EA ERG, X.M. OPENING *An. ME ACOMS- ACOUSTICµ EL F%PAMGNTN JExNP NGNEZ. MORGONTRL� OPP.G OPPE4RE S°EC. EPEGFIGTONBI A0. AREA MAN 0. Na. 0qIONRRE0SURE SOVUM pOj540AE ELEVATION 0550001E ADLL CELECTRGPC RERFA5RIGorpGARNAIRK 530 SEE ST000TJRALD 001N0S AFT ABOVE MINED R00R EON. ELE+ATOR N.G.G. INOI STRENGTH BOLTS P.0.5. POWOER DRIVEN STUD S.SK SEANCE WM A00. A50540oTE WONT. EMERGENCY _ NEONi Pew FL'M1YOOC EPGE FWLTFIG 55i Sislla.505STEEL AL µUMp1UM FNCU EArApSURf NEATER POW. PSRFOPATEO STA. STATION µT. ALTERNATE C.C. EDGE OF NAB H.N.Kai ANTER PL PLATE OR P003ERTY I NE swoon 4'w/WM.0TE LE ELEGTNA E1B GPAN0.4N HWV- IOTVV0 H. 4M00 P... PLA5TICIAMNATE STL STFEI ARCAJMIBTECr0PAL EC DO. FLAG. 6Av0TER ST.t sTITRAGE REEL ...seems saw. EDLRPMEN I.+0. INSNDE ONMETER IOW 0.1YVG PLPWWO STPUGT, STPRAUCPJML A5PN ASPHALT R. BOWIET GRIT INCX P.M.E. pATCNTOMATCH MEOW Suw, ACE ETC. W.A. IM1CL tlNGLWE PP. PAN SUSP, 6CSP13G NT 9041U IDIN EPXAUST INSUL M'SUAYgx PAGST. PRE.cA4r 5Tm SYMBOL BYMMEI'RICAL BET. BFrvNFFY EXIST. 00IE0540 Q INT. NNEPKA PREFAB PREFABRICATES 858. SESTET OR sm.. B MIN0U9 F)T. 055440 1 NV. INVERT PROt PROJECY ERGO. READING EXPANSION Prof. R0P5RTY ma TOP ANO50TTOT. BLK BLOCK FAT. EXTERIOR JAJI. JANITOR P5MR TAG TOHORS ANO GROOVE Btx5 5IAC5NU - JOST LLANOER PTO Tow.LO0vel-s0R T. BM. EAT FA WE ALARM JBr. JOIST .TA}; RPFS5URE TREATED DOUGIAS TB. TOWg AAA JOT &YTTOM FAN FA5NCATE JT JOINT RR TFLTELENKNE FAN FORGED.R AN!>RY. WORT.THK CAI CABINET F. FIAT BAR MD, NIJI.DPIED PTA POEN 1OwEL RECEPTACLE TM. THRMAN C.B. C O.. BOLVOR G FACE OF CURS O' 15105IY r.00, TOP OF CURB GEAl110 BEAM ORGPTTM P.D. FLOOR DAWN I((} !STOOK OW CV. Ol1AAAY TIIB T0P TOROS PAVEMENT BASIN EN Fp1NMT'4N W. KCK FIATS GrR W50718 T.O.W. TOP OE WAIL, CET. GEIAENT - EEMING'u151103 M. GUAM TOLET PAPER HOLDEN CER CERATIG P.C. PRE FXTWGUISH£ROABNET IAM010700l TPO 1O11FT RARERONNENSER G. coNER CAST INN O FINISH ELD0R uV' L001 RB RAP U605034P T IELEM9ON TN Tomo GJ oCNTROL,5111 JN.c. R400009RODE GeNEi fib' EDAM LOW PRESSURE ROO. RG.P. ROOF CONCRETE PE COT. GRGIir RWb' FLAT MEAD WOOp SCREW S LADSCRFN RP 000E N uL ERNRTERG CIO. CBLwO. RN. ANON L. GNr n€ f uPORIIONSS C.D. CAULKING. %i. NCRIfIE • TA=MUM R p» 45 flR IMFIN. u PINIBNEP GLEL 41.40)4 FLASK PLASWNG MACHINE BOLT REM. 05MfRµ 9£M'lTEO O:M9. GORRWA'E011ETµ PPE Fln. FL3OR500) M.C. MEOGJNE CABINET *44001 R£DIARFA UR.N Law. NNESEL emu CONCEIVE MASWRVUNIT 'LODE. FLUORESCENT MFGTL MECl1ANICAL REEL RESIDENT CLUV0OUI0R met FO*. MED. AGM REGISTER NOT. wM1tt COMPOSIPON TILE C.O. OWNING FO.F F OFFlNSN 041.05 MEMBRANE 0.N ROBE 000)1 '+ Y5K10Cµ CAL GOCIJAW F.O.X.0 E°FERMI,CEN1TL MEMBRANE 0.H:Yb pOUN0IWA0 WSW SCREW YESFT vESTBLLE dN1G CONCPETE F.04 FACE OE STUD 510, MM'UFAGIURpR PT. POCM ! VEPoPT IR DELO CON.. CANNECTION FP. FIREPLACE M.N. METAL Nµ10EOR R.O. FpUON OPFNIFq E. vERnenL GRAN CORE, 0G 1E5 FPNF RRENODP MIN 004010lt RA.W. MOM OP w0Y VF- VEM PIPE FS LULL 32€ MINMUs cIRON RWO. RfpVVT1P0 VwA VENT TNRouow Rolf COP. CORRIDOR A6R PT EWE OR FOOT MLR. M R.Wl RAN WAIEPLFAOfR VEP1FYwITI AAC NEAT O.T.G. CLEW OJT TO GRADE O- LOOTING MISC. MIRROR 0.0 COUEPPFASNK �' uRNACE MBCEUAN'£OUS 5. SOUTH 051.70G IMCNWE OR C.T. COIUA TIE FURRING rASONviY OPENING S.A B. 000ISSSAFACE0A810ES WEST OR WON CO. GOLDWATER F1R FOTYRE Mrt MOUNTED S.O SLEEVE MORNwow w010 300 SO4 0531 o 01555 500000 SOLID OCRE D. ENTER GAL LAVGE UL Mum Y SGO. NWA WEDGE ANCHOR O. DOUBLE CAW. IRALVA05J1 MY. mow 4Hl[O. CCHEM/LE PA 'C' WALL COVERING OR WATER 0ET. OVAL .. N 0310 Ls.RRE EROR sm. CLOSET DF. DOU±LAS PIN CR G.D. GARBAsE DisposAL NORTH DETECTOR N5 wGFpJ DREW NOUMEN . MASS 449 MEN 800' BIOIINN. 04 WATER.... O,L.d. swec . TEU BEAT -G- NOT IN CONTRACT SECT. SEA WP. ocs OW. OMENNON OBP. y,� GNu. Q D ND. OR r B � SN. §ELECT wR' WASTEREGEPTACLE OR SRELP OR 91R'ANO wow REBISTAN7 DONN GALVANIZED SHEET WETµ N.T6 n10Y TO SCALE SHR. SHOWER ' wEATTTSLST#PANG D.0. CO WFINOaTf01 GYP. a0. OYPSLNM BOAfO 5"T- sHT;SF r' wANBCOT Odd DOLE E. W MIR05SGTJRE'' M.N. WEIGHT DOMNSPo� N &9 0�. ON CENTER w'A.F. W C/EOWAE FAB,. DRY STANORRE N.G. Ow ONE OG g' SKYLIGHT AFAR EGG WASXER NEAP 0�' OUTBIOF ETFR OM,I .LU. ESE LANDSCAPE DRAIN.. " 1T+AN5FORMEP DRAWER XPARDRAvaloO 051 OY4R14Ap S.N.0. BHEET METAL BGREw M. 9ANT.. NWA DISPENSER TOD PROJECT SCOPE THIS PROJECT CONSISTS OF RENOVATING THE EXISTING GARAGE STRUCTURE TO INCLUDE INCREASED COVERED PARKING ROOF DECK ANO OFFICE. MODIFICATIONS TO INCLUDE BUT NOT LIMITED TO, ♦ 1 • • • RECONSTRUCTION OF RETAINING WALL NEW FRAMING • NEW PLUMBING ROOF OECK CONCRETE STEPS NECESSARY DRAINAGE NECESSARY SITE WORK CODE APPLICATION ARCHITECTURAL A0.0 A1.0 A3.0 A3.1 2015 CALIFORNIA BUILDING CODE 201E CALFORNIA MECHANICAL CODE 2016 CALIFORNIA ELECTRICAL CODE 201E CALIFORNIA PLUMBING COVE 2010 CALIFORNIA FIRE CODE 201E CALIFORNIA ENERGY CODE DRAWING INDEX TOTAL PAGES: [ 4 ] TITLE SHEET SITE PLAN EXISTING EXTERIOR ELEVATIONS PROPOSED EXTERIOR ELEVATIONS `�1••..••••.•.••■ ■.....M►. i • I - EL GTL1'iL 1 I AREA CI= WORK PROJECT DATA APN 510-1E-020 OCCUPANCY R-1 CONSTRUCTION TYPE TYPE ZONING R1-0 LCT SIZE 8,730 98.71, AVERAGE SLOPE 15.059E NET AREA 6,975.358.11 UNITS LEI HOUSE 2321 SO. FT. ACCESSORY STRUCTURE (El GARAGE 255 53.1t INJ GARAGE 350 sq.11 629sq n. yvmweerel IN] DECK 387 50.FT. [NI RETAJNING WALL • 1 VICINITY MAP SCALE:NTS 223 MA5 S D L AVE. GARAGE & DECK RENOVATION LOS GATOS, CALIFORNIA PROJECT DIRECTORY OWNER: VVLA0IMIR KANEVSKY 223 MA550L AVSNus LC5 GATES, CA 94000 408.000,000 J.I LIJ Z- 0 PROJECT NO. 17.01 VLADIIMIR KANEVSKY 223 MASSE%AVENUE LOS GATOS. CA 05030 ECEIVED MAY 252018 TOWN OF LOS GATOS PLANNING DIVISION W TITLE W SHEET 111 AD.O • • • EXHIBIT 17 • • • 12] (NJ SITESCALE: 1/8'= 1'-0" 4 [E[( GARAGE STRUCTURE a a PRPYUNE - S62'20 D3`E - 19490 o e SCE SE-BACY ;ACCESSORY STRUCTURES[ 12 NI RELOCATED GAS METER [N[ AREA DRAINS [N] WOOD ROOF DECK IN) OVERHEAD UTILITES - 1 1ETER T (DJ -ENLARGED SITE PLAN IE) SEWER LINE RISER TO BE REMOVED SEAT WALL W/ CAP — — [NJ RETAINING WALL [NI BUBBLER SOX NI CONCRETE STAIR [El GARAGE STRUCTURE TO REMAIN. REMOVE. DOORS. WINDOWS AND ROOF COVERING. SCALE: 1 /4"= 1'-0" [E( MOUSE 4 12 6 ELECTRICAL METER — GENERAL NOTES: EXISTING - (E) DEMOLITION - [DI NEW - [14) SHEET NOTES: Zz PROJECT NO. 17.01 REV.Si0N OAT: ?LiNNING 2 R:ST. COM. 3 VLADIMIR KANEVSKY 223 MASSOL AVENUE LOS GATOS. CA 95030 W SITE W PLANS N A 1 .O 3 SOUTH ELEVATION • EXTERIOR LAP SIDING TO REMAIN PROTECT AND REPAIR IN PLACE. opmalmarmalummumminglimmin SCALE: 1/4"= 0 RIDGE 0 F. CEILING F.F. 2ND LEVEL 0 F. CEILING F.F RIDGE • EXTERIOR LAP SIDING TO REMAIN PROTECT ANO REPAIR IN PLACE. 0 F. CEILING +16'-7" F.F. 2ND LEVEL +10'-O" 0 F. CEILING F.F IEI STRUCTURE TO REMAIN. PROTECT EXTERIOR LAP SIDING AND INTERIOR FINISHES REPAIR DAMAGED FINISHES. IF IRREPARABLE. REPLACE IN KIND +D'-0" j108.001 2 IEI CONCRETE STAIRS ANO RETAINING WALL TO BE REMOVED AND RECONSTRUCTED. SEE PLANS NORTH ELEVATION • SCALE: 1/4°= 1'-0" EPiST ELEVATION SCALE: 1/4"- 1'-0" REMOVE EXISTING STAR AND RAILINGS II RETAINING WALL TO a .— RECONSTRUCTED AND= MODIFIED I:iiI1III I I I I 1 dill 111� HI di" Ho Wr z o PROJECT NO. 17.01 RE"S:;N DA' VLADIMIR KANEVSKY 223MASSOL AVENUE LOS GATOS. CA .5O O W Z W 4 J 0 U1 111 {-L MJ N N 1- L[EIEXTERIOR =ELEVATIONS In A3.0 • • • • 3 1/2' _ . 2x4 TOP RAIL . , 2+4 INT. RAIL '—MTL ANGLE —:x4 POST IRON BALLASTERS —' [E] CONCRETE WALL TO REMAIN 2x4 LWR. RAIL MTL. BASE PLATE TYP. POST/SECTION) 5 TYP. POST )ELEVAT<C^;' RAIUNG DETAILS 1 T LAP SIDING TO REMAIN - REPLACE AND MATCH EXISTING AS NECESSARY — Y'max MTL. BASE PLATE "•-4x4 POST JRON SCALE: 3/4'= 1'-0" IC 9 3 PART STANDING SEAM METAL AWNING TO MATCH MAIN RESIDENCE NORTH ELEVATION SCALE:1/4"= 1'-0" OPTIONAL AWNING I -.I —LWRANT RAIL I I TYP. CORNER /PLAN] A� SCALE: EAST ELEVATION 1/4'=1'-0" SCALE: 1/4"= 1'-0' 31 SOUTH ELEVATION "�VSCALE: 1/4"= 1'-0" IN 3 PART STANDING SEAM METAL AWNING TO MATCH MAIN RESIDENCE 'NI STANDING SEAM METAL -_ ROOF TO MATCH MAIN RESIDENCE RIDGE 0 +18'-9" 0 F. CEILING +16'-7" 0 TOP OF GAURDRAIL +13'-6" NI DECK IN) LAP SIDING TO MATCH F IN] SIDING TO MATCH IEI [NI RELOCATED GAS METER 0 RIDGE +18'-9" F. CEILING F.F. 2ND LEVEL +10'-O° F. CEILING +9'-O" 0 STAIR LANDING F.F. +0'-O" ]108.001 2 cdcy 'PP I 3 r 12 I1I — IN] EXTERIOR LIGHTING. IN) WINDOWS )STYLE TO MATCH MAIN RESIDENCE! SEAT WALL ;N] RELOCATED GAS METER NORTH ELEVATION SCALE: 1/4'= 1'-0" REPLACE EXISTING WINDOW MATCH --- STYLE ON HOUSE] 0 TOP OF GAURDRAIL +13'-6" F.F. 2ND LEVEL +10'-O" 0 F. CEILING 0 STAIR LANDING F.F. +0'-O" [108.00] LAP SIDING TO REMAIN REPLACE AND MATCH EXISTING AS NECESSARY GARAGE DOORS TO MATCH EXISTING STYLE 12 SLIDING GLASS DOORS EXPOSED RETAINING WALL 0, o N 111 iiii ij=.::: liiuumuumwuuuumi mmwi I _��•6ie�el��••ll i;iielliiiulllllllllll8111111""""""'�t"°�°�� III1! 11 .IIIliiiiliL i '\I NUUE GAURDRAIL SCE DETAILS EMPOSEO RETAINING WALL _ ]EAST ELEVATION SCALE: 1/4"= 1'-0- NIR LOCATED GAS METER (NI LAP SIDING TO MATCH i,E] PROJECT NO. 17.01 DATE P'J.N\ING 'I.'3 :8 2-:T.COV. 5'3.79 NC =5 VLADIMIR KANEVSKY 223 MASS., AVENUE LOS GATOS. CA 95030 PROPOSED W EXTERIOR hiELEVATIONS N A3. 1 • • DRAWN SY: ew