Item 04 - 360 Bella Vista Ave - Staff Report & Exhibits 1-8TOWN OF LOS GATOS ITEMN0:4
PLAi~G COMMISSION STAFF REPORT
, · Meeting Date: December 14, 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
Jocelyn Puga, Associate Planner
hmg_@~gfilQsca.gov
Architecture and Site Applications S-15-053 and -054
360 Bella Vista A venue {located approximately 200 feet south of
Caldwell Avenue)
Michael Black
John Brady
APPLICATION SUMMARY: Requesting approval to demolish an existing two-family residence
and construct two new single-family residences on property zoned
R-1 :8. APN 529-22-038.
RECOMMENDATION:
PROJECT DATA:
CEQA:
Approval subject to recommended conditions.
General Plan Designation:
Zoning Designation:
Low Density Residential
R-1:8-Single-Family Residential,
8,000-square foot lot minimum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines;
Parcel Size: 22,003 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential ' R-1 : 8
1 East I i ·Residential Medium Density R-M:5-12:PD
Residential
South Residential Low Density Residential R-1:8
West Residential Medium Density R-M:5-12:PD
Residential
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California Environmental
Quality Act, Section 15303: New Construction
!
'
Planning Commission StaffReport-Page 2
360 Bella VistaAvenue/S-15-053 and-054
December 14, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• As required by Section 29.10.09030(e) of the Town Code for
demolitions.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
• As required by Section 29.20.150 of the Town Code for granting
approval of an Architecture and Site application.
The decision of the Planning Commission is final unless appealed
within ten days.
1.
2.
3.
4.
5.
6.
7.
8.
9.
Location Map
Required Findings · and Considerations
Recommended Conditions of Approval (10 pages)
Excerpt ofTown Council meeting Minutes from May 3, 2016
(two pages)
Town Council Resolution 2016-26 (two pages)
Applicant's Letter of Justification, received October 31, 2016
(seven pages)
Neighborhood Outreach, received September 22, 2016 (four
pages)
Public Comments, received by 11 :00 a.m., Thursday, December
8, 2016 (one page)
Development Plans, received on November 22, 2016 (14 sheets)
On March 9, 2016, the Planning Commission approved Subdivision application M-15-005 to
subdivide the lot into two 11,001-square foot lots and denied Architecture and Site Applications
S-15-053 and -054 to construct two single-family residences due to concerns regarding the size of
the residences and neighborhood compatibility. The decision of the Planning Commission was
appealed to the Town Council by the applicant on March 16, 2016.
The Architecture and Site applications were considered by the Town Council on May 3, 2016. The
appeal was granted and the Town Council remanded the applications to the Planning Commission
to reconsider homes that are smaller and more compatible with the neighborhood (Exhibit 4).
Planning C ommission Staff Report -Page 3
360 Bella Vista Avenue/S-15-053 and -054
December 14, 2016
PROJECT DESCRIPTION:
A . Location and Surrounding Neighborhood
The project site is located on the east side of Bella Vista Avenue, approximately 200 feet
south of Caldwell A venue. Surrounding properties contain a mix of one and two-story single-
family residences. The property across Bella Vista Avenue connects to the Bella Vista
Village development.
B . Architecture and Site Ap_proval
Architecture and Site approval is required for construction of a new residence. The revised
project as discussed in the applicant's letter of justification (Exhibit 6) proposes the following:
Lot 1 would contain a 2,960-square foot residence with a 702-square foot detached garage.
The two-story residence would have a maximum height of 25 feet, two inches and include
hardi-shingle siding, composition roofing, and wood clad windows.
Lot 2 would contain a 2,954-square foot residence with a 568-square foot attached garage.
The two-story residence includes a 1,442-square foot cellar and has a maximum height of 25
feet, six inches. The proposed materials for Lot 2 include board and batt and horizontal
siding, composition roofing, and wood clad windows.
C. Zoning Compliance
The revised project complies with the floor area, height, and building coverage limitations.
The proposed project complies with setback requirements and all required parking is being
provided on-site. The zoning permits single-family residences.
ANALYSIS:
A. To wn Council
On May 3, 2016, the Town Council considered the appeal of the Planning Commission's
March 9, 2016 denial. The applicant provided revised plans for the Council to consider which
included reduced square footages, increased front setbacks, and a reduction in the proposed
height of each home. Concerns raised by the Town Council and neighbors included the size
of the residences, buil.ding mass, and neighborhood compatibility. The minutes for the May 3,
2016 meeting are provided in Exhibit 4 .
After holding a public hearing and asking questions of the applicant, the Town Council
discussed the merits of the appeal . The Council adopted a resolution (Exhibit 5) remanding
Planning Commission StaffReport-Page 4
3 60 Bella Vista A venue/S-15-053 and -054
December 14, 2016
the applications to the Planning Commission to reconsider applications for homes that are
smaller and more compatible with the neighborhood.
B. Architecture and Site
On October 31, 2016, the applicant resubmitted plans and a letter of justification for a revised
project (Exhibit 6), which illustrates the following modifications that have been made to each
lot:
Lotl:
• Increased the front setback from 36 feet to 40 feet
• Reduced the living floor area from 3,124 square feet to 2,960 square feet
• Reduced the maximum height of the residence from 27 feet to 25 feet, two inches
Lot2:
• Increased the front setback from 32 feet, six inches to 35 feet
• Reduced the living floor area from 3,016 square feet to 2,954 square feet
• Reduced the maximum height of the residence from 26 feet, six inches to 25 feet, six
inches
The following table reflects the modifications made by the applicant to the residences for the
March 9, 2016 Planning Commission meeting, May 3, 2016 Town Council meeting, and the
current proposal.
ADDRESS House Gara e Lot size Hei t FAR
Lot 1 -Planning
Commission 3 322 702 11,001 28' 0.30
Lot 1 -Town Council
Lot 2 -Planning
Commission
Lot 2 -Town Council
C. Floor Area
3,265
3,016
,~.~.-·-'''Ji;-.'
$.4
521
568
'-.·,;.;, ,!
5,,(j
11001 27'6" 0.30
11001 26'6"
:.'\·,i..·'~~,:_.'.' ~ ..
Jl.QP».
Based on Town and County records, the residences in the surrounding area range in size from
1,128 square feet to 3,016 square feet. The floor area ratios (FAR) range from 0.13 FAR to
0.64 FAR. The proposed residences would be 2,960 and 2,954 square feet each with a 0.27
FAR. Pursuant to Town Code, the maximum square footage for both lots would be 3,322
square feet.
Planning Commission Staff Report -Page 5
360 Bella Vista Avenue/S-15-053 and-054
December 14, 2016
The following Neighborhood Analysis table reflects current conditions of the surrounding
area.
I
I I I
ADDRESS House Garae:e i Lot size Stories FAR
380 Bella Vista Ave
I
2,040 460 I 7,552 ! 2 0.27 I f
371 Bella Vista Ave 0 0 6,970 -0.00
385 Bella Vista Ave 3,016 498 9,150 2 0.33
374 Bella Vista Ave --·-· 1,128 216 5,782 1 0.20
368 Bella Vista Ave 1,170 364 7,500 1 0.16
360 Bella Vista ffix)* 3,345 672 22,003 1 0~15
360 Bella Vista <Lot 1) 2,960 702 11,001 2 0.27
360 Della Vista-lLot 2} 2~954 568 11,001 2 0.27
354 Bella Vista Ave* 2,274 0 8,510 1 0.27
350 Bella Vista Ave 1,842 324 14,659 1 0.13
348 Bella Vista Ave 2,729 441 9,900 2 0.28
323 Templeton Lane 2,885 435 4,792 2 0.60
329 Templeton Lane 2,910 531 4,562 2 0.64
336 Templeton Lane 2,905 533 5,965 2 0.49
• Site contains more than one residential unit.
The proposed residences would be the second and third largest homes in the immediate
neighborhood with regards to square footage and equal to two other residences as the third
largest homes in the immediate neighborhood with regards to FAR, excluding the lots on
Templeton Lane located within the Bluebird Lane Planned Development to the rear.
The Residential Design Guidelines specify that residential development shall be similar in
mass, bulk, and scale to the immediate neighborhood. The Guidelines also specify that
consideration will be given to the existing F ARs, residential square footages, and lot sizes in
the immediate neighborhood. The applicant provides justification for the proposed project in
Exhibit 6.
D . Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303: New Construction
or Conversion of Small Structures.
Planning Commission StaffReport-Pa ge 6
360 Bella Vista Av enue/S-15 -053 and-054
D ecember 14, 2016
PUBLIC COMMENTS:
Staff received a public comment from an adjacent neighbor to the north on Bella Vista A venue
(Exhibit 8).
SUMMARY AND RECOMMENDATION:
A. Slimmary
The proposed residences would be the second and third largest in the immediate neighborhood
with regards to square footage and equal to two other residences as the third largest in the
immediate neighborhood with regards to FAR, excluding the lots on Templeton Lane located
within the Bluebird Lane Planned Development to the rear. In response to the concerns of the
Town Council regarding neighborhood compatibility, the applicant has increased the front
setbacks, reduced the square footage, and reduced the proposed maximum height of each
home. The modifications provide mitigation for the mass and scale of each home, in addition
to preserving the hillside view as requested by the adjacent neighbor to the north of the project
(Exhibit 8).
B. Recommendation
Staff recommends that the Planning Commission take the following actions to approve the
Architecture and Site applications:
1. Find that the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures (Exhibit 2); and
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 29.20.150 of the Town Code for
granting approval of an Architecture & Site Application (Exhibit 2); and
4. Approve Architecture and Site Applications S-15-053 and-054 with the conditions
contained in Exhibit 3 and development plans attached as Exhibit 9.
ALTERNATIVES:
Alternatively, the Commission can:
1. Continue the applications to a date certain with specific direction; or
2 . Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
Planning Commission Staff Report -Page 7
360 Bella Vista Avenue/S-15-053 and-054
December 14, 2016
Prafdby:
Jo Puga
Associate Planner
JSP:JGPcg
Approv;i by:
oel Paulson, AICP
ommunity Development Director
cc: John Brady, 20103 Foster Road, Los Gatos, CA 95030
Michael Black, 15651 Glen Una Drive, Los Gatos, CA 95030
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360 Bella Vista Avenue
0 0.125 0.25 --------=============:::::::i Miles
EXHIBIT 1
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PLANNING COMMISSION -December 14, 2016
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
360 Bella Vista Avenue
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence and construct two
new single-family residences on property zoned R-1:8. APN 529-22-038.
PROPERTY OWNER: john Brady
APPLICANT: Michael Black
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 15303: New
Construction or Conversion of Small Structures.
Required finding for the demolitions:
• As required by Section 29.10.09030(e) of the Town Code for demolitions:
1. The Town's housing stock will be maintained as the residences will be replaced .
2. The existing structures have no architectural or historical significance, and are in poor
condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structures was considered.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
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EXHIBIT 2
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PLANNING COMMISSION -December 14, 2016
CONDITIONS OF APPROVAL
360 Bella Vista Avenue
Architecture and Site Applications S-15-053 and 054
Requesting approval to dem olish an existing twc-family residence and construct two
new single-family residences on property zoned R-1:8. APN 529-22-038.
PRO PERTY OWNE R: John Brady
APPLICANT: Michael Black
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the cond itions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans 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 exp i re two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested .
3. 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.
The lighting plan shall be reviewed during building plan check.
4. GENERAL: 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 si te.
5. 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.
6. ARBORIST REQUIREMENTS : The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, identified in the Arborist's report dated as
rece ived September 9, 2015, on file in the Community Development Department. A
Compliance Memorandum shall be prepared by the applicant and submitted with the
building permit application detailing how the recommendat ions have or will be
addressed. These recommendations must be incorporated in the building permit plans,
and completed prior to issuance of a building permit where applicable.
7. 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
rema i n through all phases of construction . Refer to tree fencing requirements and other
pr otection measures identified in the Arborist Reports prepared by Deborah Ellis dated as
received September 9, 2015, on file i n the Community Development Department. Include
a tree protection plan with the construction plans.
8. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the
developer shall provide the Community Development Director with written notice of the
company that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
EXHIBITS
company which will recycle the materials. Receipts from the company(s} accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
10. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
11. 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.
12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
13. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing structures and a Building Permit shall be required for the construction of the new
single-family residences. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
14. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
15. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum size
30" x 42".
16. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and
a Bay Area Air Quality Management District Application from the Building Department
Service Counter. Once the demolition form has been completed, all signatures obtained,
and written verification from PG&E that all utilities have been disconnected, return the
completed form to the Building Department Service Counter with the air District's J#
Certificate, PG&E verification, and three {3) sets of site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
17. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics. As an alternate, the necessary foundation
elements can be designed by a licensed Civil Engineer to the Minimum Requirements of
Chapter 4 of the 2013 California Residential Code.
18. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report, and that the building pad elevation and on-site retaining wall
locations and elevations have been prepared according to the approved plans. Horizontal
and vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining Walls
19. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed with
adaptability features for single family residences per Town Resolution 1994-61:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall be a 36-inch wide door including a 5'x5' level landing, no more
than 1/2-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge .
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
20 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined, i.e. directly printed, onto a plan sheet.
21. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12-lnches above the
elevation of the next upstream manhole.
22 . TOWN FIREPLACE STANDARDS : New wood burning fireplaces shall be an EPA Phase II
approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of
Chimney.
23 . HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
24. SPECIAL INSPECTIONS: When a special inspection is required by CBC Sect ion 1704, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Building
Division Service Counter or on line at www.losgatosca.gov/building
25. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the plan
submittal as the second page . The specification sheet is available at the Building Division
Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building.
26. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division
b. Engineering/Parks & Public Works Department
c. Santa Clara County Fire Department
d. West Valley Sanitation District
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
f. Bay Area Air Quality Management District
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
27 . GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications, and Engineering Design Standards . All work shall
conform to the applicable Town .ordinances. The adjacent public right-of-way shall be
kept clear of all job related mud, silt, concrete, dirt and other construction debris at the
end of the day .. Dirt and debris shall not be washed into storm drainage facilities. The
storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Divi sion of the Parks and
Public Works Department. The Developer's representative in charge shall be at the job
site during all working hours . Failure to maintain the public right-of-way according to this
condition may result in the issuance of correction notices, citations, or stop work orders,
and Town performing the required maintenance at the Developer's expense.
28. APPROVAL: This application shall be completed in accordance with all the conditions of
approvals listed below and in substantial compliance with the latest reviewed and
approved development plans . Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer
29 . ENCROACHMENT PERMIT : All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Applicant/Developer to obtain any necessary encroachment permits
from affected agencies and private parties, including but not limited to, Pacific Gas and
Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department
of Transportation. Copies of any approvals or permits must be submitted to the Town
Engineering Division of the Parks and Public Works Department prior to releasing any
permit.
30. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on -site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
31 . RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to, curb, gutter,
and pavement shall be repaired and replaced to a condition equal to or better than the
original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc.
Any concrete identified that is displaying a stamp or equal shall be removed and replaced
at the Contractor's sole expense and no additional compensation shall be allowed
therefore. Existing improvement to be repaired or replaced shall be at the direction of
the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access
provisions . The Developer sha!I request a walk-through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
32. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required.
33. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review
at the Engineering Division of the Parks and Public Works Department.
34. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any permits or recordation of the parcel map.
35 . PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval. Additionally, and studies imposed by the Planning Commission or
Town Council shall be funded by the Applicant.
36. GRADING PERMIT: Grading perm it ls required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Code. The grading permit
application (with grading plans) shall be made to the Engineering Division of the Parks &
Public Works Department located at 41 Miles Avenue. The grading plans shall include
final grading, drainage, retaining wall location, driveway, utilities and interim erosion
control. Grading plans shall list earthwork quantities and a table of existing and proposed
impervious areas. Unless specifically allowed by the Director of Parks and Public Works,
the grading permit will be issued concurrently with the building permit. The grading
permit is for work outside the building footprint(s). A separate building permit, issued by
the Building Department on E. Main Street is needed for grading within the building
footprint.
37. DRIVEWAY: The driveway conforms to existing pavement on Bella Vista Avenue shall be
constructed such that the existing drainage patterns will not be obstructed .
38. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits,
whichever comes first, the Applicant shall: a} design provisions for surface drainage; and
b) design all necessary storm drain facilities extending to a satisfactory point of disposal
for the proper control and disposal of storm runoff; and c) provide a recorded copy of any
required easements to the Town.
39. TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or
building permit, whichever comes first.
40. SURVEYING CONTROLS : Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the
top of retaining wall elevations and locations.
41. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
42. WEST VALLEY SANITATION DISTRICT:
a. All sewer connection and treatment plant capacity fees shall be paid prior to the
recordation of any maps or the issuance of a sewer connection permit, whichever
occurs first. Written confirmation of payment of these fees shall be provided prior to
map recordation.
b. Sanitary sewer laterals are televised by West Valley Sanitation District and approved
by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out
is required for each property at the property line or location specify by the Town.
43. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The
reports shall be signed and 11wet stamped 11 by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
44. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the applicant's soils engineer prior to placement of concrete
and/or backfill so they can verify that the actual conditions are as anticipated in the
design-level geotechnical report, and recommend appropriate changes in the
recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built" letter/report prepared by
the applicants' soils engineer and submitted to the Town before final release of any
occupancy permit is granted.
45. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnical & Geologic Investigation on Proposed
Two Custom Homes, 360 Bella Vista Avenue, Los Gatos, California by T. Makdissy
Consulting, Inc., dated July 2, 2015, and any subsequently required report or addendum.
Subsequent reports or addendum are subject to peer review by the Town's consultant
and costs shall be borne by the applicant.
46. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit.
47. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015{b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
48. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to
issuance of a building permit. The estimated fee per the current Town Fee Schedule is
$16,560.00. This fee is based on 120 LF of curb at $66/LF and 540 square feet of 4.5-foot
wide sidewalk at $16/SF. The fee is subject to change every fiscal year.
49. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but
not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
50. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor's property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
51. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional
share of transportation improvements needed to serve cumulative development within
the Town of Los Gatos. This fee in the amount of $8,587.04 shall be paid before issuance
of a building permit. The final traffic impact mitigation fee for this project shall be
calculated from the final plans using the current fee schedule and rate schedule in effect
at the time the building permit is issued, using a comparison between the existing and
proposed uses.
52. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle
weight exceeding ten thousand {10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
53. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the developer shall work with the Town Building and
Engineering Department Engineering Inspectors to devise a traffic control plan to ensure
safe and efficient traffic flow under periods when soil is hauled on or off the project site.
This may include, but is not limited to provisions for the Developer/Owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. All trucks transporting materials to and from
the site shall be covered.
54. CONSTRUCTION HOURS: All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m .,
weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize,
on a case-by-case basis, alternate construction hours. The Applicant/Subdivider shall
provide written notice twenty-four (24) hours in advance of modified construction hours.
Approval of this request is at discretion of the Town.
55. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five {25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close
to twenty-five (25) feet from the device as possible. The noise level at any point outside
ofthe property plane shall not exceed eighty-five {85) dBA.
56. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the earth movement plan, project
schedule, site security fencing, employee parking, construction staging area, materials
storage area, concrete washout, and proposed outhouse location(s).
57. WVSD {West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used. A
Sanitary Sewer Clean-out is required for each property at the property line, or at a
location specified by the Town.
58. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve {12) inches {304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge
through the backwater valve, unless first approved by the Building Official. The Town
shall not incur any liability or responsibility for damage resulting from a sewer overflow
where the property owner or other person has failed to install a backwater valve as
defined in the Uniform Plumbing Code adopted by the Town and maintain such device in
a functional operation condition. Evidence of West Sanitation District's decision on
whether a backwater device is needed shall be provided prior to the issuance of a building
permit.
59. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs {temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to
comply with the construction BMP will result in the issuance of correction notices,
citations, or stop work orders.
60. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum, if infiltration is
feasible.
e. Use landscaping to treat stormwater.
61. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control
measures, to be carried out during construction and before installation of the final
landscaping, shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiber rolls (with locations and details), erosion control blankets,
Town standard seeding specification, filter berms, check dams, retention basins, etc.
Provide erosion control measures as needed to protect downstream water quality during
winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works
Department and the Building Department will conduct periodic NPDES inspections of the
site throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
62 . DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begir. as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the Town, or a minimum of three times
daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and
staging areas at construction sites in order to insure proper control of blowing dust for the
duration of the project. Watering on public streets shall not occur. Streets will be cleaned
by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at
least once a day. Watering associated w ith on-site construction activity shall take place
between the hours of 8 a.m. and 5 p.m . and shall include at least one late-afternoon
watering to minimize the effects of blowing dust. All public streets soiled or littered due
to this construction activity shall be cleaned and swept on a daily basis during the
workweek to the satisfaction of the Town. Demolition or earthwork activities shall be
halted when wind speeds (instantaneous gusts) exceed 25 MPH . All trucks hauling soil,
sand, or other loose debris shall be covered.
63 . CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requ i rements of
the CASQA Stormwater Best Management Practices Handbooks for Construction Activities
and New Development and Redevelopment, the Town's grading and erosion control
ordinance, and other generally accepted engineering practices for erosion control as
required by the Town Engineer when undertaking construction activities.
64. SITE DRAINAGE : Rainwater leaders shall be discharged to splash blocks . No through curb
drains will be allowed. Any storm drain i nlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to
Bay" NPDES required language . On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten {10} feet from the adjacent property line
and/or right of way.
65. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of the Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT washed into
the Town's storm drains.
66. GOOD HOUSEKEEPING : Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The Developer's
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in penalties and/or
the Town performing the required maintenance at the Developer's expense.
67. COVERED TRUCKS: All trucks t ransporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
68. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In all new one-and two-family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet. Exception: A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are
responsible for consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to this department for review and approval prior
to beginning their work.
69. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s).
70. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project.
71. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches {101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign
or means shall be used to identify the structure.
N:\DEV\CONDITIONS\2016\Bella Vista-360-Remand.docx
.Public Hearing Item #10-continoed
MOTION:
VOTE:
Recess at 9:32 p.m.
Motion by Council Member Rob Rennie to adopt the resolution
contained in Attachment 12 with Exhibit A that lists the findings to
grant the approvai and approve the proposed project; and that
Council is making Finding C, an issue or policy over which the
P!anning Commission d!d not have discretion to modify or address,
but which is vested in the Council for modification or decision.
Motion amended: that the applicant should consider lengthening
the left turn pocket on Blossom Hill Road that provides for access
to northbound Union Avenue. Seconded by Council Steve
Leonardis.
Motion passed 3/1. Vice Mayor Marico Sayoc voting no.
Reconvened at 9:41 p.m.
11. Architecture and Site Application S-15-053 and S-15-054. Property Location:
360 Bella Vista Avenue. ApplicanVAppellant: Michael Black. Property Owner:
John Brady. Consider an appeal of the decision of the Planning Commission
denying a request to demolish an existing two-family residence, and construct
two new single-family residences on property zoned R-1 :8. APN 529-22-038.
RESOLUTION 2016-026
Marnie Moseley, Associate Planner, presented the staff report.
Opened Public Comment.
Michael Black, John Brady, and Chris Spaulding, applicant/appellant
-Commented on the project.
Carol Hamilton
-Commented against the project.
Eleanor Leishman
-Commented against the project.
Lee Quintana
-Commented on the project.
Debra Chin
-Encouraged the Council to think about precedence as projects are viewed.
8
Town Council/Parking Authority May 3, 2016
EXHIBIT 4
Public Hearing Item #11 -continued
Michael Black, applicant/appellant
-Addressed comments.
Closed Public Comment.
Council discussed the matter.
MOTION: Motion by Mayor Barbara Spector to adopt a resolution to deny
the appeal and remand the project to the Planning Commission to
reconsider the applications for homes that are smaller and
compatible with the neighborhood. Seconded by Vice Mayor
Marico Sayoc.
VOTE: Motion passed unanimously.
OTHER BUSINESS
There was no other business.
ADJOURNMENT
The meeting adjourned at 10:25 p.m.
Attest:
Isl Shelley Neis, Clerk Administrator
9
Town Council/Parking Authority May 3, 2016
..
RESOLUTION 2016-026
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
DE]\fYING t\.N AP~EA.L OF .'fHE DECISION OF THE PLANNING COMMISSION
DENYING A REQUEST 'l'O DEMOLISH AN EX1STING TWO-FAMILY JJESJDENCE
AND TO CONSTRUCT TWO NEW SIN(>LE;-F.Al\flLY U.SIDENCltS ON PROfERTY
ZONED a .. 1:8 AND REMANDING · THE-MATTER TO THE PLANNING COMMl$SION
FOR FUR.THtR CONSIDERATION
APN; 529-22 .. QlS
ARCWTECTURE AND ~ITE Af PLICATIQNS: S-15-953 AND 054
PROPERTY LOCATION: 360BELLA VISTA AVENUE
APPLICANTIAPPELLAN'r~ MICHAEL BLACK
PRQPERTY OWN,R,; JOHN BRADY
WHEREAS, oir March 9, 20l6, the Planning Coll]lllis~io~ held ii. public hearing and
con.si~ a t'«J;\:l~t ~ d~t>lbn ,fUl ~sting (Wo-nunily residence~ mbdiVide one tot into two
lots, and ro construct two new ~ingle-fiunily.re$iden~ on pr<>p¢rty zoned Jt .. 1 ;8 . the Pl~g
Cotnttli:$$ion am:troved the re.quested subdivisien and denied the Ardliteeture ~d Site
·applications.
WliERJAS, the appe1lant has filed an appeal of the decision of ·the PJaruµ:pg
Commission denying the reque~t _t() demolish~ -~istin$ two-family resjdence and to construct
two new smgle-family residences.
\YBEJ$A$; the •P~llant submitted ~std ·plans on April 8, 2016 reducing the ~
and heisht of the proposed 1'eSi(Jences Md in~ng th.ep~$~ ft<>nt setllacks.
·WHEREAS, this matter cam<' before the ·Town C.Ouncil fur public h~ on M.ay 3,
2016, and was regula;rly noticed in CQ1dbrrn.,.ce with Stat,e and ·to.Wn law~
WHEREAS, ToWli Council received testimony and docume11tary ~denee iT<>m the
appellant and all intere8ted. pe1'$ons who wish~ to testify or submit docume.nts . Town Council
considered all testim.ony and materials ·submitted, including the record of 'fue Planning
Commission proceedings and the packet of material contained in the Council Agenda Report for
EXHIBIT 5
their meeting on May 3, 2016, along with any and a)l subsequent reports and materials prepared
concerning these applications.
NOW, THEREFORE, BE IT RESOLVED:
1. The appeal of the decision of the Planning Commission denying a request to
demolish ~ e~isting two-family residence and to construct two new single-fantHy residences on
property zoned R-1 :8 is denied and the applic~tions are reinanded to th.e Planning Commission
for further consideration of homes that ate smaller ·and compatible with the neighborhood.
2. The <le¢i$ic>JJ. does not CQnstitµte a fin~ administrative decision a.nd the
applications will be returned to Planning Commissi<m for furth.er considention.
PASSED AND ADOPTED at a re$,Ular m~ng of the Town Council of the Town of
Los Oat9s held on the 3n1 (iay of May~ 2QI6t by th~ f~llowmg vQt~:
A YES: S~e L«inar4is, Rob Rennie, Maric.O Sayoc, Mayor Barbara Spector
NAYS: None
ABSENT: Marcia Jensen
ABSTAIN: None
ATTEST:
~·i\olJ)
. CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS , CALIFORNIA
DATE: 6/l.JJL_f(p __
2of2
Resolution 2016-026 May 3, 2016
P B ID
. .
PENINSULA BUILDERS 6 DEVELOPMENT
360 BELLA VISTA A VENUE, LOS GATOS
Letter of Justification
Town of Los Gatos
Planning Department
110 E. Main Street
Los Gatos, CA 95030
Dear St.aft:
'We are pleased to present this Letter of Justification along with our revised plans. In response to
guidance from Staff, Planning Commission and Town Council, we have modified our proposed
project to ·achieve compattbility with the neighborhood.
The property at 360 Bella Vista Avenue currently consists of three structures that were built in 1941.
These three structures are on a large 22,000 square foot flat lot that recently has been approved by
Plannfog Commission to be subdivided. The subdivision has created two oversized 11,000 square
foot parcels in a smaller R-1-8 zoned neighborhood.
We (Michael Black and John Brady) are proposing the new construction of a single family house on
each lot. We purcha.sed this property because we were attracted to the unique and desirable features
of the Bella Vista neighborhood including the unobstructed views across the street. This ·eclectic
neighborhood consists of a variety of lot sizes, single and two story homes, stucco and wood siding,
as well as larger and smaller .size homes. The broad range of_ archi~ctural styles include bungalow,
cottage, craftsman, ranch, and shingle. These homes have a variety of exterior colors to complement
the diverse neighborhood landscape. These aesthetic aspects combined with quiet streets, walkability
to local schools and proximity to downtown have made the Bella Vii;ta neighborhood an ideal
location for John's family and our other future homeowner to reside.
On May 311
\ Town Council remanded our Architecture and Site Application back to Planning
Commission for ,further consideration. As discussed at the meetiag, there were concerns regarding
neighbothood compatibility and more specifically, the size, mass and scale of the proposed houses
when coinpared to houses in the immediate area. We have since focused our uchitectural .revisions
on creating compatibility between our new homes and the existing neighbothood. Further, we are
well within all the Town Residential Guidelines.
Based on the recommendations made by Staff, Planning Cotnmission and Town Council, we have
moc\ified our project accordingly. Below is a summary of our revisions for each house as well as
attached is a. colored streetscape of our proposed homes ("Exhibit A").
Lot 1 is a two-story, shingle sided house that focuses on a symmetrical front elevation. This front
elevation has an inviting front porch and subtle master bedroom balcony that has beautiful views of
I EXHIBIT 6
PBD
PENINSULA BUILDERS a DEVELOPMENT
the Los Gatos Mountains. We have increased the front setback by 14 feet for a total front setback of
40 feet (25 feet · is required per zoning) ("Exhibit B"). This additional front setback will help
preserve the beautiful oak tree in the front yard, reduce the scale and massing of the house, and will
maintain the hillside view requested by our neighbor. The driveway is located on the north .side of
the property to create additional separation from our neighbors' home. We have reduced the size of
the house from 3,322 square feet to 2,960 square fee~ an 11 % reduction. The majority of the 364
square feet has been removed from the 2ru1 story which has increased the second story setbacks
around the entire house and results in a reduced mass of the home. The overall height of the home
has been reduced by 3' 9" by lowering the interior ceiling heights as well as the finished floor
elevation ("Exhibit .B"). The shingle siding design is a fitting complement to the diverse
neighborhood.
Lot 2 is a two-story classic farmhouse design with a combination of white vertical board & batt
siding along with horizontal siding on the second story. The spacious front porch with traditional
black framed windows provides a soothing ambience from the street. The driveway was placed on
the south side of the property to preserve ~e dominant oak trees and create a buffer between our
neighbor to the south. The attached garage is set far enough back from the street that it has the
appearance of a detached garage. We have reduced the size of the house from 3,266 square feet to
2,954 square feet, a 10% reduction. This 312 square foot reduction results in a compatible size home
for the neighborhood. We have increased the front setback by 9 feet for a total front setback of 35
feet (25 feet is required per zoning) ("Exhibit C"). The overall height of the house has been
reduced by 2 feet. The combination of inereased front setback, a ret;luction in heigh~ along with the
dominant oak tree coverage, creates a subtle presence for our new home. 1his distinct farmhouse
design offers a pleasing balance of an "older'' look, alon,g with new materials to complement the
broad variety of home designs in the neighborhood.
Our proposed homes are compatible with the qeighborhood and are justified bdow:
1. Neighbors: With our significant architectural and site revisions, we have removed any
neighborhood opposition towards our project. Carol Hamilton, our neighbor located directly
to the north at 368 Bella Vista Avenue, has submitted an email showing support for our
project. We have also met with five of ()ut immediate neighbors to discuss the project in
depth. All five have signed our ''Neighbor Awareness Form" in support of our most recent
design ("Exhibit D").
2. Two Story Homes: Our immediate Bella Vista Neighborhood consists of 15 homes. Six of
these homes are single story and were all built between 1924-1959. The other nine homes are
two story structures. All of these two story homes are either newly built or permitted
additions after 1980. There is a clear trend that shows two story homes are consistent with
our neighborhood.
The following Neighborhood Analysis table reflects the nutnber of stories of each home.
2
P BD
PENINSULA BUILDERS 6: DE VE LOPME N T
ADDRESS Stories AJ?e Addition
406 Bella Vista Avenue 2 1988 -
403 Bella Vi.Sta Avenue 2 1981 -
402 Bella Vista Avenue 1 1924 -
400 Bella Vtsta Avenue 2 1989 -
380 Bella Vista Avenue 2 -1980
385 Bella Vista Avenue 2 -2005
374 Bella Vista Avenue 1 1926 -
368 Bella Vista Avenue 1 1952 -
354 Bella Vista Avenue 1 1947 -
350 Bella Vista Avenue 1 1930 -
346 Bella Vista Avenue 2 2005
333 Bella Vista Avenue 1 1959
323 Templeton Lane 2 2011
329 Templeton Lane 2 2011
336 Templeton Lane 2 2011
3. Square Feet: Our 11,000 square foot lots are two of the largest parcels in the neighborhood.
Xh.e Town guideline calculates a 0.30 FAR or an allowable 3,322 square feet per house. We
have .reduced the square footage of our homes to 2,960 and 2,954 square feet respectively, to
achieve compatibility with the neighborhood.
The following Neighbot;liood Analysis table reflects the square footage, lot size and FAR ·of
each house.
ADDRESS House Lot S.i%e FAR
406 Bella Vista Avenue 3,850 20,473 0.19
403 Bella Vista Avenue 2,962 13,000 0.23 .
402 Bella Vista Avenue 1,511 8,855 0.17
400 Bella Vista Avenue 2,44:6 7,139 0.34
380 Bella Vista Avenue 2,040 7,552 0.27
385 Bella Vista A venue 3,016 9,150 0.33
374 Bdla Vista Avenue 1,128 5,782 0.20
368 Bella Vista Avenue 1,170 7,500 0.16
360 Bella V ista Avenue {Lot 1} 2,960 11,000 0.27
..
3§0 Bella Vista Avenue rr.ot 2) 2,954 11,000 0.27
354 Bella Vista A venue 2 ,274 8,510 0.27
350 Bella Vista Avenue 1,842 14,659 . 0.13
346 Bella Vista Avenue 2,733 9,347 0.29
333 Bella Vista Avenue 650 5,612 0.12
3
I
PBD
PENINSULA BUILDERS a D E VELOPMEN T
323 Templeton Lane 2,885 4,792 0.60
329 Templeton Lane 2,910 4,562 0.64
336 Templeton Lane 2,905 5,965 0.49
4. Landscape: We have made significant efforts to preseJ:Ve five prominent, front yard oak
trees on the property. These mature specimens not only create a storybook ambience
amongst the new homes but they conceal much of the houses frotn the street while creating
a buffer along our southern property line. We also provide tree screening along our northern
property line to fulfill our neighbor's request. ·
5. Bella Vista Court: One block down is the entrance to Bella Vista Court, the seven lot
subdivision that was built in 1988. All seven homes are two story and average 2,500 square
feet on 7, 700 square foot lots. The FAR for these neighborhood homes are 0.32 which is far
greater th.an our proposed 0.27 FAR.
6. Templeton Lane: Our immediate neighbors to the east are a part of the Bluebird
subdivision. The three homes that immediately adjoin our property range from 2,885-2,?10
square feet and are situated on 5,000 square foot lots. Though our proposed homes are close
in square footage, our 11,000 square foot lots are tWice as large.
7. 222 & 224 Bella Vista Avenue: The most recent approved Architecture & Site Application
for new homes on our street was in August of 2014. Design Review Committee approved
both two-story homes at 3,116-square feet and 3,104 square feet on 10,000 square foot lots.
Consistent with other nearby neighborhoods, our neighborhood is trending towards newer,
larger, two story homes.
Finally, please note that our proposed designs for both homes' are well within the Town Residential
Design Guidelines. ':fhese homes are exceptionally well designed and are well suited for the 11 ,000
square foot lots. We are pleased that our neighbors feel our hotnes are compatible with the
surrounding homes and agree that our homes will make great additions to the diverse neighborhood.
Regards,
Michael Black and John Brady
4
----
FROM '11IE OFFICE OF
CHRIS SPAULDING
ARCIIlTECT
801 C.AMBLlA STREET, SUITE E
BERKELEY CA 94710
(N) J'R0f'05ED HOU5E.
LOCATION !lflNG l'USHED
BACK BY 1"4'-0'
40-0' FRONT SmACK
ILLUSTRATION OF CHANGES
360 BELLA VISTA A VENUE
LOS GATOS o CALIFORNIA
EDGE: OF
PAVEMENT
(N) PROPOSED HOUSE HA5
6EEN LOW'ERfD 6Y 2'-0' --------....,
·'· L--1 I ----, I
_,,J i=i-~~c:>.~~ouruNE
FROM THE OFFICE OF
CHRIS SPAULDING
ARCHITECT
801 CAMELIA S1REET, SUITEE
BERKELEY CA 94710
m
l ON ORIGINAL SUBMITTAL
t__
(N) PROPOSED
HOUSE LOCATION
HA5 BEEN PUSHED
BACK 6Y 9'-0'
35'-0' FR.ONT SETBACK
'l.
ILLUSTRATION OF CHANGES
360 BELLA VISTA A VENUE
LOS GATOS D CALIFORNIA
PBD
PENINSULA 8U!LDERS 6. DEVELOPMENT
388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 •Fax (408) 354-7-1-15
360 BELLA VISTA AVENlJE~, I.OS GATOS
Neighbor Awareness Form
To: Homeowners near 360 Bella Vista Avenue:
I/We the neighbors of the proposed project at360 BELLA VISTA AVENUE. LOS GATOS have
reviewed the proposed residential single family houses as shown on the architectural design plan sheets
(Site Piao. & Elevations) that are dated JANUARY 7'h, 2016. Lot 1 consists of a 3,322 square foot, two-
story house on an 11,001 square foot lot. Lot 2 consists of 3,265 square foot, two-story house and 1,472
square foot basetnent on an 11,001 square foot lot.
I/We state herewith that we understand the plans described above and:
EXHIBIT 'l
PENINSULA BUILDERS 6. DEVELOPMENT
388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 •Fax (408) 354-7415
360 BELLA VISTA A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners near 360 BeDa Vista Avenue:
I/We the neighbors of the proposed project at 360 BELLA VISTA AVENUE, LOS GATOS have
.reviewed the tcviset/ .residential single family houses as shown on the architectural design plan sheets (Site
Plan & Elevations) that are dated JULY 12, 2016. Lot 1 consists of a 2,960 square foot, two-story house
on an 11,001 square foot lot. Lot 2 consists of 2,954 square foot, two-story house and 1,442 square foot
basement on an 11,001 square foot lot.
I/We state herewith that we understand the plans described above and:
<>«Support 'Ibis Project
( ) Have the following concerns with the project:
I/We live at 3st) ~ ~
-=:s~~
Sigll~~
z.o '""" ( ~?.::.
Date
P 1 B /D
PENINSULA BUILDERS 6: DEVELOPMENT
388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 •Fax (408) 354-7415
360 BELLA VISTA A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners near 360 Bella Wsta Avenue:
I/We the neighbors of the proposed project at 360 BELLA VISTA A VENUE, LOS GATOS have
reviewed the revised residential single family houses as shown on the architectural design plan sheets (Site
Plan & Elevations) that are dated JULY 12. 2016. Lot 1 consists of a 2,960 square foot, two-story house
on an 11,001 square foot lot. Lot 2 consists of2,954 square foot, two-story house and 1,442 square foot
basement on an 11,001 square foot lot.
I /We state herewith that we understand the plans described above and:
r1' Support This Project
( ) Have the following concerns with the project:
Date
PBD
PENINSULA BUILDERS S DEVELOPMENT
388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 •Fax (408) 354-7415
360 BELLA VISTA A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners near 360 Bena Wsta Avenue:
I/We the neighbors of the proposed project at 360 BELLA VISTA AVENUE, LOS GATOS have
reviewed the revised residential single family houses as shown on the architectural desjgn plan sheets (Site
Plan & Elevations) that are dated JULY 12. 2016. Lot 1 consists of a 2,960 square foot, two-story house
on an 11,001 square foot lot. Lot 2 consists of 2,954 square foot, two-story house and 1,442 square foot
basement on an 11,001 square foot lot.
I/We state herewith that we understand the plans described above and:
(J) Support 1his Project
( ) Have the following concerns with the project:
I/We live at: __ 4 ....... 0_~ __ B_e_J/._A.. __ (/_1'5,_f_tt __ A_v_eYl_v_e ____________ _
Signature
AtJj u.s-t' 151 2o I~
Date
Michael Black
From:
Sent:
To:
Cc:
Subject
To Joel Paulson,
Carol Hamilton <cleahamilton@gmail.com>
Thursday,·September 8, 2016 10:03 AM
Michael Black
Joel Paulson
Re : 360 Bella Vista
I met with Michael Black on August 17, 2016 to go over the new plans for 360 Bella Vista Avenue In Los Gatos Ca .
I will not appose or object to the new plans as long as the new building and landscaping give me privacy from my
southern kitchen window and still allow me the view of the hills to the south.
Sincerely,
Carol Hamilton
368 Bella Vista Avenue
Los Gatos, ca. 95032
Cleahamilton@gmail.com
Sent from my iPad
> On Sep 8, 2016, at 9:45 AM, Michael Black <michael@peninsulabulldersinc.com> wrote:
>
>Hi Carol,
>Thanks for the call. Joel is included in this email so feel free to "Reply All" to this email.
>Thanks,
>Michael
>
> 408·219-4421
>
> Sent from my !Phone
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