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Item 3 - Addendum with Exhibit 13.14341 Browns Lane PREPARED BY: Suray Nathan Assistant Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 03/26/2025 ITEM NO: 3 ADDENDUM DATE: March 21, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family Residence and Construct a New Single-Family Residence on Property Zoned R-1:8. Located at 14341 Browns Lane. APN 409-14-035. Architecture and Site Application S-24-017. Categorically Exempt Pursuant to CEQA Guidelines Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Roberto E. Flamenco. Applicant: Gordon Wong. Project Planner: Suray Nathan. REMARKS: Exhibit 13 includes additional public comments received between 11:01 am, Friday, March 21, 2025, and 11:00 am, Tuesday, March 25, 2025. EXHIBITS: Exhibits previously received with the March 21, 2025, Staff Report: 1. Location Map 2. Required Findings 3. Recommended Conditions of Approval 4. Project Description 5. Letter of Justification 6. Materials and Color Board 7. Consulting Architect’s Report, dated June 11, 2024 8. Consulting Architect's Report, dated October 28, 2024 9. Applicant’s Response to the Consulting Architect's Report, dated February 20, 2025 10. Consulting Arborist’s Report, dated July 17, 2024 11. Summary of Applicant’s Neighborhood Outreach 12. Development Plans PAGE 2 OF 2 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 Exhibits provided with this Addendum report: 13. Public comments received between 11:01 am, Friday, March 21, 2025, and 11:00 am, Tuesday, March 25, 2025 From: noreply@civicplus.com <noreply@civicplus.com> Sent: Friday, March 21, 2025 2:35 PM To: Planning <Planning@losgatosca.gov> Subject: Online Form Submission #15719 for Community Development Contact Form [EXTERNAL SENDER] Community Development Contact Form First Name Will Last Name Maynard Email Address (Required) Phone Number Tell Us About Your Inquiry (Required) Comment Regarding A Planning Project Address/APN you are inquiring About (Required) 14341 Browns Ln. / 409-14-035 Message (Required) Please find my comments about the proposed construction attached. The proposed plans threaten the privacy of my family in an unacceptable manner and do not adhere to the residential design guidelines. The town should reject this proposal until it more closely aligns with the guidelines. Add An Attachment if applicable 2025.03.21 - Maynard - Opposition to 14341 Browns Ln. Construction.pdf Email not displaying correctly? View it in your browser. EXHIBIT 13 This Page Intentionally Left Blank Opposition to Architecture and Site Application S-24-017 for the Property Located at: 14341 Browns Ln., Los Gatos, CA 95032 Will Maynard, neighbor sharing the western fenceline at . To the members of the Los Gatos Planning Commission, My name is Will Maynard. I am a lifelong resident of Los Gatos; my father moved into . in 1992. He purchased the adjoining property of . in 1995, where I currently reside with my wife. Since then, we have not had a fence separating these two properties, combining the yard for our family’s exclusive use. While I have only lived in the Rinconada house for 10 years, I have used my yard extensively for 30. While it is true that my house is a fair distance away from the proposed construction, a vast majority of our time spent in the yard is in the area immediately adjacent to the fence line shared with this project. Whether the activity is gardening, swimming, or entertaining guests on the pool’s patio area, the area of our yard nearest Browns Ln. is by far the most used. I’m writing to express my complete opposition to the proposed project at 14341 Browns Ln. The architects of the project write in their justification letter that they “[have] taken all the necessary steps to comply with the Town Residential Design Guidelines.” This is simply false. I want to start with some facts: 1. This will be the second largest house in the immediate neighborhood. 2. It will also be the second tallest house in the immediate neighborhood. 3. It will be several orders of magnitude larger than many nearby homes. 4. It will cast shade on my property with a negative impact on my garden. 5. Gkw Architects originally proposed 50’ trees to mitigate privacy concerns, but this would worsen the shading problem. 6. When the project was first proposed in 2024, it did not contain a balcony that could see into our yard. 7. Gkw Architects recently added a balcony to the plans that “lands in the line of sight between the two existing trees.” 8. Someone standing on the balcony would be able to see the ground 17 feet beyond our fence. This leaves a vast majority of our yard exposed; our pool, patio, lawn areas, and most of our garden will be visible. 9. Gkw Architects updated the rear windows to frosted glass as a concession to our privacy, but the windows are still operable, meaning we have no privacy when they are open. 10. For 30 years, we have never had an immediate neighbor with a direct view into our yard. The residential guidelines are very clear regarding what architects should and should not do when designing new construction. Being a two-story structure, this project will eclipse smaller homes in the vicinity. Relevant text from the Guidelines: 2.3.1. FORM AND MASS If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. 2.3.2. Avoid structures with height and bulk at the front and side setback lines which are significantly greater than those of adjacent homes Given the height of this structure, there is simply no way to make this house blend with other, smaller homes in the area. This is a gargantuan house. The recently-constructed home at 17291 Wedgewood Ave. is further proof of this – these oversized buildings eclipse nearby houses, not blend with them. Until recently, the homes in our neighborhood were dominantly single story homes. But, even if we’re a “transitioning neighborhood”, the height of this structure is uncalled for. Further, the site has a sufficient lot size for a large single-story home as well as a connected ADU and garage. Even adhering to setbacks, by my own calculations, someone intent on maximizing single-story square footage could still eke out a 3750 SF footprint. While this would come at a cost of yard space, it is more than enough to accommodate a wonderful home. Even conserving the existing square footage of their plans for an ADU (385 SF) and garage (507 SF), this would allow for 2858 SF for the primary house as a one-story structure. That’s even larger than both of their floor plans for the primary house combined. While this would bring the total area close to the maximum FAR, it still wouldn’t exceed it. This project doesn’t need to be a two-story house, but some yard space would be sacrificed to achieve this. The project as designed will severely impact the privacy of my family. Relevant text from the Guidelines: 3.11 PRIVACY AND SOLAR ACCESS 3.11.2 Minimize privacy intrusions on adjacent residences ● Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. ● Where possible, second floor windows that might intrude on adjacent property privacy should have sill heights above eye level or have frosted or textured glass to reduce visual exposure. ● Avoid placing windows in locations that would look into adjacent neighbors’ windows or active private yard spaces ● Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors. Windows were not placed to minimize views into our yard. These windows have a direct view over the fence. It’s true that Gkw Architects updated their plans to include decorative glass for these windows, but they are still operable – this means that if someone opens them, any privacy we would otherwise get from the obscured glass is not guaranteed. Far worse than the windows, however, is the balcony. We only recently found out about the balcony in our email exchange with the architects and it caught us by surprise. When I provided my initial and researched feedback on May 2nd, 2024, this balcony was not a feature of the house. It’s my understanding that this balcony was included in the same revision of the project as the frosted windows. By their own admission, the balcony is positioned “in the line of sight between the two existing trees.” Someone with an eye level of 5’6” standing on the balcony will be able to see the ground 17’ past our fence line – and everything else beyond. This leaves practically all of our yard exposed. As a visual aid, this is a photo of my yard facing the Browns Ln. house. The box represents the balcony, though it isn’t to scale. The horizontal line represents the point at which the ground is viewable from the balcony. This line represents 17’ from the fence. Everything beyond this line is viewable. This includes the majority of our garden, our patio, our pool, and our lawn – all the areas we use on a nearly daily basis – and is a straight shot all the way back to my house. This balcony is an unacceptable threat to our privacy, and the residential design guidelines are very explicit: “Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors.” Even accounting for the balcony’s distance from the fence line and a solid railing, it provides a very clear view into our yard. The addition of the balcony is an egregious violation of the residential guidelines and must be rejected. Landscaping is not an appropriate mitigation measure for our privacy concerns. Relevant text from the Guidelines: 3.11 PRIVACY AND SOLAR ACCESS 3.11.1 Minimize shadow impacts on adjacent properties ● Locate structures to minimize blocking sun access to living spaces and actively used outdoor areas on adjacent homes 3.11.2 Minimize privacy intrusions on adjacent residences ● Landscaping may be used to mitigate privacy concerns so long as the landscaping does not deny solar access to living spaces and actively used yard areas of neighboring homes The height of the proposed structure will already cast more shade on our garden in the early morning. Gkw Architects originally suggested installing 50’ trees to mitigate the privacy concerns my family has. 50’ trees against the fenceline would be devastating for the garden we’ve kept for 30 years, and the shading would be significantly worse during summer months when it is most needed. Per the residential design guidelines, this is a case where landscaping to mitigate privacy concerns is inappropriate. Consequently, to protect our privacy, we need to refer back to the guidelines: windows should have sill heights above eye level and a balcony should not exist. This project should be rejected until it more closely aligns with the Residential Design Guidelines. I’m aware that the town has previously referred to this neighborhood as a “transitioning neighborhood”. That may mean the town is more likely to approve two-story homes in my area, but the site is more than large enough to accommodate a single-story home of equivalent size by square footage. A single story house is by far the most elegant solution here as it wouldn’t shade our garden, intrude on my family’s privacy, nor eclipse all nearby homes with its imposing height. However, even if it is to remain a two-story design, we can’t allow a project like this to continue until the privacy concerns are resolved. The windows facing my yard should have sill heights above eye level, as per the Guidelines – obscured glass is insufficient. Above all else, the balcony absolutely must be removed. If Gkw Architects and Mr. Flamenco insist on including a balcony, I’d like to highlight that there are many homes in the vicinity that feature a street-facing balcony rather than a rear-facing one. The Guidelines very explicitly state that second floor balconies should not be used when they intrude on our privacy. It doesn’t get any clearer. As I mentioned in the beginning of this letter, my wife and I are not the only neighbors affected by this construction. We share the yard with my father, living in the adjoining property of 17323 Wedgewood Ave. – this loss of privacy impacts both of our households equally as our yards are connected. For my entire life, we have enjoyed complete privacy in our yard. Los Gatos has long valued privacy in our homes and our yards and I ask that we continue to honor it. Thank you for your time and consideration. Sincerely, Will Maynard Additional References Size comparison to nearby homes This table shows just how much larger the proposed project is compared to the single story homes in the immediate vicinity. The percentages here speak for themselves regarding just how large this house is. Height: 28.5’ Total square footage, primary house only: 2580 SF Address Height Height Increase Square Footage SF % Increase (Primary House Only) 14330 Browns 17 67.65 % 2487 3.74 % 14331 Browns 14 103.57 % 964 167.63 % 14340 Browns 15 90 % 748 244.92 % 14341 Browns (Existing Structure) 17 67.65 % 832 311.10 % 17275 Wedgewood 14.5 96.55 % 578 346.37 % Viewable distance into the yard of 14344 La Rinconada Dr. from various points on the second floor These are the values I calculated to see how far someone would be able to see into our yard. I did my best to calculate the distance from the fence line per the posted designs. The balcony’s railing distance is explicitly stated on page 5 of the project plans. Location Distance from fence line Angle to Top of Fence Distance to Unobscured View Distance Obscured by the fence into the yard of 14344 La Rinconada Bedroom 1 22' 8.5" 63.98422782 35' 0.019" 12' 3.519" Bathroom 2 26' 3.5" 67.141994 40' 6.297" 14' 2.797" Master Bedroom 26' 3.5" 67.141994 40' 6.297" 14' 2.797" Balcony Railing 31' 2" 70.42385192 48' 0.466" 16' 10.466" Additional image highlighting the privacy impact on our yard This is another visualization of what 17’ of distance from our fence line looks like. Someone on the second floor of the house will be able to see the ground 17’ from the fence line. The garden, pool, and patio around the pool are by far our most used areas of the yard, and they are in plain view of the balcony and second story windows. They will be able to see everything that happens in our yard. Nearby homes with street-facing balconies ● 17251 Wedgewood Ave. ● 17267 Wedgewood Ave. ● 17501 Wedgewood Ave. ● 17611 Wedgewood Ave. ● 17701 Wedgewood Ave.