Item 1 - Staff Report with Exhibits - 34-36 Ashlerow F
TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: August 14, 2013
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PREPARED BY: Jennifer L. Savage, Associate Planner
jsavageklos at gov
APPLICATION NO: Architecture and Site Application S-13-052
ITEM NO: 1
LOCATION: 34 & 36 Ashler Avenue (north side of Ashler Avenue, between
San Benito and N. Santa Cruz Avenues)
APPLICANT/
CONTACT PERSON: Wade Construction
PROPERTY OWNER: Mark & Melissa Ronaldson
APPLICATION SUMMARY: Requesting approval to eliminate an interior second dwelling unit
in an existing single-family residence on property zoned R-11).
APN 410-14-044.
RECOMMENDATION:
PROJECT DATA:
DEEMED COMPLETE: June 28, 2013
FINAL DATE TO TAKE ACTION: December 28, 2013
Approval, subject to conditions.
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards:
Parcel Size:
Surrounding Area:
Medium Density Residential,
5-12 dwelling units per acre
R-11) — Single Family
Residential Downtown
General Plan
5,979 square feet
Existing Land Use General Plan Zoning
North Single Family Residential Medium Density Residential R-11)
East Single Family Residential Medium Density Residential R-11)
South Single Family Residential Medium Density Residential R-11)
West I Single Family Residential I Medium Density Residential I R-ID
CEQA: The project is Categorically Exempt according to Section 15303
of the State Environmental Guidelines as adopted by the Town
because the project consists of the conversion of a two-family
residence to a single-family dwelling.
Planning Commission Staff Report - Page 2
34 & 36 Ashler Avenue/S-13-052
August 14, 2013
FINDINGS: As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
As required by Section 29.10.330 of the Town Code for
elimination of existing second units.
As required by Section 29.10.09030 of the Town Code for
demolition.
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
ACTION: The decision of the Planning Commission is final unless
appealed within ten days.
EXHIBITS: 1. Location Map
2. Findings and Considerations
3. Recommended Conditions of Approval
4. Project Description and Letter of Justification (two pages),
received June 12, 2013
5. Development Plans (four pages), received June 27, 2013
BACKGROUND:
The property currently contains a single-family residence with an interior second dwelling unit,
and a detached garage. The interior second dwelling unit was legalized in 1986. The current
property owners have no intention of using the interior second dwelling unit as a second unit in
the future. Staff does not have any information regarding the last time this unit was used as a
rental.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site is located on the north side of Ashler Avenue, between San Benito and N.
Santa Cruz Avenues (Exhibit 1). The property is surrounded by residential uses.
B. Project Summary
The applicant is requesting to eliminate the interior second dwelling unit use on the subject
property. The property owners provided a description of the project and justification for
their request (Exhibit 4). Development plans are included as Exhibit 5.
Planning Commission Staff Report - Page 3
34 & 36 Ashler Avenue/S-13-052
August 14, 2013
C. Zoning Compliance
The zoning code allows the elimination of a second dwelling unit subject to the approval of
an Architecture and Site application.
ANALYSIS:
A. Scope of Work
Exterior modifications would consist of removal and addition of windows and doors on the
left, right, and rear elevations. No modifications are proposed for the front elevation and
no additional square footage is proposed.
First floor interior modifications would include eliminating the bedrooms, relocating the
family room, and creating a dining and living room. The second floor kitchen and family
room would be eliminated and two bedrooms would be created. The interior modifications
would result in the same number of bedrooms that exist today.
B. Second Dwelling Units — Approvals and Demolitions
Since 2001, the Community Development Department has approved a total of 28
applications for second dwelling units (new units) whereas only seven second dwelling
units were approved for demolition (four interior units and three detached units). The last
approved removal of a second dwelling unit occurred in July 2013. The subject request
would not have a negative impact on the Town's housing stock since the number of
approved applications for new second dwelling units exceeds the number of approvals to
demolish second dwelling units.
C. Applicant's Justification
Section 29.10.330 of the Town Code requires the deciding body to make five findings to
approve the elimination of a second dwelling unit. The first required finding is that the
proposed elimination is consistent with the Town's Housing Element of the General Plan.
The four remaining findings are required by Section 29.10.09030(e) for demolition. In the
justification letter (Exhibit 4), the applicant provides reasons the deciding body can make
the required findings in that:
The current owner would not use the second dwelling unit as a second dwelling
unit;
The structure will be maintained and improved;
The current owner does not wish to maintain the second dwelling unit for personal
living needs;
The economic utility would increase if the request is granted.
Planning Commission Staff Report - Page 4
34 & 36 Ashler Avenue/5-13-052
August 14, 2013
If the unit were to remain, the existing property owner has stated that they would not use
the structure as a second dwelling unit. It is unknown whether the previous owner used the
unit as a second dwelling unit. Additionally, the applicant's justification includes that:
Town Code limits interior second dwelling units to 750 square feet in size and the
existing second unit is 1,100 square feet.
Town Code requires three off-street parking spaces (two for the single-family
dwelling plus one for an interior second unit) and the property has two parking
spaces.
Refer to Exhibit 4 for full description of the applicant's justification.
Staff comment: The applicant's justification regarding square footage and parking is based
on a new second unit, not an existing second unit. Existing second units do have square
footage limitations and are not required to meet any parking requirement. Existing second
units are grandfathered to whatever parking is available for the unit, which in many
instances, is none. In addition, it should be noted that Town Code would require one
parking space for new attached second dwelling units.
D. General Plan
In order to eliminate an approved second dwelling unit, the deciding body must make the
finding that the removal of the housing unit is consistent with the Housing Element of the
Town's General Plan. The applicable goals and policies of the Council approved Housing
Element, are listed below:
Policy HOU-3.1 Encourage the maintenance and improvement of existing housing
units.
Policy HOU-3.2 Support the preservation and conservation of existing housing units
that provide affordable housing opportunities for Town residents and workers.
E. Environmental Review
The project is Categorically Exempt according to Section 15303 of CEQA as adopted by
the Town, which exempts the conversion of a two-family residence to a single-family
dwelling.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
Planning Commission Staff Report - Page 5
34 & 36 Ashler Avenue/S-13-052
August 14, 2013
SUMMARY AND RECOMMENDATION:
A. Summary
Although the applicant is requesting to eliminate a housing unit from the Town's housing
stock, the Town currently approves new applications for second dwelling units
ministerially, thus allowing property owners to create second dwelling units in other parts
of Town as long as they meet current Town Codes. The elimination of the subject second
unit would not have a detrimental impact on the Town's housing stock given that the
number of applications for new units exceeds the number of applications to demolish
second dwelling units. Also, the elimination of the second dwelling unit would not
diminish the Town's housing stock since the existing owner will not use the unit as a
second dwelling unit.
B. Recommendation
Staff recommends approval of the request based on the summary above and subject to the
recommended conditions of approval. If the Commission concurs with staffs
recommendation, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.10.330 of the Town Code for
the elimination of a second dwelling unit without replacement (Exhibit 2); and
3. Make the required findings as required by Section 29.10.09030(e) of the Town
Code for the elimination of an existing second unit (Exhibit 2); and
4. 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
5. Approve Architecture & Site Application S-13-052 with conditions contained in
Exhibit 3.
If the Commission has concerns with the proposed use, it can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
t -aLld ,-- Q 'r-aaQ- —
P pared bp
Jennifer L. Savage, AICP
Associate Planner
C-Aan L
O
Approved y:
Sandy L. BAWy, AICP
Director of Community Development
Planning Commission Staff Report - Page 6
34 & 36 Ashler Avenue/S-13-052
August 14, 2013
SLB:JS:cgt
cc: Wade Construction, 17710 Bruce Avenue, Monte Sereno, CA 95030
Mark & Melissa Ronaldson, 34 Ashler Avenue, Los Gatos, CA 95032
NADEV\PC REPORTS\2013\Ashler34-36.docx
34 & 36 Ashler.Avenue
EXHIBIT 1
PLANNING COMMISSION —August 14, 2013
REQUIRED FINDINGS FOR:
34 & 36 Ashler Avenue
Architecture and Site Application 5-13-052
Requesting approval to eliminate an interior second dwelling unit in an existing single-
family residence on property zoned R-11). APN 410-14-044.
PROPERTY OWNER: Mark & Melissa Ronaldson
APPLICANT: Wade Construction
FINDINGS
Required finding for CEQA:
The project is Categorically Exempt pursuant to Sections 15303 of the State Environmental
Guidelines as adopted by the Town in that the project consists of the conversion of a two-
family residence to a single-family dwelling.
Required finding for the elimination of a secondary dwelling unit without replacement:
As required by Section 29.10.330 of the Town Code for the elimination of a secondary
dwelling unit, without replacement, the deciding body shall make the finding that the
proposed elimination (without replacement) is consistent with the Town's Housing Element
of the General Plan. In order to eliminate an existing second unit (whether or not it will be
replaced), the deciding body must make the demolition findings pursuant to Section
29.10.09030 and made below.
Required finding for the elimination of an existing second unit:
As required by Section 29.10.09030(e) of the Town Code for the elimination of an existing
secondary dwelling unit:
1. The Town's housing stock would be maintained in that the existing second dwelling
would not contribute to the Town's housing stock as the owner would not use the unit as
a second dwelling unit;
2. Preservation of historically or architecturally significant buildings or structures in that the
existing structure will be preserved.
3. Property owner's desire or capacity to maintain the structure in that the owner does not
want to maintain the structure as it exists.
4. Economic utility of the building or structure in that the owner desires to increase the
economic utility of the structure by maintaining and improving it as a single family
dwelling.
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.
NADEV\FIN DING S\2013\Wsh1er34-36.docx
EXHIBIT 2
PLANNING COMMISSION —August 14, 2013
CONDITIONS OF APPROVAL
34 & 36 Ashler Avenue
Architecture and Site Application S-13-052
Requesting approval to eliminate an interior second dwelling unit in an existing single-
family residence on property zoned R-ID. APN 410-14-044.
PROPERTY OWNER: Mark & Melissa Ronaldson
APPLICANT: Wade Construction
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 listed. Any changes or modifications made to the approved plans shall be
approved by the Director of Community Development, the Development Review
Committee, the Planning Commission, or the Town Council depending on the scope of the
changes.
2. EXPIRATION OF APPROVAL: The Architecture and Site application will expire two
years from the date of approval unless it is used before expiration. Section 29.20.335
defines what constitutes the use of an approval granted under the Zoning Ordinance.
3. 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.
Building Division
4. PERMITS REQUIRED: A building permit shall be required for the demolition of portions
of the existing single family residence and the construction of the new alterations to the
existing single family residence. Separate permits are required for electrical, mechanical,
and plumbing work as necessary.
5. 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.
6. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
7. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue -lined, i.e. directly printed onto a plan sheet.
8. 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
EXHIBIT 3
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
9. 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.
10. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
11. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 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 online at www.losgatosca.gov/building
12. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (2406) 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 San Jose Blue Print for a fee or online at
www.losgatosca.gov/building.
13. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development — Planning Division: Jennifer Savage (408) 399-5702
b. Engineering/Parks & Public Works Department: Maziar Bozorginia (408)395-3460
c. -Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
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.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
14. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job
related dirt and 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 a special permit is issued. 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 Town performing the required
maintenance at the developer's expense.
15. 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 changcs or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer
16. 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), SBC, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Department prior to releasing of any permit.
17. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of developer's ope rations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. 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. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
18. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the
job site at all times during construction.
19. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the
sidewalk 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.
20. 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.
21. 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. 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 of the property plane shall
not exceed eighty-five (85) dBA.
22. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements
of the CASQA Stormwater Best Management Practices Handbooks for Construction
Activities and New Development and Redevelopment, the ABAG Manual of Standards for
Erosion & Sediment Control Measures, 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.
23. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and
home owner 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 be washed
into the Town's storm drains.
24. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and/or materials on the sidewalk and/or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right-of-
way shall be kept clear of all job related dirt and 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 a special permit is
issued. 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 Town performing the required maintenance at the developer's expense.
N:\DEV\CONDITNS\2013\Ashler34-36.docx
To: Town of Los Gatos Community Development Department Date: 6/11/13
From: Mark & Melissa Ronaldson
Re: 34 Ashler ay. Los Gatos Ca.
RECEIVED
JUN 12 2013
TOWN OF LOS GATOS
PLANNING DIVISION
We, Mark A. Ronaldson and Melissa S. Ronaldson, present this petition to change the classification of
the property we own at 34 Ashler Avenue from a single family residence with a permitted interior
secondary living unit, to a single family residence. With approximate living space of 2200 sq. ft., and a
lot size of 5950 sq. ft., the property would make a suitable single family home for our family of five.
By removing the secondary unit designation, we can eliminate the interior second kitchen that was
installed in 1986. Our proposed renovation also eliminates the potential household hazards and
dangers of an outdated second kitchen in a house we will live in with our three children. We will also
increase the environmental soundness of the house by reducing the amount of appliances, as there are
currently two sets of kitchen and laundry appliances: washers, dryers, ovens, refrigerators, etc.
We recently purchased the property with knowledge that there was a "permitted 2nd kitchen;" though
the listing also stated that the home could easily be converted back to a single family residence. We
purchased the property with the expectation of removing the second kitchen in the interior secondary
unit, and plan interior improvements to the home to improve the safety, energy efficiency, and overall
condition of the residence as a single family residence.
In accordance with Sec. 29.10.09030(e) of the Town Code, for the elimination of an existing secondary
dwelling unit:
The Town's housing stock would be maintained because the secondary dwelling unit has only briefly
been used as a leased dwelling unit since it's permitting in 1986.
As the new property owners, we do not intend to rent or use the secondary dwelling unit for anyone
other than ourselves and our three children.
Additionally, our neighbors at 31 Ashler Avenue recently received permitting for a brand new
secondary dwelling unit currently being constructed on their property, balancing out the removal of our
secondary dwelling unit.
Also, with very limited street parking on Ashler Avenue, the removal of the unit at 34 Ashler Avenue
and the addition of the unit at 31 Ashler Avenue balance out the already crowded street parking
situation.
EXHIBIT 4
The existing secondary dwelling unit does not meet the current definition of secondary dwelling unit
according to the Town Plan; Sec. 29.10.320 of the Town Code states that for an attached secondary
dwelling unit, the maximum unit size is 750 square feet and a maximum number of 1 bedrooms. The
unit is currently over 1100 square feet and has 2 bedrooms.
Also, parking at 34 Ashler Ave is insufficient for a secondary dwelling unit according to Town Code Sec.
29.10.150.(c)(3), which states that the number of off-street spaces required for Multiple -unit dwellings
in all zones and two-family dwellings in the R-ID zone is one and one-half (1%) times the number of
living units in such dwellings. For 34 Ashler Avenue, that currently requires 3 off-street spaces, which
the property lot does not allow for.
Therefore the housing stock will not be materially affected by the removal of this second dwelling unit.
The structure at 34 Ashler Avenue is not considered historically or architecturally significant.
Property owner of 34 Ashler Ave does not want to, and will not maintain a second unit.
Economic utility of the structure does not change, as a secondary dwelling unit is not currently being
rented, and the property owners do not intend to rent the dwelling unit.
Please consider these factors, and know that we intend to improve the home to create a safer, more
environmentally sound home for our family, which will also benefit our community of the Town of Los
Gatos.
x_
Regards,
Mark & Melissa Ronaldson
34 ASHLER AV.
LOT CONSDERD FLAT OR
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To: Town of Lod Gatos Communhy Deveiopmem Department Date: 5/11/13
From: Mark & Mel—Ronaldson
Re: 34 Ashler ay. Los GaAs Ca
We, Mark A. Rorialdson and Melissa 5. Ronaldson, present this petition to change the classification of
the property we own at 34 Asher Avenue from a singie famiiy residence with a permitted interior
secondary living unit, to a Single family residence. With appmrornate Wag space of 2200 p. lit, and a
lot fate of S950 sqft. the prope r would make a Suitable single family home for our family of five. ey
removing the secondary u . deg-t—' we Can eliminate the interior second kitchen that was mstalfed
rc.1986. Our proposed —chin tron also eliminates the potential household hazards and daggers
of an outdated second kitchen m a h—if — will live m with our tnree cmld—. We"aho increase
the envi•orxnentai SCnm& iss of the house by reducing the amount of appliances. as [mere are currently
two sets of kitchen and laundry ipp-4mcss: washer; Myers, were, refngentciM e We
recently, purchased the property with k—wiledge that there was a'permitted 2nd kitchen;' though IV
listing a3o stated that Lie home could easily be converted back tc a siege family residers We purchased
the property arch the mpicration of removing the second k4dVs inthe interior sermdary unit,
and plan interim improvements to the home W knp'ove the safety, energy ef9oency, and owerap condition
of the residenrz as a single frnily residence. In
accordance with Sec 2910.0900m) of the Town Code, for the ekmna:ion of an existing secondary dwelling
unit The
Town', snusvg stock w id be maamned because the secondary dwelang unit has omy bniMy been
used as a leased dwetirg u+t since c's Pamrniirg n L%5 As
the new property owns,, we do not intend to rem or use the secondary dwelling unit for anyone otner
that ourseives and ou t ee chigdmn_ AddtimWfy,
ou neighbors at 31 Ashler Avenue recently received pen ri ttvg for a brand rvew secoMaN d—%%
unit turenth being whstructeo on then property, ba:annng out the removal of our secondly dwei
ing pat also, with
wiry limped Sr eet parking on Asher Avarice, the removal of the IMIt at 34 Asher Avenue and the
addition of the unit i t 31 Ashler Avenue balance out the already crowded street paflong stuatwn. RONALDSON
RES.
34 ASHLER
AV. LOS GATOS
CA. 95032 A.P.
N. 410-14-044 NON- HISTORICAL)
REQUEST FOR
REMOVAL
OF 2ND DWELING
UNIT NO ADDITIONS
OR NEW
SQUAIR FOOTAGE IS PROPOSED
The existing
secondary dwelling unit does hot meet the current definition cf secondary dwelling unit according to
the Town plan; Sec 29.10.320 of the Town Code states that for an attached secondary dwell rig
umt, the maximum unit size is 750 square feet u and amzximnnumberof 1 bedrooms. The unit Is
currently over 11X square feet and has 2 bedrooms. Also, parking
at 34 Ashler Ave is insufficient for a secondary dwelling unit according to Town Code Sec 29.10.
150.(c)(3), which states that the number of off-street spaces required for Muh:ple nit dwellings in all
zones and two-family dwellings in the R-10 zone is one and one4wif (1%) times the numbs of living units
in such dwellings. For 34 Ashler Avenue, that currently requires 3 off-street spaces, which the property
lot does rot allow for. Therefore the
housing stock will rot be mate-ni, affected by the femora: of this second dwelling unit The structure
at 34 Asher Avenue is rot considered historically or architecturally sgnificant- Property owner
of 34 Ashler Ave does not want to, and ar ll not maintain a second unit. Economic utility
of line sauchare does sot charge, as a secondary dwelling Lahr is rot currently being rented, and
the property owners da rot intend W rent the dwelling unit grease cortsider
these factors, and xrow that we ascend to improve the home to Create a safer, more envirCrumentally sound
home for ow famlN, wfhch wgi also benefit our mmununity of trio Town of tax Gatos. Regards.
Mark &
Melissa
R—Idson RECEIVED JUN
27
2013 TOWN OF
LOS GATOS PLANNING DIVISION
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1098 sq ft 1102 sq ft DATE:
6-10-13
SCALE:
1/4" = 1'
SHEET:
3
NOTES:
1) BUILDING DEPT. MAY REQUIRE SOME BEDROOM WINDOWS CHANGED OUT TO CASEMENT TYPE
WINDOWS TO CONFORM TO BUILDING EGRESS REQUIERMENTS.
2) ALL NEW WINDOWS WILL BE MADE TO MATCH EXISTING.
3) ALL EXISTING 3" BEVELD LAP SIDING IS TO BE PRESERVED. NEW SIDING AT WINDOW PATCH
LOCATIONS WILL MATCH EXISTING.
KEY
N) INDICATES NEW WINDOW OR DOOR
ANGLE HATCH MARKS INDICATE
EXISTING WINDOW OR DOOR
LOCATIONS TO BE REMOVED
RIGHT SIDE FRONT
NO CHANGES)
LEFT SIDE BACK
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DATE:
6-10-13
GALE:
SHEET:
4