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152 Twin Oaks Dr - Staff Report & Exhibits 1-7TOWN OF LOS GATOS ITEM NO: 5 PLANNING COMMISSION STAFF REPORT Meeting Date: March 9, 2016 PREPARED BY : APPLICATION NO: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: Jennifer Armer, Associate Planner janner@losgatosca.gov Architecture and Site Application S-16-004 152 Twin Oaks Drive (south of Longmeadow Drive) Gary Kohlsaat Tom & Sally Edsall APPLICATION SUMMARY: Requesting approval to exceed the maximum floor area by enclosing an existing open accessory structure on a property zoned R-1 :10. APN 532-15-026 RECOMMENDATION : PROJECT OAT A: DEEMED COMPLETE: February 8, 2016 FINAL DATE TO TAKE ACTION: August 8, 2016 Approval, subject to conditions. General Plan Designation: Low Density Residential, 0-5 dwelling units/acre Zoning Designation: R-1: 10-Single Family Residential , minimum lot size 10,000 sq. ft . Applicable Plans & Standards: General Plan; Single and Two Family Res idential Design Guidelines; Hillside Development Standards & Guidelines (for floor area) Parcel Size: 1.5 acres Surrounding Area: i Existing Land l General Plan Zoning ! Use -; ---..... ·---.• ------------··-------······-······+········-·· - North ! Single Family : Single Family Residential R-1: 10 . East ·r ~~~gl ~-F-am-ily -]' ·single Family R.e.si-de~tiai ·-R:~-1: 1-o .... ~g~!.~.--L-~i~gl.~ .... f~~f(Y .. :.:.J.:.~~~g~~:~~~{~Y.~g~.~i2~.~!f~.!]·~-~ .. I~·I9 ······-······· West ! Single Family / Single Family Residential i R-1: 10 Planning Commission Staff Report -Page 2 152 Twin Oaks Drive/S-16-004 March 9, 2016 CEQA: FINDINGS: CONS IDERATIONS: ACTION: EXHIBITS: BAC KGROUND : The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. • As required , pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, this project i s Categorically Exempt, Section 15301 : Existing Facilities. • As required by the Hillside Development Standards & Guidelines for granting an exception to the maximum allowed floor area greater than 6,000 square feet in gross floor area. • As required by the Hillside Deve lopment Standards & Guidelines that the project complies with the Hill side Deve lopment Standards & Guidelines . As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. The deci s ion of the Planning Commission is final unles s appealed within ten days. 1. Location Map (one page) 2. Findings and Considerations (two pages) 3. Recommended Conditions of Approval (five pa ges) 4 . Project Data Sheet (one page) 5. Project Description/Letter of Ju stification, received February 8 , 2016 (two pages) 6. Color Samples Board, received February 8, 2016 (one page) 7. Development Plans, received February 19 ,2016 (three pages) The subj e ct property is 1.5 acres and contains an existing 5,030-square foot single-family residence with an 828-square foot attached garage and two detached structures: a 560-square foot workshop and an unenclosed 420-square foot pavilion (walled on one side) with an attached trelli s . The existing single-family residence is the seco nd largest residence in th e immediate neighborhood in terms of square footage , but is th e smallest in terms of floor area ratio . The maximum square footage for the lot size is 6,400 square feet. The Architecture and Site application is being considered by the Planning Commission becau se the proposal would exceed the maximum allowed floor area ratio (FAR). Section IX.F of the Hillside Development Standards and Guidelines (HDS&G) states that exceptions to the maximum floor area may be granted after carefully considering the constraints Planning Commission Staff Report-Page 4 152 Twin Oaks Drive/S-16-004 March 9, 2016 The proposed enclosure of the open pavilion would maintain the existing height of 14 feet , three inches. The new walls and addition would consist of board & batt siding, shingles, wood trim, and a composition shingle roof to match the other existing accessory structure and existing house. B. Neighborhood Compatibility Based on Town and County records , the residences in the immediate neighborhood range in size from 2,929 square feet to 6,973 square feet. The FAR ranges from 0 .09 to 0.22. The applicant is proposing 6,510 square feet which counts as FAR for the home (not including garage square footage) on a 65 ,417-square foot parcel (0.09 FAR). The maximum allowed square footage for the lot size is 6,000 square feet (excluding 400 square feet of garage area). The Neighborhood Analysis table below reflects the current conditions in the immediate neighborhood. Address House Garage Lot Size House SF SF SF FAR 120 Twin Oaks Drive 3 ,417 924 15 ,660 0 .22 126 Twin Oaks Drive 3,802 712 20,300 0 .19 130 Twin Oaks Drive 3 ,062 666 18 ,496 0 .17 136 Twin Oaks Drive 3 ,479 600 35 ,145 0.10 140 Twin Oaks Drive 2 ,929 552 21 ,125 0.14 146 Twin Oaks Drive 6,973 1,191 63 ,620 0.11 152 Twin Oaks Drive (E) 5,590 828 65,417 0.09 152 Twin Oaks Drive (P) 6,082 828 65,417 0.09 158 Twin Oaks Drive 4,030 609 47 ,044 0 .09 162 Twin Oaks Drive 3,217 480 22 ,794 0.14 The application is being considered by the Planning Commission because the square footage that counts as FAR for the residence would be greater than 6,000 square feet. However, pursuant to the HDS&G , exceptions may be granted after carefull y con sidering the constraints of the site. At 6,082 square feet, the residence would be the second largest based on square footage. Including the 828 square feet of garage floor area the residence would be 6 ,910 square feet , 510 square feet larger than the maximum allowable FAR . The applicant's justification for the proposed project (Exhibit 5) is that the lot coverage, setbacks, height, and FAR of the proposed project are compatible with the development on the surroundings lots. Planning Commission Staff Report -Page 3 152 Twin Oaks Drive/S-16-004 March 9, 2016 of the site, and that the burden of proof shall be on the applicant to show that there are compelling reasons for granting the requested exception. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The property is located at 152 Twin Oaks Drive, south of Longmeadow Drive. Surrounding properties contain single-family residences . B. Project S ummary The applicant is proposing to enclose the existing open 420-square foot pavilion (not currently counted toward floor area) located behind the main house. In addition, the applicant is also proposing to add a bathroom (72 square feet) to that pavilion so that the total proposed new floor area is 492 square feet. C. Zoning Compliance A single-fami l y residence with accessory structures is a permitted use in the R -1: 10 zone. The project is in compliance with setbacks and on-site parking requirements. ANALYSIS: A. Architecture and Site Analysis The applicant is proposing to enclose the existing open 420-square foot pavilion (not currently counted toward floor area) located behind the main house. In addition, the applicant is also proposing to add a bathroom (72 square feet) to that pavilion so that the total proposed new floor area is 492 square feet. The total proposed floor area is 6 ,910 square feet including: • The existing 5,030-square foot single-family residence; • The existing attached 828-square foot garage; • The existing detached 560-square foot workshop; and • The proposed 492-square foot pavilion/pool house. Floor Area Chart Existing SF Proposed SF Counts Towards FAR Main House 5,030 5,030 5,030 Accessory Structures 560 1,052 1,052 Garage* 828 828 428 Total 6,418 6,910 6,510 * Pursuant to the HDS&G garages up to 400 square feet in area are not included in th e floor area ratio calculation. Planning Commission StaffReport-Page 5 152 Twin Oaks Drive/S-16-004 March 9, 2016 C. General Plan The goals and policies of the 2020 General Plan applicable to this project include but are not limited to: • Policy LU-6.8-New construction, remodels, and additions shall be compatible and blend with the existing neighborhood. • Policy CD-1.2 -New structures, remodels , landscapes, and hardscapes shall be designed to harmonize and blend with the scale and rhythm of the neighborhood and natural features in the area. • Goal CD -14 -To preserve the natural topography and ecosystems within the hillside area by regulating grading, landscaping, and lighting. D. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. P UBLIC COMMENTS: At the time of this report 's preparation, the Town has not received any public comment. SUMMARY AND RECOMMENDATION: A. Summary The project complies with the HDS&G except for the request to exceed the maximum allowed floor area. Pursuant to the HDS&G, the Town Council or Planning Commission may grant an exception to the maximum floor area after considering the constraints of the site and any compelling reasons for granting an exception. The applicant's request to enclose the exi sting open pavilion and addition of a bathroom would maintain external consistency with the architecture of the residence and acce ssory structures. The proposal would create only minor additional lot coverage and would not change the existing site 's compatibility with the neighborhood. The property would continue to have the second largest floor area in the immediate neighborhood and the lowest FAR. B. Recommendation Staff recommends that the Planning Commission take the following actions to approve the Architecture and Site application : Planning Commission Staff Report-Page 6 152 Twin Oaks Drive/S-16-004 March 9, 2016 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 the Hillside Development Standards and Guidelines for granting an exception to the maximum allowed floor area greater than 6,000 square feet in gross floor area (Exhibit 2); and 3. Make the finding that other than the exception to maximum floor area the project complies with the Hillside Development Standards and Guidelines and Hillside Specific Plan (Exhibit 2); and 4. Make the required considerations as required by Section 29.20.150 ofthe Town Code for granting approval of an Architecture & Site application (Exhibit 2); and 5. Approve Architecture & Site Application S-16-004 with conditions contained in Exhibit 3 and development plans attached as Exhibit 7. ALTERNATIVES Alternatively, the Commission can : I. Approve the application with additional or modified conditions of approval; or 2. Deny the application; or 3. Continue the matter to a date certain with specific direction. A.f,proV'ed by: I Joel Paulson, AICP I Community Development Director JA:JP:sr cc: Gary Kohlsaat, 51 University Ave, Suite L, Los Gatos, CA 95030 Tom & Sally Edsall, 152 Twin Oaks Drive, Los Gatos, CA 95032 N:\DEV\PC REPORTS \2 0 16\Twin Oaks I 52.docx 152 Twin Oaks Drive This Page I ntentional~v Left Blank PLANNING COMMISSION -March 9, 2016 REQUIRED FINDINGS & CONSIDERATIONS FOR: 152 Twin Oaks Drive Architecture and Site Application S-16-004 Requesting approval to exceed the maximum floor area by enclosing an existing open accessory structure on a property zoned R-1: 10. APN 532-15-026. PROPERTY OWNER: Tom & Sally Edsall APPLICANT: Gary Kohlsaat FINDINGS Required lmding for CEQA: • The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. Exception to Maximum Floor Area: • The Commission may grant an exception to the maximum allowed floor area greater than 6,000 square feet in gross floor area pursuant to Chapter IV, section C . of the Hillside Development Standards & Guidelines if the following conditions are satisfied: 1. The development will not be visible from any of the established viewing platforms. The existing single-family residence and proposed accessory structures will not be visible from any of the established viewing platforms. 2. There will be no significant impacts on protected trees, wildlife habitat or movement corridors . No protected trees or wildlife habitat or movement corridors will be affected by the enclosure of the existing structure. 3. Any grading necessary to accommodate the building area that exceeds the allowed FAR or any accessory building will be minimized. No grading is proposed as part of this application. 4. All standards and applicable guidelines are being met. The project complies with the Hillside Development Standards and Guidelines except for the request to exceed the maximum allowed floor area. 5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods . The compliance margin must be at least 1 0.0. A Build It Green checklist was completed by the applicant for the existing house and shows that the project would exceed the minimum number of points (50) needed to achieve certification with a score of 109. The proposed project would comply with the items in this existing checklist. 6 . The house will be pre-wired for future photovoltaic (PV) installation. The existing residence is already pre-wired for future photovoltaic (PV) installation. 7. A minimum of 25% of hardscape material is permeable (certain types of interlocking pavers, grasscrete, pervious concrete, etc.) 36% of the existing paving is permeable. 8. A significant cellar element is included in the design , unless it conflicts with other standards. The existing single family residence has no cellar. 9. There will not be a significant visual impact to neighboring properties. The enclosure of an existing roofed structure will not increase the building 's height and the minor single-story addition of a bathroom would be located behind the existing pavilion. The proposed additions are on the rear of the property and will not cause a significant visual impact to the neighbors. Required compliance with Hillside Development Standards & Guidelines: • Other than the exception to maximum floor area, the project is in compliance with the Hillside Development Standards & Guidelines. 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. N :\DEV\FINDINGS\2016\TWIN OAKS 152 .DOCX PLANNING COMMISSION -March 9, 2016 CONDITIONS OF APPROVAL 152 Twin Oaks Drive Architecture and Site Application S-16-004 Requesting approval to exceed the maximum floor area by enclosing an existing open accessory structure on a property zoned R-1:10. APN 532-15-026. PROPERTY OWNER: T om & Sally Edsall APPLICANT: Gary Kohlsaat 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 below and in substantial compliance with the plans approved and noted as received b y the Town on February 8, 2016. Any changes or modifications to the approved plans shall be approved b y the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date (March 9, 2018) pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. GENERAL: All existing trees shown to remain on the plan are specific subjects of approval of this plan and must remain on site. 4 . TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two -inch diameter steel posts driven 18 inches into the ground and s paced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 5. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demon strated that they are needed for safety or security. The lighting plan shall be reviewed during building plan check. 6. 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. 7 . COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. Building Division 8. PERMITS REQUIRED: A Building Permit shall be required for the construction work necessary to enclose and add onto the existing accessory structure. Separate permits are 1 EX.H JBIT 3 required for electrical, mechanical, and plumbing work as necessary. 9. 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. 10. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36" and maximum size 30" x 42". 11. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined, i.e. directly printed onto a plan sheet. 12. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly. 13. 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 14. 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. 15 . TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance or gas appliance with no wood burning components per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of the chimney. 16 . APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development -Planning Division: Jennifer Armer at (408) 399-5706 b. Engineering/Parks & Public Works Department: Ryan Do at (408) 395-5340 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 & PUBLIC WORKS: Engineering Division 17. 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 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 an encroachment permit is issued. The Applicant'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 Applicant's expense. 2 18 . APPROVAL: This application shall be completed in accordance with all of the conditions of approval 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. 19. 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 d es ign , retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologi st, in conformance with Section 6735 of the California Business and Professions Code. 20. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendation s contained in the soils report required by condition #19 above '--------by , dated ), 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. 21. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed and approved prior to issuance of any permit. 22. GUTTER REPAIR : The Applicant shall repair and replace to existing Town standards any gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards . New gutter shall be constructed per Town Standard Details. 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 . The limits of gutter repair will be determined by the Engineering Construction In s pector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued . 23. CONSTRUC TION STREET PARKING: No vehicle having a manufacture 's rated gross vehicle weight exceeding ten thousand (1 0 ,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to appro val from the Town Engineer. 24. 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.). Prior to the issuance of a building permit, the Applicant shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off of the project site. This may include, but is not limited to provisions for the Applicant/Owner to place construction notification signs noting the dates and time of construction and hauling acti vi ties, or providing additional traf fic control. Coordination with other s ignificant projects in the area may also be required. Cover all truck s hauling soil, sand and other loose debri s. 25 . CONSTRUCTION HOURS : All subdivision improvements and site improvements construction activities, including th e delivery of construction material s, 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 7:00p.m . weekends and holida ys . The Town may authorize , on a case-by- case basis, alternate construction hours. The Applicant shall provide written no tice twenty- four (24) hours in advance of modifi ed construction hours . Approval of this request is at discretion of the Town. 3 26. 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 of the property plane shall not exceed eighty-five (85) dBA. 27. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant shall submit a construction management plan that shall incorporate at a minimum the Project Schedule, employee parking, materials storage area(s) and proposed outhouse location(s), as applicable. 28. 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 or reused. A Sanitary Sewer Clean-out is required for each property at the property line, or at a location specified by the Town. 29. SAN IT AR Y 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. 30. 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 . 31 . SITE DESIGN MEASURES: All projects shall incorporate 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 landscaping to treat stormwater. 32. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin 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 (3) 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 4 of the project. Watering on public streets shall not occur. Streets shall 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 with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) 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 twenty-five (25) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 33 . 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 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 . 34. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks . No through curb drains will be allowed . Any storm drain inlets (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 (1 0) feet from the adjacent property line and /or right-of-way. 35. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of 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 be washed into the Town's storm drains. 36. 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 storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. 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 an encroachment permit is issued. The Applicant'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 Applicant's expense. 37. COVERED TRUCKS : All trucks transporting materials to and from the site shall be covered. N:\D EY\CON DITIONS\20 16\Twin Oaks 15 2.docx 5 This Page Intentionally Left Blank 152 TWIN OAKS DRIVE -PROJECT DATA EXISTING PROPOSED REQUIRED/ CONDITIONS PROJECT PERMITTED Zoning district R-1:10 same - Land use residential same - General Plan Designation low density residential same - Lot size: Square feet/acres 65,417 sq . ft. same 10,000 sq. ft. min. Exterior materials: siding board & batt siding, same - shingles trim off-white same - windows none aluminum clad - roofing composition shingles same - Building floor area (sq. ft.): first floor 3, 717 (including 4,209 - accessory structures) second floor 1,873 1,873 - garage 828 828 - cellar none none - Setbacks (ft.): front >150ft (pavilion) >150ft (pavilion) 25 feet minimum rear >150ft (pavilion ) >150ft (pavilion) 20 feet minimum side 10.5 ft(pavilion) 10 .5 ft(pavilion) 10 feet minimum side street none none 15 feet minimum Maximum height (ft.) 14 .25 ft(pavilion) 14 .25 ft(pavilion) 15 feet maximum (accessory structure) Building coverage (%) 6,071 (10%) 6,143 (10 %) 40 % maximum Floor Area Ratio (%) house 5,590 sq. ft. 6,082 sq . ft. 6,000 sq . ft. maximum garage 828 sq . ft. 828 sq . ft. 400 sq. ft. maximum total 6,418 sq. ft. 6 ,910 sq . ft. 6,400 sq . ft. maximum Parking >2 no change two spaces minimum Tree Removals none none canopy replacement .EXHlBlT 4 This Page Intentionally Left Blank ARCHIT E CTURE Development Review Committee Community Development Department , Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: The Edsall Cabana, 152 Twin Oaks Drive Project Description/ Letter of Justification To Whom it May Concern: RECE~VED FEB 0 8 20 16 TOWN OF LOS GATOS PLANN ING DI VISIO N February 5, 2016 The proposed project includes the enclosure of an existing pool pavilion and addition of a pool bath at the above referenced property. Construction of the residence and pavilion were completed in the Spring of 2013. Since then, the Edsalls have enjoyed living on the property-and especially their beautifully landscaped yard. They use their pool and pavilion frequently, and have realized what is missing is an enclosed cabana for entertaining during the cooler months so they can extend their use throughout the year. They also would like to add bathroom facilities to the rear corner for convenience purposes. The existing pavilion measures 17 feet-6 inches ( 17 ' -6") by 24 feet and is located in the left part of the rear yard, adjacent to the swimming pool. A large shade trellis extends out from the open face of the structure and covers a portion of the spa. The structure has a solid rear wall (the wall parallel to the left property line) but is open on the other three sides. The roof is pitched and exposed to the underside. The proposed enclosure is done mostly with a series of glass patio doors that open up to the trellis and patio . The left side would get a solid wall clad in board and batten siding to match the detached workshop; there are two windows on this wall . The 9ft by 8 ft pool bath would extend from the right wall (towards the rear of the property) and again is clad with the same siding. The other half of the right wall gets a large window. The intent is to keep the cabana as open feeling as possible for two way communication-both visually and audibly. The closest corner of the existing pavilion is 10' -5" from the property line. Both the existing pavilion and the proposed bath addition are "square" with the residence, while the left property line runs at an angle. This means the pool bath setback is 14'7" at the existing corner and 16' -0" at the outer corner. PROJECT DATA: The current enclosed building area, which includes the residence, garage and workshop totals 6 ,418 square feet . The proposed cabana enclosure is 420 sf and the bath is 72 for a total new area of 492 sf. This brings the new total area to 6,9 J 0 square feet. UEXHJBIT 5 51 U niversity Av enue, Su ite L • Lo s Gatos, CA 95030 • 408.395-2555 THE EDSALL CABANA, 152 TWIN OAKS DR., LOS GATOS , CA PAGE 20F2 While this number is more than 6,400 square feet, the property is 1.6 acres (65,417 sf). This puts the new FAR at a very low 10.6%. By comparison, the neighbor immediately to the right has 6,973 sf on a smaller, 61,973 sf property; FAR= 11 .4%. The neighbor to the left also has a property greater than 30,000 sf (34,046 sf) with 4 ,030 sf for a FAR of 11.8%. FINDINGS FOR EXCEPTION TO FAR : The projects meets all nine conditions found in Section IV of the Hillside Guidelines , as described below: 1. The entire property, including the proposed enclosed cabana , is not visible from any viewing platform. 2. No protected trees, wildlife habitat or movement corridors are effected in any way. 3 . No grading will be required for this project. 4. The enclosure meets all standards and guidelines . 5 . The condition that Title 24 compliance calculations need to exceed minimum standards by at least 10% is not applicable as Title 24 will not be required as this is unconditioned space. 6. The main residence is already pre-wired for PV solar and pool hot water. 7. 36% of the paving on site is permeable (the driveway leading to the workshop is gravel). 8. A cellar element would not be applicable to this proposal. 9. There will be essentially no impact to any neighbors . The small addition of the bathroom is one story in height and is behind the existing pavilion, out of view and will not block any sun or views. SUMMARY: The proposed enclosure adds less than 500 feet. The work only adds 72 sf of new structure; the remainder is within the existing roof structure and is not visible from the neighbors . This entire project as a whole meets the required findings for exceeding the maximum FAR . The grand total of 6,910 sf is less than the immediate neighbor's higher total of 6,973 sf on a smaller parcel. With Regards, Gary Koh aat Architect C19245 This Page llltelltionally Left Blank AN ADDITION & REMODEL TO THE:The Edsall Pavilion152 TWIN OAKS DRIVE LOS GATOS, CAOF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E T AS SHOWN A-11301/11/16 02/08/16A.20'-0" 10'-0" 17'-6"18'-7"19'-101/2"24'-0"10'-5 1/2" 16'-0"8'-0"8'-111/2" (N) POOL BATH REMODELED PAVILION PROJECT BENCHMARK 435.15' (E) & (N) 427.0' (E) & (N) 427.0' (E) & (N) 427.0' (E) & (N) 427.0' (E) & (N) 427.5' (E) WATER LINE (E) ELEC/CABLE LINE (N) GAS LINE (E) SANITARY SEWER LINE (N) WATER LINE (E) WATER LINE (E) ELEC/ CABLE LINE (N) SANITARY SEWER LINE TWIN OAK S D R I V E 25'25'BROO K A C R E S D RI V E S 86°00'00" E 362.37'N 68°05'00" W 421.60'N 04°00'00" E 47.80'S 19°1 8' 22" E 8 0. 32' S 03°02' 0 0 " E 1 6 3 . 9 1'FHWVWMWVSS MHWMSS Co DRAIN xxxxxxxxxxxP.POLExxxxxxxxx x x x x x x x x x(E) PG&E BOX GDRAINSUMPPUMPP.POLE(E)18"(E)18"(E)48"(E)36"(E)48"(E)12"(E)48"(E)48"(E)36"GRAVELGRAVELRET WALLRET WALLRET WALLRET WALLRET WALL435.15 RIM 420.75 INV VALLEY GUTTERVALLEY GUTTER48" RCP CULVERTCREEK xxxxxxASP.ASP.15' STOR M D R AI N A G E E A S E M E N T 10' P.U.E.2'X30' P.U.E.L =2 4 .8 9 R =4 0.00L=3 7 .4 0 R =4 0 .0 0 EXISTING RESIDENCE (E) GARAGE (E) TENNIS COURT TO REMAIN EXISTING WORKSHOP (E) COVERED PORCH (E) COVERED PATIO POOL SPA PLANTERF.F. 427.5 PAD = 426.5 (R) PAVILION (RIM=427.5) F.F. = 429.0 PAD = 428.0 #1#6#7#8#9#10#11#12#13#14#15#16#17#18#19#20#21#22#23#24#25#27#38#39#40#41#42#43#44#45#46#47#48#49#50#51#54#59#60#61#62#63#64#65#66#67#68#69EXIST. T O P O F B A N K 25' SET B A C K L I N E FROM T O P O F B A N K (E) TRELLISED PATIO VERANDA F.F. 430.0' ASPHALT DRIVEWAY GRAVEL SHEET INDEX A-1 A-2 A-3 COVER SHEET, SITE PLAN EXISTING & PROPOSED FLOOR PLAN & ROOF PLAN EXISTING & PROPOSED ELEVATIONS SCOPE OF WORK AN ADDITION AND REMODEL TO AN EXISTING PAVILION, WHICH INCLUDES A NEW POOL BATH, AND NEW SLIDING DOORS PROJECT DATA PROJECT ADDRESS: OWNER: APN#: ZONING: OCCUPANCY GROUP: SITE AREA: AVERAGE SLOPE: LOT SLOPE ADJUSTMENT: 10% X 65,417 SF = 6,542 SF ALLOWABLE FLOOR AREA: MAX. LOT COVERAGE FOR ACCESSORY STRUCTURES: 152 TWIN OAKS DRIVE LOS GATOS, CA TOM & SALLY EDSALL P.O.BOX 33255 LOS GATOS, CA 95031 (408) 768-4428 532-15-026 R-1-10 R-3 / U 65,417 SF = 1.50 AC 10.49 % ADJUSTED SITE AREA = 58,875 SF = 6,000 + 400 (GARAGE ALLOWANCE) = 6,400 SF LOT AREA (LESS SETBACKS) = 50,843 SF 15% = 7,626 SF RESIDENCE GARAGE PAVILION TRELLIS WORKSHOP COVERED PORCHES TOTAL BUILDING COVERAGE = PATIOS, VERANDA, WALKWAYS TENNIS COURT POOL DRIVEWAY 3,147 SF 828 SF 492 SF 384 SF 560 SF 732 SF 6,143 SF 5,602 SF 7,038 SF 1,066 SF 3,303 SF 23,152 SFTOTAL IMPERVIOUS COVERAGE == 37.5% BUILDING COVERAGE & IMPERVIOUS AREAS: = 10.0% FIRST FLOOR SECOND FLOOR GARAGE PAVILION WORKSHOP TOTAL BUILDING COVERAGE = 3,157 SF 1,873 SF 828 SF 0 SF 560 SF 6,418 SF FLOOR AREAS:EXISTING 3,157 SF 1,873 SF 828 SF 492 SF 560 SF 6,910 SF PROPOSED [(E) 420 + (N) 72 SF] PROJECT DIRECTORY ARCHITECT: KOHLSAAT & ASSOCIATES 51 UNIVERSITY AVE., SUITE L LOS GATOS, CA 95030 TEL: (408) 395-2555 FAX: (408) 395-4949 SURVEYOR: CARNES & ASSOCIATES 9505 SUGAR BABE DRIVE GILROY, CA 95020 TEL: (408) 847-2013 CIVIL ENGINEER: AMANDA WILSON, P.E. HANNA& BRUNETTI, CIVIL ENGINEERS 7651 EIGLEBERRYSTREET GILROY, CA 95020 TEL: (408) 842-2173 FAX: (408) 842-3662 LANDSCAPE DESIGN: ROBIN ATHERTON 13050 PIERCE ROAD SARATOGA, CA 95070 TEL: (408) 867-5690 SOILS ENGINEER: JF CONSULTANTS,INC. P.O. BOX 536 SARATOGA, CA 95071 TEL: (408) 867-6321 STRUCTURAL ENGINEER: CHAD A. GUPTIL, P.E. BAKER/GUPTIL STRUCTURAL DESIGNS, INC. 2941 SUNRISE BLVD., SUITE 220 RANCHO CORDOVA, CA 95742 TEL: (916) 638-0848 FAX: (916) 639-9348 INTERIOR DESIGN: CHRISTINE DESROSIER SAINT REMY DESIGNS 59 NORTH SANTA CRUZ AVENUE LOS GATOS, CA 95030 TEL: (408) 402-5569 FAX: (408) 402-5576 Address 152 Twin Oaks Dr Los Gatos, CA 95032 ©2011 Google - Map data ©2011 Google - VICINITY MAP SITE LOS GATOS SCALE: 1" = 20' SITE PLAN Remodeled Pavilion Existing Pavilion * ALL EXISTING AND PROPOSED RAINWATER LEADERS ARE TO BE DISCHARGED ONTO SPLASH BLOCKS AND CONVEYED INTO VEGETATED AREAS. AN ADDITION & REMODEL TO THE:The Edsall Pavilion152 TWIN OAKS DRIVE LOS GATOS, CAOF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E T AS SHOWN A-21301/11/16 02/08/16A.PA#LayIDPA#LayID(E) COMPOSITION SHINGLE ROOF (E) COPPER GUTTERS & DOWNSPOUTS EXISTING TUBE STEEL JOISTS (E) PAINTED TUBE STEEL CUVED BEAM RIDGE 4 3/4:12 4 3/4:12 4 3/4:12 4 3/4:12 17'-6"18'-7"8'-9"8'-9"24'-0"8'-0"6'-5"2'-0" (N) 5-PANEL BI-FOLDING DOORS FILL IN WALL (E) CLASSIC COLUMNS EXISTING TRELLIS (N) GAS BURNING FIREPLACE EXISTING SPA REMODELED PAVILION (E) TRELLISED PATIO (N) POOL BATH (E) COMPOSITION SHINGLE ROOF(E) COPPER GUTTERS & DOWNSPOUTS EXISTING TUBE STEEL JOISTS (E) PAINTED TUBE STEEL CURVED BEAM (N) COMPOSITION SHINGLE ROOFING O/ NEW ROOF FRAMING TO MATCH EXISTING (N) COPPER GUTTERS & DOWNSPOUTS RIDGE 4 3/4:12 4 3/4:12 4 3/4:12 4 3/4:12 4 3/4:12 4 3/4:12 RIDGE (N) CHIMNEY & CHIMNEY SHROUD TO MATCH EXISTING 17'-6"18'-7"24'-0"PA#LayIDPA#LayID14" DIA. X 9'-9" TALL CLASSIC COLUMNS (E) STEEL COMLUMN (E) WOOD FRAMED WALL (E) STEEL COMLUMN EXISTING SPA (E) PAVILLION (E) TRELLISED PATIO SCALE: 1/4" = 1'-0" EXISTING ROOF PLAN SCALE: 1/4" = 1'-0" PROPOSED FLOOR PLAN SCALE: 1/4" = 1'-0" PROPOSED ROOF PLAN SCALE: 1/4" = 1'-0" EXISTING FLOOR PLAN AN ADDITION & REMODEL TO THE:The Edsall Pavilion152 TWIN OAKS DRIVE LOS GATOS, CAOF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E T AS SHOWN A-31301/11/16 02/08/16A.9'-4"12'-1"2'-0"14'-3"EXISTING CLASSIC COLUMNS EXISTING TRELLIS(E) COMP. SHINGLE ROOF (N) COMP. SHINGLE ROOF TO MATCH EXISTING (N) 5-PANEL BIFOLDING DOORS (N) BOARD & BATT SIDING TO MATCH F.F. = 427.5' (E) & (N) PLATE = 436.83' (E) RIDGE = 441.25' (N) RIDGE = 439.6' (E) & (F) GRADE = 427.0'9'-4"14'-3"2'-0"(E) CLASSIC COLUMN (E) TRELLIS(E) BARGE RAFTERS (E) SHINGLE SIDING (E) 'OGEE' GUTTER (E) SHAPED WOOD CORBELS FILL IN WALL AND FINISH W/ BOARD & BATT TO MATCHNEW FIREPLACE & CHIMNEY W/ STONE VENEER TO MATCH HOUSE CHIMNEY CAP TO MATCH HOUSE CHIMNEY F.F. = 427.5' (E) & (N) PLATE = 436.83' (E) RIDGE = 441.25' (E) & (F) GRADE = 427.0'9'-7"12'-1"14'-3"2'-0"(E) BOARD & BATT SIDING (E) COMP. SHINGLE ROOF (E) COPPER GUTTERS (E) SHAPED WOOD RAFTER TAILS (N) BOARD & BATT SIDING (N) SHAPED WOOD RAFTER TAILS (N) COMP. SHINGLE ROOF F.F. = 427.5' (E) & (N) PLATE = 437.08' (E) RIDGE = 441.25' (N) RIDGE = 439.6' (E) & (F) GRADE = 427.0'9'-7"(E) CLASSIC COLUMNS (E) TRELLIS (E) BARGE RAFTERS(E) SHINGLE SIDING (E) 'OGEE' GUTTER (N) SHINGLE SIDING (N) BOARD & BATT SIDING TO MATCH (N) BARGE RAFTERS (N) CORBELS TO MATCH F.F. = 427.5' (E) & (N) PLATE = 437.08' FILL IN WALL & ADD CASEMENT WINDOW (E) & (F) GRADE = 427.0'9'-7"14'-3"(E) BOARD & BATT SIDING(E) BOARD & BATT SIDING (E) COMP. SHINGLE ROOF (E) COPPER GUTTERS(E) SHAPED WOOD RAFTER TAILS (E) F.F. = 427.5' (E) PLATE = 437.08' (E) RIDGE = 441.25' (E) GRADE = 427.0'9'-7"14'-3"(E) CLASSIC COLUMNS (E) TRELLIS (E) BARGE RAFTERS (E) SHINGLE SIDING (E) SHAPED WOOD CORBELS (E) CASED OPENING TO BE FILLED IN (E) 'OGEE' GUTTER (E) F.F. = 427.5' (E) PLATE = 437.08' (E) RIDGE = 441.25' (E) GRADE = 427.0'9'-7"14'-3"EXISTING CLASSIC COLUMNS EXISTING TRELLIS(E) COMP. SHINGLE ROOF (E) F.F. = 427.5' (E) PLATE = 437.08' (E) RIDGE = 441.25' (E) GRADE = 427.0'9'-7"14'-3"(E) CLASSIC COLUMNS (E) TRELLIS(E) BARGE RAFTERS (E) SHINGLE SIDING (E) SHAPED WOOD CORBELS (E) CASED OPENING TO BE FILLED IN (E) 'OGEE' GUTTER (E) F.F. = 427.5' (E) PLATE = 437.08' (E) RIDGE = 441.25' (E) GRADE = 427.0' SCALE: 1/4" = 1'-0" PROPOSED FRONT ELEVATION SCALE: 1/4" = 1'-0" PROPOSED LEFT ELEVATION SCALE: 1/4" = 1'-0" PROPOSED REAR ELEVATION SCALE: 1/4" = 1'-0" PROPOSED RIGHT ELEVATION SCALE: 1/4" = 1'-0" EXISTING REAR ELEVATION SCALE: 1/4" = 1'-0" EXISTING RIGHT ELEVATION SCALE: 1/4" = 1'-0" EXISTING FRONT ELEVATION SCALE: 1/4" = 1'-0" EXISTING LEFT ELEVATION