360 Bella Vista Ave - Staff Report & Exhibits 1-9-" TOWN OF LOS GATOS ITEM NO: 7
PLANNING COMMISSION STAFF REPORT
'()s-i;:<<;)., Meeting Date: March 9, 2016
PREPARED BY: Mami F. Moseley, Associate Planner
mm oseley@ los gat os ca.gov
APPLICATION NO: Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and -054
LOCATION: 360 Bella Vista Avenue (located approximately 200 feet south
of Caldwell A venue)
APPLICANT/
CONTACT PERSON: Michael Black
PROPERTY OWNER: John Brady
APPLICATION SUMMARY: Requesting approval to demolish an existing two-family
residence, subdivide one lot into two lots, and construct two new
single-family residences on property zoned R-1 :8. APN 529-22-
038.
RECOMMENDATION:
PROJECT DATA:
DEEMED COMPLETE: February 24 ,2016
FINAL DATE TOT AKE ACTION ON
SUBDIVISION: April 14,2016
ARCHITECTURE AND SITE: Augu st 24,2016
SUBDIVISION : Approval Subject to Conditions
ARCHITECTURE AND SITE: Denial
General Plan Designation : Low Density Residential
Zoning Designation: R-1 :8-Single-Family
Residential , 8,000-square foot lot
mtmmum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines ;
Parcel Size: 22 ,003 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Medium Density R-M:5-12:PD
Residential
South Residential Low Density Residential R-1:8
West Residential Medium Density R-M:5-12:PD
Re sidential
Planning Commission Staff Report-Page 2
360 Bella Vista Avenue/M-15-005, S-15-053 , & -054
March 9 , 2016
CEQA:
FINDINGS:
CONSIDERATIONS :
ACTION:
EXHIBITS:
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New Construction or
Conversion of Small Structures and Section 15315: Minor Land
Divisions
• As required , pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures and Section
15315 : Minor Land Divisions.
• As required by Section 29.10.09030(e) ofthe Town Code for
demolitions.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines .
• As required by Section 66474 of the Subdivision Map Act if
the Planning Commission denies the subdivision application.
• As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
1. Location Map (one page)
2. Findings for Subdivision (one page)
3 . Recommended Conditions of Approval for Subdivision (4
pages)
4. Findings for Architecture and Site (one page)
5. Recommended Conditions of Approval for Architecture and
Site (8 pages)
6. Project Data Sheets (four pages)
7. Applicant's Letter of Justification, received December 8,
2015 (one page)
8. Consulting Arborist Report, received on September 9, 2015
(33 pages)
9 . Consulting Architect report, received September 11, 2015(six
pages)
10. Development Plans, received on February 24, 2016 (17 pages)
Planning Commission Staff Report -Page 3
360 Bella Vista Avenue/M-15-005, S-15-053, & -054
March 9, 2016
BACKGROUND:
The 22,003-square foot site currently contains a two-family residence, additionally an illegal
second unit was added at some time to the rear of the existing dri veway but was never legali zed .
The applicant is requesting approval to demolish the existing structures, to subdivide the lot into
two equal 11 ,00 1.5-square foot lots, and to construct two new homes.
The project is being forwarded to the Planning Commission because the proposed residences
would be the largest in the immediate neighborhood .
PROJECT DESCRIPTION:
A . Subdivis ion Application
The applicant is proposing to subdivide one lot into two lots. Each lot would continue to
front on Bella Vista A venue with a conforming 60 feet of frontage. Both lots would have a
lot area of 11 ,00 1.5 square feet and meet or exceed the minimum lot depth of 90 feet.
B. Architecture and Site Application
On lot I the applicant is proposing a 3,322-square foot residence with a 702-square foot
detached garage. The two-story residence would have a maximum height of 28 feet and
include hardi-shingle siding, composition roofing and wood clad windows.
On lot 2, the applicant is proposing a 3,266-square foot residence with a 568-square foot
attached garage. The two-story residence includes a 1,4 72-square foot cellar and has a
maximum height of 27 feet , six inches. The proposed materials for lot 2 include board and
batt and hori zontal siding, composition roof and wood clad windows.
A color and material board for each lot will be available at the Planning Commission
meet ing, and Exhibit 4 includes general project data for each lot.
C. Locatio n and Surrounding Neighborhood
The project site i s located on the east side of Bella Vista A ve nue, approximately 200 feet
south of Caldwell A venue. Surrounding properties contain sing le-family residences. The
property across Bella Vista A venue connects to the Bella Vista Village dev elopment.
D. Zoning Compliance
The proposed subdivision would comply with the requirements of the R-1 :8 zone in regards
to s ize, frontage , and depth.
Planning Commission Staff Report-Page 4
360 Bella Vista Avenue/M-15-005, S-15-053, & -054
March 9, 2016
The proposed residences would comply with the maximum permitted height , FAR, and
structure coverage limitations . Additionally, the proposed re sidences comply with setback
and parking requirements, and the R-1 :8 zone permits single-family residence s.
ANALYSIS:
A. Floor Area
Based on Town and County records , the residences in the immediate area range in siz e
from 1,128 square feet to 3,016 square feet. The floor area ratios (FAR) ran ge from 0.13
FAR to 0.64 FAR . The proposed residence would be 3,322 and 3,266 square feet each
with a 0.30 FAR. Pursuant to Town Code, the maximum square foota ge for each lot would
be 3,322 square feet.
The following Neighborhood Analysis table reflects current conditions of the immediate
area.
ADDRESS House Garage Lot size Stories FAR
380 Bella Vista Ave 2,040 460 7,552 2 0.27
371 Bella Vista Ave 0 0 6,9 70 -0.00
385 Bella Vista Ave 3,016 498 9,150 2 0.33
374 Bella Vista Ave 1,128 216 5,782 1 0.20
368 Bella Vista Ave 1,170 364 7,500 1 0.16
360 Bella Vista (Ex)* 3,345 672 22,003 1 0.15
360 Bella Vista (I..ot 1) 3,322 702 11,001 2 0.30
360 Bella Vista (Lot 2) 3,265 521 11,001 2 0.30
354 Bella Vista Ave* 2,274 0 8,510 1 0.2 7
350 Bella Vista Ave 1,842 324 14,659 1 0.13
348 Bella Vista Ave 2,729 441 9,900 2 0.28
323 Templeton Lane 2,885 435 4,792 2 0.60
329 T empleton Lane 2,910 531 4,562 2 0.64
336 Templeton Lane 2,905 533 5,965 2 0.49
* Site contains more than one residential unit.
The proposed residences would be the largest homes in the immediate area with the seco nd
largest FAR if you exclude the lots on T empleton Lane within the Bluebird Lan e Planned
Development to the rear.
Planning Commission Staff Report -Page 5
360 Bella Vista A venue/M-15-005, S-15 -053 , & -054
March 9 , 2016
The project was referred to the Planning Commission because the proposed residences
wou ld be the largest in the immediate area. The Residential Design Guidelines specify that
residential development shall be similar in mass , bulk, and scale to the immediate
neighborhood. The Guidelines also specify that consideration will be given to the existing
F ARs, residential square footages, and lot sizes in the neighborhood. The applicant
provides justification for the proposed project in Exhibit 5 .
An additional area of concern is the massing of the residences from the street. While there
is a mix of single and two-story homes in this section of Bella Vista , most are not full two-
story res idences and have les s visible mass. Full two-story residences are more consistent
along the southern end of Bella Vista Avenue. The Town's Consulting Architect
considered this issue in his report (Exhibit 9) which is discussed below.
B. Tree Impacts
The project site contains 26 protected trees. The application was reviewed by the Town 's
Consulting Arborist (Exhibit 8). At the time of thi s review the applicant was proposing to
remove four of the protected trees onsite (two plums, one yucca , and one Carolina Cherry).
The proposed tree removals have changed slightly from the arborist's initial review. The
applicant is now proposing to remove nine protected trees. The four trees listed above as
well a s a 19 inch redwood are in direct conflict with the proposed structures. The
remaining four trees (three white birch and one 14 inch redwood) are in the center of the
rear yard s and would conflict with the applicant 's ability to landscape the rear yards (no
plans included at this time). The Town's Consulting Arborist provided additional feedback
on the se four trees in that they are high water users and their removal would be appropriate
if the replacement trees were of a drought tolerant species. However, the se four trees are in
fair or goo d condition and could be saved if determined to be appropriate.
If the project is approved, tree protection measures would be implemented prior to and
during construction. Replacement trees would be required to be planted pursuant to Town
Code. Tree protection measures are incorporated as conditions of approval (Exhibit 3) to
protect the trees to remain on the subject property and within the development area.
C. Architectural Considerations
Staff requested that the Town 's Architectural Consultant review the project (Exhibit 9) to
provide recommendations regarding architecture and neighborhood compatibility. The
consultant considered the change in mass and size of the proposed residences in regards to
their impact on the existing streetscape.
The Co n sultant's conclusions were that the homes are well de s ig ned and similar in scale to
the hom es within the Blue Bird (371 Los Gato s Boulevard) subdivision. The consultant
Planning Commission Staff Report -Page 6
360 Bella Vista Avenue/M-15-005, S-15-053, & -054
March 9, 2016
justifies these conclusions based on how the larger homes within the Blue Bird
development appear well integrated into the mix of smaller homes on Caldwell A venue due
in large part to the emphasis on the single story front porches similar to those in the
proposed project.
The consultant recommended some additional landscaping and a change to the proposed
eave on one of the garages. The applicant has incorporated the additional landscaping
along the northern property line of lot 1, and attached the garage on lot 2 in order to
provide room for the consistent eave lines as requested. Both items are included in the
development plans (Exhibit 1 0).
D. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
COORDINATION:
Planning staff coordinated with the Building Department, the Engineering Division of Parks and
Public Works, and the Santa Clara County Fire Department.
SUMMARY AND RECOMMENDATION:
A. Summary
The proposed residences would be the largest in the immediate area, and proposes to
remove four additional trees that would not be required based on the proposed
improvements. While there are several homes in the immediate area that would be similar
in size (within 10% of the proposed floor area) and or have a higher FAR, the proposed
residences appear taller and would include more substantial second floors than those
currently within this section of Bella Vista Avenue.
B. Recommendation
Subdivision
Staff recommends approval ofthe proposed subdivision unless one or more of the required
findings for denial can be made (Exhibit 2). If the Planning Commission finds merit with
the proposed subdivision, it should:
Planning Commission Staff Report -Page 7
360 Bella Vista Avenue/M-15-005, S-15-053 , & -054
March 9, 2016
1. Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
Categorically Exempt, Section 15315: Minor Land Divisions ; and
2. Determine that none of the findings required by Section 66474 of the Subdivision
Map Act to deny the subdivision application can be made; and
3. Approve Subdivision Application M-15-005 with the conditions contained in Exhibit 3.
ALTERNATIVES:
Alternatively, the Commission can:
1. Approve the application with additional and/or modified conditions, or
2. Continue the matter to a date certain with specific direction, or
3 . Deny the application.
Architecture and Site
However, staff recommends denial of the Architecture and Site applications based on the
size of the residences and the mass and scale in comparison to those in the immediate area.
ALTERNATIVES :
Alternatively, the Commission can:
1. Approve the applications by taking the following actions:
a. Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
Categorically Exempt, Section 15303: New Construction or Conversion of
Small Structures ; and
b. Make the required findings as required by Section 29 .10.09030(e) ofthe Town
Code for granting approval of a demolition (Exhibit 4); and
c. Make the finding that the project complies with the Residential Design
Guidelines (Exhibit 4); and
d. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture & Site application (Exhibit 4); and
e. Approve Architecture and Site Applications S-15-053 and 063 with the
conditions contained in Exhibit 5 and development plans attached as Exhibit 10.
2. Approve the applications with additional and/or modified conditions, or
3. Continue the matter to a date certain with specific direction.
360 Bella Vista Avenue
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PLANNING COMMISSION -March 9, 2016
REQUIRED FINDINGS FOR SUBDIVISION:
360 BeUa Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1:8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
Required f'mding for CEQA:
FINDINGS
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15315: Minor Land
Divisions.
Required findings to deny a Subdivision application:
• As required by Section 66474 of the State Subdivision Map Act the map shall be denied if
any of the following findings are made: None of the f'mdings could be made to deny the
application.
a. That the proposed map is not consistent with all elements of the General Plan.
b. That the design and improvement of the proposed subdivision is not consistent with all
elements of the General Plan.
c. That the site is not physically suitable for the proposed development.
d. That the site is not physically suitable for the proposed density of development.
e. That the designs of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
f. That the design of the subdivision or type of improvements is likely cause serious public
health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision.
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PLANNING COMMISSION-March 9, 2016
CONDITIONS OF APPROVAL FOR SUBDIVISION
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1 :8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL. This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the approved plans noted as
received by the Town on November 5 , 2014 . Any changes or modifications to the
approved plans shall be approved by the Community Development Director, Development
Review Committee, Planning Commission, or Town Council, depending on the scope of
the changes.
2. EXPIRATION. The Tentative Map 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. 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.
4. ARCHITECTURE AND SITE APPROVAL REQUIRED. Architecture and Site approval
is required for the demolition of the existing two-family residence and the two replacement
residences. Approval must be obtained prior to recordation of the final parcel map.
5. DEMOLITION AND DEMOLITION PERMIT REQUIRED. This approval is contingent
on the demolition of the existing structures as shown on the approved plans. A demolition
permit is required for the demolition of any existing structures. All required demolition
shall occur prior to the recordation of the final parcel map.
6. TREE PRESERVATION. All recommendations of the Town 's Consulting Arborist shall
be followed. Refer to the report prepared by Debbie Ellis dated September 9, 2015 for
additional details.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engin eering Division
7. 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
.JEXH!BU 3
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 i s i ss ued.
The Developer's representative in charge shall be at the job s ite 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.
8. ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the Applicant/Developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not limited
to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
9 . RESTORATION OF PUBLIC IMPROVEMENTS: The Deve loper shall rep air or replace
all existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as , but not limited to , curb, gutter, and
pavement shall be repaired and replaced to a condition equal to or better than the original
condition. Any new concrete shall be free of stamps , logo s, name s, graffiti , etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor's so le expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Di sabled Access provisions. The
Developer shall request a walk-through with the Engineering Construction Inspector before
the start of construction to verify existing conditions.
10. GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12 .20.015 of the Town Code. The grading permit
application (with grading plans) shall be made to the Engineering Division of the Parks &
Public Works Department locat ed at 41 Miles A venue. The grading plans shall include
final grading, drainage, tetaining wall location , dri veway, utilities and interim erosion
control. Grading plans shall li st earthwork quantities and a table of existing and proposed
impervious areas. Unless specifically allowed by the Director of Parks and Public Works,
the grading permit will be issued concurrently with the building permit. The grading permit
is for work outside the building footprint(s). A separate building permit , i ss ued by the
Building Department on E. Main Street is needed for grading within the building footprint.
11. DRIVEWAY: The driveway conforms to existing pavement on Bella Vista A venue shall
be constructed such that existing drainage patterns will not be obstructed.
12 . TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or
building permit, whichever comes first.
13. PARCEL MAP: A parcel map is required. Two copies of the parcel map shall be
submitted to the Engineering Di visio n of the Parks & Public Works Department for review
and approval. Submittal shall include closure calculations, title reports and the appropriate
fee. T he map shall be recorded before any permits for new construction are issued.
14 . WEST VALLEY SANITATION DISTRICT:
a. All sewer connection and treatment plant capacity fees shall be paid prior to the
recordation of any maps or the issuance of a sewer connection permit, whichever
occurs first. Written confirmation of payment of these fees shall be provided prior to
map recordation.
b . Sanitary sewer laterals are televised by West Valley Sanitation District and approved
by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out is
required for each property at the property line or location specify by the Town.
15 . DEMOLITION: The existing building shall be demolished prior to recordation of the
parcel map.
16. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's so ils engineer shall review the final grading and drainage plans
to ensure that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments . Approval of the
Applicant 's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans.
17 . SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report , and recommend appropriate changes in
the recommendations contained in the report , if necessary. The results of the construction
observation and testing should be documented in an "as-built" letter/report prepared by the
applicants' soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
18 . SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnical & Geologic Investigation on Proposed
Two Custom Homes, 360 Bella Vista Avenue, Los Gatos, California by T. Makdissy
Consulting, Inc., dated July 2 , 2015, and any subsequently required report or addendum.
Subsequent reports or addendum are subject to peer review by the Town's consultant and
costs shall be borne by the applicant.
19. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground , as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground . Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
20. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to
issuance of a building permit. The estimated fee per the current Town Fee Schedule is
$16,320.00. This fee is based on 120 LF of curb at $64/LF and 540 square feet of 4.5-foot
wide sidewalk at $16/SF. The fee is subject to change every fiscal year.
21. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00a.m. and 9:00a.m. and between 4:00p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering Inspectors to devise a traffic control
plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the
project site. This may include, but is not limited to provisions for the developer/owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. All truck s transporting materials to and from the
site shall be covered.
22. CONSTRUCTION NOISE: Between the hours of 8:00a.m. to 8:00p.m., weekdays and
9 :00a.m. to 7:00p.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.
23. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the employee parking, materials
storage area, concrete washout, and proposed outhouse locations.
24. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures :
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c . Direct roof downspouts to vegetated areas.
d . Use permeable pavement surfaces on the driveway, at a minimum, if infiltration is
feasible.
e. Use landscaping to treat stormwater.
25. 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 .
26. 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. 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 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'C0NDIT NS\20 16'Be lla Vis1a-360 ,TM.doc
PLANNING COMMISSION -March 9, 2016
REQUIRED FINDINGS AND CONSIDERATIONS FOR ARCHITECTURE AND SITE:
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1 :8. APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
Required fmding for CEQA:
FINDINGS
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required finding for the demolitions:
• As required by Section 29.10.09030(e) ofthe Town Code for demolitions:
1. The Town's housing stock will be maintained as the residences will be replaced.
2. The existing structures have no architectural or historical significance, and are in poor
condition .
3. The property owner does not desire to maintain the structures as they exist; and
4. The existing structures would conflict with the proposed subdivision.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION -March 9, 2016
CONDITIONS OF APPROVAL FOR ARCHITECTURE AND SITE
360 Bella Vista A venue
Subdivision Application M-15-005
Architecture and Site Applications S-15-053 and 054
Requesting approval to demolish an existing two-family residence, subdivide one lot into
two lots, and construct two new single-family residences on property zoned R-1:8 . APN
529-22-038.
PROPERTY OWNER: John Brady
APPLICANT: Michael Black
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans shall be approved by the Community Development
Director, DRC or the Planning Commission depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20 .320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum , and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis , identified in the Arborist's report dated as
received September 9, 2015, on file in the Community Development Department. A
Compliance Memorandum shall be prepared by the applicant and submitted with the
building permit application detailing how the recommendations have or will be
addressed. These recommendations must be incorporated in the building permit plans, and
completed prior to issuance of a building penpit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Refer to tree fencing requirements and other
protection measures identified in the Arborist Reports prepared by Deborah Ellis dated as
received September 9, 2015 , on file in the Community Development Department. Include
a tree protection plan with the construction plans .
8. SALVAGE OF BUILDING MATERIALS : Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood , metal , glass, and
.£~U5 I
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
9 . STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
I 0 . 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
11. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing structures and a Building Permit shall be required for the construction of the new
single-family residences. Separate permits are required for electrical, mechanical , and
plumbing work as necessary.
12 . 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.
13 . SIZE OF PLANS: Four sets of construction plans , minimum size 24" x 36", maximum
si ze 30" x 42 ".
14. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application
and a Bay Area Air Quality Management District Application from the Building
Department Service Counter. Once the demolition form has been completed, all signatures
obtained, and written verification from PG&E that all utilities have been disconnected,
return the completed form to the Building Department Service Counter with the air
District's J # Certificate, PG&E verification, and three (3) sets of site plans showing all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
15. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics. As an alternate, the necessary foundation elements can be
designed by a licensed Civil Engineer to the Minimum Requirements of Chapter 4 of the
2013 California Residential Code.
16. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report, and that the building pad elevation and on-site retaining wall locations and
elevations have been prepared according to the approved plans . Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a . Building pad elevation
b. Finish floor elevation
c. Foundation comer locations
d. Retaining Walls
17. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The re sidence shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls at water
closets, showers, and bathtub s, located 34-inches from the floor to the center of the
backing, suitable for the install ation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall be a 36 -inch wide door including a 5'x5' level landing, no more
than 1/2-inch out of plane with the immediate interi or floor level with an 18-inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
18. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
19. BACKWATER VALVE: The scope of this project may require the installation of a
sani tary 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 install ation. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
20. TOWN F IREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved app li ance as per Town Ordinance 1905. Tree limbs shall be cut within 1 0-feet
of Chimney.
21. HAZARDOUS F IRE ZONE: The project requires a Class A Roof assembly.
22. 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 i ssuance of the building permit. The
Town Special Inspection form must be complete ly filled-out and signed by all requested
parties prior to permit i ssuance. Special Inspection forms are avai l able from the Building
Division Service Counter or online at www.losgatosca.gov/bui ld ing
23. 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 avai lable 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.
24. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development-Planning Division
b. Engineering/Parks & Public Works Department
c. Santa C lara County Fire Department
d. West Valley Sanitation District
e. Local School District: The Town wi ll forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
Issuance.
f. Bay Area Air Quality Management District
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS :
Engineering Division
25. 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 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.
26. 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
deve lopment plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer
27. ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the Applicant/Developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not limited
to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
28. PUBLIC WORKS INSPECTIONS: The Developer or his/her representative shall notify
the Engineering Inspector at least twenty-four (24) hours before starting any work
pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-
of-way. Failure to do so will result in rejection of work that went on without inspection.
29. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to , curb, gutter, and
pavement shall be repaired and replaced to a condition equal to or better than the original
condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor's sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The
Developer shall request a walk-through with the Engineering Construction Inspector before
the start of construction to verify existing conditions.
30. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours , protective
enclosures, or other means to facilitate public access in a safe manner may be required.
31. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division of the Parks and Public Works Department.
32. fNSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any permits or recordation of the parcel map.
33. GRADfNG PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions li sted in Section 12.20 .0 15 of the Town Code. The grading permit
application (with grad in g plans) shall be made to the Engineering Divi s ion of the Parks &
Public Works Department located at 41 Miles A venue . The grading plans shall include
final grading, drainage, retaining wall location, driveway, utilities and interim erosion
control. Grading plans shall list earthwork quanti tie s and a table of existing and proposed
impervious areas. Unless specificall y all owed by the Director of Parks and Public Works,
the grading permit w ill be issued concurrently with the building permit. The grading permit
is for work outside the building footprint(s). A separate building permit, issued b y the
Building Department on E. Main Street is needed for grading within the building footprint.
34. DRIVEWAY: The driveway conforms to existing pavement on Bella Vista A venue shall
be co nstructed such that existing drainage patterns will not be obstructed.
35. TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or
building permit, whichever comes first.
36. WEST VALLEY SANITATION DISTRICT:
a. All sewer connection and treatment plant capacity fees shall be paid prior to the
recordation of any maps or the iss uance of a sewer connection permit, whichever
occurs first. Written confirmation of payment of these fees shall be provided prior to
map recordation.
b. Sanitary sewer lateral s are televised by West Vall ey Sanitation District and approved
by the Town of Lo s Gatos before they are used or reused. A sanitary sewer clean-out is
required for each property at the property line or location specify by the Town.
37. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investi gation for review and approval by
the Town. The Applicant's so il s engineer s hall review the final grading and drainage plans
to e nsure that designs for foundation s, r etaining walls, site grading, and s ite drainage are in
accordance with their recommendations and the peer review comments. Approval of the
App li cant's so ils en gineer shall then be conveyed to the Town either by letter or b y signing
the plans.
38. SOILS ENGfNEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading sha ll be inspected by the applicant's soi ls eng ineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design -l evel geotechnical report , and r ecommend appropriate changes in
the recommendations contained in the report, if necessary. The r esults of the construction
observation and testing should be documented in an "as-built" letter/report prepared by the
applicants' so il s engineer and submitted to the Town b efore final release of any occupancy
permit is granted.
39. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnical & Geologic Investigation on Propos ed
Two Cus tom Homes, 360 Be lla Vista Avenue, Los Gatos, California by T. Makdissy
Consulting, Inc., dated July 2, 20 15 , and any subsequently required report or addendum.
Subsequent reports or addendum a re subject to peer review by the Town 's consultant and
costs shall be borne by the applicant.
40. UTILITIES: The Developer shall install all new , relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.0 15(b ). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities .
41. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee shall be paid prior to
issuance of a building permit. The estimated fee per the current Town Fee Schedule is
$16,320.00 . This fee is based on 120 LF of curb at $64/LF and 540 square feet of4.5-foot
wide sidewalk at $16/SF. The fee is subject to change every fiscal year.
42. CONSTRU CTION 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 approval from
the Town Engineer.
43. 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 developer shall work with the Town
Building and Engineering Department Engineering Inspe ctors to devise a traffic control
plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the
project site. This may include, but is not limited to provisions for the developer/owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. All trucks transporting materials to and from the
site shall be covered.
44. 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 leve l at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
45. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the employee parking, materials
storage area, concrete washout, and proposed outhouse locations.
46. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures :
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimi ze impervious surface areas.
c. Direct roof downspouts to vegetated areas . .
d. Use permeable pavement surfaces on the driveway, at a minimum, if infiltration is
feasible.
e. Use landscaping to treat stormwater.
47. 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 times daily, or
apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated 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 late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed 25 MPH . All trucks hauling soil, sand, or other loose
debris shall be covered.
48. 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.
49 . 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.
50. 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 washed into
the Town's storm drains.
51. 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. 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 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
56 . FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In all new one-and two-family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet. Exception: A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification
or upgrade of the existing water service is required. A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit application
and appropriate fees to this department for review and approval prior to beginning their
work.
57. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies . It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant( s ).
58 . CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-
7. Provide appropriate notations on subsequent plan submittals, as appropriate to the
project.
59. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure.
N :\DEV\CONDITIONS\20 16\Be lla Vista-360.docx
r (~
360 Bella Vista (Lot 1) -PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED
Zoning district R-1:8 same -
Land use f2£s~rd !2&-rthvh~J Single family residential
Lot size:
$ Square feeUacres /f, Wl.) I l I c» t.S 8,000
Exterior materials:
$ siding 5£CGo )4n~/i, -
$ trim Lvo:xf 0~ -
$ windows Utl/lc. .. J {lhr/ -
v
$ roofing f»/fl!P W/11P -
Building floor area:
$ first floor 2-I{CZS 19'18
$ second floor -t51l-{
$ garage -/O :L
$ cellar ---
Setbacks (ft.):
$ front ~-z~ 2b' 2 5 feet minimum
3o I 58' $ rear 20 fe et minimum
$ side s· 8' 8 feet minimum
$ side ~t /b'?~ ~feet minimum
Maximum height (ft.) J-slvVVJ )~I 30 feet maximum
J
Floor Area Ratio(%)
$ house .13 . )D?-
$ garage ,-.oB3
l1£xmBIT 6
Parking 3 two s pac es min imum
Sewer or Septic Sewer
Same -
Grading (cu. yds.) .
·' ~; --'· II ~
$ house I lLfB -
$ driveway Y1ll }J__ -
$ landscape area f)_ -
360 Bella Vista (lot 2) -PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED
Zoning district R-1:8 same -
Land use ~~d~h .. l /&Jd~w( Single family residential
Lot size:
$ Square feet/acres If out II rJot 8,000
,
Exterior materials:
$ siding )b /i.x'w"-h.f J Uer-~ctA -
$ trim ~cxl UAxX1 -
$ windows Uth-"JI rtcr/ -
$ roofi ng &~ wrn{J -
I
Building floor area: I•
$ first floor 240) /Pf1L{
$ second floor -1 3'8(
$ garage -52 (
$ cellar ---
Setbacks {ft.):
$ front 5)' <Jb I 2 5 feet min imum
$ rear )o' 54' 20 feet minimum
$ side 5' to' 8 feet minimum
$ side ~ 8' 2'' < ~ feet minimum
Maximum height {ft.) 1-sh~ 2]_c 6 Lt 30 feet maximum
J
Floor Area Ratio{%)
$ house ( l5 ,30
$ garage
Parking <:2_ two spaces minimum
Same
Sewer or Septic Sewer -
II
Grading (cu. yds.) -~
$ house ~JL( -
$ driveway 0 -
$ landscape area ?_Lf -
PBD
PEN I N SUL A BUILDERS 6 DEVE LOP MEN T
RECEIVED
DEC 08 701~
TOWN OF LOS GATOS
PLANNING DIVISION
360 BELLA VISTA AVENUE, LOS GATOS
Letter of justification
Town of Los Gatos
Planning Department
11 0 E. Main Street
Los Gatos, CA 95030
Dear Staff,
The property at 360 Bella Vista Avenue consists of three structures that were built in 1940. These
three structures are on a large 22,000 sqft flat lot that resides in an R-1 -8 Zoning. We have
submitted plans for a two lot subdivision that include the design of two single family homes. The
subdivision of the property into two parcels will create consistent lot sizes within the neighborhood.
Lot 1 i s a two-story, shingle siding craftsman house that focuses on a symmetrical front elevation.
This front elevation has an inviting front porch and important master bedroom balcony that has
beautiful views of the Los Gatos Mountains. The driveway is located on the north side of the
property to gain distance from the cute bungalow house next door. The view from the street down
the driveway makes the three car garage appear to only be a two car garage. The second story
setback around the entire house reduces the overall bulk and mass of the home. This craftsman
design is a perfect complement to the neighborhood.
Lot 2 is a two-story farmhouse design with a combination of vertical board & batt siding along with
horizontal siding on the second story. The spacious front porch with large front windows provides
an attractive elevation from the street. The driveway was placed on the south side o f the property to
preserve the oak trees and create a buffer between the neighbor to the south. The attached garage is
set far enough back from the street that it has the appearance of a detached garage . The design of
this house has a great balance of materials that help it blend to the surrounding neighborhood.
The proposed plans for both homes comply with the Residential Design Guidelines . These homes
are well designed, are an appropriate size for the lo t s, and are compatible with the surrounding
homes in the neighborhood. We believe the propose d projec t is a great addition to the
neighborhood.
Regards,
Michael Black
Peninsula Builders & Develo pment
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