Item 4 - Staff Report & Exhibits 1-5TOWN OF LOS GATOS ITEM NO: 4
PLANNING COMMISSION STAFF REPORT
Meeting Date: April13, 2016
PREPARED BY:
APPLICATION NO:
LOCATION :
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
Erin Walters , Associate Planner
ewalters@ losgatosca.gov
Architecture and Site Application S-14-056
18151 Overlook Road (located on the north side of Overlook
Road , west ofWissahickon Avenue)
Urban West, LLC , Nicole King
Ronald M. Tate
APPLICATION SUMMARY: Requesting approval to demolish an existing single-family
residence, to construct a new single-family residence, and obtain
a grading permit on property zoned R-1 :8 . APN 510-40-146.
RECOMMENDATION :
PROJECT DATA :
CEQA:
DEEMED COMPLETE: March 11 ,20 16
FINAL DATE TO TAKE ACTION: September 11 , 2016
Denial
General Plan Designation:
Zoning Designation :
Low Density Re s idential
R-1 :8 -Single-Family
Residential, 8,000-square foot lot
mmtmum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines
Parcel Size: 7,000 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Low Density Residential R-1:8
South Residential Medium Density R-M :5-12
Residential
West Residential Low Density Residential R-1 :8
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.
Planning Commission Staff Report -Page 2
18151 Overlook Road/S-14-056
April13, 2016
FINDINGS:
CONSIDERATIONS :
ACTION:
EXHIBITS:
• As required , pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• As required by Section 29.10.09030(e) of the Town Code for
the demolition of a single-family residence.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
• As required by Section 29.20.150 ofthe 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
2. Findings (one page)
3. Recommended Conditions of Approval (nine pages)
4. Project Data Sheet (two pages)
5. Applicant's Letters of Justification, received August 14 , 2014
(one page) and February 17, 2016 (four pages)
6. Town's Consulting Arborist Report , received June 1, 2015
(25 pages)
7 . Amended Town's Consulting Arborist Report, received
September 21,2015 (26 pages)
8. Original Development Plans (elevations only), received
August 14,2014 and reviewed by the Town's Consulting
Architect (one page)
9. Town's Consulting Architect report , received April29, 2015
(four pages)
10. Amended Town 's Consulting Architect Report, received
August 20,2015 (four pages)
11. Amended Town's Consulting Architect Report, received
December 11,2015 (five pages)
12. Email to Staff from Town's Consulting Architect, received
January 6 , 2016 (one page)
13. Applicant 's Outreach Letter to Neighbors, received August 5,
2015 (two pages)
14. Public Comments received by 11 :00 a.m. April 7 , 2016
(26 pages)
15. Colors and Materials, received January 6, 2016 (one page)
16. Currently proposed Development Plans, received March 11,
2016 (12 pages)
Planning Commission Staff Report-Page 3
18151 Overlook Road/S-14-056
April 13,2016
BACKGROUND:
The subject site is located on the north side of Overlook Road, three properties west of the
intersection ofWissahickon Avenue and Overlook Road (see Exhibit 1). The non-conforming
lot is 7,000 square feet with an existing 1 ,646-square foot two-story residence and a 422-square
foot garage built in 1971 . The immediate neighborhood is a mix of single-family homes and
multi-family housing and contains one and two-story homes .
The applicant proposes to demolish the existing house and construct a new 2,326-square foot
two-story residence with an 819-square foot cellar and a 244-square foot attached garage.
The lot is non-conforming due to the lot size and lot frontage. The proposed project meets all
technical requirements including parking, setbacks, height, floor area, and building coverage.
The project is being forwarded to the Planning Commission because neighborhood concerns
regarding mass, height, privacy and neighborhood compatibility could not be resol ved.
PROJECT DESCRIPTION:
A . Architecture and Site Application
The applicant is proposing a 2 ,326-square foot two-story residence with an 819-square foot
cellar and a 244-square foot attached garage. The proposed contemporary craftsman style
residence would have a maximum height of 28 feet , three inches. The proposed materials
include: wood shingles, stone veneer, wood trim, wood clad windows with casings, and a
composite roof. A color and material sheet is provided in Exhibit 15. A color and material
board will be available at the Planning Commission meeting and Exhibit 4 includes general
project data.
B. Location and Surrounding Neighborhood
The project site is located on the north side of Overlook Road, three properties west of the
intersection ofWissahickon Avenue and Overlook Road (see Exhibit 1). Properties to the
west, north, and east contain single-family residences and multi-family units exist to the
south.
C. Zoning Compliance
The proposed project complies with the floor area, height, and building coverage
limitations. The proposed project complies with setback requirements and all required
parking is being provided on-site. The zoning permits a single-family residence.
Planning Commission Staff Report -Page 4
18151 Overlook Road/S-14-056
April 13 , 2016
ANALYSIS:
A. Floor Area
The applicant is proposing a 2 ,326-square foot two-story residence with an 819-square foot
cellar and a 244-square foot attached garage. The following Floor Area table reflects
proposed floor area and countable floor area pursuant to the Town Code.
Total Floor Area Countable Floor Area
Second Floor 946 946
First Floor 1,380 1,380
Cellar* 819 0
Garage** 244 0
Total 3,389 s.f. 2,326 s.f.
* Cellars are except from countable floor area.
**Non-Hillside zoned properties have a separate garage floor area calculation.
Based on Town and County records, the residences in the immediate area range in size
from 1,876 square feet to 2 ,350 square feet. The floor area ratios (FAR) range from 0 .25
FAR to 0.34 FAR. The proposed residence would be 2,326 square feet with a 0.33 FAR.
Pursuant to Town Code, the maximum square footage for the lot size is 2,338 square feet.
The following Neighborhood Analysis table reflects current conditions of the immediate
area.
House House
ADDRESS House Garage and garage Lot size FAR
18101 Overlook Road 2,159 540 2 ,699 8,000 0 .27
18121 Overlook Road 1,973 420 2,393 8,000 0 .25
18201 Overlook Road 1,876 525 2 ,401 7,000 0 .27
18251 Overlook Road 2,350 460 2,810 7 ,000 0 .34
* 18000 Overlook Road 5,857 704 6,561 56,192 0.10
* 17910 Overlook Road 1,346 550 1,896 1,296 1.04
* 17920 Overlook Road 1,346 550 1,896 1,296 1.04
* 17930 Overlook Road 1,346 550 1,896 1,296 1.04
1815 1 Overlook Road (Ex) 1,646 422 2,068 7,000 0.24
18151 Overlook Road (P) 2,326 244 2,570 7,000 0.33
*Properties in the immediate area that have not bee n included in the ne ighborhood
analysis du e to large or small lot size. They are not comparable to the subject property.
Planning Commission Staff Report -Page 5
18151 Overlook Road/S-14-056
April 13 ,2016
At 2 ,326 square feet , the proposed residence would be the second largest home in the
immediate area and the second largest FAR. The proposed FAR and square footage is
compatible with the immediate neighborhood.
B. Tree Impacts
The project site contains 15 trees (on-site and on adjacent properties); 12 are protected trees
and three privet trees are exempt from regulation. The applicant is proposing to remove
four protected trees . The trees include an 18-inch diameter Monterey Pine, a multi-trunk
western redbud, a 5-inch diameter Evergreen Pear, and a 5-inch diameter Pacific Wax
Myrtle, all in poor overall condition.
The Town's Consulting Arborist prepared an arborist report for the site and
recommendations for the project (Exhibit 6). The applicant made changes and addressed
the Consultant's recommendations and staff forwarded the revisions to the consultant for a
second review (Exhibit 7). The applicant has incorporated the Consulting Arborist's
recommendations into the final development plans.
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 8) to
provide recommendations regarding architecture and neighborhood compatibility. The
consultant identified several recommended changes in order to bring the project into
compliance with the Town's Residential Design Guidelines (Exhibit 9).
The first review by the Consultant provided the following recommendation:
I . Design the two fireplace chimneys to be compatible with traditional Craftsman Style
hom e.
The applicant made changes and addressed the Consultant's recommendation and staff
forwarded the revisions to the Consultant for a second review (Exhibit 1 0).
The second review by the Consultant had the following recommendation:
1. The shed roof transition between the fireplace firebox and the chimney seems a bit out
of character with th e Craftsman Style details at the roof gable end. Design the fireplace
chimney transition to be compatible with traditional Craftsman Style homes.
Planning Commission Staff Report -Page 6
18151 Overlook Road/S-14-056
April 13, 2016
The applicant made changes and addressed the Consultant's recommendation and staff
forwarded the revisions to the Consultant for a third review (Exhibit 11 ). The applicant
had modified the exterior materials, using shingles and stone in lieu of the stucco
previously proposed.
The third review by the Consultant had the following recommendations:
1. Us e traditional wood shingles rather than fiber cement shingles.
2. Increase the size of the stone column bases.
3. Use mitered shingles at all corners.
Based on direction from the Consulting Architect and staff, the applicant made changes to
the elevations addressing the exterior materials change. The revisions are incorporated into
the final development plans included in Exhibit 16.
The Consulting Architect found that the proposed residence is scaled appropriately and is
compatible with the one and two story homes in the immediate neighborhood (Exhibit 12).
D. Public Outreach
The project was referred to the Planning Commission because neighbors have expressed
concerns regarding privacy, height, mass, and neighborhood compatibility (Exhibit 14).
In August of 2015, the applicant reached out to neighbors, providing a letter of introduction
(Exhibit 13) and proposed development plans. Staff received 13 response letters from
neighbors acknowledging they had reviewed the project plans. Three responses expressed
concerns. In addition staff received additional correspondence from three concerned
neighbors (Exhibit 14).
The neighbor living across the street from the subject property at 18000 Overlook Road has
expressed concerns regarding on-site parking, lack of street parking on Overlook Road,
architecture design quality of the proposed house, and compatibility with surrounding
homes (Exhibit 14).
The neighbor located to the right of the subject site at 18121 Overlook Road, has expressed
concerns regarding the on-site parking, height, and mass of the building due to the narrow
lot (Exhibit 14). The property to the right is at a lower grade than the subject site.
The neighbor located to the rear of the site at 9 Chestnut Avenue has expressed concerns
regarding privacy in their back yard , height , mass, and changing the character of the
neighborhood. Exhibit 14 includes a letter from Mr. and Mrs . Kelly and photos from their
backyard. The Kelly 's property is at a lower grade than the subject site.
Planning Commission StaffReport-Page 7
18151 Overlook Road/S-14-056
April 13 , 2016
The applicant has met on-site with the rear and side neighbors to discuss their concerns and
possible ways to address the concerns as discussed in the applicants letter (Exhibit 5). The
applicant corresponded via email with the neighbor across the street (Exhibit 14). Height,
mass, neighborhood compatibility, and privacy are discussed in the following sections.
E. Height, Mass and Neighborhood Compatibility
Early in the review process the applicant installed story poles to provide a visual context of
the proposed height and mass for the neighbors and staff. The applicant has also installed
pieces of plywood on the rear elevation to represent the second story window placement.
The existing elevation of the properties on Overlook Drive run downhill from west to east
(left to right). The neighboring property to the west (left) is located at a higher elevation
than the subject property and the properties to the east (right) and to the rear (north) are
located at lower elevation level than the subject site.
t
I
i l D I I
I _L
In order to reduce the mass of the house the second story is setback approximately 25 feet
from the first story front elevation (Exhibit 16 , Sheet A4). The streetscape elevation above
does not provide the visual context of the 25-foot second story setback, which reduces the
second story mass.
The second story is setback approximatel y three feet on both sides from the first story,
further reducing the second story mass . The proposed residence is set 55 feet, 2 inches
from the rear property line, where 20 feet is required, providing additional distance from
the rear neighbor.
The proposed two-story residence is 28 feet , three inches tall (30 feet is allowed in the R-
1 :8 zone). The proposed height is approximately four feet taller than the existing two-story
residence. The applicant has proposed an average plate height for the residence ranging
from 8 -112 feet to 9-1 /2 feet.
A neighbor expressed concerns that the proposed cellar was adding additional height to the
structure. The applicant's engineer provided documentation explaining that the finish floor
height proposed was set to meet drainage requirements and to protect the adjacent trees
(Exhibit 5).
3,3~"--0
Planning Commission StaffReport-Page 8
18151 Overlook Road/S-14-056
April 13, 2016
The applicant's design team explored lowering the building height of the proposed
residence but stated that if that was done it would compromise the architectural style and
the ability to sell the home (Exhibit 5).
The Residential Design Guidelines specify that residential development shall be similar in
mass, bulk, and scale to the immediate neighborhood . The applicant provides justification
for the proposed residence in Exhibit 5. The Town's Consulting Architect finds the
proposed project to be compatible with the scale of the immediate neighborhood (Exhibit
12).
F . Privacy
Neighbors have expressed concerns regarding privacy. The applicant met with the
neighbor to the right ( 18121 Overlook Road) and to the rear (9 Chestnut A venue) to discuss
privacy issues (Exhibit 5). Both of the neighboring properties are located at a lower
elevation.
Removal of Second Story Balcony
The proposed residence improves privacy for both the rear and side neighbors as the
existing second story balcony will be removed. Additionally, the existing home 's main
living space is located on the second floor and the proposed home will replace this area
with a master bedroom.
Window Placement and Size
The proposed window placement and window size have been designed to provide privacy
for the future residents and the neighboring properties . Egress windows for the front
second story bedrooms have been placed on the front elevation. There are two windows on
the rear elevation, one egress window for the master bedroom and one smaller frosted
bathroom window.
Staff suggested that the applicant consider using obscure glass in the second story rear
elevation windows. The applicant will use obscure glass for the bathroom window (Exhibit
3, Condition of Approval #13), but would like to keep the master bedroom egress window
clear.
Landscape Screening
In 2015, a tree removal permit was issued to remove a 35-inch diameter oak tree in the rear
yard of the subject property due to severe root damage, which reduced the landscape
screening between the subject property and rear properties. Exhibit 3, Condition of
Approval #8 requires three 36-inch box trees to be planted on-site to mitigate this tree
removal. One of the replacement trees must be an oak tree located in the same rear yard
location where the previous oak tree was removed.
Planning Commission StaffReport-Page 9
18151 Overlook Road/S-14-056
April13 ,2016
In addition the applicant has proposed to plant additional landscape screening to address
the privacy concerns . Exhibit 3, Condition of Approval #11 requires 24-gallon
evergreen/drought tolerant trees/hedges be planted in the rear yard to provide a landscape
privacy buffer between the properties prior to the issuance of a Certificate of Occupancy.
The landscape privacy buffer shall be maintained. Modified landscape plans will be
reviewed and approved prior to issuance of a building permit.
G. Parking
Pursuant to Section 29.10.150 of the Town Code single-family homes are required to
provide two off-street parking spaces. Town Code does not require off-street parking to be
covered. The proposed project provides one garage parking space and one uncovered
parking space. The applicant has utilized a single car garage in the proposed design
because the lot width is narrow . A two car garage would dominate the streetscape, as it
currently does . The proposed one car garage allows for a covered porch entry feature on
the front elevation while meeting the Town Code 's parking requirement. The project also
includes a 24-foot wide driveway that will provide space for guest parking. The proposed
project meets the Town Code requirements for off-street parking.
H. 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:
Staff has received comments from the public. The body of the staff report discusses the public
comments which are also included in Exhibit 14.
SUMMARY AND RECOMMENDATION:
A. Summary
As currently proposed, the project would create a two-story contemporary craftsman style
residence that meets parking requirements, setbacks, allowable floor area, lot coverage, and
allowable height. The proposed house would be the second largest house in the immediate
neighborhood and would be approximately four feet taller than the existing two-story
house. The applicant has worked with the adjacent neighbors to try to resolve outstanding
parking, privacy, height, mass, and neighborhood compatibly concerns .
Planning Commission StaffReport-Page 10
18151 Overlook Road/S-14-056
April 13,2016
Due to the proposed building size, height, and neighborhood topography the neighbor's
concerns remain regarding mass, height, privacy, and neighborhood compatibility. While
staff supports the project because it meets the Zoning Code requirements and has
appropriate proposed architecture staff has concerns regarding the proposed height and
mass as it relates to the immediate area.
B. Recommendation
Staff recommends denial of the Architecture and Site application based on the height and
mass of the residence in comparison to those in the immediate area.
ALTERNATIVES:
Alternatively, the Commission could:
1. Approve the application by taking the following actions:
a. 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
b. Make the required findings as required by Section 29.10.09030(e) of the Town Code
for granting approval of a demolition of a single-family residence (Exhibit 2); and
c. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); 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 2); and
e . Approve Architecture and Site Application S-15-063 with the conditions contained in
Exhibit 3 and development plans included as Exhibit 16.
2. Approve the application with additional and/or modified conditions.
3. Continue the matter to a date certain with specific direction.
Associate Planner Community Development Director
JP:EW:cg
cc: Urban West, LLC/ Nicole King, 22 S. Santa Cruz, 2nd Floor, Los Gatos, CA 95030
Ronald M. Tate, 22 S. Santa Cruz, 2nd Floor, Los Gatos , CA 95030
Chris Spaulding, 801 Camelia Street, Suite E., Berkeley, CA 94710
Super Structures, Inc., 1251 Dell Avenue, Campbell, CA 95008
N:\DEV\PC REPORTS\20 16\0ver1ookRd 18151-A&S.docx
/
/
18151 Overlook Road
EXHIBIT 1
This Page
Intentionally
Left Blank
PLANNING COMMISSION -April 13, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
18151 Overlook Road
Architecture and Site Application S-14-056
Requesting approval to demolish an existing single-family residence, to construct a new
single-family residence and obtain a grading permit on property zoned R-1:8. APN 510-40-
146.
PROPERTY OWNER: Ronald M. Tate
APPLICANT: Urban West, LLC, Nicole King
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required finding for the demolition of a single-family residence:
• As required by Section 29.1 0.09030( e) of the Town Code for the demolition of a single-
family residence:
1. The Town's housi ng s tock will be maintained as th e single-family residence w ill be
re pl aced.
2. The ex ist in g structures have no architectural or hi storical signi ficance , and are in p oor
condition.
3. T he property owner do es not desire to maintain the structure s as they exist; and
4. The economic utility of the structures is limited due to the wo rk done b y a prior owner.
Required C ompliance 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 a n
Architecture and Site application were all made in reviewing this project.
N:\D EV\FI N DINGS\20 16\0 V ERLOOKROADI 8 151 .DOCX EXHIBIT 2
This Page
Intentionally
Left Bla:nk
PLANNING COMMISSION -April 13, 2016
CONDITIONS OF APPROVAL
18151 Overlook Road
Architecture and Site Application S-14-056
Requesting approval to demolish an existing single-family residence, to construct a new
single-family residence and obtain a grading permit on property zoned R-1:8. APN 510-40-
146.
PROPERTY OWNER: Ronald M. Tate
APPLICANT: Urban West, LLC, Nicole King
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 and/or business operation 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 Arborist Resources, identified in the Arborist ' s reports dated as
received June 1, 2015 , and received September 21, 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 permit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Refer to tree fencing requirements and other
protection measures identified in the Arborist Reports prepared by Arborist Resources,
identified in the Arborist's reports dated as received June 1, 2015 , and received September
21, 2015, on file in the Community Development Department. Include a tree protection
plan with the construction plans.
8. TREE REPLACEMENT: Per Tree Removal Permit T15-053, plant three (3)-36" box trees
on property prior to issuance of Building Final. One of the tree replacements must be an
oak tree located in the same rear yard location that the previous oak tree was removed. Tree
replacements require the Town Arborist's approval.
EXHIBITS
9. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet
the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee
schedule adopted by the Town Council is required when working landscape and irrigation
plans are submitted for review.
10 . FRONT YARD LANDSCAPE : Prior to issu ance of a Certificate of Occupancy the front
yard must be landscaped.
11. LANDSCAPE SCREENING: 24-gallon evergreen/drought tolerant trees/hedges shall be
planted in the rear yard to provide a landscape privacy buffer between properties prior to
issuance of a Certificate of Occupancy. This privacy buffer shall be maintained. Modified
land scape plans shall be reviewed and approved prior to issuance of a building permit.
12. ARCHITECTURAL CONSULTANT REQUIREMENTS: The developer shall implement,
at their cost, the recommendation made by Cannon Design Group, identified in the
Architectural Consultant reports , dated as received April 29 , 2015 , August 20 , 2015 , and
December 11, 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 recommendation has or will be addressed. This
recommendation must be incorporated in the building permit plans, and completed prior to
issuance of a building permit.
13 . OBSURE GLASS: Obscure glass shall be utili zed in the second story bathroom wi ndow at
the rear e levation and incorporated into the building plans.
14. SALVAGE OF BUILDING MATERIALS : Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood , metal , glass, and
aluminum materials generated from the demolished structure shall be deposited to a
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.
15. STORY POLES : The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
16. 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.
17 . COMPLIANCE MEMORANDUM : A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed .
Building Division
18 . PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing single-family residence and detached garage and a Building Permit shall be
required for the construction of the new single-family residence. Separate permits are
requ ired for electrical , mechanical, and plumbing work as necessary .
19. 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.
20. SIZE OF PLANS : Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
21. 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.
22 . 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.
23. 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
control s 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
24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a. Wood backing (2 " x 8" minimum) shall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitable for the installation of grab bars .
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall be a 36-inch wide door including a 5 'x5 ' level landing, no more
than 1/2-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buzz er, bell or chime shall be hard wired at primary entrance.
25. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
26. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
on the plans if a backwater valve is required and the location of the installation . The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
27. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet
of Chimney.
28. HAZARDOUS FIRE ZONE : The project requires a Class A Roof assembly.
29. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface
Fire Area and must comply with Section R327 Materials and Construction Methods for
Exterior Wildfire Exposure of the 2013 California Residential Code.
30. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a
California licensed Architect or Landscape Architect in conformance with California
Public Resources Code 4291 and California Government Code Section 51182.
31 . PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or
Landscape Architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government Code
Section 51182.
32. 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.lo s gato sca.gov/b uilding.
33. 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.
34 . APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division-Erin Walters ( 408) 354-6867
b. Engineering/Parks & Public Works Department-Ryan Do (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.
f. Bay Area Air Quality Management District ( 415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engin eering Division
35. 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.
36. APPROVAL: This application shall be completed in accordance with all the conditions of
approvals listed below and in sub stantial 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.
37. ENCROACHMENT PERMIT : All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
sec urit y. 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, P ac ific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water Di strict,
California Department of Transportation. Co pies of any approvals or permits must be
submitted to the Town Engineering Di vision of the Parks and Public Works Department
prior to releasing any permit.
38. PU BLI C WORKS INSPECTIONS: The Developer or hi s/her representati ve shall notify the
Engineering In s pector at least twenty-four (24) hours before starting any work p ertaining to
on-site drainage facilities, grading or pav ing, 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.
39. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer s hall 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: curbs, gutters ,
sidewalks, driveways , signs, pavements, rai sed pavement markers , thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to o r better than the
origina l condition. Any new concrete shall be free of stamps, logos , names, graffiti, etc.
Any concrete identified that is di splaying a stamp or equal shall be removed and replaced at
the Con tractor's sole expense and no additional compensation s hall be allowed th erefore.
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 pro visions. The
Developer shall request a walk-through with th e Engineering Co n struction In sp ector before
the start of co nstruction to verify existing co ndition s.
40. STREET/SIDEWALK CLOSURE: Any proposed blockage or parti a l clos ure of the street
an d/or si d ewalk 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.
41. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan
re view at the Engineering Division of the Parks and Public Works Department.
42 . INS PECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any permits.
43. PLANS AND STUDIES: All required plans and studies shall be prepared by a R egis tered
Professio nal Engineer in the State of California, and submitted to the Town Engi neer for
review and approval.
44. GRADING PERMIT: A 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 Di vision of the Parks and
Public Works Department located at 41 Miles Avenue. The grading plans shall include
final grading, drainage, retaining wall location, driveway, utiliti es 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, issued by the
Building Department on E. Main Street is needed for grading within the building footprint.
45. DRIVEWAY: The driveway conform to existing pavement on Overlook Road shall be
constructed in a manner such that the existing drainage patterns will not be obstructed .
46. TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or
building permit, whichever comes first.
4 7. RETAINING WALLS: A building permit, issued by the Building Department at 11 0 E.
Main Street, may be required for on-site retaining walls. On-site walls are not reviewed or
approved by the Engineering Division of Parks and Public Works.
48 . 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.
49. 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
$6 ,800.00. This fee is based on 50 LF of curb at $64/LF and 225 square feet of 4.5-foot
wide sidewalk at $16 /SF. The fee is subject to change every fiscal year.
50. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY
AGREEMENT): The property owner shall enter into an agreement with the Town for all
existing and proposed private improvements within the Town's right-of-way. The Owner
shall be solely responsible for maintaining the improvements in a good and safe condition
at all times and shall indemnify the Town of Los Gatos. The agreement must be completed
and accepted by the Town Attorney, and a copy of the recorded agreement shall be
submitted to the Engineering Division of the Parks and Public Works Department, prior to
the issuance of any permits.
51. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hedges, will need to abide by Town Code Sections
23.1 0.080, 26.1 0.065, and 29.40.030.
52. CONSTRUCTION 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.
53. 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 trucks transporting materials to and from the
site shall be covered.
54. CONSTRUCTION HOURS : All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays
and 9:00 a.m. to 7:00p.m. weekends and holidays. The Town may authorize, on a case-by-
ca se basis, alternate construction hours. The Applicant/Subdivider shall provide written
notice twenty-four (24) hours in advance of modified construction hours. Approval of this
request is at discretion of the Town .
55 . 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
location specify by the Town .
56. 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. Minimiz e impervious surface areas.
c. Direct roof downspouts to vegetated areas .
d . Us e permeable pavement surfaces on the driveway, at a minimum .
e. Use landscaping to treat stormwater.
57. 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 sati sfaction 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.
58 . 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.
59. 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.
60. 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 .
61. 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:
62 . 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.
63. WILDLAND-URBAN INTERFACE : This project is located within the designated
Wildland Urban Interface Area. The building construction shall comply with the provisions
of California Building Code (CBC) Chapter 7 A. Note that vegetation clearance shall be in
compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the
Planning Department for related landscape plan requirements.
64. 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).
65. 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 submittal s, as appropriate to the
project.
66 . 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 ( 1 01.6 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\CONDITION S\2 016\0verlook Road-1 8 151.docx
This .Page
Intentionally
Left Blank
(
IE tV IE[
Land use Single-family residence Single-family residence 0 6 20 16
General Plan tY-O£
Designation Low Density Residential same LOS GAT<
1NG DIVI SIO
Lot size (sq. ft.) ~· . -.~. · . . .. .. ·: ~!:'"-..
square feet 7,000 same 8,000 sq . ft . minimum
Non-Conforming Lot same Due to size
Average Lot Slope 7.7% same Less than 10%
Hillside Area No same
Exterior materials:
siding wood siding
trim wood wood
windows wood frame casings
roofing composite composite
Building floor area: :·;:. ': ,:~.~:~·< .;.:"'
first floor 823 s.f. 1,380 s.f.
second floor 823 s.f. 946 s.f.
cellar N/A 819 s.f. exempt from FAR
Total Floor Area 1,646 s.f. 2,326 s.f.
2,338 s.f. max
excludes garage, cellar
House FAR .06 . 33 0.33 max .
garage 422 244 661 s.f. max ..
Garage FAR .06 . 03 0 .09 max .
Setbacks (ft.):
front 25ft 25ft 25 feet minimum
rear 54.54 ft 55ft 2 in 20 feet minimum
side (R) 9.83 ft 8ft. 1 in. 8 feet minimum
side (L) 11 .39 ft 8ft. 1 in. 8 feet minimum
30 feet maximum
Maximum height (ft.) 25ft 28 tt~3 in . Neighborhood
Compatiblity
.. Building coverage (%) 17.8% 25.27% 40 percent
EXHIBIT 4
( (~
Parking
2 1
2 required
garage spaces
uncovered spaces N/A 1
Tree Removals N/A Canopy Replacement
Sewer or septic Sewer Same
URB AN PACIFIC
To: Town of Los Gatos
Attn: Planning De partment
Civic Center
8/13/1 4
110 E. Main Street
Los Gatos, CA 95030
Re: 18151 Overloo k Road, Los Gatos, CA Letter of Justification
From: Urban Pacific Construction, In c.
22 S. Santa Cruz Ave., 2"d floor
Los Gatos , CA 95030
408-353-028 3
Hello,
There are several reasons why we have elected to demolish the exi sting home and build a new
home at 18151 Overlook Road. After careful cons ideration we have decided, for the foll o wing
reaso ns , that thi s is the best course of action for pro ceeding with thi s project.
Fo r starters, the current house is in poor condition (see Structure Conditi o n Report), and is under
utilizing the great space of the prop e rt y. The cost of demolishing the home and building new is
s ignificantl y ch eap er than attempting to make what is there work for the end users des ires.
Secondly, the exi sting home is dated and an eye sore fo r thi s highly prestigiou s sought-aft e r
neighborhood . It lac ks character, looks weathered, and do es not fit in with the other homes on
this street. The proposed new plan bl end s in nicely with the other homes, and pro v ides a
craftsman sty le of hou se the community likes to see. T his proposed new home is in compliance
with the Town's requirements, and would add gr eat value to the architectural s tyl e of Los Gato s
homes .
I thank yo u in a dva nce for your consideration.
Sincerely ,
~S--
Tom Wilson
408-353-0283
N icole@urbanpac .com
~ECEI V ED
AUG 1 4 2014
T OWN OF LO S GATOS
PLAN NING DJVIS ION
J RRAN PAC I FIC CONSTRUCTION -------------~---_,_ ---------. -----
EXHIBIT 5
This Page
Intentionally
Left Blank
February 17, 2016
Town of Los Gatos
Planning Division
c/o: Erin Walters
110 E. Main St reet
Los Gatos, CA 95030
URBA N WEST
RE: 18151 Overlook Road-Application
Erin:
RECEIVED
s·-,L.t-o~
FEB ?4 2016
TOWN OF LOS GATOS
PLA NNING DIVISION
The purpose of this letter is to address the concerns voiced by three of our neighbors
regarding our proposed project located at 18151 Overlook Road. As a Bay Area native
and current Los Gatos resident I understand, respect and value t he importance of the
planning process as a venue for neighbors to voice concerns and provide input into what
will eventually become a part of their neighborhood. That being said , with the exception
of Mr. Arzie, we met with both The Kellys and Kay Thompson , to walk thei r properties and
view their concerns from their vantage points. Below are the results of those meetings.
Larry Arzie
Mr. Arzie's pri mary concern is that the ho use does not f it the character of the
neighborhood. Mr. Arz ie is entitled to his opinion however, I have t o respectfu lly
disagree. The home we designed f or the site is a Craftsman style home which not only
fits in this neighborhood but in the downtown Los Gatos area . We attempted to all eviate
his concerns over the "qual ity" of the home by send i ng him pictures of previ ous
Craftsman style homes we built. His response was that they appeared to be "tract
homes". Our "tract homes" were built in Mountain View, Los Altos, and Los Altos Hills
and the sale of each home exceeded the high water mark for price per square foot at the
time. Additionally and arguably more importantly, the homes we re received w ith
enthusiasm and gratitude by the neighbors .
Kay Thompson, 18 121 Overloo k Road
Kay's concern was the height of the st ructure, the fact that the new home will be talle r
than the exis t ing structure, and priva cy from the first and second story w indows . We were
very appreciative of Ms. Thompson 's willingness to meet wi t h us and discuss her
concerns. We t o ok her concerns back to ou r design tea m and determined that there
wasn't anything we could do to lowe r the height of the ho me witho ut compro mising ou r
22 S. SANTA CRUZ A VEN ti. 2~ FLOOR
'
II lOS GATOS , CAUFORIIA 95030
'-., I , I 408.399 .4950
~ INFO@URWWEST.CO M
URBAN WEST
ability to sell the home. Ms. Thompson's daughter also suggested that the basement
was possibly the reason for the he ight increase . We posed this question to our civi l
engineer who explained in the attached letter that the height increase was to meet the
drainage requirements while being sensitive to the existing trees . We have offered to
provide mature privacy screening along Ms. Thompson's side of the property to alleviate
the perceived impact of the new structure . ·
Oavid and Rita Kelly. 9 Chestnut
The Kelly's primary concern is the height of the proposed home and the visual impact
into their backyard . While I understand and appreciate their concerns I don't agree that
the visual impact will be as significant as they suggest. Because we will be eliminating
the existing rear deck and moving the ma i n l iving area to the downstairs, we will actually
be improving privacy as the Master Bedroom is not a h i gh traffic area . Additionally, of
the two w i ndows on the upper level facing their property, one is a bathroom window that
we will frost. We would prefer not to frost the egress window in the master bedroom. I
would like to point out that the eventual buyer of this property is as likely to value their
privacy and limit the Kelly's view into their Master Bedroom as the Kelly's are to limit the
view into their living room . To further alleviate privacy concerns we have offered to plant
mature landscape screening along the backside of our property. This would be a very
effective way to mitigate the perceived loss of privacy from the removal of the large oak
tree.
In add ition to and to recap some of the points made above, I would like to highlight a
few more design choices we have made to be conscious of our neighbors.
• Roof pitch is low
• The plate height for average homes these days is 9' to 1 0'. Either remodeling or
building new, homeowner's no longer want the traditional 8' plate height. Our
neighbors wouldn't want it if they were remodeling .
• The window placement has been carefully designed on the sides of the home to
allow privacy to the closest neighbors (sides).
• On the back side of the home (facing the Kelly's) we only have two windows
upstairs. One is egress for the Master Bedroom. The other window is for the
bathroom and could be fros t ed to add privacy.
• The current floorplan of the home has the main living area upstairs (where the
proposed Master Bedroom will go). The new floorplan will move the main living
space downstairs and eliminate the outdoor deck that currently exists. This will
dramatically improve the privacy for neighbors on both sides and behind .
• We have offered to install privacy landscape screening t o all adjacent neighbors
to help reduce their view of our home.
22 S. SANTA CRUZAIIENUE, 2" FLOOR •I ' LOS DATOS. WJFORJIIl96030
'-.. I ~I 408 .399.4950
~ INFO@IJIIIWMST.COM
URBAN WES T
Another point that I feel needs to be highlighted is the fact that the home we have
designed fits every one of the Town's guidelines. We are not asking for a single variance
or exception . We are simply trying to exercise our development rights with in the
guidelines the Town has created .
I would also like to point out the fact that we are a Los Gatos based company. Our offices
are located at 22 S. Santa Cruz Avenue . I am resident of Los Gatos, and my 8 year old
son attends Van Meter Elementary as will my 12 month old daughter when she reaches
kindergarten . I make this point because the tone in some of the neighbors' letters were
very negative towards us as the property developer. Perhaps some of our neighbors have
had negative experiences with developers in the past. Whatever their reasons are, I
would like to reassure them and the Town that we are not a large company that isn't
considerate of our neighbors. We are a father and son owned company with roots in the
area extending back to the early 1960 's. We have forged a pristine reputation by acting
responsibly and consciously towards our neighbors . We feel st rongly that, despite their
concerns, our ne ighbors will be very happy with our final product and the character and
value it will add to our community. If you have any questions or concerns regarding any
of the items discussed below please feel free to reach out vi a phone or ema il.
Regards,
Lance Tate, managing member
Urban West, LLC
408 .399.4950 x2 office
858.401 .9810 mobile
lance@urbanwest.com
22 S. SAlTA CRUZ AVENIE. z• FLOOR •I• LOS UTOS, CAI.IfliRfiA 95030
'-.. I 'I 408.39U950
~ INFiliURBANIEST.COM
This Page
Intentionally
Left Blank
Civ il Engineers -Land Sur veyo rs-P la nner s-Cons tru c t ion Managers
January 26, 2016
Lance Tate
Urban West LLC
22 S . Santa Cruz Avenue
Los Gatos , CA 95030
Re: 18151 Overlook Dr
APN 510-40-146
Dear Mr. Tate,
RECEIVED
Es t abli shed I 910
Waller J. Hann a, Jr. P.E ., L S .
Arnold Brunetti, P.E
S ~-\ 4-0SV:>
IAN 2 7 2016
., 'l ''l·J OF LOS GATOS
I LJ-,t..J NING DIVISION
The finish floor height of the proposed residence located at 18151 Overlook Dr was primarily
based on two things: minimizing the grading around existing trees and drainage. The grades
along the west property line dictated the height of the finished floor of the garage due to trees in
the area. If we lowered the grade of the finished floor of the garage and driveway, it would
potentially damage the neighboring tree . The finished floor height of the house was set high
enough to allow for required code distance from wood to adjacent grade and positive drainage to
the street and existing storm drainage easements .
If you have any questions. please call .
Sincerely,
Amanda Wilson
This Page
Intentionally
Left Blank