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Item 07 - 341 Bella Vista Ave - Staff Report & Exhibits 20-22TOWN OF LOS GATOS ITEM NO: 7 PLANNING COMMISSION STAFF REPORT Meeting Date: June 22, 2016 PREPARED BY: APPLICATION NO: LOCATION: APPLICANT/ PROPERTY OWNER : CONTACT: APPLICATION SUMMARY: EXHIBITS: Marni Moseley, AICP, Associate Planner MMoseley@losgatosca. gov Architecture and Site Application S-12-1 03 Subdivision Application M-12-008 Negative Declaration ND-16-00 1 341 Bella Vista Avenue (west side of Bella Vista Avenue, north of Charles Street) Jake Peters and Dan Ross Dan Ross Requesting approval to merge two lots and to construct a new single- family residence and remove large protected trees on property zoned R-1 :8. No significant environmental impacts have been identified and a Mitigated Negative Declaration is recommended. APN 529-23-015 and 016. Previously received under separate cover March 4 , 2016: 1. Initial Study and Mitigated Negative Declaration Previously received with April13 , 2016 Staff Report: 2. Location map 3. Mitigation Monitoring and Reporting Program (six pages) 4. Response to comments on Mitigated Negative Declaration (48 pages) 5 . Required findings (two pages) 6. Recommended Conditions of Approval (13 pages) 7. Project data sheet (two pages) 8. Consulting Architect's report (four pages), received November 13 , 2013 9. Consulting Arborist report (35 pages), dated October 28, 2013 10. Consulting Arborist report (11 pages), dated September 24,2014 11. Applicant's letter (seven pages), received March 25 , 20 16 12 . Town Council Resolution 2012-057 (three pages) 13 . Public Comments received by 11 :00 a.m. on April 7, 2016 (158 pages) 14 . Development Plans (26 sheets), received March 24, 2016 Planning Commission Staff Report -Page 2 341 Bella Vista A venue/S-12-1 03 /M -12-008/ND-16-00 1 June 22, 2016 REMARKS : Previously received with April13 , 2016 Desk Item: 15. Comments received from 11:01 a.m. on April 7, 2016 to 11:00 a.m. on April 13 , 2016 Previously received with May 25, 2016 Staff Report: 16. Comments received from 11:01 a.m. on Thursday, April 13 , 2016 to 11 :00 a.m. on Wednesday, May 19 , 2016 17 . Applicant's response letter and materials, received May 19 ,2016 (25 pages) Previously received with May 25, 2016 Addendum Report : 18 . Comments received from 11:01 a.m. on Wednesday May 19, 2016 to 11:00 a.m. on Tuesday, May 24 ,2016 Previously received with May 25 , 2016 Desk Item Report: 19. Comments received from 11:01 a.m. on Wednesday May 19 , 2016 to 11:00 a.m. on Wednesday, May 25,2016 Received with this Staff Report : 20. Applicant 's response letter, received June 16 , 2016 (two pages) 21. Comments received between 11:01 a.m. on Wednesday May 25 , 2016 and 11 :00 a.m. on Thursday June 16 , 2016 22. Revised development plans, received June 16 , 2016 (14 pages) The Planning Commission considered the application on April 13 and May 25, 2016, and continued the item to allow that applicant additional time to discuss potential changes and screening solutions with the neighbors . The applicant has provided more information on the revisions discussed at the May 25 , 2016 Planning Commission meeting (Exhibits 20 and 22). The revisions also include an updated landscaping plan which provides greater detail of the proposed screening and privacy mitigation measures. The applicant has discussed the proposed changes with several of the neighbors. Staff received two emails from adjacent neighbors prior to completion of this staff report (Exhibit 21 ). The landscaping plans include a living wall for screening purposes. This wall varies in height but would average 10 feet. Staff has informed the applicant that Town Code limits wall heights in residential zones to no more than 8 feet with approval of a fence height exception. Planning Commission Staff Report -Page 3 341 Bella Vista Avenue/S-12-1 03 /M-12-008/ND-16-00 1 June 22 ,2016 ~J { Mami Moseley, AICP Associate Planner JP :MM:cg pproved by: Joel Paulson, AICP Community Development Director cc: Dan Ross , 188 Villa A venue, Los Gatos , CA 95030 Jake Peters, P.O. Box 3486, Ketchum , ID 83340 N:\DEV\PC REPORTS\2 0 16\Be ll a Vi s ta-341-6-22-16.doc This Page Intentionally Left Blank Dan and Deb Ross 188 Villa Avenue Los Gatos, CA 95030 June 15, 2016 D. Michael Kane, Vice Chair Planning Commission Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: 339 and 341 Bella Vista Avenue Planning Commission Meeting Follow Up Letter Dear Vice Chair and Commissioners : RECEIVED .JIJN 1 6 2016 TOWN OF LOS GATOS PLAN NI NG DIVISiON Thank you for considering our Architecture and Site application. We are submitting plans that address questions that came up in our last meeting: 1) Mass and scale. Please visit the project site to see story poles with yellow netting, and review the enclosed plans . This illustrates lowering the roof on the north end of the home from 22' to 15'6", moving the rear setback at the north corner from 23' to 29 ' 6" and eliminating the cantilevered overhang on the main level. The square footage on the main level is decreased to 1106 sf from 1278 sf, a 172 sf reduction . This eliminates 120' of wall mass at the rear of the home. The north wall ofthe house (dining room area) is reduced from 20' wide to 14' wide. Please see plan sheet A.1.2. Please note the garage has been moved closer to the road , is now reduced to 20 x 20, and the driveway opening has been widened to improve egress. The house height at the back of the home is now 15' 6" at the north corner, and 17' 6" to 20' 3" through the middle and south corner, depending on the topography. 2) Privacy/landscape screening. Please see plan sheets A-3.1 and A-3.2. Regarding views from the main level, you will see that the windows at the north west rear of the home and north end of the home are raised above eye level. This blocks direct views to the townhomes below, while still allowing some natural light. At the decks and roof levels we have added deep shelves and green planters or made the decks or roof inaccessible by adding green roof to address privacy. At the lower level, our previous plan showed redwood panels off the bedrooms, intended to block direct views. The intention is to block direct views regardless of plants/trees. Please note the bulk of the existing trees that will remain . As plants/trees fill in, the privacy will improve. David Fox , Landscape Architect has added green screens as an option . Please visit www.g reenscreens.com . Please see plan sheets A-3 .3 and A-3.4 to see the landscape plan trees/plants and Greenscreen added to architectural plan . He also added a second set of tree/plant options, stating this description: EXHIBIT 2 0 • The first set of plans includes native plants/trees, with Redbuds, growing 12'-20' tall, 12' wide. Rhamnus Californica, growing 8' tall and wide . Heteromeles Arbutifolia growing 8' tall and wide. Evergreens, grows in shade. 8 years to full height. • The second set of plans includes larger options: Podocarpus Gracilior, growing 40'- 50' tall, 25' wide . 20 feet tall in 10 years. Laurus Nobilis, growing 12'-15' tall, 8' wide. Full height in 8-10 years. Evergreens, grows in shade . • Planting a smaller initial size plant will grow faster. So a 1 gallon will grow at a faster rate than a 5 gallon or 15 gallon. Planting a larger tree sooner could reduce future growth potential. We are open to either options to accommodate our neighbors . In order to be responsive to our neighbors, we would like to add a condition stating the adjacent Maggi Court neighbors are to participate in on-site plant/tree and panel location between us and them, when the time comes for installation. We 're open to planting larger more mature trees in specific locations such as the northwest corner. Please review sheet A-1.2. With the new 29' 6" rear setback, our home is 50' 7" from the nearest townhome at the north corner. At the middle of our home, we are 55' 8" from the nearest townhome. At the south corner, we are 56 ' 5" to the nearest townhome. The townhomes are attached to each other, and/or 7'-8' apart from each other or 26 ' across a driveway, with reduced setbacks, driveway variances and adjacent to other condominiums, apartments and a hotel. These homes are 1650 sf+/- with 600 +I-sf garages on reduced 1307 +/-sf lots, 35' tall. We mention this again as it relates to neighborhood compatibility, and the mass, scale and setbacks of the homes around us should be considered . Going back to a two home proposal is not our desire. Two homes, no matter what size, would have a significant negative impact on privacy for the town homes, traffic on Bella Vista, and removal of more existing mature trees on the north lot . Our current proposal needs no exceptions, no variances and meets all height, FAR, setback and driveway requirements. It has been recommended for approval by Town Associate Planner, Marni Mosely, AICP. Please review the plans (and previous two home plan, for perspective), and contact us with any questions. Best regards, Dan and Deb Ross From: Forrest [mailto:fastcbra@ao l.com ] Sent : Wednesday, June 15, 2016 3:33 PM To: Mary & Pat Badame Subject: Letter Re: 341 Bella Vista There are three main reasons the proposed home is to big. RECEIVED JUN 1 6 2016 TOWN OF I..OS GATOS PL4NNIW:, D!\liSfON Bulk and mass .... the home designed is way to big for such a narrow lot. As seen from below it appears as a three story structure about 60'+ or 6 stories above my residence. This is accomplished by bending the cellar rule. This rule allows additional square footage if two rules are followed. One ... it is 4' under ground and two ... it doesn't add bulk and mass. Every home built in Almond Grove (to include mine} is 4' under ground and has 12" windows above ground level. How can a cellar be called a cellar when it has three sides fully exposed to daylight?? If it's above ground and totally visible, then it's not a cellar. The Towns cellar rule as Sandy Decker explained it last month ...... violates the bulk and mass rule. Therefore, does not allow this home size as designed. If the property was 10 acres and still on this narrow lot ..... the proposed home would still be to big and to close to my home due to bulk and mass. When it is as close as 40-45' from me and 6 stories above me. Because of its bulk and height, I will lose all the indirect and filtered sunlight I now enjoy, through the Heritage Oak trees. Hillside guidelines allow a reduced square footage if at a 30% slope. A new rule should be applied if it's 50% or 70% slope. And this hillside is on a 70% slope. In Town documents there's a letter from the Engineer stating 50% slope. I measured it at 70% and noticed the Engineer at the last meeting didn't refute it. I'm guessing he just looked at an old survey and didn't actually take a theadolite or transit out and actually measure. In all, it doesn't make much difference. Oak Trees ...... Why is the Town allowing 150-200 year old oaks to be cut down?? For the proposed home, and construction access ..... They essentially need to clear cut the property of all trees. I just can't believe if put to a Town vote that the People would vote to remove these trees. At the last meeting the applicants lawyer said my "Tree Expert" report was not an arborist. Was he trying to refute the report?? The report says the Oak Trees are in excellent health. The Town arborist was at the meeting. Why didn't she speak to the health of the trees . That's easy to explain .... her report says the trees are unhealthy and they are not. Potential Hillside Failure .... the geologist at the last meeting says the proposed structure makes the hillside more stable. If that isn't a crock is shit. Having studied Soil Engineering, worked for a soil engineer, plus building for 40 years ..... I can say there is potential for failure. Common sense ..... when Oak Trees have held up the hillside for hundreds of years thru drought and storms .... there is stability. When you fool with nature, nothing better can happen. By adding weight and structures and remove the stability ..... failures can happen. So how do failures happen .... many ways. Common laborers put in the drain pipes and by not following directions they clog. Drains fail all the time. EXHIBIT 2 1 You don't have the designers or experts in the field all the time, and during construction things don't go as planned . "As built .... is never As planned" There are failures all over the Bay Area and they happen more often on hillsides. Especially on 70% slopes. I have studied them and seen them . We have hillside failures in Los Gatos too .... designed by experts. Remember my last letter. You remove the trees (stability) add weight (house, concrete) add more weight (rains) and add a earthquake ..... you then get failure . But, at the last meeting no one asked the geologist if these things happened ..... would or could there be failure. He just said the hillside would be more stable. Not So. I hope you use common sense and make this home much smaller and redesign it so NO Oak trees are removed . In summary .... the proposal is just to big in bulk and mass for this narrow hillside lot. The property allows for a 700sf +-home. This smaller home can be designed too, without any Oak trees destroyed. The Town may not be able to tell an applicant that .... but it's the Town rules. It's not anyone 's fault but the applicants that he exceeds the rules and guidelines. Forrest Straight 146 Maggi Ct 211 Bachman Ave Los Gatos CA . Sent from my iPad This email ha s been checked for v iruses by Ava st antivirus software. https://www .avas t.com/antiv iru s June 16, 2016 The Planning Commissioners Town of Los Gatos Community De velopment De partme nt 110 East Main Street Los Gatos California 95031 Dear Commissioners, Re. Application to Develop 341 Bella Vista Avenue 148 Maggi Court Los Gatos California 95032 RECE IV ED .JUt'. 1 6 2016 TOWN OF t.O S G ATOS PLA~~N !:-~G D !V!St ON As of time of writing to you we have not had the opportunity for in depth discussions with Mr Ross , because he has been waiting for his team to finalize his designs, however we have had some opportunity to discuss with him his thinking. It seems Mr Ross is prepared both to make some modifications to his ex isting application, or to file a n ew application with n ew d es igns most like ly but not necessarily for two houses ins tead of one. Rega rding the current application. Whilst w e appreciate Mr Ross is pre pared to make some modifications, the modifications h e is proposing appear substantially similar to those that we reviewed prior to the last hearing, and which he also presented at the last hearing, and as such our concerns re main substantially the same: We be lieve this particular d esign is too massive for this hillside , it is not compliant and we should be discussing a fundamentally diffe re nt design. Concerning how we go forward . We would still like the opportunity to review Mr Ross's current application and modified d esigns in more detail before commenting further and we understand that d e tailed plans and revisions w ill be available later today. We intend to r eview those the n write to you again if w e may with an addendum to this letter on Monday. Yours sincerely, Nicholas and Laura Williamson williamsonnick@aol.co m This Page Intentionally Left Blank 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::SITE PLAN_ROOF PLANA-1.2 CONTRACTOR:: ENGINEERING::N25'-91/4"39'-9"24'-1"28'-3"27'-91/4"22'-1/2"35'-11/2" 32'-21/2"25'-111/2"49'-41/4"7'-71/2"49'-43/4"12'-6"20'-0"20'-9"13'-10"8'-0"24'-11/2" ±8'-0"10'-71/4"12'-73/4"14'-6" ±56'-5"8' - 1 0 1/ 2 "50'-73/4"20'-11"20'-11"55'-81/2"29'-6"24'-1/2"36'-31/4"85'-11 1/2" 69'-10" 10'-11"13'-93/4"21'-8" 48'-2" 20'-0"20'-0" 19 24 23 22 9 20 10 12 13 14 18 17 2 11 3 21 8 7 6 5 4 16 15 PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP)SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED D.L. RAISED PLANTER GARDEN PRIVACY WALL WIDE ENOUGH TO BLOCK VIEWS DOWNSLOPE PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE INTERNAL ROOF DRAINS RAISED PLANTER GARDEN PRIVACY WALL WIDE ENOUGH TO BLOCK VIEWS DOWNSLOPE 90.72 40.1465.0177.24 69.50DN DN 312 148 MAGGI COURT 316 322 146 MAGGI COURT 150 MAGGI COURT 320 154 MAGGI COURT152 MAGGI COURT 100 90 80 70 60 SCALE: 1/8" = 1'-0" SITE PLAN EDGE OF PAVEMENT BELLA VISTA AVENUE EDGE OF PAVEMENT BLDG SETBACKPROPERTY SETBACK PROPERTY SETBACK TREES TO BE REMOVED (SEE A-1.0 FOR MORE INFO) #1 - COAST LIVE OAK, 45' H X 65' W (DRIP LINE) #2 - COAST LIVE OAK, 45' H X 65' W (DRIP LINE) #15 - COAST LIVE OAK, 35' H X 25' W (DRIP LINE) SIDEYARD BUILDING SETBACKPROPERTY SETBACKBLDG SETBACKPROPERTY SETBACKBUILDING SETBACK BUILDINGSETBACKBUILDING OFFSETDN DN DN GREEN ROOFBUILDING OFFSETOFFSET TO FENCEOFFSET TO ROOF DECKOFFSET TO CLOSEST MAGGI UNITPROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS TIE INTO 4" INTERNAL DRAINPIPES COORDINATE WITH CIVIL SHEET C-2 40'-6" (Centerline)24'-9" ±15'-8" ±68'-101/4"87'-71/4"14'-33/4"1 SHIELDED D.L. 2/12 ROOF S L O P E BLDG SETBACKTO PAVEMENTBLDG CORNER TO PAVEMENTPATIO TABLE 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::GARAGE PLANA-2.1 CONTRACTOR:: ENGINEERING::N2 2 1 1 3 3 3 3 24'-0"12'-6"20'-0"6'-5"19'-9"8'-0"26'-21/4"26'-3" TO FENCE3'-0"13'-101/4"6'-111/2"15'-5"8'-43/4"17'-13/4"2'-51/2"15'-91/4"20'-93/4"12'-6"41'-1"18 ' - 0 " D R I V E W I D T H 5'-0"26'-3" DRIVE LENGTH TO PROP LINE14'-3"20'-0" 20'-11"20'-11" 100' 19 PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) 20 10 12 13 14 18 17 PLANTINGS PLANTINGS PLANTINGS 2 11 3 21 8 16 15 TRENCH DRAIN GUARD RAIL LOCATE UTILITIES (BELOW) UTILITIES (NEW SERVICE) -TO BE LOCATED PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP)SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED D.L. RAISED PLANTER GARDEN PRIVACY WALL WIDE ENOUGH TO BLOCK VIEWS DOWNSLOPE PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE INTERNAL ROOF DRAINS NOTE: OUTDOOR LIVING SPACE LOCATED TO OFFER MAXIMUM PRIVACY FOR BOTH RESIDENTS AND NEIGHBORS. LOCATIONS ARE STRATEGICALLY PLACED ON THE SOUTH (SCREENED) END OF THE STRUCTURE, HEMMED IN BY GARAGE WALLS, PATIO WALLS AND EXISTING TREE CANOPIES NOTE: OUTDOOR LIVING SPACE LOCATED TO OFFER MAXIMUM PRIVACY FOR BOTH RESIDENTS AND NEIGHBORS. LOCATIONS ARE STRATEGICALLY PLACED ON THE SOUTH (SCREENED) END OF THE STRUCTURE, HEMMED IN BY GARAGE WALLS, PATIO WALLS AND EXISTING TREE CANOPIES RAISED PLANTER BUFFER RAISED PLANTER GARDEN PRIVACY WALL WIDE ENOUGH TO BLOCK VIEWS DOWNSLOPE SCALE: 1/4" = 1'-0" GARAGE PLAN/ROOF PLAN 339 SETBACK PROPERTY LINEPROPERTY LINE SETBACK OFF PAVEMENT65.0177.24 69.50PROPERTY LINEPROPERTY LINEEDGE OF PAVEMENTBELLA VISTA AVENUE FENCE-LINETO FACE OFBUILDINGPROP. LINETO FENCE341 SETBACKSETBACK OFF PAVEMENT2 CAR GARAGE ROOF DECK DN DN EL = 102.0' EL = 95.75' EL = 96.33'' EL = 96.33' GREEN ROOF EL = 84.75'OFFSET BETWEEN BUILDINGSOFFSET FROM PROP LINEOFFSET BETWEEN BUILDINGS400 sq ft SETBACKCONC SLAB, SLOPE TO DRAIN EDGE OF PAVEMENT ALLOWABLE FAR 1,620 sq ft2548 TOTAL sq ft MAIN 1,188 sq ft PROPOSED FAR 1,392 sq ft2ND LVL 204 sq ft CELLAR 1,156 sq ft = 15% GARAGE 24' x 22'400 S.F.BUILDING SETBACKBUILDING SETBACKBUILDING SETBACKBUILDING SETBACK BUILDING SETBACK SETBACK LINEBUILDING SETBACKBUILDING SETBACKBUILDING SETBACKDN PROP. SETBACKDN DN ROOF OVERHANG ROOF OVERHANGPROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS TIE INTO 4" INTERNAL DRAINPIPES COORDINATE WITH CIVIL SHEET C-2 EL = 84.75' LIGHTWELL BELOW PATIO BELOW9' -63/4 " 3 3 20'-0" 1 SHIELDED D.L. NOTE: OUTDOOR LIVING SPACE LOCATED TO OFFER MAXIMUM PRIVACY FOR BOTH RESIDENTS AND NEIGHBORS. LOCATIONS ARE STRATEGICALLY PLACED ON THE SOUTH (SCREENED) END OF THE STRUCTURE, HEMMED IN BY GARAGE WALLS, PATIO WALLS AND EXISTING TREE CANOPIES POTTED 6'-0" OLIVE TREE POTTED 6'-0" OLIVE TREE 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::MAIN LEVEL FLOOR PLANA-2.2 CONTRACTOR:: ENGINEERING::NF67'-6"20'-93/4"42'-3"3'-0" 86'-11" 69'-10" 8'-3 1/2" 28'-6" 8'-0"5'-71/4"9'-23/4"17'-13/4"2'-51/2"15'-91/4"15'-10"13'-101/4"11'-71/2"38'-61/2"20'-0"13'-111/2"BUILDING OFFSET11'-8"2'-21/4"VIEW DI R E C TI O N 64° 2 2 1 1 3 3 3 3 1,188 sq ft 1,188 sq ft (E) CHAINLINK FENCE (E) GRAVEL PATH PLANTING AREA PLANTINGS PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PRIVACY WALL OAK ( TO BE REMOVED) OAK ( TO BE REMOVED) GARAGE ABOVE LIGHTWELL BELOW LIGHTWELL BELOW SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) SHIELDED LED PATHWAY LIGHTS (TYP) PRIVACY FINS RETAINING & PILINGS MID LEVEL MID LEVEL RETAINING & PILINGS MID LEVEL MID LEVEL RETAINED OPEN AREA OAK ( TO BE REMOVED) DRIVEWAY ABOVE PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS TIE-IN WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL SHEETS PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL DRAIN PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS TIE-IN WITH CIVIL DRAIN HIGH WINDOWS69.50SCALE: 1/4" = 1'-0" BELLA VISTA AVENUE ABOVEDRIVE ABOVEPROPERTY LINE77.24 EDGE OF PAVEMENT MAIN LEVEL PLAN PROPERTY LINE PROPERTY LINE65.01SETBACK ENTRY UP LIGHTWELL UP KITCHEN PROPERTY LINE EL = 84.75' POWDERENTERTAINMENT DN PLANT SHELF VI E W D I R E C T I O N - T R E E P R O M I N E N T BUILDING SETBACK BUILDING SETBACKBUILDING SETBACKBUILDING SETBACKBUILDING SETBACKBUILDING SETBACKALLOWABLE FAR 1,620 sq ft2548 TOTAL sq ft MAIN 1,188 sq ft PROPOSED FAR 1,392 sq ft2ND LVL 204 sq ft CELLAR 1,156 sq ft = 15%DRIVE ABOVEUP UP DRIVE ABOVEVIEW DI R E C TI O N - T R E E P R O MI N E N T LIV'G AREA 3 3 SHIELDED D.L. SHIELDED D.L.PATIO DINING 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::LOWER LEVEL PLANA-2.3 CONTRACTOR:: ENGINEERING:: W DR N7'-61/2" 25'-113/4"20'-0"13'-73/4"10'-51/2" 15'-101/2" 7'-7" 14'-71/2" 5'-11" 13'-61/2" 3'-0" 84'-33/4" 68'-0" 15'-71/2"30'-6"4'-0"13'-81/2"6'-31/2"14'-7"5'-5"7'-10"4'-0"15'-91/4"20'-41/2" 12'-41/2" 13'-5" 7'-9" 13'-41/2" 12'-71/2" 10'-8"28'-101/4"20'-0"19'-51/2"11'-9" ±7'-7"1,267 sq ft 94 sq ft PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) PROPOSED "PRIVACY" SCREENING (SEE LANDSCAPE PLANS) CELLAR SPACE ACCOUNTABLE F.A.R. S.F. PRIVACY WALL PRIVACY WALL PRIVACY PLANTER MAIN LEVEL ABOVE MAIN LEVEL ABOVE PRIVACY PLANTER HIGH WINDOWS PATIO ABOVE RETAINING & PILINGS LOWER LEVEL DRIVE ABOVE SHIELDED D.L. ACCOUNTABLE F.A.R. S.F. ACCOUNTABLE F.A.R. S.F. RETAINING & PILINGS MID LEVEL (ABOVE) LEVEL CONFLICT AT STAIRS STAIR ABOVE RETAINING & PILINGS MID LEVEL (ABOVE) LEVEL PROVIDE DRAINAGE AT ALL LANDINGS & PATIO LOCATIONS COORDINATE WITH CIVIL SHEETS BELLA VISTA AVENUE EDGE OF PAVEMENT DAYLIT/BASEMENT AREA S.F. = 204 CELLAR AREA S.F. = 1,156 LIGHTWELL SCREENED/ENCLOSED PATIO/LIGHTWELL EL = 74.08' EL = 74.00' LIGHTWELL BATHBEDROOM #3 BEDROOM #2 CLOSET CLOSET MASTER BEDROOM CLOSET MSTR BATH LAUNDRY MECH HALL UP SHWRW/C TUB FLOOR AREA KEY:SCALE: 1/4" = 1'-0" LOWER LEVEL PLAN ALLOWABLE FAR 1,620 sq ft2720 TOTAL sq ft MAIN 1,360 sq ft PROPOSED FAR 1,564 sq ft2ND LVL 204 sq ft CELLAR 1,156 sq ft = 15% BUILDING SETBACK BUILDING SETBACKBUILDING SETBACKBUILDING SETBACKBUILDING SETBACK BUILDING SETBACK2 2 1 1 3 3 3 350'-41/2"93 sq ft PRIVACY PLANTER 3 3 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::EXTERIOR ELEVATIONSA-3.1 CONTRACTOR:: ENGINEERING::24'-1"10'-83/4"11'-0"2'-6"6'-1"2'-0"2'-0"15'-6"20'-3"10'-0"BELLA VISTA EDGE OF PAVEMENT BEYONDBELLA VISTA EDGE OF PAVEMENT BEYOND 10'-0" GREEN SCREEN PRIVACY PANELS GARAGE ELEVATION BEDROOM ELEVATION LIVING ELEVATION DECK ELEVATION EL = 102.0' EL = 98.33' EL = 84.75' EL = 74.08' EL = 95.75' 1,436 sq ft 25'-0"NIGHT SKY COMPLIANT SHIELDED DOWNLIGHTS EXISTING GRADE (UNDISTURBED) EXISTING GRADE (UNDISTURBED) EXISTING GRADE (EXCAVATED FOR LIGHTWELL PATIO) PRIVACY SCREENING INTERNAL ROOF/DECK DRAIN TO PERIMETER DRAINFIELD LIGHTWELL PREVIOUS BUILDING PROFILE PREVIOUS BUILDING PROFILE SOUTH ELEVATION GARAGE ELEVATION DECK ELEVATION EL = 102.0' EL = 96.33' EL = 84.75' EL = 74.08' EL = 95.75' STREET ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION SCALE: 1/4" = 1'-0" 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::EXTERIOR ELEVATIONSA-3.2 CONTRACTOR:: ENGINEERING::10'-8"11'-6"4'-9" ±9'-1"15'-6"7'-71/2"EXISTING GRADE (UNDISTURBED) EXISTING GRADE (UNDISTURBED) PRIVACY SCREENING GUTTER & DOWNSPOUT TO PERIMETER DRAINFIELD INTERNAL ROOF DRAIN TO PERIMETER DRAINFIELD PREVIOUS STRUCTURE OUTLINE GARAGE ELEVATION EL = 102.0' EL = 96.33' EL = 84.75' EL = 74.08' STREET ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION NORTH ELEVATION 10'-8"11'-0"10'-6"7'-8"9'-1"SLOPED DRIVEWAY APPROACH EXISTING GRADE PROPOSED GRADE PRIVACY PLANTER PREVIOUS STRUCTURE OUTLINE GARAGE ELEVATION DECK ELEVATION EAST ELEVATION EL = 102.0' EL = 96.33' EL = 84.75' EL = 74.08' EL = 95.75' STREET ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION STREET ELEVATION GARAGE ELEVATION SCALE: 1/4" = 1'-0" 6/16/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::EXTERIOR ELEVATIONS + LSA-3.3 CONTRACTOR:: ENGINEERING::24'-1"10'-83/4"11'-0"2'-6"6'-1"2'-0"2'-0"15'-6"20'-3"10'-0"BELLA VISTA EDGE OF PAVEMENT BEYONDBELLA VISTA EDGE OF PAVEMENT BEYOND 10'-0" GREEN SCREEN PRIVACY PA NELS GARAGE ELEVATION BEDROOM ELEVATION LIVING ELEVATION DECK ELEVATION EL = 102.0' EL = 98.33' EL = 84.75' EL = 74.08' EL = 95.75' 1,436 sq ft WEST ELEVATION NOTE: 2'-0' CTRS 10'-83/4"11'-0"2'-6"10'-0"BELLA VISTA EDGE OF PAVEMENT BEYONDBELLA VISTA EDGE OF PAVEMENT BEYOND EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING EVERGREEN PREVIOUS STRUCTURE OUTLINE PREVIOUS STRUCTURE OUTLINE GARAGE ELEVATION BEDROOM ELEVATION LIVING ELEVATION DECK ELEVATION EL = 102.0' EL = 98.33' EL = 84.75' EL = 74.08' EL = 95.75' WEST ELEVATION NOTE: 2'-0' CTRS 10'-0" GREEN SCREEN PRIVACY PA NELS EXISTING TREES PROPOSED PROPOSED PROPOSED PROPOSED PROPOSED SCALE: 1/8" = 1'-0" 6/16/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::EXTERIOR ELEVATIONS + LS (1)A-3.4 CONTRACTOR:: ENGINEERING::10'-83/4"11'-0"2'-6"10'-0"BELLA VISTA EDGE OF PAVEMENT BEYONDBELLA VISTA EDGE OF PAVEMENT BEYOND EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING TREES EXISTING EVERGREEN PREVIOUS STRUCTURE OUTLINE PREVIOUS STRUCTURE OUTLINE GARAGE ELEVATION BEDROOM ELEVATION LIVING ELEVATION DECK ELEVATION EL = 102.0' EL = 98.33' EL = 84.75' EL = 74.08' EL = 95.75' WEST ELEVATION NOTE: 2'-0' CTRS 10'-0" GREEN SCREEN PRIVACY PA NELS EXISTING TREES PROPOSED PROPOSED PROPOSED PROPOSED PROPOSED SCALE: 1/8" = 1'-0" 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::BUILDING SECTIONSA-4.1 CONTRACTOR:: ENGINEERING::25'-0" MAXIMUM HEIGHT25'-0" MAXIMUM HEIGHT20'-3" BUILDING HEIGHT AT SECTIONBUILDING HEIGHT AT SECTION20'-3"5'-41/4" 5'-41/4" 49'-6"12'-0" ±2'-0" ±ROOF HEIGHT MAGGI COMPAREDTO ROOF HEIGHT AT RESIDENCE24" ±SIMULATED TREE CANOPY BEYOND EXISTING GRADE DRIVEWAY BRIDGE TO GARAGE PREVIOUS DESIGN ROOF CURRENT DESIGN ROOF PREVIOUS DESIGN ROOF GREEN SCREEN PRIVACY FENCING PREVIOUS DESIGN ROOF CURRENT DESIGN ROOF PREVIOUS DESIGN ROOF GREEN SCREEN PRIVACY FENCING CURRENT DESIGN ROOF SECTION 1 SCALE: 1/4" = 1'-0" SECTION WITH TREE CANOPY 1 STREET ELEVATION EL = 95.75' EL = 74.08' EL = 84.75' EL = 98.33' EL = 102.0' DECK ELEVATION GARAGE ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION MAGGI COURT MAGGI COURT BELLA VISTA AVENUE BEDROOM #3 CELLAR SPACELWR LVL SPACE SIGHT LINE SEATED SIGHT LINE S T A N D I N G BEDROOM #3 LIVING ROOM STREET ELEVATION EL = 95.75' EL = 74.08' EL = 84.75' EL = 98.33' EL = 102.0' DECK ELEVATION GARAGE ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION BELLA VISTA AVENUE BEDROOM #3 LIVING ROOM SIGHT LINE STANDING ROOF DECK REDUCTION @ SECTION REDUCTION @ SECTION EXISTING GRADE SCALE: 1/4" = 1'-0" 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::BUILDING SECTIONSA-4.2 CONTRACTOR:: ENGINEERING::10'-8" FLR TO FLR HGT11'-6" FLR TO FLR HGT4'-0"49'-93/4"25'-0" MAX HEIGHTPL. HGT @KITCHEN2'-81/4"24'-61/2"8'-31/4"15'-6"2'-41/4"9'-4"1'-4"8'-8"2'-10"5'-0"10'-0" ± UNDULATING GREEN SCREEN5'-9"24'-5"PL. HGT @REAR WALL16'-91/4"7'-73/4"4'-6"2'-0±LIGHTWELL PLANTING/SCREENING EXISTING GRADE EXISTING GRADE (EXCAVATION) PLANTED GREEN SCREEN OUTLINE OF PREVIOUS BUILDING (FOREGROUND) OUTLINE OF CURRENT GARAGE SECTION 3 SCALE: 1/4" = 1'-0" GARAGE ELEVATION EL = 96.33' EL = 84.75' EL = 74.08' STREET ELEVATION MAIN LEVEL ELEVATION LOWER LEVEL ELEVATION MASTER BEDROOM CELLAR SPACELWR LVL SPACE GARAGE EL = 101' REDUCTION@ SECTION KITCHEN PREVIOUS BUILDING HEIGHT AT SECTION PREVIOUS NORTH WEST WALL HEIGHTNEW BUILDING HEIGHT AT SECTIONNEW NORTH WEST WALL HEIGHTAT SECTIONEXISTING GRADE10'-8" FLR TO FLR HGT25'-0" MAX HEIGHT9'-4"1'-4"10'-0"51'-61/4" 5'-6"4'-2"4'-111/4"20'-3" BUILDING HGT AT SECTION2'-0"±38° 26° 18° 24° EXISTING GRADE DRIVEWAY BRIDGE TO GARAGE EXISTING GRADE (EXCAVATION) PROPERTY LINE OFFSET & STEPPED BACK GARAGE (BEYOND) SLOPE AT MANMADE CUT SLOPE AT MID LOT SLOPE AT TOP OF LOT PROPERTY LINE SECTION 2 SCALE: 1/4" = 1'-0" EL = 74.08' EL = 84.75' MAIN LEVEL EL LOWER LEVEL EL GREAT ROOM BEDROOM #2 CELLAR SPACELWR LVL SPACE 44.52% 48.77% 78.13% 32.49% STREET ELEVATION EL = 95.75' EL = 96.33' EL = 102.0' DECK ELEVATION GARAGE ELEVATION REDUCTION@ SECTION 4'-0"EXISTING GRADE 6/15/16 DRAWING DATE:SHEETNOTES:REVISIONS:© COPYRIGHT:THESE DRAWINGSAND DETAILS ARECOPYRIGHTED ANDARE THE EXCLUSIVEPROPERTY OF JAKEPETERS. ANYUNAUTHORIZED USEOR REPRODUCTION ISPROHIBITED BY LAWWITHOUT THEEXPRESS WRITTENPERMISSION.CONTACT::CONTEXT AND SCREENINGA-A-5.0 CONTRACTOR:: ENGINEERING:: SCALE: 1/8" = 1'-0"