Item 03 - 125 Wheeler Ave - Staff Report & Exhibits 21-27TOWN OF LOS GATOS ITEM NO: 3
PLANNING COMMISSION STAFF REPORT
Meeting Date: September 14, 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
Jocelyn Puga, Associate Planner
jpuga@ lo sgatosca . gov
Architecture and Site Application S-16-039
125 Wheeler A venue (located on the north side of Wheeler
A venue, east of Los Gatos Boulevard)
Tony Jeans
Jeffrey Avilla and Darcy Viale-Avilla
APPLICATION SUMMARY: Requesting approval to demolish an existing si ngle-family
residence and to construct a new single-family residence on
property zoned R-1 :8. APN 532-36-065 .
RECOMMENDATION:
PROJECT DATA :
CEQA:
DEEMED COMPLETE: August 9, 2016
FINAL DATE TO TAKE ACTION : February 9 , 2017
Approval, subject to recommended conditions.
General Plan Designation :
Zoning Designation:
Low Density Residential
R-1 :8-Single-Family
Residential, 8,000-square foot
lot minimum
Applicable Plans & Standards: General Plan; Residential
Design Guidelines
Parcel Size: 8,000 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 Low Density Residential R-1:8
West Residential Medium Densi ty R-ID
Residential
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
125 Wheeler A venue/S-16-039
September 14, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
• As required, pursuant to the a dopted Guidelines for the
Implementation of the California Environmental Quality
Act, thi s project is Categorically Exempt, Section 15303:
New Construction or Conversion of Small Structures .
• As required by Section 29.10.09030(e) ofthe 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 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
Previously received with August 24, 2016 Staff Report:
1. Location Map
2. Findings (one page)
3. Recommended Conditions of Approval (12 pages)
4 . Project Data Sheet (one page)
5. Applicant's Letters of Justification, received May 18 ,
2016 (two pages)
6. Applicant's Arborist Report , received on May 18,2016
(28 pages)
7. Town 's Consulting Arborist Report, received June 6 ,
2016 (five pages)
8. Town 's Consulting Architect Report, recei ved June 15 ,
2016 (five pages)
9. Neighbor Correspondence, received June 30, 2016
(four pages)
10. Applicant 's Re sponse to Neighbor Correspondence,
received August 15, 2016 (four pages)
11 . Neighbor Letter of Objection, received July 18 , 2016
(120 pages)
12. Applicant's Response to N eighbor Le tter of Objection,
received August 15,2016 (one page)
13 . Neighbor Letter of Support, received July 18 , 2016 (one
page)
14. Color and Material sheet, received July 19, 2016
15. Public Comment received by 11:00 a .m. August 18, 2016
16. Development Plans, received August 9, 2016 (12 pages)
17. Additional Neighbor Objection, received August 18,
2016, (27 pages)
Planning Commission Staff Report-Page 3
125 Wheeler A venue/S-16-039
September 14 , 2016
BACKGROUND:
Previously received with August 24 , 2016 Desk Item:
18 . Comments from the applicant , recei ved from 11:01 a.m.
August 18, 2016 to 11 :00 a .m . August 24, 2016
19. Revised Conditions of Approval (replaces Exhibit 3)
Received at the August 24, 2016 Planning Commission
Meeting:
20. Applicant's Modified Elevations, received August 24,
2016 (one page)
Received with this Report:
21. Letter from the Applicant, received August 30, 2016 (six
pages)
22. Letter from the Applicant Discussing the Meeting with
the Neighbors , received September l , 2016 (one page)
2 3 . Modified Conditions of Approval from the Applicant,
received September 2, 2016 (one page)
24. Letter from the Adjacent Neighbors Discussing Concerns,
received September 6 , 2016 (one page)
25. Additional Letter from the Adjacent Neighbors, received
September 7, 2 016 (seven pages)
26. Public Comments received from 11 :0 l a.m. August 24,
2016 to 11 :00 a.m. September 8, 2016
27. Revised Development Plans, received September 6 , 2016
( 13 sheets)
The proposed application was considered by the Planning Commission on August 24, 2016.
The Commission heard from the applicant and took public testimony. The concerns regarding
the proposed application raised by the adjacent neighbors included neighborhood
compatibi lity, setbacks, cellar area , privacy, grading, and shadow impacts.
At the Planning Commission meeting the applicant provided modifications to address the
concerns of the adjacent neighbors (Exhibit 20). The proposed modifications were:
1. Reduce the overall height from 28 feet , six inches to 26 feet , six inches;
2 . Utili ze dutch gables at the comer roof forms ; and
3 . Relocate the east facing second floor bedroom window to the front elevation.
The Planning Commi ssion continued the application to the September 14, 2016 meeting to
allow the applicant time to review the proposed changes with the adjacent neighbors in
opposition to th e project.
Planning Commission Staff Report -Page 4
125 Wheeler Avenue/S-16-039
September 14, 2016
DISCUSSION:
Neighborhood Compatibility
The applicant has proposed to reduce the overall building height from 28 feet, six inches to 26
feet, six inches (Sheets A40.0 and A4.1, Exhibit 27). By lowering the residence into the grade
an additional two feet, it would result in no more than two feet of cellar area being visible. As
discussed in the applicant's letter, the proposed residence would now have a two-foot lower
side profile than the adjacent neighbors located at 129 Wheeler (Exhibit 21 ).
The applicant has chosen to remove the dutch gables that were proposed at the Planning
Commission meeting due to the proposal resulting in modified ceiling heights on the second
floor (Exhibit 20).
Privacy
The applicant has removed the east facing second floor bedroom window and relocated the
window to the front elevation to address privacy concerns (Sheets A4.0 and A4.1 , Exhibit 27).
The remaining windows along the east facing elevation include a garage window on the first
floor, two family room windows with a high sill height of approximately five feet on the first
floor, and two windows in the cellar.
Me eting with th e Adjacent Neighbors
The applicant met with the adjacent neighbors to discuss the proposed modifications on
September 1, 2016 . As discussed in the applicant 's letter describing the meeting, the
applicant and adjacent neighbors discussed drainage, fencing , privacy, height, setbacks, and
shadow impacts (Exhibit 22). The adjacent neighbors are agreeable to the proposed
modifications to the building height and relocation of the east facing second floor bedroom
wall.
However, the setbacks of the proposed residence , loss of visible sky, and shadow impacts
remain outstanding concerns of the adjacent neighbors (Exhibit 24). The adjacent neighbors
previously requested that the new home maintain the existing right side setback of 27 feet
(Exhibit 17). The adjacent neighbors are now requesting a right side setback of 16 feet
(Exhibit 25).
The applicant states that at eight feet , the proposed side setbacks match those of the adjacent
homes located at 127 Wheeler Avenue and 129 Wheeler Avenue; and are compatible with
those at 119 Wheeler A venue (Exhibit 22). In addition, the applicant states that the setbacks
previously requested by the adjacent neighbors (27 feet) would pose privacy impacts to the
properties located at 119 Wheeler Avenue, 2 Charles Street, and 127 Wheeler Avenue
(Exhibit 22 and previously discussed in Exhibit 18).
Planning Commission Staff Report -Page 5
125 Wheeler Avenue/S-16-039
September 14 , 2016
The applicant has also proposed modifications to Engineering conditions of approval
regardin g construction parking a nd construction noi se in order to address concerns of the
immediate neighbors, in addition to a separate condition related to water service
improvements not related to the concerns of the immediate neighbors (Exhibit 23).
Engineering staff has reviewed the revisions proposed by the applicant and has modifi ed the
conditions to reflect the revisions. Staff recommends including the underlined modifications
to condition s 54 , 63 , and 65 of Exhibit 19.
54. WATER DESIGN: In the event of any required improv ements to the existing water
service and/or meter, water plans prepared by San Jose Water Company must be
reviewed and appro ved prior to issuance of any permit.
63. CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated
gross ve hicle weight exceeding ten thousand ( 1 0,000) pounds shall be allowed to park
on the portion of a street which abut s property in a residential zo ne without prior to
approval from the Town Engineer. There shall be no construction parking on Wheeler
Avenue. Tool and equipment drop-off. material delivery, concrete pumping are
allowed. Trucks shall not idle their engines at the project site.
64. CONSTRUCTION HOURS: All subdivision improvements and s ite improv ements
construction activities, including the delivery of construction materials, lab ors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00a.m. to 8:00 p.m.,
weekdays and 9:00a.m. to 7:00p.m. weekends and holidays. Construction on the
weekend that creates significant noise shall be eliminated if at all po ssible and occur
only on rare occasions. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Applicant shall provide written notice twenty-four (24) hours
in advance of modified construction hours . Approval ofthis request is at di scret ion o f
the Town.
PUBLIC COMMENTS:
Staff has received a public comment from a neighbor who has concerns with the setbacks of
the proposed residence (Exhibit 26). The body of the staff report also discusses the letters
received from the adjacent neighbors which are included as Exhibits 24 and 25.
RECOMMEN DATION:
Staff recommends approval ofthe Architecture and Site application with the conditions
modified above based on compliance with the Residential Design Guidelines, Town Code,
and compatibility with the immediate neighborhood in terms of setbacks, mass, scale, FAR,
and square footage.
Planning Commission Staff Report -Page 6
125 Wheeler A venue/S-16-039
September 14,2016
ALTERNATIVES:
Alternatively, the Commission could:
1. Approve the application with additional or further modified conditions of approval ;
or
2. Deny the application; or
3. Continue the application to a date certain with direction to staff and the applicant for
desired revisions.
pproved by:
Joel Paulson, AICP
Community Development Director
JSP:JGP:cg
cc: Tony Jean s, P.O. Box 1518 , Los Gatos, CA 95031
Jeffrey Avilla and Darcy Viale-Av illa , 6566 Stonehill Dri ve, San Jose, CA 95120
N:\DEV\PC RE PO RTS\20 16\Wh ee l er Ave 125 . 9-14 -16.doc x
T .H.I .S . DESIGN & DEVELOPMENT P.O.Box 1518, Los Gatos, CA 95031
Tel : 408.354.1863 Fax : 408.354.1823
We have tried to address all of the neighbor's concerns at 129. Their list seems like a compilation of
everything possibly wrong with a home. The Town Consulting Architect's comments that this house "Fits
Well into the Neighborhood" and the staff's Recommendation of Approval -based on its meeting
guidelines belies these fears. Please also review the tables presented at the previous PC hearing on
August 24th as a desk item, which have been included with this submission.
NEIGHBOR [129] CONCERNS and COMMENTS/SOLUTIONS
House is too massive and bulkv.
Height now reduced 2ft more. House is similar in size and FAR as immediate neighbors .
House looms over and overshadows [1291.
• House is now 2ft shorter. House has a smaller side profile than 129 . 129 looms over 125!
House denies light and sun access [to 1291.
• Shadow study shows there is NO SHADOWING before 4:00-and then not in the yard of 129.
House denies views [for 1291
View from only the master bath windows on the second floor is reduced . This is pretty good!
House presents significant privacy issues [for 1291.
• Privacy issue of 2"d story has been resolved with the relocation of the side window to the front.
House living areas are too close [to 1291
• The second story windows have been relocated , 129's living space is now 43 Ft away.
House has no 2"d Story offsets [at129?1
• The house is designed with a front 2"d story setback. 2nd story windows now removed [at 129].
House size and FAR is not accurate with cellar .
• House size and FAR are accurate. We have now depressed the cellar 2 Ft mo.re into the grade.
House is orientated the wrong way -based on contours.
Ground is essentially flat. If we re-orient the house we have privacy issues with 3 neighbors.
House is not compatible with the neighborhood .
• House is consistent with neighbors : Size, FAR, Architecture, setbacks, site planning [trees].
House is too close to [1291 with 8 Ft setbacks.
• Neighbors 127 and 129 have 8 Ft setbacks each side, 119 has 8 Ft and 15 Ft on a much wider lot.
Property does not have enough large trees.
• We have detailed the proposed tree-planting plan and have suggested significant trees. See Cl.
Site Plan proposes too many trees [on side of 1291
• We propose Arborviteae Emerald Green hedging trees at side yards , but are flexible.
Site Grading will cause [1291 to have drainage problems.
Minor front yard grading SOLVES [129] drainage problems by draining property to the street.
House cellar will cause [1291 to have drainage problems .
• The cellar French drain removes subterranean water and pumps it to the surface and the street.
Tony Jeans EXHIBIT 2 1
This chart has been provided to show that this house is only the 5th largest FAR
in the immediate neighborhood and only the 3rd largest house .
We are also burying the cellar so that there is no cellar impact. The cellar is
smaller than that of the nieghbor at 119 Wheeler Ave
COMPARISON OF LARGER HOMES IN IMMEDIATE NEIGHBORHOOD
Lot Size House Allowed House Size FAR Cellar
256 Los Gatos Blvd 7,361 2,437 3,273 44.46%
129 Wheeler 6,577 2,219 2,224 33.81%
262 Los Gatos B lvd 7,564 2,492 2,449 32.38%
127 Wheeler 8,261 2,676 2,674 32.37%
125 Wheeler (new) 8,000 2,608 2,586 32.33% 1,496
119 Wheeler 8,379 2,706 2,500 29.84% 2,100
125 Wheeler (exist) 8,000 2,608 2,084 26.05%
Sequenced by Descending FAR -Proposed is 5th Largest
1 is way over the FAR
2 homes are known to have cellars -which are allowed.
Proposed is smallest Cellar & Total
Total
4,082
4,600
Except for 256 Los Gatos Blvd [which is taller] these are all similar height homes
With 2 Ft height reduction this house is now less high than neighbors .
We are only asking for a 500 Sq Ft i ncrease over existing.
Is there a reason here to deny this Project?
This chart shows that our choice of Craftsman architectural styling is
consistent with theimmediate neighborhood .
COMPARISON OF HOUSE STYLES IN THE IMMEDIATE NEIGHBORHOOD
North Side of Street
147 Wheeler Ave Older Craftsman Bungalow
141 Wheeler Ave Older Craftsman Bungalow
129 Wheeler Ave Newer Ctaftsman +/-
127 Wheeler Contemporary +/-
125 Wheeler (n) New Craftsman
125 Wheeler (e) Older heavily modified craftsman with ugly 2 story rear added
119 Wheeler Newer Craftsman
262 Los Gatos Blvd Traditional Victorian
South Side of Street
256 Los Gatos Blvd
120 Wheeler Ave
160 Wheeler Ave
142 Wheeler Ave
136 Wheeler Ave
Traditional Victorian
House plus Appartment Complex
Older Traditional w/second story addition
Older Craftsman Bungalow
Older Craftsman Bungalow
Is there a reason here to deny this Project?
This chart has been provided to show that all of the newer homes on this side
of the street have similar side setbacks to those proposed .
Adjacent homes at 127 and 129 Wheeler are identical at 8 ft on both sides .
119 Wheeler [on a much wider lot] to the left has 8ft and 15ft side setbacks.
COMPARISON SETBACKS IN THE IMMEDIATE NEIGHBORHOOD
North Side of Street Left Right
141 Wheeler Ave 100 8 On a double Lot
129 Wheeler Ave 8 8 Newer Home
127 Wheeler 8 8 Newer Home
125 Wheeler (n) 8 8 Proposed
125 Wheeler (e) 15 20* Older Home [Close to 129]
119 Wheeler 8 15 Newer Home
262 Los Gatos Blvd Front 4 Older Home
South Side of Street
256 Los Gatos Blvd Front 60' Rear Older Home
120 Wheeler Ave Appt Complex
160 Wheeler Ave Street 30 Older Home
136 Wheeler Ave 20 10/5 Older Home
Is there a reason here to deny this Project?
The neighbor to the right is concerned that the "Living Space Separation" of neighboring
houses should be well separated .
With the relocation of the 2nd level bedroom window to the front, The Living Space
Separation from all 3 neighboring homes is now equally balanced .
LIVING SPACE SEPARATION IN RELATION TO 12S Wheeler Ave
Existing 125 Wheeler Ave
Well Separated from 129
Well Separated from 119
Poorly Separated from 127 [Flag Lot Behind]
28Ft
SOFt
20Ft Big 2nd Story Privacy Issue
The solution of the Flag Lot privacy issue dictates house orientation .
Proposed 125 Wheeler Ave
Well Separated from 129
Well Separated from 119
Well Separated from 127
43Ft
4 3Ft
SOFt
Garage used as a buffer
This is a well balanced Living Space to Living Space neighbor hood soluti on
Is there a reason here to deny this Project?
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Japanese Maple "Bloodgood"
Specimen Tree in Front Yard
Crepe Myrtle
Street Tree and Possible Rear Yard Tree
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Magnolia Soulangeana
Rear Yard Tree for depth and color
Acer Rubrum Columnare
Left Side Yard screening
T .H .I .S . DESIGN & DEVELOPMENT P.O .Box 1518 , Los Gatos , CA 95031
Tel : 408.354.1863 Fa x: 408.354.1823
September l 5 t , 2016
Meeting with neighbors at 129 Wheeler
Town of Los Gatos
110 W Main St,
Los Gatos, CA, 95030
Attn: Planning Commission
At the suggestion of the commission I met again with Adam and Estelle Green and we had a
very constructive session covering several topics.
1. Drainage -We discussed both surface and sub-surface drainage. I explained how I felt
that there would be an overall improvement to drainage with what is planned at 125
Wheeler. Specifically we are controlling all water on site so that it will not drain to 129
and 127 Wheeler and are pumping it to the front yard where it will drain to the street
and into the storm drainage system. The suggested that the owner of 125 might want
to consider an emergency back up for the pump in case of power failure.
2 . Fencing -We discussed the common property line fence, which is a patchwork of old and
new fencing and we jointly determined that we wou ld look at it once vegetation is
removed . In the mean time [during construction] temporary fence segments would be
installed if needed so as to preserve the integrity of the fence for dogs , etc.
3. Changes Proposed -Adam and Estelle expressed their appreciation to Jeff and Darcy
for the lowering of the house by 2 ft and the relocation of the west-facing window to
the front. This will help with their concerns of both "sky views" and privacy.
4 . Setbacks -They would still like the house to be moved further away from their
property line to an absolute minimum of 16 ft. I explained the configuration problem
that I faced internally [with the elevator, stairs and garage] as to a minor change. A
major reorientation to a north-south aspect would impact 3 neighbors who have said in
writing that THEY would object if I moved it in the way the Greens are requesting. On
this issue we have to ask the commissioners if our request for the house siting is
reasonable. We submitted documentation as to the 8 ft setbacks of the 2 closest
neighbors at 127 and 129 and the 8 & 15ft setbacks on the much wider lot at 119
Wheeler to the left.
5 . Shadows -We did not discuss shadowing . Per the Shadow Study I presented [see
submission], there is no shadowing at all 12 months in the year until well after 3:00pm.
Per their study there is a shadow at 6:30pm on summer months. I do not see this as
restrictive as it does not impact their yard.
So-the meeting was productive, but we could not resolve everything. Your help is still needed.
Tony Jeans
EXHIBIT 2 2
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Jocelyn Puga
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Categories:
Mike/Jocelyn:
Tony Jeans <tony@thisdesign .com>
Friday, September 02, 2016 3:14 PM
Jocelyn Puga; Mike Weisz
125 Wheeler Conditions
Follow up
Flagged
Red Category
I have revised the plans which include a 2ft lowering of the house into the grade which has a minor impact on contours at the front. It still drains to
the street. I have submitted to Planning and will get a hard copy to Mike on Tuesday.
I have reviewed the Draft Conditions suggested for th e project and have two requests for changes that I wou ld like to see added based on agreements
with n eighbors and a third based on the private sewer lateral. If yo u want to tum them into separate conditions -I amok with that.
CONDITION 62. MODIFY
Add the sentences: ··J here shall be no construction parking on Wheeler A' c. I ool and equipment drop-on·. material delivery. concrete pumping ''ill
be allowed Trucks shou ld not idle their engines at the project site:·
CONDITION 64. MODIFY
Add the sentence: "'\\ cekcnd Rough Trades \\Ork creating significant noise'' ill be elim in a ted if at all possible and occur on I) on rare occasions:·
CONDITION 68. MODIFY
WVSD do not TV sewer latera ls in Pri vate Sewer Easements. Revised condition shou ld read only:
A Sanitaf) Se\\er Clean-out 1s reqUired tor each property at the property line or at a location spt:citicd by the town :·
Thank yo u
Tony Jeans
EXHIBIT 2 3
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Tuesday, September 6, 2016
Adam & Estelle Green
129 Wheeler Ave
Los Gatos CA 95030
Dear Planning Commission,
Associate Planner Jocelyn Puga had inquired about our recent meeting regarding 125 Wheeler
Avenue which took place on September 1, 2016.
We met with the Architect Mr. Jeans, who presented us rough sketches of the new plans with
updates to grading, landscaping, and design. The story poles had recently been updated to
reflect the two foot reduction in height. It was ironic that as we were discussing the reduction,
Tony turned to point to the top of the story pole netting, but was unable to do so without
moving close to the window. We all laughed because it demonstrated how unreasonable the
proximity of the new construction is to our house, and how sky access is completely blocked.
We believe that while the two foot height reduction ha s helped address the concerns of our
neighbor at 160 Wheeler Ave, it has had less impact for us. We understand that there will also be
a 2 foot reduction in the overall grade. While we appreciate the reduction, we are interested in
seeing the new official grade figures in relation to the current site.
Since your deci sion will sign ifi ca ntly impact our lives in this home, we would like the
Commission to consider a visit to our property. Viewing the story poles from inside the house is
much more impactful than viewing from the road, and clearly demonstrates the rationale for
our objections.
We hope t h e Commission can fully appreciate the sto ry poles from inside our house, and see
how it will affect our sky views from every room on the west side of the property. We can
coordinate access to our home at any time with or without our attendance.
Thank you for your time and consideration.
Adam & Estelle Green
EXHIBIT 2 4
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Wednesday, September 7, 2016
Adam & Estelle Green
129 Wheeler Ave
Los ·Gatos CA 95030
Dear Commissioners,
We want to thank the Commissioners for meeting on August 24th, 2016. The meeting ran late,
and we are grateful that it was postponed to allow everyone to look at this application with
fresh eyes.
After the meeting we briefly spoke with the architect and owners, and learned the reason they
do not appreciate our position. They feel that since we have an 8 foot setback, that they are
entitled to one as well. Here's why this is not an accurate assumption.
129 Wheeler Avenue was built in 1997, prior to the creation of the 2020 Residential Design
Guidelines, which would have protected neighboring properties from various types of
encroachments. Today, we are grateful that the 2020 Residential Design Guidelines are in place
in order to protect current residents from new construction. The minimum code setback for
new construction is 8 feet, but that's not always appropriate in order to follow the 2020
Residential Design Guidelines. When we purchased this home last December, we knew that 125
Wheeler was for sale, but we also understood that there were strict residential guidelines which
would protect existing homes from new construction overdevelopment.
At the meeting, there was confusion regarding setbacks of the neighboring properties. We
would like to clarify these numbers. There are four properties that are directly impacted by the
new construction. The three neighbors in agreement with the application have between 38 feet
-52 feet distance from the new house. At 129 Wheeler, we have 16 feet, and due to the close
proximity our sky access will be blocked, and we will be shrouded in shadow from 3pm
onwards. See diagram below and Exhibit 1.
127 Wheeler
,.,
RECE\VED
SEP 0 7 2016
OWN OF LOS GATOS '---------------~---------__JpLANNING DIVISION
EXHIBIT 2 5
.. ,
During the August 24th planning commission meeting, it was suggested that our house, 129
Wheeler, was almost identical in size to the proposed 125 Wheeler plans. We would like to clarify
that 125 Wheeler is 1,030.5 square feet larger than 129 Wheeler Ave-and that doesn't include
the 1,484 square foot cellar.
" I I •
125 Wheeler 2,586 1 '102.46 3,688.5
129 Wheeler 2 ,224 434 2,658.0
·Note that the cellar is also under NC at 1,484 square feet
In the spirit of working with our new neighbors, we would like to propose a compromise. Since
we have no impact from the current 125 Wheeler house location (currently 19-27 foot setback
from the property line), we would like to propose a 16 foot setback for the new construction .
Planned Setback = 8 feet
Existing Setback = 27 feet
Compromise Setback = 16 feet
129 Wheeler
SOUTH
Exhibit 1
We are the only neighbor who is affected by multiple 2020 Design Guideline infractions, and
while we appreciate the modifications of lowering the house and reducing the mass ive grade,
the setbacks have yet to be addressed. We have seen no modifications to address b locking the
majority of our sky access and casting afternoon shadows in this new design (We have only
seen rough sketches at this time).
This proposed setback solves the concerns for all neighbors as well as the neighborhood since
it reduces the density caused by the current plans.
Thank you for your time and consideration.
Adam & Estelle Green
125 Wheeler
1--8 ' ~
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~--------------~~27'~
Exi:!l lng Setback
Planned Setback = 8 feet
Existing Setback = 27 feet
Compromise Setback = 16 feet
~---+--16 '~
ComcJn>mooe Sotbock
NORTH
129 Wheeler
SOUTH
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Exhibit 3 Kitchen Bay Window
Exhibit 4 Family Ro om
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Jocelyn Puga
From:
Sent:
To:
Subject:
Dear Jocelyn,
Shirley Maxwell <s hirlmax@verizon.net >
Thursday, August 25, 20 16 10:28 AM
Jocelyn Puga
129 Wheeler I 125 Wheeler
I attended last night's (8124116) meeting re 129 Wheeler I 125 Wheeler.
The speakers before me said everything I had on my list to say and not wanting to repeat what had already been said, I
didn't articulate what I had planned to say very well.
I want to say now that I agreed with everything that Estelle & Adam Green, Jason Goulden and Kathy Morgan had to sa y.
Instead of staying that, I did a hit and miss of things on my list. As I'm thinking about it, the following is what I could have
said because it is what I think and feel about what is happening.
It has to be frustrating when a young couple buys what they believe to be their dream house only to find out in a short
period of time that it just might not be.
If Jeff & Darcy Avilla's plans are fulfilled, instead of seeing sky, trees, clouds, stars, etc, from three rooms (dining room,
kitchen & tv
room) of Estelle & Adam's house, they will be looking at the side of 125 Wheeler's 2 story structure . Does the new
house have to be built so big and close to their property lines? When I look at the other houses on Wheeler Avenue, I
see large areas between each house . None are close together as the 125 house I 129 house will be.
Wheeler is a small street with few houses. I'm hoping Jeff & Darcy Avilla & their de signer can come up with a more
feasible plan that not only works for them, but also for Estelle & Adam Green ..
Thank you for your time.
Shirley Maxwell
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