Item 03 - 213 Tait Ave - Staff Report & Exhibits 1-7TOWN OF LOS GATOS ITEM NO: 3
PLANNING COMMISSION STAFF REPORT
Meeting Date: September 28, 20 16
PREPARED BY :
APPLICATION NO.:
LO C ATION:
APPLICANT:
PROPERTY OWNER:
APPLICATION
SUMMARY:
Jennifer Armer, Associate Planner
jarmcrCa!los gut osca .gov
Architecture and Site Application S-16-042
213 Tait Avenue (Located on the west side ofTait Avenue, between
Nicholson Avenue and Bachman Avenue)
Studio Three Design/Bess Wiersema
Joey McCarthy
Requesting approval to exceed the a ll owable floor area ratio for an
addition to an existing two-story contributing single-family residence
in the Almond Grove Historic District on property zoned R-I D:LHP.
APN 510-17-007.
DEEMED COMPLETE: August 12,2016
FINAL DATE TO TAKE ACTION: February 12 , 2017
RECOMMENDATION: Approval , s ubject to conditions.
PROJECT DATA:
CEQA :
FINDINGS :
General Plan Designation: Medium Density Residential
Zoning Designation: R-1 D:LHP , Single Fami ly Residential
Applicable Plans & Standards: Residential Design Guidelines
Parcel Si ze : 5 ,665 sq . ft .
Surrounding Area:
--~()~~·I. ~~~~~~n~~60~ ~~~--i ~:~~~~ p~~~~~!Y.R~~ident_ial I Z()!1ing
I R-ID:LHP
··-··· ···-·--···-·-···
East ' Singl e Fami ly i Medium Density Residential
--so~th -, Single Fa~ily Medi~~-De~~ity Residential
-w-es-t -~ s{ngle Famil y ---Mecti~~Den~ity-Residential
i R-1D:LHP
............. ··-·· ·-· ·-·--···-··-·
R-lD:LHP
l R-lD:LHP
The project i s Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California Environmental
Quality Act, Section 1530 I: Existing Facilities.
• As required , purs uant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, this
project is Categorical! y Exempt, Section 1530 l : Existing Facilities.
Planning Commission Staff Report -Page 2
213 Tait A venue/S-16 -042
September 28,2016
• As required by Section 29.40.075(c) of the Town Code for
granting approval to exceed the maximum allowable floor area.
• As required by the Residential Design Guidelines that the project
complies with the Residential Desib'11 Guidelines .
CONSIDERA TlONS: • As required by Section 29.20.150 of the Town Code for granting
approval of Architecture and Site applications.
• As required by Section 29.80 .290 (2) of the Town Code for
applications within an Historic District.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: 1.
2.
3.
4.
5.
6.
7 .
8 .
9.
10.
II.
12.
BACKGROUND:
Location map
Findings and Considerations (five pages)
Recommended Conditions of Approval (four pages)
Project Data sheet (one page)
December 17, 2015 Historic Preservation Committee Minutes
(four pages)
February 24, 2016 Historic Preservation Committee Minutes
(four pages)
March 9, 2016 Historic Preservation Committee Minutes (two
pages)
Town's Consulting Arborist's Report (29 pages )
Letter of Justification (five pages)
Applicant's Neighborhood Floor Area Analysis (11 pages)
Neighborhood Outreach
Development Plans ( 14 sheets)
The subject property is a 5,665-square foot interior lot zoned R-lD:LHP and currently contains a
2 ,025-square foot two-story single-family residence with a 595-square foot detached garage.
The subject site is a contributing structure in the Almond Grove Historic District. The applicant
is requesting to renovate and add to the existing second story and enclose a small first floor
porch with a net increase of 318 square feet. No alterations are proposed for the detached
garage . The project was reviewed by the HPC on December 17,2015, and February 24,2016,
and March 9, 2016 (Exhibits 5, 6, and 7).
The Architecture and Site application is being considered by the Planning Commission because
the proposal would exceed the maximum allowable floor area.
Planning Commission Staff Report-Page 3
213 Tait Avenue/S-16-042
September 28 ,2016
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing a 3 18-square foot addition to an existing two-story residence. The
addition would include the enclosing of an existing 22-square foot covered rear porch and the
novation and expansion of the second floor for an increase of 296 square feet. The proposed
house would have a maximum height of 29 feet , six inches. The total proposed house floor
area is 2 ,343 square feet. The materials for the addition would consist of wooden horizontal
siding and trim , and a composition shingle roof to match the existing structure.
A letter of justification is attached as Exhibit 9 and the current development plans are
attached as Exhibit 12 .
B. Location and Surrounding Neighborhood
The proposed project is located on the west side ofTait Avenue, between Nicholson Avenue
and Bachman A venue in a residential neighborhood. Surrounding properties contain single-
family dwellings , a few second dwelling units, and a multi-family dwelling two doors to the
north .
C. Zoning Compliance
A single-family residence is a permitted use in the R I D:LHP zoning district. The project
maintains existing non-conforming setbacks, and complies with height and on-site parking
requirements.
ANALYSIS :
A. Floor Area
The application is being considered by the Planning Commission because the proposed
square footage would exceed the maximum allowable floor area. With a lot size of 5,665
square feet , current Floor Area Ratio (FAR) requirements limit the house size to a maximum
of 1 ,926 square feet (0.34 FAR). According to Town and County records , the existing 2 ,025-
square foot structure was built prior to adoption of the current FAR requirements and has an
FAR of0.36.
The proposed project would further exceed the FAR requirements increasing the FAR to
0.41. At 2 ,343 square feet , the residence would be the second largest based on square
footage and the third largest based on FAR in the immediate neighborhood .
Planning Commission Staff Report -Page 4
2 13 Tait A venue/S-16-042
September 28, 2016
Based on Town and County records, the r esidences in the immediate neighborhood range in
size from 720 square feet to 2,380 square feet. The F ARs in the immediate neighborhood
range from 0.13 to 0.83. The Neighborhood Analysis table below reflects the current
conditions in the immediate neighborhood.
Neighborhood Analysis
Address House SF Garage SF Lot Size SF House FAR Stories
20 3 Tail Av I ,555 0 I ,882 0.83 2
20 7 Tait Av I ,227 400 5,853 0 .2 I I
213 Tait Av (E) 2,025 595 5,665 0.36 2
213 Tait Av (P) 2,343 595 5,665 0.41 2
215Tait Av 2 ,295 587 6,822 0 .34 I
2 17Tait Av* 2 ,862 0 6,548 0.44 2 (multifamily)
2 I 8 Tait Av I ,OOO 320 6,70 1 0 .15 I
2 12 Tait Av 2 ,196 33 8 6,702 0.33 I
20 8 Tait Av 72 0 0 5,7 51 0 .13 I
204 T a it Av 2,3 80 484 5,48 7 0.43 2
202 T a it Av I ,57 5 234 5,6I6 0 .28 I
.. *2 17 Ta1t Avenue 1s mc lud ed m th1 s table, but I S not c ons 1d ered m the companson o f ho mes m th e 1mm ed1at e
neighborhood bec ause it is a 4-unit s truc ture, con sidered an aberration by the Reside nti a l Design Guide lines.
The applicant has provided additional analysis about the larger neighborhood in Exhibit 10.
A request to exceed the maximum FAR may be granted if the deciding body can make the
following findings. Staffs analysi s is below each finding in italic type.
( l) The design theme, sense of scale, exterior materials and details of the proposed
project are consistent with the provisions of:
a. Any applicable landmark and historic preservation overlay z one; and
Th e project site was listed as a contributing structure within th e Almond Grove
Historic District in th e Town 's 19 79 survey, but was remodeled in 1980 to add th e
existing second story and a s kyligh t in the peak of th e iconic pyramidal roof Th e
s econd story addition to the house in 1980 was not in keeping with th e historic
style of the structure. Th e proposal is designed to provide a more fun c tional
Planning Commission Staff Report -Page 5
213 Tait A venue/S-16-042
September 28 , 2016
layout and result in a new appearance that will re:;pect the house 's original
architectural style. This project was brought to the HPC on December 1 7, 2015,
February 24, 2016, and March 9, 2016 where it received a recommendation of
approval with comments that the design is in keeping with th e Almond Grovefeel
(Exhibits 5, 6 & 7).
b. Any applicable specific plan; and
Not applicable.
c. The adopted residential development standards; and
The proposal is co nsistent with the residential development standards in that it is
similar in mass, bulk, and scale to the immediate neighborhood.
(2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
The propos al is compatible with existing development on surrounding lots in terms
of size, scale, and massing The proposal maintains the same building footprint and
therefore does not reduce the existing non-conforming setbacks. As th e first
subdivision developed after the incorporation of Los Gatos, there is a broad variety
of lot sizes, setbacks, and house sizes in the immediate Almond Grove Histori c
District neighborhood. Two other lots in the imm ediate ne ighborhood have F ARs
that exceed current FAR requirements and the proposed project would not result in
the largest home in the neighborhood or have the largest FAR.
B. Historic Preservation Committee
The plans were reviewed by the HPC December 17 ,20 15 , February 24,2016, and March 9,
2016 (Exhibits 5 , 6, and 7). The HPC determined that while the property resides within the
Almond Grove Historic District, and was considered a contributing structure in the Town's
1979 survey, there was a renovation and second floor addition in 1980 that removed key
elements of what made it a contributing structure. At the first meeting, the HPC directed the
a pplicant to make modifications to the design. At the second meeting, the HPC continued to
have concerns, even with the changes implemented by the applicant, and voted to
recommend denial. At the third meeting, the applicant presented plans with additional
modifications and brought new information about the 1980 renovation. The HPC
recommended approval of the project at that meeting on March 9, 2 016, with a comment that
the design is in keeping with the Almond Grove feel.
Planning Commission Staff Report-Page 6
213 Tait A venue/S-16-042
September 28, 2016
C. Arborist Review
The Town's Consulting Arborist conducted a s ite survey and provided a report dated July 19,
2016 (Exhibit 8). The report includes specific tree protection measures (included in
conditions of approval, Exhibit 3) a nd a recommendation that a secondary review be
conducted after the story poles were in stalled . That secondary review was co nducted by the
Town 's consulting arborist on September 2 , 2016, and she found no concerns with the
proposed height of the house in relati o n to two overhanging trees (#3 bl ack walnut a nd #4
coast live oak).
D. General Plan
The goals and policies of the 2020 General Plan applicable to this proj ect include, but are not
limited to:
• Policy LU-6.8-New construction, remodel s, and additions shall be compatible and
blend with the exi sti ng neighborhood .
• Policy CD-1.2 -New structures, remodels , landscapes, and hardscapes shall be designed
to harmonize and blend with the scale and rhythm of the neighborhood and natural
features in the area.
• Policy CD-1 2.2 -Encourage th e preservation, maintenance, and adaptive re use of
existing residential, commercial, or public buildings.
E. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for th e
Implementation of the California Environmental Quality Act, Section 15301: Ex isting
Facilities.
PUBLIC COMMENTS:
The property owner has contacted the neighbo r s and has provided information a bout that
outreach in Exhibit 11. At the time of thi s report 's preparation , the Town has not rec e ive d any
other public comment.
SUMMARY AND RECOMMENDAT ION :
A. Summary
If a pproved , the application would allow the applicant to construct a 318 -s quare foot
addition to an existing two-story home. The proposed project conforms to the Res idential
Des ign Guidelines and staff was able to make the findings required to exceed the FAR
Planning Commission Staff Report-Page 7
213 Tait Avenue/S-16-042
September 28 ,2016
because the project is similar in mass, bulk, and scale to the immediate neighborhood and
would not create the largest home in tenns of square footage or FAR.
B. Recommendation
Staff recommends that the Planning Commission take the following actions to approve the
Architecture and Site Application:
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.40.075(c) of the Town Code for
granting approval of a request to exceed the FAR (Exhibit 2); and
3. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
4. 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
5. Make the required consideration as required by Section 29.80.290 (2) of the Town
Code for applications within a Historic District (Exhibit 2); and
6. Approve Architecture and Site Application S-16-042 with the conditions contained in
Exhibit 3 and development plans attached as Exhibit 12.
ALTERNATIVES:
Alternatively, the Commission can:
1. Approve the application with additional or modified conditions of approval ; or
2. Deny the application ; or
3. Continue the matter to a date certain with specific direction.
pproved by:
oel Paulson, AICP
, Community Development Director
cc: Bess Wiersema, Studio Three Design, 1585 The Alameda #200, San Joee, CA 95126
Joey McCarthy, 213 Tait, Los Gatos, CA 95030
N :\D EV\PC R EPORTS\20 16\Tait 2 13. 9-28 -1 6.docx
213 Tait Avenue
EXHIBIT 1
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PLANNING COMMISSION-September 28, 2016
REQUIRED FINDINGS AND CONSIDERATIONS FOR ARCHITECTURE AND SITE:
213 Tait Avenue
Architecture and Site Application S-16-042
Requesting approval to exceed the allowable floor area ratio for an addition to an existing
two -story contributing single-family residence in the Almond Grove Historic District on
property zoned R-1D: LHP. APN 510-17-007.
PROPERTY OWNER: Joey McCarthy
APPLICANT: Bess Wiersema/Studio Three Design
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Imp lementation of the California Environmental Quality Act, Section 1530 I: Existing
Facilities.
Required finding for exceeding the maximum Floor Area Ratio:
• As required by Section 29.40.075 ofthe Town Code, the deciding body may allow a FAR in
excess of the FAR derived by the formulas in subsections (b)(l), (2), and (3) above if it
makes the following findings:
(I) The design theme, sense of scale, exterior materials and details of the proposed project
are consistent with the provisions of:
a . Any applicable landmark and historic preservation overlay zone; and
The project site was listed as a contributing structure within th e Almond Grove
Historic District in the Town 's 19 79 survey, but was remodeled in 198 0 to add the
existing second story and a skylight in th e peak of the iconic pyramidal roof The
second st01y addition to th e house in 1980 was not in keeping with the historic style
of the structure. The propos al is d esigned to provide a more functionallayout and
r esult in a new appearance that will respect the house 's original architectural style.
This project was brought to th e HPC on Dece mber 17, 2015, February 24, 2016, and
Marc h 9, 2016 where it received a r ecommendation of approval with comments that
the design is in keeping with th e Almond Grove feel (Exhibits 5, 6 & 7).
b . Any applicable specific plan; and
Not applicable.
EXHIBIT 2
c. The adopted residential development standards; and
The proposal is consistent with the residential developm e nt standards in that it is
similar in mass, bulk, and s cale to the immediate ne ighborhood.
(2) The lot coverage, setbacks and FAR of the proposed project is compatible with the
development on surrounding lots .
The proposal is compatible with existing de velopment on surrounding lots in terms of
size, scale, and massing. Th e proposal maintains th e sam e building footprint and
therefore does not reduce th e existing non-conforming s etbacks. As th e first subdivision
developed afte r the incorporation ofLos Gatos, th ere is a broad variety oflot sizes,
setbacks, and house sizes in th e immediate Almond Grove Historic District
neighborhood. Two other lo ts in the immediate neighborhood have F ARs that exceed
current FAR re quirements and th e proposed project would not r es ult in the larges t home
in th e neighborhood or have th e larges t FAR.
Required Compliance with the Residential Design Guidelines :
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in rev iew of an
Architecture and Site application were all made in reviewing this project.
Required consideration for construction in historic districts:
• As required by Section 29.80.290 (2) of the Town Code for approval of work within an
historic district.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors . Applications shall
not be granted unless:
In historic districts, the proposed work will neither adversely affect the exterior architectural
characteristics or other features ofthe property which is the subject of the application, nor
adversely affect its relationship , in terms of harmony an appropriateness, with its
surroundings, including neighborhood structures, nor adversely affect the character, or the
historical or aesthetic interest or value of the district. The second story renovation and
addition meets the design guidelines for Historic Resources and is compatible with the
neighborhood .
N:\DE V \FINDINGS\2016\Ta it 213 .docx
PLANNING COMMISSION-September 28, 2016
CONDITIONS OF APPROVAL
213 Tait Avenue
Architecture and Site Application S-16-042
Requesting approval to exceed the allowable floor area ratio for an addition to an existing
two-story contributing single-family residence in the Almond Grove Historic District on
property zoned R-1D: LHP. APN 510-17-007.
PROPERTY OWNER: Joey McCarthy
APPLICANT: Bess Wiersema/Studio Three Design
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.
4. 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.
5. EXISTING TREES: 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.
6. 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. Include a tree protection plan with the
construction plans.
7. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front
yard must be landscaped.
9. 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.
10. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted
with the building plans detailing how the Conditions of Approval will be addressed.
1 EXHIBIT 3
11. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist's report for the project, 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.
12. DEMOLITION: Exterior materials of the structure shall be maintained as described in the
approved plan set and in conformance with the Town's Demolition Policy.
13. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
Building Division
14. PERMITS REQUIRED: A Building Permit shall be required for the demolition of
portions of the existing single-family residence and the construction of new single-family
residence alterations and additions to the existing single-family residence. A separate
Demolition Permit will be required if major demolition work is to occur prior to Building
Permit issuance. Separate permits are required for electrical, mechanical, and plumbing
work as necessary.
15. 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.
16. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
17. SOILS REPORT: 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.
18. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy
Compliance Forms must be blue-lined, i .e . directly printed onto a plan sheet.
19. BACKWATER VALVE: The scope of this project may require the installation of a
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.
20. 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.
21 . HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
22. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management District Application from the
Building Division 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 Division Service Counter with
the Air District's J# Certification, PG&E verification and three (3) sets of site plans that
2
show 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 for the Town.
23. SPECIAL INSPECTIONS : When a special inspection is required by CBC Section 1704,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available from the
Building Division Service Counter or online at www.losgatosca.gov/building
24. 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 San Jose Blue Print for a fee or online at
www.losgatosca.gov/building.
25. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development-Planning Division: Jennifer Armer (408) 399-5706
b . Engineering/Parks & Public Works Department: Admas Zewdie (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 :
Engineering Division
27. 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.
28. APPROVAL: This application shall be completed in accordance with all the conditions
of approvals listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer
29. ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the applicant/developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not
limited to , Pacific Gas and Electric (PG&E), SBC, Comcast, Santa Clara Valley Water
District, California Department of Transportation. Copies of any approvals or permits
3
must be submitted to the Town Engineering Division of the Parks and Public Works
Department prior to releasing any permit.
30. PUBLIC WORKS INSPECTIONS: The Developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
31 . RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or
replace all existing improvements not designated for removal that are damaged or
removed because of the Developer's operations. Improvements such as, but not limited
to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers,
thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal
to or better than the original condition. Any new concrete shall be free of stamps, logos ,
names , graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor's sole expense and no additional compensation
shall be allowed therefore. Existing improvement to be repaired or replaced shall be at
the direction of the Engineering Construction Inspector, and shall comply with all Title
24 Disabled Access provisions. The Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
32. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the
street and/or sidewalk 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.
33. 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 within 2 feet of the property line if one
does not exist.
34. 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.
35. CONSTRUCTION NOISE: Between the hours of 8:00a.m. to 8:00p.m., weekdays and
9:00a.m. to 7:00p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
36. 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.
37. 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
4
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 ofthe 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 10' minimum from adjacent property line and/or
right of way.
38 . GOOD HOUSEKEEPING : Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The storing of
goods and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public
Works Department. The adjacent public right-of-way shall be kept clear of all job related
dirt and debris at the end of the day. Dirt and debris shall not be washed into storm
drainage facilities. The storing of goods and materials on the sidewalk and/or the street
will not be allowed unless an encroachment permit is issued. The 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.
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213 TAI'f. AVENUE PROJECT DATA
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district R-10 same -
Land use Mro.oc~vq~ ~P6.01f~ -.
Lot size:
• Square feet/acres 5, CtttS Sf { 0-1~ Aau5) 5,000 sq. ft. min.
Exterior materials: .
• siding VJOoo, pkikl\f\? "SAn!'"" -
• trim Nboo, DA'i~r~ 'Bhtr{)e--
• windows -
• roofing CbMP· A'>_f~L:\ ~F -
Building floor area: I
• first floor I. ?LI <-f cfr '.~w~r= -
• second floor uli I CZSf qs>~f -
• garage 91S <zsf ND CHWhf -
• cellar ,...>} ~ ~JA--
-
Setbacks (ft.):
• front :T2D'-U'' f-ib C44P..t-J 6t 15 feet minimum
• rear ±9\' ~D ~t-.f 20 feet minimum
• side lf.lM..-n+-.1:'1'~''
~ "Ui -+ I' -:t ll'-,. >" ('JO ~ht= 5 feet minimum
• side street ~/k tJJA-10 feet minimum
Maximum height (ft.) 30 feet maximum
·' , u .,
Floor Area Ratio (%)
• house ~Ct to (Z, C>25) il0/o (f,~~) sq . ft . maximum
• garage lOJo (~~) fJD~h!r sq. ft. maximum
Parking 2 ~r two spaces minimum
Sewer or Septic S"E"~at.. s~v -
Grading (cu. yds.)
• house '2, 1'2.1 Pf-SAWlE""
• driveway I'Z u 'tf-9~ -
• landscape area '21 lb/O 7f ~ -
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TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF SPECIAL MEETING OF THE HISTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR DECEMBER 17, 2015 , HELD IN
THE TOWN COUNCIL CHAMBERS, II 0 E MAIN STREET, LOS GATOS , CALIFORNIA.
The meeting was called to order at 4:00P .M. by Chair Len Pacheco.
AT TENDANCE
Members Present: Len Pacheco, Bob Cowan, Kathryn Janoff, Michael Kane, Tom o ·Donnell
Members Absent: None
Staff Present: Joel Paulson, Interim Community Development Director
Jennifer Savage, Senior Planner
Marni Moseley, Associate Planner
VERBAL COMMUNICATIONS
None.
ITEM 1
ITEM2
APPROVAL OF MINUTES
Bob Cowan requested changes to page 2 of the November 19 , 2015 minutes.
Micha el Kan e moved to approve the minutes of November 19 , 2015. The motion
was seconded by Tom 0 'Donnell and approved 5-0 with changes .
94 HERNANDEZ A VENUE
Jaime P . Araflles (applicant), Helen Cadiente (property owner), and Willi e
Cadiente (property owner) were present and requested approval to remove the
structure from the Historic Resources Inventory on property zoned R-1 :8.
Jennifer Savage noted that there was no official record that the building was built
pre-1941.
Katlu y n Janoff stated the applicant would need to provide certain evidence to
make the required findings to remove the property from the list.
Tom 0 'Donnell indicated more research would need to done to find the findings
that would take the property off the list.
B ob Cowen recommended the applicant meet with staff to get a better
understanding of the Town's guidelines.
EXHIBIT 5
Historic Preservation Committee
December 1 7, 2015
Page 2 of4
ITEM3
ITEM4
ITEMS
Bob Cowen moved to continue the item to a date uncertain . The motion was
seconded by Kathryn Janoff and approved 4-0-1 with Len Pacheco recused.
360 BELL A V I STA A VENUE
Michael Black (applicant) was present and discussed the request to demolish an
existing single-family residence and second unit, subdivide one lot into two lots,
and construct two new single-family residences on two properties zoned R-1 :8 .
Kathryn Janoff stated the applicant would need to provide certain evidence to
make the required findings to demolish the property.
Len Pacheco moved to continue to a date uncertain. The motion was seconded by
Tom 0 'Donnell and approved 5-0.
213 T A I T A VENUE
Bess Wi ersema (architect) was present and discussed the requested approval for
an addition greater than I 00 square feet to an existing second story of a
contributing single-family residence in the Almond Grove Historic District on
property zoned R-lD:LHP.
Len Pacheco stated since the property was over the square footage requirement,
the committee can only make a recommendation.
Kathryn Janoff expressed concerns that the design would lose the original
structure of the property and could not support it. She suggested the design be
more consistent with the HPC guidelines.
Bess Wiersema presented an alternative plan that would be more consistent with
the original house structure.
Len Pacheco moved to continue to a date uncertain. The motion was seconded by
Kathryn Janoff and approved 4-0-1 with Bob Cowan recused .
OTHER BUSI NESS
a. 307 West Main Street
Jay Flett (applicant) and Dane Howard (owner) were present and requested
feedback for the approval for a modifications to a single-family residence on
property zoned R-ID:LHP .
It was noted that the roof plan that was presented was not correct.
Historic Preservation Committee
December I 7, 2015
Page 3 of4
Len Pacheco asked if the plans included replacing the windows.
Jay Flett said that they would match the existing windows.
Michael Kan e commented that the design fits with what is being done to the
neighborhood.
Kath1JI11 Janoff said that architecturally the design was okay but s ugge sted t o
work on the design . The item would have to come back to HPC.
b . Policy Recommendations
The committee is interested in adding more restrictions for demolition and
replacement structures.
Kathryn Janoff commented that one of the goals of HPC is to preserve the
image of the property.
Tom 0 Donnell questioned if it was the right of the committee to judge the
designs presented.
Katluyn Janoff was interested m seemg the post design for replacement
structures.
Michael Kane encouraged more restoration for some of the historic properties.
Jay PI ell asked if requirements would be different for contributing properties.
Kathryn Janoff responded that it would be all pre-1941 houses not just historic
districts.
c. Section 4, Historic Resources, Residential Design Guidelines
Kathryn Janoff presented a letter (Exhibit A) with a concept for the
committee's di scussion . The committee discussed the concept including:
o Cost and monetary impacts
o Preserving the original structure
o Agenda items for new HPC members to review guidelines
d . Election of Chair and Vice Chair
Le n Pacheco moved to elect Bob Cowen as Chair and Kathryn Janoff as Vice
Chair. The motion was seconded by Tom 0 'Donnell and approved 5-0.
Historic Preservation Committee
December 17 , 2015
Page 4 of4
ITEM6 ADJOURNMENT
The meeting was adjourned at 6:11 p.m . The next meeting is scheduled for January 27, 2016 at
4 :00p.m.
~:;;;sse!, Administra~~;B@ ~OJ
6eJ S. Paulson, AICP Len Pacheco
nterim Community Development Chair
Director
N:\DEV\IiiSTORIC PRESERVATION \HPCminutes\201 5\HPCminutes 12-17-1 S.docx
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6874
SUMMARY MINUTES OF REGULAR MEETING OF THE HISTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR FEBRUARY 24,2016 HELD IN THE
TOWN COUNCIL CHAMBERS, 1 10 E MAIN STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 4:01 P.M. by Chair Bob Cowan.
ATTENDANCE
Members Present: Len Pacheco, Bob Cowan, Kathryn Janoff, Michael Kane, Tom O'Donnell
Members Absent : None
Staff Present: Marni Moseley, Associate Planner
Jennifer Anner, Associate Planner
Sylvie Roussel, Administrative Assistant
VERBAL COMMUNICATIONS-NONE
ITEM 1 Approval of Minutes
• January 27, 2016
• February 1 1 , 20 1 6
Len Pacheco stated there was a spelling error on page 4 of the January 27, 2016
minutes.
Bob Cowan requested a change to page 2 of the February 11, 2016 minutes.
MOTION: Tom 0 'Donnell moved to approve the January 27 , 2016 with the spelling error
fixed . The motion was seconded by Michael Kane and approved 5-0.
ITEM2
Michael Kane moved to approve the February 11 ,2016 minutes with the
amendment. The motion was seconded by Tom 0 'Donnell and approved 5-0 .
213 T ait Avenue (continuedfrom December 1 7, 2015)
Minor Res idential Development Permit MR-1 5-020
Hi storic Architecture and Site Application HS-15-078
Requesting approval for an addition greater than I 00 square feet to an existing
second story of a contributing single-family re sidence in the Almond Grove
Historic District on property zo ned R-1 D: LHP . APN 510-17-007.
PROPERTY OWNER: Joey McCarthy
APPLICANT: Bess Wiersema/Studio Three Design
PROJECT PLANNER: Jennifer Armer
EXHIBIT 6
Historic Preservation Committee
February 24,2016
Page 2 of4
Len Pacheco expressed concern that the proposed doors look too modem. He
suggested a more narrow french door to balance the look. The little touches of
modem design are not consistent with the Victorian architecture and he does not
support the proposed door design.
Kathryn Janoff wants to retain the original character of the house and the
proposed application does not do that.
Michael Kane considered the impact to the contributing structure for the Almond
Grove Historic District.
MOTION: Tom 0 'Donnell moved to deny the application. The motion was seconded by
Kathryn Janoff and approved 3-1-1, Len Pacheco-nay and Bob Cowan recused.
ITEM 4 136 Tait A venue (Heard out of Order)
Historic Architecture and Site Application S-15-043
Requesting approval to modify a previous approval for an addition to a
contributing single-family residence in the Almond Grove Historic District on
property zoned R -1 D: LHP. APN 51 0-18-023.
PROPERTY OWNER: John and Valerie Hopkins
APPLICANT: Steve Sweeters
MOTION: Tom O 'Donnell moved to approve the proposed changes with the exception of the
proposed picture window; the windows shall remain dual double hung to match
the other bay windows . The motion was seconded by Michael Kane and
approved 4-0-1, with Bob Cowan recused.
ITEM 3 529 Monterey Avenue (Continued from 1 111912015)
Requesting approval to remove a pre-1941 property from the Historic Resources
Inventory for property zoned R-ID. APN 410-15-047.
PROPERTY OWNER: Edwin Manuele Mingoia
APPLICANT: Bess Wiersema
PROJECT PLANNER: Mami Moseley
Len Pacheco would like to know what will be built after the demolition of the
property. He would like the new structure to keep the historic feel of the
neighborhood.
MOTION: Michael Kane moved to approve the removal from the Historic Resources
Historic Preservation Committee
February 24, 20 16
Page 3 of4
ITEM 5
Inventory. The motion was seconded by Tom O 'Donnell and approved 4-1 ,
Kathryn Janoff-nay.
307 W . Main Street
Architecture and Site Application S-16-009
Requesting approval for a second story addition to an existing single-family
residence and to exceed the maximum Floor Area Ratio on property zoned R-1 D.
APN 510-45-083 .
PROPERTY OWNER: Dane & Lori Howard
APPLICANT: Jay Plett, Architect
PROJECT PLANNER : Susie Pineda
MOTION: Katlvyn Janoff moved to approve the application as proposed . The motion was
seconded by Len Pacheco and approved 5-0.
ITEM 6 50 University Avenue
Minor Architecture and Site application S-16-0 1 7
Requesting approval for exterior modifications to a historic commercial building
(fonner California Cafe space) on property zoned C-2 :LHP :PD . APN 529-02-
044.
PROPERTY OWNER : Sri Old Town LLC
APPLICANT : Tecta Associates
PROJECT PLANNER: Erin Walters
MOTION: Tom 0 'Donnell moved to approve the proposed application with the following
directions: the relocation of the front door as proposed is appropriate; the
proposed metal canopy for the new signage is not appropriate and should be
removed; the applicant shall retain the two awnings to the far right and replace the
far left awning with the smaller awning to match tho se on the right and the
awnings shall retain the maroon color consistent with those throughout Old Town;
additionally any proposed signage s hall be consistent with the Old Town s ign
program and shall complement the historic Old Town character. The motion was
seconded by Mi c hael Kan e and approved 5-0.
Adjournment
The meeting was adjourned at 6 :03 p .m. The next regular meeting is scheduled for March 23 ,
2016 at 4:00p.m .
Historic Preservation Committee
February 24, 2016
Page4 of4
Prepared by: Sylvie Roussel, Administrative Assistant
Approved by:
Bob Cowan
Chair
N :IDEV\HISTOR IC PRESERV ATION \HPC minut cs\20 16\HPCm inutcs 2-2 4-16 .doc "
TOWN OF LOS GATOS
J 10 East Main Street, Los Gatos, CA 95030 (408) 354-6874
SUMMA RY MINUTES OF SPECIAL MEETING OF THE HISTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR MARCH 9 , 2016 HELD IN THE
TOWN COUNCIL CHAMBERS , 1 I 0 E MAIN STREET, LOS GATOS, CALIFORNIA .
The meeting was called to order at 4:02P.M. by Chair Bob Cowan.
ATTENDANCE
Members Present: Len Pacheco, Bob Cowan, Kathryn Janoff, Michael Kane, Tom O'Donnell
Members Absent: None
Staff Present: Mami Moseley, Associate Planner
Jennifer Anner, Associate Planner
Sylvie Roussel , Administrative Assistant
VERBAL COMMUNICATIONS-NONE
1. 213 Tait Avenue (co nsidered previously at the 1217/15 and 2 /24116 m eetings)
Minor Residential Development Permit MR-15-020
Historic Architecture and Site Application HS-15-078
Requesting approval for an addition greater than 100 s quare feet to an existing
second story of a contributing single-family residence in the Almond Grove
Historic _District on property zoned R-1 D: LHP. APN 510-17-007.
PROPERTY OWNER: Joey McCarthy
APPLICANT: Bess Wiersema/Studio Three Design
PROJECT PLANNER: Jennifer Armer
Len Pach eco stated the original roof has been damaged, so it is not necessary to
try to save the original roof. He is comfortable with the design of the addition
because it keeps with the Almond Grove feel.
Katluyn Janoff discussed preserving the character of the home. The new design
would not contribute to the bungalow style.
Marni Moseley, Associate Plann er, mentioned that the contributing house li st was
made in 1989 and th e significant changes that were made to the structure were
mad e in 1991 . The Ji s t of contributing structures has not been amended.
MOTION: Mic hael Kan e moved to recommend approval of the app li cation s. The m oti on
was seconded by Len Pacheco and approved 3-1-l , Kathryn Janoff-nay and
Bob Cowan was recus ed.
EXHIBIT 7
Historic Preservation Committee
March 9, 2016
Page 2 of2
2 . 54 Los Gatos Boulevard (continuedfrom 10128115)
Requesting approval for exterior modification s to a pre-1941 residence on
property zoned R-1 :8. APN 532-29-017.
PROPERTY OWNER/APPLICANT: Ray and Robin Clayton
PROJECT PLANNER: Mami Moseley
Len Pacheco had concerns that the proposed improvements may not comply with
current building code, and that the brick newel was too large for the architecture.
Kathryn Janoff expressed that the design proposed is more Victorian which is not
consistent with the Craftsman style of the home. The rest of the Committee
agreed the architectural style was shingle Victorian.
Bob Cowan expressed how he would like more details in the proposed drawings.
MOTION: Bob Cowan moved to continue to a date uncertain for the applicant to provide
additional information. The motion was seconded by Michael Kan e and
approved S-0 .
Adjournment
The meeting was adjourned at 5:21 p.m. The next regular meeting is scheduled for March 23,
2016 at 4:00p.m.
Prepared by: Sylvie Roussel, Administrative Assistant
Approved by:
Bob Cowan
C hair
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