Item 02 - 485 Monterey Ave - Staff Report & Exhibits 20-23TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: November 11, 2015
PREPARED BY: Erin M. Walters , Associate Planner
ewa l ters@losgatosca. go v
APPLICATION NO.: Zone C hange Application Z-15-001
Architecture and Site Application S-15-0 18
LOCATION: 485 Monterey Avenue (southwest comer of Monterey Avenue
and Andrews Street)
APPLICANT/
CONTACT PERSON: Michael Black
PROPERTY OWNER: Black Real Estate Investm ent LLC
APPLICATION SUMMARY: Requesting approval to rezone a property from 0 to R-1D, to
demolish an existing office building, construct a new single-
family residence, construct an accessory structure with reduced
setbacks, and obtain a grading permit for property zoned 0.
APN 410-16-026.
RECOMMENDATION:
PROJECT DATA:
DEEMED COMPLETE: September 8, 2015
FINAL DATE TO TAKE ACTION:
Architecture and Site Application: March 8, 2016.
Approval if the Planning Commission determines the
modifications meet the Commi ssion 's direction.
General Plan Designation: Medium Density Residential, 5-
12 dwelling units per acre
Zoning Designation : Office, 0
Applicable Plans & Standards: General Plan
Residential Design Guidelines
Parcel Size: 9 ,000 sq. ft.
Surrounding Area:
__ ____j_J:x~~ti~g Land U~e J General Plan l_?oning .
North i Residential . I Me~Jum Densi!_y R~i.4~nt ~~!__ 1.__~-~!_!? ___ _
East T Residential ! Medium Density Residential 1 0
--s0~1h:···r R:esid~~1i~r ·-····--·------·!-Me<Ii~ffi-ne-nsiiy·i~~esi~ie~tiai--T-R:~-io ____ ·---
west ! Residential ! Medium Density Residential I R-ID
Planning Commission Staff Report -Page 2
485 Monterey Avenue/Z-15-001, S-15-018
November 2, 2015
CEQA:
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
The Architecture and Site application 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.
• As required, pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act,
the Architecture and Site application is Categorically
Exempt, Section 15303: New Construction or Conversion of
Small Structures.
• That the project is consistent with the Residential Design
Guidelines.
• As required by Section 29.20.150 of the Town Code for
Architecture and Site applications.
• As required by Section 29.40.015(b)(l) of the Town Code for
a three-foot reduced rear setback for an accessory structure.
The decision of the Planning Commission is final unless
appealed within ten days.
Previously received with the October 14, 2015 Staff Report:
1. Location Map
2. Findings and Considerations
3. Recommended Conditions of Approval (10 pages)
4. Draft Ordinance (two pages), includes Exhibit A
5. Project Data Sheet (one page)
6. Project Description and Letter of Justification (two pages),
received August 28, and September 8, 2015, respectively
7. Project Zoning Map (one page)
8. Project General Plan Map (one page)
9. Architectural Consultant Reports, received April 20 , 2015
(five pages), June 3, 2015 (six pages), and August 19 ,2015
(six pages).
10. Applicant's Response to the Consulting Architect's Report ,
received August 28 ,2015 (one page)
11. Materials, received August 28 ,2015 (one page)
12 . Consulting Arborist' s Reports, received March 31 , 2015 (26
pages), May 19 , 2015 (four pages), and August 24 , 2015
(three pages)
Planning Commission Staff Report -Page 3
485 Monterey Avenue/Z-15-001, S-15-018
November 2, 2015
BACKGROUND:
13. Applicant's Re sponse s to the Consulting Arborist's Report ,
received July 28 ,2015 (one page) and August 28 , 2015 (one
page each)
14. Letter of Support, received September 3, 2015 (one page)
15. Neighborhood Streetscape, received September 8, 2015 (one
page)
16. Previous Submittals-Elevations, received March 5, 2015
(two pages), May 11,2015 (two pages), and July 28,2015
(two pages).
17 . Development Plans, received September 17, 2015 ( 15 pages)
Previously received with the October 14, 2015 Desk Item :
18. Email from Wendy Paige, received October 9 , 2015
19. Revised Conditions of Approval
Received with this StaffReport:
20. Findings and Considerations (one page)
21. Applicant's Letter, received October 27, 2015 (16 pages)
22. Revised Neighborhood Streetscape, received October 26,
2015 (one page)
23. Revised Development Plans, received October 26 , 2015 (15
pages)
On October 14, 2015, the Planning Commission recommended approval of the zone change for
the subject property from 0 to R-ID to Town Council. The Town Council introduced the zone
change Ordinance on November 3 , 2015 and the second reading is scheduled for November 17 ,
2015.
On October 14, 2015, the Planning Commission also considered an Architecture and Site
application to demolish an existing medical office building and construction of a 2 ,853-square
foot two -story si ngl e-family residence with a detached 774-square foot two car garage with a
reduced three foot rear setback. The Commission continued the Architecture and Site application
to this agenda and directed the applicant to consider reducing the mass of the house, reduci ng the
size of the garage, and meeting the required five-foot rear setback for the detached garage.
As a continued item, the project description on the agenda and thi s report remain the same as th e
required notice. The project no longer includes the rezone application as the Planning
Commission recommended approval of the zone change to Town Council. The Planning
Commission is only considering the Architecture and Site application.
Planning Commission Staff Report -Page 4
485 Monterey A venue/Z-15-00 1, S-15-0 18
November 2, 2015
ANALYSIS:
A. Architecture and Site
The applicant submitted a letter addressing the direction of the Planning Commission
(Exhibit 21). Staffs analysis of each recommendation is below in italic type.
1. Consider reducing the mass and scale of the house
In order to reduce the mass and scale of the proposed two-story house th e applicant has
lowered th e roof pitch from a 6:12 to 5:12. The modified roof pitch lowers the proposed
height of th e house by 11.5 inches (see Exhibits 22 and 23) bringing the height to 26 feet
8.5 inches. This is eight inches taller than the existing two-story house located one house
to the south on Monterey Avenue. The applicant has included a rendering depicting the
proposed two-story house (Exhibit 21) and a revised streetscape (Exhibit 22).
2. Consider reducing the size of the detached garage
The applicant has not reduced the size of the proposed 77 4-square foot deta ched garage.
The applicant has provided justification for th e size of the garage (Exhibit 21).
Town Code provides a maximum allowable floor area ratio (FAR) based on lot size for
the residence and a s eparate calculation for the garage. Th e maximum allowable garage
square footage for this subject property is 77 6 square feet, and the proposed garage is
77 4 square feet.
The proposed garage complies with Section 29.40. OJ 5 (A)(5) of the Town Code which
required accessory buildings (detached garage) to occupy fifteen (15) p e rcent or less of
the lot, to be calculated exclusive of the required building setbacks. Th e proposed garage
meets th e 15 percent coverage requirement.
The garage meets the interior clear dimensions required by Town Code for a two car
garage (20 feet x 20 feet) and includes a garage workshop area.
The proposed one-story garage is located in the rear corner of the property. The two car
garage door fa9ade is setback 21 feet from the property lin e and will be seen from the
streetscape along Andrews Street (see Exhibit 22). The proposed two-car garage is
compatible with the ne ighborhood streetscape.
Planning Commission Staff Report -Page 5
485 Monterey A venue/Z-15-001, S-15-018
November 2, 2015
3. Consider meeting the required 5-foot rear setback for detached garage
The applicant has proposed no change to the proposed three foot rear setback for the
d etached garage (access01y structure). The applicant has provided further justification
for the request and how the proposed request meets the criteria r equired by Town Code.
Th e proposed garage meets all setback requirements with the exception of the rear
setback. The request for a reduced rear yard setback for the accessory structure is not a
variance, rather is it an exception from th e Town Code that is allowed by Section
29.40.015(b)(J). For R-1 zones Section 29.40.015(b)(l) allows required side and rear
yards to be reduced to three-fee t from a property line, with consideration ofthefollowing
criteria:
• The number and size of structures already within a reduced setback area.
The proposed project does not propose any other a ccessory structures within the
reduced setback area.
• Visibility.
The proposed one-story garage is located in the far rear corner of t he site. The
visibility of the accessory structure is minimal as the garage door el evation will b e
the only visible elevation from the streetscape.
• Compatibility with other structures in the neighborhood .
The proposed reduced three foot rear setback is compatible with th e immediate
neighborhood pattern as there are other detached garages with three foot reduced
setbacks in the immediate neighborhood (see Exhibit 21, Diagram A).
• Historic Preservation Considerations.
This consideration is not applicable as the proposed project is new construction.
• Privacy.
The proposed accessory structure is located at the far corner of the lot, adjacent to a
six foot tall fence and is 14 feet seven inches in height. There are no windows or
openings on the proposed elevation facing the rear property line. The proposed
location of the accessory structure will not infringe on the adjacent neighbor 's
privacy.
Planning Commission Staff Report -Page 6
485 Monterey Avenue/Z-15-001, S-15-018
November 2, 2015
• Compatibility of Historic Nature ofNeighborhoods.
The proposed three foot reduced rear setback for the accessory structure is
compatible with the historic nature of the immediate ne ighborhood. The age of
accessory structures with reduced rear setbacks that are located within the immediate
neighborhood wher e built between 1900 to 1997.
The proposed project meets all of the above criteria required by Town Code to consider a
reduced three-foot rear yard setback for an accessory structure.
PUBLIC COMMENTS:
At this time, the Town has not received any written comments for the revised project.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
Staff believes the applicant has addressed the Commission 's concerns by reducing the mass
and height of the residence through the modification of roof pitch. The project complies
with the Residential Design Guidelines as the residence is well designed , is an appropriate
size for the lot , and would be compatible with the surrounding homes in the immediate
neighborhood. In addition the applicant has provided justification for the proposed si ze of
the garage and meets the criteria required by Town Code to con sider a reduced three foot
rear yard setback for an accessory structure. The proposed project meets all zoning
requirements , required considerations and required criteria and for these reason s Staff
recommends approval of the revised project.
B. Recommendation
If the Commission determines the revisions and additional justification adequately address
its concerns, staff recommends the Commission to take the following actions to approve
the Architecture and Site Application:
1. Find that the proposed project is categorically exempt, purs uant to Section 15303 of
the California Environmental Quality Act as adopted by the Town (Exhibit 20); and
2. Make the required findings as required by Section 29.10.09030(e) of the Town
Code for granting approval of a demolition of a commercial building (Exhibit 20);
and
3. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 20); and
Planning Commission Staff Report-Page 7
485 MontereyAvenue/Z-15-001, S-15-018
November 2, 2015
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 20); and
5. Make the required considerations as required by Section 29.40.015(b)(1) of the
Town Code to grant approval of a three-foot reduced rear yard setback for an
accessory structure (Exhibit 20); and
6. Approve Architecture and Site Application S-15-018 with the conditions contained
in Exhibit 19 and development plans attached as Exhibit 23.
If the Commission has concerns with the proposed project, it can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the Architecture and Site application.
Prepared by:
Erin M. Walters
Associate Planner
LRP:EMW:cg
Appro ed by:
Laurel R . Prevetii
Town Manager/Community Development
Director
cc: Michael Black, Black Real Estate Investments LLC, 15651 Glen Una Drive, Los Gatos, CA 95030
Elizabeth Wiersema, Studio Three Design, 1585 The Alameda, Suite 200, San Jose CA 95126
N:\DEV\PC REPORTS\2 0 15\Monterey485-contl .docx
PLANNING COMMISSION -November 11, 2015
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
485 Monterey A venue
Zone Change Application Z-15-001
Architecture and Site Application S-15-018
Requesting approval to rezone a property from 0 to R-1D, to demolish an existing office
building, construct a new single-family residence, construct an accessory structure with
reduced setbacks, and to obtain a grading permit for property zoned 0. APN 410-16-026.
PROPERTY OWNERS: Black Real Estate Investment LLC
APPLICANT: Michael Black
FINDINGS:
Required finding for CEQA:
• The architecture and site application is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California Environmental Quality Act, Section
15303: New Construction or Conversion of Small Structures.
Required findings for demolition:
• As required by Section 29.10.09030(e) of the Town Code for the demolition of a
commercial building:
1. The Town's housing stock will be increa sed by one housing unit ;
2. The structure has no historic significance;
3. The property owner does not desire to maintain the struc ture due to its current
condition; and
4 . The economic utility of the structure is limited due to its condition.
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 and Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this proj ect.
Required consideration of the following criteria to allow the required rear yard of an accessory
structure to be reduced to three feet from a property line:
• As required by Section 29.40.015(b)(l) of the Town Code, the criteria required to all ow the
required rear yard of an acc es sory structure (detach ed garage) to be reduced three fe et from
the property line were made in reviewing this project.
EXHIBIT 2. 0
N:\D EV\FIN DINGS\2 0 15\MONTEREY 4 85CONT.DOCX
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October 26, 2015
Ms. Erin Wa lters
Town of Los Gatos
Community Development Dept.
Planning Division
110 E. Main Street
Los Gatos, CA 95030
Re : 485 Monter ey Avenue
Zoning Change Application: Z-15-001
Arch & Site Application: S-15-018
Dear Ms. Walters:
RECEIVED
OCT 2 7 2015
TOWN OF LOS GATOS
PLANNING DIVISION
s-1~-t?l~
On behalf of the applicant Studio 3 Design has modified the plans for the above referenced
project based on the question/concerns from the Planning Commission Meeting held on
October 14, 2015. The following is a summary of the changes and justification.
Summary of Changes I Additional Information
• The roof pitch has been changed from a 6:12 to 5:12 reducing the overall height by
11.5". This is the second roof pitch change (original submittal was at 8:12, COG
suggested a reduced pitch to 6:12 or so was better for neighborhood).
• Open gable ends all bays, on all sides of the home have been synchronized and corbel
details added at the ridge to provide further architectural detail consistent with the
downtown neighborhoods, as well enhance these open facades
The garage has remained the same. Based on the town records of the surrounding
neighborhood, we have done an analysis/comparison of the nei ghboring accessory structure
(see attached Diagram A), which supports the request for reduced setbacks for the accessory
structures in the R1-D zone.
• 460 Monterey Ave-22' x 29' detached garage with 3' setbacks.
• 461 Monterey Ave-20' x 24' detached garage with 0' setbacks (sits on property line)
• 484, 482 & 513 M onterey Ave have detached garages with 3' setbacks.
The proposed detached ga r age will only have one reduced setback (3' at the rear property line)
and keep the standard 5' setback (interior side property line). The size (23'x 33'-8") allows for
storage to be accommodated (no basement or usable attic space Is proposed on the main
house plans).
STUD I O TH R E E ~.~.s.l §. .. ~ EXHIBIT 2 1
osc .Californ1a
Justification
House Structure
We have provided 3-D model renderings (see attached) of the house, showing how the
proposed home fits within the neighborhood, and adds to the classic charm and spirit of this
downtown, yet eclectic neighborhood. The current proposed home is responsive to the
feedback from Cannon Design Group, the Town's consulting architect as well as the Planning
Department, and has through multiple revisions made modifications to gain both parties
approval of the proposed design.
• See attached Neigh borhood Study, detailing the su r rounding homes in terms of both
style, str ucture and materials. After conducting this survey, the neighborhood should
be classified as mixed in style and materials, as well as street frontage details and
presence. The proposed home is a traditional hybrid style of "Craftsman" and "Shingle",
two styles that are predominantly seen in new homes In the Rl-D neighborhoods, as
they blend in well with the existing character of these neighborhoods. Efforts were
made through multiple submissions to eliminate details and form that were more in
character with "Victorian" type houses. (This is consistent with the Design Guidelines as
set forth in Section 1 and section 3: encourage a diversity of architecture that is
consistent with the neighborhood, re-inforce prevailing patterns, sensitive street
setbacks, a strong visual connection with the street, size and bulk is relevant to the
immediate neighborhood, etc.)
• See attached Diagram 8, a rendering showing how the house fits in to the
neighbor hood, especia lly newer built homes In bulk, mass and height. The curr ent
proposal has been reduced in height by almost 1', by lowering the roof pitch, and sits
only 8" above the newer two story home, at 26-8.5", well under the allowed maximum
height. Also note in Diagram B, as well as the plans and site p lan, t hat great care has
been taken to r educe bulk and mass at the corner by pulling the house further back
from the front and street side setbacks, and adding a corner-wrapped porch to help
navigate the reduced corner setback yet attempt to maintain cons istent street frontage.
The porch element helps to create a layer ing at the two public facades of the building,
and ma i ntains a pedestrian friendl y scale as well. Open gab les at accent bays
throughout the hom e have been designed to br eak up the mass of the hipped roof, and
add architectural interest consistent with similar home style In the neighborhood,
maki ng use of co r bels, trim panels, et c. (This is consistent with the Design Guidelines as
set forth in Section 2: relating building fronts and sides to adjacent parcels, maintaining
a strong street presence on both streets at a corner, designing two story homes to blend
with smaller ones, avoiding the use of towers, similar roof pitches, and Is also consistent
with the Design Guidelines in Section 3: bulk, mass, scale; provide visual relief on two
story walls, use of hipped roofs, enlivened street fron tage at the corner lots; designing a
STU D I O H E DE:S I ~N
home with a clear expression of entry and sensitive to architectural style and the
surrounding neighborhoods; windows arranged in patterns and groupings consistent
with the style and surrounding neighborhood~ window materials match new construction
around the neighborhood~ traditional window mullion patterns and details consistent
with the style)
• See attached Diagram C, a materials board detailing the materials used on the home.
Also, actual samples of the roofs, sh ingles, paint color, and a window sample will be
provided at the Planning Commissi on meeting. Note that all materials used are of a
substantive and timeless quality. Painted wood shingles and trim details add to the
traditional characte r of the home. Windows are to be aluminum clad exterior I painted
wood interior of JeldWen brand or equal (Kolbe, Pella, etc.). The clad exterior has an
enameled coating in a satin finish, consistent with industry standard in a black color that
provides a strong and old-fashioned contrast with the proposed white trim and gray
shingles. The roofing materials are asphalt comp shingle, in a high definition profile at
the main roofs in a charcoal color, and a coated dark gray standing seamed metal roof at
the wrapped porch. This mix of materials provides further architectural detail and
integrity with the proposed home style. (This is consistent with the Design Guidelines as
set for in Section 3: materials consistent with the neighborhood, of a high quality, use of
traditional detailing, etc.)
Detached Garage Structure I Accessory Building
It is common for applicants to request reduced side and rear setbacks for accessory structures
(garages) if the applicant and staff can make the above considerations. The proposed garage
with reduced setbacks indeed meets the requirements of the Design Guidelines as follows:
Section 29.40.015 Accessory Structures are allowed If they meet the following requirements:
• The structure is not over 15 feet height. (The proposed garage meets this requirement as it
is 14/t.-7 in. in height.)
• Not located In the front or side yard. (The proposed garage meets this requirement as is not
located in the front or side yard.}
• The structure Is at least 5 feet from any other structure on the same lot. 1 The proposed
garage meets this requirement.)
• The structure Is at least 5 feet from any property line. (The proposed garage is 3 feet from the
rear property line, requesting exception for rear yard setback per Section 29.40.015{8}(1) of the
code.)
• The structure does not occupy more than 15 percent of the lot, to be calculated exclusive of
the required building setbacks. (n.e proposed garage meets this requirement as it occupies 15
percent of the lot, exclusive of the required building setbacks.)
STUD I CJ TH REE D~.~. I ~.N
• When located on a reversed corner lot, do not project beyond the front yard line required on
the lot In the rear of such lot. (The subject parcel is not a reversed corner lot.)
• Breezeways may be used to provide shelter between buildings. (The proposed project does
not have a breezeway.)
The gar age meets all setback requirements with the exception of the rear setback. The request for a
reduced rear yard setback for the accessory structure is not a variance, rather is it an exception from the
Town Code allowed in Section 29.40.01S(b)(l). For R-1 zones Section 29.40.015(b)(l) allows required
side and rear yards to be reduced 3 feet from a property line, with consideration of the following
criteria:
• The number and size of structures already within a reduced setback area: (The proposed
project does not have any other structures within the reduced setback area.)
• Visibility (The proposed structure is 14ft.-7 in. tall and is located in the for rear corner af the
site. Visibility of the structure from the streetscape is minimal, so therefore the overall bulk
and mass of the garage is not an issue, rather the building looks the same from the streetS)
• Compatibility with other structures In the neighborhood. (Within the immediate
neighborhood there are 5 single family homes with detached garages with reduced setbacks
of 3 feet or less. The proposed reduced 3 foot rear setback is compatible with the immediate
neighborhood pattern of detached garages with reduced setbacks.)
• Historic Preservation Considerations: {This consideration is non-applicable as the proposed
accessory structure is new construction.)
• Privacy: (The proposed accessory structure does not infringe on adjacent properties privacy.
The garage is proposed to be located in the rear corner of the parcel. The proposed 14ft.-7
in. tall garage is one story in height, does not hove windows along the rear setback and will
be located next to a 6-foot neighborhood fence.)
• Compatibility of Historic Nature of Neighborhoods: (The immediate neighborhood includes
properties with detached garages and reduced rear and side setbacks. The age of the
accessory structures range from 1900 to 1997. The proposed 3 foot reduced rear setback for
the detached garage is compatibility with the historic nature of this neighborhood.)
Lastly, the garage as proposed is allowed by the FAR calculations (allowed= 776 SF). While
larger on average than the immediate neighborhood, the proposed structure is 774 square feet,
but is tucked at the rear interior corner of the property and is visible on its short side only (the
broad side faces in to the back yard, and will not be seen through fencing and tree/landscape
screening.
In closing, the proposed home removes an antiquated office structure from the middle of a
predominantly residential neighborhood and replaces i t with a home of character and
architectural integrity. Newer homes in the area are of similar bulk, mass, quality of materials
and architectural style. As this home is on a corner lot, attention to detail on all facades,
STUDIC THREE DES GN
especially the front and street side has been of utmost importance, and a wrapped porch is
added to further pull the home back from the comer, while providing pedestrian level elements
that create a layering of spaces at the corner. Sensitivity in siting the home well within the
setbacks, as well as a detached garage at the rear comer of the property, a proposed privacy
fence that steps down at the corners and garage entrance, and proposed future landscaping
further enhance this proposal. We respectfully request approval of the project as proposed as
it takes care to heed the Design Guidelines in full, and the FAR coverage calcs and height are
also within the allowable standards. As designed, this home enhances the neighborhood with
architectural integrity and detail.
If you have questions or require additional information, please contact our office at your
convenience.
Sincerely,
Bess Wiersema
Principal + Owner
STU C•I D THREE D E S GN
Diagram A
485 MONTEREY AVE
ACCESSORY STRUCTURE ANALYSIS (SETBACKS, SIZE, HEIGHT)
415 MONTEREY AVE
SITE
411110NTEREY AVE
DETACHED GARAGE
SllE SElBAaCO PROPERTY LHE
REAR SETBACK 0 PROPERTY LINE
v ,
... -·---~~---··---113110NTEREYAVE ~~~ .AI' .i> . . . DETAOiED GARAGE
..:::,. :. ,f, !l 5..? SIDE SETBACK 0 3'
'<:{ ~·· . , . t-s REAR SETBACK 0 3'
f tt
"'1: .. :
4141411 IIONTEIIEY AVE
DETACHED GARAGE
SIDE SETBAa< 0 3'
REAR SE'J'MCK 0 3'
.,....._ ____ 4111IIONIEREY AVE
DETACHED GARAGE
SIDE SETBACK 0 3'
REAR SETBACK 0 3'
Diagram B
485 Monterey Avenue
(Western View from corner of Monterey Ave . & Andrews St .)
461 Monterey Avenue 477 Monter ey Avenue 485 Monterey Avenue
(Northern View f r om Monterey Avenue)
Diagram C
MATERIALS PALETTE
ROOFING I'MTBtiALS:
COMPOSITE ASPHALT: DARK GRAY
STANDING SEAM METAL: CHARCOAL GRAY (COOL R)
SIDING :
PAINTED CEDAR SHINGLES
COLOR : SAN ANTON IO GRAY (BENJAMIN MOORE)
VWIDOWS:
ALUMINUM CLAD EXTERIOO
CXJLOR: BLACK LICOOICE (.ELD-II\€N)
WINDOW 'IRJM:
PAINTED WOOD
CXllOR: SWISS COFFEE
(BENJAMIN MOORE)
aTONE VENEER :
PRINCET~ GRANITE: NE\M>ORT GREY
(CORONADO)
NEIGHBORHOOD ANALYSIS
PROJECT ADDRESS : 485 MONTEREY
'DENOTES ADDRESSES NOT IN 'IMMEDIATE
NEIGHBORHOOD"
RECEIVED
OCT 2 7 20 15
T~WN OF LOS GATOS
PLANN!NG !J IVJ SJmJ
SOURCES:
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ADDRESS
•459 MONTEREY AVE
(COMMERCIAL)
461 MONTEREY AVE
477 MONTEREY AVE
IMAGE OF HOUSE
NEIGHBORHOOD ANALYSIS
HOUSE TYPE
COMMERCIAL, N/A
NEW TRADITIONAL
CRAFTSMAN INFLUENCES
FRONT GABLE
STICK STYLE INFLUENCES
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
Tl/11
STUCCO
ALUMINUM AND WOOD
CLADD ING
WOOD SIDING
WOOD TRIM
STONE VENEER
WOOD SIDING
ROOF MATERIALS
ASPHALT COMPOS ITIO N SH INGLE
ASPHALT CO M POSITION SHINGLE
ADDRESS
485 MONTEREY AVE
(PROJECT ADDRESS)
470SAN BENITO AVE
497 SAN BENITO AVE
IMAGE OF HOUSE
NEIGHBORHOOD ANALY SIS
HOUSE TYPE
COMMERC IAL, N/A
NEW TRADITIONAL
COLONIAL REVIVAL WITH ITALIANTE
INFLUENCES
FRONT GABLE
CRAFTSMAN WITH FOLK VICTORIAN
INFLUENCES
FA~DE MATERIALS
(DEC EN DING ORDER OF SQUARE FEET
PER TYPE)
SLUMP BLOCK
STOREFRONT GLASS
STUCCO
WOOD WINDOWS
WOOD SHUTTERS
WOOD COLUMN DETAILS
SLUMP BLOCK
HORIZONTAL WOOD SIOING
WOOD TRIM
BRICK
ROOF M ATER IALS
GRAVEL LOW PITCH
ASPHALT COMPOS ITION SH INGLE
ASPHALT COMPOSIT ION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE
501 SAN BENITO AVE NEW TRADITIONAL
500 SAN BENITO AVE POST WAR RANCH
306 ANDREWS ST SPANISH REVIVAL
PUEBLO REVIVAL INFLUENCES
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
HORIZONTAL WOOD SIDING
WOOD BOARD AND BATTEN
WOOD TRIM DETAILS
BRICK
STUCCO
WOOD TRIM DETAILS
BRICK
STUCCO AT REAR ADD ITION
ROOF MATERIALS
ASPHALT COMPOSITION SHINGLE
ASPHALT COMPOSITION SH INGLE
CLAY TILE
ADDRESS
480 MONTEREY AVE
•464 MONTEREY AVE
(COMMERCIAL)
•460 MONTEREY AVE
IMAGE OF HOUSE
NEIGHBORHOOD ANALYSIS
HOUSE TYPE
NEW TRADITIONAL
CRAFTSMAN INFLUENCES
COMMERCIAL, N/A
RANCH
AMERICAN VERNACULAR BUNGALO
(PRE-STUCCO)
FAtADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
HORIZONTAL WOOD SIDING
WOOD TRIM
Tl-11
STUCCO
STOREFRONT GLASS
CANVAS AWNINGS
STUCCO
WOOD TRELLIS
ROOF MATERIALS
ASPHALT COMPOSITION SHINGLE
UNKNOWN
ASPHALT COMPOSITION SHINGLE
ADDRESS
497 N SANTA CRUZ AVE
(COMMERCIAL)
484 MONTEREY AVE
482 MONTEREY AVE
IMAGE OF HOUSE
NEIGHBORHOOD ANALYSIS
HOUSE TYPE
COMMERCIAL, N/A
NEW TRADITIONAL
CRAFTSMAN AND SHINGLE STYLE
INFLUENCES
NEW TRADITIONAL
CRAFTSMANO AND SHINGLE STYLE
INFLUENCES
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPEI
BRICK
METAL WINDOWS
CONCRETE
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
HORIZONTAL WOOD SIDING
WOOD SHINGLE SIDING
STONE VENEER
WOOD TRIM
METAL RAILING
ROOF MATERIALS
ASPHALT COMPOSITION SHINGLE
ASPHALT COMPOSITION SH INGLE
ASPHALT COMPOSITION SHINGLE
ADDRESS
508 MONTEREY AVE
500 MONTEREY AVE
501 N SANTA CRUZ AVE
(COMMERCIAL)
IMAGE OF HOUSE
NEIGHBORHOOD ANALYSIS
HOUSE TYPE
CRAFTSMAN
NEW TRADITIONAL
SHINGLE STYLE AND COLONIAL
INFLUENCES
COMMERCIAL, N/A
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PERTYPEI
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
HORIZONTAL WOOD SIDING
WOOD TRIM
STONE VENEER
STUCCO
BRICK
METAL WINDOWS
ROOF MATERIALS
ASPHALT COMPOSITION SHINGLE
ASPHALT COMPOSITION SHINGLE
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE
509 MONTEREY AVE NEW TRADITIONAL
SHINGLE STYLE INFLUENCES
*511 MONTEREY AVE NEW TRADITIONAL
CRAFTSMAN INFLUENCES
*510 MONTEREY AVE NEW TRADITIONAL
TUDOR INFLUENCES
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
HORIZONTAL WOOD SIDING
WOOD TRIM DETA ILS
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
BRICK
WOOD TRIM DETAILS
ROOF MATERIALS
ASPHALT COMPOSITION SHINGLE
ASPHALT COMPOSITION SHINGLE
WOOD SHAKE
NEIGHBORHOOD STREET SCAPE
®
NORTH SIDE OF ANDREWS ST
±14'-7-1
~~-------4=85~M=O~N~TE~R=EY------------~~ ®
SOUTH SIDE OF ANDREWS ST
1/2"
<D ® 0 485 MONTEREY 0
WEST SIDE OF MONTEREY ST
(j) ® ® @)
EAST SIDE OF MONTEREY ST
S TUDIO THREE DES I G N
I N TERIORS
RE M ODELS +
ADD I T I O N S
N EW CONSTRUCTION
1 585 THE ALA MEDA
SUITE 200
SAN .JOSE
CALIFORNIA
95 1 26
T 408 .292 .3252
F 253 .399 .1 1 25
BLACK
485 MONTEREY AVE .
LOS GATOS
CALIFORNIA
95030
A.P .N. 410-16-026
PROJECT DESCRIPTION
This project includes the
demolition of an existing
commercial building and
the construction of a new
two -story single -fam il y
residence whi ch better fits
the fabric of the exi sting
resident ial ne ighborhood .
The project includes a new
two-car detached garage .
EXHIBIT 2 2
kbCbiCEB
OCT 2 b 2015
S ~l ?-0 10
T OWN OF LOS GATOS ·
PLAN NING DIV ISION
COVER SHEETA1.1SCALE: N/AINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IVINDEXThe following codes are currently in effect:2013 California Building Code2013 California Residential Code2013 California Plumbing Code2013 California Mechanical Code2013 California Electrical Code2013 California Existing Building Code2012 International Existing Building Code2013 California Energy CodeThis project includes the demolition of an existing commercial building and the construction ofa new single-family residence which better fits the fabric of the existing residentialneighborhood. The project includes a new 2 car detached garage.LOCATION MAPCODES USEDPROJECT DESCRIPTIONProposed Exterior Garage ElevationsOwner:Black Real Estate Investments15651 Glen Una DriveLos Gatos, CA 95030(408)219-4421A2.2A2.1General Notes + Information A1.1A3.3PROJECT INFO.PROJECT DATAA3.2Proposed Exterior ElevationsProposed Exterior ElevationsA3.1Existing Architectural Site PlanA1.5Contractor:Peninsula Builders & DevelopmentContact: Michael Black388 Santana Row #1123San Jose, CA 95128(408) 219-4421Lic # 934939A2.3Proposed Second Floor PlanPROJECT ADDRESS:485 MONTEREY AVENUEA.P.N. :410-16-026LOT AREA (FROM PARCEL MAP)9,000 SF (GROSS + NET)ZONING = OFFICE (REQUESTING REZONING TO R-1D)FLOOD ZONE= NONEHISTORIC ZONE= NONEOCCUPANCY= R3 SINGLE FAMILY DWELLINGCONSTRUCTION TYPE= V-BREQUIRED PARKING:2 OFF STREET SPACESHOA/ CCR= NONESETBACKSALLOWEDPROPOSED 1ST FLRPROPOSED 2NDFRONT: 15'16'-6"20'-6"SIDE (INTERIOR):5'5' VARIES (SEE SITE)SIDE (STREET SIDE): 10'17'-3"20'REAR:20'78'-10"83'-1"ACCESSORY BLDG: 3'3'N/ABUILDING HEIGHTALLOWEDPROPOSEDHOUSE30' (MAX.) 29'-1-1/2"ACCESSORY15' (MAX) 14'-7-1/2"FLOOR AREA RATIO (FAR)ALLOWEDPROPOSEDHABITABLE HOUSE2,862 SF 2,853 SFGARAGE(15% OF 5,175)776 SF774 SFPROPOSED SQUARE FOOTAGE HABITABLE HOUSE: FIRST FLOOR:1,709 SFSECOND FLOOR:1,144 SFTOTAL2,853 SFDETACHED GARAGE: 774 SFCOVERED ENTRY PORCH 264 SFCOVERED REAR PORCH 430 SFUNCOVERED DECK (2ND FLOOR) 151 SFBUILDING COVERAGE: FIRST FLOOR (HABITABLE): 1,709 SF (19%) GARAGE: 774 SF (9%) ENTRY PORCH: 264 SF (3%)REAR PORCH: 430 SF (5%)TOTAL3,177 SF (36%)SITE COVERAGE: FIRST FLOOR (HABITABLE): 1,709 SF (19%) DRIVEWAY: 384 SF (4%) ENTRY PORCH: 264 SF (3%)REAR PORCH: 430 SF (5%) ENTRY WALKWAY 112 SF (1%)TOTAL2,899 SF (32%)ACCESSORY STRUCTURE COVERAGE: GARAGE (DETACHED): 774 SF (15%)A2.4Proposed Roof PlanDEFERRED SUBMITTAL Full sprinkler system will be required. Sprinklers will be submitted separately.STREET SCAPEDesigner:Studio 3 DesignContact: Bess Wiersema1585 The Alameda #200San Jose, California 95125ph: (408) 292-3252fax: (253) 399-1125SHADOW STUDYPARCEL MAPProposed Detached Garage Plan + Roof PlanProposed First Floor PlanTopographic SurveySCC FIRE COMMENTSProposed Building SectionsA4.11 of 1Grading + Drainage Plan1 of 2NEIGHBORHOOD STREETSCAPEDetails2 of 2Proposed Architectural Site PlanA1.6Civil Engineer:Westfall Engineers, Inc.Contact:Jitka Cymbal14583 Big Basin WaySaratoga, CA 95070(408) 867-0244Proposed Landscape PlanL-1
A.P.N. 410-16-026 EXISTING SITE PLANBLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA95030INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE: 1/8" = 1'-0"STUDIO THREE DESIGNA1.54 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III
PROPOSED SITE PLANA1.6SCALE:18" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSED FIRSTFLOOR PLANINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE: 1/4" = 1' - 0"STUDIO THREE DESIGNA2.1A.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III
PROPOSED SECONDFLOOR PLANINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA2.2A.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA95030SCALE: 1/4" = 1' - 0"4 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III
PROPOSEDROOF PLANA2.3SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSED GARAGEFLOOR + ROOF PLANA2.4SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSEDEXTERIOR ELEVATIONSA3.1SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSEDEXTERIOR ELEVATIONSA3.2SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSEDEXTERIOR ELEVATIONSA3.3SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV
PROPOSEDBUILDING SECTIONSA4.1SCALE:14" = 1' - 0"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125STUDIO THREE DESIGNA.P.N. 410-16-026 BLACK485 MONTEREY AVE.LOS GATOSCALIFORNIA950304 MARCH 201529 APRIL 2015PLANNING SUBMITTAL24 JULY 2015PLANNING SUBMITTAL II26 AUGUST 2015PLANNING SUBMITTAL III26 OCTOBER 2015PLANNING SUBMITTAL IV