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20150602UnionPresALLLOS GATOS PLANNING COMMISSION PRESENTATION FOR: UNION ORCHARDS UNIONIUM PROPERTY, LLC UNIONIUM PROPERTY, LLC CADC -OCTOBER 2012 CADC -OCTOBER 2012 ENVIRONMENTAL REVIEW -NOVEMBER 2013 PLANNING COMMISSION -NOVEMBER 2013 PLANNING COMMISSION -NOVEMBER 2013 APPEAL TO TOWN COUNCIL -FEBRUARY 2014 TECHNICAL REVIEW 2 -JUNE 2014 TECHNICAL REVIEW 2 -JUNE 2014 ARCHITECTURAL CONSULTANT –SEPTEMBER 2014 PLANNING COMMISSION –NOVEMBER 2014 PLANNING COMMISSION –FEBRUARY 2015 SINGLE STORY SINGLE STORY SINGLE STORY === 1 ====================May 16th, 2013, went to the neighborhood, notified them about our project with project introduction and left our contact information. We met with the following neighbors:-Mr. and Mrs.Scannura (255Howes Ct), 30mins talk inside reviewing our plans-Mrs.Liu (259 Howes Ct), briefly talked, they were busy-Mr.Siu (261HowesCt), briefly talked, he said he was fine as long as it's NOTcommercial project-Mr.Castillino(287Hershner Ct), talked about 10 mins, he was fine with the project-Left project information and our contacts to all neighbors including those not home ==== 2 =====================May 22nd, 2013, phone call between Mr.Siuand Shawn Wang to address his concerns about the project ==== 3 ====================June 6th, 2013 1pm-2pm, meeting with Mr.Siu( Chris, Kim, Shawn, Mr.Siu and Mr.Siu's daughter) at Dawning Center, further explained the project. He raised concerns about the window facing his side. We revised the window ==== 4 =====================July 25, 2013, Shawn Wang emailed to John Yeager (285 Hershner Ct) asking if a meeting about the project can be set up. No response. ===== 5 ====================Dec. 3rd, around 10am, Shawn Wang met with John Yeager at the town planning department by accident. Talked about 30mins about the project. ===== 6 ====================Dec. 4th, 6pm-8pm, Chris Kummerer and Shawn Wang went to the neighborhood notifying about the coming planning commission meeting. Met with the following neighbors:-Mrs.Scannura (255Howes Ct), about 30 mins talk inside, reviewed our plans again.-Mr.Liu (259 Howes Ct), briefly talked at the front entry.-Mrs.Siu (261HowesCt), waited and passed project information to her while she walked into the house-Mr.Castillino(287Hershner Ct), talked about 5mins, he stated he was fine with the project from his side but signed on the petition in supporting the neighbors-Left information about the town meeting and the project details to all nearby neighbors, including those not home ====== 7 ========================Dec. 5th, 2013, Chris Kummerer met with Mrs.Scannura (255 Howes Ct) at the project site going over the changes. ======= 8 ==============Dec. 11th, 2013, Chris Kummerer emailed John Yeager (285 Hershner Ct) addressing his concerns. ======= 9 =============================Dec. 14th, 2013, Shawn Wang emailed to Mr.Liu (259 Howes Ct) asking for his opinion after town planning commission meetingDec. 14th, 2013, Shawn Wang emailed Mrs.Siu (261 Howes Ct), asking for his opinion after town planning commission meeting =======10 ===============Feb. 19th, 2014, Shawn Wang emailed Mr. Liu (259 Howes Ct), asking for a meeting to discuss about the revised plan, NO responses ======= 11 =============Feb. 21st, 2014, Shawn Wang emailed Mr. Siu(261 Howes Ct), asking for a meeting to discuss the revised plan. Mr. Siu requested a summary of the changes to be sent and Shawn did. ======= 12 ===============Feb. 24th, 2014, 6pm, Chris Kummerer and Shawn Wang went to the neighborhood, talked to Mrs.Scannura(255 Howes Ct), talked to Ms. Maureen Heberling(291 Hershnerct) outside of her front door while she is inside. She asked us to leave the information at the door and we did. Could not reach other neighbors ======= 13 ===============May 1st, 2014, emailed to John Yeager (285Hershner Ct)asking for a meeting about our revised plan. NO responses ======= 14 ================May 13th, 2014, 7pm, Kim Connor, Chris Kummerer, Shawn Wang went to the neighborhood and met with the following neighbors at 255 Howes Ct.-Mr. and Mrs.Scannura (255Howes Ct),-Mr. and Mrs.Liu (259 Howes Ct),-Mr. and Mrs.Siu(261 Howes Ct),-Mr. Yeager (285 HershnerCt),-Ms. Maureen Heberling(291 Hershnerct)-Wentthrough the details oftheproject, showed our setbacks in revisedplan, discussed abouttheconcernsofthewall fence and tree. ======== 15 ==================May 25th, 2014, Shawn Wang emailed to Mr. Liu (259 Howes Ct) regarding his concern about the overgrowing tree and wall fence. He suggested to replace the tree and keep the wall fence. We revised our plan to do that. ======== 16 ===================June 26th, 2014, Shawn Wang received email from Mr. Siu (261 Howes Ct), asking for progress and Shawn Wang replied. =======17========================Dec. 6th, 2014, Shawn Wang met with the following neighbors at the site with checking the story poles:-Mrs.Scannura (255HowesCt),-Mr. Liu (259Howes Ct),-Mr. Siu( 261Howes Ct),-Ms. Maureen Heberling(291 Hershnerct) Mr. Yeager (285Hershner Ct) was not able to attend the meeting due to time conflict. The following were addressed during the meeting:1) confirmed the changes we discussed in May 13th meeting(#14).2) several questions were discussed again while they were addressed during the first planning commission meeting as well as the town council meeting, such as if we have a drainage system designed, if the extra dirt on the site will be hauled away, etc.3) Mr. Liu asked us to remove one more tree and we will request it in the design4) Mrs.Scannura asked if unit#8 is closer to her house now compared with the previous version. =======18=======================One Jan 10th, 2015, Chris Kummerer emailed Mrs.Scannuraregarding the location of unit #8 to address her concern. Unit #8 is about 10ft farther from her building than the design we submitted in the first planning commission and about 4" farther than what we submitted to town council appealing.======19============= Feb 4th, 2015,Shawn Wang sent email to the following neighbors asking for yard access for solar access study:Mr. Yeager (285Hershner Ct),Mrs.Scannura (255 Howes Ct),Mr.Liu (259 Howes Ct),Mr.Siu (261 Howes Ct), Neighbors responded on Feb 5th and granted access on the date on Feb. 10th for the study ========20================= Feb 23rd, 2015, Shawn Wang emailed the summary of solar access study result to the following neighbors: Mr. Yeager (285Hershner Ct),Mrs.Scannura (255 Howes Ct),Mr.Liu (259 Howes Ct),Mr.Siu (261 Howes Ct), CURRENT PROPOSAL 96.6% of abutting neighbors are 2-story ±63’-6”±52’-1”±46’-7”±50’-1”±111’-3” TECHNICAL REVIEWMARCH 20132012 2013 2014 2015ENVIRONMENTAL REVIEWNOVEMBER 2013PLANNING COMMISSIONDECEMBER 2013TOWN COUNCILMARCH 2014ARCHITECTURAL CONSULTANTJULY 2014ARCHITECTURAL CONSULTANTSEPTEMBER 2014CURRENT DEVELOPMENT PLANSNOVEMBER 2014TECHNICAL REVIEWAPRIL 2013CDAC HEARINGOCTOBER 2012ARCHITECTURAL CONSULTANTMAY 2013MET WITH NEIGHBORSMAY 2013MET WITH NEIGHBORSDECEMBER 2013MET WITH NEIGHBORSMAY 2014PLANNING COMMISSION -APPROVALFEBRUARY 2015TOWN COUNCIL APPEALMARCH 2015REDESIGN REDESIGN REDESIGN PROJECT TIMELINEAPPEALFEBRUARY 2014TECHNICAL REVIEWJUNE 2014 RESPONSE TO LEE QUINTANA’S APPEAL UNION ORCHARD CONDOMINIUMS: -CONFORMS TO ZONING ORDINANCES (NO VARIANCES) -DESIGN THOROUGHLY REVIEWED OVER 2½ YEARS -DESIGN CONSISTENTLY IMPROVED TO BE RESPECTFUL OF NEIGHBORS -ATTRACTIVE DESIGN -OPPORTUNITY TO IMPROVE BLIGHTED LAND BY MOVING THIS PROJECT FORWARD ZONING PROJECT SITE DIVISION 1 -MISCELLANEOUS SEC.29.10.020 –DEFINITIONS -CONDITIONAL USE PERMIT MEANS AN AUTHORIZATION ALLOWING A PARTICULAR USE AT A SPECIFIED LOCATION, SUBJECT TO CONDITIONS SET FORTH IN THE AUTHORIZATION AND IN THIS CHAPTER -CONDOMINIUM, RESIDENTIAL MEANS A RESIDENTIAL DEVELOPMENT, A CONDOMINIUM PROJECT, A COMMUNITY APARTMENT PROJECT OR A STOCK COOPERATIVE AS DEFINED IN TITLE 6 COMMON INTEREST DEVELOPMENTS, SECTION 1351 OF THE CIVIL CODE. TECHNICAL REVIEW 2 -JUNE 2014 ARCHITECTURAL CONSULTANT -NOVEMBER 2014 ARCHITECTURAL CONSULTANT -NOVEMBER 2014 ARCHITECTURAL CONSULTANT -NOVEMBER 2014 ARCHITECTURAL CONSULTANT -NOVEMBER 2014 ARCHITECTURAL CONSULTANT -NOVEMBER 2014 PREVIOUSLY APPROVED PORCH SIZES UNIT #1 PORCH AREA: 62 SF UNIT #2 PORCH AREA: 69 SF UNIT #3 PORCH AREA: 75 SF UNIT #4 PORCH AREA: 62 SF TOTAL: 268 SF CURRENT PORCH SIZES UNIT #1 PORCH AREA: 234 SF UNIT #2 PORCH AREA: 111 SF UNIT #2 COVERED AREA: 62 SF UNIT #3 PORCH AREA: 115 SF UNIT #4 PORCH AREA: 125 SF TOTAL: 647 SF ARCHITECTURAL CONSULTANT -NOVEMBER 2014 RM –5-12 RM: 5-12 -ALLOWS 10 UNITS (9 + 1 BMP) -REQUIRES 200 SF OF OPEN SPACE PER DWELLING (WE PROVIDE MIN. 350 SF) -40% COVERAGE (WE PROVIDE 30% COVERAGE) -LOTS >30,000 SF EXEMPT FROM F.A.R. LIMIT -FRONT SETBACK: 25’-0” (C-1: 15’-0”) -SIDE SETBACKS: 8’-0” (C-1: 20’-0” & 0’-0”) -REAR SETBACK: 20’-0” (SAME AS C-1) -100 SF OF COMMON SPACE PER UNIT RECOMMENDED FOR RM 5-12 (WE PROVIDE OVER 200SF PER UNIT) CONDO TYPICAL CONDO 576 W PARK AVE, LOS GATOS, CA LOS GATOS COMMONS 445 ALBERTO WAY, LOS GATOS, CA 433 WEST MEADOW DRIVE, PALO ALTO, CA 104-112 TOWN TERRACE, LOS GATOS, CA DENSITY PROJECT SITE SOLAR Solar Access Study For Union Orchards Development 258 Union Ave. Los Gatos, CA 95032 By Shane Siemer 2/25/2015 Solar Access Measurement Methods •Solmetric SunEye 210 •Photovoltaic industry standard for determining Solar Access •Calibrated fish eye lens, digital compass, tilt sensor and user entered geographic coordinates •Calculates sun path and Annual Solar Access Solar Access Measurements Cont. •3D model and Skelion shade modeling software •Uses Google Earth and Trimble SketchUp Shade Tool •Runs virtual sun path and calculates Annual Solar Access Readings •2 readings taken in each backyard •Identical locations used for 3D modeling Solmetric Results Baseline New Construction 3D Modeling Results Baseline and New Construction Scenarios 95.4% 94.4% 75.0% 80.0% 85.0% 90.0% 95.0% 100.0% Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual Solar Access Baseline New Construction Baseline Solmetric Scenario New Construction Solmetric Scenario