Item 3 - 16666 Topping Way.Addendum with Exhibits
PREPARED BY: SEAN MULLIN, AICP
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 02/24/2021
ITEM NO: 3
ADDENDUM
DATE: February 23, 2021
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence,
Construction of a New Single-Family Residence, and Site Improvements
Requiring a Grading Permit on Property Zoned R-1:8 Located at 16666
Topping Way. APN 532-09-018. Architecture and Site Application S-19-044.
Property Owner/Applicant: Arthur Lin. Project Planner: Sean Mullin.
REMARKS:
Exhibit 10 includes a Letter of Justification from the applicant discussing the size of the
proposed residence in the context of the surrounding neighborhood. Exhibit 11 includes
additional public comment received between 11:01 a.m., Friday, February 19, 2021 and 11:00
a.m., Tuesday, February 23, 2021.
EXHIBITS:
Previously received with the February 24, 2021 Staff Report:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Color and materials board
5. Project Description and Letter of Justification
6. Consulting Architect’s Report, dated January 7, 2020
7. Consulting Arborist’s Report, dated January 17, 2020
8. Public comments received by 11:00 a.m., Friday, February 19, 2021
9. Development Plans, received January 28, 2021
Received with this Addendum Report:
10. Letter of Justification from applicant
11. Public comments received between 11:01 a.m., Friday, February 19, 2021 and 11:00 a.m.,
Tuesday, February 23, 2021
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From: Arthur Lin <arthur.aest@gmail.com>
Sent: Monday, February 22, 2021 11:22 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: Steve Yang <sya1618@sbcglobal.net>
Subject: Re: Planning commission meeting
It is not unreasonable to design and propose a 2 story 3976 SF residence on 16666 Topping Way with a FAR 27.37%.
The proposed building has neither the biggest house square footage, nor the highest FAR in the Topping Way locale. There are several homes that are bigger, in
the 4100 – 4400 SF range, and quite a few houses with FAR calculations that are in the mid-30s range, including one that is 43.65%. The proposed house is
3976 SF with a FAR of 27.37% and is sitting on the largest lot at 14528 SF. There are currently only two homes in the table that have a smaller FAR
calculation. Furthermore, the proposed house is well within the city building setbacks and height limit. Because the proposed design of 16666 Topping Way is
the largest within the Town of Los Gatos definition of the immediate neighborhood regulation, the square footage seems out of proportion to the surrounding
homes, but it is important to keep in mind that the house directly behind, 16685 Marchmont Dr., is even larger at 4,160SF, has a higher FAR of 28.85, and is
sitting at a 2 feet higher elevation.
The Town of Los Gatos Planning Department has already indicated that they are in support of this project as per the design submitted. The square footage
proposed for 16666 Topping Way may seem like a high number, but there are quite a few homes in the area that are at a near or even higher square
footage. The proposed design is proportionate to the size of the parcel and will only enhance the value and aesthetic of the neighborhood.
Address APN lot size house size Year Garage Story FAR
16666 Topping Way Los Gatos, CA 95032 532-09-018 14960 1,384 1948 9.25% 1st floor 2nd floor
16666 Topping Way Los Gatos, CA 95032 14528 3,976 2021 749 2 27.37% 2448 1528
16665 Topping Way, Los Gatos, CA 95032 532-09-012 13974 3751 1948 / 2009 612 2 26.84%
16597 Topping Way Los Gatos, CA 95032 532-09-008 9975 3,575 1997 / 1997 816 2 35.84%
16678 Topping Way, Los Gatos, CA 95032 532-09-017 11770 3,238 2006 27.51%
16622 Topping Way Los Gatos, CA 95032 532-09-021 10275 3,163 2007 30.78%
16566 Topping Way Los Gatos, CA 95032 532-09-025 10275 3,579 1947 / 1947 447 1 34.83%
16536 Englewood Ave Los Gatos, CA 95032 532-09-046 9579 4,181 1949 / 2010 548 2 43.65%
16685 Marchmont Dr Los Gatos, CA 95032 532-09-043 14420 4,160 1948 / 2006 630 2 28.85%
16667 Marchmont Dr Los Gatos, CA 95032 532-09-042 13662 3,696 2005 / 2006 677 2 27.05%
16722 Marchmont Dr Los Gatos, CA 95032 532-08-003 12215 4,404 2006 / 2006 806 2 36.05%
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REFER TO INDICATOR BELOW FOR HIGHLIGHTED HOUSE LOCATIONS
EXHIBIT 10
MARCH
M
O
N
TENGLEWOODTOPPING
1. 2-STORY 26.84% FAR
4. 2-STORY 28.85% FAR
3. 2-STORY 43.65% FAR
6. 2-STORY 36.05% FAR
2 STORY 27.37% FAR (A REBUILT)
2. 2-STORY 27.05% FAR
5. 2-STORY 35.84% FAR
INDICATOR OF NUMBERED 2-STROY HOUSES (NO. 1- 6)
February 22, 2021,
Attn: Sean Mullin and the Town of Los Gatos Planning Commission.
Re: Concern to be addressed at the Public hearing on February 24, 2021 regarding the proposed
new construction at 16666 Topping Way. Two issues to be addressed: One for the town and one
for the builder:
Concern for the town of Los Gatos:
I am a contractor / builder and have lived on Topping Way for 29 years. My home is diagonal to
the house at 16666 Topping Way. I have seen tremendous changes in the neighborhood with
what is being allowed to be built as a spec home. There are some lots over 3/4 acres that can
justify placing a 7,000 sq ft home (5000 sq ft above ground and a 2000 sq ft basement), but, the
lots on Topping way and Hilow are not these lots. The continuous approval of these giant two-
story homes is setting a precedent for other builders to sweep in and design the same. The results
for these contractors are getting the most for their money with no concern to the neighborhood or
the neighbors. The issue at hand is that these homes are blocking the view of the foothills and
creating shade that changes the ecosystem of the surrounding yards. One of the positive
attributes of buying a home in Los Gatos is the beauty of living near the foothills. Paying the
premium prices that we do for our homes should not be overlooked. With streets that have walls
of high two stories homes, this appeal is lost. Houses are losing their value and the beauty of
viewing the Los Gatos foothills is being destroyed. If you review the homes just two blocks over
on Stonybrook and in the Longmeadow community, which have much larger lots, you will see
there are no two-story original homes or additions. How are these large homes being allowed in
the nearby neighborhoods? I understand that in the past that many of these pockets of
neighborhoods were in the Santa Clara County jurisdiction and approved by the Santa Clara
County Planning Commission, but this is no longer the case and this needs to stop.
Concern for Mr. Lin (builder):
The original proposed plans that were submitted to the town in 2017 - 18 by you for a one story
3200 + sq ft home is more accurate and appropriate for this size lot and does not block the
hillside views, nor block the sun of the neighbor’s yards. If you are comparing the houses that
are being build on Englewood that sit on ½ acre lots, you are comparing apples to oranges. You
are asking to build a home that is double the size of any two story on Topping Way and would be
the largest home, including the homes on the ½ acre lots in the surrounding neighborhood. I am
all for new homes, but suggest the original smaller plan be approved.
Thank you
Concerned neighbor
EXHIBIT 11
Sent: Tuesday, February 23, 2021 10:30 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: Feedback on 16666 Topping Proposal
Mr. Mullin, I am writing to share my concerns about the proposed property development plan for 16666
Topping Way. I own and occupy the property at 16667 Marchmont Drive, directly to the rear of the
Topping property. I wrote when the initial plans were submitted and I attended the commissions
meeting relating to the property to voice my concerns at that time. I believed we had resolution to
many of the issues that were raised, namely the size and height of the structure, and the garage doors
opening to the rear of the property. At the time I also raised a concern about the position of the
structure on the lot, feeling that it was too close to the rear fence, but this was not addressed in the
resolution.
Now, over two years later there is a new proposal that reverses many of the items that we had resolved
in the first proposal, namely the size of the structure and the 2nd floor more specifically. Obviously I am
disappointed that these concerns have been ignored in the new proposal. That said, I am very happy to
see that the new proposal has the structure sitting further forward on the property.
I find this process frustrating. I am not sure why issues that were raised and addressed in the past are
being ignored now. I am pleased that the position of the structure now addresses my concern, though I
am mystified by how this process is being managed. My primary concern is and has always been my
privacy. A second floor creates line of site into my yard and house. Aside from a fence, there is nothing
to obstruct the view between the properties. To that end I would strongly urge the city either revert the
plan back to a one story structure or require the planting of trees along the rear fence.
As I said, I am a bit mystified by the process here. If you require that my concerns be documented in
writing or submitted in some other form to be formally considered please let me know.
Thank you,
Nick Besbeas