Item 3 - 16666 Topping Way.Desk Item with Exhibit
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
DESK ITEM
DATE: February 24, 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 12 includes additional public comment received between 11:01 a.m., Tuesday, February
23, 2021 and 11:00 a.m., and Wednesday, February 24, 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 the February 24, 2021 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
PAGE 2 OF 2
SUBJECT: 16666 Topping Way/S-19-044
DATE: February 24, 2020
S:\PLANNING COMMISSION REPORTS\2021\2-24-21\Item 3 - 16666 Topping Way\DeskItem.16666 Topping Way.docx
Received with this Desk Item Report:
12. Public comments received between 11:01 a.m., Tuesday, February 23, 2021 and 11:00 a.m.,
Wednesday, February 24, 2021
Sent: Tuesday, February 23, 2021 11:11 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 16666 Topping Way
Dear Mr. Mullin,
Our house is across the street and to the right of the proposed construction if you are facing 16666
Topping Way. We are at 16647 Topping Way and we recently remodeled our house. We have many
concerns with the size of the house, the height of the house and the look of the house compared to
other houses on the street. One of my biggest concerns is the size of the proposed house. Most of the
houses on Topping Way are single-story houses with much less square footage. There is no house on
the street close to the square footage of the proposed construction. The size of the house seems
more consistent with houses on Englewood that have wider and deeper lots. The two houses on either
side of 16666 Topping Way are both one-story houses, without basements. Our house and the house to
the left of us are both single-story homes as well two lots to the right of us. This proposed construction
would not be keeping with the size and look of houses on our street. Another concern is that the
proposed construction will severely impact our views of the hillside. The views of the hills is one of the
reasons why we moved to Los Gatos and one of the features that distinguishes our town from other
towns. Blocking out the view of the hills will adversely affect us as well as the beauty of our
neighborhood.
My husband and I will be reviewing all of the documents included in the agenda for tomorrow’s meeting
and will send you a more detailed letter outlining our concerns.
Thank you,
Michele Stefan
16647 Topping Way
EXHIBIT 12
Sent: Tuesday, February 23, 2021 12:04 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: robinmatlock@gmail.com
Subject: Fwd: 16666 Topping Way Plan Concerns
Hello Sean,
Please find the email below regarding the proposed development of the property located at 16666
Topping Way. This letter was submitted to Mr. Lin on January 5, 2020, with no response.
Thank you very much,
Eric Koch
Robin Matlock
16678 Topping Way, Los Gatos, CA 95032
---------- Forwarded message ---------
Date: Sun, Jan 5, 2020 at 5:32 PM
Subject: 16666 Topping Way Plan Concerns
Dear Mr. Lin,
We’ve had a chance to review the plans for the house on 16666 Topping Way. First, we are supportive
that a new home will be built and excited about the value that brings to the neighborhood after seeing
the property in disrepair.
We do have a few concerns regarding the current design we would like you to consider.
First, the overall size of the home. It feels “ginormous” and out of proportion to the rest of the
neighborhood by a sizeable margin. We understand bigger is better, bigger is more valuable, but there
is a character to our street, and this house is so large, it feels that character is compromised. Further,
the size is so significant, our view of the mountains will be significantly obstructed.
Second, the intent to build a sunken patio. We see this a considerable risk depending on how this space
could be used as a rental apartment, game room, etc. That part of the house butts right up to our living
space, and outdoor patio area. An apartment, guest quarters, or a game room would introduce
significant noise and traffic that would alter our experience. An emergency exit for the basement feels
reasonable. We are also concerned with how safely your team will be able to dig for this basement so
close to the property line and with confined space requirements being met for the construction workers.
Again, we are happy a new home is being developed. And we recognize there are lots of considerations.
We are good neighbors and will work with you to find solutions that work for both of us.
Thanks,
Robin Matlock & Eric Koch
Sent: Tuesday, February 23, 2021 1:04 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: Architecture and Site Application S-19-044
Dear Sean Mullin,
On behalf of my husband and myself, who reside across the street of the proposed new construction at
16666 Topping Way, we have had a chance to review the plans for the proposed new construction. We
are supportive a new home to be built and the value that brings to the neighborhood, especially having
to look at the current structure and site which is in complete disrepair and an eyesore to the
neighborhood attracting homeless and teens looking for a fun place to hang out. We have several
concerns regarding the current design that we would like considered when this plan is up for review and
discussion.
The overall size of this structure of 7000k sq ft, is gargantuan and is more than double of almost every
house that is currently on Topping Way, even second story dwellings, and is completely out of
proportion with the neighborhood. It is a large, bulky design with stone all over the front of the house
which isn’t consistent or compatible with the design style and look and feel of the neighborhood. The
enormous footprint of 7000k sq feet of this structure WILL significantly impede our beautiful view of
the foothills but more importantly, since the height of the building is just below the max 30’ ft height,
the windows on the second story look directly down into our bedroom windows of the Master Bedroom
and our daughters room which is also located on the second floor, therefore compromising our personal
privacy as home owners (along with our neighbors). Additionally concerning is the large sunken patio,
that is close to the fence line of our neighbors living space, and the potential increase in noise and
people traffic that would alter their living significantly, in a negative fashion.
We fear that approving this size would set a precedent for all future build’s in the area to be built this
large, which would then make the neighborhood look like one long wall of structures, essentially walling
in the street leaving very little view of the hills and beautiful greenery. The thought of this
neighborhood turning into rows of mansions is concerning, while homes in the Stonybrook and Long
Meadow neighborhoods are only building single story dwellings. This size home, would fit in much
better on Englewood, or other areas where the lot sizes are over 20k.
Respectfully, we ask that our concerns outlined above, mainly for our privacy (and that of our neighbors)
and space be considered for review by the LG planning department, and that we formally request this
proposed construction plan be rejected and that the previously approved plans for the single story with
basement be approved and reinstated.
Warmest Regards,
Karl and Kristine Malmsheimer
16665 Topping Way, LG 95032
Sent: Tuesday, February 23, 2021 2:23 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: Planning Meeting Feb. 24 regarding 16666 Topping Way Hearing
Hi Sean,
I am getting my second Covid vaccine on Wednesday, and will probably not be able to attend the
planning meeting. (My husband will be very busy managing our disabled son by himself!). I am still not
supportive of the building plans, and not happy that Mr. Lin never responded to me when I emailed him a
question last February concerning the property at his requested abc.aest gmail. (I did see his response
to my email to you last year for the first time in the meeting agenda. I think that communication with us
neighbors is not going well!).
Debbie Mar
Sent: Wednesday, February 24, 2021 10:38 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: markstefan@comcast.net; michelepstefan@gmail.com
Subject: FW: 16666 Topping way.
Dear Mr. Mullin:
We are writing to express our concern over the proposed property at 16666 Topping Way. I live across
the street at 16647 Topping way. We are both graduates of Los Gatos High School and have a special
connection with this town. After going away for school and starting a career, my wife and I returned to
Los Gatos, and specifically to live in this neighborhood, because of the beauty of the town. The views of
the hillside and the character of our neighborhood are what make it special. If this project is approved, it
will permanently impact the neighborhood.
I understand that the first proposal for a massive house was not approved due to concerns about the
size, among other things. That was the correct decisions then, and it should be the correct decision
now. With the story poles up, I can see how our views of the hillside will vanish and be replaced with a
massive structure. The beauty of the hillside and the character of the neighborhood and streets are
what make it so unique. Please don’t take that away from our community.
Allowing this building to be as big as proposed is going to leave a permanent scar on our neighborhood,
a scar that the builder won’t have to experience at after he has flipped the house and moved on to his
next property.
Among the justifications for such a big property was that this is a “transitional” neighborhood with the
new homes being built as two story homes. We strongly disagree with that. We finished remodeling
our home just a few years ago and intentionally left it at one story to blend in to the character of the
neighborhood. Approving this project will encourage other speculators to swoop in and overdevelop the
properties in the neighborhood for a quick return.
I respectfully request that the planning commission reduce the size of the structure it will approve and
consider what the longtime residents feel is acceptable. The previously proposed single story home is
plenty big for this neighborhood.
Best Regards,
Mark and Michele Stefan
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