16 Staff Report - 310 Santa Rosa DriveMEETING DATE: 05/02/05
.~pW N OF
ITEM NO. 16
COUNCIL AGENDA REPORT
~~S G A'~pS
DATE: April 26, 2005
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: CONSIDER AN APPEAL OF THE DECISION OF THE PLANNING
COMMISSION DENYING A REQUEST TO CONSTRUCT A SECOND
STORY ADDITION TO A SINGLE FAMILY RESIDENCE THAT EXCEEDS
THE FLOOR AREA RATIO ON PROPERTY ZONED HR-2 1/2. APN 527-
55-036. ARCHITECTURE AND SITE APPLICATION S-05-17. PROPERTY
LOCATION: 310 SANTA ROSA DRIVE. PROPERTY
OWNER/APPELLANT: JOHN VERSGROVE.
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Uphold the Planning Commission's decision and deny the appeal for Architecture and Site
Application S-05-17 (Motion required).
4. Refer to the Town Attorney for the preparation of the appropriate resolution.
If the Town Council determines that the Planning Commission's decision should be reversed or
modified:
1. The Council needs to find one or more of the following:
(1) where there was error or abuse of discretion on the part of the Planning Commission;
or
(2) the new information that was submitted to the Council during the appeal process that
was not readily and reasonably available for submission to the Commission; or
(3) an issue or policy over which the Commission did not have discretion to
modify or address, but which is vested in the Council for modification or decision.
(Continued to Page 2)
PREPARED BY: BUD LORT
DIRECTOR ODEVELOPMENT
Reviewed by: Assistant Town Manager k`) Attorney Clerk Finance
Community Development Revised: 4126/05 10:50 am
Reformatted: 5/30/02
i__
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MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
2. If the predominant reason for modifying or reversing the decision of the Planning
Commission is new information as defined in Subsection (2) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless the new information has a minimal effect on the application.
3. If the appeal is granted, the Council should: A) make the required findings and
considerations in Attachment 1; B) determine that the project is substantially consistent with
the Hillside Development Standards and Guidelines; C) determine that the criteria for
allowing an exception to maximum allowed floor area have been met for this project; D)
approve the application subject to the conditions in Attachment 2 and as shown on the
development plans in Attachment 10.
4. Refer to the Town Attorney for preparation of the appropriate resolution.
PROJECT SUMMARY:
The applicant is requesting approval to add 1,233 square feet (26 sq. ft. on the first floor and 1,207
sq. ft. on the second floor) to an existing 6,447 square foot home with an 836 square foot garage for
a total floor area of 8,516 square feet (including garage). The existing home exceeds the 6,000
square foot maximum contained in the Hillside Development Standards and Guidelines (HDS&G)
by 883 square feet (including 436 square feet from the garage). The current proposal would exceed
the 6,000 square foot maximum contained in the HDS&G by 2,116 square feet (including 436 square
feet from the garage). The proposal also includes changing the exterior materials from board and
batten wood siding/stone to stucco and the roof from composition shingle to concrete tile.
Attachments 6 through 10 provide additional general information and background for the proposed
project.
Generally, the proposed addition will convert the existing attic space to second floor area, which
includes expanding the existing roof line towards the existing courtyard (See Attachment 10, Sheet
A 3.2, Section A). The existing maximum height of the home will remain unchanged at 25'. The
proposal will not impact existing trees and will not require any grading.
PLANNING COMMISSION:
The Commission considered this application on February 9, 2005. The application was continued
to the March 23, 2005 meeting with the following direction:
1. The proposed second story addition must stay within the existing building envelope with
some allowance to meet fire and building code requirements. The Commission stated that
minimal, architecturally appropriate design elements may be considered but only if it is
determined that the design elements do not add to the mass and bulk of the structure; and
2. Colors, materials, and fencing must be consistent with the Hillside Development Standards
and Guidelines.
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MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
On March 23, 2005, the Commission considered revised plans (Attachment 10) and unanimously
denied the project. The Commission did not believe that the applicant had met the direction outlined
above because the proposed second story addition was not kept within the existing building envelope
and the proposed second story windows exceeded the minimum required by the Uniform Building
Code to meet natural light, ventilation, and egress requirements.
A verbatim transcript of the March 23, 2005 Commission meeting is included as Attachment 5. A
verbatim transcript of the February 9, 2005 Commission meeting has not been provided; however,
Council members interested in listening to the FTR recording of this meeting may contact staff to
obtain a copy of the FTR recording.
APPEAL:
On April 1, 2005, John Versgrove, the property owner, appealed the Commission's denial of the
proposed project. The appellant believes that the Commission erred or abused its discretion. The
appellant's reasoning for appealing the Commission's decision is provided in Attachment 3.
The appellant has prepared additional information in response to some of the Commission's
concerns and issues (Attachment 4, Page 3) which include reducing the deck area and providing
information regarding the minimum window requirements of the Uniform Building Code.
DISCUSSION:
Staff has summarized the main issues for the Council's consideration and discussion as follows:
House Size
The proposal will include a floor area of 8,116 square feet, exclusive of 400 square feet of garage
area as set forth in the HDS&G. The floor area exceeds the maximum allowable floor area of
6,000 square feet. The existing house and garage currently exceed the FAR by 883 square feet.
As stated in the HDS &G, achieving the maximum floor area is not guaranteed due to individual
site constraints. The priority is to comply with the standards and guidelines rather than
designing to the FAR. The FAR is a numerical guide and achieving the allowable square
footage is not a goal. Greater weight will be given to issues including but not limited to height,
building mass and scale, visual impacts, grading and compatibility.
Pursuant to the HDS&G, "the Town Council or Planning Commission may approve residential
projects greater than the maximum allowed floor area (but it is not guaranteed) when all of the
following apply":
1. The development will not be visible from any of the established viewing platforms.
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MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
2. There will be no significant impacts on protected trees, wildlife habitat or movement
corridors.
3. Any grading necessary to accommodate the building area that exceeds the allowed FAR
or an accessory building will be minimized.
4. All standards and applicable guidelines are being met.
5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods.
The compliance margin must be at least 10.0.
6. The house will be pre-wired for future photovoltaic (PV) installation.
7. A minimum of 25% of hardscape material is permeable (certain types of interlocking
pavers, grasscrete, pervious concrete, etc.).
8. A significant cellar element is included in the design, unless it conflicts with other
standards.
9. There will not be a significant visual impact to neighboring properties.
It appears that all of the above items will be met with the current proposal except item 8 listed
above. The existing home and proposed project do not include a cellar element. Please see
Attachment 6, Exhibits C and D, for the applicant's responses to the criteria listed above. Items
5 and 6 listed above are required as Conditions of Approval (Attachment 2, Conditions 5 and 6)
Neighborhood Compatibility
No single architectural style is present in the surrounding neighborhood. The neighborhood
contains a variety of architectural styles and house sizes. However, staff is concerned about
neighborhood compatibility given that the proposed floor area of the home, is approximately 680
square feet larger than other homes in the immediate area. Exhibit G of Attachment 6 has been
revised to reflect the current proposal (Attachment 8). Attachment 8 is a house size comparison
that was prepared for the Council's information. The concern about neighborhood compatibility
is primarily related to the floor area of the home, not the mass and scale of the home. This is
because the exterior changes are not significantly increasing the mass and scale of the home.
Exterior Materials
In hillside areas, the Commission and Council have expressed concern with architectural styles
that utilize stucco siding and tile roofing. Although the building form will not dramatically
change, the applicant is proposing to replace the existing exterior materials of board and batten
wood siding and stone exterior materials with stucco. The existing composition shingle roof will
also be replaced with concrete tile. The applicant has been made aware of the issue and believes
that the proposed design and exterior materials are compatible with other homes in the
immediate area and are an improvement.
A color and material board will be available at the Public Hearing. The concrete tile roof is
intended to be gray. Accent materials include stucco columns, wood railing and trellis, and wood
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
casing around windows to match existing. A Deed Restriction relating to exterior colors is
included as a proposed condition of approval should the Council grant the appeal. Currently
there is no regulation of color for many of the existing homes in this area because they were built
before the current color/reflectivity regulation was adopted. As future applications of homes in
the Santa Rosa Subdivision are processed by the Town, staff will seek to impose the
color/reflectivity regulation.
Hillside Development Standards & Guidelines
The proposed project will comply with most of the HDS&G, given the fact that the proposed
project:
• will minimally increase the existing footprint; and
• will not significantly impact privacy of the adjacent properties; and
• will not be visible from any established viewing platforms; and
• will not impact any existing trees; and
• will not require any grading.
However, staff has determined that the following aspect of the project does not comply with the
HDS&G:
• the house and garage exceed the allowable floor area limit.
Additionally, the Council should discuss the following items as they relate to the proposed
project and the HDS&G:
design of the addition to minimize bulk and mass as required by Section V.F of the
HDS&G; and
• architectural style of the house (See Exterior Materials section above).
General Plan Conformance
The HDS&G that were adopted by the Council were determined to be consistent with the
General Plan. Therefore, projects substantially consistent with the HDS &G would, by reference,
be consistent with the General Plan. As a result, if the Council determines that the criteria for
allowing an exception to maximum allowed floor area have been met for this project, then it
could be determined that the project is consistent with the General Plan.
CONCLUSION:
Staff believes that this is the first of many projects that will raise the issues identified in this report
given the fact that there are numerous existing homes that exceed 6,000 square feet in the hillside
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
area and homeowners may come forward to request additional floor area. It is recognized that
Council will consider this application and future applications of a similar nature on a case-by-case
basis. Staff will consider the comments offered during this hearing as general direction for review
of future projects of a similar nature, but would not set precedent.
The Council should consider and discuss the following issues:
• Determine if the applicable sections of the criteria set forth in the Hillside Development
Standards and Guidelines for allowing an exception to maximum allowed floor area have
been met; and
• Determine if the proposed increased floor area is appropriate; and
• Determine if the proposed project is compatible with the neighborhood in terms of square
footage, bulk, and mass; and
• Determine if the proposed project is compatible with the neighborhood in terms of
architectural style and exterior materials.
Should the Council be inclined to grant this appeal, the Council should:
• Make the required findings and considerations in Attachment 1; and
• Determine that the project is substantially consistent with the Hillside Development
Standards and Guidelines; and
• Determine that the criteria for allowing an exception to maximum allowed floor area have
been met for this project; and
• Approve the application subject to the conditions in Attachment 2 and as shown on the
development plans in Attachment 10.
Council may address any remaining concerns through additional conditions of approval.
ENVIRONMENTAL ASSESSMENT:
Is a project as defined under CEQA but is Categorically Exempt 15301 of the State Environmental
Guidelines as adopted by the Town.
FISCAL IMPACT:
None.
Attachments:
1. Findings and Considerations from the Staff Report for the Planning Commission meeting of
February 9, 2005
2. Recommended Conditions of Approval (Revised)
3. Appeal from appellant (2 pages), received April 1, 2005
PAGE 7
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL OF 310 SANTA ROSA DRIVE
April 26, 2005
4. Additional information from the appellant (3 pages) received April 13, 2005
5. Verbatim transcript from the Approved Minutes of the Planning Commission meeting of March
23, 2005
6. Report from the Director of Community Development to the Planning Commission, dated
February 3, 2005 for the meeting of February 9, 2005 (Development Plans not included)
7. Report from the Director of Community Development to the Planning Commission, dated March
15, 2005 for the meeting of March 23, 2005 (Development Plans not included)
8. Revised house size comparison chart prepared by staff
9. Development Plans (Exhibit 1) from the Staff Report for the Planning Commission meeting of
February 9, 2005, received December 8, 2004
10. Development Plans (Exhibit K) from the Staff Report for the Planning Commission meeting of
March 23, 2005, received March 9, 2005
Distribution:
John Versgrove, 310 Santa Rosa Drive, Los Gatos, CA 95032
TDS Architects, 2060 Clarmar Way, San Jose, CA 95128, Attn: Brian Mah
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REQUIRED FINDINGS AND CONSIDERATIONS FOR:
310 Santa Rosa Drive
Architecture and Site Application 5-05-17
Consider an appeal of the decision of the Planning Commission denying a request to construct
a second story addition to a single family residence that will result in a home that exceeds the
Floor Area Ratio on property zoned HR- 21/2. APN 527-55-036.
PROPERTY OWNER/APPELLANT: John Versgrove
FINDINGS
■ The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town.
CONSIDERATIONS IN REVIEW OF APPLICATIONS
■ As required by Section 29.20.150 of the Town Code for Architecture and Site applications:
The deciding body shall consider all relevant matter including, but not limited to, the
following:
(1) Considerations relating to traffic safety and traffic congestion. The effect of the site
development plan on traffic conditions on abutting streets; the layout of the site with
respect to locations and dimensions of vehicular and pedestrian entrances, exits,
drives, and walkways; the adequacy of off-street parking facilities to prevent traffic
congestion; the location, arrangement, and dimension of truck loading and unloading
facilities; the circulation pattern within the boundaries of the development, and the
surfacing, lighting and handicapped accessibility of off-street parking facilities.
A. Any project or development that will add traffic to roadways and critical
intersections shall be analyzed, and a determination made on the following
matters:
1. The ability of critical roadways and major intersections to
accommodate existing traffic;
2. Increased traffic estimated for approved developments not yet
occupied; and
3. Regional traffic growth and traffic anticipated for the proposed
project one (1) year after occupancy.
B. The deciding body shall review the application for traffic
roadway/intersection capacity and make one (1) of the following
determinations:
Page 1 of 4
Attachment 1
310 Santa Rosa Drive
Architecture and Site Application S-05-17
1. The project will not impact any roadways and/or intersections causing
the roadways and/or intersections to exceed their available capacities.
2. The project will impact a roadway(s) and/or intersection(s) causing
the roadway(s) and/or intersection(s) to exceed their available
capacities.
Any project receiving Town determination subsection (1)b.l. may
proceed. Any project receiving Town determination subsection
(1)b.2. must be modified or denied if the deciding body determines
that the impact is unacceptable. In determining the acceptability of a
traffic impact, the deciding body shall consider if the project's
benefits to the community override the traffic impacts as determined
by specific sections from the general plan and any applicable specific
plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size,
height, lighting and landscaping of outdoor advertising signs and structures in
relation to the creation of traffic hazards and the appearance and harmony with
adjacent development. Specialized lighting and sign systems may be used to
distinguish special areas or neighborhoods such as the downtown area and Los Gatos
Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adjacent development or
to conceal storage areas, utility installations, parking lots or unsightly development;
the planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district.
Trees and plants shall be approved by the Director of Parks, Forestry and
Maintenance Services for the purpose of meeting special criteria, including climatic
conditions, maintenance, year-round versus seasonal color change (blossom, summer
foliage, autumn color), special branching effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and
open spaces in relation to the physical characteristics of the site and the character of
the neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g.
downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of
solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz
Avenue with existing and new parking facilities shall be encouraged, and shall
Page 2 of 4
310 Santa Rosa Drive
Architecture and Site Application S-05-17
include such crime prevention elements as good sight lines and lighting systems.
(5) Considerations relating to drainage. The effect of the site development plan on the
adequacy of storm and surface water drainage.
(6) Considerations relating to the exterior architectural design of buildings and
structures. The effect of the height, width, shape and exterior construction and design
of buildings and structures as such factors relate to the existing and future character
of the neighborhood
and purposes of the zone in which they are situated, and the purposes of architecture
and site approval. Consistency and compatibility shall be encouraged in scale,
massing, materials, color, texture, reflectivity, openings and other details.
(7) Considerations relating to lighting and street furniture. Streets, walkways, and
building lighting should be designed so as to strengthen and reinforce the image of
the Town. Street furniture and equipment, such as lamp standards, traffic signals, fire
hydrants, street signs, telephones, mail boxes, refuse receptacles, bus shelters,
drinking fountains, planters, kiosks, flag poles and other elements of the street
environment should be designated and selected so as to strengthen and reinforce the
Town image.
(8) Considerations relating to access for physically disabled persons. The adequacy of
the site development plan for providing accessibility and adaptability for physically
disabled persons. Any improvements to a nonresidential building where the total
valuation of alterations, structural repairs or additions exceeds a threshold value
established by resolution of the Town Council, shall require the building to be
modified to meet the accessibility requirements of title 24 of the California
Administrative Code adaptability and accessibility. In addition to retail, personal
services and health care services are not allowable uses on nonaccessible floors in
new nonresidential buildings. Any change of use to retail, health care, or personal
service on a nonaccessible floor in a nonresidential building shall require that floor
to be accessible to physically disabled persons pursuant to the accessibility
requirements of title 24 of the California Administrative Code and shall not qualify
the building for unreasonable hardship exemption from meeting any of those
requirements. This provision does not effect lawful uses in existence prior to the
enactment of this chapter. All new residential developments shall comply with the
Town's adaptability and accessibility requirements for physically disabled persons
established by resolution.
(9) Considerations relating to the location of a hazardous waste management facility.
A hazardous waste facility shall not be located closer than five hundred (500) feet to
any residentially zoned or used property or any property then being used as a public
or private school primarily educating persons under the age of eighteen (18). An
Page 3 of 4
310 Santa Rosa Drive
Architecture and Site Application S-05-17
application for such a facility will require an environmental impact report, which may
be focused through the initial study process.
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Page 4 of 4
RECOMMENDED CONDITIONS OF APPROVAL
310 Santa Rosa Drive
Architecture and Site Application S-05-17
Consider an appeal of the decision of the Planning Commission denying a request to construct
a second story addition to a single family residence that will result in a home that exceeds the
Floor Area Ratio on property zoned HR- 21/2. APN 527-55-036.
PROPERTY OWNER/APPELLANT: John Versgrove
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Section)
1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date
pursuant to Section 29.20.320 of the Town Code, unless the application is vested.
2. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the approved plans received March 9,
2005. Any minor changes or modifications made to the approved plans shall be approved by the
Director of Community Development other changes will be approved by the Planning
Commission, depending on the scope of the change(s).
3. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be
recorded by the applicant with the S anta Clara County Recorder's Office that requires all exterior
paint colors to be maintained in conformance with the Town's Hillside Development Standards.
4. OUTDOOR LIGHTING: If any outdoor lighting is proposed, an outdoor lighting plan shall be
approved by the Director of Community Development prior to the issuance of Building Permits.
All outdoor lighting shall be down-lighting and shall be as minimal and unobtrusive as possible.
Exterior lighting shall only be used for pedestrian safety and security. There shall be no up-
lighting of landscaping or the home.
5. TITLE 24: Compliance to Title 24 Energy Efficiency Standards are shown using computer
methods. The compliance margin must be at least 10.0.
6. PHOTOVOLTAIC: The house will be pre-wired for future photovoltaic (PV) installation.
7. WINDOWS. Windows shall be low reflectivity glass that also limits nighttime light emanation.
Tinted glass is preferred. Second story windows shall be sized to the minimum required by the
Uniform Building Code to meet natural light, ventilation, and egress.
8. EXTERIOR MATERIALS AND COLORS: The approved wall and column color is Kelly Moore
Highland Grass (LRV 29), trim and railings Kelly Moore Defense (LRV 9), roof will be gray
concrete tile.
(Building Section)
9. PERMITS REQUIRED: A building permit shall be required for demolition of existing and the
construction of the new single family residence. Separate building permits are required for site
retaining walls, water tanks, and swimming pools; separate electrical, mechanical, and plumbing
permits shall be required as necessary.
10. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans.
11. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36.
Attachment 2
310 Santa Rosa Drive / S-05-017
Page 2
12. FOUNDATION INSPECTIONS : A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector at foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report;
and, the building pad elevation, on-site retaining wall locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
13. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-1R and
MF-1R must be blue-lined on the plans.
14. 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
chimneys.
15. HAZARDOUS FIRE ZONE: This project requires a Class A roofing assembly.
16. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, 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, signed by all requested parties and be blue-
lined on the construction plans. Special Inspection forms are available from the Building
Division Service Counter or online at www.losgatosca.gov.
17. NONPOINT SOURCE POLLUTION,STANDARDS: The Town standard Santa Clara Valley
Nonpoint Source Pollution Control Program 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.
18. PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538)
19. APPROVALS REQUIRED: The project requires the following agencies approval before issuing
a building permit:
a. Community Development: Joel Paulson at 354-6879
b. Engineering Department: Fletcher Parsons at 395-3460
C. Parks & Public Works Department: (408) 399-5777
d. Santa Clara County Fire Department: (408) 378-4010
e. West Valley Sanitation District: (408) 378-2407
f. Local School District: (Contact the Town Building Service Counter for the
appropriate school district and to obtain the school form.)
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Division)
20. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. 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
310 Santa Rosa Drive / S-05-017
Page 3
drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not
be allowed unless a special 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.
21. 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.
22. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting an 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 ow work that went on without inspection.
23. EROSION CONTROL. Interim and final erosion control plans shall be prepared and provided
within the Building Permit submittal. A maximum of two weeks is allowed between clearing of
an area and stabilizingibuilding on an area if grading is allowed during the rainy season. Interim
erosion control measures, to be carried out during construction and before installation of the final
landscaping shall be included. Interim erosion control method shall include, but are not limited
to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control
measures as needed to protect downstream water quality during winter months. The grading,
drainage, erosion control plans and SWPPP shall be in compliance with applicable measures
contained in the amended provisions C.3 and C.14 of Order 01-024 of the amended Santa Clara
County NPDES Permit.
24. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed on the portion of a street which
abuts property in a residential zone without prior approval from the Town Engineer
15.40.070).
25. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home
owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily
basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's
storm drains.
26. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
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.
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.
Developer shall request a walk-through with the Engineering Construction Inspector before the
start of construction to verify existing conditions.
27. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.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. If the device is located within a structure on the property, the
310 Santa Rosa Drive / S-05-017
Page 4
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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
28. REQUIRED FIRE FLOW: The required fire flow for this project is 2,250 gpm at 20 psi residual
pressure. An automatic sprinkler system will be installed, the fire flow has been reduced by 75%
establishing a required adjusted fire flow of 1,000 gpm at 20 psi residual pressure. The adjusted
fire flow is available from area water mains and fire hydrant(s) which are spaced at the required
spacing.
29. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: New homes located within the
hazardous fire area, shall be protected throughout by an approved, automatic fire sprinkler
- system, hydraulically designed per National Fire Protection Association (NFPA) Standard #13d.
30. REQUIRED ACCESS TO WATER SUPPLY (HYDRANTS): Portions of the structure(s) are
greater than 150 feet from the centerline of the roadway containing public fire hydrants. Provide
an approved fire sprinkler system throughout all portions of the building.
N:\DEV\CONDITNS\2004 and before\310SantaRosa.wpd
FILING FEES
$262.00 Residential
$1047.00 per Commercial, Multi-
family or Tentative Map Appeal
Town of
Clerk Di
110 E. Main St., Los
APPEAL OF PLANNING CO
I, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE
DATE OF PLANNING COMMISSION DECISION: 11 11-Y1 C44
PROJECT / APPLICATION NO: • 6 -0 5
ADDRESS LOCATION: 310 5PM-r
d
Dk
ei
its
CA 95030
APR - 1 ?005
[SSION DECISION
TOWN OF LOS GATOS
jl, most rr 6 if
Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission
Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3;
ne specify how one of those reasons exist in the appeal:
I The Planning Commission erred or abused its discretion because
9~5-6 A7_ (/4Cffu'~ _RUHR v4/e-7
OR
2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is
(please attach the new information if possible): OR
3. The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town
IF MORE SPACE, IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS.
IMPORTANT:
1. Appellant is responsible for fees for transcription of minutes.
2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required tiling fee.
Deadline is 5:00 p.m. on the 10`h day following the decision. If the 10`n day is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday immediately following the 10' day, usually a Monday.
3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in
the Zoning or Subdivision Code, as applicable, which is different from other appeals.
5. Once filed, the appeal will be heard by the Town Council-
6. If the reason for granting an appeal is the receipt of new information, the application will_,usually be returned to the Planning
Commission for reconsideration. *Zli9 PRINT NAME: SIGNATURDATE: ADDRESS: PHONE:
OFFICIAL USE ONLY
DATE OF PUBLIC HEARING;
Pending Planning Department Confirmation
DATE TO SEND PUBLICATION: r t' ti y
CONFIRMATION LETTER SENT: Date:
TO APPLICANT & APPELLANT BY:
DATE OF PUBLICATION: `
NACLMFORMSTIanning Commission Appeal.wpd Rev_ I2-20-04 Attachment 3
John Versgrove Appeal to Town Council April 1St, 2005
310 Santa Rosa Drive 5-05-17
Los Gatos, CA 95032
The Planning Commission erred and abused its discretion in three ways:
1. One of the reasons given for rejecting the proposal was that it was. not
compatible with the existing architecture. We have been led to understand
that it is not the responsibility of the Planning Commission to make this
determination. Fees were paid by the applicant; and the Consulting Architect
undertook a formal review of the plans for the proposed project and
determined that it is both compatible and appropriate in terms of architecture.
This should not have been a part of the decision process.
2. The Hillside Guidelines provides for an'Exception to FAR' only if the applicant
can demonstrate that a set of criteria is met with the project design. The
majority of the criteria are objective, and Planning Dept. staff has determined
that these criteria have either been met, or are not applicable. In the initial
Planning Commission submission, the Planning Director determined that the
criteria for granting an Exception had been satisfied.
The Hillside Guidelines states that meeting the Exception criteria does not
guarantee approval; so we addressed the only subjective criterion that remained
(9): There will not be a significant visual impact to neighboring properties.
Irt the resubmission, the applicant rigorously reworked the proposal to ensure
that the proposal not only had 'No Significant Impact', but demonstrated
objectively that there would in fact be a'Positive Impact' by the reduction of
visible mass. This is a unique property ['U' shaped house] which permits this.
It is our contention in this appeal that the Planning Commission should be
required to approve this project because it is more compliant with the Hillside
Guidelines in terms of Visible Mass [the only subjective criterion] than the
structure that is presently there. If this project is not granted an Exception,
then there is No Discretion, and there is no Exception in the Hillside Guidelines,
which was not the intention of the Town Council in approving an Exception rule.
3. The Planning Commission denied this project primarily so as not to "set a
precedent and open the f loodgates of applicants wishing to exceed the FAR".
That is not a reasonable basis for denial. Each project should be considered on
its individual merit, and the creation of 'precedent' is secondary.
April 13th, 2005
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032 ftc
Attn: Town Council
Subject: Versgrove Residence Remodel
310 Santa Rosa Drive P4, 0 <0S <'00S
Los Gatos, CA 95032
0--q O~VS 0S
/TOWN COUNCIL APPEAL LETTER
(S-05-17)
Dear Mr Mayor and Council Members:
For our meeting with the Planning Commission, the architect determined that it would
not realistically be possible to use skylights to meet all of the code requirements for
egress, light and ventilation; which are the primary criteria for "habitable space".
Accordingly the focus was placed on the overall REDUCTION in visible mass of the
attic conversion.
At the meeting we were asked what the minimum code requirements were to UBC; and
we were unable to answer "on the spot".
We have since analyzed this information in detail and in this appeal we have proposed
a minor modification to the plans that will cause the plans to meet these "Minimum UBC
Requirements" criteria.
We have also addressed two additional discussion items considered by the Planning
Commissioners at the meeting. The relate to the size of the proposed balcony, which
we will reduce; and the installation of photovoltaics as an energy saving benefit.
Accordingly we request that the Town Council consider the granting of the appeal with
the addition of the following conditions:
1. That the proposed glazing for the conversion be as presented in this appeal.
2. That the second level balcony be reduced as shown in the revised plan.
3. That Photovoltaic solar panels be required as a condition of approval.
We hope to hav the opportunity to discuss this prior to the Council Meeting.
Yours trul
By: Tony Jeans
For: John Versgrove
Attachment 4
Minimum Requirements to Meet Code:
UBC places code minimum requirements on Light, Ventilation and Egress for habitable living space.
The Planning Commission asked the architect to provide a solution that met the bare minimum code
requirements for the attic conversion. The owner and architect determined that the addition of 21
skylights, plus direct emergency egress to the outside from each room was impractical, as well as
being in direct conflict with the Hillside Guidelines recommendations for minimal use of skylights.
The provision of sufficient light is the limiting factor, rather than ventilation & emergency egress.
The following calculations suggest possible solutions, using skylights, windows and French doors.
The conclusion is that a combination of French doors and windows is the best (code) choice.
Type:
Glazing Options Considered:
SF Light
SF Vent.
Egress
Skylight:
Velux 106 Bronze anodized operable skylight
4.74
2.71
No
Window:
Pella 2953 Wood Casement window
7.30
8.10
Yes
French Door:
Pella 3682 Wood inswing French door
10.40
18.00
Yes
Location / Size
. Code Requirement
Possible Solution
Room
Sq. Ft.
Light
Ventilation
Egress
Skylights
Windows
Doors
Bedroom A
495
49.5
24.8
Yes
10.44 (11)
6.78(7)
4.76(5)
Bathroom A
107
-
-
No
Closet A
70
-
-
No
Gallery
218
21.8
10.9
Yes
4.60(5)
2.99(3)
2.10(3)
Bedroom B
217
21.7
10.9
Yes
4.58(5)
2.97(3)
2.09 (3)
Bathroom B
50
-
-
No
Closet B
50
-
-
No
Total:
1,207
93.0
46.6
21
13
11
Best (Code) Solution:
The solution that meets code, with the smallest possible sq ft overage is outlined below.
This proposal suggest that a combination of windows and French doors are most appropriate.
This solution is shown in elevation form for the interior courtyard bedroom walls.
Room
Light Rqt:
Proposed Solution
Light
Total
Overage
Bedroom A
49.5
Double French Doors
2 Pairs of windows
20.80
29.20
50.00
}
0.50
Gallery
21.8
Triple sash window
21.90
21.90
0.10
Bedroom B
21.7
Triple sash window
21.90
21.90
0.20
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Date: February 3, 2005
For Agenda Of: February 9, 2005
Agenda Item: 2
REPORT TO: The Planning Commission
FROM: The Director of Community Development
LOCATION: 310 Santa Rosa Drive
Architecture and Site Application S-05-17
Requesting approval to construct a second story addition to a single
family residence that will result in a home that exceeds the Floor Area
Ratio on property zoned HR- 2 1/2. APN 527-55-036.
PROPERTY OWNER/APPLICANT: John Versgrove
FINDINGS: The Project is Categorically Exempt pursuant to Section 15301 of the
State Environmental Guidelines as adopted by the Town.
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for Architecture and
Site applications.
ACTION: The decision of the Planning Commission is final unless appealed within
ten days.
EXHIBITS: A. Required Findings and Considerations
B. Proposed Conditions of Approval
C. Letter of Justification (2 Pages), dated September 22, 2004
D. Letter of Justification (3 Pages), dated November 2, 2004
E. Evolution Letter, dated October 25, 2004
F. Architectural Peer. Review, dated December 22, 2004
G. House size comparison
H. Project data sheet
I. Development Plans received December 8, 2004 (7 sheets)
A. BACKGROUND:
The subject 1.4 acre property is located at 310 Santa Rosa Drive. The lot is currently developed with
an existing 6,447 square foot single-story home and an 836 square foot garage. The existing home
exceeds the 6,000 square foot maximum contained in the Hillside Development Standards and
Guidelines (HDS&G) by 883 square feet.
Staff has advised the applicant that since the existing home exceeds the 6,000 square foot maximum
illustrated in the HDS&G, receiving approval for their proposal to add an additional 1,544 square
feet (26.25 sq. ft. first floor and 1518 sq. ft. second floor) would be challenging and will require that
the Commission make findings to grant an exception to the maximum house size. Staff's advice to
Attachment 6
The Planning Commission - Page 2
310 Santa Rosa Drive/5-05-17
February 9, 2005
the applicant was based on the recent actions taken by the Commission and Council regarding homes
that proposed to exceed 6,000 square feet. In this case the applicant believes that the project meets
the criteria to allow an exception to maximum floor area as outlined in the HDS&G. Additionally,
the applicant believes that this addition will minimally increase the visible mass of the existing
structure and their proposal will have little impact on the surrounding neighborhood.
Prior to filing the current Architecture & Site application, staff met with the project architect and
applicant several times to discuss conceptual plans and issues. The only modification that resulted
from staff's interactions with the project applicant and property owner is that a roof over the outdoor
terrace has been replaced with an open trellis.
The applicant's letters include additional details regarding the project and their justification for the
current proposal (Exhibit C and D).
The project was reviewed by the Town's Consulting Architect (Exhibit F).
B. REMARKS:
Architecture and Site
The applicant is requesting approval to add 1,544 square feet to the existing 6,447 square foot home
with an 836 square foot garage for a total floor area of 8,827 square feet (including garage). The
proposal also includes changing the exterior materials from board and batten wood siding and stone
to stucco and the roof from composition shingle to concrete tile. The project data sheet (Exhibit H)
provides additional general information about the proposed project.
Generally, the proposed addition will convert the existing attic space to second floor area, expand
the roof line towards the existing courtyard (See Exhibit I, Sheet A 3.2, Section A), and add 3
dormers. The existing maximum height of the home will remain unchanged at 25'. It should also
be noted that no existing trees will be affected and no grading will be required for this proposal.
C. DISCUSSION:
Staff has summarized the main issues for the Commission's consideration and discussion as follows:
House Size
The proposal will include a floor area of 8,427 square feet, exclusive of 400 square feet of garage
area as set forth in the HDS&G. The floor area significantly exceeds the maximum allowable
floor area of 6,000 square feet. It should be noted that the existing house and garage currently
exceed the FAR by 883 square feet.
The Planning Commission - Page 3
310 Santa Rosa Drive/S-05-17
February 9, 2005
As stated in the HDS&G, achieving the maximum floor area is not guaranteed due to individual
site constraints. The priority is to comply with the standards and guidelines rather than
designing to the FAR. The FAR is a numerical guide and achieving the allowable square footage
is not a goal. Greater weight will be given to issues including but not limited to height, building
mass and scale, visual impacts, grading and compatibility.
Pursuant to the HDS&G, "the Town Council or Planning Commission may approve residential
projects greater than the maximum allowed floor area (but it is not guaranteed) when all of the
following apply":
1. The development will not be visible from any of the established viewing platforms.
2. There will be no significant impacts on protected trees, wildlife habitat or movement
corridors.
3. Any grading necessary to accommodate the building area that exceeds the allowed FAR
or an accessory building will be minimized.
4. All standards and applicable guidelines are being met.
5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods.
The compliance margin must be at least 10.0.
6. The house will be pre-wired for future photovoltaic (PV) installation.
7. A minimum of 25% of hardscape material is permeable (certain types of interlocking
pavers, grasscrete, pervious concrete, etc.).
A significant cellar element is included in the design, unless it conflicts with other
standards.
9. There will not be a significant visual impact to neighboring properties.
It appears that all of the above items will be met with the current proposal except item 8 listed
above. The existing home and proposed project do not include a cellar element. Please see
Exhibit C and D for the applicant's responses to the criteria listed above. Items 5 and 6 listed
above are required as Conditions of Approval (Exhibit B, Conditions 5 and 6)
Neighborhood Compatibility
No single architectural style is present in the surrounding neighborhood. The neighborhood
contains a variety of architectural styles and house sizes. However, staff is concerned about
neighborhood compatibility given that the proposed size of the home, is approximately 1,000
square feet larger than other homes in the immediate area. Exhibit G is a house size comparison
that was prepared for the Commission's information.
Exterior Materials
In hillside areas, the Commission has expressed concern with architectural styles that utilize
stucco siding and tile roofing. Although the architectural style of the house will not dramatically
The Planning Commission - Page 4
310 Santa Rosa Drive/S-05-17
February 9, 2005
change, the applicant is proposing to replace the existing board and batten wood siding and stone
exterior materials with stucco and the existing composition shingle roof with concrete tile. The
applicant has been made aware of the issue and believes that the proposed design and exterior
materials are compatible with other homes in the immediate area.
A color and material sheet will be available at the Public Hearing. The concrete the roof is
intended to be gray. Accent materials include stucco columns, wood railing and trellis, and wood
casing around windows to match existing. It should be noted that a Deed Restriction relating to
exterior colors is included as a proposed condition of approval should the Commission approve
the application. Currently there is no regulation of color for many of the existing homes in this
area. This will be further addressed as future applications at other sites are processed by the
Town.
Hillside Development Standards & Guidelines
The proposed project will comply with most of the HDS&G, given the fact that the proposed
project:
• will minimally increase the existing footprint; and
• will not significantly impact privacy of the adjacent properties; and
• will not be visible from any established viewing platforms; and
• will not impact any existing trees; and
• will not require any grading.
However, staff has determined that the following aspect of the project does not comply with the
HDS&G:
• the house and garage exceed the allowable floor area limit.
Additionally, the Commission should discuss the following items as they relate to the proposed
project and the HDS&G:
design of the addition to minimize bulk and mass as required by Section V.F of the HDS&G;
and
• architectural style of the house (See Exterior Materials section above).
General Plan Conformance
The HDS&G that were adopted by the Town Council were determined to be consistent with the
General Plan. Therefore, projects substantially consistent with the HDS&G would, by reference,
be consistent with the General Plan. As a result, if the Commission determines that the criteria
for allowing an exception to maximum allowed floor area should be allowed for this project, then
it could be determined that the project is consistent with the General Plan.
The Planning Commission - Page 5
310 Santa Rosa Drive/5-05-17
February 9, 2005
D. CONCLUSION:
Staff believes that this is the first of many projects that will raise the issues identified in this report
given the fact that there are numerous existing homes that exceed 6,000 square feet in the hillside
area. Staff understands that the Commission will consider this application and future applications
of a similar nature on a case by case basis. Staff will consider the comments offered during this
hearing as general direction for review of future projects of a similar nature.
The Planning Commission should consider and discuss the following issues:
• Determine if the criteria for allowing an exception to maximum allowed floor area have been
met; and
• Determine if the proposed square footage is appropriate; and
• Determine if the proposed project is compatible with the neighborhood in terms of square
footage, bulk, and mass; and
• Determine if the proposed project is compatible with the neighborhood in terms of
architectural style and exterior materials.
E. RECOMMENDATION:
If the Planning Commission is satisfied with the current proposal, it should:
1. Review the project based on the considerations as set forth in Section 29.20.150 of the Town
Code for Architecture and Site applications (Exhibit A); and
2. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the
California Environmental Quality Act as adopted by the Town (Exhibit A); and
3. Approve the Architecture and Site application subject to the conditions in Exhibit B and as
shown on the development plans (Exhibit I).
If the Commission determines that changes are required to the proposed application, it should do one
of the following:
1. Approve the proposed application with additional conditions; or
2. Refer the application back to staff for further work as directed; or
3. Deny the application.
If the application is denied, the Commission should make findings for the denial. The Commission's
comments on key issues will be helpful to the Town Council if an appeal is filed.
Prepared by: Joel Paulson, Associate Planner
BNL:JP:
cc: John Versgrove, 310 Santa Rosa Drive, Los Gatos, CA 95032
TDS Architects, 2060 Clarmar Way, San Jose, CA 95128, Attn: Brian Mah
NADEV REPORTS\2O05\310SuntuRosa.wpd
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REQUIRED FINDINGS AND CONSIDERATIONS FOR:
310 Santa Rosa Drive
Architecture and Site Application 5-05-17
Requesting approval to construct a second story addition to a single family residence that will
result in a home that exceeds the Floor Area Ratio on property zoned HR. 21/2. APN 527-55-
036.
PROPERTY OWNER/APPLICANT: John Versgrove
FINDINGS
® The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town.
CONSIDERATIONS IN REVIEW OF APPLICATIONS
® As required by Section 29.20.150 of the Town Code for Architecture and Site applications:
The deciding body shall consider all relevant matter including, but not limited to, the
following:
(1) Considerations relating to traffic safety and traffic congestion. The effect of the site
development plan on traffic conditions on abutting streets; the layout of the site with
respect to locations and dimensions of vehicular and pedestrian entrances, exits,
drives, and walkways; the adequacy of off-street parking facilities to prevent traffic
congestion; the location, arrangement, and dimension of truck loading and unloading
facilities; the circulation pattern within the boundaries of the development, and the
surfacing, lighting and handicapped accessibility of off-street parking facilities.
A. Any project or development that will add traffic to roadways and critical
intersections shall be analyzed, and a determination made on the following
matters:
1. The ability of critical roadways and major intersections to
accommodate existing traffic;
2. Increased traffic estimated for approved developments not yet
occupied; and
3. Regional traffic growth and traffic anticipated for the proposed
project one (1) year after occupancy.
B. The deciding body shall review the application for traffic
roadway/intersection capacity and make one (1) of the following
determinations:
Page 1 of 4
EXHIBIT A
310 Santa Rosa Drive
Architecture and Site Application S-05-17
1. The project will not impact any roadways and/or intersections causing
the roadways and/or intersections to exceed their available capacities.
2. The project will impact a roadway(s) and/or intersection(s) causing
the roadway(s) and/or intersection(s) to exceed their available
capacities.
Any project receiving Town determination subsection (1)b.l. may
proceed. Any project receiving Town determination subsection
(1)b.2. must be modified or denied if the deciding body determines
that the impact is unacceptable. In determining the acceptability of a
traffic impact, the deciding body shall consider if the project's
benefits to the community override the traffic impacts as determined
by specific sections from the general plan and any applicable specific
plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size,
height, lighting and landscaping of outdoor advertising signs and structures in
relation to the creation of traffic hazards and the appearance and harmony with
adjacent development. Specialized lighting and sign systems may be used to
distinguish special areas or neighborhoods such as the downtown area and Los Gatos
Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adj acent development or
to conceal storage areas, utility installations, parking lots or unsightly development;
the planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district.
Trees and plants shall be approved by the Director of Parks, Forestry and
Maintenance Services for the purpose of meeting special criteria, including climatic
conditions, maintenance, year-round versus seasonal color change (blossom, summer
foliage, autumn color), special branching effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and
open spaces in relation to the physical characteristics of the site and the character of
the neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g.
downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of
solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz
Avenue with existing and new parking facilities shall be encouraged, and shall
Page 2 of 4
310 Santa Rosa Drive
Architecture and Site Application S-05-17
include such crime prevention elements as good sight lines and lighting systems.
(5) Considerations relating to drainage. The effect of the site development plan on the
adequacy of storm and surface water drainage.
(6) Considerations relating to the exterior architectural design of buildings and
structures. The effect of the height, width, shape and exterior construction and design
of buildings and structures as such factors relate to the existing and future character
of the neighborhood
and purposes of the zone in which they are situated, and the purposes of architecture
and site approval. Consistency and compatibility shall be encouraged in scale,
massing, materials, color, texture, reflectivity, openings and other details.
(7) Considerations relating to lighting and street furniture. Streets, walkways, and
building lighting should be designed so as to strengthen and reinforce the image of
the Town. Street furniture and equipment, such as lamp standards, traffic signals, fire
hydrants, street signs, telephones, mail boxes, refuse receptacles, bus shelters,
drinking fountains, planters, kiosks, flag poles and other elements of the street
environment should be designated and selected so as to strengthen and reinforce the
Town image.
(8) Considerations relating to access for physically disabled persons. The adequacy of
the site development plan for providing accessibility and adaptability for physically
disabled persons. Any improvements to a nonresidential building where the total
valuation of alterations, structural repairs or additions exceeds a threshold value
established by resolution of the Town Council, shall require the building to be
modified to meet the accessibility requirements of title 24 of the California
Administrative Code adaptability and accessibility. In addition to retail, personal
services and health care services are not allowable uses on nonaccessible floors in
new nonresidential buildings. Any change of use to retail, health care, or personal
service on a nonaccessible floor in a nonresidential building shall require that floor
to be accessible to physically disabled persons pursuant to the accessibility
requirements of title 24 of the California Administrative Code and shall not qualify
the building for unreasonable hardship exemption from meeting any of those
requirements. This provision does not effect lawful uses in existence prior to the
enactment of this chapter. All new residential developments shall comply with the
Town's adaptability and accessibility requirements for physically disabled persons
established by resolution.
(9) Considerations relating to the location of a hazardous waste management facility.
A hazardous waste facility shall not be located closer than five hundred (500) feet to
any residentially zoned or used property or any property then being used as a public
or private school primarily educating persons under the age of eighteen (18). An
Page 3 of 4
310 Santa Rosa Drive
Architecture and Site Application S-05-17
application for such a facility will require an environmental impact report, which may
be focused through the initial study process.
MDE VTIND INGS1310S antaRo s a. wpd
Page 4 of 4
RECOMMENDED CONDITIONS OF APPROVAL
310 Santa Rosa Drive
Architecture and Site Application S-05-17
Requesting approval to construct a second story addition to a single family residence that will
result in a home that exceeds the Floor Area Ratio on property zoned FIR- 21/2. APN 527-55-
036.
PROPERTY OWNER/APPLICANT: John Versgrove
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Section)
1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date
pursuant to Section 29.20.320 of the Town Code, unless the application is vested.
2. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the approved plans received December
8, 2004. Any minor changes or modifications made to the approved plans shall be approved by
the Director of Community Development other changes will be approved by the Planning
Commission, depending on the scope of the change(s).
3. DEED RESTRICTION: Prior to the issuance of a building pennit, a deed restriction shall be
recorded bythe applicant with the Santa Clara County Recorder's Office that requires all exterior
paint colors to be maintained in conformance with the Town's Hillside Development Standards.
4. OUTDOOR LIGHTING: If any outdoor lighting is proposed, an outdoor lighting plan shall be
approved bythe Director of Community Development prior to the issuance of Building Permits.
All outdoor lighting shall be down-lighting and shall be as minimal and unobtrusive as possible.
Exterior lighting shall only be used for pedestrian safety and security. There shall be no up-
lighting of landscaping or the home.
5. TITLE 24: Compliance to Title 24 Energy Efficiency Standards are shown using computer
methods. The compliance margin must be at least 10.0.
6. PHOTOVOLTAIC: The house will be pre-wired for future photovoltaic (PV) installation.
7. WINDOWS. Windows shall be low reflectivity glass that also limits nighttime light emanation.
Tinted glass is preferred.
EXTERIOR MATERIALS AND COLORS: The approved wall and column color is Kelly Moore
Highland Grass (LRV 29), trim and railings Kelly Moore Defense (LRV 9), roof will be gray
concrete tile.
(Building Section)
9. PERMITS REQUIRED: A building pen-nit shall be required for demolition of existing and the
construction of the new single family residence. Separate building permits are required for site
retaining walls, water tanks, and swimming pools; separate electrical, mechanical, and plumbing
permits shall be required as necessary.
10. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans.
11. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36.
12. FOUNDATION INSPECTIONS: Apad certificate prepared by alicensed civil engineer or land
EXHIBIT B
310 Santa Rosa Drive/ S-05-017
Page 2
surveyor shall be submitted to the project building inspector at foundation inspection. This
certificate shall certify compliance with the recoininendations as specified in the soils report;
and, the building pad elevation, on-site retaining wall locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation conger locations
13. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-1R and
MF-1R must be blue-lined on the plans.
14. 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
chimneys.
15. HAZARDOUS FIRE ZONE: This project requires a Class A roofing assembly.
16. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, 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, signed by all requested parties and be blue-
lined on the construction plans. Special Inspection forms are available from the Building
Division Service Counter or online at www.losgatosca.gov.
17. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley
Nonpoint Source Pollution Control Program 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.
18. PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538)
19. APPROVALS REQUIRED: The proj ect requires the following agencies approval before issuing
a building permit:
a. Community Development: Joel Paulson at 354-6879
b. Engineering Department: Fletcher Parsons at 395-3460
C. Parks & Public Works Department: (408) 399-5777
d. Santa Clara County Fire Department: (408) 378-4010
e. West Valley Sanitation District: (408) 378-2407
f. Local School District: (Contact the Town Building Service Counter for the
appropriate school district and to obtain the school form.)
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Division)
20. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conforin 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 storin
drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not
310 Santa Rosa Drive/ 5-05-017
Page 3
be allowed unless a special pen-nit 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 perfonning the required maintenance at the developer's
expense.
21. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction
Encroachment Pen-nit. All work over $5,000 will require construction security.
22. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting an 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 ow work that went on without inspection.
23. EROSION CONTROL. Interim and final erosion control plans shall be prepared and provided
within the Building Permit submittal. A maximum of two weeks is allowed between clearing of
an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim
erosion control measures, to be carried out during construction and before installation of the final
landscaping shall be included. Interim erosion control method shall include, but are not limited
to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control
measures as needed to protect downstream water quality during winter months. The grading,
drainage, erosion control plans and SWPPP shall be in compliance with applicable measures
contained in the amended provisions C.3 and C.14 of Order 01-024 of the amended Santa Clara
County NPDES Permit.
24. CONSTRUCTION STREET PARKING. No vehicle having amanufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed on the portion of a street which
abuts property in a residential zone without prior approval from the Town Engineer
15.40.070).
25. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home
owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily
basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's
storm drains.
26. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
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.
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.
Developer shall request a walk-through with the Engineering Construction Inspector before the
start of construction to verify existing conditions.
27. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.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. If the device is located within a structure on the properly, the
measurement shall be made at distances as close to twenty-five (25) feet from the device as
310 Santa Rosa Drive / S-05-017
Page 4
possible. The noise level at any point outside of the property plane shall not exceed eighty-five
(85) dBA.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
28. REQUIRED FIRE FLOW: The required fire flow for this project is 2,250 gpm at 20 psi residual
pressure. An automatie'sprinkler system will be installed, the fire flow has been reduced by 75%
establishing a required adjusted fire flow of 1,000 gpm at 20 psi residual pressure. The adjusted
fire flow is available from area water mains and fire hydrant(s) which are spaced at the required
spacing.
29. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: New homes located within the
hazardous fire area, shall be protected throughout by an approved, automatic fire sprin1der
system, hydraulically designed per National Fire Protection Association (NFPA) Standard #13d.
30. REQUIRED ACCESS TO WATER SUPPLY (HYDRANTS): Portions of the structure(s) are
greater than 150 feet from the centerline of the roadway containing public fire hydrants. Provide
an approved fire sprinkler system throughout all portions of the building.
N:\DEV\CONDITNS\310 S antaRosa.wpd
September 22, 2004
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032
Attention: Joel Paulson
Planner
Subject: Versgrove Residence Remodel/Addition
JUSTIFICATION LETTER
310 Santa Rosa Drive
Los Gatos, CA 95032
Dear Joel:
RECEIVED
SEP 2 2004
TOWN OF LOS GATOS
PLANNING DIVISION
This letter of justification is prepared for the approval of remodel/addition project
of the residence on 310 Santa Rosa Dr. The total addition will be 1,518 sq. ft.
There will be no addition to building floor coverage, but only adding square
footage.
This remodel/addition intends to utilize the open space in the existing attic and
maximize the view from the house with minimal impact on the neighboring
homes. The value of the house will be enhanced by capturing the tremendous
view of the canyon enjoyed from the public areas in the house, instead of the
bedrooms.
This will be achieved by relocating the bedrooms in the attic space above the
kitchen, living and dining room. Utilizing the attic space will eliminate adding
second floor roof height and, therefore, minimize the mass of the new areas and
not affect the overall height.
There are small two dormer enhancements at the front elevation on Santa Rosa
Drive and one dormer to the east. Most of the work is interior and majority of the
exterior work is concentrated in the existing south courtyard facing the canyon.
The view from the neighbors from the south and across the canyon and from
Shannon Road is limited. The only clear vantage to the house is from the large
"estate". It is important to note that this view also demonstrates the numerous
surrounding homes adjacent to our project. We feel visual impact is extremely
low.
We recognize the fact that we exceed the current limit for allowable square
footage. However, we believe we have satisfied the exceptions in the hillside
ordinance and we also have minimized any exterior improvements as stated
above.
EXHIBIT C
The following is a summary of the exceptions that have been satisfied:
1. The development will not be visible from any established viewing
platforms.
2. There is no impact on protected trees, wildlife, habitat or movement
corridors.
3. There is no grading to accommodate the building area that exceeds the
allowed FAR.
4. All standards and applicable guidelines are being met. There is no
increase in height.
5. Compliance to Title 24 energy Efficiency Standards are shown using
computer methods, The compliance margin must be at least 10.0. We
will use the computer method.
6. The house will be pre-wired for future photovoltaic installation. Although
the house already exists, the project will provide new passive and solar
energy solutions, and any new glazing will be energy efficient.
7. A minimum of 25% of hardscape material is permeable. Not applicable.
8. A significant cellar element is included in the design. Not applicable.
9. There is no significant visual impact to neighboring properties.
Should you have any questions, please contact me or TDS Architects, 408-977--
9141.
Very truly yours,
VV
J hn Versgrove, H eowner
10 Santa Rosa Drive
Los Gatos, CA 95032
cc: TDS Architects
November 2, 2004
Town of Los Gatos t
110 East Main Street
Los Gatos, CA 95032 Si r'~'' ° I j
Attention: Joel Paulson
Planner
Subject: Versgrove Residence Remodel/Addition
JUSTIFICATION LETTER
310 Santa Rosa Drive
Los Gatos, CA 95032
Dear Joel:
The subject project proposes to be sensitive to the General Plan, Hillside Specific
Plan, and Hillside Design Guidelines.
Since our project is an interior remodel with minimal exterior improvements, we
believe that the design presented maintains the existing natural space character
of the hillside, preserves the natural environment and minimizes the visual quality
of the hillsides.
The existing house was built in the mid eighties, prior to adoption of the hillside
guidelines. Already we acknowledge the existing house exceeds the allowable
FAR with adjusted slope, and we are requesting in increase in floor area .
However, we believe the proposed project does address the issues of visibility,
mass, sensitivity to the hillside, and environment. According the Section IV, Item
C "Exceptions to Maximum Floor Area" we believe we conform and will comply
with the exceptions.
The design approach affords an increase in floor area by utilizing existing attic
space and proposed dormers and shed roof modifications. The majority of the
work is isolated to the existing courtyard facing south to the canyon. There is no
outward expansion or increased building footprint increase except toward the
existing courtyard. Removal of exterior walls is less than 15% of the overall
building perimeter.
We believe (see photo on drawing) that from a very narrow vantage point
horizontal to our project, and with a discriminating view can our project be visible.
The only clear vantage to the house is from the large "estate".There is virtually no
line of site from Shannon Road. This solution mitigates any visual impact to -
surrounding neighbors. Furthermore, our proposed project mass is offset by the
removal a previous trellis in the courtyard (see photo). We feel this is net loss in
mass. An existing roof mass at the southernmost end of the house will be
reduced and replaced with a'rooftop terrace and trellis. We feel that this is a zero
net increase in mass. The project proposes roof infill while maintaining existing
roof ridgeline.
2060 Clc~~rna: - EXHIBIT D
310 Santa Rosa
Justification Letter
Page 2
TDS 24045
November 2, 2004
Our project is also not visible from the view platforms outlined in the hillside
guidelines. The existing house steps down the hillside. Our proposed project
does not change the character of the existing house, but instead enhances its
character by providing additional architectural interest.
In terms of Fire Safety, we plan to replace the existing board and batten siding
with a medium stucco finish and fire resistive cement tile roofing. This will afford
greater fire protection to our property and the neighboring properties. We will
also provide Automatic Fire Sprinklers
New exterior colors with an earth tone scheme has been selected to blend into
the surrounding vegetation.
The following is a summary of the exceptions that will be satisfied:
Ref ( Section IV, Item C)
1. The development is not visible from any established viewing platforms.
2. There is no impact on protected trees, wildlife, habitat or movement
corridors. ( The proposed work is in the existing courtyard or interior.
Existing landscape to remain)
3. There is no grading to accommodate the building area that exceeds the
allowed FAR.
4. All standards and applicable guidelines are being met. There is no
increase in height. (we exceed the Max allowable floor area , however we
are requesting a variance)
5. Compliance to Title 24 energy Efficiency Standards are shown using
computer methods. The compliance margin ,must be at least 10.0, We
will use the computer method. (the house will be reinsulated)
6. The house will be pre-wired for future photovoltaic installation. Although
the house already exists, the project will provide new passive and solar
energy solutions, and any new glazing will be energy efficient.
7. A minimum of 25% of hardscape material is permeable. The existing
driveway and turn around are interlocking pavers. See Site plan.
8. A significant cellar element is included in the design. Not applicable since
the house is already existing.
9. There is no significant visual impact to neighboring properties.
Justification letter- Rev l .doc
.r
aUiiE J
310 Santa Rosa
Justification Letter
Page 3
TDS 24045
November 2, 2004
We would like to again emphasize that this is a REMODEL project. The house is
existing. Although the square footage proposed exceeds the guidelines, we feel
there will be very little perceived affect on the exterior elevations (bulk and
mass). We respectfully request approval of our project.
Should you have any questions, please contact me or TDS Architects, 408-977-
9141.
Very truly yours,
ffi
John Versgrove, Homeowner
310 Santa Rosa Drive
Los Gatos, CA 95032
cc: TDS Architects
Justification letter- Rev l .doc
,
8 c T67 J ✓ . ~i l ter: I ~ i 1 i r Z
October 25, 2004
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032
Attention: Joel Paulson
Planner
Subject: Versgrove Residence Remodel/Addition
EVOLUTION LETTER
310 Santa Rosa Drive
Los Gatos, CA 95032
Dear Joel:
My house was purchased in October, 2003. 1 bought the house because of the location,
the view and its potential value based upon the surrounding neighborhood. The existing
house was not exactly what I desired and was in need of many major repairs (roof, all
windows and doors, termite, sub-floor rotting, mould, etc., etc.). However, the house I
felt still had/has great potential.
After living in the house for the first three months, I discovered just how bad the roof
was. Further discovery indicated extensive water damage to both walls and sub-flooring
area. Further inspection revealed potential framing issues with respect to roof repairs or
replacing composition shingles with a cement tile material. Additional repairs are
needed to replace leaking/sagging wood windows and to replace the wood siding of the
house with a stucco material.
I hired an architect in the Spring of 2004 to come up with some systematic design
changes taking into account all of the afore-mentioned interior and exterior problem and
to redesign the interior of the house to take advantage of the large attic spaces above
the kitchen, living room, and family room areas and to reinforce the roof in order to
support cement tile.
In August of 2004, 1 hired TDS Architects to refine the previous Architect's design and
prepare a Planning Submittal for the Town of Los Gatos. I am sensitive to my neighbors
in that I am limiting a large majority of the proposed work to the rear interior courtyard of
the house, which is not visible to any surrounding neighbors within a quarter to a half
mile radius of the house. Upon initial review by the Town of Los Gatos Technical
Review Staff, I have removed the roof from the covered terrace projecting from the rear
of the house and eliminated the bay window in the courtyard which was the only areas
that were an increase to the overall mass of the roof.
Should you have any questions, please contact me or TDS Architects, 408-977-9141.
Very tr ly yours,
L
John Versgr~Cmeowner
cc: TDS Architects
EXHIBIT E
,I
AItC;F(I'I'I^
C;I'URI; PLANNING URBAN DI'
SIGN
.
.
(ANNON
" I)E ti] CiN
December 22, 2004
Mr. Joel Paulson
i l V ,
Community Development Department
Town of Los Gatos
110 E. Main Street
P
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B
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TOWN UE LOS ~,R. i N
.
.
ox 949
NNING DIVISION
Los Gatos, CA 95031
PLA
RE: 310 Santa Rosa Drive
Dear Joel:
I visited the site today, and reviewed the design drawings that you forwarded. It seems a shame to
change such a classically simple design. However, the propo
sed changes are skillfully done, and as far as
I can see, will have minimal imp act to the surrounding area
or to views from below. I have no recommen-
dations for changes.
Joel, please let me know if you have any questions, or if
there are specific issues of concern that I did
not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon AIA AICP
President
TEL; 415.33-.3795 FAX: 415.331,3797 180 HARBOR DRIVE, SUITE 219. EXHIBIT F
Haase Size G omparl5,un i'u 3 0 Santa Rw a Drive
APN
Address
Mouse Size
Garage Size
Lot Size
F.A.R.
527-55-003
100 Auzerais Ct.
6,634 sq. ft.
780 sq. ft.
.92 ac.
.175
527-55-004
104 Auzerais Ct.
6,013 sq. ft.
768 sq. ft.
.96 ac.
.153
527-55-007
101 Auzerais Ct.
5,073 sq. ft.
850 sq. ft.
.96 ac.
.132
527-55-008
100 Madera Ct.
5,952 sq. ft.
864 sq. ft.
.97 ac.
.152
527-55-009
104 Madera Ct.
3,224 sq. ft.
576 sq. ft.
.92 ac.
.085
527-55-024
321 Santa Rosa Dr.
6,706 sq. ft.
869 sq. ft.
1.09 ac.
.151
527-55-025
331 Santa Rosa Dr.
6,998 sq. ft.
886 sq. ft.
.92 ac.
.187
527-55-026
311 Santa Rosa Dr.
5,810 sq. ft.
710 sq. ft.
1.27 ac.
.111
527-55-027
301 Santa Rosa Dr.
5,283 sq. ft.
600 sq. ft.
1 ac.
.126
527-55-035
300 Santa Rosa Dr.
6,934 sq. ft.
819 sq. ft.
1.19 ac.
.142
527-55-037
320 Santa Rosa Dr.
5,291 sq. ft.
888 sq. ft.
1.75 ac.
.076
527-55-038
141 Alta Tierra Ct.
6,676 sq. ft.
792 sq. ft.
1.32 ac.
.123
527-55-043
400 Santa Rosa Dr.
4,628 sq. ft.
736 sq. ft.
1.15 ac.
.099
527-55-044
410 Santa Rosa Dr.
5,241 sq. ft.
794 sq. ft.
2.13 ac.
.061
527-55-045
420 Santa Rosa Dr.
5,644 sq. ft.
1,004 sq. ft.
.99 ac.
.145
537-31-001
180 Sierra Azule
6,090 sq. ft.
960 sq. ft.
2.44 ac.
.063
537-31-002
160 Sierra Azule
5,777 sq. ft.
792 sq. ft.
1.13 ac.
.125
537-31-003
150 Sierra Azule
6,253 sq. ft.
949 sq. ft.
1.14 ac.
.137
537-31-006
165 Sierra Azule
4,574 sq. ft.
838 sq. ft.
1 ac.
.115
537-31-007
155 Sierra Azule
5,194 sq. ft.
817 sq. ft.
1.01 ac.
.128
537-31-008
145 Sierra Azule
5,590 sq. ft.
859 sq. ft.
1.11 ac.
.125
537-31-009
135 Sierra Azule
5,320 sq. ft.
751 sq. ft.
1.19 ac.
.109
537-31-010
125 Sierra Azule
5,951 sq. ft.
744 sq. ft.
1.20 ac.
.120
537-31-011
115 Sierra Azule
5,378 sq. ft.
769 sq. ft.
1.27 ac.
.104
537-31-022
130 SierraAzule
4,788 sq. ft.
833 sq. ft.
1.26 ac.
.095
537-31-023
120 Sierra Azule
5,870 sq. ft.
941 sq. ft.
1.24 ac.
.119
Existing
310 Santa Rosa Dr.
6,447 sq. ft.
836 sq. ft.
1.4 ac.
.113
Proposed Project
310 Santa Rosa Dr.
7,991 sq. ft.
836 sq. ft.
1.4 ac.
.138
Nr,DEV JOEL`•.PLANNING1310S-taROsaHO-6i--pd
EXHIBIT G
Sli-IGLE-FAMILY RESIDENTIAL PROJECT DATA -
EkISTIf1G PROPOSED REQUIRED/
CONDITIOPIS PROJECT ~ PERMITTED
Zoning district HR-1 same
Land use
SIJUCL.L 'P.Attlll-i l?C`S
single family residence
Lot size (sq. ft.)
• square feet
40,000 sq, ft. minimum
• acres
_ -
_
-
.92 acre
-
Exterior materials ~
-
~
l
-
• siding
PO'COO ,&rj~-SIS7UV%c
C'%~%(Cc r7
• trim
G' GVD ~Li
G'Ucl~ '%i/?9
windows
ii7N L l~oc fb'L P11-14
L,///,j"/Z- LeA-&Il
-
• roofing
Slj 7ivc
COIU :P F76- 77CF
-
Building floor area:
• first floor
,
13
-
• second floor
579' (fI' lC
-
• HOUSE TOTAL
LI
'?I~ cI I
-
• garage
R 5
2 5
-
Setbacks (ft.).
• front
1
30 feet minimum
• rear
25 feet minimum
• side
20 feet minimum
• side street
iJA
20 feet minimum
Maximum height (ft.)
7
5 %U rCG~I-, 5
':t 2
25 feet maximum
Building coverage
12 CA
_
Parking
• property owner
'
2 spaces minimum
• guest
G~
L/1 4 spaces minimum
Tree Removals
NA
NA
maximum height may be reduced to 78 feet for buildings that extend above a significant ridgeline.
N ADEV V OL-UFORMStSFRproj=d ataHR- Lwpd
EXHIBIT H
Date: March 15, 2005
For Agenda Of: March 23, 2005
Agenda Item: 1
REPORT TO: The Planning Commission
FROM: The Director of Community Development
LOCATION: 310 Santa Rosa Drive
Architecture and Site Application 5-05-17
Requesting approval to construct a second story addition to a single
family residence that will result in a home that exceeds the Floor Area
Ratio on property zoned HR- 2 1/2. APN 527-55-036.
PROPERTY OWNER/APPLICANT: John Versgrove
FINDINGS: The Project is Categorically Exempt pursuant to Section 15301 of the
State Environmental Guidelines as adopted by the Town.
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for Architecture and
Site applications.
ACTION: The decision of the Planning Commission is final unless appealed within
ten days.
EXHIBITS: A-I. Previously Submitted
J. Letter of Justification (6 pages), dated February 25, 2005
K. Development Plans (7 sheets) received March 9, 2005
A. BACKGROUND:
The Planning Commission considered this application on February 9, 2005. The application was
continued to the March 23, 2005 meeting with the following direction:
1. The proposed second story addition must stay within the existing building envelope with
some allowance to meet fire and building code requirements. Minimal, architecturally
appropriate, design elements will be considered but if it is determined that the design
elements add to the mass and bulk of the structure they may not be approved; and
2. Colors, materials, and fencing must be consistent with the Hillside Development
Standards and Guidelines.
B. DISCUSSION:
The applicant resubmitted revised plans on March 2, 2005 (Exhibit K). The applicant has also
provided a letter describing the reasoning for the modifications that they have made and their
approach to addressing the Commission's direction (Exhibit J). The proposed modifications include:
Attachment 7
The Planning Commission - Page 2
310 Santa Rosa Drive/S-05-17
March 23, 2005
• Two proposed dormers on front elevation have been removed;
• Proposed dormer on the left elevation has been removed;
• Proposed trellis above lower floor has been removed;
• 331 square feet of the proposed second story addition has been removed;
• One bedroom in the proposed second story addition has been removed; and
• Height of proposed second story addition was reduced by approximately one foot; and
• Skylight has been removed; and
• Native drought tolerant species are to be planted in front of the lattice under the existing
decks.
C. CONCLUSION:
Staff acknowledges that the applicant has attempted to present a design that would meet the direction
of the Commission. After a detailed review, staff has determined that the proposal is inconsistent
with the Commission's direction given that there is still a considerable addition outside of the
existing building envelope (i.e. 238 square feet of roof area will be added). However, the applicant
proposes to remove 295 square feet of existing roof area and a skylight to compensate for the added
roof area. It should be noted that the applicant does not consider the proposed roof modification on
the South Elevation an increase of visible mass (See page 5 of Exhibit J). Staff acknowledges that
the current proposal, with the proposed increase outside the existing building envelope, will have
minimal impacts on adjacent properties and will have minimal visual impacts from off-site locations.
The Planning Commission should consider and discuss the following issues:
• Determine if the Commission's direction has been met; and
• Determine if the applicable sections of the criteria set forth in the Hillside Development
Standards and Guidelines for allowing an exception to maximum allowed floor area have
been met; and
• Determine if the proposed increased floor area is appropriate; and
• Determine if the proposed project is compatible with the neighborhood in terms of floor area,
bulk, and mass; and
• Determine if the proposed project is compatible with the neighborhood in terms of
architectural style and exterior materials.
D. RECOMMENDATION:
If the Planning Commission is satisfied with the current proposal, it should:
1. Determine that the project is consistent with the applicable sections of the Hillside
Development Standards and Guidelines (Sec. IV. C.) and meets the considerations as set
forth in Section 29.20.150 of the Town Code for Architecture and Site applications (Exhibit
A); and
The Planning Commission - Page 3
310 Santa Rosa Drive/S-05-17
March 23, 2005
2. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the
California Environmental Quality Act as adopted by the Town (Exhibit A); and
3. Approve the Architecture and Site application subject to the conditions in Exhibit B and as
shown on the development plans (Exhibit K).
If the Commission determines that changes are required to the proposed application, it should do one
of the following:
1. Approve the proposed application with additional conditions; or
2. Refer the application back to staff for further work as directed; or
3. Deny the application.
If the application is denied, the Commission should make findings for the denial. The Commission's
comments on key issues will be helpful to the Town Council if an appeal is filed.
~~a-93~
Bud N. Lortz, D' ctor ommunity Development
Prepared by: Joel Paulson, Associate Planner
BNL:JP:mdc
cc: John Versgrove, 310 Santa Rosa Drive, Los Gatos, CA 95032
TDS Architects, 2060 Clarmar Way, San Jose, CA 95128, Attn: Brian Mah
N-MEV\REPORTS\2005\3 lOSantaRosalwpd
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032
Attn:Joel Paulson, Planner
Subject: Versgrove Residence Remodel
310 Santa Rosa Drive
Los Gatos, CA 95032
PLANNING COMMISSION RESUBMITTAL LETTER
Dear Joel
February 25, 2005
Our Focus: since the Planning Commission Meeting has been in four distinct areas.
• A detailed review of the Commissioners' comments and discussion items.
• Calculation of the existing Attic Space and an analysis of that space for use in the
remodel. [2,332 gross; 1,452 net that would be counted against FAR square footage]
• A radical evaluation of the remodel to reduce mass in any relocation of space.
• A sanity check to ensure that our redesign still complies with all exception criteria
Our Solution: for this resubmission draws on the lessons that we have learned in this
exercise, and presents a redesign that addresses the issues raised creatively and
effectively. Notably; we have:
• Reduced the Visible Mass of the structure from its current size
• Removed all dormers from front, right and left elevations
• Eliminated the ridge skylight from north and south elevations
• Reduced the square footage of the upper" (attic) level by 331 square feet and are
now requesting only 1,161 SF habitable space at 8' ceilings and 72 SF with reduced
ceiling height; rather than 1,544 SF previously requested.
• Eliminated one bedroom from the second floor addition
Our Resubmission: for the Planning Commission hearing comprises:
• . A redesign that incorporates all possible mass reduction techniques
• A detailed Mass Analysis showing a net decrease of 57 square ft of Visible Mass
I hope to present this information to you at the Commission Hearing and discuss it further.
Your truly,
John rsgro\jJ
Y V
EXHIBIT J
FOCUS SINCE PLANNING COMMISSION MEETING 2/9105 fDETAILSI
REVIEW OF COMMISSIONERS' COMMENTS AND DISCUSSION ITEMS
We spent a great deal of time reviewing the tape of the Commission Meeting 2/9/05 and
listened to the individual comments of the Commissioners in great detail.
• The use of existing 'under roof' attic space for the remodel was seriously considered,
and is addressed in the next section, but was ultimately discarded.
• As the Commissioners discussed in great detail what constituted mass [down to the
possible classification of a skylight's protrusion above the roof plane as an 'increase
in mass'] we felt that we could not justify the retention of the north and east facing
dormers in any remodel that we proposed. We considered, and rejected, the use of
skylights because of egress; and inverted dormers because of the impact on the
existing architecture, and waterproofing considerations at the rooms below.
• As a corollary, we hope that the removal of the triple skylight at the east-west ridge
line will be seen as a reduction in mass on both the north and south elevations, from
where it is potentially visible; although we have difficulty in attributing any specific
`mass value' to it.
• In analyzing the Commissioners' comments, we researched the Hillside Guidelines
further, and determined that the use of skylights is also discouraged so as to prevent
the sun from causing glare; as such glazing cannot be shielded easily.
• It is our intent in this remodel to repair many of the defects and deficiencies, such as
the damaged south facing trellis [and planting new drought tolerant plants below it],
but there are so many that we have not specified them in detail on the plans. If the
Commission wishes to condition the Approval of our remodel to include any of these
specifically, then we will accept such conditions.
ANALYSIS OF EXISTING ATTIC SPACE
The existing attic and vaulted room space comprises 2,332 square feet. Of this,
approximately 1,452 could be considered as potentially creating mass, being taller than 5'
where the attic space is at least 7'6" tall. Due to the differing roof ridge heights and interior
vaulting, these areas are not contiguous. Access to each of these spaces would involve
individual stair cases.
Because of this reason, it was not possible to design a remodel, achieving habitable space
and complying with fire and egress code requirements, while remaining purely under the
existing roof profile.
EVALUATION OF THE REMODEL IN TERMS OF MASS REDUCTION
The original internal home lay-out was not well conceived and the project goal of re-
distributing the rooms within the existing house envelope to enjoy the views of the Los
Gatos Hillsides remains. After careful consideration of the existing attic space and the
Commissioners' comments, however, we determined that it would be necessary to radically
re-evaluate the design so as not to add visible mass. We looked at the remodel critically to
see how this could be achieved.
i
So as to quantify the addition and removal of elements of the building in the remodel, we
have calculated the cross sectional area in square feet [SF] of each element to determine its
impact on Visible Mass.
• The removal of the lower south facing roof in our original submission did not reduce
mass, because we were adding a significant trellis element in the design. We have
eliminated this. This roof removal now substantially reduces the mass from both
east and west elevations. [Visible Mass Reduction = -147.5 SF]
• This enabled us to eliminate three dormers that contributed significantly to the
increase in visible mass in our first submission. One or more of these dormers were
visible from all elevations except the south. [Visible Mass Reduction = -89.75 SF on
each of 3 elevations for a total of -269 SF]
• The elimination of the ridge skylight from north and south elevations reduces mass,
but not in any really quantifiable way, maybe a couple of feet. [Visible Mass
Reduction = -2SF - ignored for this computation]
• The roof element incorporated into the remodel, with no overall increase in height,
added negligible visible mass as viewed from most directions [+33SF, north and
south; +49.5SF, right]. At the left elevation +122.5SF is added in one location, while -
147.5 is removed in another for a net decrease Visible Mass Reduction -25SF].
• As seen in the accompanying VISIBLE MASS TABLE and ACCOMPANYING
ELEVATIONS, this revised submission results in a NET DECREASE IN VISIBLE
MASS of -57SF.
SANITY CHECK
After the redesign we re-evaluated the proposal against the Exception Criteria again, to
ensure that we still complied:
• Development is not visible from the viewing platforms.
• There is no impact on trees
• There is no grading
• Standards are all met, or if not met - such as overall height <35' [which is 41'71 -
then this project does not exacerbate the situation.
• Compliance to Title 24 energy standards can be a condition of the project.
• The house will be pre-wired for future photovoltaic installation and can be
conditioned-as such.
• Interlocking pavers have been used in the driveway; project complies.
• We are dealing with existing visible mass. This is not applicable.
• There is no visual impact on neighboring properties.
CONCLUSION
We have considered the Commissioners' concerns carefully and have comprehensively
redesigned our remodel to Reduce Visible Mass, scaling back our request to achieve this.
J
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House Size Comparison for 310 Santa Rosa Drive
APN
Address
House Size
Garage Size
Lot Size
F.A.R.
527-55-003
100 Auzerais Ct.
6,634 sq. ft.
780 sq. ft.
.92 ac.
.175
527-55-004
104 Auzerais Ct.
6,013 sq. ft.
768 sq. ft.
.96 ac.
.153
527-55-007
101 Auzerais Ct.
5,073 sq. ft.
850 sq. ft.
.96 ac.
.132
527-55-008
100 Madera Ct.
5,952 sq. ft.
864 sq. ft.
.97 ac.
.152
527-55-009
104 Madera Ct.
3,224 sq. ft.
576 sq. ft.
.92 ac.
.085
527-55-024
321 Santa Rosa Dr.
6,706 sq. ft.
869 sq. ft.
1.09 ac.
.151
527-55-025
331 Santa Rosa Dr.
6,998 sq. ft.
886 sq. ft.
.92 ac.
.187
527-55-026
311 Santa Rosa Dr.
5,810 sq. ft.
710 sq. ft.
1.27 ac.
.111
527-55-027
301 Santa Rosa Dr.
5,283 sq. ft.
600 sq. ft.
1 ac.
.126
527-55-035
300 Santa Rosa Dr.
6,934 sq. ft.
819 sq. ft.
1.19 ac.
.142
527-55-037
320 Santa Rosa Dr.
5,291 sq. ft.
888 sq. ft.
1.75 ac.
.076
527-55-038
141 Alta Tierra Ct.
6,676 sq. ft.
792 sq. ft.
1.32 ac.
.123
527-55-043
400 Santa Rosa Dr.
4,628 sq. ft.
736 sq. ft.
1.15 ac.
.099
527-55-044
410 Santa Rosa Dr.
5,241 sq. ft.
794 sq. ft.
2.13 ac.
.061
527-55-045
420 Santa Rosa Dr.
5,644 sq. ft.
1,004 sq. ft.
.99 ac.
.145
537-31-001
180 Sierra Azule
6,090 sq. ft.
960 sq. ft.
2.44 ac.
.063
537-31-002
160 Sierra Azule
5,777 sq. ft.
792 sq. ft.
1.13 ac.
.125
537-31-003
150 Sierra Azule
6,253 sq. ft.
949 sq. ft.
1.14 ac.
.137
537-31-006
165 Sierra Azule
4,574 sq. ft.
838 sq. ft.
1 ac.
.115
537-31-007
155 Sierra Azule
5,194 sq. ft.
817 sq. ft.
1.01 ac.
.128
537-31-008
145 Sierra Azule
5,590 sq. ft.
859 sq. ft.
1.11 ac.
.125
537-31-009
135 Sierra Azule
5,320 sq. ft.
751 sq. ft.
1.19 ac.
.109
537-31-010
125 Sierra Azule
5,951 sq. ft.
744 sq. ft.
1.20 ac.
.120
537-31-011
115 Sierra Azule
5,378 sq. ft.
769 sq. ft.
1.27 ac.
.104
537-31-022
130 Sierra Azule
4,788 sq. ft.
833 sq. ft.
1.26 ac.
.095
537-31-023
120 Sierra Azule
5,870 sq. ft.
941 sq. ft.
1.24 ac.
.119
Existing -
310 Santa Rosa Dr.
6,447 sq. ft.
836 sq. ft.
1.4 ac.
.113
Proposed Project
310 Santa Rosa Dr.
7,680 sq. ft.
836 sq. ft.
1.4 ac.
.133
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