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17 Staff Report - 16750 Farley RoadtpW N 0 ~0ssntps DATE: COUNCIL AGENDA REPORT December 7, 2005 TO: MAYOR AND TOWN COUNCIL FROM: DEBRA J. FIGONE, TOWN MANAGER MEETING DATE: 12119105 ITEM NO. i rA SUBJECT: CONSIDER AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION APPROVING A SECOND STORY ADDITION ON PROPERTY ZONED R-1:8. ARCHITECTURE AND SITE APPLICATION S-05-063 PROPERTY LOCATION: 16750 FARLEY ROAD. PROPERTY OWNER: MELISSAAND GLEN WAGNERAPPLICANT: E. DAVID BRITT APPELLANT: WILLIAM R. SHELLOOE 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 approve Architecture and Site Application S-05-063. 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) new informationthat 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: iUDLO TZ ' T DIRECTOR OF COMMUNITY DEVELOPMENT Reviewed by: . Z) Assistant Town Manager jL-Attorney Clerk Finance Community Development Revised: 12/8/05 10:59 am Reformatted: 5/30/02 t ~t. i PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF 16750 FARLEY ROAD December 8, 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. Refer to the Town Attorney for preparation of the appropriate resolution. PROJECT SUMMARY: The applicant is requesting approval to add 511 square feet to the existing first floor of a single family home and a 1,071 square foot second story addition. The total living area of the proposed residence is 2,548 square feet. The proposed maximum height is 25 feet. Due to the non- conforming width of the lot, the applicant is requesting a reduced setback of 4 feet on the western side of the property. Due to the non-conforming size of the lot and a dispute over access rights to the existing two car garage at the rear of the property, the project does not meet the off-street parking requirement for a single family home. The Planning Commission made the required findings in Section 29.10.150(h) to exempt this project from the off street parking space requirements. BACKGROUND: PropeM Dispute The Town abandoned a portion of Augustine Way in 2003. As part of this process, the Town gave Quit Claim deeds to the adjacent property owners, one of which was the subject site. This type of deed would relinquish any remaining property interest held by the Town, if any such interest existed. After this process was completed, it was discovered that this portion of Augustine Way was not owned by the Town. Currently, legal rights to this piece of the abandoned portion of Augustine Way are under dispute between the applicant and the appellant. The portion of Augustine Way is shown on the development plans and noted as lot area under dispute (Attachment 9, Sheet A-1). Without settling ownership to the portion of Augustine Way that is under dispute, the owners of the subject property do not have access to the existing garage at the rear of their property and the existing parking pad at the front of their property. Evolution of Project The applicant originally submitted this proj ect as a Minor Residential application. A Notice of Intent to Approve the application was sent to adjacent neighbors on March 9, 2005. The Town received a letter of concern from the property owners at 16472 Farley Road, the adjoining property to the east. Staff held a meeting with the project applicant and neighbor to discuss the proposedproject in detail and possible solutions to mitigate the massing and privacy concerns. During the meeting, several adjustments to the proposed structure were discussed: architectural modifications to the proposed second story, alteration of the placement and size of new windows, reorientation of the proposed structure on the lot, lowering the height of the proposed building, and installation of landscaping to PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF 16750 FARLEY ROAD December 13, 2005 mitigate the massing of the proposed structure. Both parties could not come to a resolution and the applicant requested that the item be heard before the Planning Commission. On June 8, the Planning Commission granted a continuance of this project to allow the applicant additional time to work on a redesign of the proposed second story addition to mitigate neighbor privacy and massing concerns. The Planning Commission directed the applicant to consider a one and a half story design to reduce the overall mass and scale of the proposed structure and reduce the daylight and view impacts to the abutting neighbor to the east. The lot is nonconforming due to its size and width; therefore, the Commission directed the applicant to consider proposing a reduced setback on the western portion of the property in order to move the second floor mass away from the easterly neighbor. Significant revisions were made to the eastern, western, and southern elevations. The front elevation did not substantially change. The maximum ridge height of the structure has been lowered from 26' to 25'. As directed by the Planning Commission, the applicant proposed a 4 foot reduced side setback to shift the mass away from the easterly property line. The second floor mass along the eastern elevation was significantly stepped back from the first floor. With the first proposal, a 16 foot long area near the middle of the second story addition was recessed back by four feet. The revised plans show a 44 foot long portion of the second floor that is setback seven feet. With the revised design most of the eastern elevation is a one and a half story design with small windows facing east (Attachment 9, Sheet A-3). The applicant and the appellant did not meet prior to the second public hearing on October 26, 2005. Staff met separately with the appellant to discuss the revised plans and answer questions. Neighborhood Compatibili The revised structure is consistent with size of homes in the immediate neighborhood which range in size from 966 square feet (FAR.04) to 2,861 square feet (FAR.31). The homes in the immediate neighborhood are a mix of one and two story homes. PLANNING COMMISSION: On October 26, the Planning Commission approved the revised proj ect on a 4-3 vote. The Planning Commission discussed the overall mass and scale of the revised second story addition. No additional conditions were added to the approval. In approving this application, the Planning Commission determined that the architecture, mass and scale, lot coverage, setbacks, FAR of the proposed project, and parking exemption was compatible with the neighborhood and consistent with the Residential Development Standards. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF 16750 FARLEY ROAD December 8, 2005 APPEAL: On November 7, 2005, Bill Shellooe, the neighbor to the east, appealed the Planning Commission's approval of the proposed project. The appellant states that the Planning Commission erred or abused its discretion because it failed to duly consider the massing impacts of the project and compliance with the Town's residential design guidelines. Please refer to the notice of appeal (Attachment 1) and the verbatim transcripts of the Planning Commission hearings (Attachment 4). Town's General Plan One of the goals of the General Plan is to preserve and enhance the Town's character through exceptional community design. Staff believes that the following sections from the General Plan are the most pertinent to this application. Policy L.P.3.5 This community design element policy "assures that the type and intensity of land use shall be consistent with that of the immediate neighborhood." Policy L.P.4.3 "Maintain the character and identity of existing neighborhoods. New construction, remodels, and additions shall be compatible and blend with the existing neighborhood." Policy L.I.4.3. To maintain neighborhood character "The deciding body shall use F. A. R. and adopted residential design guidelines to maintain existing neighborhood character." CONCLUSION: Planning Commission determined that the addition to the second story was compatible with the scale and architecture of the surrounding neighborhood. Should the Town Council be inclined to deny this appeal, 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. Notice of Appeal (1 page) and letter from appellant (7 pages) , received on November 7, 2005 2. Follow-up letter from owner (3 pages), received on December 8, 2005 3. Letter from applicant (3 pages), received on December 8, 2005 4. Verbatim meeting minutes from the June 8, 2005 and October 26, 2005 Planning Commission Hearings (38 pages) PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF 16750 FARLEY ROAD December 8, 2005 5. Required Findings and Considerations (4 pages) 6. Recommended Conditions of Approval (4 pages) 7. Report to the Planning Commission from the Development Review Committee dated October 26, 2005 (55 pages, including complete report from June 8, 2005 with original development plans) 8. Desk Item 1 dated June 8, 2005 (7pages), Report to the Planning Commission from the Development Review Committee dated July 13, 2005 (2 pages), Report to the Planning Commission from the Development Review Committee dated August 24, 2005 (2 pages) 9. Final Development Plans dated October 5, 2005 (8 pages, marked Exhibit T from October 26, 2005 Report to Planning Commission) Distribution: Bill Shellooe, 16742 Farley Road, Los Gatos, CA, 95032 Glen & Melissa Wagner, 16750 Farley Road, Los Gatos, CA, 95032 David Britt, 108 N. Santa Cruz Avenue, Los Gatos, CA, 95030 N:\DEV\CNCLRPTS\2005\16750Farley Road.wpd I s FILING FEES $272.00 Residential $1089.00 per Commercial, Multi- family or Tentative Map Appeal DATE OF PLANNING COMMISSION DECISION: OCR fp ~jz I- h% t~DS PROJECT / APPLICATION NO: _S - ~S . ADDRESS LOCATION: /6, -7 SO mat r l e Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most matters if the Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore, please specify how one of those reasons exist in the appeal: iov 7 2'i;C'v 1STown of Los G t gffice of the Tow -i 10 E. Main St., Los Ga os APPEAL OF PLANNING - - CA 95030 l r.~Cl`~ `x.13 TOWN i_OS I the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE TYPE OR PRINT NEATLY) The Planning Commission erred or abused its discretion because /Ulc ;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 IT MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. P EMTORTANT: 1. Appellant is responsible for fees for transcription of minutes. A 5500.00 deposit is required at the time of filing. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee. Deadline is 5:00 p.m. on the 10' day following the decision. If the 10' day is a Saturday, Sunday, or Town holiday, then it may be filled on the workday immediately following the 1,06 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) 1 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. PRINT NAME: / j~JG~ I L~- ( bd SIGNATURE: f 7 P f ,X,t'l~-~ DATE: ( .ADDRESS: /Q W //Z__ ~-~rl~ ✓I. PHONE: G Z ~GO~~ C~~ IU5 Cyr `S U i ~ I * OFFICIAL USE ONLY i DATE OF PUBLIC HEARING: CONFIRMATION LETTER SENT: Date: Pending Planning Departm nt Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION. 6 DATE OF PUBLICATION: N:1DEVTORMS1PIanningl7'lanning Commission P.ppeal.wpd -July 1, 2005 1 ' Attachment 1 Background At the June 8th Planning Commission Meeting, We voiced our objection that the proposed 25 feet high, 59 feet wide two-story structure that adjoins the entire length of our house and is less than 16 feet away completely blocks the view of the sky and gives a dark, oppressive feeling to all three of the bedrooms in our home. (See Appendix 2, photos taken from bedroom windows for the June 8th meeting.) We also pointed out how the project violates several of the Violations of the Town of Los Gatos Residential Development Standards For All Single Family Dwellings. (See Appendix 1). The result of that meeting was that the Planning Commission voted for a continuance and directed the applicants to alter the design of their construction to reduce the view and daylight impacts to us, the next-door neighbor to the east. At the October 26th Planning Commission Meeting, We voiced the fact as indicated by the new story poles in place at 16750 Farley Rd. , the modified design produced no effect on the view from these bedroom windows and the dark, oppressive feeling in every bedroom and still violates several Town of Los Gatos Building Standards. (See Appendix 3, photos taken of new story poles from bedroom windows for the October 26th meeting.) The result of that meeting was that the Planning Commission narrowly voted (4-3) in favor of granting the building permit. Anneal to the Town Council 1. The Planniniz Commission erred or abused its discretion because I .a. The Community Development Staff Report indicated that the changes made to the plans were consistent with the instructions given by the Planning Commission on June 8th. This conclusion of the Staff Report is based largely on "Mass Study" of the redesigned structure submitted by the applicants indicating that sky is revealed above the structure to a standing viewer looking out of our bedroom windows. This "Mass Study" either is significantly in error or is an attempt to mislead the Planning Commission and the Community Development Department for 2 reasons. (See Diagram 1 "Mass Study" prepared by the applicant.) . • As you can plainly see from the photos in Appendix 2, no sky is revealed to a standing viewer of average height even right up against the windows, in direct contrast to the situation depicted in the "Mass Study". • Given the north-westerly orientation of the house, the sun never appears even near the location and height depicted in the "Mass Study" diagram at any time of year. Error 41: The Planning Commission's understanding of the problem via the Staff Report's is based on a "Mass Study" that significantly misrepresents the applicant's compliance with the directions given by the Planning Commission on June 8th. l.b It is not possible to fully appreciate the impact of darkness and oppressiveness that the, proposed structure has on the experience of each of our bedrooms without coming to our home and looking out of these windows for oneself. Although the Planning Commissioners and the Community Development Staff were invited to view the situation first-hand, only two Commissioners and one member of Staff (an Assistant Planner) actually did so. Both Commissioners who actually viewed the story poles from our bedroom windows voted against the permit. Moreover, during the time between June 8th and October 26th, neither the applicants nor their architect took 5 minutes to view the project from our windows. Error #2: The Planning Commission and the Community Development Department did not perform adequate "due diligence" to accurately determine the applicant's compliance with the directive of the Planning Commission on June 8th. Le The Staff Report indicated that the revised plan is consistent with the Residential Design Guidelines. However, during the. October 26th meeting, the Assistant Director of Community Development said that the applicant does not need to comply since these are. only guidelines. Error #3: The Planning Commission and the Community Development Department seem to have ignored the Town's Guidelines for Residential Design when approving this construction. 2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is On page 1 of the Staff Report, there are short sections describing the Findings and Considerations for the project. The next section is a table of contents for the Exhibits in which items A - M are labeled "Previously Submitted." Sections N is labeled "Required Findings" and most of the remaining sections are labeled to indicate that they are new information. Based on the labeling of the table of contents of the Exhibits in the document, I looked for the Staff s findings on this issue under N, Required Findings. I also read exhibits O and Q through T. Since in those sections there are not really any explicit statements on whether or not the applicant complied, my presentation did not directly address the Staff s findings. Indeed, during the October 26th meeting, the Vice-Chair asked me directly to point out what is erroneous in the Staff Report, and I could not answer that directly because I never saw the Staff s findings on this issue because the table of contents of Exhibits was mislabeled. The error which misled me away from the Staff s explicit statements on this key issue is due to the fact that, as I learned after the meeting, these findings are found in Exhibits A - B, which are labeled "Previously Submitted" in the table of contents of Exhibits. Given the size of the package, I did not see that it was necessary to read what I thought I had already read in preparation for the June 8th meeting. Had I read those Exhibits A and B before the meeting and discovered that the Staff erroneously concluded that the applicant had complied, my presentation would have been built on directly refuting that finding and I would have been able to answer the Vice-Chair directly as to which parts of the Report are in error. This approach would likely have changed the close 4 to 3 vote approving the building permit even though the applicant's redesign did not change the impact on view and darkness at all.. Appendix 1 Violations of the Town of Los Gatos Residential Development Standards For All Single Family Dwellings The size and closeness of the elevation impairs the use, enjoyment and value of our neighboring private property (I.A.1, I.A.4 and II.A.5.1). The differing scale and mass of the two houses and their close proximity creates an unharmonious and incompatible structural relationship and is inconsistent with any two-story homes adjacent to single story homes in the neighborhood (II.A.5.3 and II.B). In general, this project also compromises the unique sense of openness that the Town's Development Standards strives to preserve (I.A.2), especially in the Farley Road neighborhood. (See Appendix 1: Detailed Opposition for further explanation of violations.) Sent By: Britt/Rowe; 510 655 2927; !U -7 of i dl Ak l Sep-26-05 1:16PM; J 73 L qu l Page 8/8 C!S Q U- -°-N3 CL A Diaeram--3 Figure 5 - Closeness of back-to-back walls spanning nearly length of entire house (93%) Figure 1 - View from west-facing window, south bedroom. Figure 2 - View from west-facing window, middle bedroom. Figure 3 - View fi-om west-facing window, master bathroom. Figure 4 - View from west-facing window, master (north) bedroom, Figure 5 - Closeness of back-to-back walls spanning nearly length of entire house (93%) Figure 1 - View from west-facing window, south bedroom. Figure ? - View from west-facing window, middle bedroom. Figure 3 - View from west-facing window, master bathroom. Figure 4 - View from west-facing window, master (north) bedroom. Town Council Town of Los Gatos 110 E. Main St. Los Gatos, CA 95031 ,OE-C kb Tpw~ p ?005 Los !err 2005 This letter is in response to Mr. Bill Shellooe's written Appeal of Planning Commission Decision to approve our 2nd story addition on October 26, 2005. I have followed the same format as Mr. Shellooe to make it easy to read and compare. 1. The Appellant believes the Planning Commission erred or abused its discretion because: The Appellant makes the wrongful assumption that the staff report was based on the "mass study". When in fact, the staff based it on all the materials provided and site visits. The mass study was simply a diagram of the amount of mass removed from the east side of the home. The staff report and recommendations were not based on the mass study, but on all the materials provided and site visits. Staff visited the home of the Appellant, Mr. Shellooe, and was fully aware of the view from his windows prior to filing their report and recommendations. Mr. Shellooe's concern about the accuracy of the mass study was addressed by us in the Oct. 26, meeting. In the meeting I clearly say, "The mass study was purely just to show the difference from the old design and the new design." I go on to say that "The sun is shown on the shadow study and this is not supposed to be representative of where the sun sets." Staff and Planning Commission were fully aware that the mass study was only to depict the change in the mass of the structure. At no time did anyone ever use the mass study to dispute Mr. Shellooe's argument regarding his sky view or to the correct orientation of the sun. The Appellant misinterprets the Planning Commissions directives on June 8th and misunderstands what is needed for the Planning Commission and the Community Development Department to perform adequate "due diligence" in their determination of compliance. Staff visited the home of the Appellant, Mr. Shellooe, on Oct. 12, 2005, to review the story poles after meeting with him Oct. 7, 2005, to address his concerns with the revised plans. Their determination was that "the changes made to the plans are consistent with the direction that was given by the Planning Commission on June 8, 2005." And that they believed "the revisions will reduce the mass and scale of the overall project and provide less of a view impact to the concerned neighbor to the east of the subject site." Attachment 2 The directives from the Planning Commission, given in their motion on June 8th, were "to allow redesign based upon the input the Commission has given here, and that would be for Staff to work with the architect and the applicant to come up with what I' m oig ng to call a 0' lot line design and you can interpret that the wati it should be interpreted.... in order to reduce the mass and scale, to reduce the loss of daylight and views of the neighbor to the east, and hopefully come in with a story-and -a-half design... , but have the benefits of a story-and-a-half design as far as the mass and scale and views." It was clear to see on the plans that the mass and scale, or "oppressiveness", had been greatly reduced by moving 3/4 of the second story wall and all of the first story wall addition 23 ft from the Shellooe home, hiding the second story portion in the roof as a story-and-a- half design, per the Commissions request. From the shadow study it can also be seen that the redesign reduces the loss of daylight and does not "darken" the Shellooe home at any time of the year. Stepping the mass back 23 ft from the Shellooe home and lowering and angling the roof so that the ridge line is pulled much further back, also reduces the loss of view and light in that the eye can see further then it could in the original design and lets more skylight in. The Planning Commissions June 8th directives clearly state that we should "reduce" the mass and scale and "reduce" the loss of daylight and views in the redesign. It does not say that we have to "eliminate" the mass and scale and "eliminate" the loss of daylight and views, because then a second story would not be possible. Mr. Shellooe is correct in that his issues with our addition have not been eliminated by the redesign but, as per the Commissions directives, they have been "reduced", and in our opinion, reduced greatly. This reduction can surely be seen on the plans and no one needs to view the story poles from A4r. Shellooe's windows to realize that these design changes "reduce" the mass and scale and loss of light and view, but do not eliminate it. The Appellant wrongfully assumes that the Planning Commission and the Community Development Department ignored the Town's "Guidelines for Residential Design". The Appellant, Mr. Shellooe, states that, during the Oct. 26th meeting, Mr. Randy Tsuda, Assistant Director of Community Development, said of the "Guidelines for Residential Design", "the applicant does not need to comply since these are only guidelines." What Mr. Tsuda actually said in response to Mr. Shellooe's statement that the Town's Residential Guidelines had been violated was, "What he's cited is standards that are contained in the Residential Development Standards. These are not hard and fast setbacks for example, but these are statements of principle, and our conclusion is that number one, the applicant has revised the project according to the Commission's direction and that two they do meet the requirements for the Town's Development Standards." The town interprets these standards as a neutral party. Of course the Applicant and the Appellant are going to interpret the standards in the way that best defends their side. That is why we have the Planning Staff and the Planning Commission to interpret the standards neutrally. 2. The Appellant provides no new information that was not reasonably available at the time of the Planning Commission decision The Appellant, Mr. Shellooe, bases this part of his appeal on the grounds that he thinks the table of contents of Exhibits on the first page of the Staff Report was mislabeled. He says, "I looked for the Staff s findings on this issue under N, Required Findings." He goes on to say that after the Oct. 26th meeting, he learned that the "Staff findings" are found in Exhibits A-B of the report from the June SP meeting. However, Exhibit A is clearly Required Findings and Considerations that the Planning Commission has to make in order to approve the project, not the "Staff's findings". And, Exhibit B are, boiler plate, Recommended Conditions of Approval for the Applicant to meet once approved. Mr. Shellooe says that "during the October 26th meeting, the Vice-Chair asked (him) directly to point out what was erroneous in the Staff Report". He says that he was unable to answer the Vice-Chair directly because he hadn't read the "mislabeled" "Staff Findings" in Exhibits A -B. First off, the Vice-Chair never asked that question. What Commissioner Micciche actually asked of Mr. Shellooe was "Have you read the Staff Report that came out on this?" Mr. Shellooe then said that he had read most of it but that he would need his memory refreshed. Commissioner Micciche responds, "Under Recommendation it states that the Staff finds that the revised plans with the recommended conditions for approval are consistent with the Residential Design Guidelines. In your letter you've indicated that there's a violation here. Have you talked to Staff about the difference of opinion here?" When Mr. Shellooe responds that he had not talked to staff about those violations, Commissioner Micciche asks the Assistant Director of Community Development to comment on whether he views any violations. Never does the Vice-Chair ask W. Shellooe to "point out what is erroneous in the Staff Report'. He only asks about Mr. Shellooe's perceived violations of the Residential Design Guidelines. Whether Mr. Shellooe is meaning to refer to the Recommendation by Staff, which was read out loud by Commissioner Micciche and found on page 3 of the Staff Report, or the Required Findings and Considerations for the Planning Commission to make in Exhibit A, or the Recommended Conditions of Approval for the Applicant to comply too in Exhibit B, none of these are new information or hidden "Staff Findings" that were "mislabeled" in the table of contents of Exhibits. The above are the reasons why we feel the Appeal is not valid. We hope that you will dismiss the appeal and uphold the Planning Commissions decision. Sincerely, Melissa & Glen Wagner 'XI - Sent By: Britt/Rowe; 510 655 2927; BNWROWD Cleo-8-05 1:07PM; Page 2 108 N. Santa Cruz Ave. Las Gatos, ("A 95030 Phone 409.354.6224 Pax 408.354.6514 December 8, 2005 Torun of Los Gatos 110 B. Main Street Los Gatos, CA 95030 . DEC - 8 an -TOWN OF LOS GATOS FLANNWG DIVISION RF,; 16750 Farley Rd., Los Gatos Dear Council Members; .1 am writing, this letter on behalf of my clie6rits, 01 designer of their proposed second story addition 1, worked together for 18 months and have aphievec for an addition to their residence. The design, app a collaborative effort between my client, Plannin€ myself. nn and Melissa Wagner. I am the cated at 16750 Farley Road. We have what 1 know is the best design solution oved by the Planning Commission, was Staff, the Planning Commission and Tfie first second story design incorporated.niany 'f the design techniques recommended in the Town Design Guidelines. It was also modi led and improved further with the help of Planning Staff. When presented to the Plannin Commission, additional recommendations by dje- Commissioners where h and and incorporated into the design. The second story addition approved has the least proposed. It is a very sensitive addition, especia: We have achieved this by desi&miryg most'ofthe residence. This gives a "one and a hall'' story fee solutions that we have tried include portions of f "A" Aarne design with the second floor inc:orpor solutions have more impact on the eastern. neigh mpact of any solutions we have ;r as viewed from the eastern neighbor. :coed floor over the western side of the to the eastern side of the house. Other it roofs at the top of the house, and an :ed into a steep pitched roof. Both it than what we propose. Larry Cannon, the 'rown, s consulting architect, that our efforts to reduce second story mass as c significant. In that letter, Mr. Cannon does me] upon analyzing this solution we determined suc than what is proposed. Melissa Wagner has co. alternative solution would add mass to the easti diagram of our analysis that shows both solutic neighbor. his letter dated Ootober 20, 2005, states acted by the Planning Commission is m an alternative desi&m solution, but i design would have more visual impact cted Mr. Cannon, and he agrees that the side of the residence, Attached is a and the impact of, each to the eastern Attachment 3 Sent By: Britt/Rowe; 510 655 2927; Dee-8-05 1:OBPM; Page 3/4 In my 15 years of designing residences in the Tow~of Los Gatos, rarely I have had the opportunity to work with clients as cooperative as Tenn and Melissa Wagner. They have spent a significant amount of time and P- "'t to ge their project designed and approved. They have been receptive to all design solutions d recommendations from Town Staff Planning Commission, Consulting Architect, nei bars} and myself. This has allowed for me to look, at all design options, and I know it is b far the most superior solution for an addition, single or second story, to this very diffic It property, gavid M. 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APN 529-15- 097 PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt FINDINGS ■ It has been determined that this 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. 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. Anyproject 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: The project will not impact any roadways and/or intersections causing the roadways and/or intersections to exceed their available capacities. Attachment 5 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 thebuildings 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 include such crime prevention elements as good sight lines and lighting systems. (5) Considerations relating to drainage. The effect ofthe 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, flagpoles 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 forproviding accessibility and adaptability forphysically 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 innew nonresidential buildings. Any change ofuse 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 ofthose 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 application for such a facility will require an environmental impact report, which may be focused through the initial study process. ■ As required by Section 29.10.150(h) of the Town Code for exemptions on the number of off-street parking spaces required. (h) Exemptions. Compliance with subsection (c)(1) is not required if the deciding body makes the following findings: (1) The Historic Preservation Committee determines that the enforcement of subsection (g) will impact the historic character of the site and/or structures on the site; and (2) The addition is determined necessary to provide adequate floor area for a suitable living environment; and (3) The lot does not have adequate area to provide parking as required by subsection (c)(1). This finding is not required if subsection (h)(1) is made. If the deciding body makes the findings set forth in subsections (h)(1), (2) and (3) above, parking shall be provided to the maximum extent possible. N:\DEV\FINDINGS\16750 Farley Road.wpd CONDITIONS FOR: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval of a second story addition on property zoned R-1:8. APN 529-15-097. PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: (Planning Division) 1. EXPIRATION OF APPROVAL: This approval application will expire two years from the date of approval unless it is used before expiration. Section 29.20.335 defines what constitutes the use of an approval granted under the Zoning Ordinance. 2. APPROVAL. This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans dated October 5, 2005. Any minor changes or modifications made to the approved plans shall be approved by the Director of Community Development. 3. SALVAGING OF MATERIALS. At least ten days prior to the date of demolition, the developer shall provide to the Town a written notice and an advertisement published in a newspaper of general circulation, regarding the availability of materials for salvage, including the name and telephone number of a contact person. No salvaging of materials shall occur until a demolition permit has been approved by the Community Development Department. 4. RECYCLING. All wood, metal, glass and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Town's demolition inspection. 5. COMPLIANCE MEMORANDUM. The applicant shall prepare and submit a memorandum with the building permit, detailing how each of these Conditions of Approval have or will be addressed. 6. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 7. TREES. 3 mid-height trees approved by the Director of Community Development shall be installed in the front/side yard prior to building permit final. TO THE SATISFACTION OF THE BUILDING DEPARTMENT: 8. PERMITS REQUIRED: A building permit shall be required for the second story addition and remodel of the existing single family residence. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 9. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. Attachment 6 10. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36." 11. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure. (Uniform Building Code Volume 2 - Section 1805) 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. SPECIAL INSPECTIONS: When a special inspection is requiredbyUBC 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. 16. NONPOINT SOURCEPOLLUTION STANDARDS: The Town standard Santa ClaraValley 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. 17. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: d. Community Development: Rachel Bacola at 354-6802 e. Engineering Department: Fletcher Parsons at 395-3460 f. Santa Clara County Fire Department: (408) 378-4010 g. West Valley Sanitation District: (408) 378-2407 h. 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) 18. 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 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. 19. 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. 20. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any 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 of work that went on without inspection. 21. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 22. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 23. 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. 24. 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. 25. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. 26. SANITARY SEWERBACKWATER VALVE. Drainagepiping serving fixtures whichhave flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwatervalve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 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 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. 28. HAULING OF SOIL. Hauling of soil on or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9M a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or ff the project site. This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. N:\DEV\CONDITN5\2005\16750Farley Road.wpd Date: October 19, 2005 For Agenda Of: October 26, 2005 Agenda Item: 1 REPORT TO: The Planning Commission FROM: The Development Review Committee LOCATION: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval to construct a new second story on property zoned R-1:8. APN 529-15-097 PROPERTY OWNER: Melissa and Glen Wagner APPLICANT: David Britt DEEMED COMPLETE: May 17, 2005 FINAL DATE TO TAKE ACTION BY: November 17, 2005 FINDINGS: ■ It has been determined that 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 ■ As required by Section 29.10.150(h) of the Town Code for exemptions on the number of off-street parking spaces required. EXHIBITS: A.-M. Previously submitted. N. Required findings 0. Conditions of Approval P. Previously Submitted Staff Reports (5 Pages), dated June 3, 2005, June 30, 2005, August 17, 2005. Q. Revised Project Description and Letter of Justification (1 Page), received October 18, 2005 R. Review Letter from Cannon Design Group (2 Page), received October 18, 2005 S. Follow-up letter from neighbor (7 Pages), received October 18, 2005 T. Development Plans (9 Pages), received October 5, 2005 A. DISCUSSION 1. Project Background At the meeting of June 8, 2005, the Planning Commission granted a continuance of this application to allow the applicant additional time to work on a redesign of the proposed second story addition. The Planning Commission granted additional continuances on July 13 and August 24, 2005. Attachment 7 The Planning Commission - Page 2 16750 Farlev Road/ 5-05-064 October 26, 2005 With the revised plans, the applicant is requesting approval to add 510.5 square feet to the existing first floor of a single family home and a 1,071 square foot second story addition. The total living area of the proposed residence is 2,548 square feet. The proposed maximum height is 25 feet. Due to the non-conforming size of the lot and legal access rights to the existing two car garage at the rear of the property the project does not meet the off-street parking requirement for a single family home. Additional off street parking are not proposed with this application. As required by Town Code, an exemption for the number of off street parking spaces can be made as long as the deciding body can make the findings in section 29.10.150(h) (Exhibit A). Due to the non-conforming width of the lot, the applicant is requesting a reduced setback of 4 feet on the western side of the property. A revised project description and letter of justification from the applicant provides a summary of how the proposed revisions made to the plans meet the direction from Planning Commission on June 8, 2005 (Exhibit Q). 2. Project Revisions The Planning Commission directed the applicant to reduce the overall mass and scale of the proposed structure and reduce the daylight and view impacts to the abutting neighbor to the east. The Commission directed the applicant to consider shifting a portion of the proposed second story addition into a story and half design rather than a full two story structure to reduce massing of the eastern portion of the second story. The lot is considered nonconforming due to its size and width; therefore, the Commission directed the applicant to consider proposing a reduced setback on the western portion of the property in order to move the second floor mass away from the easterly neighbor. The applicant is requesting a 4 foot reduced setback in order to meet fire and building code requirements. Significant revisions were made to the eastern, western, and southern elevations. The front elevation did not substantially change. The maximum ridge height of the structure has been lowered from 26' to 25'. The second floor mass along the eastern elevation is now significantly stepped back from the first floor. With the first proposal, a 16 foot long area near the middle of the second story addition was recessed back by 4'. The revised plans show a 44 foot long portion of the second floor that is setback seven feet. With the revised design most of the eastern elevation is a one and half story design with small windows facing east. The applicant has provided a drawing to show how the mass of the revised project compares with the original proposal (Sheet A6 of Exhibit T). The revised shadow study shows that there is less of an impact to the neighbors on the east during the winter season (Exhibit T). The Planning Commission - Page 3 16750 Farley Road/ S-05-064 October 26, 2005 3. Property Dispute Since the first hearing on June 8, 2005, legal rights to this piece of the abandoned portion of Augustine Way have not been settled between the applicant and the concerned neighbor. The portion of Augustine Way is shown on the development plans and noted as land under dispute (Exhibit T). 4. Neighborhood Compatibility The revised structure is consistent with size of homes in the immediate neighborhood which range in size from 966 square feet (FAR .04) to 2,861 square feet (FAR .31). The homes in the immediate neighborhood are a mix of one and two story homes. 5. Neighbor Concern Staff met with the concerned neighbor on October 7, 2005 to discuss the revised plans and answer questions about proposed changes to the second story. Staff met with the neighbor on site to review the story poles on October 12, 2005. The concerned neighbor has submitted a detailed letter expressing his concerns with the revised project (Exhibit S). 6. Design Review The Town's Consulting Architect reviewed the revised proposed plan and agrees that the applicant has pulled back a significant amount of second floor mass (Exhibit R). B. RECOMMENDATION: Staff has determined that the changes made to the plans are consistent with the direction that was given by the Planning Commission on June 8, 2005. Staff believes that the revisions will reduce the mass and scale of the overall project and provide less of a view impact to the concerned neighbor to the east of the subject site. Staff finds that the revised plans with the recommended conditions of approval are consistent with the Residential Design Guidelines. The Planning Commission should carefully consider any public input on this matter to determine if the neighbors that are directly affected by the proposed application raise compelling concerns or issues that should be addressed through additional conditions of approval. If the Commission finds merit with the proposal, it should: 1. Make the required findings (Exhibit N), 2. Approve the Architecture and Site application subject to conditions (Exhibit O). The Planning Commission - Page 4 16750 Farley Road/ S-05-064 October 26, 2005 If the Commission has concerns with the application, it can: 1. Request that the applicant waive final date to take action and continue the matter to a date certain with specific directions, or 2. Deny the application. Bud N. Lortz, Director of Community Develo ent Prepared by: Rachel B. Peled, Assistant Planner BNL:RBP:mdc cc: Melissa and Glen Wagner, 16750 Farley Road, Los Gatos, CA, 95031 Bill Shellooe and Patricia Bottero, 16742 Farley Road, Los Gatos, CA, 95031 N:\DEV\REPORTS\2005\FarleyRd4.wpd REQUIRED FINDINGS AND CONSIDERATIONS FOR: 16750 Farley Architecture and Site Application S-05-063 Requesting approval of a second story addition on property zoned R-1:8. APN 529-15- 097 PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt FINDINGS ■ It has been determined that this 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. 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. Anyproject 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: 1. The project will not impact any roadways and/or intersections causing the roadways and/or intersections to exceed their available capacities. Exhibit N 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. I. 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 adj acent 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 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 innew nonresidential buildings. Any change ofuse 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 application for such a facility will require an environmental impact report, which may be focused through the initial study process. ■ As required by Section 29.10.150(h) of the Town Code for exemptions on the number of off-street parking spaces required. (h) Exemptions. Compliance with subsection (c)(1) is not required if the deciding body makes the following findings: (1) The Historic Preservation Committee determines that the enforcement of subsection (g) will impact the historic character of the site and/or structures on the site; and (2) The addition is determined necessary to provide adequate floor area for a suitable living environment; and (3) The lot does not have adequate area to provide parking as required by subsection (c)(1). This finding is not required if subsection (h)(1) is made. If the deciding body makes the findings set forth in subsections (h)(1), (2) and (3) above, parking shall be provided to the maximum extent possible. N:\DEV\FINDINGS\16750 Farley Road2.wpd DRAFT CONDITIONS FOR: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval of a second story addition on property zoned R-1:8. APN 529-15- 097. PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: (Planning Division) 1. EXPIRATION OF APPROVAL: This approval application will expire two years from the date of approval unless it is used before expiration. Section 29.20.335 defines what constitutes the use of an approval granted under the Zoning Ordinance. 2. APPROVAL. This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans dated October 5, 2005. Any minor changes or modifications made to the approved plans shall be approved by the Director of Community Development. 3. SALVAGING OF MATERIALS. At least ten days prior to the date of demolition, the developer shall provide to the Town a written notice and an advertisement published in a newspaper of general circulation, regarding the availability of materials for salvage, including the name and telephone number of a contact person. No salvaging of materials shall occur until a demolition permit has been approved by the Community Development Department. 4. RECYCLING. All wood, metal, glass and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Town's demolition inspection. 5. COMPLIANCE MEMORANDUM. The applicant shall prepare and submit a memorandum with the building permit, detailing how each of these Conditions of Approval have or will be addressed. 6. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 7. TREES. 3 mid-height trees approved by the Director of Community Development shall be installed in the front/side yard prior to building permit final. TO THE SATISFACTION OF THE BUILDING DEPARTMENT: PERMITS REQUIRED: A building permit shall be required for the second story addition and remodel of the existing single family residence. Separate permits are required for electrical, mechanical, and plumbing work as necessary. Rxh;bit 0. 9. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in Ml on the cover sheet of the construction plans. 10. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36. 11. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure. (Uniform Building Code Volume 2 - Section 1805) 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. SPECIAL INSPECTIONS: When aspecial inspectionis requiredbyUBC 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. 16. 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. 17. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a building permit: d. Community Development: Rachel Bacola at 354-6802 e. Engineering Department: Fletcher Parsons at 395-3460 f. Santa Clara County Fire Department: (408) 378-4010 g. West Valley Sanitation District: (408) 378-2407 h. 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) 18. 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 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 beat 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. 19. 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. 20. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any 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 of work that went on without inspection. 21. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 22. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 23. 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. 24. 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. 25. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. 26. SANITARY SEWERBACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved bythe Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 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 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. 28. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or ff the project site. This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. N:\DEV\CONDITNS\2005\16750Farley Road.wpd Date: June 3, 2005 For Agenda Of: June 8, 2005 Agenda Item: 1 REPORT TO: FROM: LOCATION: The Planning Commission The Development Review Committee 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval to construct a new second. story on property zoned R-1:8. APN 529-15-097 PROPERTY OWNER: Melissa and Glen Wagner APPLICANT: David Britt DEEMED COMPLETE: May 17, 2005 FINAL DATE TO TAKE ACTION BY: November 17, 2005 FINDINGS: ■ As required by Section 29.20.150 of the Town Code for Architecture and Site Applications ■ As required by Section 29.10.150(h) of the Town Code for exemptions on the number of off-street parking spaces required. CONSIDERATIONS: ■ It has been determined that the project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. EXHIBITS:.-- A.. Required Findings and Considerations (4 pages). B. Recommended Conditions of Approval(4 pages). C. Parcel Map(1 page), generated by Staff. D. Letter of justification (3 pages),received April 26, 2005. E. Letter of opposition from neighbor (3 pages including pictures), received March 17, 2005. F. Follow-up letterfrom neighbor (2 pages including diagram), received June 2, 2005. G. Follow-up letter from applicant (2 pages including diagram), received June 3, 2005. H. Project Review letter from Town Architect (1 page), received December 27, 2004. I. Development Plans (9 pages), received May 20, 2005. Exhibit P The Planning Commission - Page 2 16750 Farley Road/5-05-063 June 8, 2005 A. DISCUSSION 1. Project Back r~; ound The applicant is requesting approval to add 395 square feet to the existing first floor of a single family home and a 1,167 square foot second story addition. The total living area of the proposed residence is 2,548 square feet. The proposed residence meets 'all the technical requirements including floor area ratio (FAR), lot coverage, height and setbacks. Due to the non-conforming size of the lot and legal access rights to the existing two car garage at the rear of the property the project does not meet the off-street parking requirement for a single family home. Additional off street parking are not proposed with this application. As required by Town Code, an exemption for the number of off street parking spaces can be made as long as the deciding body can make the findings in section 29.10.150(h) (Exhibit A). A project description and letter of justification from the applicant provides a summary of the proposed project and background information on the property (Exhibit D). The Director of Community Development has the authority to approve a minor residential application if the project complies with all Town development standards and the neighbors ate not in opposition. Since a neighbor has filed a letter in opposition to the proposed project and the issues could not be resolved, the application has been referred to the Planning Commission. 2. Property Dispute The Town abandoned-a portion" of Augustine Way in 2003. As part of this process,`the Town - - gave Quit Claim deeds to the adjacent property owners, one of which was the subject site (Exhibit Q. This type of deed would relinquish any remaining property. interest held by the Town, if any such interest existed:: After this process was completed, it was discovered-that this"' portion of Augustine Way was not owned by the Town. Currently, legal rights to this piece of the abandoned portion of Augustine Way are now under dispute between the applicant and the concerned neighbor. The portion of Augustine Way is shown on the development plans and noted as land under dispute (Exhibit H). - - 3. Neighborhood Compatibility, The homes in the immediate neighborhood of the subject property range in size from 966 square „ feet (FAR.04) to 2,861 square feet (FAR .31). The homes in the immediate neighborhood axe a mix of one and two story homes. The table on the following page is a summary of home sizes for the immediate neighborhood. The Planning Commission - Page 3 16750 Farley Road/S-05-063 June 8, 2005 tl'.N' I'ot -"ilc tier. t~t. VAk - 10orics 16,50 Farley Picid (Pro ed) 529-15-097 7,765 ,5425 16728 Farley Road 529-15-024 10,240 1,344 0.13 1 16766 Farley Road 529-15-095 14,490 2,850 0.19 1 16780 Farley Road 529-15-002 26,847 1,675 0.07 2 16761 Farley Road 424-21-061 9,072 2,861 0.31 2 16751 Farley Road 424-21-040 73,568 1,448 - 1 16741 Farley Road 424-21-039 22,748 966 0.04 1 16731 Farley Road 424-21-060 8,334 1,926 0.23 1 16719 Farley Road 424-21-036 9,342 2,104 0.22 2 16725 Farley Road 424-21-059 13,615 2,045 0.15 1 4. Neighbor Concern A notice of intent to approve the application was sent to adjacent neighbors on March 9, 2005. At that time, staff was in support of the proposal and intended to approve the project. The Town received a letter of concern from the property owners at 16472 Farley Road, the adjoining property to the east (Exhibit E and F). In summary, the neighbor states that the proposed second story addition and the overall.massing of the proposed structure would impact their privacy. Staff held a meeting with the property owner, project applicant, and neighbor to discuss the - proposed project in detail and possible solutions-to-mitigate the massing issues-and-privacy concerns. During the meeting, several adjustments to the proposed structure were discussed: architectural modifications to the proposed second story; alterations of the placement-and sizes of new windows;.reorientation of the-proposed=striictu _e::on the lot, lowering.the he ght.of.the proposed building, and iiistallatiori of.:landscaping, to mitigate the"massingof the `proposed structure. Both parties could.not come to-a.fmalreSolution and the applicant requested that the item be heard before the Planning Commission: .5. Design Review The Town's Consulting Architect reviewed the proposed plan and noted that the side yard space between the subject property and the neighboring.,one;story.house-w;as-closer than other homes in the immediate area. The Town's Consulting architect suggested that mid-height landscaping at the front/side yard of the two structures. By installing the trees it would provide a visual buffering and aid in the height transition. between.:b.oth structures (Exhibit F). 6. Staff Analysis Staff was satisfied with the proposed project and the additional architectural modifications that were made to the front elevation during the design review process. Staff determined that a reasonable modification could be developed and applied to the proposed second story addition The Planning Commission - Page 4 16750 Farley Road/S-05-063 June 8, 2005 to satisfy the raised privacy and massing concerns from the adjacent neighbor. However, both parties could not come to an agreeable solution. If the Commission finds that additional architectural modifications to reduce privacy and second story massing concerns are appropriate conditions may be added to this approval. B. RECOMMENDATION: Staff finds that the revised plans with the recommended conditions of approval are consistent with the Residential Design Guidelines. The Planning Commission should carefully consider any public input on this matter to determine if the neighbors that are directly affected by the proposed application raise compelling concerns or issues that should be addressesed through additional conditions of approval. If the Commission finds merit with the proposal, it should: 1. Make the required findings (Exhibit A), 2. Approve the Architecture and. Site application subject to conditions (Exhibit B). If the Commission has concerns with the application, it can: 1. Continue the matter to a date certain with specific directions, or 2. Deny the application. Bud N. Lortz, Director:of :Community,De'yelopment Prepared by: Rachel Bacola, Assistant ?Ianner BNL:RB. cc,: elissa and-Glen Wagner• 16750,Farley, Road; Los Gatos, CA, 95031 Bill Shellooe and Patricia Bottero, 16742 Farley Road, Los Gatos, CA, 95031 N:\DEV\RF-PORTS\2005\16750FarIcyRD3 wpd.wpd 16750 Farley Road REQUIRED FINDINGS AND CONSIDERATIONS FOR: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval of a second story addition on property zoned R-1:8. APN 529-15- 097 PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt FINDINGS ■ It has been determined that this 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. 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. Anyproj ect 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: 1. The project will not impact any roadways and/or intersections causing the roadways and/or intersections to exceed their available capacities. EAH181i A 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.1, 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 andharmony ofthebuildings 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 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 forproviding accessibility and adaptability forphysically 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. . 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 application for such a facility will require an environmental impact report, which may be focused through the initial study process. ■ As required by Section 29.10.150(h) of the Town Code for exemptions on the number of off-street parking spaces required. - ' (h) Exemptions. Compliance with subsection (c)(1) is not required if the deciding body makes the following findings: (1) The Historic Preservation Committee determines that the enforcement of subsection (g) will impact the historic character of the site and/or structures on the site; and (2) The addition is determined necessary to provide adequate floor area for a suitable living environment; and (3) The lot does not have adequate area to provide parking as required by subsection (c)(1). This finding is not required if subsection (h)(1) is made. If the deciding body makes the findings set forth in subsections (h)(1), (2) and (3) above, parking shall be provided to the maximum extent possible. N:\DEV\FINDINGS\16750 Farley Road.wpd DRAFT CONDITIONS FOR: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval of a second story addition on property zoned R-1:8. APN 529-15- 097. PROPERTY OWNER: Glen and Melissa Wagner APPLICANT: David Britt TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: (Planning Division) 1. EXPIRATION OF APPROVAL: This approval application will expire two years from the date of approval unless it is used before expiration. Section 29.20.335 defines what constitutes the use of an approval granted under the Zoning Ordinance. 2. APPROVAL. This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans dated April 27, 2005. Any minor changes or modifications made to the approved plans shall be approved by the Director of Community Development. 3. SALVAGING OF MATERIALS. At least ten days prior to the date of demolition, the developer shall provide to the Town a written notice and an advertisement published in a newspaper of general circulation, regarding the availability of materials for salvage, including the name and telephone number of a contact person. No salvaging of materials shall-occur until a demolition permit has been approved by the Community Development Department. 4. RECYCLING. All wood, metal, glass and aluminum materials generated from the demolished`structure shall be deposited toa company whichwill recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Town's demolition inspection. 5. TREES. 3 mid-height trees approved by the Director of Community Development shall be installed in the front/side yard prior to building permit final. TO THE SATISFACTION OF THE BUILDING DEPARTMENT: 6. PERMITS REQUIRED: A building permit shall be required for:. the second story addition and remodel of the existing single family residence. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 7. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. 8. SIZE OF PLANS°-Fdt sets"of"construction plans, maximum size 24" x 36." 9. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with EXHIBIT 3 the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure. (Uniform Building Code Volume 2 - Section 1805) 10. 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 11. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-1R and MF-1R must be blue-lined on the plans. 12. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase IT approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of chimneys. 13. 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. 14. NONPOINT SOURCEPOLLUTION 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. . 15. APPROVALS REQUIRED: The project requires the following agencies approval before issuing a hu il:dmg -permit . , .__..d. ~osnmuiuty,Developmerit: Rachel Bacola at-354-6802 e. Engineering Department: Fletcher Parsons at 395-3460 f. Santa Clara County Fire Department: (408) 378-4010 g. West Valley Sanitation District: (408) 378-2407 h: -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) 16. 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 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. 17. 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. 18. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any 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 of work that went on without inspection. 19. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer 15.40.070). 20. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 21. 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. 22. 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. 23. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean-out at the property line. . 24. SANITARY SEWERBACKWATERVALVE. Drainagepiping serving fixtures whichhave flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwatervalve, unless first:approvedbythe Administrative (Sec:: 6.50.02.5). The Town shall not incur any liability or responsibility for damage resulting from -a sewei=°OE flow where the property owner or other person has failed to install a backwater valve, as defined section 103 (e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 25. 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 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. 26. HAULING OF SOIL. Hauling of soil on or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to devise atraffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or ff the project site. This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. N:\DEV\CONDITNS\2005\1 6750Farley Road.wpd Subject-Site 77 ~~V f ~dfj~\( cer d Neighbor a ; /r V Letter of Justification: We bought our tiny little one bedroom house 6 years ago with the dream of one day being able to add on. When we bought the property the owner had town approved plans for a 2nd story addition, She was single and her 2nd story plans covered the whole first story creating a large master bedroom upstairs. Those plans would not work for us because we planned to start a family. We knew the property's building footprint was tight because the seller disclosed that the existing front yard and parking pad extended past the property line and took up half the adjoining dirt road of Augustine. So even though this portion looked and operated as ours, we were unable to build on it or use it as part of the set back. She told us that at one time the neighbors were trying to get the town to vacate Augustine and that the adjoining properties would be able to move their lot lines to the center of the road. So, a year, after buying the house we were ready to add on and start a family but after talking with the neighbors we decided to put off our plans and help restart the road vacation initiative knowing this would give us better building options when it was resolved. After three years of hard work we were finally successful. The town vacated part of Augustine Road and deeded us the adjoining portion that our front yard and parking pad lie on. . We, and the neighbors who adjoined the vacated portion of the road, hired a surveyor to identify our new property boundaries. The surveyor thought it was odd that the town had to deed us a portion of the road while the other parcels adjoining Augustine already had meets and bound descriptions starting from the center of the road. So after looking into it further he found that the portion of the road that the Town deeded to us may not have belonged to them. It turns out that our property used to be part of a larger parcel that was subdivided into two lots in the 1950's. This original parcel had meets and bounds that went to the center of the road, like the other adjoining parcels, but when they subdivided it the new description was written from the side of the road. The surveyor found that our next door neighbors, Mr. & Mrs. Shellooe, who own the other portion of the original lot that does not adjoin Augustine, may, by default, own this piece of road because it was left out of our description. In light of this new information we were advised to avoid any future problems by asking the Shellooes to quit claim deed to us this negligent piece of road. The Shellooes were surprised by the situation, having no idea that our front yard was part of the road and no idea that this part of the road, which does not adjoin them, could possibly be owned by them. This was about two years ago and to this day they have not deeded us the property because they say that there is nothing in it for them, even though we have offered them 5 times the settlement amount the county advised plus other concessions. So, last year when we found out we were expecting our first child we decided to approach the Shellooes one more time to try and resolve the land dispute. We explained that we could no longer wait to add on to our home and that unless we could secure definite ownership of our existing front yard, the only building option we had was a 2nd story addition, Even though the Shellooes did not want us to build a 2nd story next to them they were still unwilling to give us the quit claim deed we needed. So, w right back to the very narrow building options we started with 6 years ago. Wit EXHIBIT :fqw, , Le§ 6ATe§ PLANNIN@ DIVIMN time to waste in our ever shrinking 1 bedroom home, we made an appointment with Sandy Bailey at the planning department to discuss our building options. Then we hired Britt Rowe Architecture to design a home accordingly. We explained to the Architect that the Shellooes did not want us to build a second story and would probably oppose our project unless we were very sensitive in its design. So together we designed a structure 4 feet under the max allowable height with 2 d story wall plates lowered to 6 feet. We made sure that the second story windows facing them would not pose any privacy issues by placing them high and making them only 2 ft. by 2 ft. in size. We also recessed the master bath back to give more articulation to that side of the structure. We made sure there were no shadow issues and hoped that these compromised design efforts would satisfy the neighbors. Unfortunately they did not and the Shellooes have opposed our project. Together with planning staff and our Architect we met with Mr. Shellooe to discuss further compromises to the structure. The suggestions were to lower the structure another foot in height, recess the second story wall plate of the master bedroom 4 feet, remove a first story window, and plant trees and vines. In this meeting we agreed to all these suggestions brought forth by our Architect and the planning staff. Unfortunately Mr. Shellooe did not come forth with any possible suggestions of his own and did not find these compromises sufficient enough for him. So we are now asking the planning . commission to resolve this matter for us. We have done all we can to make this addition as neighbor friendly as possible with our very limiting- set backs. Our son was born in March and our dream of starting our family in our new home did not come to pass but we hope to be able to get this project started right away so that our family can expand past our one bedroom in the near future. 77 Written description of proposed project: This project is a second story addition to an existing one bedroom single story home on a non-conforming lot. It is designed as a 2,548 sq.ft. cottage style with a 1 1/2 story look and dormers in the front. Most of the second story wall plates are dropped to 6 feet. The overall height is 26 feet. The second story windows facing the neighbors to the sides of the home are 2x2 and placed higher up to avoid privacy issues, The home will consists of a living room, family room, dining room, kitchen, 4 bedrooms, 3 bathrooms, utility room, and mudroom. The structure posses no significant shadow threats. Town of Los Gatos Community Development/Planning Department 110 E. Main St. Los Gatos, CA 95031 March 16, 2005 Dear Mr. Lortz and Ms. Bacola, IVE LIAR 17 2005 TOWN OF LOS GATOS IBUILDING DIVISION Thank you for your consideration of this feedback regarding the proposed construction project at 16750 Farley Road in Los Gatos. My name is Bill Shellooe and my wife's name is Patricia Bottero and our address is 16742 Farley Road, next door to the proposed project. This letter is to inform you that we oppose this project because the project's eastern 2-story wall would completely obstruct the view of the sky, and much of the light, that is available in from the west-facing widows in all three bedrooms and the master bathroom of our house (see Figures 1-5). Seeing nothing but a 2-story wall that runs the length of our house and is only 15 feet away from our windows gives an oppressive feeling to these bedrooms, as well as a sense of compromised privacy (see Figure 6). Although there are a couple of '2-story homes on our street, I believe that none of these have a 2-story wall that runs the length of the entire neighboring single story house. Also, the Town should be aware that the project's off-street parking and garage access as proposed are located on a portion of land whose ownership is in dispute (since January of 2004). According to the legal description of the two lots, 16742 and 16750 Farley Road, we own the land on which the off-street parking and the garage access are located, not the neighbors. We have retained legal counsel and this property will be the subject of a quiet title action if we cannot resolve this matter with Mr. and Mrs. Wagner. The Town of Los Gatos erroneously quitclaimed this portion of our property to the Wagners .in March of 2003. Regarding our opposition of the 2-story addition, please examine the photos on pages 2 and 3. (The dark object at the top of the figures 1-5 is the eave of our roof). Thank you for your attention to this matter. Please contact us if you have any questions, Sincerely, Bill Shellooe 408-358-9523 - bill abayarea.net 16742 Farley Road Los Gatos, CA 9503 Patricia Bottero ~XHIBiT Figure 1 - View from west-facing window, Figure 2 - View from west-facing window, middle south bedroom. bedroom. Figure 3 - View from west-facing window, master bathroom. Figure 5 - Sun position at 5:15pm, March 15th. Figure 6 - Closeness of "back-to-back" walls running length of house (and shadows). Figure 4 - View from west-facing window, master (north) bedroom. Figure 7 - Compatible styles existing today (16742 is on the left, 16750 is on the right). JUN 02 2005 4:10PM Office of Community Development Town of Los Gatos 110 E. Main St. Los Gatos, CA 95031 HP LR°rRJET 3200 CF ,IV ~D JUN - 300 TO\111N OF LOS, 3,f+l'u'n [F'1. AN WING D°IAION June 2, 2005 Thank you for your consideration of this additional feedback regarding the propose construction project at 16750 Farley Road in Los Gatos. My name is Bill Shellooe and my wife's name is Patricia ottero and our address is 16742 Farley Road, next door to the proposed project. This letter is an addendum to our original our letter opposing this project to the Town Community Development Department on March 16, 2005. , As that letter stated, our opposition to this project is based on 3 factors, outlined bel~w. Please refer to the diagram attached to this letter and the photos attached to the March 161h letter. 1 1. The 24 feet high, 75 feet wide two-story wall that adjoins the entire length of our Ouse that is under 16 feet away is not consistent with any other adjoining homes on our street, completely blocks th view of the sky and gives an oppressive feeling to all three of the bedrooms in our home. Also, due to the WagnI s L-shaped lot, the view from the other window in BR 1 (see diagram) is a 16 feet high garage. 2. Access to the driveway and garage is located on a portion of land that is included n the legal description of our property (16742 Farley Rd.), not the Wagners (16750 Farley Rd.) We have retained egal counsel and this property will be the subject of a forthcoming quiet title nation. The Town of Los Gatos errone usly quitclaimed this portion of our property to the Wagners in March of 2003. 3. The project does not have any off-street parking which will add 3 cars parked on } arley Road, compromising the neighborhood's appearance. I Additionally, we would like to make the Community Development Department award of the following issues. Although the portion of land that is included in our property description would allowlthe Wagners to build a house that is compatible with the area and would not compromise our experience of our ho*r,, they have been unwilling to offer an adequate price for or trade land for this large (2800 square feet) portion of 4s Gatos property. p.2 During a meeting in April with the Community Development staff, the Wagners, thei. architect and me, I suggested 2 remedies that would allow the project to proceed without the Wagners having to ac uire the additional portion of land. My first suggestion was to build a single story home and use dormers in the atti for additional bedrooms. My second suggestion was to move the whole structure northwest toward Farley (and ft1her away from our home, exposing the sky). We ask the Community Development Department and the community to consider project as-proposed establishes for development in the Farley Road area: allowing two-story homes with minimum sct backs adjoining single-story homes not side-b Iength of the neighboring home. Sin relloowl i'tr Patricia' stncia. 16742 Farley Rd. Los Gatos, CA 95032 \ i J native precedent that this construction of oppressive but spanning the entire EYb{BIT f. JUN 02 2005 4:10PM HP LR^rRJET 3200 P.3 Remaining 5 ft, I I I 1 I I I I I I I I BR 1 f I I I I I I I 1 BR2 I Existing - Single Story Master House -Bath 16742 Farley Rd. BR 3 Master. Key D Fence Window Std. 6 ft. height Garage 16 ft, height Car Tent 12 ft. height Proposed 2 Story 26 ft. height 1 1 16750 I - -Farley Rd. _ . I I I I 6- _ I I r I 1 I I I I 15 Farley Rd. Augustine Ave. r 1 , 1 , i ; i 1 i i i ~I i ; i i i i i ; i ; i i i i i i i ; i i i i i i i i i 1 i i i i i i i i i i ; i ; i i t ; i i i Ouse 2800 s.f. (20ft, x 140ft.) Portion of Augustine Ave. Included in Legal Description of 16742 Farley Rd. II I ' 1 1 i 1 1 i i Planning Commission Town of Los Gatos 110 E. Main St. Los Gatos, CA 95031 RECEIVED JUN - J 2005 TOWN OF LOS qQ TQ PLANNING D.IVISI.Qt June 2, 2005 This letter is in regards to the letter from our neighbor Mr. Shellooe and his wife Ms. Bottero addressed to the Office of Community Development on June 2, 2005. In this letter they state their 3 factors for opposing our 2nd story addition. Below we have written our rebuttal to these factors. In his 1" point, Mr. Shellooe has falsely stated that our addition will place a 24 ft high by 75 ft wide wall adj oining the entire length of their home. While their home maybe 75 ft long, ours is currently only 45 ft. and our addition would make it only 58 '/2 ft. These dimensions are clearly stated on our plans. Also, the height of the wall plate is not 24ft as suggested by Mr. Shellooe, for the most part, it is only 16ft with a portion reaching a maximum of 18ft, while yet another portion only reaches 9 '/z ft. As for the 16 feet that is already existing between our homes, we have evidence of other two story homes in our neighborhood that adjoin single story homes at the same setback as ours. This is not a new precedent, as suggested by Mr. Shellooe, because the side setbacks for our neighborhood are 8ft. As far as our existing 1 car garage that is viewed by their back bedroom, it is a detached structure that has nothing to do with our application for a 2nd story addition. In his 2nd point, Mr. Shellooe points out that our driveway and garage are accessed by the property under dispute. Mr. Shellooe keeps claiming to own this property even though it has always been used by us and we pay taxes on it. Whomever a judge decides owns this property in a future quite title action, we will still, by the very least, have ingress/egress rights on the property. The 3rd point Mr. Shellooe makes regarding no place for off-street parking is the result of us having a non-conforming lot and them claiming ownership of the disputed property. However, like stated above, we will continue to use our existing spaces via a 50 year old established ingress/egress right on the disputed property. And furthermore, if the disputed piece of property actually did affect our parking status it would do so whether or not we added on to our home. In their additional comments they suggest that we should buy a piece of property from them, which has not been established as theirs, in order to appease their concern over our 2nd story addition. Even if this property was clearly theirs, it.is ridiculous to:sugge.st:that we should bey-:..._W::_..--._ - required to buy additional property in order to add on to our home. In further comments he suggests 2 remedies, the first of which is a single'story with dormers, which would also be classified as a two story structure but won't work on our narrow lot configuration. The second suggestion is to move our structure past the 25ft front setback toward the street. This is clearly not possible for setback reasons and also not possible because of the two 60ft high established cedar trees in our front yard. Mr. Shellooe has been informed, more than once, by planning staff and our architect why these suggestions don't work, but he continues to bring them up as if they are possible compromises that we are unwilling to make. We ask the Planning Commission to recognize that we have compromised enough already and to help us move forward with the approval of our 2nd story addition. Sincerely, Glen & Melissa Wagner EXHIBIT s GetsLCA-e-A 6\/ -wa`),,-. IVh JUN - 3 2005 '1 Remaining TOWN OF LOS GATOS Augustine Ave. FEANNMG-Evrslam ; Garage Car Tent 1 ',ft. height height ' 1~L~t - - I !'i 1 J` r ! l 1 1 ~ 1 I I 1 1 1 1 I 1 1 1 1 I 1 1 t 1 I I 1 • 1 1 BR 1 ' ~ 1 1 Io ; r 1 I ; I ; ni BR 2 -AI jl Existing Proposed 2 Story House 2800 s.f. Single o~ 26 ft. height (20ft. x 140ft.) Portion of Story Master t 16750 Augustine Ave. House Bath Farley Rd. Included in 16742 ~ 13 Legal Description of Fasleq Rdw v ey . 16742 Farl Rd. ! 1 1 ! 1 11 ARCt ITECTURE PLANNING U103AN DESIGN December 23, 2004 Ms. Rachel Bacola Community Development Department Town of Los Gatos 110 E. Main Street P.O. Box 949 Los Gatos, CA 95031 RECEIVED DEC 2 7 2004 TOWN OF LOS GATOS PLANNING DIVISION RE: 16750 Farley Road Dear Rachel: I visited the site, and reviewed the design drawings that you forwarded. This house is well designed, and the neighborhood has enough architectural variety that -WO I think the style, though more formal than many others in the area, would generally fit into the diversified mix. I do have a concern about the two story height so close to the adjacent one story house. While there are other two.story houses in the area adjacentto one story structures, most of them have a bit more distance be- tween the two houses. As shown on the photo to the right, the.space between the adjacent houses is small. I do not see and easy way to modify the proposed designto - - - make this issue go away. At a minimum, I would sug- gest adding some additional mid-height landscaping at the front interface of the two structures to provide some visual buffering and aid in the height transition. The°only o~ t`ier`issue thatT see is the amount of paving within the Add landscaping front setback area. Most of the nearby homes have narrow driveways to visually buffer height differences froze Farley Road. Efforts should be made to reduce the driveway width "between houses as much as possible. This is shown diagrammatically on the drawing to s - the right. It would also be a good idea to pave the driveway and two parking places with a modular paving material. 1 Rachel, please let me know if you have any questions, or if there E are specific issues of concern that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon AIA. AICP President TEL: 415.331.3795 FAX: 415.331.3797 Modify driveway to minimize front yard paving EXHI 1BO HARBOR DRIVE. SUITE 219. SAUSALITO. 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Main St. Los Gatos, CA 95030 0 C T 18 2005 TOWN OF LOS GATOS PLANNING DIVISION October 17, 2005 At the June 8, 2005, planning commission meeting, the commissioners requested that we redesign the addition to our home so that the 2nd story is placed further away from our easterly neighbor's home. The commissioners allowed a reduced setback on the westerly side of the property to make this redesign possible. We feel our architect, David Britt, has done an amazing job alleviating the mass and scale on the east side of our addition by creatively moving 3/ of the second story wall plate 7 1/2 feet back from our existing first story wall plate. This has enabled him to meet the easterly neighbors request for a 1 1/2 story design with dormers. This was accomplished by adding square footage to our first story dining room so that the 2nd story master bath could be moved above it; also by moving our I' story family room and 2nd story master bedroom to the westerly side of the home; and finally, by moving and shrinking the 2nd story master closet, laundry area, and hall bath. We have had to sacrifice many assets of our first design such as a large enough master bedroom closet, walk-in shower, more attractive master bath design, spacious laundry area, hall bath with private lavatory, and a first story porch on the more utilized west side of our home. We feel these sacrifices, along with the variance on our westerly setback, have made it possible for us to meet the commissions request to provide our easterly neighbor with added light and sky view. Sincerely, Glen & Melissa Wagner 16750 Farley Rd. Los Gatos, CA 95032 Exhibit Q CDIG V1V ~kLYlV{1Y ~ D E T! SIt:t GROUP October 20, 2005 Ms., Rachel Peled Community Development Department Town of Los Gatos 110 E. Main Street P.O. Box 949 Los Gatos, CA 95031 RE: 16750 Farley Road Dear Rachel: I reviewed the revisions to the plans and elevations which have been changed to address the direction from the Planning Commission to pull back the mass of the second floor addition in order to limit the impact on the adjacent neighbor. The change has been significant with approximately 65% of the two story wall length along the east side of the house pulled back a distance of about seven and a half feet. The change should reduce the visual mass of the house as viewed from the east. The extent of the changes is shown on the diagrams below and on the following page. Thee vumes- have been removed to :9'. t riginal levation East Elevation M- 415.331.3795 FAX 41.5.3~I,3~~7 180 HARBOR DRTVF.$UrrF:ZI9,,qAUS.AUTO,Ck%965 Eghib it R Revised Eleva#ion. 16750 Farley Road Design Review Comments October 20, 2005 Page 2 This anIC'Uni uaf buil!C11i[(fg „1 volume has been gavel, ePpm.i.~I-ately 65% of the ea s't e levati1oln wall length pm viandsly twe's-tooes in height Rear Elevation I do not believe that further change to the plan will result in significantly different impacts. Probably only a major design change to incorporate the second floor more into the roof form would make a difference. That would require a change in the proposed architectural style of the house. An example of this approach is shown in the photo below. Rachel, 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 CAPr°I'ION DESIGN GROUT' 180 HAR13OR DRI\T~5CG1TE 214). SAUSALY60,C,+49405 Planning Commission Office of Community Development Town of Los Gatos 110 E. Main St. Los Gatos, CA 95031 RE 9 V E 0 CT 1 8 2005 TOWN OF LOS GATOS PLANNING DIVISION October 11, 2005 Thank you for your consideration of this further feedback regarding the proposed construction project at 16750 Farley Road in Los Gatos. My name is Bill Shellooe and my wife's name is Patricia Bottero and our address is 16742 Farley Road, directly next door to the proposed project. Impact of the Modified Design At the June 8th, 2005 Planning Commission meeting, the Planning Commission instructed the Wagners (owners of 16750 Farley Rd.) to modify the design to remedy the concerns we expressed regarding the view from the west windows in all three bedrooms of our house. Unfortunately, the modified design does not remedy these concerns. Based on the new story poles in place at 16750 Farley Rd. , the modified design produced no effect on the view from these bedroom windows and the dark, oppressive feeling in every bedroom and still violates several Town of Los Gatos Building Standards (see below). The "Mass Study" of the redesigned structure submitted by the Wagners indicating that sky is revealed above the structure to a standing viewer looking out of our bedroom windows either is significantly in error or is an attempt to mislead the Planning Commission and the Community Development Department for 2 reasons. (See Diagram 1 "Mass Study" prepared by the Wagners.) • No sky is revealed to a standing viewer of average height even right up against the windows. (See Diagram 3, the photos.) • Given the north-westerly orientation of the house, the sun never appears even near the location and height depicted in the study's diagram at any time of year. Opposition to the Project As-Proposed Our opposition to this project as-proposed is based on 2 factors. 1. The 25 feet high, 59 feet wide two-story structure that adjoins the entire length of our house and is less than 16 feet away completely blocks the view of the sky and gives a dark, oppressive feeling to all three of the bedrooms in our home. (Please refer to diagram 2 and diagram 3, the photos.) Violations of the Town of Los Gatos Residential Development Standards For All Single Family Dwellings The size and closeness of the elevation impairs the use, enjoyment and value of our neighboring private property (I.A.1, I.A.4 and II.A.5.1). The differing scale and mass of the two houses and their close proximity creates an unharmonious and incompatible structural relationship and is inconsistent with any two-story homes adjacent to single story homes in the neighborhood (II.A.5.3 and II.B). In general, this project also compromises the unique sense of openness that the Town's Development Standards strives to preserve (I.A.2), especially in the Farley Road neighborhood. (See Appendix 1: Detailed Opposition for further explanation of violations.) 2. Access to the garage, driveway and off-street parking is located on a portion of land that is included in the legal description of our property (16742 Farley Rd.), not the Wagners (16750 Farley Rd.) and is the subject of a lawsuit. Once that suit is completed and a 6-foot fence is placed around it, the garage and off-street parking (except space for one car) will be completely inaccessible. Also, due to the below-standard 4-foot set-back to the northwest, the resulting structure will be an "eye-sore" in the Town: a "monster" 2-story home closely fenced-into a narrow corridor of a lot with an 8-foot set-back on one side and a set-back that tapers down to Exhibit S 4-feet on the other side. (See Diagram 2, upper right corner. See Appendix 2: Status of Quiet Title Legal Action below for more information regarding the suit.) Use of this portion of land for parking, ingress/egress and construction is trespassing and is a violation of the Town's Site Planning Standards (I.B.4). Our Request to the Planning Commission and the Community Development Department Although the non-standard lot size of the project could permit variances, we ask the Planning Commission and Community Development Department to realize that such variances damage the use, enjoyment and value of the adjoining home. We ask you to consider the violations of Town Building Standards and the unsightliness of the closely fenced-in 2-story structure with an inaccessible detached garage. We also ask you to consider the detrimental precedent that this project as-proposed establishes for development in the Farley Road community: allowing future construction of oppressive two-story homes with very large elevations using minimum side set- backs adjoining single-story homes not side-by-side, but spanning nearly the entire length of the neighboring home. If such a trend continues, it will not only impair the use, enjoyment and value of the adjoining homes, but also compromise the unique openness that the Town of Los Gatos Development Standards are trying to preserve. Any member of the Planning Commission or Community Development Department is welcome to call me to discuss these concerns or visit our house to see the adverse impact of this project as-proposed first-hand. Sincerely, V ~ &4w,_ Bill Shellooe Patricia Bottero 16742 Farley Rd. Los Gatos, CA 95032 (408) 358-9523 Page 8/B 9 81 i V 1) yV d y~[ U - w y y bt ~p t:l . F Sep-26-05 1:16pM; Sent By: Britt/Howe- 510 655 2927; Diagram 2 i Remaining Augustine Ave. i Garage Car Tent i 14.5 ft. 9.5 ft. height i 8 ft. i ---------------------------i i i Bay i i BR 1 i i i 3ft. xi4ft. i i R 2 i i i i 6ft. xi4ft. i Existing i Proposed 2 Story House Single i 25 ft. height Story House Master Bath i 4ft.Oft. i 16750 Farley Rd. 16742 Farley Rd. 2ft. xi5ft. i BR 3 i Master i i 2ft. xi5ft. i i i Bay i 4i i i i t t ~ i i 2800 s.f. (20ft. x 140ft.) i Portion of Augustine Ave. Included in Legal i Description of 16742 Farley i Rd. t i i i i i i i i i 16 ft. Oft-street Key pa+ing i D i Fence (future) Window Std. 6 ft. height (All clear glass) Farley Rd. 1 North Appendix 1 Opposition Point 1 Detail 1. The 25 feet high, 59 feet wide two-story structure that adjoins the entire length of our house and is under 16 feet away is not consistent with any other adjoining homes on our street, completely blocks the view of the sky and gives a dark, oppressive feeling to all three of the bedrooms in our home. (Please refer to diagram 2 and diagram 3, the photos.) i) Item 1 above significantly impairs the use, enjoyment and value of our neighboring private property and is therefore unsuitable for its location, violating the Town of Los Gatos General Site Development Standards for Single Family Homes (I.A.4 and I.A.2). The fact that all of the windows running the entire length of our house are completely blocked by this structure impairs our use. The crowded and oppressed feeling that a structure of this size and proximity gives to each bedroom impairs our enjoyment of our home. Although the value of our house may increase on paper with this project, the number of potential buyers who would buy the home after seeing it becomes very small, i.e. there are few, if any, home buyers in this price range who would actually make an offer on, and want to live in a home where all of the windows on one side are blocked by the neighboring two-story house that is just 16 feet away. ii) The massive design and elevation relative to the adjacent structure, our home, and its minimum side yard setback of 8 feet violates the Town of Los Gatos Building Design Development Standards for Single Family Homes specifying that "the design of the elevation facing an adjacent structure" be harmonious, compatible and "complement the adjacent structures and uses" (II.A.5.1). iii) The fact that this two-story elevation with minimum set-backs adjoins our single-story home not side- by-side, but spanning nearly the entire length of our neighboring home is not consistent with any adjacent structures in the existing neighborhood (II.A.5.3). (Normally the long sides of two rectangular houses would be adjoined to the rear of each other. As such, under the Town of Los Gatos R1:8 zoning, they would have a total of 40 feet of minimum rear separation, i.e. a 20-foot rear set-back on each lot.) iv) The overall height and mass of this two-story dwelling only 16 feet away from our neighboring single- story home does not maintain a consistent scale with our neighboring structure, violating the Town of Los Gatos Building Design Scale and Mass Standards for Single Family Homes (II.B) v) Additionally, the proximity of the two homes combined with the significant difference in scale and mass, compromises the Town's unique sense of openness (I.A.2), especially in the Farley Road area. Appendix 2 BackLyround and Status of Ouiet Title Leeal Action Although the portion of land that is included in our property description and is the subject of the Quite Title lawsuit would allow the Wagners to build a house that is compatible with the area and would not impair our experience of our home, they have refused to offer an adequate price for or trade land for this large (2800 square feet) portion of Los Gatos property. This portion of property is now the subject of a Quiet Title lawsuit filed on June 3, 2005. Unfortunately, on the advice of our attorneys, we reluctantly had to also name the Town of Los Gatos in addition to the Wagners in the lawsuit because of the Wagner's actions. The Town of Los Gatos erroneously quit claimed this portion of property to the Wagners instead of its legal owners, us, in March of 2003. However, the Town's March 2004 letter to me it states that the "Town does not and has never claimed an interest in Augustine Avenue," i.e. the property was not the Town's to give. Even though the Wagners were aware the Town's quit claim document did not grant them ownership, they have used it to misrepresent themselves as the owners of this property to various institutions including the County of Santa Clara Assessor's office in order to create an invalid new parcel description and APN that includes this portion of property. At the Wagners' request, I agreed to an expensive mediation on August 30th, 2005. During the mediation, I proposed 3 different options that would allow the Wagners to acquire this portion of property, including a land-for-land trade as suggested by the Planning Commission at the July 8th meeting. The Wagners however made no offers of their own, and did not appear to mediate in good faith at all. As such, this lawsuit is ongoing. Diagram 3 ~'t!VED O C T 1 9 2005 TO!,~, f\j OF LOS GATOS PLANNING DIVISION Figure 1 - View from northwest-facing window, master Figure 2 - View from northwest-facing window, master (north) bedroom. bathroom. Figure 3 - View from northwest-facing window, Figure 4 - View from tj&v-facing window, south middle bedroom. bedroom. Figure 5 - Closeness of back-to-back walls spanning nearly length of entire house (93%) Date: June 8, 2005 For Agenda Of: June 8, 2005 Agenda Item: 1 DESK ITEM REPORT TO: The Planning Commission FROM: The Director of Community Development LOCATION: 16750 FarlU Road . Architecture and Site Application S-05-063 Requesting approval to construct a new second story on property zoned R- 1:8. APN 529-15-097 PROPERTY OWNER: Melissa and Glen Wagner APPLICANT: David Britt DEEMED COMPLETE: May 17, 2005 FINAL DATE TO TAKE ACTION BY: November 17, 2005 EXHIBITS: A.-I. Previously Submitted. J. Two letters from neighbors in support of the proposed project (2 Pages), received, June 7, 2005 K. Letter from neighbor in opposition of the proposed project (4 Pages including diagram) received June 8, 2005. REMARKS: Attached are two letters=from;: neighbors. on Farley Road m>_support of the proposed project (Exhibit J).. The.neighbors.in:.opposition .of the proj ect have submitteda follow-- -lettet to their two letters that were included in the staff report (Exhibit J). Bud N. Lortz, Direcffio-r of Com numt~ peyelopment,.;_ Prepared by: Rachel Bacola, Assistant Planner BNL:RB N ADEV\REPORTS\2005\16750FarlcyRD.dcsk.2.wpd Attachment 8 RECEIVED JUN o 7 2005 TOWN OF LOS GATOS PLANNING DIVISION June 7, 2005 Town of Los Gatos Community Development/Planning Dept. 110 E. Main St. Los Gatos, CA 95031 To Whom it May Concern: We are writing in support of Melissa and Glen Wagner's second story addition at 16750 Farley Road in Los Gatos. The .Wagners are superb neighbors., very caring and thoughtful. We would like nothing more than to see them remain in our neighborhood so that we can raise' our families together. In addition, we are pleased to see sensitive, non-ostentatious development in our Los Gatos- neighborhood. Not only does an updated home benefit all neighbors by increasing property values, but also in the beautification of our street. Please help the V1lagnersa move forward with their rEasonable, non excessive remodel. The trul. do . deserve.,.to` fiufIll their dreamof :raisin their fiam'il on y ; Y 9 y Farley Road. EXNI~i I -3-zvos- Th,,To wx a f l- v.S Cabs tJ r-L-~', i~~n ~~is ~n ~~~bart f~~ l,~a~ ~ e,r.~ ~ f a-k io re "4 dJ aJA ah. ~o 5P c bdc rooW- hoj,e ai M75o F7rlcy kMa - to 11-1 he, V1 dad ij fv exp a Ala w oGt~~ ~o d ~s~` 5 r ~ 47~,a 4,1 o ur r~ c7 ~C v vtR yiLb'~e ~r~tSl tA~c ~a dia,~~ , .~ecau~~ o ~,.l~t-17d ~i r~LLs o~ ~ e! lot 51.ZQ ax ~ dy o -f yle o 1ti,l c r r-d so x a b le a 1,~~ a i• 1t ~a 1,6 - ~o add a ,5cc o ~ vlr . 1a rs^h~~'aken -~k, evc 4o cDx,;oriai~ r64~e_ a I'll a~~ l.Z"l _ 2 ~ ~'-1 r ~7Z ~,+j^ /j ~Lc1 ~~l'1~. Gc~ate..tL~ ,C? ~ ~ ~ . _ t,c r j~e CID xV-r2, 4 Dn ~ ,~b rviJ~ ol e P-opof'7g'jpF;kVED '11 JUN o 7 2005 y TOWN OF LOS GATOS /67Soarl PLANNING DIVISION JUN ups 2005 10: 56RM HP i n~ ~KJET 3200 RRECEIVED Planning Commission JUN Q 8 2005 Office of Community Development Town of Los Gatos TOWN OF LOS GATOS 110 E. Main St. PLANNING DIVISION Los Gatos, CA 95031 June 7, 2005 Thank you for your consideration of this further feedback regarding the proposed co truction project at 16750 Farley Road in Los Gatos. My name is Bill Shellooe and my wife's name is Patricia B~ttero and our address is 16742 Farley Road, next door to the proposedproje(.t. Executive Summary Our opposition to this project as-proposed is based on 2 factors. 1. The 26 feet high, 58 feet wide two-story structure that adjoins the entire le of our house and is under 16 feet away completely blocks the view of the sky and gives an oppressive feelin to all three of the bedrooms in our home, (Please refer to attached (updated) diagram and the photos attached to bur March 16th letter if further clarification is needed.) The size and closeness of the adjoining elevation impairs the use, enjoyment and val e of our neighboring.private property (I.A.1, I.A.4 and H.A.5.1). The differing scale and mass of the two houses and their close proximity creates an unharmonious and incompatible structural relationship and is inconsistent with an two-story homes adjacent to single story homes in the neighborhood (II.A.5.3 and 11B). In general, this project a o compromises the unique sense of openness that the Town's Development Standards strives to preserve (I.A.2), especially. in the Farley Road neighborhood. 2. Access to the garage, driveway and off-street parking is located on a portion land that is included in the legal description of our property (16742 Farley Rd.), not the Wagners (16750 F ley Rd.) (See attached diagram, upper right comer.) p.2 This portion of property is now the subject of a Quiet Title lawsuit filed on June 3, 2005. Its use for parking, mgress/egress and construction is trespassing and may be a v iolatxon -of the Town's Site Planning Standards (I)BA) The Wagners have used a Quit Claim document issued by tfie Tawn of Laos Gatos that as 4he Town has acknowledged in writing, does not grant ownership,-to represent themselves as the o mersof this property to the County-of Santa Clara Assessor's office to.create.an. invalid new APN that includes s portion of property. As a result of the Quiet Title action, a lis pendens has been recorded on this'parcel. This i valid parcel number (529-15- 097) is the parcel number for which this project is proposed, We have proposed alternatives that would allow the VvTagners to proceed with their h metexpansion including (significant) modifications to the design and possibly acquiring our=2800 square foot portion of property. None of these have been accepted by the Wagners. We'ask the Planning Commission and the Community Development Department to ' onsider the"detrimental precedent that this project as-proposed establishes for development in the Farley Rod community: allowing future construction of oppressive two-story homes with very large adjacent elevations.usin rninimum.side set backs adjoining single-story homes not side-by-side, but spanning nearly the entire lEiigtfFifft*7heighbbring home. If such a trend continues, it will not only impair the use, enjoyment and value of the ad oining homes, but also compromise the unique openness that the Town of Los Gatos Development Standards are trying to preserve. EXN1BIi K JUN 08 2005 10:56RM HP LAc*rRJET 3200 Detailed Ongosition This letter is contains the following new information: 1) A re-statement of 2 points of opposition to this"prOjeci (in'bold below). 2) Citations of specific possible violations -of the Town of Los Gatos Residential All Single Family. Dwellings (section numbers iii parentheses below). 3) A brief background of the Quiet Title lawsuit affecting the APN for this proj 4) An updated diagram of the adjoining lots and homes. Our opposition to this proj ect is based on 2 factors, outlined below. Please refer to this letter. Standards For updated diagram attached to 1. The 26 feet high, 58 feet wide two-'story structure that adjoins tl ie entire lengt of our house and is under 16 feet away is not consistent with any other adjoining homes on our street, completely blocks the view of the sky and gives an oppressive feeling to all three of the bedrooms in, our home. (P1 ase refer to the photos attached to our March 16th letter.)* i) Item 1 above significantly impairs the use,' enjoyment and value of our is therefore unsuitable for its location, violating the Town- of Los Gatos C Standards for Single Family Homes (LAA and LA-2). ' The fact that all of the windows running the entire length of our house are coy structure impairs our use. The crowded and oppressed feeling that a structure gives to each bedroom impairs our enjoyment of our home. Although the vale on paper with this project; the number ofpotez tial buyers who would buy the very small, i.e. there are fever, if any, home buyers.in this. price range who wa and want to live in a home where all of &&vAndows on one side are blocked house that is just 16 feet aw-ayr ii) The massive design of the elevation facing the adjacent structure; our hom setback of 8 feet violates the Toxin of Los Gatos Building Design Developnu Family Homes specifying that "the design of the elevation facing an adjacent 00 attlleand;.'.complementthe,adjapentstructures:and-uses" (11.A.5,1). iii) The fact•that-this two-story elevafion with minimum. set-backs adjoins out by-side, but spanning nearly the•entire length of our neighboring home is not ~a-.,,.a.,.o~ ;t,o o,.;~+;w.~.,,o;..t,1.,.«~.,.,,a .err. n _c.~~ (Normally .the long sides of two rectangular houses would be,adjoinedto the under the Town of Loi .Gat69:R1.8 2554 igjhey:.would have a total of 40 feet !v The overalthQlit and in' s'of this `two Story ii gelling only 16 feet away story home does hOt'tnaintaiii a`copsistent •scale with our-neighboring structu Gatos Building Design_Scale and Mass Standards for Single Family Homes( v) Additionally, the proximity of the two homes combined with the signifies; compromises tl3e Town's unique sense of openness (I..A.2); especially in the'. .•,i~,e i:l . f z FJ•'ll?ri f ~C, 16,L L'L ikTF TSi'(_~1'~~'._:~ 1' 1:{'. 2 Access to)the:garage;ldriveway a~idmoff street parg' is located an a portion c legal descripHon'of our''ptoperty 1167 2~F:arley Rd:), not the Wagners (16750 Fv diagram, upper right corner.) gyring private property and Site Development letely blocked by this 'this.size and proximity of our house may increase ime after seeing it becomes l actually make an offer on, the neighboring two-story and its minimum side yard Standards for Single ructure" be harmonious, p.3 single-story home not side- ,onsistent with any adjacent r of each other. As such, minimum rear separation.) Em our neighboring single= violating the Town.of Los difference in scale and mass, rlev Road area, land that is included in the ley Rd.) (See attached JWN uB 2V 05 irk=COM LSO t.OCCDiET 3200 The Wagners have not had legal ingress/egress rights over this portion of pro erty since Augustine Avenue ceased to be a roadway when it was abandoned by the Town of Los Gatos in December of 2002. This portion of property is now the-subject of a Quiet Title lawsuit'filed on June 3 2005. Its use for parking, ingress/egress and construction is trespassing and may be a violation of the own's Site Planning Standards (LBA). Unfortunately, on the advice of our attorneys, we reluctantly had to also name the Town of Los Gatos in addition to the Wagners in the .lawsuit. The Town of Los Gatos erroneously quit claimed this portion of property to ie Wagners instead of its legal owners, us, in March of 2003. However,. the Town's March 2004 letter to me it states that the "Town does not and has never claimed an interest in Augustine Avenue," i.e, the property was not the Town's to give. Even though the Wagners were aware the Town's quit claim document did n t grant them ownership, they have used it to represent themselves as.- the owners-of this, property to the Co ty of Santa Clara Assessor's office to create an invalid new parcel description and APN that includes this ortion of property. As a result of the Quiet Title action, a lis pendens has been recorded on this parcel. This .nvalid parcel number is 529- 15-097, the parcel number for which this project is proposed. Additionally, we would like to reiterate and further explaizi'the following issues. Although the portion of land that is included in our property description would allow he Wagners to build a house that is compatible with the area and would-not impair our experience of our home, they have been unwilling to offer an adequate price for or trade land for this large (2800 square feet) portion of Los Gat )s property. During a meeting in April with the Community Development staff, the Wagners, thew 2 remedies that would allow the project to proceed without the Wagners having to ac( land,:My-first-suggestion was to biuld-a~single, story=hoine-and<use dormers in the attic second suggestion was to move-the whole structure northwest toward Farley (and fu l exposing the sky). While I understand that these suggestions are not acceptable to the that meeting, I wanted to make you aware that I presented_alterhatives that are, at lea: "-We ask-tliePl'annirig Commission and the coin iiuiriity 1)6ti lbpmentDepartment to c, precedent that this project as-proposed establishes for development in the Farley Roar construction of oppressive two-story homes with very large adjacent elevations using adjoining single;story homes not side-by-side, but spanning nearly the entire length o such 'a•trend,continuesi it vill not only impaif the use, enjoyment and value of the adj eompromi5ee unique'openness that the Town`of Los Gatgs'Developrnent Standard; 1= >3i11 ~Shellooe (~P`~ 16742 Farley Rd. Los Gatos, CA 95032 n Patricia architect and me, I suggested uire the additional portion of for additional bedrooms. My ier away from our home, Wagners, as we discussed at possibly acceptable to us. nsider the detrimental community, allowing future annimum side set-backs 'the neighboring home. If Lining-homes, but also are trying to preserve. p.4 JUN 08 2005 10:57RM HP LReE~RJET 3200 p,5 Remaining + Aug"stine Ave. ---------1- _ _ _ _ _ _ _._._•-.-.T i i i i g ; Cara e Car Tent ' 14.5 ft. 9.5 ft. height i i i . i i 8 ft. i i i i Bay + 5 ft, -BR 1 + i aft. x~4ft, • ~ ~ i i + y BR 2 6ft, xi4ft. ; Exis#m i Proposed 2 Story ouse i 2800 s.f. 20ft. x 140ft. Single 26 ft: height` . _ . ~ ~ ) Portion of Story Master + Oft. x+3ft_ 16750 Augustine Ave. Bath Included in j Farley Rd. Legal 161742 i Farley Rd Description 742 Farley, _i- BR'3 _ Rd 21 xi5ft. i Bay 116 ft, Off-street 16 . Key parkin] Fence Window North Std. 6 ft. height (All clear glass) Farley Rd. Date: June 30, 2005 For Agenda Of: July 13, 2005 Agenda Item: 1 REPORT TO: The Planning Commission FROM: The Director of Community Development LOCATION: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval to constrict a new second story on property zoned R-1:8. APN 529-15-097 PROPERTY OWNER: Melissa and Glen Wagner APPLICANT: David Britt DEEMED COMPLETE: May 17, 2005 FINAL DATE TO TAKE ACTION BY: November 17, 2005 EXHIBITS: A.-I. Previously submitted. J. Letter from owners requesting their item be continued to the meeting of August 24, 2005 (1 page), received June 20, 2005. DISCUSSION The owner requests that the Commission continue this item to the meeting of August 24, 2005. Additional time is needed in order for the owner and applicant to develop a redesign of the proposed second-story addition based on the Commission's direction from the meeting on June 8, 2005. Revised drawings depicting changes to the proposed second story addition and first floor have not--"` _ been completed and submitted to the Planning Department for review. If there is anyone at the Planning Commission meeting who would like to address the Commission on this matter, they should be afforded the opportunity to do so. - Bud N. Lortz, Director Community Development Prepared by: Rachel Bacola, Assistant Planner BNL:RB' cc: Melissa and Glen Wagner, 16750 Farley Road, Los Gatos, CA, 95031 Bill Shell.ooe and Patricia Bottero, 16742 Farley Road, Los Gatos, CA, 95031 NADEV\REP0RTS\2005\] 6750Far1eyRD.cont.wpd Rachel Bacola Aug 24 doc ~ Page 1 Planning Commission Town of Los Gatos 110 E. Main St. Los Gatos, CA 95030 :CV 0 2005 0S GAJOs ~0N1 A O1~ P~-ANN. June 20, 2005 At the June 8, 2005, Planning Commission meeting our request for approval of a second story addition at 16750 Farley Rd. was continued to its meeting of July 13, 2005. We would like to request that the matter be continued to the August 24, 2005, meeting so that we may have more time to contemplate the design changes requested. Sincerely, Glen & Melissa Wagner 16750 Farley Rd. Los Gatos, CA 95032 Exhibit J Date: August 17, 2005 For Agenda Of: August 24, 2005 Agenda Item: a REPORT TO: The Planning Commission FROM: The Director of Community Development LOCATION: 16750 Farley Road Architecture and Site Application S-05-063 Requesting approval to construct a new second story on property zoned R-1:8. APN 529-15-097 PROPERTY OWNER: Melissa and Glen Wagner APPLICANT: David Britt DEEMED COMPLETE: May 17, 2005 FINAL DATE TO TAKE ACTION BY: November 17, 2005 EXHIBITS: A.-J. Previously submitted. K. ; . Letter from owners requesting item be continued to the meeting of October 26, 2005 (1 page), received August 11, 2005. DISCUSSION The owner requests that the Commission continue this item to the meeting of October 26, 2005. The Commission granted a continuance for this item on July 13, 2005 to the agenda of August 24, 2005. Additional time is needed in order for the owner and applicant to develop a redesign of the proposed second-story addition based on the. Commission's .direction from the meeting on June 8, 2005. Revised drawings have not been.completed and submitted to the Planning Department-for review. The owner and applicant have been notified that the last Planning Commission agenda for final action to be taken on this item is November 9, 2005, unless the deadline is waived by the applicant. If there is anyone at the Planning Commission meeting who would like to address the Commission on this matter, they should be afforded the opportunity to do so. Bud N. Lortz, Director of Community Development Prepared by: Rachel Bacola, Assistant Planner BNL:RB:mdc cc: Melissa and Glen Wagner, 16750 Farley Road, Los Gatos, CA, 95032 Bill Shellooe. and Patricia Bottero, 16742 Farley Road, Los Gatos, CA, 95032 N:\DEV \REPORTS\2005\16750Far1eyCont2wpd.wpd ~Rac hel E3acola oct 26. doc rage J-1 1 Planning Commission Town of Los Gatos 110 E. Main St. Los Gatos, CA 95030 Aug 11, 2005 At the June 8, 2005, Planning Commission meeting our request for approval of a second story addition at 16750 Farley Rd. was continued and extended to its meeting of Aug. 24, 2005. We regret that we have been unable to come up with a new design that meets our needs and we request that the matter be continued to the Oct. 26, 2005, meeting. Sincerely, Glen & Melissa Wagner 16750 Farley Rd. Los Gatos, CA 95032 I::. .AUG 1 1 2005 TOWN OF LOS GATOS PLANNING DIVISION Exhib It K ;4 etu-10 jiTeD 'Sol eE) so'T 0 0 A pvogl sallea Og69L 1 ro v~ N; a~vas q~ ti r s. rn=av ~RON3QIS Y m H ® Oz N j y LPd O ~ O ~ LL Z Oz ~ O 0dn Z Q v _ H III O: O` LT.,. U! a~oaj _ ywoa~, C b m S N N O ~ ~ p N L ~ z 3~3 9 ~ g 8 g =A w ~J ~y 5 8 S .s aeq E = 3 _ m n 8 v Po4ege '~O1P~9 u i~ i a wm H «w z m P 4- 3 N s N 4- ' 3 3 C 9 m _ 5 C 1 r a .xrt 5 P SE 5 V v Q . d 5 4 C g E V g ~~n 4 ~c-~$ A s5 g Jp 1 p gg q 66 a v ~ a $ `v 5y. 2 w ~ „ € 6 S ~ . E oP '.z 5 sZ H I fl- gin , P i ' ~ i• a a~ a z ~ v Q Ss ~ ~ 3~-vv n 3~u . Qi W u]. 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Tn.......... r no o 7.6750 Farley Road d"" m....;..r ■ 11, N DATE, s. oa Los Gatos, California ~~~nanirr.x8a~t:~•.~ DRAWN: 'I JAI a L" SO! joj 'SO t. ms 4 P u qu llED } D eO2[H ,S@ISC' j 04G9L P So'oc 6 7.LUp i s 33NHQIS'3N 7j3N9~t'M suo,ggn ala aoiaa}xa L1'IHS ,el 0 ~ N £ 3 4 a v o 0 IL11~ III FF:R VIII I ~ I 'F x ® o w do -g Tt y,6E-~ 3u NSJ~ ~ 3 ~f3 I ' (I I- I RT-R ~ I' I I EEE I 'I .r 0 - - r i z lo. i 9,9 M z 0 w _ w w A U laruagcjeJ'so}eD so7 N...vuu .z ° . e . peon S-01 -a o5/9L so 0~ 6 VG ~ 0 as gON-4C[IS36 M3NEJYAA Pe~ou °arv~s Q +~i. i ,"w+amoa r. vn, _ -P/yoo.a./ Axle ,f.ililll$ 1f 4-s 50 'p ~s I }I ~ , Ii~ ~ ' r 'a I I I R I EEEEI u ! I c ~ I K ~ I Q u O N ~I 4 d 9N z 10 N ~ m ~ o i I i U m ❑ S r 0 ~ V I R-1 O M w ` co n uiu ' Nmvua so e Sol etuzo}?[~~ so 0 -f ayva lp o w N eon iajaea oSL9L N p Pad=N 5 O SaiNn~s (Ma~-e NS .L'1'JI1S - 'o N N O x 0 o< mew od° ~ m i i 14 N N / - ~a m ~ o m SU7 N~~ uN and ~I m) u sU _L n: M: N 0 0 s -1 m s Q m S F 6 S 6 c 6- Z! - A- p 0? N m ^ 01 0% > p; a p z NI G o M,<1 N c M~ ~ N w N S - N - N - - N N - N - - - rt N SFItiLT neiyhor band - J2, WAGNER DEi~[CE SCAT C, 16790 xarle Road a DATE: 1115. °4 LosGatos, California • DRAWN: r._,