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11 Staff Report - Reservoir Road Lot 3wM 0F MEETING DATE: 4/16/07 Olt, ITEM NO. S s GA.'S COUNCIL AGENDA REPORT DATE: April 12, 2007 TO: MAYOR AND TOWN COUNCIL FROM: TOWN MANAGER SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO CONSTRUCT A NEW SINGLE-FAMIL)" RESIDENCE ON PROPERTY ZONED R-1:20. APN 529-31-04I. ARCHITECTURE & SITE APPLICATION S-07-21. PROPERTY LOCATION: RESERVOIR ROAD, LOT 3 PROPERTY OWNER: MARK VON KAENEL & DIANNA ROBINSON; APPLICANT/APPELLANT: TONY JEANS, T.H.I.S. DESIGN RECOMMENDATION: 1. Open and hold the public hearing and receive public testimony. 2. Close the public hearing. 3. The Council may take any of the following actions on Architecture & Site (A&S) application S-07-21 (motion required): a. Uphold the Planning Commission's decision to deny the A&S application. b. Grant the appeal and approve the A&S application, subject to the required findings (Attachment 1) and conditions (Attachments 2). C. Grant the appeal and approve the A&S application with modified conditions. d. Remand the application to staff for modifications. 4. Refer to the Town Attorney for the preparation of the appropriate resolution if approved or denied (no motion required). If the Town Council determines that the Planning Commission's decision should be reversed or modified relative to the appeal: PREPARED BY: uB d No Director of Community Development Reviewed by: ?Assistant Town Manager Town Attorney Clerk Finance Community Development Revised: 41207 I:13 PM Reformatted: 5/30/02 i i PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. April 2, ?007 The Council needs to find one or more of the following: (1) Where there was error or abuse of discretion on the part of the Planning Commission; or (2) The new information that was submitted to the Council during the appeal process that was not readily and reasonably available for submission to the Commission; or (3) An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision. If the predominant reason for modifying or reversing the decision of the PlanniMl Commission is new information as defined in Subsection (2) above, it is the Town's polic%, 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. If the appeal is approved, use the findings and consideration of the Architecture and Site applications (Attachment 1), and modify the conditions in Attachment 2 as appropriate. 4. Refer to the Town Attorney for preparation of the appropriate resolution(s). BACKGROUND: The subject property is the former San Jose Water Company reservoir site and is located on the west side of Reservoir Road, south of Kimble Avenue. The undeveloped parcel was created as part of a four-lot subdivision (Sienna Oaks) approved by the Town in 2003. The reservoir was filled in and site grading was completed in Summer 2004. The subdivision identified approximate building envelopes and trees to be removed (see Exhibit S of Attachment 9). The property is within the Hillside Area; although it is zoned R-1, the project must adhere to the Hillside Development Standards & Guidelines (HDS&G). On January 24, 2007 the Planning Commission considered the application for a new residence and pool on Lot 3 of the Sienna Oaks subdivision. The Commission accepted public testimony and. following discussion, continued the matter to February 28, 2007 due to concerns about allowing the house to extend beyond the building envelope shown on the approved tentative map, proposed tree removals, and preservation of historic rock walls on the site. The Commission also felt it was important to listen to two key Town Council discussions on the subdivision before taking action on the application. Planning Commissioners were provided with recordings of the December 15, 2003 and January 5, 2004 Town Council meetings. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. April 2, 2007 On February 28, 2007 the Planning Commission considered the application and voted 5-1 to deny it based on a concern that the house and pool extend outside the building envelope shown on the approved tentative map. PROJECT SUMMARY: The applicant is requesting approval to construct a new single family home with an attached three- car garage and a swimming pool. Exhibit E includes general project data. The original report to the Planning Commission (Attachment 12) discussed a concern with the maximum floor area. That issue was resolved and the project is in compliance with the allowable floor area dictated by the HDS&G. The project includes a 3,959 square foot house and 715 square foot garage (4,674 square feet total). A 1,093 square foot cellar is exempt from the FAR because it is a below grade element. The driveway to lot 2 bisects the southwest corner of the property. Portions of the driveway are graded out and part of the driveway to the new home site is graded and/or paved. The applicant is proposing a shared driveway approach over a small section of the existing driveway (see sheet C 1 of the development plans, Attachment 3). There is an easement already in place for the portion of the lot 2 driveway that crosses the applicant's lot. DISCUSSION: The applicant consulted with surrounding neighbors prior to submitting the application to the Town. The applicant has proposed this particular design and site layout based on discussion and input from the neighbors. The house has been sited and set into the slope to minimize its visual impact from the street and to hide the garage entry. The two-story element is to the rear, stepping with the terrain. A number of existing trees will be relocated rather than being removed to minimize the impact to the site and provide adequate screening of the development. The driveway is being cut into the site and to lower the garage entry. The outdoor area steps down from the rear of the house to minimize wal I heights and grading. A total of 375 cubic yards of soil will be exported from the site. A condition of approval for the subdivision requires preservation of the existing dry stack stone rock walls on the property. One of these walls is located on lot 3, and runs parallel to Reservoir Road before heading northerly where it bisects the building envelope. The applicant is proposing to remove the wall and to reuse the stone to face the new walls to be constructed with the project. The applicant has indicted a willingness to reuse rock that has been stockpiled from the demolition of other stone walls within the subdivision. Architectural Review The Town's Consulting Architect, Larry Cannon of Cannon Design Group, reviewed the plans and visited the site. The architect's report states that the house is well designed with good proportions, "'.YI 1 PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. April 2, 2007 visual balance and details. Given the one-story profile facing Reservoir Road, it will have a lo~~ profile from the street. The northerly proportion of the house has a two-story facade and could have a visual impact on the home to be constructed on lot 4. The recommendations of the Consulting Architect have been incorporated into the plans. Building Envelope The Tentative Map exhibits show approximate building envelopes for the new homes to be built within the Sienna Oaks subdivision (Exhibit S to Attachment 9). The applicant's proposed building, footprint is largely within the footprint shown. Part of the porch and bedroom 2 extend beyond the footprint at the front (southeast end) of the house, and a game room with covered balcony extends beyond it at the rear (northwest end) of the house. The pool and decking is also outside the building envelope. Exhibit R to Attachment 9 is the Town Council resolution approving the Sienna Oaks subdivision. Sub-section 2.A. on page 3 of the resolution states: Attachment 44 of the report dated December 1, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes and footprints of future homes. The referenced Attachment 44 is Exhibit S to Attachment 9. The Council discussed the option of adopting the building envelopes and tree removals shown on Attachment 44 as definitive requirements, but decided that it should be used as a "guiding light". The intent of the Council decision was to allow some flexibility, and the building envelopes were not adopted as a definitive requirement for the new lots. Least Restrictive Development Area (LRDA) The pool and portions of the house that extend beyond the delineated building footprint are within the LRDA for the site (areas with slopes not exceeding 30% and not encumbered by trees). Driveway The preliminary site plan showed a different driveway approach than what is proposed under this project. The applicant modified the driveway in response to comments from neighbors who prefer not to see the garage entry, and to avoid having the garage facing the street as encouraged by the HDS&G. There is also a large specimen oak (tree #30) located near the street that was intended to be saved at the time of subdivision approval. The applicant has kept development around this tree to a minimum so it is not adversely impacted. PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. April 2, ?007 The new driveway will extend off the existing driveway leading to lot 2. The applicant is also proposing a parking area between the garage and the street. The parking bay is five feet from the property line and eight feet from the street at the narrowest point. Staff suggested that the parking bay be reduced in size to allow for additional landscape screening. The applicant did not elect to make this change. If the Council believes that more area is needed for planting, a condition can he added requiring the parking bay to be modified or reduced in size. The driveway design needs some minor modifications to pull it further from several trees that are ill close proximity to areas that will be paved and/or have retaining walls. Trees #4 and #5 are located near the curve where the driveway moves away from the street toward the garage. The Consulting Arborist has indicated that tree #5 is not in good condition and would not likely survive if grading occurs within its canopy. Tree #16 may also be impacted by construction, although the applicant intends to save both this tree and tree #5. Staff will work with the applicant to refine the driveway design to work around the trees in question. Tree Impacts Six trees are proposed for removal, five due to conflicts with the proposed construction, and one because it is crowding an oak tree. In addition, seven trees are proposed to be relocated on the site. The tentative map preliminary site plan shows removal of five trees within the building footprint and two outside it. The Town's Consulting Arborist, Arbor Resources, reviewed the plans and visited the site and prepared an arborist report for the project. The Consulting Arborist found that the proposed removals and relocations comply with the Town's Tree Protection Ordinance. Two of the trees proposed for relocation are questionable due to their location and/or asymmetrical canopy. Trees to be removed and any relocated trees that do not survive will be required to be replaced in accordance with the Town's canopy replacement criteria. Conditions of approval have been included to require all recommendations of the Consulting Arborist to be implemented and complied with throughout all phases of construction. Gradin Grading cut and fill depths exceed the criteria specified in the HDS&G for a small area of the driveway near the garage. The applicant is proposing to cut more than the recommended depth of four feet in order to lower the house and garage entry so it is not visible to neighbors across Reservoir Road or from the street. The cut is also needed to make the transition from the existing graded driveway to the garage. Staff does not have any concerns about the grading given the site characteristics and the need to design the driveway with a maximum slope of 15%. The Council may grant an exception to the maximum allowed cut depth for the driveway pursuant to Chapter IX, section F. of the Hillside Development Standards & Guidelines. Any deviation shall include the MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #5-07-21. April 2, 2)07 rationale and evidence to support the granting of an exception. The Council should discuss this request and make a decision on based on the merits of the project and the information and justification provided by the applicant. Other than the grading exception, the project is in conformance with the HDS&G. Rock Walls The applicant is proposing to use the rock from the existing historic wall on the site to surface the new retaining walls that will be constructed along the driveway and around the entry to the garage. The applicant is also willing to reuse rocks that have already been salvaged from elsewhere in the subdivision. The condition attached to the tentative map reads as follows: The rock walls and stairways shall be preserved for possible incorporation into future residential development. Where the walls are in disrepair the remnants shall be incorporated into future landscaping or be made into an element for an entryway into the subdivision. The Planning Commission did not feel the condition provides clear direction on whether the walls were to be preserved in their existing locations or if the rock can be taken from the walls and reused on the site. For this particular lot, it is not practical to save the entire wall as it bisects the building envelope. A portion of the wall could be preserved along the driveway, although it would be difficult to achieve continuity between a new wall and the existing rock wall. PLANNING COMMISSION ACTION: The Planning Commission considered the application on January 24 and February 28, 2007. The Commission voted 5-1 to deny the application (Commissioner O'Donnell dissented and Commissioner Sayoc recused herself from this item). The Commission referred the matter to the Council for an interpretation on the extension of the house and pool beyond the building footprint shown on the approved tentative map. Attachments 7 and 10 are the verbatim minutes of the two Planning Commission discussions. APPEAL: The applicant appealed the Planning Commission's decision based on his belief that the Planning Commission erred in its determination that the building envelope must contain the entire house and that the footprint cannot encroach outside the envelope. The applicant's appeal statement includes discussion on the main points already covered in this report, driveway, building envelope, tree impacts, rock wall and grading (see Attachment 4). PAGE 7 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. .April ?007 ENVIRONMENTAL REVIEW: Environmental review was completed for the site as part of the subdivision review and approval. The A&S application for the new home is categorically exempt pursuant to Section 15303 of the California Environmental Quality Act (CEQA) guidelines. CONCLUSION: If the Council determines that the proposed project is consistent with the subdivision approval and decides to grant the appeal, the following actions should be taken: 1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Attachment 1); 2. Grant the exception to the grading standard and determine that the project is otherwise in substantial compliance with the HDS&G (Attachment 1); 3. Determine that the project is in conformance with the considerations for Architecture and Site applications as set forth in Section 29.20.150 of the Zoning Ordinance (Attachment 1); 4. Approve the Architecture and Site application subject to the conditions in Attachment 2 and as shown in the development plans (Attachment 3). If the Council decides that revisions are needed to bring the project into compliance with the subdivision approval and/or the HDS&G, conditions can be added and staff will work with the applicant to achieve the desired plan changes. The matter may be referred back to the Planning Commission if significant resign is required. FISCAL IMPACT: None A ttarhment- 1. Required Findings & Considerations (four pages) 2. Recommended Conditions of Approval (eight pages) 3. Development plans (nine sheets), received March 12, 2007 4. Applicant's Appeal Statement (two pages) 5. Applicant's letter (two pages), received March 12, 2007 6. Exhibit presented at February 28, 3007 Planning Commission meeting (one page) 7. February 28, 2007 Planning Commission minutes (30 pages) 8. February 28, 2007 Planning Commission Desk Item with Exhibits V & W 9. February 28, 2007 Planning Commission report with Exhibits N-U 10. January 24, 2007 Planning Commission Minutes (24 pages) 11. January 24, 2007 Planning Commission Desk Item with Exhibits L & M 12. January 24, 2007 Planning Commission report with Exhibits A-K 9- 9 `"1 PAGE 8 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL FOR RESERVOIR ROAD LOT 3; FILE #S-07-21. April 2, 2007 13. Letter from Arthur & Dorothea Bonner, Dennis McEvoy & Kim Worsencroft, Cal & Lillian Gordon, Gary & Susan Kankel and James Soderberg (two pages), received March 29, 2007 14. Letter from Gary G, Gillmor (two pages), received April 12, 2007 15. Letter from Lee Quintana (two pages with one page attachment), received April 12, 2007 Distribution: Tony Jeans, T.H.I.S. Design, P. O. Box, Los Gatos, CA 95031 Mark Von Kaenel & Dianna Robinson, 245 Carlton Court, Los Gatos, CA 95032 BNL:SD N DEV SUZANNE COUNCIL REPORTS FWD. TO TCAPPEALS FOW 15500 DOC TOWN COUNCIL - APRIL 2, 2007 REQUIRED FINDINGS & CONSIDERATIONS FOR: Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned R-1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson FINDINGS: Required finding for CEQA: The project is Categorically Exempt pursuant to Section 15303 of the State Environmental Guidelines as adopted by the Town. Exception to the Hillside Development Standards & Guidelines: The project includes a maximum cut depth of eight feet for a small area of the driveway. The Planning Commission may grant an exception to the maximum allowed cut of four feet pursuant to Chapter IX, section F. of the Hillside Development Standards & Guidelines. Any deviation shall include the rationale and evidence to support the granting of an exception. Required compliance with Hillside Development Standards & Guidelines: Other than the exception to grading criteria for the driveway, the project is in compliance with the Hillside Development Standards & Guidelines. CONSIDERATIONS: Section 29.20.150, Required considerations in review of Architecture & 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~Qirculation pattern within the boundaries of the development, and the surfacing, lighting and handicapped accessibility of off-street parking facilities. ATTACHMM 1 lit"( :>i a. Any project or development that will add traffic to roadways and critical intersections shall be analyzed, and a determination made on the following matters: 1. The ability of critical roadways and major intersections to accommodate existing traffic; 2. Increased traffic estimated for approved developments not yet occupied; and 3. Regional traffic growth and traffic anticipated for the proposed project one (1) year after occupancy. b. The deciding body shall review the application for traffic roadway/intersection capacity and make one (1) of the following determinations: 1. The project will not impact any roadways and/or intersections causing the roadways and/or intersections to exceed their available capacities. 2. The project will impact a roadway(s) and/or intersection(s) causing the roadway(s) and/or intersection(s) to exceed their available capacities. Any project receiving Town determination subsection (1)b.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 and harmony of the buildings with adjacent development. Buildings should strengthen the form and image of the neighborhood (e.g. downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz Avenue with existing and new parking facilities shall be encouraged, and shall 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 non-accessible floors in new nonresidential buildings. Any change of use to retail, health care, or personal service on a non-accessible floor in a nonresidential building shall require that floor to be accessible to physically disabled persons pursuant to the accessibility h' i I t 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 ofa hazardous waste managementfacility. 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. N DEV FINDINGS .RESERVOIRLOT3. DOC TOWN COUNCIL -APRIL 16, 2007 CONDITIONS OF APPROVAL Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned R-1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans noted as received by the Town on March 12, 2007 and approved by the Town Council on April 2, 2007. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION OF APPROVAL: The Architecture & Site 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. 3. ARCHITECTURAL CHANGES. The recommendations of the Consulting Architect shall be incorporated into the plans prior to submittal of plans for building plan check. 4. EXTERIOR COLOR. The exterior color of the house shall not exceed a light reflectivity value of 30 and shall blend with the natural vegetation. 5. DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder's Office that requires all exterior paint colors to be maintained in conformance with the Town's Hillside Development Standards. Final exterior colors shall be approved by the Director of Community Development prior to application. 6. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless first approved by the Planning Division. The outdoor lighting plan can be reviewed during building plan check. Any changes to the lighting plan shall be approved by the Planning Division prior to installation. 7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the trees to be removed, prior to the issuance of the demolition permit. 8. REPLACEMENT TREES. Replacement trees shall be planted for all trees that are removed. The number and size of new trees shall be determined using the canopy replacement table in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final,inspection. 9. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Arbor Resources dated December 8, 2006 for details. Tree protection specifications shall be printed on the construction plans. ATTACHMENT 2 F_ I K 10. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 11. GENERAL. All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 12. DOUBLE STAKING. All newly planted trees are required to be double staked to To\k n standards. 13. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in- ground irrigation system. Special care shall be taken to avoid irrigation which will endanger existing native trees and vegetation. 14. LANDSCAPE SCREENING. Landscaping shall be planted along the property frontage to screen the new residence from the road. The parking area shall be shifted or reduced in size to provide a minimum of 10 feet for a landscape buffer between the parking bay and the road. A comprehensive landscape plan shall be approved by the Director o t' Community Development prior to issuance of a building permit. 15. ROCK WALL. The stones from the rock wall on the site shall be preserved and shall be incorporated into the new driveway walls to be constructed as part of the project. 16. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. Building Division 17. PERMITS REQUIRED: A building permit shall be required for the construction of the new single family residence. Separate permits are required for site retaining walls, water tanks, and swimming pools; separate permits are required for electrical, mechanical, and plumbing work as necessary. 18. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 19. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36." 20. STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and,/or house numbers/suite numbers to the Building Division prior to submitting for the building permit application process. 21. 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). 22. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall conform with Cal/OSHA regulations. 23 24 25 26 27 28. 29. 30 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 RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed with adaptability features for single family residences per Town Resolution 1994-61: a. Wooden backing (2" x 8" minimum) shall be provided in all bathroom walls, at water closets, showers and bathtubs located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars. b. All passage doors shall be at least 32 inches wide on the accessible floor. C. Primary entrance shall have a 36-inch wide door including a 5' x 5' level landing, no more than 1 inch out of plane with the immediate interior floor level with an 18-inch clearance. d. Door buzzer, bell or chime shall be hard wired at primary entrance. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF- 1R, MF-1R, and WS-5R must be blue-lined on the plans BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 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. HAZARDOUS FIRE ZONE: The project requires a Class A assembly. 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. 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 $7 or at San Jose Blue Print. i, 31. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Davis at354-6875 b. Engineeri ng/Parks & Public Works Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: (Contact the Town Building Service Counter for the appropriate school district and to obtain the school form.) f. Bay Area Air Quality Management District: (415) 771-6000 g. Environmental Health Department: (408) 885-4200 h. Santa Clara Valley Water District: (408) 265-2600 i. Department of Fish and Game: (831) 475-9065 TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS Engineering Division 32. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 33. DRIVEWAY DESIGN. The applicant shall work with staff and the Consulting Arborist to modify the driveway design as needed to save trees #5 and #16. The driveway shall remain in compliance with all Fire Department criteria specified in condition 61. 34. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 35. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 36. RETAINING WALLS. A building permit, issued by the Building Department at 1 10 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 37. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 38. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 39. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 40. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicants soils engineer and submitted to the Town before final release of any occupancy permit is granted. 41. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a proportional the project's share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project using the current fee schedule is $5,742. The final fee shall be calculated form the final plans using the rate schedule in effect at the time the building permit is issued. 42. 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. 43. 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. 44. 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. 45. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall--top of wall elevations and locations b. Toe and top of cut and fill slopes 46. 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). 47. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizingibuilding on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. 48. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 49. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 50. 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. 51. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 52. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 53. DRIVEWAY APPROACH. The developer shall install one (1) Town standard residential approach. The new driveway approach shall be constructed per Town Standard Details. 54. 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. 55. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING-POOL; e) Tennis Court, Layer: TENNIS-COURT; f) Property Line, Layer: PROPERTY-LINE; g) Contours, Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 56. 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. 57. 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 off 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. 58. 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. 1 TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT. 59. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 60. REQUIRED FIRE FLOW. Required fire flow is 2,000 GPM at 20 psi. residual pressure. 61. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED. Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 62. DRIVEWAY EASEMENT. Provide a copy of a recorded easement for the common driveway approach. 63. EMERGENCY GATE/ACCESS GATE. Gate installations shall conform with Fire Department Standard Details and Specification G-1 and when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation. A minimum of 12 feet of clearance shall be provided when the gate is in an open position. 64. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so they are clearly visible and legible from Reservoir Road. Numbers shall be a minimum of four inches high and shall contrast with their background. N 1DE V ICON DITNS\2006\ResmoirLotldoc Meeting Date: 4/16/07 Subject: Appeal for Reservoir Road, Lot 3; File #S-07-21 ATTACHMENT 3 Development Plans are available for review in the Clerk Department 3 9- s _l . 1111:1" 1'1`.1'3 $277.00 Residential $1,111.00 per Commercial, Multi- family or Tentative Map Appeal a v IT Al V1 AIVN Office of the To 110 E. Main St., Los I APPEAL OF PLANNING CO ~lerk-1 . s CA 950304`~'~}4 0,,) 7117 ISSION DECISION OF_-P8i NT:NEAT} follows: (P LEASE T1PE I, the undersigned, do hereby appeal a decision of the Pla757L~; DATE OF PLANNING COMMISSION DECISION: PROJECT / APPLICATION NO: I C)o col ~t n ' ADDRESS LOCATION: 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: The Planning Commission erred or abused its discretion because 1't IM TK-Ir- INTIe-Yg-ECATtorJ pF 1~ItzCaCto~, ©t~ cyw' 1 CAL_ t2E~ 0 t 1 t'Ct ~7 ~1 } P~PO~ttJG oUg~.(O(s(C)p Im bEc 2coS. TKC-,y WG'P Lit') PgU- T© kNb Pae+c -ro -D<SF~'& To -r1DC,3Q 0_0U4C[__ me-. 2c.LL(QC,,, OR 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 The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town Council: A >iV 11.Gd> PLA41040iq C'_OK14I5:C(0.4 Y IID KCrF H40 C DI T~ Cry -F0 to TE~'- Ve_eT 1>te rt t C) a4.&0a(W4 OF CO N C L. Kr-04Ee e3 WeW1 f,~4 TfiC- IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. IMPORTANT: 1. Appellant is responsible for fees for transcription of minutes. A $500.00 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`h day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the 10`h day, usually a Monday. 3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No. 1967) 4 An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in the Zoning or Subdivision Code, as applicable, which is different from other appeals. !t 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 applicatiolly be returned to the Planning Commission for reconsideration. PRINT NAME: T►~ SIGNATU - DATE: 3 1 C)-7 ADDRESS: I -?O STACtA ST- PHONE: (40s) 3sL1 { 3,3 (--0s (t.4 _r_0 -S. OFFICIAL USE ONLY r DATE OF PUBLIC HEARING: f t Pending Planning Department Confirmation DATE TO SEND PUBLICATION-- IN \DCV\PORMS\Planning\Planning Commission AppeaLwpd ojJ ,3 % K. 4, C- H N f SC t o IQ W AS D 10 ('PC-Z CONFIRMATION LETTER SENT: Date: TO APPLICANT & APPELLANT BY: DATE OF PUBLICATION: _1 100 Reservoir Rd [Lot #3]. A&5 Application 5-07-21 Appeal of Planning Commission Decision Clarifying Discussion At the first Planning Commission hearing in January, the commissioners had not listened to the 2003 tapes of the subdivision hearings and agreed to continue the hearing to Feb 28th At the second hearing on Feb 28th, the Planning Commission after 2 hours of testimony and deliberation tried 2 motions: Denial [failed 2-4] Approval with conditions [failed 3-3] They finally agreed to deny the project so that the Town Council could break the impasse [passed 5-11. In the testimony it was seen that all the neighbors supported the project as submitted and did not want to see changes. They liked it. In the deliberation it became clear that the commissioners generally felt that this project as submitted was appropriate for the site. The problem arose in the interpretation of the Town Council's December 2003's direction in the resolution of the subdivision. In directing the MAP [Attachment 44] to be used as A GUIDE, how much latitude was being given? Additionally, in suggesting that the 6' hours of tapes be listened to, how much consideration was to be given? Either: the Planning Commission erred in treating the word GUIDE to mean ABSOLUTE/SACROSANCT Or: the Planning Commission was correct in treating the word GUIDE to mean ABSOLUTE/SACROSANCT they did not have the discretion to approve the project. In which case the referral to the Town Council is appropriate to allow them to approve the project in the light of 'neighborhood support' and 'design excellence'. r~ T.H.I.S. DESIGN & DEVELOPMENT Box 1518, Los Gatos, CA 95031 Fax: 408,354.1823 Tel: 408.354.1863 110 E. Main Street Los Gatos, CA 95032 Attn: Town Council 100 Reservoir Rd [Lot #3]. A&S Application 5-07-21 Dear Council Members: The design goals for this project are straightforward. March 12'h, 2007 RECEIVED MAR 1 2 ?CC7 TO',',`N OF GA-! --S PLA^^JNING D VISKD,^I 1. Abide by Town Council direction for A&S development from subdivision. • Minimize tree impact • Minimize grading • Minimize building footprint • Save/Reuse stone wall as much as possible 2. Comply with Hillside Guidelines 3. Talk to neighbors and listen to their concerns. We believe that we have designed the best possible house which complies with the letter and spirit of these design goals. Statements made at the Planning Commission hearing would seem to agree with this. More specifically the neighbors, who have a great deal of time and energy invested in this project, and are knowledgeable as to both the specifics and the intent of the subdivision resolution fully support it. The following points should be noted and discussed: Driveway: The neighbors asked us to relocate the driveway 'further along Reservoir Rd' for both safety and aesthetic reasons. The Hillside Guidelines encourages shared driveways - so we have combined the driveway approach with that of Lot#2. The downside is that we cannot save the small portion of rock wall between the building envelope and Prospect Ave. Envelope: We have built the house partially outside the suggested building envelope in order to save a tree that the owner and neighbors would like to save. To build entirely within this envelope we would have a 1' - 2 story elevation from Reservoir Rd which would concern the neighbors. A1TTACHMM 5 Trees: The project is'tree neutral' when compared to the building envelope identified in the tentative map. Three additional trees are proposed for removal [1 doug fir and 2 small redwoods], but 3 trees will now be saved that would otherwise have been removed. Additionally a 23" blue oak is being saved that the suggested building envelope would have impacted. 2 newly planted live oaks are also being relocated. Rock Wall: We negotiated to use the salvaged rock material already saved when the reservoir was demolished, and are proposing to incorporate it into the driveway and site retaining walls. It has been stockpiled on Lot #l. We believe that this complies with Town Council directives. Grading: For a hillside project this house causes little grading. 375 yards of export is proposed. The driveway cut exceeds the recommended hillside guidelines so that the garage can be buried under the house to reduce mass. Some dirt is to remain on site so as to reduce trucking on Reservoir Road. We are not certain whether the Planning Commission erred in not acting - using the discretion that the Town Council had given them in the subdivision resolution in 2003, or whether they were correct in believing that they did not have sufficient discretion to approve the project without clarification from the Town Council. That inability to act has placed us in the position of needing to ask what the Town Council had intended in 2003. It is our belief that we have satisfied the underlying objectives of designing a home that is compatible with the site, meets the hillside guidelines and has the support of the neighbors. What more can you ask? Yours truly, A. T. 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C C N L x o m ro u v) ro ro O ro a x Q) S4 W N O X Y4 - m E 0 a) Q) Q) ro v -N E O L 1+ 14 a) C a) v C ro 053a a 7 N m O ° cu m o L ro C m b x L li 0 O U u c: 0 h 0 Q) r m m m as v ro (D o x O a H x v m x C > A w ,H L v U O L H C 1, 0 a c m ro a) u L C C m m m C x .-1 v ro O a) a., v W W H O L v W a.~ H ,1 L m v L c A E a W Q) F > c4 FL ro x 10 .1 3 U z N of m O 7 a ro O 11 u x C ro a) c a m O - L w a 0 o x w x ro j> C 0 0 0 N v L m (n 14 C u) O a ro v -'1 •N to u) b v Q) ro w ro a uZZ) 7 W cZn o u v rn x ro i, a v v ~ ,J ro L H N OJ Q FC lT C Q) b .-7i b L O gN v 01 - N E 1>a i h r~0 w h N xi i4i Q) N v li A .C E C F~ x a L C» x O ~ x U a) w L ro v U O L O L C, L 1+ 1+ U C }.4 li x x ro N ro u Q) N o v a v o w u u x 14 z ns x O O O I6 Sa x :v O' ~ E > 14 v a) O L ro L C - U >l E N U ro E O H w o H x ro m v 4c: O w c E x x Q) m u 'o ro x v o v N y m D) ° u H m .H m L 3 ro c ~4 .-I v C ro ro N ,-i ro L N v •H 10 0 H a .H L C m Y4 ro x v v a v" u° li v u a ° v > ° . 10 v ro .d v m (a 9 v o v X. a> a ~ .'c m 0 c $ u ° a H u o sa 3 A >a L sa A 0) m A v L a ro r 0 0 N co rY N N 0 O a 2 oro V) ro H W V) 0 O u 0 zv H N a 4 N a - a O H O 7 N M d• Ul ~O h m rn O H H b .y m O, O N N 1V N ro U } L ro li ro U1 L N w o N O 1r N H ro ~ G 0 ro U ro ro N A 10 C 0 O v O 0 O N 7 w r. 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E+ O i x o CC C C U C ~ N U O H N 4 7 O O C w O u ~i ol m u to w ~ O N z a u H E a u A H N w w 0 a w o H w a o N v Q C o n w w w u a c u) c n g a O C xc H H } U C O a O ~ E. H Q) 0 E+ U J Q! v u N X x O ~ L H Lx H a .H E r-i O N N v CI H L H x c H tx O N N N ,C L 7, .C F u) O O O x S4 N C4 U O u L u u u m ° a ro N m o ro ° 0 0) ri L N C W U O E O N 7 N L C L N . i C ,-I 7 i .C .a .G m O 0 a m ro U u L a 04 o U C o 3 O 3 I H N n e v~ b r m m O ~ ~ e}v~ ~ ~ .1 ~ ~ O n ~ N N N N U1 N N Date: February 28, 2007 For Agenda Of: February 28, 2007 Agenda Item: 1 DESK ITEM REPORT TO: The Planning Commission FROM: Director of Community Development LOCATION: Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned 8- 1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson DEEMED COMPLETE: January 2, 2007 FINAL DATE TO TAKE ACTION: July 2, 2007 EXHIBITS: A.-U. Previously received V. Letter from Susan & Gary Kankel (one page), received February 23, 2007 W. Letter from Dennis McEvoy & Kim Worsencroft (one page), received February 26, 2007 REMARKS : Exhibit V and W are letters from neighbors that were received following distribution of the Planning Commission packet. It is the applicant's intent to save two additional trees, #5 and #16. The neighbors letters refer to these trees as #70 and #86, the numbers assigned to the trees on the subdivision plans. The trees have been renumbered on the Architecture & Site application plans, and are the ones being used in the staff report, arborist report and conditions of approval as they apply specifically to the project. Because several neighbors support the project based on the understanding that these two trees will be saved, staff suggests that the following condition be added: DRIVEWAYDESIGN. The driveway design shall be modified as needed to preserve trees #5 and #16. Prepared by: Approved Suzanne Davis, Associate Planner Lo z, irector of Comm Development AITAC MNT 8 RECEIVE L, February 24, 2007 FEB 2 3 200 Los Gatos Planning Commission: TOWN OF LOSS Re: Application S-07-21 PLANNING DIVI1,11 As a result of a meeting with Tony Jeans and his subsequent letter to Suzanne Davis (February 17, 2007) which retains trees 70 and 86 and the relocates seven additional trees, we support the above application. We also reiterate our desire for tree protection, material storage, housekeeping, and construction management conditions to be set for all four lots on this property as listed in our previous letter of February 13, 2007. Respectfully, Susan Kankel Garv an el 99 Reservoir Road EXHIBIT V February 26, 2007 To: Los Gatos Planning Commissioners cc: Mr. Bud Lortz, Director of Community Development Mr. Joel Paulson, Planner, Community Development Department Ms. Suzanne Davis, Associate Planner, Community Development Department Based on new information received from the developer, we are removing our opposition to the Architecture and Site Application for 100 Reservoir Road (Lot #3), provided that the developer and homeowner be allowed to preserve the two large oak trees that are in dispute with the town arborist. The plan the developer originally presented called for preserving tree #86, a 23.5" blue oak, and tree #70, a 16.5" black oak. However, for some reason, the town arborist has recommended the removal of these two large native trees. As a result, the tree summary that was provided by the planning department showed those trees on the remove list, and gave us the impression the developer was trying to remove more trees than originally designated in the San Jose Water subdivision approval (Attachment 44, referenced in our earlier letter). We and our neighbors support the developer's plan to preserve these two large oaks. In fact, if it was our own property, we would insist on it. We also agree that the developer's plan to have the driveway running parallel and below Reservoir Road and the garage below the house provides the best neighborhood compatibility, even though it requires a slight enlargement of the building envelope. The one story facade presented to Reservoir Road is superior to an alternate plan that would have the driveway coming directly from Reservoir Road, the garage facing the road, and a 1 '/2 story facade We ask that the Planning Commission overrule the town arborist and approve the plan that preserves the two large oak trees. Respectfully submitted, Dennis L. McEvoy 81 Reservoir Road Kim Worsencroft 81 Reservoir Road RFC[Fjt,eD FEB 2 6 2007 '011N 'OF LOS OA7-OS ING DIVf,SInn EXHIBIT W gkll~ ;i - j Date: February 22, 2007 For Agenda Of: February 28, 2007 Agenda Item: 1 REPORT TO: The Planning Commission FROM: Director of Community Development LOCATION: Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned R- 1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson DEEMED COMPLETE: January 2, 2007 FINAL DATE TO TAKE ACTION: July 2, 2007 FINDINGS: ■ As required by Section 15303 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. ■ As required by the Hillside Development Standards & Guidelines required compliance with applicable standards and guidelines and for the granting of an exception. CONSIDERATIONS: ■ As required by Section 29.20.150 of the Town Code for Architecture and Site applications. RECOMMENDATION SUMMARY: Approval, subject to conditions. EXHIBITS: A.-K. Previously received L. Required Findings & Considerations (four pages) M. Recommended Conditions of Approval (eight pages) N. Letter from Suzanne & Clark Cochrane (one page), received February 13, 2007 0. Letter from Susan & Gary Kankel (one page), received February 14, 2007 P. Letter from Arthur & Dorothea Bonner (one page), received February 14, 2007 Q. Letter from Dennis McEvoy & Kim Worsencroft (one page), received February 14, 2007 ATTACH ENT 9 11 The Planning Commission - Page 2 Reservoir Road (Lot 3) February 28, 2007 R. Town Council Resolution 2004-4 (four pages) S. Attachment 44 to December 15, 2003 Town Council report T. Letter from Tony Jeans (two pages) with three attachments (four pages), received February 14, 2007 U. Letter from Tony Jeans (one page) with three attachments (three pages), received February 20, 2007 A. BACKGROUND: On January 24, 2007 the Planning Commission considered the application for a new residence and pool on Lot 3 of the Sienna Oaks subdivision. The Commission accepted public testimony and, following discussion, continued the matter to this agenda due to concerns about allowing the house to extend beyond the building envelope shown on the approved tentative map, proposed tree removals, and preservation of historic rock walls on the site. The Commission also felt it was important to listen to two key Town Council discussions on the subdivision before taking action on the application. Planning Commissioners were provided with recordings of the December 15, 2003 and January 5, 2004 Town Council meetings. B. REMARKS: The applicant's representative submitted a letter addressing the main issues from the January 24, 2007 Planning Commission hearing. These issues are discussed below. Driveway The applicant submitted a revised driveway alignment that includes the removal of trees # 5 and #16 (see Exhibit O) as recommended by the Town's Consulting Arborist. However, in meeting with neighbors to discuss their concerns about the proposed tree removals, the applicant has decided against this approach, and plans to preserve these two trees. Building Envelope The Town Council resolution approving the subdivision is attached as Exhibit R. Sub-section 2.A. on page 3 of the resolution states: Attachment 44 of the report dated December 1, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes and footprints of future homes. The referenced Attachment ,44 is attached to this report as Exhibit S. The Council discussed the option of adopting the building envelopes and tree removals shown on Attachment 44 as definitive requirements, but decided that it should be used as a "guiding light". The intent of the Council decision was to allow some flexibility, and the building envelopes were not adopted as The Planning Commission - Page 3 Reservoir Road (Lot 3) February 28, 2007 requirements. The applicant's proposed building footprint is largely within the building footprint shown on attachment 44 (Exhibit S). Part of the porch and bedroom 2 extend beyond the footprint at the front (southeast end) of the house, and a game room with covered balcony extends beyond it at the rear (northwest end) of the house. The pool and decking is also outside the building envelope. Gradin The intent of the subdivision approval is to limit grading associated with the construction of the four new homes within the subdivision. Grading has been minimized for the proposed project, and is limited to the driveway construction and excavation for the cellar and pool. There is a total of 375 cubic yards of export proposed. While the material could potentially be distributed on the site in an effort to balance the cut and fill, it is not desirable to fill within the canopy of existing trees. Tree Removals As previously mentioned, several neighbors have expressed concern about the number of trees being proposed for removal or relocation (see Exhibits N through Q). The applicant's representative met with the neighbors and has prepared a response (see Exhibit R). The applicant plans to save trees #5 and #16 as requested by neighbors. The tree summary chart attached to the applicant's letter (Exhibit U) clarifies the trees that are to be saved, relocated and removed. Rock Walls The applicant is proposing to use the rock from the existing historic walls to surface the new retaining walls that will be constructed along the driveway and around the entry to the garage. The applicant is also willing to reuse rocks that have already been salvaged from elsewhere in the subdivision. C. RECOMMENDATION: The Planning Commission should carefully consider the development proposed outside the building envelope, the landscaping between the driveway and the street, and the requested exception to the Hillside Development Standard & Guidelines for grading. If the Planning Commission is satisfied with the project, it should take the following actions: 1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Exhibit L); I I F A The Planning Commission - Page 4 Reservoir Road (Lot 3) February 28, 2007 2. Determine that the project is in compliance with the Hillside Development Standards & Guidelines, and grant the exception to the grading standard; 3. Determine that the project is in conformance with the considerations for Architecture and site applications as set forth in Section 29.20.150 of the Zoning Ordinance (Exhibit L); 4. Approve the Architecture and Site applications subject to the conditions in Exhibit M and as shown in the development plans (Exhibit H to the January 24, 2007 Report to the Planning Commission and Exhibit P to this report). If the Commission would like to see changes to the project that are not already specified in the recommended conditions of approval, conditions may be added or modified and staff will work with the applicant to make any necessary &2 a chanZSs to the plans. Prepared by: Suzanne Davis, Associate Planner BNL:SD cc: Tony Jeans, T.H.I.S. Design, P. O. Box, Los Gatos, CA 95031 Mark Von Kaenel & Dianna Robinson, 245 Carlton Court, Los Gatos, CA 95032 N:\DEV\SUZANNE\PCIREPORTS\Rmmo'vLot3Utaervo rL3-2.28-07.doe Bud N. Lortz, Director of Community Development PLANNING COMMISSION - FEBRUARY 28, 2007 REQUIRED FINDINGS & CONSIDERA TIONS FOR: Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned R-1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson FINDINGS: Required finding for CEQA: The project is Categorically Exempt pursuant to Section 15303 of the State Environmental Guidelines as adopted by the Town. Exception to the Hillside Development Standards & Guidelines: The project includes a maximum cut depth of eight feet for a small area of the driveway. The Planning Commission may grant an exception to the maximum allowed cut of four feet pursuant to Chapter IX, section F. of the Hillside Development Standards & Guidelines. Any deviation shall include the rationale and evidence to support the granting of an exception. Required compliance with Hillside Development Standards & Guidelines: Other than the exception to grading criteria for the driveway, the project is in compliance with the Hillside Development Standards & Guidelines. CONSIDERATIONS: Section 29.20.150, Required considerations in review of Architecture & 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. pKRIBIT L a. Any project or development that will add traffic to roadways and critical intersections shall be analyzed, and a determination made on the following matters: 1. The ability of critical roadways and major intersections to accommodate existing traffic; 2. Increased traffic estimated for approved developments not yet occupied; and 3. Regional traffic growth and traffic anticipated for the proposed project one (1) year after occupancy. b. The deciding body shall review the application for traffic roadway/intersection capacity and make one (1) of the following determinations: 1. The project will not impact any roadways and/or intersections causing the roadways and/or intersections to exceed their available capacities. 2. The project will impact a roadway(s) and/or intersection(s) causing the roadway(s) and/or intersection(s) to exceed their available capacities. Any project receiving Town determination subsection (I)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 siorage areas, utility installations, parking lots or unsightly development; the planting of ground cover or other surfacing to prevent dust and erosion; and the unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes with seasonal flowers to add color and atmosphere to the central business district. Trees and plants shall be approved by the Director of Parks, Forestry and Maintenance Services for the purpose of meeting special criteria, including climatic conditions, maintenance, year-round versus seasonal color change (blossom, summer foliage, autumn color), special branching effects and other considerations. (4) Considerations relating to site layout. The orientation and location of buildings and open spaces in relation to the physical characteristics of the site and the character of the neighborhood; and the appearance and harmony of the buildings with adjacent development. Buildings should strengthen the form and image of the neighborhood (e.g. downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz Avenue with existing and new parking facilities shall be encouraged, and shall 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 non-accessible floors in new nonresidential buildings. Any change of use to retail, health care, or personal service on a non-accessible 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. N:?DE V+.FINDINGS\RES ER V OI RLOT3. DOC PLANNING COMMISSION -FEBRUARY 28, 2007 CONDITIONS OF APPROVAL Reservoir Road (Lot 3) Architecture and Site Application S-07-21 Requesting approval to construct a new residence on property zoned R-1:20. APN 529-31-041. PROPERTY OWNER: Tony Jeans, T.H.I.S. Design APPLICANT: Mark Von Kaenel & Dianna Robinson TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans noted as received by the Town on January 2, 2007 and approved by the Planning Commission on February 28, 2007. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION OF APPROVAL: The Architecture & Site 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. 3. ARCHITECTURAL CHANGES. The recommendations of the Consulting Architect shall be incorporated into the plans prior to submittal of plans for building plan check. 4. EXTERIOR COLOR. The exterior color of the house shall not exceed a light reflectivity value of 30 and shall blend with the natural vegetation. 5. DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder's Office that requires all exterior paint colors to be maintained in conformance with the Town's Hillside Development Standards. Final exterior colors shall be approved by the Director of Community Development prior to application. 6. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless first approved by the Planning Division. The outdoor lighting plan can be reviewed during building plan check. Any changes to the lighting plan shall be approved by the Planning Division prior to installation. 7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of the demolition permit. 8. REPLACEMENT TREES. Replacement trees shall be planted for all tree that are removed. The number and size of new trees shall be determined using the canopy replacement table in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final inspection. 9. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Arbor Resources dated December 8, 2006 for details. Tree protection specifications shall be printed on the construction plans. EXHIBIT M J t, 1 10. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 11. GENERAL. All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 12. DOUBLE STAKING. All newly planted trees are required to be double staked to Town standards. 13. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in- ground irrigation system. Special care shall be taken to avoid irrigation which will endanger existing native trees and vegetation. 14. LANDSCAPE SCREENING. Landscaping shall be planted along the property frontage to screen the new residence from the road. The parking area shall be shifted or reduced in size to provide a minimum of 10 feet for a landscape buffer between the parking bay and the road. A comprehensive landscape plan shall be approved by the Director of Community Development prior to issuance of a building permit. 15. ROCK WALL. The rock wall on the site shall be preserved and shall be incorporated into the new driveway walls to be constructed as part of the project. 16. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. Building Division 17. PERMITS REQUIRED: A building permit shall be required for the construction of the new single family residence. Separate permits are required for site retaining walls, water tanks, and swimming pools; separate permits are required for electrical, mechanical, and plumbing work as necessary. 18. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 19. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36." 20. STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and/or house numbers/suite numbers to the Building Division prior to submitting for the building permit application process. 21. 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). 22. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall conform with Cal/OSHA regulations. 23. 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 24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed with adaptability features for single family residences per Town Resolution 1994-61: a. Wooden backing (2" x 8" minimum) shall be provided in all bathroom walls, at water closets, showers and bathtubs located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars, b. All passage doors shall be at least 32 inches wide on the accessible floor. C. Primary entrance shall have a 36-inch wide door including a 5' x 5' level landing, no more than 1 inch out of plane with the immediate interior floor level with an 18-inch clearance. d. Door buzzer, bell or chime shall be hard wired at primary entrance. 25. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF- 1R, MF-1R, and WS-5R must be blue-lined on the plans 26. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 27. 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. 28. HAZARDOUS FIRE ZONE: The project requires a Class A assembly. 29. 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. 30. 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. 31. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Davis at354-6875 b. Engineeri ng/Parks & Public Works Department: Fletcher Parsons at 395-3460 C. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: (Contact the Town Building Service Counter for the appropriate school district and to obtain the school form.) f. Bay Area Air Quality Management District: (415) 771-6000 g. Environmental Health Department: (408) 885-4200 h. Santa Clara Valley Water District: (408) 265-2600 i. Department of Fish and Game: (831) 475-9065 TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS Engineering Division 32. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 33. DRIVEWAY MODIFICATION. The driveway design shall be modified to meet the setback criteria specified by the Town's Consulting Arborist (refer to the report prepared by Arbor Resources dated December 8, 2006) and shall conform to all Fire Department criteria specified in condition 59. Trees #5 and #16 may be removed and mitigated if necessary to preserve the other trees in the vicinity of the driveway. 34. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 35. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval; and will make certain that all project sub-contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 36 37 38 39 40 41 42 43 44 RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as-built" letter/report prepared by the applicants soils engineer and submitted to the Town before final release of any occupancy permit is granted. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a proportional the project's share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project using the current fee schedule is $5,742. The final fee shall be calculated form the final plans using the rate schedule in effect at the time the building permit is issued. 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. 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. 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. 45. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall--top of wall elevations and locations b. Toe and top of cut and fill slopes 46. 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). 47. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one acre. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. 48. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 49. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. 50. 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. 51. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 52. UTILITIES. The developer shall install all utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. 53. DRIVEWAY APPROACH. The developer shall install one (1) Town standard residential approach. The new driveway approach shall be constructed per Town Standard Details. 54. 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. 55. AS-BUILT PLANS. An AutoCAD disk of the approved "as-built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING-POOL; e) Tennis Court, Layer: TENNIS-COURT; 0 Property Line, Layer: PROPERTY-LINE; g) Contours, Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 56. 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. 57. 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 off 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. i t 58. 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. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 59. AUTOMATIC FIRE SPRINKLER SYSTEM. An approved automatic fire sprinkler system is required, hydraulically designed per National Fire Protection Association (NFPA) Standard #13. A State of California (C-16) licensed fire protection contractor shall submit plans, calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work. 60. REQUIRED FIRE FLOW. Required fire flow is 2,000 GPM at 20 psi. residual pressure. 61. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED. Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. 62. DRIVEWAY EASEMENT. Provide a copy of a recorded easement for the common driveway approach. 63. EMERGENCY GATE/ACCESS GATE. Gate installations shall conform with Fire Department Standard Details and Specification G-1 and when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation. A minimum of 12 feet of clearance shall be provided when the gate is in an open position. 64. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so they are clearly visible and legible from Reservoir Road. Numbers shall be a minimum of four inches high and shall contrast with their background. N:\DE V\CON DITN S\2006\ReservoirLot3. doc RECEIVED February 12 2007 FEB 1 3 2007 TOWN OF LOS GATOS PLANNING DIVISION Dear Planning Commissioners, I grew up at 79 Reservoir were my parents, Art and Dotty Bonner currently live. I also live in the neighborhood and want to maintain the character of the area. We need to make sure the applications for the Reservoir Road Projects are '.lowing the guidelines that were approved by the Town Council and Follow the Hillside guidelines. We are concerned with the current plans for Lot 3 of the Reservoir Road Project. There are 2 items to consider before this project should be approved. When the original lots were approved, there were specific lot guidelines for futuros houses. It said, "Attachment 44 of the report dated December 2, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes and footprints of future homes." We need to make sure the guidelines are followed with each of the 4 lots, especially the first application for Lot 3. The second area of concern is the project following the Hillside Plan. The Lot 3 Architecture and Site application fall under Hillside Plan and need to abide by the plan. This should apply to the other lots as well. I know the other sites are not up for review for the Feb 23 meeting, but the current story poles are a concern. Thanks you for you consideration of the above issues concerning the Architecture and Site application for Lot 2 of the Reservoir Road project. Sincerely, Suzanne and Clark Cochran 60 Rogers Road Los Gatos, CA 95030 EXHIBIT N J February 13, 2007 Los Gatos Planning Commission, Re: Application S-07-21 RECEIVED FEB 1 4 2007 TOWN OF LOS GATOS PLANNING DIVISION As a result of the continuance until 1/28/07, the entire Planning Commission is now aware of the standards and resolutions which govern development of the four parcels of the Reservoir property. Of noticeable importance, the Council Agenda Report dated 1/15/04 for the 1/20/04 Town Council meeting, page 3 of the Resolution, item 2A states: "Attachment 44 of the report dated December 2, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes and footprints of future homes." Of primary concern regarding lot 3's proposal is the number of trees being removed and relocated in this plan. At the December 15, 2003 Town Council meeting it was stated that 5 trees could be removed and 2 additional trees relocated for a total of 7. According to the handout prepared by the architect, Mr. Jeans, this project needs 8 trees removed and 7 additional trees relocated for a total of 15 trees. Particularly, tree #86, a mature blue oak, should be retained. The resolution written by the Town's attorney, Orry Korb, dated December 15, 2004 (which contains Attachment 44) and the town's Hillside Plan specifically prohibit these additional trees' removals. The Hillside Plan clearly states that preservation of trees is the priority; existing trees shall be preserved and protected. While the hearing on January 28, 2007, addresses only lot 3's proposal, the property consists of four lots; there are several matters which apply not only to lot 3 but to all four which would be advantageous to settle now so that they do not have to be revisited at the other three properties' hearings. The items noted are numbered as they appear in the January 15, 2004 Resolution; items are condensed for this letter but can be read in their complete form in the Resolution: #6 (p. 1) Employs all 18 recommendations by town's arborist to prevent damage to trees. #7 (p. 2) Establishes tree protection zones. #10 (p. 2) Protects cultural heritage through preservation of rock walls and stairway. #36 (p.6) Provides for protective fencing of trees. #41 (p. 6) Prohibits storing of goods and materials on the street and requires the developer's representative to be onsite during working hours. #56 (p.9) Requires a construction management plan including site security fencing, employee parking, construction staging, and outhouse locations. Note: this is extremely important; there are three individual mailboxes on the east side of the street plus two no- parking signs at the northeast end which protect multiple mailboxes. Throughout the three years of discussions and hearings on the Reservoir Road which preceded its development, the overriding concern of the neighborhood centered on three areas: the trees, the natural topography, and the neighborhood's unique character. These three concerns remain of primary importance; by adhering to,the Hillside Plan and Attachment 44 from the Town Council, the Planning Commission can insure that these areas of concern are protected. Respe tfully submi d, Susan Kankel Gary Kan el 99 Reservoir Road EXHIBIT 0 F~ February 12, 2007 To: Town of Los Gatos Planning Commission RECEIVED Subject: Subject: Reservoir Road Subdivision FEB 1 4 2007 Reference: Architectural and Site Application (S-07-21) TOWN OF LOS GATOS PLANNING DIVISION Commissioners: In 2003/2004 the Town Council approved a subdivision for this parcel of land If was OK'd only after many sessions and lengthy discussion. Conditions limited changes to the topography and tree removal. From comments made at the last meeting on the above application, one gets the impression that A&SR process is new and prior rules and agreements are guidelines subject to change to accommodate proposed plans. This not our understanding Instead, there was a specific limitation on: 1. Removal of additional trees not already marked for removal. 2. No additional cut/fill or change to the topography. We request the commission retain the earlier conditions as set forth by the Town Council in 2003. All A&SR applications for lots in the sub-division should be required to submit plans that adhere to those conditions. Thank y~o / hum o Dorothea H. Bonner " C 79 R servoir Rd E%HIBIT P February 13, 2007 To: Los Gatos Planning Commissioners R~CC/v r FEE r 4 FAD ~wN 2D0I A4gNN NOP 4 G Os Gq TOS /S/0N cc: Mr. Bud Lortz, Director of Community Development Mr. Joel Paulson, Planner, Community Development Department Ms. Suzanne Davis, Associate Planner, Community Development Department We are writing to you to express some concerns with the Architecture and Site Applications for Lots 2 and 3 of the Reservoir Road subdivision that was the former site of the San Jose Water Company reservoir. As you may be aware, during the hearings for the reclamation and subdivision by San Jose Water, there was a lot of controversy about the amount of fill dirt, as well as two other issues that apply to these Architecture and Site Applications: 1) The number of trees being removed from the property and 2) The size of the building envelopes and footprints of the future homes. As part of the reclamation project, San Jose Water has already removed 38 of the 121 trees that were existing on the property. Furthermore, San Jose Water Identified seven additional trees to potentially be removed for future building sites. In the Council Agenda Report dated January 15, 2004, the Council made it clear about their concerns for these issues and stated on Page 3 of the Resolution in section 2.A. "Attachment 44 of the report dated December 1, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes and footprints of future homes." Now two applicants are before the Planning Commission for Architecture and Site Applications, and both of these applicants are planning to remove more trees than those detailed in Attachment 44, and to build homes that are larger than the building envelopes shown in Attachment 44. This is in direct violation of the instructions of the Council. We ask that the Planning Commission deny these Architecture and Site Applications and instruct the applicants to resubmit plans that remove no more trees than those specified in Attachment 44, and confine the footprint of their proposed homes to the outlines shown in Attachment 44. Respectfully submitted', 6,1~ - 11Y1 Dennis L. McEvoy 81 Reservoir Road Kim Worsencroft 81 Reservoir Road EXHIBIT Q RELOLUTION 2004 - 4 RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY APPLICATIONS TO REMOVE THE EXISTING RESERVOIR AND FACILITIES AND TO APPROVE A FOUR LOT SUBDIVISION ON PROPERTY ZONED R-1:20. NO SIGNIFICANT ENVIRONMENTAL IMPACTS HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED ARCHITECTURE & SITE APPLICATION: S-01-77 SUBDIVISION APPLICATION: M-01-013 NEGATIVE DECLARATION: ND-01-11 PROPERTY LOCATION: RESERVOIR ROAD PROPERTY OWNER / APPLICANT / APPELLANT: SAN JOSE WATER COMPANY WHEREAS: A. This matter came before Council for public hearing on December 15, 2003, on an appeal by San Jose Water Company (appellant) from a decision of the Planning Commission and was regularly noticed in conformance with State and Town law. B. Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Reports dated August 14, 2003, August 15, 2003, November 26, 2003, December 10, 2003, Desk Items dated August 18, 2003 and December 1, 2003, and Addendum dated December 12, 2003, along with subsequent reports and materials prepared concerning this application. C. The applicant is seeking Architecture and Site approval to remove an existing pre-1941 gunite-lined reservoir and the related facilities. The applicant is also seeking to subdivide the 2.6 acre property into four lots. D. On August 18, 2003, the Town Council considered an appeal of the Planning Commission's decision and the matter was continued to the November 17, 2003 meeting. The matter was again continued to December 1, 2003, to allow the applicant and Town staff to complete the analysis of issues raised by the EXHIBIT R ~ I i ~ I~ subdivision that is consistent with all existing land use rules and policies and that minimizes grading and tree removal; land use implementation policies regarding traffic, energy, the preservation of privacy and safety of area residents and residential densities (HSP 1.4); facilities and services goals and policies regarding adequate services, especially water (HSP 2.2), which are to be constructed new ; circulation goals and policies for the design of hillside roads and driveways to be in harmony with the topography and ecology of the area (HSP 3.2, 3.3, and 3.4), all of which are to comply with Town and Fire Department standards, while also minimizing grading and tree removal; open space goals and policies for the preservation of trees (HSP 4.3 and 4.4), in that the removal of trees shall be limited by the location of building pads in the least effected area of each parcel; and safety goals and policies, specifically concerning adequate water for fire protection and suppression (HSP 5.2, 5.3, and 5.4). RESOLVED: 1. The appeal of the decision of the Planning Commission on Architecture and Site Application S-01-77, Negative Declaration ND-01-11, Subdivision Application M-01-13 is granted. 2. Revised Conditions of Approval for the Subdivision Application and Architecture and Site Application, are attached hereto as Exhibit A and Exhibit B, and are applied to these Applications. The revised Conditions of Approval incorporate the following: A. Attachment 44 of the report dated December 1, 2003 shall be used to guide the review of future Architecture and Site applications with an emphasis on preserving as many trees as possible and limiting the building envelopes grid footprints of future homes. B. The demolition of the reservoir and site remediation shall occur in two phases. Staff shall require the work to be phased to provide strategic delays and breaks to minimize disruption to residents and businesses. Staff will carefully identify windows of opportunity when work will create the least impace on residents and businesses. 3 T.H.I.S. DESIGN & DEVELOPMENT Box 1518, Los Gatos, CA 95031 Fox: 408.354.1823 Tel: 408.354.1863 110 E. Main Street Los Gatos, CA 95032 Attn: Planning Commission New Construction at Lot #3: 100 Sienna Oaks Dear Planning Commissioners: RECEIVED B Y 4 2Cio7 TO",NN OF LOS CATOS PLANNJiNG DIVISION! February 13th, 2007 This letter responds to some of the comments and discussion items from the stoff report and the planning commission meeting in January. Driveway Placement: Please note that discussions with the immediate neighbors formed the basis for our decision in the driveway placement. This in turn dictated much about our house design. I am attaching a copy of a December 2003 letter from Mr & Mrs Kankel which shows how we started. Building Envelope: We have designed the house to be as faithful to the suggested building envelope contained in "Attachment 44" as is practical. We understand that this was identified by the Town Council as a "guide" and have used it as such. Please also see the attached letter from HMH [the engineers who originally proposed the building envelopes]. There was no rationale in their placement other than to identify feasibility. Grading: No additional grading results from the minor expansion of the house outside the northern portion of the suggested building envelope. Tree Removals: Lot #3 is the most heavily wooded lot in the subdivision. We have tried to minimize impact on the trees and have stayed faithful to the Town Council's guidelines. In order to achieve this, we have elected to relocate several of the trees that are in the suggested building envelope. We have worked with the town's consultant arborist in the driveway placement so as to minimize impact on the trees in this lot. EXHIBIT T As a result of the arborist's final review, and comments in the stoff report for the January Planning Commission meeting, we are submitting an alternate driveway proposal which the arborist feels will be kinder to tree #4, which he wants to ensure is saved. [See sheet C2]. Stone Walls: The rock wall on this lot passes through the suggested building envelope. We propose re-use of the rocks on this site in the proposed driveway walls. We also stated that we will re-use the rocks already salvaged from other lots in the subdivision. On lot #4 we believe the rock wall could be saved, but that is not a part of this submission. In Summary: From the file it is clear that the original subdivision posed significant difficulties which were overcome with much work and dialogue between the developer, neighbors, the planning commission and the town council. We have thoroughly read through this material, listened to the audio files, talked with the neighbors, followed the hillside guidelines, responded to comments of the consulting architect and worked with town staff and the consulting arborist. We firmly believe that our proposal reflects the best possible solution for lot#3 and urge you to give itrious consideration in its own right. Neighbor concerns on other lots should not fkm part of the deliberation process in this application. Yours Ir c_ T.H.I.S. Ddsign & Development per: A. T. Jeans cc Von Kaenel. Attachments: 1. Kannel Letter dated Dec 10th, 2003 2. HMH Engineer Letter dated Feb 6th, 2007 3. Alternative driveway proposal [kinder to tree T#4] 100 Reservoir Rd CONFIDENTIAL T.H.I.S. Design 99 Reservoir Road Los Gatos, CA 95030 December 10, 2003 The Honorable Steve Glickman, Mayor Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 P, Re: Reservoir Road Proposal Dear Mayor Glickman and Council: We would like to thank the Town of Los Gatos for the new retaining wall on the lower portion of our street. It has provided a safer and wider road for our use and will prevent further erosion of the remaining roadside. We also thank the Council for granting the continuance requested on December 1, 2003, for this proposal. We now feel prepared to offer the following points for consideration: • We support the sewer alignment through the Kidder property and request that the Council direct SJW and/or WVSD to correct the drainage run-off problem asked for by Mrs. Kidder in return for the easement through her property. • We accept the location of the driveway serving Lots 1 and 4 but encourage setting back the existing curb at the curve one to two feet and increasing signage for speed limit and limited visibility for drivers. • We request that fill be limited to no more than 4,000 cubic yards. • We request that a deed of restriction to limit fill to 4,000 cubic yards be recorded by the applicant. This was agreed to by SJW for the 8,000 cubic foot alternative as noted in the staff report, page 12, Nov. 26: "This would restrict the future development of the homes from importing additional fill material and would limit future trucking impact..." This would back up the new Hillside Standards, thus assuring the limit of fill for all time. • We request a deed of restriction on tree removal and/or relocation on the parcel; this would state that future development would not result in the removal or relocation of more than the number of trees indicated in the plan before the Council and no tree removed or relocated would be larger than those specified of the Dian. - • We encourage the further investigation of an alternate location of the building envelope on Lot 3 farther away from the road; we also encourage relocation of Lot 3's driveway to a point closer to Prospect Avenue where there is an existing intersection. I I, • We would like an opportunity to view the property after the reclamation of the reservoir, with its new configuration and its loss of trees due to demolition, before making judgment on the location replacement trees; we would like trees slated for removal to be marked with tape which is visible from off the property. The following would be acceptable to us at this time: 1. A four-lot subdivision with deed restrictions limiting tree removal/relocation and limiting fill to 4,000 cubic yards. 2. A three-lot subdivision. 3. Approval for a reclamation-only project with a continuance for subdivision. The meetings between the neighbors and the SJW representatives have been reasonable and productive. We are confident that compromise can achieve a proposal that is acceptable to all concerned. It is hoped that these meetings can continue so this matter can be resolved. We appreciate the great amounts of time and attention the Council has expended in this matter and are confident the community's interests will be well served. Respectfully, Susa Kankel Gary Ka kel NC GH~o~s. t-0 #S