06 Staff Report - 18 Palm AvenueH MEETING DATE: 09/02/08
ITEM NO. r^
r
r0s GA~~s COUNCIL AGENDA REPORT
DATE: August 21, 2008
TO: MAYOR AND TOWN COUNCIL
FROM: TOWN MANAGER C~
SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION
APPROVING THE CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE AND CONVERSION OF A PRE-1941 RESIDENCE TO A GUEST
HOUSE ON PROPERTY ZONED R-1:8. APN 510-42-052. ARCHITECTURE
& SITE APPLICATION S-07-211: 18 PALM AVENUE. APPLICANT: DAVID
ZICOVICH. PROPERTY OWNER: RICK & NICKI ODERIO. APPELLANT:
LEE QUINTANA.
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Uphold the Planning Coininission's decision to approve Architecture & Site applicatiorf S-
07-211 (motion required).
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:
1. The Council needs to find one or more of the following:
(1) Where there was error or abuse of discretion on the part of the Planning Cominission;
or
PREPARED BY: Bud N. Lortz D c of r 'ofCoinmunity Development
M,
Reviewed by: M, Assistant Town Manager Town Attorney Clerk Finance
Community Development Revised: 8/21108 12:27 PM
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 18 PALM AVENUE; FILE #S-07-211.
August 21, 2008
(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.
2. If the predominant reason for modifying or reversing the decision of the Planning
Commission is new information as defined in Subsection (2) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless the new information has a minimal effect on the application.
3. If the appeal is 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 zoned R-1:8 and is located on the east side of Palm Avenue, just south of
Hernandez Avenue. The 16,000 square foot parcel is developed with a 1,421 square foot two-story
pre-1941 residence with attached carport and a swimming pool. Adj acent properties are all occupied
by single family residences. Most of the homes in the immediate area are two-stories, and all are
taller than the proposed residence (refer to the streetscape plan on sheet A9 of the development
plans, Exhibit 3).
Although the Development Review Committee has the authority to take action on new single family
homes in R-1 zones, the application was referred to the Planning Commission because of a
neighborhood concern about the architectural style, and the proposed residence will be one of the
largest in the immediate neighborhood. The property is unique in that it is the largest parcel on the
street and has a greater amount of frontage.
PROJECT SUMMAR
The applicant is proposing to construct a new residence and detached garage and to downsize and
remodel an existing pre-1941 residence. The carport and second story will be removed and the
remodeled accessory building will be used as a guest house. Two sheds and a pool will be removed
from the site.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 18 PALM AVENUE; FILE #5-07-211.
August 21, 2008
DISCUSSION:
Architectural Review
The plans were evaluated using the current Residential Development Standards, and with
consideration of the design principles contained in the draft Residential Design Guidelines. The
Town's Consulting Architect reviewed the proposal and commented that the new residence is well
designed with good proportions, quality materials and interesting details, and that the Craftsman style
architecture is appropriate for the neighborhood (see Exhibit 5 of Attachment 11). A
recommendation to modify the dormer window on the front elevation has been incorporated into the
plans. General project data is included in Exhibit 4 of Attachment 11. The applicant's letter
includes a detailed description of design considerations and the evolution of the project (see Exhibit
6 of Attachment 11). Story poles have been in place since June 18, 2008.
Neighborhood Compatibility
The project is consistent with the following design principles from the draft Residential Design
Guidelines:
• Encourage a diversity of architectural styles consistent with the neighborhood context.
• Design to blend into the neighborhood rather than stand out.
• Reinforce prevailing neighborhood development patterns.
• Maintain home entries with a strong visual connection to the street.
• Avoid garages and carports that dominate a home's street frontage.
• Utilize roofforms and pitches similar to those in the immediate area.
• Design with architectural integrity on all sides of the structure,
• Use materials that are consistent or compatible with the neighborhood.
• Relate auxiliary structures to the style and detail of the main house.
• Use quality materials and workmanship.
• Select colors to blend with the neighborhood.
• Preserve mature landscaping whenever possible.
While the proposed house is somewhat larger than others in the immediate neighborhood, it is on a
larger lot and is within the range of FARs for the immediate neighborhood. The garage is located at
the rear of the property and is not a highly visual element. Many of the structures along the alley are
located close to or on the rear property lines. The applicant set the garage back nine feet from the
rear property line so it is not as imposing from the alley. Although the data on the plans indicates
that the garage is 1,107 square feet, the applicant decided to reduce it from a four-car to a three-car
structure. A condition of approval restricts the garage size to 650 square feet,
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 18 PALM AVENUE; FILE #5-07-211.
August 21, 2008
The following chart provides a comparison of house, garage and FARs for neighboring homes. Data
was obtained from County and Town records.
Address._
nt)use sf
Garage s.f
Lot Size st
Stories
PAR
55 Hernandez Ave.
2,906
-
18,295
two
.16
6 Pahn Avenue
2,142
456
8,480
two
.25
8 Palm Avenue
2,040
492
8,480
two
.24
5 Palm Avenue
2,046*
154
12,632
two
.16
9 Palm Avenue
3,357
-
12,632
two
.27
21 Pahn Avenue
1,816
400
8,276
two
.23
35 Palm Avenue
3,283*
414
12,632
two
.26
45 Palm Avenue
3,177
480
12,632
two
.25
18 Palm Avenue
3,513
675
16,000
two
.22
*property also has a second unit that is not included in this total - if the second units are factored in the FAR for 5 Palm
is .19, 35 Pahn is .29 and the project is .26
• House sizes range from 1,816 to 3,357 square feet
• Garage sizes range from 154 to 492 square feet
• Lot sizes range from 8,276 to 18,295 square feet
• FARs range from .16 to .27.
• All neighboring homes are two-stories
Trees
The applicant submitted an arborist report that was peer reviewed by the Town's Consulting
Arborist. The applicant intends to retain all the existing trees on the property. The project arborist
notes that four trees may be impacted by construction and provided specific measures and
construction methods to be used to ensure the survival of these trees. The Consulting Arborist
believes that the large Monterey Pine at the front of the property (tree #4) could be impacted enough
that it may prematurely decline (see Exhibit 9 of Attachment 11). Should the tree eventually need to
be removed, it would open up more of a view into the site. However, based on the canopy spread of
the Pine, a minimum of two 24-inch, two 36-inch and two 48-inch box trees would be required to
mitigate its loss.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 18 PALM AVENUE; FILE #S-07-211.
August 21, 2008
HISTORIC PRESERVATION COMMITTEE
On July 16, 2008, the Historic Preservation Committee considered the proposed changes to the
existing pre-1941 residence. The Committee approved the changes and required the existing siding
to be retained unless it can be determined through an historic investigation that it is not original
(refer to Attachment 7).
PLANNING COMMISSION ACTION:
The Planning Commission considered the application on June 25, 2008. Commissioners Talesfore
did not participate on this item as she lives within 500 feet of the project site. The Commission
voted 3-2 to approve the application with an added condition requiring the front porch to be modified
to provide more articulation.
APPF.AL-
The Planning Commission's decision was appealed by Lee Quintana based on her desire to have
additional architecture and massing modifications made to the new residence beyond those made by .
the applicant in response to the Planning Commission's direction (refer to Attachment 7). Ms.
Quintana also has concerns about preservation of the trees on the site and new landscaping between
the house and the front property line.
The applicant has worked with staff and the Consulting Architect to modify the front porch and
break up the roof lines. The applicant has also consulted with the appellant and two other neighbors
who were interested in the design modifications. Alternate elevations (Attachment 4) were
acceptable to two neighbors, but the appellant would like to see further changes. Staff believes that
the proposed revisions meet the Planning Commission's direction and recommends that the project
be approved as presented in the alternate elevations.
ENVIRONMENTAL REVIEW:
It was determined that the project is Categorically Exempt pursuant to Section 15303 of the State
Enviromnental Guidelines as adopted by the Town (single family residence not in conjunction with
the building of two or more units).
CONCLUSION:
If the Council agrees with the Planning Commission's decision, the following actions should be
taken to deny the appeal and approve Architecture and Site application S-07-211:
1. Find that the project is categorically exempt pursuant to Section 15303 of the California
Environmental Quality Act (Attachment 1);
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 18 PALM AVENUE; FILE ##S-07-211.
August 21, 2008
2. Find that the project is consistent with the Central Los Gatos Redevelopment Plan
(Attachment 1);
3. Find that the project is consistent with the considerations for approval of Architecture and
Site applications (Attachment 1); and
4. Approve Architecture and Site application S-07-211 subj ect the conditions in Exhibit 2 and
as shown in the development plans (Attachment 3).
If the Council decides that further revisions to the architectural design are needed, conditions can be
added and staff will work with the applicant and Consulting Architect to achieve the desired plan
changes. The matter may be referred back to the Planning Commission if significant resign is
required.
FISCAL IMPACT: None
AttaclhmentG-
I . Required Findings & Considerations (four pages)
2. Recommended Conditions of Approval (eight pages)
Previously received under separate cover:
3. Development plans (nine sheets), received March 12, 2007
4. Alternate elevations (four pages), received July 24, 2008
5. Letter from Pamela Gunderson (one page), received July 24, 2008
6. Letter from Fellow C. Stearns (one page), received July 17, 2008
7. July 16, 2008 Historic Preservation Committee Minutes (one page)
8. Appeal Statement (two pages)
9. Exhibit presented at June 25, 3008 Planning Commission meeting (two pages)
10. June 25, 2008 Planning Commission Minutes (42 page document)
11. June 25, 2008 Planning Commission Desk Item (one page)
12. June 25, 2008 Planning Commission report with Exhibits 1-11
13. May 28, 2008 Planning Commission report with Exhibit 1
Att;lcl rnents'
14. Correspondence received from Town residents
Distribution:
David Zicovich, Zicovich Builders, 17510 Farley Road West, Los Gatos, CA 95030
Mike Rowe, Britt/Rowe, 108 N. Santa Cruz Avenue, Los Gatos, CA 95030
Rick & Nicki Oderio, 18 Palm Avenue, Los Gatos, CA 95030
Lee Quintana, 5 Palm Avenue, Los Gatos, CA 95030
BNL:SD
N.IDFVISUZANNMCOUNCILXKLPORTSIFWD. TO MAPPFALS1PALMI8.DOC
TOWN COUNCIL - SEPTEMBER 2, 2008
REQUIRED FINDINGS & CONSIDERATIONS FOR:
18 Palm Avenue
Architecture and Site Application. 5-07-211
Requesting approval to construct anew single family residence and to convert an existing pre-1941
residence to an accessory structure on property zoned R-1:8. APN 510-42-052.
PROPERTY OWNER: Rick & Nicki Oderio
APPLICANT: David Zicovich
FINDINGS:
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to Section 15303 of the State Environmental
Guidelines as adopted by the Town.
Required finding for projects within the Central Los Gatos Redevelopment Area.
The project is consistent with the Town's General Plan as required by Section IV.B of the
Redevelopment Plan for the Central Los Gatos Redevelopment Project.
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 track loading and unloading
facilities; the circulation pattern within the boundaries of the development, and the
surfacing, lighting and handicapped accessibility of off-street parking facilities,
a. Any project or development that will add traffic to roadways and critical
intersections shall be analyzed, and a determination made on the following
matters:
The ability of critical roadways and major intersections to
accommodate existing traffic;
ATTACHMENT 1
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 proj ect will not impact any roadways and/or intersections causing
the roadways and/or intersections to exceed their available capacities.
2. The project will impact a roadway(s) and/or intersection(s) causing
the roadway(s) and/or intersection(s) to exceed their available
capacities.
Any project receiving Town determination subsection (1)b.L may
proceed. Any project receiving Town determination subsection
(1)b.2. must be modified or denied if the deciding body determines
that the impact is unacceptable. In determining the acceptability of a
traffic impact, the deciding body shall consider if the project's
benefits to the community override the traffic impacts as determined
by specific sections from the general plan and any applicable specific
plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size,
height, lighting and landscaping of outdoor advertising signs and structures in
relation to the creation of traffic hazards and the appearance and harmony with
adjacent development. Specialized lighting and sign systems may be used to
distinguish special areas or neighborhoods such as the downtown area and Los Gatos
Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adjacent development or
to conceal storage areas, utility installations, parking lots or unsightly development;
the planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district.
Trees and plants shall be approved by the Director of Parks, Forestry and
Maintenance Services for the purpose of meeting special criteria, including climatic
conditions, maintenance, year-round versus seasonal color change (blossom, summer
foliage, autumn color), special branching effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and
open spaces in relation to the physical characteristics of the site and the character of
the neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g.
downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of
solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz
Avenue with existing and new parking facilities shall be encouraged, and shall
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 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;WMFINDINGWALM I S.PGC
TOWN COUNCIL - SEPTEMBER 2, 2008
CONDITIONS OF APPROVAL
18 Palm Avenue
Architecture and Site Application S-07-211
Requesting approval to construct a new single family residence and to convert an existing pre-
1941 residence to an accessory structure on property zoned R-1:8. APN 510-42-052.
PROPERTY OWNER: Rick & Nicki Oderio
APPLICANT: David Zicovich
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
approved on June 25, 2008 and noted as received by the Town on May 20, 2008. Any
changes or modifications to the approved plans shall be approved by the Community
Development Director or the Planning Commission depending on the scope of the
change(s).
2. EXPIRATION OF APPROVAL: The Architecture and Site application will expire two
years from the date of the approval pursuant to Section 29.20.335 of the Town Code,
unless the approval is used prior to expiration.
3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval.
4. ARCHITECTURE. The detached garage shall be reduced, not to exceed 675 square feet
and the front porch shall be modified to increase the articulation. A revised plan shall be
submitted and approved prior to acceptance of plans for building plan check.
5. PRE-1941 RESIDENCE. The modifications to the pre-1941 residence shall be reviewed
by the Historic Preservation Committee prior to acceptance of plans for building plan
check.
6. RECYCLING. All wood, metal, glass and aluminum materials generated from the
demolished structure shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of
material, shall be submitted to the Town prior to the Towns demolition inspection.
7. 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. 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.
Page 1 of 9 ATTAcIMNT 2
8. FENCING. Any fencing within the front setback shall not exceed three-feet in height
and shall be of an open design. The rear yard shall be enclosed with a solid six foot high
fence as described in the applicant's letter dated June 17, 2008, prior to issuance of an
occupancy permit.
9. STORY POLES. The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
10. GENERAL. All existing trees are specific subjects of approval of this plan and must
remain on the site.
11. 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.
12. TREE PRESERVATION. All recommendations of the Project and Town's Consulting
Arborist shall be followed throughout all phases of construction. Refer to the reports
prepared by Arbor Resources dated December 10, 2007 and Barrie Coate & Associates
dated September 11, 2007 for details. Tree protection specifications shall be printed on
the construction plans. Any pruning of the Pine trees shall be done under the supervision
of a certified arborist.
Building Division
13. PERMITS REQUIRED: A building permit is required for the demolition of the existing
single family residence and construction of the new single family residence and accessory
structure. Separate permits are required for electrical, mechanical and plumbing work as
necessary.
14. APPLICABLE CODES. The project will be required to conform to the 2007 California
Building, Fire, Mechanical, Electrical, and Plumbing Codes. The CC's are based on
model codes; 2006 International Building Code and Fire Code and 2006 Uniform
Plumbing and Mechanical Codes and the 2005 National Electrical Code.
15. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
16. 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.
17. HOUSE NUMBERS. Submit requests for new house numbers to the Building Division
prior to submitting for the building permit application process.
18. DEMOLITION REQUIREMENTS. Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management Application from the Building
Department Service Counter. Once the demolition form has been completed, all
signatures obtained, and written verification from PG&E that all utilities have been
disconnected, return the completed from to the Building Department Service Counter
with the J# Certificate, PG&E verification, and three (3) sets of site plans to include all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
19. 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 (California Building Chapter 18).
Page 2of9
20. SHORING. Shoring plans and calculations will be required for all excavations that
exceed four (4) feet in depth or that 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 to Cal/OSHA regulations.
21. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to 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
d. Retaining Walls
22. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994-61:
a. Wooded 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 a 36-inch wide door including a 5'x5' level landing, no
more than 1-inch out of plane with the immediate interior floor level with an 18-
inch clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
23. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF-
1R, MF-1R, and WS-5R must be blue-lined on the plans.
24. 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
(WVSD) 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.
25. SPECIAL INSPECTIONS. When a special inspection is required by CBC 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 pennit.
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 at www.losgatosca.gov/budding.
26. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA
Phase 11 approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
27. FIRE HAZARD ZONE. The project requires a Class A roof assembly. If submitted to
the Building Division after final approval of Fire Hazard Severity Zone, the project shall
conform with the following:
Page 3 of 9
a. WILDLAND-URBAN INTERFACE: This project is located in a Wildlife Urban
Interface Fire Area and must comply with Chapter 7A of the 2007 California
Building Code.
b. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN
prepared by a California licensed architect in conformance with California Public
Resources Code 4291 and California Government Code Section 51182.
C. PRIOR TO FINAL INSPECTION, provide a letter from a California registered
architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government
Code Section 51182.
28. 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.
29. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 354-6875
b. Engineering/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: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
f. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
30. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application 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.
31. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
32. 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
Page 4 of 9
33. 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.
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 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.
37. 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.
38. 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.
39. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the
developer. Plans for those improvements shall be prepared by a California registered
civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful
Performance Security and Labor & Materials Security before the issuance of a building
permit or the recordation of a map. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
a. Palm Avenue. Pave parking apron with drainage Swale or berm..
40. 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.
Page 5 of 9
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. 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.
44. 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.
45. 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 S 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
Page 6 of 9
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.
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. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
48. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
49. 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.
50. 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.
51. 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.
52. SIDEWALK/CURB IN-LIEU FEE. A curb and sidewalk in-lieu fee of $12,900.00 shall
be paid prior to issuance of a building permit. This fee is based on 100 linear of curb at
$57/LF and 100 square feet of 4.5-foot wide sidewalk at $16/SF in accordance with
Town policy. This fee will be reduced by the dollar value of the public improvements
required.
53. 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.
54. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge through
Page 7of9
the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The
Town shall not incur any liability or responsibility for damage resulting from a sewer
overflow where the property owner or other person has failed to install a backwater
valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section
6.50.010 of the Town Code and maintain such device in a functional operating condition.
Evidence of West Valley Sanitation District's decision on whether a backwater device is
needed shall be provided prior to issuance of a building permit.
55. 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.
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. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all tunes during working hours.
The storing of goods and/or materials on the sidewalk and/or the street will not be
allowed unless a special permit is issued by the Engineering Division.
59. 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 liinitcd 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.
60. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall
be issued simultaneously.
61. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
Page 8 of 9
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
62. REQUIRED FIRE FLOW. Required fire flow is 2,000 GPM at 20 psi. residual pressure,
63. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence and garage, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13D and local ordinances. The
fire sprinkler system supply valving shall be installed per Fire Department Standard
Detail & Specifications W-1/SP-6.
64. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Palm Avenue. Numbers shall be a minimum
of four inches high and shall contrast with their background.
NM V1COND1TNS120D81Palm18.doc
Page 9 of 9
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IN TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
cos sA~oy Meeting Date: June 25, 2008
PREPARED BY:
APPLICATION NO.:
LOCATION:
APPLICANT:
PROPERTY OWNER:
CONTACT PERSON:
APPLICATION
SUMMARY:
EXHIBITS:
DISCUSSION:
Suzanne Davis, Associate Planner
S-07-211
ITEM NO.: 1
DESK ITEM
18 Palm Avenue (east side of Palm Avenue one lot south of
Hernandez Avenue)
David Zicovich
Rick & Nicki Oderio
David Zicovich: 408-399-0606
Requesting approval to construct a new single family residence
and to convert an existing pre-1941 residence to a guest house on
property zoned R-1: 8. APN 510-42-052.
DEEMED COMPLETE: April 2, 2008
FINAL DATE TO TAKE ACTION: October 2, 2008
1.-11. Previously received
A question was raised as to whether the modifications to the existing pre-1941 residence should
have been reviewed by the Historic Preservation Committee (HPC). Staff agrees with the
suggestion that the plan be reviewed by the HPC and recommends that the following condition
be added:
PRE-1941 RESIDENCE. The modifications to the pre-1941 residence to reduce its size and
convert it to a guest house shall be reviewed by the Historic reservation Committee prior to
acceptance of plans for building plan check.
Prepared by:
Suzanne Davis
Associate Planner
BNL:SD
N DEVk EP0RTS52008\PalmIS-dsk-6-2i-0S doc
ATTACMMT 11
Bud N. Lortz, AICP
Director of Community Development
TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
s cA S Meeting Date: June 25, 2008
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION NO.: S-07-211
ITEM NO.: 1
LOCATION: 18 Palm Avenue (east side of Palm Avenue one lot south of
Hernandez Avenue)
APPLICANT: David Zicovich
PROPERTY OWNER: Rich & Nicki Oderio
CONTACT PERSON: David Zicovich: 408-399-0606
APPLICATION
SUMMARY: Requesting approval to construct a new single family residence
and to convert an existing pre-1941 residence to a guest house on
property zoned R-1:8. APN 510-42-052.
DEEMED COMPLETE: April 2, 2007
FINAL DATE TO TAKE ACTION: October 2, 2008
RECOMMENDATION: Approval, subject to conditions.
PROJECT DATA: General Plan Designation: Low Density Residential
Zoning Designation:
Applicable Plans & Standards:
Parcel Size:
Surrounding Area:
R-1:8
Zoning Ordinance
General Plan
Residential Design Guidelines
Pre-1941 Design Guidelines
16,000 sq. ft.
_
Existing Land Use General Plan Zoning
North
East
Single Family Low Density F R-118
Single Family 1 Low Density R-1:8
_
_
South
Single
Family Low Density R-1:8
West
_
; Single Family ; Low Density 1 R-1:8
ATTACHMENT 12
Planning Commission Staff Report - Page 2
18 Palm Avenue/5-07-211
June 25, 2008
CEQA: Categorically Exempt pursuant to Section 15303 of the State
Environmental Guidelines as adopted by the Town because this is a
single family residence not in conjunction with the building of two or
more units.
FINDINGS: E As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
■ That the work proposed is consistent with the Redevelopment
Plan for the Central Los Gatos Redevelopment Project Area
(Section N.B).
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for Architecture
and Site applications.
ACTION: The
decision of the Planning Commission is final unless appealed
with
in ten days.
EXHIBITS: 1.
Location map
2.
Required findings and considerations (four page)
3.
Recommended conditions of approval (nine pages)
4.
Project data sheet (one page)
5.
Applicant's letter (three pages), received June 11, 2008
6.
Applicant's letter (one page), received June 17, 2008
7.
Letter from Lee & Paul Quintana (one page), received June 18,
2008
8.
Letter from Fellow C. Stearns (one page), received May 21, 2008
9.
Consulting Architect's report (three pages), received December
10, 2008
10.
Arborist peer review comments (four pages), received December
10, 2007
11.
Development Plans (12 sheets), received May 20, 2008
BACKGROUND:
The subject property is zoned R-1:8 and is developed with a 1,421 square foot two-story home
with attached carport and a swimming pool. The property owner has submitted an application to
construct a new residence and detached garage and to downsize and remodel the existing pre-
1941 residence. The carport and second story will be removed and the remodeled building will
be used as a guest house. The pool will be removed from the site.
Planning Commission Staff Report - Page 3
18 Palm Avenue/S-07-211
June 25, 2008
Although the Development Review Committee has the authority to take action on new single
family homes in R-1 zones, this matter was referred to the Planning Commission because of a
neighborhood concern about the architectural style, and the proposed residence will be one of the
largest in the immediate neighborhood. The property is unique in that it is the largest parcel on
the street and has a greater amount of frontage.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site is located at 18 Palm Avenue on the east side of the street, just south of
Hernandez Avenue. Adjacent properties are all occupied by single family residences.
Most of the homes in the immediate area are two-stories, and all are taller than the
proposed residence (refer to the streetscape plan on sheet A9 of the development plans).
B. Architectural and Site Approval
Architecture and Site approval is required for the modifications to the existing house and
construction of the new house and detached garage. The applicant is proposing to
remove the pool, demolish the carport and second floor of the existing residence and
retain most of the original house as a guest unit, and to construct a new residence and
detached four-car garage. The existing house will not be used as a second unit. The
garage access is from a rear alley that runs between Palm and Peralta Avenues.
C. Zoning Compliance
The proposed residence and detached garage are within the allowable FAR for the
property and are compliant with setbacks, building coverage and height requirements. A
single-family residence is permitted use in the R-1:8 zone. The 16,000 square foot lot is
twice the minimum size required for the zone. The parcel does not qualify for a lot split
since it only has 100 feet of frontage (a minimum of 120 feet is required).
ANALYSIS :
A. Architecture & Site
The plans were evaluated using the current Residential Development Standards, and with
consideration of the design principles contained in the draft Residential Design
Guidelines. The Town's Consulting Architect reviewed the proposal and commented that
the new residence is well designed with good proportions, quality materials and
interesting details, and that the Craftsman style architecture is appropriate for the
neighborhood (see Exhibit 5). A recommendation to modify the dormer window on the
Planning Commission Staff Report - Page 4
18 Palm Avcnue/S-07-211
June 25, 2008
front elevation has been incorporated into the plans. General project data is included in
Exhibit 4. The applicant's letter includes a detailed description of design considerations
and the evolution of the project (see Exhibit 5). Story poles were originally placed on the
site in April and were in place for approximately a month before being removed by the
applicant in late May. The poles were fully reinstalled on June 19, 2008.
B. Neighborhood Compatibility
The project is consistent with the following design principles from the draft Residential
Design Guidelines:
• Encourage a diversity of architectural styles consistent with the neighborhood
context.
Design to blend into the neighborhood rather than stand out.
• Reinforce prevailing neighborhood development patterns.
• Maintain home entries with a strong visual connection to the street.
• Avoid garages and carports that dominate a home's street frontage.
• Utilize roof forms and pitches similar to those in the immediate area.
• Design with architectural integrity on all sides of the structure.
• Use materials that are consistent or compatible with the neighborhood.
• Relate auxiliary structures to the style and detail of the main house.
• Use quality materials and workmanship.
• Select colors to blend with the neighborhood.
• Preserve mature landscaping whenever possible.
While the proposed house is somewhat larger than others in the immediate neighborhood,
it is on a larger lot and is within the range of FARs for the immediate neighborhood. The
garage is larger than others on the street, but is located at the rear of the property and is
not a highly visual element. Many of the structures along the alley are located close to or
on the rear property lines. The applicant has set the garage back nine feet from the rear
property line so it is not as imposing from the alley. Although the plan shows a four-car
garage, the applicant has indicated a desire to reduce it to a three-car structure. The
applicant plans to reduce the garage by 250 to 3 00 square feet when construction plans
are prepared and submitted for building permit. Staff has included a condition restricting
the size of the detached garage to a maximum of 675 square feet (this represents a 250
square foot reduction).
The chart on the following page provides a comparison of house, garage and FARs for
neighboring homes. Data was obtained from County and Town records.
Planning Commission Staff Report - Page 5
18 Palm Avenue/S-07-211
June 25, 2008
55 Hernandez Ave.
2,906
-
,,gg
18,295
J
1 01
two
C L
-
.16
6 Palm Avenue
2,142
456
8,480
two
25
8 Palm Avenue
2,040
492
8,480
two
.24
5 Palm Avenue
2,046'"
154
12,632
two
.16
9 Palm Avenue
3,357
-
12,632
two
.27
21 Palm Avenue
1,816
400
8,276
two
.23
35 Palm Avenue
3,283*
414
12,632
two
.26
45 Palm Avenue
3,177
480
12,632
two
.25
18 Palm Avenue
3,513
675
16,000
two
.22
*property also has a second unit that is not included in this total - if the second units are factored in the
FAR for 5 Patin is .19, 35 Palm is .29 and the project is .26
• House sizes range from 1,816 to 3,357 square feet
• Garage sizes range from 154 to 492 square feet
• Lot sizes range from 8,276 to 18,295 square feet
• FARs range from .16 to .27.
• Seven of eight neighboring homes are two-stories
C. Tree Impacts
The applicant submitted an arborist report that was peer reviewed by the Town's
Consulting Arborist. The applicant intends to retain all the existing trees on the property.
The project arborist notes that four trees may be impacted by construction and provided
specific measures and construction methods to be used to ensure the survival of these
trees. The Consulting Arborist believes that the large Monterey Pine at the front of the
property (tree #4) could be impacted enough that it may prematurely decline (see Exhibit
6). Should the tree eventually need to be removed, it would open up more of a view into
the site. However, based on the canopy spread of the Pine, a minimum of two 24-inch,
two 36-inch and two 48-inch box trees would be required to mitigate its loss.
Planning Commission Staff Report - Page d
18 Palm Avenue/S-07-211
June 25, 2008
D. CE QA Determination
The proposed project is Categorically Exempt pursuant to Section 15303 of the State
Environmental Guidelines as adopted by the Town because this is a single family home
and none of the criteria requiring environmental review will be exceeded.
PUBLIC COMMENTS:
The applicant contacted neighbors in the surrounding area and provided reduced plans for each
neighbor on Palm Avenue at the time the application was submitted to the Town. Staff has had
contact with two neighbors who voiced concern about the proposed architectural style. The
concern is that the length of the house is greater, the height is not as vertical and the overall
massing is not consistent with that of other houses on the street and that Victorian style
architecture would be a better fit than the proposed Craftsman style. One neighbor submitted a
letter explaining their position (see Exhibit 7).
The applicant proposed a lower profile house that he believes will not be obtrusive to neighbors
while still fitting into the neighborhood. The proposed Craftsman style house is similar to other
homes in the area, including nearby homes on Hernandez Avenue. Although there are other
Victorian style homes on the street, the house directly across the street and the adjacent house to
the north are not of this style. In addition, many of the houses on Palm Avenue exceed the 30
foot height limit and the applicant would not have the ability to match the height of these homes
without a variance should they wish to pursue a Victorian design.
Another neighborhood concern is the property owners' dogs barking. The applicant plans to
install a solid six-foot high fence to enclose the rear yard and to limit any fencing along the front
property line to three feet in height (see Exhibit b). A condition of approval has been included
restricting any fencing within the front setback to three feet and requiring the six foot rear yard
fence to be installed prior to occupancy of the new residence.
A letter of support was received from a neighbor who lives behind the project site (see Exhibit
8).
CONCLUSION AND RECOMMENDATION:
A. Conclusion
While the new residence is larger than other homes on Palm Avenue, there are three that
are similar in size (3,177 to 3,357 square feet) and several that present greater bulk and
mass from the street. The Planning Commission has recently approved new residences
that are larger than existing homes but with a similar FAR when the project was on a
larger lot, as is the case with this application (examples: 590 Monterey and 301 Albert).
Planning Commission Staff Report - Page 7
18 Palm Avenue/S-07-211
June 25, 2008
The proposed residence is within the FAR range for homes in the immediate
neighborhood, is an appropriate architectural style for the area, and will fit into the
streetscape. The detached garage is larger than others on the street, but is sited at the rear
of the lot where it will not adversely impact the streetscape or any neighbors, and is
within the allowable FAR. The project also preserves the existing pre-1941 residence in
a similar manner to how it was originally built. Staff recommends that the project be
approved. If the Commission decides that plan modifications are needed, conditions of
approval may be added and staff will work with the applicant to achieve the desired
results.
B. Recommendation
Staff recommends that the Planning Commission take the following actions to approve
the Architecture and Site application:
1. Find that the project is categorically exempt pursuant to Section 15303 of the
State Environmental Guidelines;
2. Find that the project is consistent with the Central Los Gatos Redevelopment
Plan;
3. Find that the project is consistent with the considerations for approval of
Architecture and Site applications (Exhibit 2); and
4. Approve Architecture and Site application S-07-211 subject the conditions in
Exhibit 3.
Cll S
Prepared by:
Suzanne Davis
Associate Planner
Approved by:
Bud N. Lortz, AICP
Director of Community Development
BNL:SD
cc: David Zicovich, Zicovich Builders, 17510 Farley Road West, Los Gatos, CA 95030
Mike Rowe, Britt/Rowe, 108 N. Santa Cruz Avenue, Los Gatos, CA 95030
Rick & Nicki Oderio, 18 Palm Avenue, Los Gatos, CA 95030
NADEMRPORTSUO OR%Patm18-A&S.doc
18 Palm Avenue
EXHIBIT 1
PLANNING COMMISSION - JUNE 25, 2008
REQUIRED FINDINGS & CONSIDERATIONS FOR:
18 Palm Avenue
Architecture and Site Application S-07-211
Requesting approval to construct a new single family residence and to convert an existing pre-1941
residence to an accessory structure on property zoned R-1:8. APN 510-42-052.
PROPERTY OWNER: Rick & Nicki Oderio
APPLICANT: David Zicovich
FINDINGS :
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to Section 15303 of the State Environmental
Guidelines as adopted by the Town.
Required finding for projects within the Central Los Gatos Redevelopment Area:
= The project is consistent with the Town's General Plan as required by Section W.B of the
Redevelopment Plan for the Central Los Gatos Redevelopment Project.
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.
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;
EXHIBIT 2
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.l. may
proceed. Any project receiving Town determination subsection
(1)b.2. must be modified or denied if the deciding body determines
that the impact is unacceptable. In determining the acceptability of a
traffic impact, the deciding body shall consider if the project's
benefits to the community override the traffic impacts as determined
by specific sections from the general plan and any applicable specific
plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size,
height, lighting and landscaping of outdoor advertising signs and structures in
relation to the creation of traffic hazards and the appearance and harmony with
adjacent development. Specialized lighting and sign systems may be used to
distinguish special areas or neighborhoods such as the downtown area and Los Gatos
Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adjacent development or
to conceal storage areas, utility installations, parking lots or unsightly development;
the planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district.
Trees and plants shall be approved by the Director of Parks, Forestry and
Maintenance Services for the purpose of meeting special criteria, including climatic
conditions, maintenance, year-round versus seasonal color change (blossom, summer
foliage, autumn color), special branching effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and
open spaces in relation to the physical characteristics of the site and the character of
the neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g.
downtown, Los Gatos Boulevard, etc.). Buildings should maximize preservation of
solar access. In the downtown, mid-block pedestrian arcades linking Santa Cruz
Avenue with existing and new parking facilities shall be encouraged, and shall
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 ofa hazardous waste Managementfacility. A
hazardous waste facility shall not be located closer than five hundred (540) 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.1DE VIFMING51PALMIB.DOC
PLANNING COMMISSION - JUNE 25, 2008
CONDITIONS OF APPROVAL
18 Palm Avenue
Architecture and Site Application S-07-211
Requesting approval to construct a new single family residence and to convert an existing pre-
1941 residence to an accessory structure on property zoned R-1:8. APN 510-42-052.
PROPERTY OWNER: Rick & Nicki Oderio
APPLICANT: David Zicovich
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
approved on June 25, 2008 and noted as received by the Town on May 20, 2008. Any
changes or modifications to the approved plans shall be approved by the Community
Development Director or the Planning Commission depending on the scope of the
change(s)-
2. EXPIRATION OF APPROVAL: The Architecture and Site application will expire two
years from the date of the approval pursuant to Section 29.20.335 of the Town Code,
unless the approval is used prior to expiration.
3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval.
4. ARCHITECTURE. The detached garage shall be reduced, not to exceed 675 square feet.
A revised plan shall be submitted and approved prior to acceptance of plans for building
plan check.
5. RECYCLING. All wood, metal, glass and aluminum materials generated from the
demolished structure shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of
material, shall be submitted to the Town prior to the Towns demolition inspection.
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. 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. FENCING. Any fencing within the front setback shall not exceed three-feet in height
and shall be of an open design. The rear yard shall be enclosed with a solid six foot high
fence as described in the applicant's letter dated June 17, 2008, prior to issuance of an
occupancy permit.
8. STORY POLES. The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
ffiIBIT 3
9. GENERAL. All existing trees are specific subjects of approval of this plan and must
remain on the site.
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. 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 August 21, 2007 for details. Tree protection specifications shall be
printed on the construction plans. Any pruning of the Pine trees shall be done under the
supervision of a certified arorist.
Building Division
12. PERMITS REQUIRED: A building permit is required for the demolition of the existing
single family residence and construction of the new single family residence and accessory
structure. Separate permits are required for electrical, mechanical and plumbing work as
necessary.
13. APPLICABLE CODES. The project will be required to conform to the 2007 California
Building, Fire, Mechanical, Electrical, and Plumbing Codes. The CC's are based on
model codes; 2006 International Building Code and Fire Code and 2006 Uniform
Plumbing and Mechanical Codes and the 2005 National Electrical Code.
14. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in fall
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.
16. HOUSE NUMBERS. Submit requests for new house numbers to the Building Division
prior to submitting for the building permit application process.
17. DEMOLITION REQUIREMENTS. Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management Application from the Building
Department Service Counter. Once the demolition form has been completed, all
signatures obtained, and written verification from PG&E that all utilities have been
disconnected, return the completed from to the Building Department Service Counter
with the 3# Certificate, PG&E verification, and three (3) sets of site plans to include all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
18. 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 (California Building Chapter 18).
19. SHORING. Shoring plans and calculations will be required for all excavations that
exceed four (4) feet in depth or that 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 to Cat/OSHA regulations.
19. FOUNDATION INSPECTIONS, A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to 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
d. Retaining Walls
20. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994-61:
a. Wooded 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.
G. Primary entrance shall a 36-inch wide door including a 5'x5' level landing, no
more than 1-inch out of plane with the immediate interior floor level with an 18-
inch clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
21. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF-
1R, MF-IR, and WS-511 must be blue-lined on the plans.
22. 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
(WVSD) 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.
23. SPECIAL INSPECTIONS. When a special inspection is required by CBC 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 at www.losgatosca.gov/building.
24. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
25. FIRE HAZARD ZONE. The project requires a Class A roof assembly. If submitted to
the Building Division after final approval of Fire Hazard Severity Zone, the project shall
conform with the following:
a. WILDLAND-URBAN INTERFACE: This project is located in a Wildlife Urban
Interface Fire Area and must comply with Chapter 7A of the 2007 California
Building Code.
b. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN
prepared by a California licensed architect in conformance with California Public
Resources Code 4291 and California Government Code Section 51182.
C. PRIOR TO FINAL INSPECTION, provide a letter from a California registered
architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government
Code Section 51182.
26. 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.
27. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 354-6875
b. Engineering/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: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
f. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
28. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application 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.
29. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
30. 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
31. 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.
32. 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.
33. 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.
34. 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.
35. 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.
36. 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.
37. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the
developer. Plans for those improvements shall be prepared by a California registered
civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful
Performance Security and Labor & Materials Security before the issuance of a building
pen-nit or the recordation of a neap. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
a. Palm Avenue. Pave parking apron with drainage swale or berm.
38. 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.
39. 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.
I
40. 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 stornn 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.
41. 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.
42. 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.
43. 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.
44. 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).
45. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
46. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
47. 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.
48. 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.
49. 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.
50. SIDEWALK/CURB IN-LIEU FEE. A curb and sidewalk in-lieu fee of $12,900.00 shall
be paid prior to issuance of a building permit. This fee is based on 100 linear of curb at
$57/LF and 100 square feet of 4.5-foot wide sidewalk at $16/SF in accordance with
Town policy. This fee will be reduced by the dollar value of the public improvements
required.
51. 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:- -BL- DG-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.
52. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The
Town shall not incur any liability or responsibility for damage resulting from a sewer
overflow where the property owner or other person has failed to install a backwater
valve, as defined section 103(c) of the Uniform Plumbing Code adopted by section
6.50.010 of the Town Code and maintain such device in a functional operating condition.
Evidence of West Valley Sanitation District's decision on whether a backwater device is
needed shall be provided prior to issuance of a building permit.
53. 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.
54. 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.
55. 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
56. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and/or materials on the sidewalk and/or the street will not be
allowed unless a special permit is issued by the Engineering Division.
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. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall
be issued simultaneously.
59. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
60. REQUIRED FIRE FLOW. Required fire flow is 2,000 GPM at 20 psi. residual pressure.
61. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED, An approved automatic fire
sprinkler system is required for the new residence and garage, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13D and local ordinances. The
fire sprinkler system supply valving shall be installed per Fire Department Standard
Detail & Specifications W-I/SP-6.
62. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Palm Avenue. Numbers shall be a minimum
of four inches high and shall contrast with their background. N:1DB ACONDrrrlsWOMPalmts.doc
1
r ~ vP•Y: ~ t. { . a. _KJr, f-. S. ~ m is +}4. ;1¢ ~ T ~~'q{f+.~Ja - 7~'? _K.
EXISTING-, PROPOSED REQUi
7.1 IEDI
CONDiTtQNS PROJECT PERMITTED
Zoning district
R-1:8
same
-
Land use
single family residence
same
-
General Plan Designation
low density residential
same
Lot size (sq. ft.)
16,000
same
8,000 sq. ft. minimum
Exterior materials:
• siding
horizontal wood
horizontal wood,
cedarshake
-
• trim
wood
wood, river rock
-
• windows
wood, aluminum
wood
-
• roofing
asphalt shingle
asphalt shingle
-
Building floor area:
'y = r
_
• first floor
968
2,589
-
• second floor
453
877
-
• garage
200
924
1,107 sq, ft. maximum
• cellar
-
659
exempt from FAR
• guesthouse
-
720
-
Setbacks (ft.):
f
_
• front
134'
30'
25 feet minimum
• rear
0
9' garage
74' house
20 feet minimum
• side
8'
8'
8 feet minimum
• side
56'6"
25'
8 feet minimum
Maximum height (ft.)
23'3"
26'8"
30 feet maximum
Building coverage (1)
08%
26%
40% maximum
Floor Area Ratio
-
-pr
• houW
1,421
4,186
4,192 sq. ft. maximum
• garage
200
924
1,107 sq. ft. maximum
Parking
2
4 garage spaces
two spaces minimum
Tree Removals
-
none
canopy replacement
Sewer or septic
sewer
same
-
*includes 720 sf guest house
N:1DEV1SUZANNF-Wa 1Proji
EXHIBIT 4
TOWN OF LOS GATOS PLANNING COMMISSION
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95030
Re: 18 PALM AVE. LOS GATOS - "Letter of Justif!cation"
Dear Ladies & Gentlemen of the Planning Commission,
When we first rbet Mr. Oderio and his family at their property located at 18° Palrn Avenue,
we were extreihely excited to be given the opportunity to design a home for his
expanding family on this beautiful parcel of land in such a friendly, desirable neighborhood.
In addition to NO family's lifestyle needs, several unique lot characteristics ihlmediateiy came
to vision which helped guide us in arriving at our selection for the architectural style most
suited and appropriate for this spectacular site.
The very first and most evident property asset was the very wide street frontage which is
substantially wider than most other properties in the neighborhood. On average, Mr.
Oderio's property is approximately forty-one feet wider than any other lot -on the street.
This number eludes the property directly adjacent to the North which actlaally fronts
Hernandez Avenue by lot configuration and postal address. The two lots adjacent to the
South of Mr. C(derio's lot are only fifty-three feet wide and the lots directly acrosa the street
range from thirty-six feet at the corner of Palm and Hernandez Avenges taseventy-five feet
wide down to the corner of Palm and Pennsylvania Avenues. Ironically, the parcel map
indicates that Mr. Oderio's property was probably two lots at some point in time. Or it might
have been intended to be two lots based on the numerical layout of the assessor's parcel
map subdivision and also that one of the street frontage segments of 18 Palm Avenue is
exactly the sarhiB width as the two lots to the South (53.33').
In addition to the generous lot frontage, the property is also benefitted by hicle, alley
access from the rear. This site attribute is a desirable component when designing a new
home since we are able to locate and access the required covered garage spaces from this
alley, leaving the Palm Avenue street elevation open for architectural presentatiOn.
The Palm Avenue street frontage is almost completely shielded from view- by five native
Oak trees and One enormous Pine tree. The heavily wooded frontage also helped guide us
to a mutually crinplimentary coexistence between architectural design andAhe property's
natural setting. The site also has a variety of several other large trees, in addition to those
spanning the frontage, including a few other native Oaks, a beautiful Avocado, a few mixed
fruit trees and one very appropriate Palm tree. It should be mentioned that none of these
trees are planned for removal or relocation as part of our application.
Yet another one of the beneficial site characteristics was the fact that the existing residential
dwelling occupies only the far Southeast corner of the property which does not necessitate
a request for full demolition of an existing dwelling. By preference, we plan-to remodel this
legal non-conformng structure by removing the existing 2nd level, reducing its square
footage and yielding to the current Planning Department requirements. If approved, once
again, this existing structure may be considered a legal "Guest House" accessory building.
Considering the architectural style preference and functional needs of the Oderio family, the
lot's unique wide, wooded street frontage, and combined with the ability to hide the garage
at the rear of th' property, the decision to design a "Craftsman" style residence was
architecturally appropriate and fitting for this site. Great care and sensitivity was taken when
ffiIBIT 5
designing this home by utilizing design principles and classic "Craftsman" architectural
elements bore Wed from well known, documented Craftsman homes designed by Charles
Greene, Henry, reeve and Gustav Stickiey during what was known as the "Arts and Craft9
Movement". Qne of the building style elements extracted from this historical. architectural
period and ino.b-:porated into our proposed project is a house layout that :emphasizes the
horizontal ratE~er than the vertical. This was accomplished by designing a wide ground level
floor plan with.1he upper story concealed within a long sloping roof line which extends down
to an equally wide front porch. Using this proven architectural concept, our-proposed home
becomes part cif the site rather than merely rising up from it. Another style defining concept
known as "grounding" the home into the site is exaggerated by the use of:-8tone wainscots
and porch pilldr$ that are in contact with the natural grade that broaden at the base. In
addition, we made the decision to incorporate natural materials for the exterior finishes such
as real wood 81ding, wood shingles and river rock stone to further help the home become
harmonious with the site and numerous property defining mature trees.
With all of these notable architectural elements present in our home design, we believe our
project application was well received by the Planning Staff as it meets or.~xceeds all of the
required setbacks, conforms to the allowable building size in relation to the lot area (FAR)
and is 5'-19'16. than the maximum allowable height as defined in the zoning ordinance.
The Town of Los Gatos' Consulting Architect was in agreement with our selection of
architectural std lb for this site as well.
"The house is well designed with good proportions, qualify ma ~dals; and
interesting details. The Craftsman style of the house is appropr6te to this
neighdo-rhood."
Mr. Cannon dd_request one revision and that was to "narrow" the front facing dormer and to
raise the roof Ditch to match that of the proposed main ridge. We have co plied with his
request and have incorporated those changes into our design and application.
There was one other minor change that we initiated. Upon the erection of,fhe "Story Poles",
we decided to teduce the size of the garage by one full garage parking bay to reduce the
FAR and the lot_ coverage. This change which we reviewed with Ms. Suzanne Davis is not
part of the drawings as submitted but will be incorporated into the "Conditions of Approval"
as part of our 6~plication.
Considering o a -.special and unique lot circumstances and our reluctance td-16tensify the
number of Victdrian structures on Palm Avenue, helped to affirm our decs ron to propose
this Craftsman': home which will become a tremendous asset to this neighborhood
community and hopefully "Home Sweet Home" to the Oderio family. Thank you for taking
the time to con ider and review our application for this well designed home. A Dome for
which we can III be proud.
Sincerely,
David Zicovich
Zicovich Builder's
Facts for the selected architectural design style period.
Craftsman versus Victorian.........
Victorian = narrow and tall
Craftsman = wide and low
The "Victorian". style was not actually even an architectural movement but rather a period in
history from 1837-1901 in the United Kingdom under Queen Victoria's rule:.!During this W6,
many styles of architectural design were popular and overlapped during the Victorian era
including the foil-owing:
Greek Revival In England (1848 & 1865)
Queen Anne 14 England and the United States (1870s-1910)
Stick Style in flew England (1879-1905)
Eastlake Style in New England (1879-1905)
Shingle Style lh New England (1879-1905)
American Craftsman in New England and California (1894s-1930)
Mission Revival in the United States (1894-1936)
Colonial ReviVdl in the United States (1890s-1915)
Victorian style, home builders borrowed characteristics from all of these styles, but clearly the
Craftsman stylb homes were a natural progression from the Victorian style.:homes which
were charactelized by an excess of ornamental decoration only possible due to the
industrial revol(ition and the ability to mass produce machined trims, moldings, spindles,
turned columns and brackets.
June 17, 2008 RECEIVED Via E-Mail
Sean & Nicole Morley
9 Palm Ave.
Los Gatos, CA 95030
RE: Response to letter of June 12, 2008
Sean & Nicole,
JUN 7 2008
TOWN OF LOS GATOS
PLANNING DIVISION
Thank you for your time last week to discuss your concerns about our project at 18 Palm Ave. I hope I can
put your concerns to rest by responding to your follow up letter.
Your concern about the Oderio's dogs running loose in the front yard will be taken care of by the solid 6' tall
fences that we will construct running from the house to the side property fencing. This should sufficiently
separate the dogs from any activity in the front yard that would get them barking.
We plan a 3' front yard picket fence at the front property line to keep any neighbor dogs from wandering into
the Oderio's front yard, also allowing the Oderios a little separation from the cars parking on the street.
The right of way at the front of the house will be partially planted with low shrubs and the parking area along
the street will be paved pending approval from the Town.
I will forward this to Suzanne Davis at the Town to include in her packet to the Commissioners so they can
take any action necessary to include these in the conditions of approval.
Sincerely,
David Zicovich
EXHIBIT 6
lan. 27, 2008
The Oderio's
18 Palm Ave.
Los Gatos, California 95030
Dear Rick, Nikki and Richy,
RECEIVED
JUN 18 2008
TOWN OF LOS GATOS
PLANNING DIVISION
Thank you for dropping off a partial set of your plans. Unfortunately we found it in our mailbox
the day before we were leaving for an extended vacation. Given the massive amount of mail and
other matters that accumulate and seem endless we are just now getting to the bottom of our piles
The following are our comments based on the your plans dated Oct. 2007.
Change to the character:
The location of the existing house (to be guest cottage) set back on the lot close to the alley and
the existing trees and shrubbery obscure the view of both the house and the yard as you drive or
walk along Palm. Neither the yard nor the existing house are currently visible from inside our
home, from our much used front porch or from anywhere in our yard. This is probably true for
other homes facing Palm as well.
It is not clear which trees and shrubs along the front are proposed to be removed, however the
construction of the proposed house forward on the lot, given the proposed width and height will
drastically change the character of the site itself, and the streetscape along Palm. One of the
pleasures of living on this street is the mature vegetation that provides screening and the sense of
seclusion while still being so close to town. It is this sense of being in a clearing within the
woods that is so important to us. For us it is not an issue of privacy but rather being surrounded
by green nature in our yard and when we look out our windows
Mass and scale:
We are also concerned about the long ridgeline parallel to Palm, the width of the house, the
width of the front porch and the height of the solid portion of its front railing. We think the
house is well designed and has good scale and mass when looked at in isolation. However, we
are concerned it will appear massive and out of scale compared to the other homes that front on
Palm but will not make specific comments until the story poles go up.
We would be happy to meet with you when your plans are finalized. Our number is 354-7808.
Sincerely,
Lee and Paul Quintana
5 Palm Avenue
EXHIBIT 7
FELLOW C. STEARNS D.D.S.
14521 S. BASCOM AVE.
LOS GATOS, CA 95032
(408)358-3144
May 20, 2048
Community Development Department
110 E. Main Street
P.O. Box 949
Los Gatos, CA 95031
C 1 I
MAY 2 1 2008
TOWN OF LOS GATOS
PLANNING DIVISION
I support the site application S-07-211 of Rick Oderio. His dream Craftsman home
will easily fit this neighborhood.
am not accusing any concerned neighbors here of ulterior motives. But, it is well
known that objections to projects can be in truth Shakedowns. If there are elements
of this here , I find this abhorrent.
These delays are costly to the Oderios. They bought their land and no one in or
out of government should be puffin adblocks in the wa their project.
eI w C. Stearns
3 Peralta Avenue
Los Gatos, CA 95030
EXHIBIT 8
ARCHITECTURE PLANNING URBAN DESIGN
December 10, 2007
Ms. Suzanne Davis
Community Development Department
Town of Los Gatos
110 E. Main Street
P.O Box 949
Los Gatos, CA 95031
RE: 18 Palm Avenue
Dear Suzanne-
I reviewed the design drawings, and visited the site. My comments and recommendations are as follows:
Neighborhood Context
The immediate neighborhood is largely dominated by two-story homes, although a few contain the second floor within
the roof form similar the approach for this house. Architectural styles draw from the typical historical Los Gatos styles-
A rear alley serves as access to garages for the homes along the site's block front. Photos of the eeisting buildings and
surroundings are shown below
TEL.. 415331.3795 FAX: 415331.3797 EMAIL; aJgpl-CDI,acbdLneL
160 HARBOR DRIVE SUITE 219 SAUSALITO _ CA 94965
EXHIBIT 9
View to the site
House across Palm Avenue
House to the left
House to the right
18 Palm Avenue
Design Review Comments
December 10, 2007 Page 2
CANNON DESIGN GROUP 180 HARBOR DRIVE . SUITE 219. SAUSALITO. CA 94965
Other nearby neighborhood homes
18 Palm Avenue
Design Review Comments
December 10, 2007 Page 3
Issues and Recommendations
The house is well designed with good proportions, quality materials, and interesting details. The Craftsman Style of the
proposed house is appropriate to this neighborhood. However, there is one significant concern as follows:
1. The dormer on the front elevation utilizes a roof pitch that is noticeably shallower than that of the main roof, creat-
ing a rather flattened out and squat front elevation for the dormer element. The photographs below show three e:eam-
ples of roof and dormer pitches on other si+nila r style homes, two of which are in Los Gatos. TMy recommendation is to
redesign the dormer to match the main roof pitch. Since the front wall of the dormer would then line up with the plane
of the first floor Living Room and Office/Study walls rather than the entry door wall, some interior adjustments may be
need (e.g., a flat ledge in the area over the first floor entry recess). If these changes prove difficult, strong consideration
could be given to using a shed dormer in place of the gable dormer - as has been done on the proposed rear elevation
of the house. In any event, I would not beep the low slope dormer as currently proposed.
Dormer roof pitch is flatter than the main roof pitch
and out of character with the architectural style
= Mom roof pftah ~
Recommended front elevation change
Suzanne, please let me know if you have any questions, or if here are
specific issues of concern that I did not address.
Sincerely,
CANNON DESIGN GROUP
V
Larry Cannon AICP
President
CANNON DESIGN GROUP
180 HARBOR DRIVE . SUITE 219. SAUSALITO. CA 94965
r
ARBOR RESOURCES
professional arboricultural consulting and tree care
December 10, 2007
Suzanne Davis
Community Development Department
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95031
RE: 18 Palm Avenue, Los Gatos
Architecture and Site Application S-07-211
Dear Suzanne:
As requested, I have reviewed the following documents regarding the development
proposed at the above-referenced site: [1] the set of architectural drawings by Britt Rowe,
dated 11/13/07, and [2] a report by Michael Bench of Barrie D. Coate and Associates,
dated 9/11107. My comments are as follows:
1. Mr. Bench's report provides an inventory and evaluation of 24 trees that are
sequentially numbered as 1 thru 17. Note tree #14 is identified on the plan and report
as being comprised of eight Italian cypress (I observed 12 cypress trees within the row;
I assume 8 of the 12 have diameters ?four inches in diameter).
2. Of the inventoried trees, the following 13 are regulated (i.e. considered "protected
trees") by Town Code: #1-6, 9-12 and 14-16. Trees #7, 8, 13 and 17 are either fruit-
or nut-bearing trees with trunk diameters less than 18 inches, and as such, are exempt
pursuant to Code Section 29.10.0970.
3. The proposed project layout seemingly allows the retention of each tree. However,
through implementation of the proposed design, trees #1, 4 and 9 would be subjected
to significant root damage and, in the case of #4, to premature decline and demise.
Measures contained within Mr. Bench's report and this letter must be followed to
mitigate the damage and provide adequate protection of these trees, as well as others
being retained.
p.o. box 25295, san Mateo, California 94402 • email: arborre5ourCC5@comcast.net
phone. 654.654.335 I fax; 650.240.0777 ■ licensed contractor #796763
EMI-SIT 1 0
ARBOR RESOURCES
profe55ional arl oricultural consulting and tree care
December I0, 2007
18 Palm Avenue
page 2 of 4
4. To best protect trees #1 and 9, I recommend the section of existing driveway
beginning at the street and extending beyond tree #9 by 25 feet is retained intact
throughout the entire construction process and only removed as the last construction
agenda item. To ensure this occurs, a note containing this information should be added
to the Site Plan.
5. The Site Plan must also contain a note identifying that the driveway and front
walkway shall be constructed according to recommendation #12, page 7, of Mr.
Bench's report.
b. In my opinion, tree #4 will sustain such significant root loss that it will become
predisposed to premature decline and its demise. It is my experience that large
Monterey pine trees, such as this one, are intolerant of root damage caused during
construction. Measures, such as constructing the entire front porch and staircase on a
pier and above-grade beam design, can be employed to lessen root damage; however, I
cannot offer a reasonable assurance that tree decline would still not occur.
7. In the event the front porch and staircase are constructed on a pier and above-grade
beam design (with no crawl space beneath.), the beams must be established on top or
above existing soil grade with no soil cuts or disturbance between the piers (i.e. a no-
dig design except vertically for the piers). The piers should be established as far apart
from another as possible.
p.o. box 25295. San mateo, cahfornia 94402 = email: arborrd50urcc5@comca5t.net
phone: 650.654.335 1 fax: 650.240.0777 ■ licensed contractor #796763
U
ARBOR RESOURCES
w professional arboricultural consulting and tree care
i
December 10, 2007
18 Palm Avenue
page 3 of 4
8. Where beneath or within 10 feet from the trees' canopies, overcut for constructing the
foundation and basement (including light wells) shall be restricted to 24 inches from
the foundation or basement wall. To achieve this, vertical shoring (such as soil
nailing and shoterete construction) is necessary where beneath or near the canopies of
trees #1, 4, 9, 10 and 15.
9. The Site Plan (Sheet Al) should show #10 next to the 32-inch avocado. For greater
clarification, I also suggest the assigned numbers are increased in font size, and the
circles enclosing the numbers are either omitted or changed to something that does not
reflect the trunks.
10. Tree #15 is shown too close to the property line. I estimate it to be 12 feet from the
line and the Site Plan should be adjusted accordingly (note the canopy does extend
halfway over the existing shed).
11. Tree #13's location differs between Mr. Bench's report and the Site Plan. I
recommend the Site Plan is modified accordingly.
12. The underground utilities should be established beyond the trees' canopies. Where
this is not feasible, consideration shall be made to directionally bore the section of line
beneath the trees' canopies by 3.5 feet below grade. To determine whether other
options are viable (such as hand-digging and/or utilizing a pneumatic air device called
an Air-Spade®) the locations should be shown on the Site Plan and evaluated by either
Mr. Bench or me.
p.o. box 25295, ran mateo, cal forma 94+402 ■ email: arborresources@comcast.net
phone: E50.654.335 I fax: 550.240.0777 licensed contractor #796763
ARBOR RESOURCES
T r profe55ional arboricultural consulting and tree care
December 10, 2007
18 Palm. Avenue
page 4 of 4
13. For conformance to Section. 29.10.1000(C.1) of the Town Code, Mr. Bench's report
and this letter shall be incorporated, in their entirety, into the final set of project plans,
titled Sheets T-1, T-2, T-3, etc. (Tree Protection Instructions), and referenced on site-
related plans.
14. Soil, mulch and ivy shall be cleared from the root collars (area at a trunk's base where
the trunk and large scaffold roots merge, often identified by a distinct swelling). This
work shall be performed under supervision of an ISA certified arborist.
15. Any new site fence (or gate) being installed beneath a canopy shall be performed under
the direction of an ISA certified arborist. Prior to digging, the arborist shall review the
proposed location of the post-holes. A post-hole digger shall be used to dig the first
2.5 to 3 feet below grade; a manually-operated, mechanical auger can be used to drill
the remaining depth. In the event a root of two inches and greater in diameter is
encountered during the process, the hole should be shifted about 12 inches in either
direction and the process repeated.
Sincerely,
&A4 c !A-/
David L. Babby
Registered Consulting,4rborist #399
Certified Arborist #WE-4001,4
p.o. box 25295, San mateo, california 94402 ■ email: arborre5ources@comcast.net
phone: 650.654.335 I ■ fax: 650.240.0777 = licensed contractor #796763
TOWN OF LOS GATOS ITEM NO.:
PLANNING COMMISSION STAFF REPORT
cez 5 Meeting Date: May 28, 2008
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION NO.: S-07-211
LOCATION: 18 Palm Avenue (east side of Palm Avenue one lot south of
Hernandez Avenue)
APPLICANT: David Zicovich
PROPERTY OWNER: Rick & Nicki Oderio
CONTACT PERSON: David Zicovich: 408-399-0606
APPLICATION
SUMMARY: Requesting approval to construct a new single family residence
and to convert an existing pre-1941 residence to a guest house on
property zoned R-1:8. APN 510-42-052,
DEEMED COMPLETE: April 2, 2007
FINAL DATE TO TAKE ACTION: October 2, 2008
EXHIBITS: 1. Applicant's continuance request (one page), received May
22, 2008
BACKGROUND:
The applicant is requesting a continuance to June 25, 2008. Staff recommends that the
continuance be granted.
S
Prepared by:
Suzanne Davis
Associate Planner
2I
A proved by:
Bud N. Lortz, AICP
Director of Community Development
BNL:SD
cc: David Zicovich, Zicovich Builders, 17510 Parley Road West, Los Gatos, CA 95030
Rick & Nicki Oderio, 18 Palm Avenue, Los Gatos, CA 95030
NADEVW-EP0R"r5120WPa1m 1 B-cant.dac
4
ATTACHMENT 13
Page I of I.
Suzanne Davis d 18 Palm
From: David Zicovich <david@zicovich.com>
To: Suzanne Davis <sdavis@losgatosca.gov>
Date: 05/22/2008 8:26 AM
Subject: 18 Palm
Suzanne,
I would like to request that hearing for the project at 18 Palm Ave. be continued until the June 25th
hearing. I would like a chance to see if I can get the Oderio's interested in the project again.
David Zicovich
David Zicovich
Zicovich Builders, Inc.
(408) 399-0606
(408) 399-9975 fax
EXHIBIT 1
file:HC:1Documents and Settingslsdavis.LOSGATOSCAILocal Settings\Temp\XPGrpWi... 05/22/2008
August 25, 2008
Town of Los Gatos
Community Development Dept.
110 E. Main Street
P.O. Box 929
Los Gatos, CA 95031
rE
AUG 2 6 200
TOWN, 01--
PLAM!iftiC? Di` IBSION
Re: Town Council Meeting - 912108 - Appeal of 18 Palm Avenue Approval
To Whom It May Concern:
I am a homeowner and resident in Los Gatos. I have resided at 358 Pennsylvania Avenue
for 17 years. I am a neighbor of Rick & Nicki Oderio (property owners of 18 Palm) and
Paul & Lee Quintana (appellants in the appeal).
I will not be able to attend the upcoming council meeting but would like to comment on
the proposed residence that is in question. I have seen the plans and the rendering of the
home and feel that it will enhance the neighborhood both aesthetically and financially. I
am pleased that this almost vacant lot (with the exception of the small structure on the
back alley) is being filled with such a beautiful home. The craftsman style of the home
fits perfectly with the eclectic nature of the Glenridge neighborhood.
I am also pleased to see young couples with new families filling our neighborhood and
town. We need to welcome them and not deny them the opportunity to build and live in
our great neighborhood.
I strongly support this residence being built as approved by the planning commission.
Sincerely yours,
Patricia Horton
354-9262
Cc: Rick & Nicki Oderio
ATT&CHMEM 14
RECEIVED
July, 22, 2008
To the Los Gatos Town Council :
'JUL 2 4 2008
MAYOR & TORN COUNCIL
I have been Blessed to live in Los Gatos for more than 7 years.
The longer I have lived here, the more I came to realize what a
lovely place it is to live. The people have always been so nice,
respectful & friendly. i love the courtesy shown to pedestrians.
That is why I was so surprised to hear about the problems that
Rick & Nicki Oderio were having moving forward with their
construction plans for their home at 18 Palm Av.
I am sure that the end result of their construction would be as
lovely an asset to the community as the Oderios are themselves.
RECEIVED
JUL 2 4 2008
TOWN OF LOS GATOS
PLANNING DIViSiON
Honestly, it disturbs me that any property owner or resident of
Los Gatos thinks that they have the right to tell another property owner
what they should, should not, can or cannot do with their own property.
Respectfully,
Pamela Gundersen
ATTACUMM 5
RECEIVED
!JUL 17 2008
FELLOW C. STEARNS D.D.S. MAYOR &TOWN COUNCIL
37 PERALTA AVE.
LOS GATOS, CA 95030
July 18, 2008
Los Gatos Town Council,
I support the proposed Oderlo project at 18 Palm Ave. Their planned craftsman
house would be a source of pride for any neighborhood.
Lets remove the roadblocks to this endeavor and welcome this family to the town.
I must add; the audacity of a neighbor designing another neighbors house is truly
outrageous.
ely
Fe ow C. Stearns
FCSTaf
cc: Rick Oderio
ATTACHMMT 6
110 TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6872
SUMMARY MINUTES OF A REGULAR MEETING OF THE HISTORIC
PRESERVATION COMMITTEE OF THE TOWN OF LOS GATOS FOR JULY 16, 2008,
HELD IN THE TOWN COUNCIL CHAMBERS, 110 E MAIN STREET, LOS GATOS,
CALIFORNIA.
The meeting was called to order at 6:00 P.M. by Chair Burch.
ATTENDANCE
Members Present: Kendra Burch, Bob Cowan, Len Pacheco, and Phil Micciche
Members Absent: Joanne Talesfore
Staff Present: Sandy Baily, Associate Planner
Suzanne Davis, Associate Planner
ITEM 1: 18 PALM AVENUE
Pacheco recused himself from the meeting since he lives within 500 feet of the subject property.
The Committee considered a request to convert an existing pre-1941 residence to an accessory
structure. Since it appears that this structure was an accessory structure for the landmark house
at 55 Hernandez Avenue the Committee expressed the potentially importance of the structure.
Burch moved to recommend approval of the request with the following two options:
1. To proceed without historic research, the post 1941 additions can be removed but the
existing siding shall be maintained.
2. If the applicant wants to pursue the removal of the siding, and to modify the siding to
match the proposed house, the applicant shall have an historic report prepared to
determine the historic significance of the structure and to document whether or not the
existing siding is original.
Cowan seconded, motion passed unanimously. Baily informed the Commission that if the
project is approved, the historic resources inventory will be flagged to protect the accessory
structure as an historic resource.
Pacheco returned to the meeting.
-1-
ATTACFNM 7
$2-97.00 Residential Office of the
$ .y 1 ~ k~ 410 1,193.00 per Commercial= Multi- 1O E. lb ain St., Las s A 3
Multi-
family or Tentative Map Appeal i,~ ~~R
APPEAL OF PLANNING CQii }SSiQN E~SIQ
1, the undersigned, do hereby appeal a decision of the Planning ommiss' n as follows: (PLEASE YPE GMIR~7 W F ~S
CLERK DEPART~NIENT
DATE OF PLANNING CONMSSION DECISION: , 1 ~ l
PROJECT I APPLICATION NO:
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,
lease specify how one of those reasons exist in the appeal:
The Planning Commission erred or abused its discretion because
Y
3.
The Planning
information if possible): OR
the following policy or issue that is vested in the Town
E 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 I& day following the decision If the 10' day is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday immediately following the 10" day, usually a Monday,
1 The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in
the Zoning or Subdivision Code, as applicable, which is different from other appeals.
5. Once fled, the appeal will be heard by the Town Council.
6. If the reason for granting an appeal is the receipt of new information, the application 11 usua be r Planning
Commission for reconsiijeration_
PRINT NAIVIE: L' TGLz ~L -t~~ ~c~ SIGNATUREccc%%/: i ~f fe-, -
DATE: LG ADDRESS: J ~ ~ rr!~ v it
PHONE:G f!~~ C
OFFICIAL USE ONLY
DATE OF PUBLIC HEARING: L Pt 11 CONFIRiIATION LETTER SENT: Date:
Pending Planning Department Confirmation
DATE TO SEND PUBLICATION:
TO APPLICAN'T' & APPELLANT BY-.
DATE OF PUBLICATION: Rs
ATTACT 8
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