11 Staff Report - Addendum 15928 Union Avenue,tow N OF
MEETING DATE: 11/02/09
ll
ITEM NO.
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ADDENDUM
COUNCIL AGENDA REPORT
DATE: October 27, 2009
TO: MAYOR AND TOWN COUNCIL
FROM: TOWN MANAGER
SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO DEMOLISH A SINGLE-FAMILY RESIDENCE
AND TO SUBDIVIDE A .93 ACRE PARCEL INTO THREE LOTS ON
PROPERTY ZONED R-1:8. NO SIGNIFICANT ENVIRONMENTAL IMPACTS
HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A
MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APN 527-42-
008. ARCHITECTURE AND SITE APPLICATION S-08-30; SUBDIVISION
APPLICATION M-08-13; NEGATIVE DECLARATION ND-09-2. PROPERTY
LOCATION: 15928 UNION AVENUE. PROPERTY OWNER: 217
O'CONNOR LLC. APPLICANT/APPELLANT: TONY JEANS.
DISCUSSION:
Attachments 16 through 18 are letters from neighbors that were received following distribution of the
staff report. Attachment 19 is a letter from the applicant's attorney addressing the Planning
Commission decision on the subdivision application and addressing comments from an adjacent
neighbor. There is a shared driveway proposed for the two parcels that would be accessed from
Panorama Way. The Town Code does not require driveway access or easements to be deducted from
the lot area. Parcel 2 is not technically a flag or corridor lot as it meets minimum frontage
requirements for a cul-de-sac. The proposed lot configuration and shared driveway is being proposed
by the applicant to reduce impacts to adjacent neighbors. Parcels 2 and 3 can be configured
differently to not present the flag-like shape and/or have to provide separate driveways.
Attachments-
L-15. Previously received
16. Letter from Stephanie Lynott (one page), received October 19, 2009
17. Letters from Tom Mangano (three pages total), received October 26, 2009
18. Letter from Luis & Yazmin Martinez (two pages), received October 27, 2009
19. Letter from Norm Matteoni (two pages), received October 27, 2009
PREPARED BY: Wendie R. Rooney, Director of Community Development
Reviewed by: Assistant Town Manager Town Attorney Clerk Finance
Community Development Revised: 10/27/09 Lai PM
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 26, 2009
Distribution:
Jeff Grant, 39 Reservoir Road. Los Gatos, CA 95030
Tony Jeans. T.H.LS Design. P.O. Box 1518, Los Gatos. CA 95031
WRR:SD:cgt
N. Df-% St ZANNE COUNCIL REPORTS BM TO TC APPEALS UNION I59_SDOC
October 19, 2009
Hi Suzanne,
I would like to invite the Town Council to come to my residence, 15910 Union Ave._. to
view the potential development site that will enter from Panorama and Union. I will most
likely be at work but they can go down the driveway to the yard and patio.
I would like them to see the impact that the development will have on my views, privacy.
and in the case of the house that will be built right next to mine, also my lighting. Suffice
to say, anything that they see that is green, or has a view. on the other side of the fence
will basically be gone. Perhaps some viewing corridor, nothing in comparison to what
will be lost. This will all be further impacted when the trees that have been given the OK
to be removed are removed. I will then gain the view of the backside of 2-3 houses on
Leewood.
I would also like them to notice the house that is across the street from me on Union.
That is a one story home. Imagine that next to mine. By the time dirt is moved in,
leveled, and building restrictions for foundations put into action, anything more than a
single story house would be way out of compatibility on Union as well as Panorama.
I ask for serious consideration to be given for two houses. single stories, so as to remain
compatible with the existing neighborhood. We are not a flag lot neighborhood and any
attempt to squeeze in another road/drive to get another house plopped in the middle is out
of sync.
Thank you for any and all considerations given to these requests.
Best regards, Stephanie Lynott
Attachment 16
a
1A
01": October 26, 2009
Honorable Council Members:
I believe the application for 15928 Union Avenue as submitted should be denied because it neither meets
the standards of Federal law nor the town of Los Gatos code section 29.10.085.
First, Federal laws clearly state that a developer whose lot requires inclusions of an easement may not
count that easement in calculating lot size (1) and setback requirements (2). This application includes an
easement on parcel 2 for parcel 3 to allow vehicle access to parcel 3. Therefore, the area of the easement
cannot be used in the calculation of lot size and setbacks for parcel 2 as the applicant's application has
done. Secondly, Los Gatos code section 29.10.085 (3) clearly states: "A corridor may not serve more
than one (1) lot." The parcel 2 access corridor is shorter than 300 feet and wider than 20 feet, therefore,
parcel 2 is a corridor lot under section 29.10.085. Staff has not classified parcel 2 as a corridor lot
because it meets the minimize frontage requirements for cul-de-sac, however, given that the lot frontage
requirements are waived by section 29.10.085, parcel 2 must be classified as a corridor lot. Given that the
application before you does not conform to section 20.10.085 and given that no variance has been
requested by the applicant, the appeal must be denied.
Respectfully yours,
Thomas Mangano
Homeowner, 112 Panorama Way
1. Loveladies Property Owners Ass'n, Inc. v. Barnegat City Service Co., 60 N.J. Super. 491 (App. Div.
1960).
2. Kefauver v. Zoning Bd., 151 Conn. 144 (1963).
Sec. 29.10.085. Corridor lot
The corridor to a corridor lot shall not be more than three hundred (300) feet long nor less than twenty
(20) feet wide. The area of the corridor may not be applied toward satisfying the minimum lot area
requirement. A corridor may not serve more than one (1) lot. Lot frontage for a corridor lot is an
exception to the lot frontage requirements in all zones.
(Ord. No. 1316, § 3.10.040, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1349, 3-21-77)
Attachment 17
J00J
r0VVN OF LOS GATOS
October 26, 2009
Honorable Council Members:
As the 34-year "adjacent northern neighbor" of the 3-lot development proposed for 15928 Union
Avenue, I ask you to support the planning commission's unanimous decision to deny this application.
The commission's reasoning was that parcel 2 of this 3-parcel proposal does not continue or conform to
the existing neighborhood lot access patterns or house orientations. (See figures 1 and 2.) What creates
so many problems for our neighborhood is not only the size and density of the lot configurations but
more importantly their geometry, layout and orientation.
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Figure 1
Although the applicant argues that parcel 2 frontage conforms to the frontage code minimum for a lot
on a cul-de-sac, the applicant is clearly creating a flag/corridor lot with parcel 2 as I addressed in a
separate letter. As you know, historically, flag and corridor lots have been categorically denied by the
town, because of the problematic conditions that such lot configurations create for the neighbors and
the developer's future occupants. Additionally, in this application, the developer acerbates the
problematic conditions of the corridor and flag lot with the use of a shared driveway (parcel 2 and 3),
which is expressly prohibited by Los Gatos "corridor lot" code.
Figure 2
On a personal level, the approval of this application would expose my residence to "non-standard
neighborhood noise" because the placement and non-standard usage of the driveway that would border
my southern lot line, and the orientation and placement of the garage for parcel 3. The typical homes
highest noise sources, the garage and joint use driveway would create a 6clB increase over the "normal
placement of like noise sources," and would not meet noise standards as defined by the Town's noise
code sec. 16.20.015.
Additionally, the parcel 2 lot geometry would dictate a house placement that would create a break in
the pattern and rhythm of surrounding immediate structures. In both proposals to date, the applicant
has shown a clear intention to build structures that maximize FAR and are two stories. Again, because
parcel 2 would be geometrically discordant with the northern neighborhoods patterns of Panorama Way
and Union, the parcel 2 structure would appear to be "titanic" on its site, a term that was appropriately
used at the planning commission meeting. The outcome of parcel 2 placement, construction and
orientation combined with the parcel 3 garage would result in a significantly diminished living envelope
for my residence and the properties of other adjacent neighbors.
In this proposal, the applicant's preferred small cul-de-sac, minimum 30-foot frontage for parcel 2, need
for a joint driveway for parcel 2 and 3, and "concern" for adjacent neighbors' views are all just thinly
veiled attempts to squeeze three massive, two-story houses onto the lot. To conform to the Los Gatos
General Plan, the geometry of this lot dictates that 2 parcels is the correct solution, not 3 as the
applicant is proposing.
When you receive your staff package on this appeal, you will find a significant number of documents
from myself and other concerned neighbors addressing our opposition to this proposal. I plan to speak
at the appeal meeting and will be available to answer questions from your honor and council members.
In the meantime, if you have questions or want additional information, please feel free to contact me.
Thomas Mangano
112 Panorama Way
Los Gatos 95032
(408) 3448562
Luis & Yazmin Martinez
101 Leewood Ct.
Los Gatos. CA 95032
To: Los Gatos Town Council
October 26, 2009
Subject: 15928 Union Av. Subdivision of Property and Demolition of Existing Home.
Our main concern has always been the complete removal of all trees on this property by
the applicant. More than 15 trees and a large number of well established bushes will be
removed. Some of these trees are very old and stand at least 40 feet tall. These trees
have provided protection and privacy to our property from the traffic noise and visual
impact of Union Avenue.
We understand that the removal of the trees is required in order for the builder to build on
the property. However, the addition of new mature grown trees should be required to
maintain the look and feel of the area, keep our property values and provide an
environment full of greenery with mature trees to match the surrounding area. The
beauty of living in Los Gatos is being surrounded by natural beauty.
Our second concern has been the type of structure which will be built, as this will impact
our visibility and our privacy. A single story home would be more consistent with the
Union side neighborhood and would have a lesser impact on our view and privacy. A
two story would impact our privacy and would probably require bigger trees to provide
some privacy between our side yards, front yards and back yards.
We have been given differing accounts on what trees would be added and removed from
different sources from the Applicant, and we have also been told that we would get a row
of trees between our property and the Union Av. property with the condition that we
support a specific subdivision proposal. Since we did not support their initial proposal,
we are not sure that the builder will honor our request for mature trees lining both of our
properties.
We have stated our concerns at several Planning Commission meetings and realize the
Union Neighbors and the Panorama Neighbors may have completely different concerns
than our own, but we are hopeful that the Neighbors and the Applicant will come to an
understanding which will benefit everyone.
Sincerely,
Luis & Yazmin Martinez
Attachment 18
Matteoni
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Hechtman
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October 27, 2009
The Honorable Mike Wasserman, Town Mayor
and Members of the Town Council
110 E. Main Street
Los Gatos, CA 95030
Re: November 2, 2009 Council Hearing on appeal of 15928 Union Ave.
Subdivision; M-08-13, ND-09-02
Dear Mr. Mayor and Members of the Council
I represent the applicant and appellant in the above matter.
I wish to address two errors by the Planning Commission, which were
the sole basis of its decision. When the Commission was advised it must
make findings for its intended denial of the subject parcel map under
Government Code Section 66474, it stated without any factual support that the
site was not physically suitable for either the type of development or the
density of development.
The site is over 32,000 sq. ft. after dedications and has no physical
impediments to subdivision to three lots. The density is dictated by the R1:8
Zoning District and the General Plan; the lots meet (in fact, exceed) the size
requirement of the applicable land use restrictions.
Perhaps there was some unspoken concern by the Commission
regarding the "so-called flag lot." The Commission erred by denying the map
on the basis of density and physical suitability, which will be discussed below.
But, having mentioned the appellation given to the proposed driveway let me
address that point. When you look at the layout of the three lot parcel map,
848 The Alameda
San Jose. CA 95126
ph. 408.293.4300
j fax. 408.293.400-1
wwr.mat[eow.com
Attachment 19
Los Gatos Town Mayor and Members of the Town Council October 27, 2009
Page 2
the design of the street was an accommodation to the prior objection of the neighbors to a
four lot development. It meets Fire Department requirements. The lot second has frontage
on the cul-d-sac and the layout of the land division provides the best placement of future
houses on the three lots, to allow view corridors to the adjacent existing neighbors on the
north. There is no prohibition in the Town Code or General Plan to this type of street and
driveway.
But more to the point of the Commission's findings, a review of the transcript of the
heariiig of August 26, 2009, demonstrates that the Commission did not articulate any facts to
support its two critical findings for denial. Instead, it went to the Subdivision Map statute
and took two points from it, turning them into conclusions to make the decision. There was
no support to do so.
Subdivision (e) of section 66474 simply states that a local agency must deny
approval if it finds that the site is not physically suitable for the proposed development.
Thus, we are concerned with the physical properties of the site. One appellate case gives
guidance. It held that the presence of geological hazards would require disapproval. Carmel
Valley View, Ltd., v Board of Supervisors (1976) 58 CA3d 817. The soils and the geology of
this site under review present no physical problems. Further, we know that the cul-de-sac
and drive layout physically works.
Next, subdivision (d) of section 66474 states that denial can be based on the site not
being physically suitable for the density. Once the General Plan and zoning designation are
recognized (here allowing 8000 sf lots), a subdivision (d) finding cannot be made where the
density of the subdivision exceeds the minimum lot requirement. The Town's land use
element has provided the evidence to contradict the Commission's conclusion.
The proposed map does not fail the tests of the Subdivision Map Act for approval.
Ve7ry -yy~urs, C~
ff
NORMAN E. MATTEONI
cc: Orry Korb, Town Attorney
Wendy Rooney, Town Community Development Director
Jeff Grant
°wH °f TOWN OF LOS GATOS
v; cJ Jl PLANNING COMMISSION STAFF REPORT
cos OAZpS \'Ieetina Date: February 25, 2009
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION NO.: S-08-30, M-08-13
ITEM NO.: 2
LOCATION: 15928 Union Avenue (east side of Union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNTER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into three lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: January 9, 2009
FINAL DATE TO TAKE ACTION: February 28; 2009
RECOMMENDATION: Approval, subject to conditions.
PROJECT DATA
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards
Parcel. Size:
Surrounding Area:
Low Density Residential
R-1:8
State Subdivision Map Act
Subdivision & Zoning Ordinances
General Plan
40,579 sq. ft. (existing)
32,936 (after right-of way dedication)
Attachment 10
Planning Commission Staff Report - Page 2
15928 Union Avenue/M-08-13, S-08-30
Febuary 25, 2009
CEQA: Categorically Exempt pursuant to Section 15315 of the State
Environmental Guidelines as adopted by the Town because this is a
minor land division (four or fewer parcels).
FINDINGS: ■ As required by Section 15315 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
■ As required by Section 29.10.09030(e) of the Town Code for the
demolition of a single family residence.
■ As required by Section 66474 of the State Subdivision Map Act.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: 1.-14. Previously received
Note that Exhibits 2 (findings) and 3 (conditions) are attached
15. Neighborhood parcel map (one page)
16. Applicant's letter (two pages with one attachment), received
February 17, 2009
BACKGROUND:
The subject property is zoned R-1:8 and currently contains a 1,010 square foot single-story home
with a 528 square foot garage. The property owner has submitted applications to demolish the
existing house and to subdivide the property into three lots. Three new homes will be built if the
subdivision is approved. A conceptual site plan has been included showing the proposed
driveway and footprint locations, grading and utility connections (see sheet DP-1 of Exhibit 6).
This has been provided only to demonstrate that each lot can be developed in compliance with
Town codes and standards.
The existing parcel is 40,579 square feet (.93 acres). The owner is required to dedicate 10 feet of
frontage on Union Avenue and the Panorama Way cul-de-sac to the Town for public right-of-
way. The dedications will reduce the land area to 32,297 square feet.
Although the Development Review Committee has the authority.to_ take action_ on subdivisions
of four or fewer parcels, this matter was referred to the Planning Commission because- the
Commission reviewed and denied a previous proposal to subdivide the property into four lots
(June 2008) and there is a high level of interest and participation from neighbors of the project.
On January 28, 2009 the Planning Commission continued the applications to this agenda at the
request of several neighbors who were unable to attend the January 28 meeting. No public
testimony was received and the Commission did not discuss the project.
Planning Commission Staff Report - Page 3
15928 Union Avenue/M-08-13. S-08-30
Febuary 25, 2009
PROJECT DESCRIPTION:
A. Location and Surrounding Neiahborhood
The project site is located at 15928 Union Avenue, on the east side of the street just north
of Leewood Court. Adjacent properties are all occupied by single family residences.
Homes to the south, east and across the street (west) are two-stories. The two homes to
the north are one-story. Existing home sizes range from 1,630 to 3,705 square feet.
B. Architecture and Site Approval
The applicant is proposing to demolish the existing residence and garage, to subdivide the
property and to construct three new residences (see Exhibit 4). An Architecture and Site
approval is required for the demolition of the existing single family residence. If the
subdivision application is approved, separate Architecture and Site applications will be
required for each of the new residences.
C. Tentative Map Approval
Approval of a Tentative Map application is required for the proposed three-lot
subdivision. Subdivision Map Act findings are included in Exhibit 2. If any of these
findings can be made; the subdivision should be denied.
D. Zoning Compliance
Minimum
Requirement
ParcelI
U
Parcel2
Panorama
Parcel3
Panorama
lot size
8,000 sq. ft.
12,165 sf
10,392sf
10,379 sf
lot
frontage
60 feet Union
30 feet Panorama
110 feet
30 fect
126 feet
lot depth
95 feet
147 feet
150 feet
138 feet
The frontage requirements are different for the two streets because one is a cul-de-sac
(Panorama Way) and one is a standard frontage (Union Avenue).
E. General Plan Compliance
The General Plan land use designation for the property and surrounding area is low
density residential, 0 to 5 units per acre. The proposed density is 3.2 units per acre and is
within the allowable density range.
Planning Commission Staff Report - Page 4
15928 Union Avenue/M-08-13, S-08-30
Febuary 25, 2009
ANALYSIS:
A. Lot Configuration
The lot configuration for parcel 2 is not typical, however, it will allow a house to be built
that is less obtrusive to neighbors. The parcel has the minimum required frontage of 30
feet and the applicant is proposing a shared driveway to reduce impervious coverage.
The placement of the homes was chosen to maintain views of the hills for neighbors on
the north side of the project site and to maximize setbacks from homes on surrounding
properties. Staff does not have any concerns about the proposed lot layout.
B. Panorama Right-of-Way
The proposed physical improvements for the new cul-de-sac at the end of Panorama Way
complies with Town Code requirements for paved width and bulb radius, but the right-of-
way is less than required by code. Town Code requires a 42-foot right-of-way radius,
while the proposed radius is 37 to 47 feet. The proposed right-of-way will accommodate
the physical street improvements but not the street landscaping. Utilities and landscape
areas will be contained within an easement. The Town Code allows an exception to be
made by the deciding body if, based on site characteristics, it is determined to be
appropriate. Each site is considered on a case by case basis and there are no other
projects that are similar to the subject application for comparison purposes. Staff does
not have any concerns about the reduction of right-of-way since the paved cul-de-sac will
comply with minimum Fire Department and Engineering standards. Landscaping and
street trees will be maintained by the homeowners since they will be located outside the
dedicated right-of-way.
C. Neighborhood Compatibility
The applicant has provided a conceptual development plan showing building footprint
and driveway locations (see sheet DP-1 of the tentative map plans). House plans have
not been provided and are not required at this time. There are two-story homes in the
immediate area and neighborhood compatibility will be reviewed in detail as part of the
Architecture and Site process.
D. Demolition
In order to approve the demolition of the existing residence, the Commission must make
four findings (see Exhibit 2). The applicant provided a structural report documenting the
condition of the existing house (Exhibit 7 to the January 28, 2009 Addendum). Extensive
work would be required to repair and upgrade the house, including replacement of the
foundation and lateral bracing system and framing improvements. The house would also
Planning Commission Staff Report - Page 5
15928 Union Avenue/M-08-13, 5-08-30
Febuary 25, 2009
need to be moved to meet setbacks from proposed lot lines. The applicant asserts that it is
not economically feasible to relocate and save the house. Findings for the demolition of a
single family residence are included in Exhibit 2.
E. Tree Impacts
The Town's Consulting Arborist reviewed the proposed subdivision and prepared a
revised arborist report for the project (see Exhibit 5). Note that the map showing tree
locations is from the previous four-lot proposal and is being used for informational
purposes only. Three trees will be removed as they are situated in the location of the
home on parcel 1 (Italian Stone Pine, Chinese Elm and Live Oak). Two other trees are
proposed to be removed along the Union Avenue frontage (Monterey Pine and Privet).
The tree removals are consistent with the Tree Protection Ordinance. Locations for
replacement trees will be considered with the Architecture & Site applications for the
new residences. The arborist recommendations, including relocation of a stone drain and
adhering to minimum setbacks from trees in areas of construction, can be adhered.to.
F. Street Trees and Landscaping
The applicant has indicated a desire to construct a sound wall along Union Avenue
similar to those along the Leewood Court and Lasuen Court developments although wall
details have not been included on the plans. The wall will need to be set back near the
new driveway to provide adequate sight distance. Insets should be provided to break up
the wall and allow for landscaping on the street side. This approach was used for the
landscaping along the Leewood Court frontage to Union Avenue. A continuation of the
street tree pattern on Panorama Way along the street extension would be an acceptable
approach for the streetscape design.
G. State Subdivision Man Act
The State Subdivision Map Act includes seven findings relative to subdivisions of land
(see Exhibit 2). If any of the findings can be made the subdivision should be denied.
H. CEQA Detennination
The proposed project is Categorically Exempt pursuant to Section 15315 of the State
Environmental Guidelines as adopted by the Town. The proposed project is a minor land
division of four or fewer lots and none of the criteria for environmental review will be
exceeded (no variances are required, the average slope of the site does not exceed 20%,
the parcel has not been part of a previous subdivision in the past two years, no
development or grading is proposed on slopes greater than 10%).
Planning Commission Staff Report - Page 6
15928 Union Avenue/M-08-13, S-08-30
Febuary 25, 2009
The Traffic Impact Mitigation fee (condition #47) is imposed on all new residences based
on the project adding a net increase in traffic trips (not on cumulative traffic impact).
Funds are used for transit or traffic related improvements within the Town, typically
through CIP's.
PUBLIC COMMENTS:
The applicant contacted neighbors in the surrounding area to share the subdivision plans. Public
notices were sent to a total of 52 residents and property owners. Additional notices are not sent
for continued public hearings, however, a number of neighbors were present at the January 28
meeting and are aware that the project was continued to this agenda. In addition, staff sent an
email to the neighbors who submitted letters advising them of the continuance.
Following preparation of the January 28 staff report, several neighbors submitted letters stating
concerns with the project. The following are the main concerns with staff's response in italics.
• Parcel configuration does not fit with the existing pattern
i,Vhile there is consistency in the parcel sizes to the north of the site along Union and
Panorama, parcels to the south and east are not the same size or configuration. The five
lots along Union between the project site and Anne U,ay are the largest in the area. These
are backed up by smaller lots fronting on Panorama. The smaller lot pattern continues to
the east. Lots to the south on Leewood Court and across Union (Lasuen Court) are similar
in size to the parcels within the proposed subdivision. When the four lot scenario was
denied by the Commission in June 2008 it was recommended that the subdivision be
reduced to three lots.
• View preservation
The applicant configured the lots to provide the greatest setbacks between the new
residences and the homes surrounding the site. The parcel sizes are also intended to set
the building envelopes so that development will allow for view corridors to the hills to the
south. The Town does not have view preservation regulations that can be applied to the
project, although the General Plan includes a policy that vie sheds should be promoted and
protected. Rloving lot lines will affect the placement of the new homes and could result in
a greater loss of view than the proposed lot configuration.
• Panorama Way turnaround (hammerhead versus cul-de-sac)
A hammerhead turnaround was considered at the end of Panorama Way, but was not
pursued when it was determined that it would not meet Town Code requirements for public
streets.
Planning Commission Staff Report - Page 7
15928 Union Avenue/M-08-13. S-08-30
Febuary 25, 2009
® No sidewalk along Panorama cul-de-sac
The sidewalk along Panorama will be extended to the edge of the proposed share driveway
approach and a disabled access ramp will be installed. No existing homes will fi-ont on the
cul-de-sac, Staff does not recommend a sidewalk for the addition of nVO new houses on the
cul-de-sac.
o Drainage%NPDES compliance
With the new cul-de-sac and street widening on Union Avenue, nel-v impervious coverage
will exceed 10,000 square feet and the project must comply with NPDES requirements (pre
and post runoff rates are required to be equal). Engineering staff reviewed the preliminary
drainage plan and found it to be an acceptable approach. The preliminary level of detail
that has been provided by the applicant is adequate for this particular application to
determine that the project can comply with NPDES requirements. On.-site detention and
water treatment can be achieved through various means, including infiltration stivales,
pervious paving for the driveways and/or mechanical structures that are placed
underground. The location and type of treatment will be determined and approved by the
Town Engineer. Further details and calculations will need to be submitted and approved
by Engineering prior to issuance of any permits.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The three-lot subdivision is within the density range allowed by the General Plan; and
complies with minimum frontage, depth and lot size requirements. The Commission
should determine if the reduced nght-of--way is appropriate given the characteristics of
the property and existing improvements, and if found to be acceptable, approve the
Subdivision application as outlined in the recommendation section below. If the
Commission determines that the right-of-way should not be reduced; a condition could be
imposed requiring the Tentative Map to be revised accordingly. The lot configuration for
parcels 1 and 2 may also be changed if the Commission decides it is desirable.
B. Recommendation
As required by the Permit Streamlining Act, final action must be taken at this meeting.
Staff recommends approval of the subdivision. The Planning Commission should take
the following actions to approve the Architecture & Site and Subdivision applications:
1. Find that the project is categorically exempt pursuant to Section 15315 of the
State Environmental Guidelines;
Planning Commission Staff Report - Page 8
15928 Union Avenue/M-08-13, S-08-30
Febuary 25, 2009
2. Make the findings for demolition of a single family residence (Exhibit 2);
3. Determine that none of the findings for denial of the tentative map can be made
(Exhibit 2);
4. Approve Architecture & Site application S-08-30 and Subdivision application M-
08-13, subject to the conditions in Exhibit 3.
Prepared by: =Ajpro-,Tcd b~
Suzanne Davis ortCP
Associate Planner Director of Community Development
BNL:SD
cc: Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Cliff Bechtel, 245 Laning Drive, Woodside, CA 94062
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
N:\DE V V\.REPORTS~2009~Union I = 923-TM2.doc
PLANNING COMMISSION - FEBRUARY 25, 2009
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. APN 527-42-008.
PROPERTY OWNTER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
California Environmental QuaH67 Act (CEQA):
in That the project is Categorically Exempt pursuant to Section 15315 of the State
Environmental Guidelines as adopted by the Town.
Demolition of a single fancily residence:
As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence the deciding body shall consider:
1. Maintaining the Town's housing stock.
2. Preservation of historically or architecturally significant buildings.
3. The property owner's desire or capacity to maintain the structure.
4. The economic utility of the building or structure.
State Subdivision Map Act:
® As required by Section 66474 of the State Subdivision Map Act, if any of the following
findings can be made, the tentative map shall be denied:
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451.
b. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans.
C. That the site is not physically suitable for the type of development.
d. That the site is not physically suitable for the proposed density of development.
C. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious
public health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
N ,DE%~,FI\DINGS 2009`.LTIOt,'L"92S-T.VC.DOC
EXHIBIT 2
PLANNING COMMISSION - FEBRUARY 25, 2009
CONDITIONS OF APPROVAL
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. APN 527-42-008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 by the Planning Commission on January 28, 2009 and noted as received by the
Town on January 9, 2009. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL: The Subdivision application and related Architecture
& Site application will expire two years from the date of the approval pursuant to Section
29.20.320 of the Town Code unless vested through recordation of a Final Map.
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 AND SITE APPROVAL. Separate Architecture and Site applications
and approvals are required for each new residence.
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. Outdoor and exterior lighting shall be down directed fixtures
that will not reflect or encroach onto adjacent properties. Lighting shall be reviewed with
the Architecture & Site applicationsfor the new residences.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees to be
removed, prior to the issuance of a demolition permit.
8. REPLACEMENT TREES. Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using the canopy replacement table
in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
9. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
Page 1 of 9
EXHIBIT 3
10. 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 November 18, 2008 for details. Tree protection specifications shall be
printed on the construction plans.
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. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in-
ground irrigation system. Special care shall be taken to avoid irrigation that will
endanger existing native trees and vegetation.
Building Division
13. PERMITS REQUIRED: A building permit shall be required for the construction of the
new commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
14. APPLICABLE CODES. Projects 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. CONDITIONS OF APPROVAL. The conditions of approval shall 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
will be addressed.
16. SIZE OF PLANTS: Four sets of construction plans, maximum size 24" x 36."
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 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.
18. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street
names and/or house numbers/suite numbers to the Building Division prior to submitting
for the building permit application process.
19. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 2406) 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 for a fee.
Page 2 of 9
20. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 408-354-6875
b. Parks & Public Works Department - Engineering Division: Fletcher Parsons at
408-395-3460
C. Santa Clara County Fire Department: 408-378-4010
d. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
21. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
22. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and material) prior to
issuance of any permit. Applicant shall provide two (2) copies of documents verifying
the cost of the public improvements to the satisfaction of the Engineering Division of the
Parks and Public Works Department.
23. FINAL PARCEL MAP. A final map or multiple parcel maps shall be recorded. Parcel
maps(s) shall be in substantial conformance to the approved Tentative Map and shall be
prepared, wet signed and sealed by a civil engineer or land surveyor registered in the
State of California and licensed to prepare final maps. Two copies of the final snap shall
be submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits are issued.
24. DEDICATIONS. The following shall be dedicated on the final parcel map by separate
instrument. The dedication shall be recorded before any permits are issued.
a. Union Avenue. A 45-foot half-street right-of-way.
b. Panorama Way. Street right-of-way turning circle with a radius of 37 to 46 feet.
C. Public Service Easement (PSE). Ten (10) feet wide, next to Union Avenue and
Panorama Way right-of-way.
d. Ingress-egress, storm drainage, sanitary sewer easements and private access
driveway, as required. A deed restriction will be required for affected lots.
25. PRIVATE EASEMENTS. Agreements detailing rights, limitations and responsibilities
of involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final map.
26. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
27. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, Fire Department comlections gas and water meters off-street valve boxes,
hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
Page 3 of 9
28. 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.
29. 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.
30. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction.
31. UNION AVENUE DRIVEWAY. New driveway(s) on Union Avenue shall be designed
with an on-site turnaround so vehicles do not have to back out onto the roadway. The
driveway design shall be approved during the Architecture and Site review.
32. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
33. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
34. 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
35. SOILS ENGINEER CONSTRUCTION OBSERVATION. During constriction, 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 i's granted.
36. 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.
37. 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 pen-nit plan
review process.
Page 4 of 9
38. 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.
39. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit and public improvement 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.
40. 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 cominents. The applicant's soils engineer's
approval shall then be conveyed to the Town either by letter or by signing the plans.
41. DEMOLITION. The existing building shall be demolished prior to recordation of the
Final Map.
42. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of a map. The joint trench plans shall include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly
delineated on the plans.
43. WATER DESIGN. Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any pen-nit.
44. 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. Union Avenue. Curb, gutter, sidewalk, street lights, tie-in paving signing.
striping, storm drainage and sanitary sewers, as required.
b. Panorama- Way. Curb, gutter-, sidewalk, street lights, -cul-de-sac, tie-in paving
signing, striping, storm drainage and sanitary sewers, as required.
45. PUBLIC IMPROVEMENTS SECURITY. The applicant shall provide suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% performance and 100% labor and material prior to issuance
of any permits. The applicant shall provide two (2) copies of documents verifying the
cost of the public improvements to the satisfaction of the Engineering Division.
Page 5 of 9
46. DESIGN CHANGES, The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the proposed
work and the design indicated on the plans. Any proposed changes shall be subject to the
approval of the Town before altered work is started. Any approved changes shall be
incorporated into the final "as-built" drawings.
47. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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. A full credit shall be proved against the first requested occupancy to account for
the existing single family home.
48. 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.
49. 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 darns,
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.
50. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
51. 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).
Page 6 of 9
52. 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.
53. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
54. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
55. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading pen-nit application for all Group 1 and Group 2 projects as
defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended
Santa Clara County NPDES Permit No. CAS029718. The plan shall delineate source
control measures and BMP's together with the sizing calculations. The plan shall be
certified by a professional pre-qualified by the Town. In the event that storm water
measures proposed on the Planning approval differ significantly from those certified on
the Bullding/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have the
Planning submittal certified to avoid this possibility.
56. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION & MAINTENANCE OBLIGATIONS. The property owner or
Homeowner's Association shall enter into an agreement with the Town for maintenance
of the stormwater filtration devices required to be installed on this project by Town's
Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-
0035. The agreement will specify that certain routine maintenance shall be performed by
the property owner* homeowner's association and will specify device maintenance
reporting requirements. The agreement will also specify routine inspection requirements,
permits- and payment of fees. The agreement shall be recorded prior to release of any
occupancy permits.
57. 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.
58. 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.
Page 7 of 9
59, RESTORATION OF PUBLIC IMPROVEMENTTS. 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, thennoplastic
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.
60. FENCINTG. Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section 23.10.080.
61. AS-BUILT PLANTS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built"
plans shall again be signed and "wet-stamped" by the civil engineer who prepared the
plans, attesting to the changes. The original "as-built" plans shall be review and
approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-
built" plans shall be provided to the Town before the Faithful Performance Security or
Occupancy Permit is released. 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.
62. 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.
63. 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(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.
64. 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.
Page 8 of 9
65. 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.
66. 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 pen-nit is issued by the Engineering Division.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
67. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide pubic fire hydrant(s) at location(s)
to be determined jointly by the Fire Department and San Jose Water Company.
Maximum hydrant spacing shall be 600 feet, with a minimum single hydrant flow of
1,000 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil
drawings included with the building permit submittal.
68. FIRE HYDRANT LOCATIO\T IDENTIFIER. Prior to final inspection the general
contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
69. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N:'DEV C0NDITNS':2009'.Union 1 "923-7%12.doe
Page 9 of 9
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EXHIBIT 15
T.H.I.S. RECEIVED
DESIGN & DEVELOPMENT FEB 7 200a
Box 1518, Los Gatos, CA 15031
Fax: 408.354.1823 Tel: 408,354.1863 TOWN OF LOS GATOS
110 E. Main Street
Los Gatos, CA 95030
Attn; Planning Commission
Dear Commissioners:
February14th,2009
As a result of reviewing the letters from several of the neighbors I would like to address some
of the key questions for clarification:
Is a 3 Lot Solution appropriate and compatible with lots it the neighborhood?
The original subdivision application of 4 homes for this parcel was denied - with a
recommendation that this would be better suited for 3 lots. The surrounding neighborhoods to
the west, south and east all have similarly sized lots. Panorama, on the north, has slightly
smaller lots than we are proposing. Union Ave [to the north only] has larger lots, but some of
their size is in the proposed dedication for right-of-way which would be lost as the street
continues to be widened.
Should alternative terminations be considered for Panorama Drive?
Panorama was originally planned to link with Cambrian View Way and so a conventional
termination of Panorama is not possible, Whatever approach is taken will be non-standard. We
presented both a hammerhead option and a reduced size cul-de-sac with a 32' radius paved
roadway, more typically approved in hillside settings. After a series of discussions with both
Engineering/Public Works and Fire it became clear that the only approach that would be
supported by the Technical Review Committee and the Planning Director would be the one finally
presented in this application. After failing to gain their support in the previous application, Mr.
Grant felt that it was important to have the support of staff in this re-submission.
Should a sidewalk be placed around the cul-de-sac?
Unfortunately everything is linked. If the additional real estate necessary for a sidewalk were
to be allocated round the cul-de-sac the following changes would result:
The paved portion of the cul-de-sac roadway would be pushed 5ft more off-center than
it already is - making it more non-conforming.
The front property line of the house on Parcel 3 would be pushed 10 ft to the west and
there would be no unobscured view corridor from Mr. Mangano's house to the hills, This
is somewhat apparent now, but will become more evident once A&S applications are
made. I DO NOT WANT TO REDUCE THIS VIEW CORRIDOR AND CREATE MORE
PROBLEMS LATER.
EXHIBIT 16
If the Planning Commission were to decide that a sidewalk is desirable, then I would
request a 32' radius "hillside format" paved cul-de-sac be approved so that I can
maintain view corridors for the Mangano property at A&S. I have provided a schematic
representation of this for consideration if the Planning Commission wishes to discuss it
in more detail.
Has Drainage been adequately considered?
From a review of the tapes from the previous Planning Commission hearing it is clear that
drainage must be considered as a key element in the final design. Until a Subdivision is approved
it will not be possible to calculate what the total increase in 'impervious coverage' there might
be. Once a subdivision is approved and homes are designed, the project Civil Engineer will be in a
better position to determine the necessary mitigation measures that will be necessary.
It should be noted that the portion of the property at Union Ave that is planned for dedication
and street widening presently drains to Panorama and will no longer drain in that direction. This
alone will improve the local drainage conditions. It has been noted on the plans that bio-swales
and other measures to reduce runoff will be incorporated into the final Improvement Plans for
the subdivision.
As we are always rushed at the hearing on technical issues, many of which require serious
consideration, I hope that this preliminary response to some of the neighbors' questions and
concerns will help you in your deliberations.
I will try to touch on some of them again at the hebring.
j__~
Thank youTony Jeans for T.H.I.S. Design
Cc Jeff Grant
ui% TOWN OF LOS GATOS ITEM NO.:
t_
;,a PLANNING COMMISSION STAFF REPORT ADDENDUM
9;
~a a S Meeting Date: January 28, 2009
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION, NO.: S-08-30. M-08-13
LOCATION: 15928 Union Avenue (east side of Union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into three lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: January 9, 2009
FINAL DATE TO TAKE ACTION: February 28, 2009
EXHIBITS: L-6. Previously received
7. Structural report (three pages), received January 23, 2009
8. Letter from John Schwarz (four pages with two attachments);
received January 26, 2009
9. Letter from Geoff & Linda Mitchell (two pages), received
January 26, 2009
DISCUSSION:
Exhibit 7 is a structural report for the existing house on the site that was submitted following
distribution of the staff report. Exhibits 8 and 9 are letters from residents who live on Panorama
Way.
Two neighbors would like the project to be continued to a later meeting as they cannot attend the
January 28, 2009 meeting and would like more time to evaluate the proposal (refer to Exhibit 8).
Staff recommends that the Planning Commission hold the public hearing, receive testimony and
discuss the proposal. If the Commission decides it is appropriate to continue the matter,
direction should be provided to the applicant on any desired plan changes and/or additional
information that is needed to make a decision on the pending applications. The next available
agenda is February 25, 2009.
2
Attachment 13
Planning Commission Staff Report Addendum - Page 2
15928 Union Avenue/M-08-13, S-08-30
January 28, 2009
&djj'f
Prepared by:
Suzanne Davis
Associate Planner
BNL:SD
I CL CLQ' I,
Approved b
T. Lort , AICP
Director of Community Development
cc: Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Cliff Bechtel, 245 Laning Drive, Woodside, CA 94062
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
\:ADEV\REPORTS\2009,Onion 15 928-TM2-dsk. do c
RC Consulting
RC Consulting Engineers, Inc.
Structural & Earthquake Desig,"I
317 Piercy Road
San Jose, CA 95138-1403
January 23, 2009
Town of Los Gatos
110 West Main Street
Los Gatos, CA 95030
Re: Grant Residence
15928 Union Ave.
Los Gatos, GA 95030
To whom it may concern,
FaxAGB-229-8157 -n 23 2009 12.24pm P001/003
tel 408-229-8155
TaX 408-229-8157
R .I'
JAN 2 3 2009
TOtiNN OF LOS GATOS
PLANNING DIVISION
At your request, on January 21, 2009, we visited the residence referenced
above for the purpose of performing a cursory review of its structural elements. We
were requested to evaluate its present condition and to develop an opinion as to the
practicality of utilizing the existing structure in a building renovation and upgrade to
current Code conformance.
FINDINGS:
The subject building is a one story wood framed, single family residence
located on a slightly flat lot. The building was apparently constructed in 1941
according to Mr. Grant.
The finish materials consist mainly of stucco and wood siding exterior walls
and a sloped composition shingle roof for the house. The house building consists of
wood wall construction, conventionally framed roof rafters and floor girders with
concrete footings. A wood siding utility building is located approximately 5 feet from
the rear of the house. Our findings consist of the following:
1. The roof rafters are 2X4 at 24 inches on-center and braced with 2X4
and 1X6 braces.
2. Dry-rot wood material was found at the roof located between the
house and garage wall. The framing should be removed or repaired.
3. The garage is converted to living space with wood platform over the
garage slab. However, the floor appeared to be spongy. The garage
ceiling is sagging due to the additional roof plywood and ceiling finish
material. The framing is substandard and should be removed or
repaired.
10f3
Exhibit 7
KC Consulting Fax:d08-229-8157 23 2009 12:24pm P002/003
January 23, 2009
Structural Evaluation
15928 Union Ave.
Los Gatos, CA
4. At the rear portion of the garage, the gypsum wall board was removed
due to mold and mildew. The framing is substandard and should be
removed or repaired,
5. It appeared that the living space and storage was added to the front
porch over concrete slab. The framing is substandard and should be
removed or repaired.
6. A pop-out addition was added to the living room side of the house. No
concrete footing was observed supporting the exterior wall. The
framing is substandard and should be removed or repaired.
The house foundation is conventional spread footings. The soil below
the under-floor crawl space was found to be moist. Efflorescent was
observed in the concrete due to the moisture. Hence, the foundation
concrete is deteriorating and crumbled to the touch. The foundation
should be replaced or repaired.
8. Cracks in the concrete porch slabs were observed. It appears the
cracks were caused by expansion and contraction of the concrete slab
exacerbated by expansive soils. The slab is substandard and should
be replaced or repaired.
Trellis framing is observed alongside the utility building. However, the
framing is in disarray. The framing should be removed or repaired to
current Code' standards,
10. The framing of the utility building appeared to be substandard. The
building should be removed or repaired,
CONCLUSIONS:
The current structural condition of the building while not judged to be particularly
dangerous under normal loading conditions, is seriously deficient compared to
current standards and Codes. The lack of a recognized lateral bracing system
coupled with subsiding foundations in some areas, are likely to allow significant
movement and distress during future seismic events,
Based on the discussion above, it is concluded that to renovate and upgrade this
building to current Code conformance and to a quality consistent with buildings in
the area, reconstruction of the foundation and lateral bracing systems as well as
framing improvements would be required. Other non-structural upgrades would also
need to be addressed. In our opinion, it does not seem reasonable that the existing
building be salvaged or utilized in the property improvements currently being
considered,
2 of 3
FC Consulting Fax;000-229-0157 23 2009 12:24pm P003/003
January 23, 2009
Structural Evaluation
15928 Union Ave.
Los Gatos, CA
LIMITATIONS:
The information and opinions contained herein are based upon the limited
investigation described at the beginning of this report, No warranties are expressed
or implied regarding the existence of other unknown conditions not specifically
addressed. Our work is in accordance with generally accepted engineering
standards and is not intended to be relied upon or transferred to individuals other
than the addressee. Should information or conditions become known which differ
from the discussion herein, they may alter the opinions or conclusions of the
undersigned.
We trust the above discussion will be of help in evaluating the subject building. If
you have any questions, or if we may be of further assistance, please do not
hesitate to call.
Sincerely,
RC Consulting Engineers, Inc.
~omeo C abalar, P.E.
Principal Consulting Engineer
3of3
John Schwarz
104 Panorama Way
Los Gatos, CA 95032
(408) 623-1595
January 26, 2009
Town of Los Gatos Planning Commission
110 East Main Street
Los Gatos, CA 95031
RE: 15928 UNION AVENUE SUBDIVISION
Application 9NI-08-04
Dear Members of the Town Planning Commission:
RECEIVED
JAN 2 6 2009
TOWN OF LOS GATOSS
PLANNING DIVISION
Thank you in advance for your time and attention to this land use decision. Unfortunately; due
to another commitment, I will not be able to attend the meeting this week. Therefore, I am
writing in regards to my concerns with the proposed subdivision of the property at 15928 Union
Avenue. As some of you may recall, a previous subdivision and A&S application on this
property was denied by the Planning Commission in June of 2008, Since some of you may not
be familiar with this site or that prior application, I am attaching my two prior letters on that
proposal, in an effort-to provide some context to my comments below.
I do think the current subdivision proposal is much better than the previous design; and I
certainly appreciate the applicant's effort to revise the plan and accommodate many of our
concerns. For example, I do like the idea of the full cul-de-sac, and I do like that the two homes
on the Panorama cul-de-sac would be shifted west to preserve the look and feel of the Panorama
Way terminus. I would also like to add that I am not opposed to a couple of new families on our
street. However, I do have several questions and comments on the proposed subdivision. These
are divided into separate topics below.
1. Request Deferral to a Later Hearing Date
Many of us only received these proposed plans within the last couple of weeks, and have not had
much opportunity to review and comment on the plans yet. (Staff apparently tried to contact me
in December, but for some reason. I never received that message.) More importantly, several of
the concerned neighbors are not able to attend the Planning Commission hearing on January 28,
2009, including myself. Because there was considerable concern from the neighborhoods on all
sides of this project at the last Planning Commission hearing, I believe it will be important for
the Commission to hear feedback from as many neighbors as possible, prior to making any
decision regarding this subdivision. Therefore, I am requesting that you continue this item to a
later date.
Exhibit 8
Members of the Town Planning Commission
January 26, 2009
Page 2 of 4
2. Subdivision not Compatible with Neiahborhood
As I mentioned above, I do think the current design is much better than the previous design, and
I do appreciate the applicant's effort to revise the plan and accommodate many of our concerns.
However, I do not support the creation of parcels which would allow for the future development
of 3,000+ square foot, two-story homes on this site. While I understand that this project ozrly
proposes a subdivision at this time, the subdivision will set the stage for the future houses and
will determine what is feasible on each lot. Large, two-story homes do not fit the nature and
character of the existing "neighborhood." Some people may argue that this parcel presents a
"transition" between the houses on Union or Panorama and the newer development on Leewood
Court, but this is misleading. There is no connection to Leewood Court, and since two of the
homes would access (and essentially front onto and be a part of the Panorama neighborhood),
they should match the nature and scale of the existing homes.
There was much testimony at the June 2008 Plaiuling Commission hearing regarding the fact that
the 15928 Union Avenue parcel mirrors the original parcels immediately to the north - between
Union Avenue and Panorama Way. Each of these larger parcels was divided many years ago
into two parcels, with a larger lot (with one unit) on Union Avenue, and a smaller lot (with one
unit) on Panorama Way. A similar-division of the proposed project site into two lots, with a
larger lot on Union and a smaller one at the end of Panorama, would be more compatible with
the existing neighborhood development. Because the site has the same zoning as the lots on
Panorama Way, it would appear that the zoning on this site intends development similar in
character to that between Union Avenue and Panorama Way, north of the site (with two lots
between these streets, each occupied by one single-story structure).
3. No Drainage Calculations
I understand from Tony Jeans that bioswales are intended on the site to control runoff and
maintain water quality, and I see there are notes on the proposed plans, which indicate that best
management practices (BMPs) will be followed to comply with the National Pollutant Discharge
Elimination System (NPDES) and C3 permit requirements. However, I am surprised that no
preliminary calculations of the how the site drainage will actually work have been required at
this stage. In typical practice in other jurisdictions, some preliminary calculations are required at
the zoning or subdivision stages to illustrate that the applicant's intended drainage and water
retention features will accommodate the additional runoff and will physically fit on the site.
Therefore, I request that preliminary calculations be completed prior to approval of the
subdivision in order to prove that the drainage will actually work and meet the Regional Water
Quality Control Board (RWQCB) runoff and water quality requirements.
In addition, who will maintain the proposed bioswales in the future? Will there be a
homeowner's association for these three lots which will be responsible for maintaining these
features, or will it be the Town's responsibility?
.Vembers of the Town Planning Commission
January 26, 2009
Page 3 of 4
4. Condition of Approval Regardina Construction Traffic
If the Commission wishes to approve this proposed subdivision, I would like to request that the
Town impose the following as a Condition o{Anproval for the subdivision and any future
development or construction on the site:
"All demolition; construction, and maintenance vehicle traffic (within reason, except as
necessary to complete the proposed cul-de-sac) shall be required to access the site via
Union Avenue, and that the Panorama Way site frontage be temporarily fenced or
shielded during construction. "
Given the very low daily traffic volumes on Panorama Way, this measure would go a long way
to help alleviate some concerns with construction traffic and general disturbance.
5. Exemption from CEQA
It is not clear to me whether this project truly qualifies for a Categorical Exemption (Cat Ex)
under the California Environmental Quality Act (CEQA). The Staff Report indicates that the
project is Categorically Exempt from CEQA pursuant to Section 15315 of the CEQA Guidelines
because "this is a minor land division (four or fewer parcels)." However, Section 15315 of the
CEQA Guidelines states that the exemption applies to:
the division of property in urbanized areas zoned for residential, commercial, or
industrial use into four or fewer parcels when the division is in conformance with the
General Plan and zoning, no variances or exceptions are required, all services and
access to the proposed parcels to local standards are available (emphasis added), the
parcel was not involved in a division of a larger parcel within the previous 2 years, and
the parcel does not have an average slope greater than 20 percent. "
Part of the reason the prior proposal on this property was denied was due to the fact that the
project would have required several variances and design exceptions. I have asked the Staff, and
the Staff has indicated that this incarnation of the project would not require any variances,
However, it is not clear whether the project would require any design exceptions, or whether all
services and access truly meet the Town's standards. For example:
My understanding is that the proposed cul-de-sac would not include a sidewalk. Is this a
standard design?
Would the shared driveway access between the houses on parcel 2 and 3 meet the Town' s
design standards?
• Is parcel 2 really a "flag lot"?
Members of the Town Planning Commission
January 26, 2009
Page 4 of 4
Perhaps the Planning Commission can determine whether any of these elements are considered
deviations from the Town's standards. Even if this subdivision may technically qualify for a Cat.
Ex, given the issues raised on the prior project, and the public concern about the development
here, I would have preferred that the Town had completed a public CEQA Initial Study process,
as we requested previously (refer to my prior two letters), and given the neighborhood a chance
to review and comment on the environmental issues publicly prior to hearing.
6. Corrections and Questions on Conditions of Approval
Condition #27 Traffic Impact Fee. By requiring the applicant to pay the traffic impact
mitigation fee, is the Town saying that this project contributes to cumulative traffic impacts, and
must pay its fair share towards mitigation? If so, this would seem to conflict with the Cat Ex
approach under CEQA.
Condition #28 Erosion Control. Second sentence should be revised as follows: 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 dirt frog more than one ^^r^
creating or replacing 10.000 square feet or more of impervious surfaces. I believe the Regional
Board Order #R2-2005-0035 on August 15, 2006 amended the NPDES Permit such that any
projects creating or replacing 10,000 square feet or more of impervious surface must comply
with Provision C.3.
You may reach me any time at the phone number above if you have questions about this letter.
Thank you again for your time and for considering my input on this proposal.
Best regards,
ohn Schwarz
cc: Suzanne Davis, Community Development Dept., Town of Los Gatos
Geoff and Linda Mitchell, 115 Panorama Way
Ian Esche and Golida van Haeringen, 107 Panorama Way
Greg and Cecilia Holmberg, 103 Panorama Way
Jeff and Terry Hickey, 100 Panorama Way
Mike Brown, 108 Panorama Way
Thomas Mangano, 116 Panorama Way
Tony Jeans, THIS Design & Development
ATTACHMENT 1
MARCH 2008 LETTER
John Schwarz
104 Panorama Way
Los Gatos, CA 95032
(408) 623-1595
jschwarz@davidjpowers.com
March 29, 2008
Suzanne Davis
Planning Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15928 UNION AVENUE SUBDIVISION
Dear Suzanne:
Thank you for answering my questions to date on the subdivision proposal for 15928 Union
Avenue and for providing me copies of the application materials. I wanted to send you some
thoughts prior to your April 2, 2008 meeting with the applicant. Therefore, I am writing this
letter to provide you with my initial feedback and to outline my questions regarding the
subdivision application and the processing of this proposed project.
I have divided my questions into three separate sub-headings: 1) questions about the proposed
project; 2) questions/comments on the Initial Study Checklist in the file; and 3) comments on the
environmental review process for this project.
Questions Regarding the Project
1. Does the "project" propose development of the four (4) homes on the property at this point,
or does this proposal only include subdivision of the parcel?
2. Would the proposed homes on the site be one-story or two-story structures?
3. What is the maximum building height allowed under the existing General Plan and zoning
designation (R-1:8)? Does this maximum height account for any padding up of the lots and
structures for flood protection?
4. According to the application, two of the proposed lots would front onto Union Avenue, with
access directly to Union, and the rear two lots would front onto the proposed cul-de-sac at the
end of Panorama Way. Does the subdivision propose to provide roadway connectivity
between Union Avenue and Panorama Way, through the site?
Ms. Suzanne DmIs
?Lurch 29, 2008
Page 2 of 5
Review of Initial Study Cheeklist
The application and file materials included a "completed" CEQA Initial Study Checklist form.
All items under the various topics in the checklist were identified as '~No Impact," however,
there is no discussion, documentation, or explanation to support the donclusions in the checklist
and no sources are provided. I understand that the checklist submitted to date was. used only as a
means of prel'ui~7IIary review, but +w i5 checklist will not suffice as CEQA review for the project.
As outlined in the CEQA Guidelines Section 15063, a complete and adequate Initial Study shall
contain:
(1) "A description of the project; including the location of the project;
(2) An identification of the environmental setting;
(3) An identification of the environmental effects by use of a checklist, matrix, or other
method, provided that entries on a checklist or other form are briefly explained to
indicate that there is some evidence to support the entries. The brief explanation may be
either through a narrative or a reference to another information source such as an
attached map, photographs, or an earlier FIR or negative declaration. A reference to
another document should include, where appropriate, a citation to the page or pages
where the information is found.
(4) A discussion of ways to mitigate the significant effects identified, if any;
(5) An examination of whether the project would be consistent with existing zoning, plans,
and other applicable land use controls;
(6) The name of the person or persons who prepared or participated in the Initial Study. "
Below are my comments and questions on the individual topic areas of the CEQA Initial Study
Checklist:
Aesthetics
If the project does indeed propose two-story houses on this site, the construction of tvvo-story
homes adjacent to the existing single-story houses on Panorama Way would substantially block
existing views of the hills to the south. While these hills may not be officially designated as
significant visual resources, and Panorama Way may not be a designated viewshed or view
corridor, the views of these hills do contribute to visual setting and the character of the
neighborhood.
hi combination with the recent development immediately south of the site, development of the
two-story houses on the project site could result in a "cumulatively considerable" contribution to
the loss of views of these hills from the existing neighborhood (CEQA Guidelines Section
15130).
Because the views of the surrounding hills and the quiet undeveloped nature of the Panorama
Way terminus have traditionally influenced the home values in this neighborhood, perhaps an
investigation is needed to determine whether the removal of these views and the change in
Ms. Suzanne Davis
March 29, 2008
Page 3 of 5
character at the terminus of Panorama Way would constitute a property "taking" under relevant
land use law.
Aar Quality
Demolition of the existing home, along with site grading/clearing and construction activities
would result in short-term dust generation in very close proxilmitl to sensitive receptors,
including the adjacent residents on Panorama Way and on Leewood Court.
Biological Resources
I have visually surveyed the project site from the public right-of-way. There are two depression
areas on the eastern portion of the site that appear to contain vegetation indicative of wetlands.
Although the project appears to be an isolated, infill parcel, runoff from the hills to the south
flows through the site, and these potential wetland areas need to be studied as part of the CEQA
review for this project. If these areas are determined to be "jurisdictional" wetlands, the
applicant will need to obtain a permit from the U.S. Army Corps of Engineers prior to filling of
these areas, and compensatory mitigation would be required.
The open grassland nature of the property may also provide suitable habitat for Burrowing Owls.
Surveys for Burrowing Owls should be conducted to determine whether this site provides nesting
or foraging habitat for Owls.
Cultural Resources
The Initial Study Checklist states that the project would have no impact upon cultural resources.
Has an analysis or archival literature search been completed to determine the potential
archaeological sensitivity of the site area? What mitigation measures will be required in the
event of an unanticipated discovery of archaeological resources during construction (i.e.,
measures outlined in Section 7050.5 of the Health and Safety Code and Section 5097.94 of the
Public Resources Code of the State of California)?
Also, given the age of the existing structure on the site, is there a potential that this structure
would be considered a historically significant structure in the Town?
Geology and Soils
The Initial Study Checklist concludes that the project would result in "no impact" from seismic
ground shaking. However, Santa Clara. County is classified as Seismic Zone 4, the most
seismically active zone, and an earthquake of moderate to high magnitude generated within the
San Francisco Bay region could cause considerable ground shaking at the project site. While the
degree of shaking is dependent on the magnitude of the event, the distance to its zone of rupture
and local geologic conditions, it is probably more appropriate to conclude in the Initial Study that
seismic shaking would have a "less than significant" impact, rather than "no impact" to future
development on the site.
Ms. Suzanne Davis
March 29, 2008
Page 4 of 5
There is no information in the Initial Study Checklist documenting the types of soils that are
present on the site. For example, are expansive soils or liquefiable soils present on the site? If
so, what types of engineering requirements/measures will be needed to account for such soils?
Hazardous Materials
Has a Phase I Environmental Site Assessment been completed for this property? Given the
agricultural history of the site vicinity, it is likely that pesticides and herbicides were applied to
the soils on the site during normal agricultural operations. The presence of these materials in
high concentrations on the site could impact future residents. In addition, grading of the site and
disturbance of these soils could result in the release of pesticides and herbicides in the site area,
in close proximity to sensitive residential receptors (including children). Depending on the exact
concentrations present on the site, soils may need to be capped or off-hauled and disposed at a
licensed facility to preclude human exposure.
Hydrology and Dater Quality
Since construction would result in disturbance of soils on the site, there is a potential for project
construction to impact downstream water quality. Would the project be required to incorporate
best management practices (BMPs) to reduce the potential for runoff from the site to impact
water quality and to comply with the National Pollutant Discharge Elimination System (NPDES)
and C.3 permit requirements?
Noire
What is the estimated construction tirneframe for development on the site? Demolition of the
existing home, along with site grading/clearing and construction activities would result in short-
tern generation of noise at adjacent sensitive receptors, including the residents on Panorama
Way and on Leewood Court. The anticipated noise levels at these receptors needs to be
quantified and mitigation measures identified to reduce significant impacts in the initial Study.
Environmental Review under CEQA
In your email to me last week, you mentioned that the Staff has not determined whether this
project will be Categorically Exempt from the California Environmental Quality Act (CEQA).
Although this project would be considered a small, infill development, as a CEQA practitioner, I
do not believe this project qualifies for a C ategor"ical Exemption (Cat Ex) under CEQA because
the project has the potential to result in significant aesthetic, short-term air quality, biotic;
cultural resources, hazardous materials, hydrology and water quality, land use compatibility, and
short-term noise impacts (refer to discussion above). These potential impacts should be
evaluated in a full Initial Study/Mitigated Negative Declaration (IS/MVD), and the public should
have an opportunity to review and comment on the analysis, in accordance with Sections 15072
and 15073 of the CEQA Guidelines, prior to consideration of the project by the Town Planning
Commission and Council.
Ms. Suzanne Davis
March 29, 2008
Page 5 of 5
If the Staff disagrees and files a Cat Ex for this project, please provide me with the details
regarding the process in Los Gatos for filing an appeal of the Cat Ex to the Town Council, in
accordance with CEQA Guidelines Section 15061(e).
I would appreciate any answers or feedback that you have on these questions. If it would be
helpful, I would be happy to meet with you and Fletcher to discuss these comments- I would
also be happy to meet with the applicant, if appropriate. Our neighborhood is not opposed to any
development occurring on the site; we would welcome a few new neighbors to our street.
Rather, we just want to ensure that any development proposal is evaluated thoroughly and
conforms to the existing character of the neighborhood.
I look forward to reviewing the environmental document(s) prepared for CEQA compliance for
this project. You may reach me any time at the phone number or email address above if you
have questions about this letter or if I can assist in any way. Please continue to send me any
public information and notices regarding this project. Thank you again for your time and for
considering my input on this proposal.
Best regards,
Jahn Schwarz
cc: Fletcher Parsons, Engineer, Town of Los Gatos
Cathy Bandy, 104 Panorama Way
Geoff and Linda Mitchell, 115 Panorama Way
Ian Esche and Golida van Haeringen, 107 Panorama Way
Greg and Cecilia Holmberg, 103 Panorama Way
Jeff and Terry Hickey, 100 Panorama Way
Mike Brown, 108 Panorama Way
Thomas Mangano, 116 Panorama Way
ATTACHMENT 2
JUNE 2008 LETTER
Jolin Schwarz
104 Panorama Way
Los Gatos, C:N 95032
(408) 623-159-5
June 23, 2008
Towvn of Los Gatos Planning CommissiOn
1 10 Last Main Street
Los Gatos, CA 95031
It 1':".: 15928 UNION AVE VE SUBDIVI<SI0N
Appticutiou 01-08-04 and A&S Application 4S-08,30
Dear i`4+lcnibcrs of the '1`o-vn Planning Con.imission:
"Thank you in advance for your time and attention to this land use decision. I am F ritiiit in
regards to my concerns witli the proposed subdivision of the property at 15928 Lotion. Averme. I
Have divided my questions into separate sins-headings: I comments and concerns with the
To,xn's environmeutal review process Linder the California Hnvirorizricntal QuLfllty Act (CT-,..QA)
for This prgject, 2) other environmental. questions-, and 3) comments and responses to - comc of the
ite_ns in the applicant's "Community Beriefits " letter; dated April 30, 2008.
Envirmimental Reyieev, Process under CEQA
The Staff Report indicates That the project is Catelgorically I,,xe-,nPt from CEQA pursuant to
S ection 1531.5 of the CEQA. Guidelines because :;this is a minor land division (four Or EeNVCI'
parcels)." However, Section 1.5315 of the C'EQA GLiidelines states that the exemption applies to:
..tlze division vfproperiy in. urhan.iZedareeasZone(.i'jor residential, c,onrmcrcud, or
industrial use inter.finir ot•ftwer parcels tivhen the division is in conftwmance ivith the
General Pion c:ml Monirt~, no variances or exceptions are required (ernphasis added), all
services and ac'ces's to the proposed parcels to local standrrrdl5 are available; the- parcel
was not involved in u division of a laq er parcel within the previous 2 ;,fears, and the
parcel dues not have in mwrage slop+r greater nicest 20 Percent.
It; is my understanding that the applicant is proposing a variance to allow for the four proposed
lots (specificL:dly to accommodate the tvvf) lots fronting onto Union Avenue), In fief, the Staff
Report spc;cilicslly states on page 3 that a variance is being; requested. Therefore, this proposed
subdi",vision would not meet the requirements of the cited CL;-QA Cate{,orical Exemption, and
enviroiIniental revie,,v is required_ Without such environmemal review, the pro,}ectis not
approvable.
,rLiePil:.`?i'.'',)' :'f; ? ~~-liH {"frt)2177?';c ~):J!?77T1l.c rl0?7
,h ne 23, 200,, '
f',' q "l
'l
in ad?clitioirt, it] my previous letter, dated NiceA 29.:x'008, l raised senTral ciuestions Ant
potential en-virol aw-rit; l irnp ic:ts, which could rest2 t f oil? dcvelopm;(.nt on the sib Accordil:g to
Section 15002 of the CF-QA Guidelines, (me of the bade pudic};;es of C;l-Q Is to "disclose to the
public the reasons why a L,ov rninental agoncy approved the project in TITS.`, mariner the agency
chose if signitlcant eIn roiTmental effects are invcIvcdT flhnsfo e-, t sp citlcally i-equested that
an initial Lctl(ly he prepared unvier CI-Q.A- in accordauce N ith the CEQA Cluidelines (Section
15063), in order to doi. Lrne1nt: the eaising enviriAmiental setting on the site, the potential Ir pacts
oNevelopiInent, and ident)ticat.ion of a y necessap; incasllres io Tiningate or a- void crivirownnen al
Apacts (please refer to illy prior letter dated March 29. 2008). Sta x has ignored. this request and
Caput':roues to nroces5 this r ro',ect kith :tli tixemption. f"roll CE-QA (refer to diseussio n above).
L iven n e emwerns raised Iii iris,' prior letter, aloli4i,, with the strong neighborhood Concern o"'-cr
this subdivision, completion <if a public CEO A review process, and preparation of a pubtic
document which the residerts could review and connment upon, stems t nident under the spirit of
C EQ.3..
2t her
t?4irerirrleIta1 C}ic4,t€iiis
t 1'yndd like to Iehcr_ttc- and in:C:orporatc i?j refier-Lice the ili'II'ol;Iileiltal Comments and qucsti'ms
raised in Illy prior litter, especiall,, those relating to short-teen dernAtiol and constructlo'i
i mpacts (air qualityld~,t and riGkeb biological resources, hazardous n aw6alt and & hmge and
water quatlty. Speci flc..ally, ? ailbr the f<3slowinc,~,iiiiresoived e nvlronrnental questions:
1) What standard Storm ;,Water Pollution Prevention Plan (SW'
P11111) II?casi?rc s;''C clntlitiC) of
Approi-al Ull be required for the project (I.e., air (iii lily:!dust control during; construction,
swan water rLnof'f areal t cuter quality control i leslsures, etc)? None are otal II1ed in To..
Staff Report as hei,ng rtoq fired for this proj.ec t.
23 age 5 of the Staff Rtp{3.rt provides a comparison of e l Qg, hC rues in the iniin-teuliate area
T
for the C or7uuitsion's in orinatio n. t'lG 'e L'r. no homes on !~Lntj arna l ay are W d ii; habit. GivcIn that tv o o me.:our proposed lots would beco ne part of f~ Iitc Ina
',',Vay. ~,vh i' -\-vere Lhc singole Ea-rnih hon-Ics on PanoTama V,!`a ' not listed in this table riot Lo)
niention that t;vo of the adjacent parcels are on Paton i na'galy}? .``ill horZIes except "me
on Pc-IGrarnl ' 11ra fire single-story structures, ranging, around 1,70-1.800 square Vet in
size
According to tilt; Stall. Rcport and A-rbonst i .CC3I l 1?t ] .Itlo~s. l i~c' l:tll)ti-ti(C°I1 Uil
;ee} will he rdo acd on the site and lice 96 (i3i70 her multi-stern Oak- trees) \tilli f3 ,
preserved in-place on the site. tc sp cci is perfarmancc critv_ia and contingency
Iliasi?rcS _nc'L d d, in, -uhC C` tnt ti'te oaks do not su'vI\`i: t t i -ci const:u iom, (as often
OC-Curs). N-Vil' I11it.igation rno7ni',orie g o. the hearth of ihts,-: L .ees he e-quired o- c. ilic ne_`:t
several years? There is to halo natloin in tlTe S aft'Rept r r 4rIP'tll g sucl'. nwa t.rns-
Alembers tf the Town Plonn~ng Commission
Ame 23, 2008
Page. 3 of 4
Again, these potential impacts, as 4vell as the others raised prevlouSly, Sh(Alld be evaluated in a
f1i.11 initial Study (7S)7 and the public should hav,„ an opportUnit)" to reviety and corninent on the
atnalysis, in accordance. with Sections 1.5072 and 15073 of the CEQA Guidelines. prior to
consideration of the project by the 'l'ov~n Planning Commission and Council.
items frorn Applicant's Community Benet #g )Letter
The applicant, Mr, Jefl' Grant, seerns like a lair gentleman, and 1 appreciate his effort; to speak
vvith various € eigbhors about this project (including myself). Arid, the rieighhors on Panorarria
Barfly do appreciate his efforts to resolve a pit bull problcni on this property several months ago_
However, t believe some of the statements in the applicant's "CotTl.iminity Benefits" letter (dared
April 30, 2009) misrepresent the facts of the site and the proposal.
I ) 1 have spoken with all of the neighbors on. Panonrau-na Way about this subdivision, and
while some of us do understand the reasons for Mr. Grant's desire to have four lots, ri(irie
of the neighbors on Panorama Way support this proposal. Our maim objection is that the
proposed deyeloprnent iAould not fit the scale and character. of the development in the
Pa.€ionu na Way neiehbor.hood, (TNvo of the lots Nvould become part of Panor-arna Nk ay.)
2) Givers the nature of the other lots and homes on Union Avenue; and Panorama NVay, just
north of "the site, I do not agree that this site was intended as a "transition parcel,"
Because the site has the same zoning as the lots on P'anoraina'May, it would appear that
the zaiiin on this site intend, development similar in character to that betwcen Uiiiori
Avenue and Panorai-na Way, north of the site (with tNgo kits bet\veen these streets; each
occupied by olae single-stc)ry structure).
3) 1 do not agree that completion of the bulb cul-de-sac would have any uf'l~ct on street
safety or pedestrian access on Panorama Way. Sidewalks are present on both sides of
Panorama Way currently., au-ld the proposed subdivision would do nothimi to increase
pedestrian access to the south. And. as stated in the Staff' Report, the proposed cul-de-
sac, the proposed cirl-de-sac does not nie:t the To,,vn Code for right-of-vvav width.
4 1 have never seek any trash waste, or appliances dumped on the l roj(ct sit:z. Despite the
fact that the site has not been rmo-,ved lately (1 assurne, in an effQTt by the applicant to
inake the property foal; dilapidated), the property is not an eyesore, and certainly does not
meet the legal, redevelop.ment de rnition of "blight." 1 have attached several photos of
the site, some from Mauch 2008, avid sorrye fr mi .June 2008. Despite Overgrown look of
the. grass in recent months, the residents on Panorama W, ay consider the site a beautiful
visual resource of open space at the end of the street.
A~ie'r'ber,i ti%.~t 7int~r~ F'i,:~r"~ttF;7s; Cu~h.r1; es rr;
,lurk' 21 200',~i
Pao 4 Q
You in t,irch ins' any time it the , Koine number or ;rmil :address above if you hav. qu.shots
about this letter. Tlia nk you r1gr.':.n Or 3'0Ul tiM mrid to considering my input on tlll> proposal.
Bost rug Us,
Joiell Schwan
cc: Sr 7-afllIC 13Lti'l . Coi11rT unites Developnietnt Dcpj., Fo% n o f Los Gatos
Geoff and Linda \`ii clic-14 115 Flanomnia Way
lan l sc Ise and Goliu'a van l iaerineen, 107 PLi cm,-ma 1Viv
Care`=, and CedHa Almherg, 103 Panorarn-i Wca
RAF anti 'l`e:~r•, Hickey, I 0 J 1 aLoraxna Way
Nike Ekown. 108 Mamma VQ
Thomas N a,:,gatio. 116 Pariorar.na Watt
15312. Surplus Government Prc Ity Sales.
Class 121 consists of sales of surplus government property except for parcels of
land located in an area of statewide, regional, or areawide concern identified in
Section 15206(b)(4). However, even if the surplus property to be sold is located in
any of those areas, its sale, is exempt if,
(a) The property does not have significant values for wildlife habitat or other
environmental purposes, and
(b) Any of the following conditions exist
(1) The property is of such size, shape, or inaccessibility that it is incapable
of independent development or use; or
(2) The property to be sold would qualify for an exemption under any other
class of categorical exemption in these guidelines; or
(3) The use of the property and adjacent property has not changed since the
time of purchase by the public agency.
15313. Acquisition of Lands for Wildlife Conservation Purposes.
Class 13 consists of the acquisition of lands for fish and wildlife conservation
purposes including (a) preservation of fish and wildlife habitat, (b) establishin=
ecological reserves under Fish and Game Code Section 1530, and (c) preserving
access to public lands and waters where the purpose of the 6cquisition is to
preserve the land in its natural condition.
[Amended effective September 7, 2004]
15314. Minor Additions to Schools.
Class 14 consists of minor additions to existing schools within existing school
grounds where the addition does not increase original student capacity by more
than 25% or ten classrooms, whichever is less. The addition of portable classrooms
is included in this exemption.
15315, Minor Land Divisions.
Class 15 consists of the. division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the
division is in conformance with the General Plan and zoning, no variances or
exceptions are required, all services and access to the proposed parcels to local
standards are available, the parcel was not involved in a division of a larger parcel
within the previous 2 years, and the parcel does not have an average slope greater
than 20 percent.
15316. Transfer of Ownership of Land In Order to Create Parks.
Class 16 consists of the acquisition, sale, or other transfer of land in order to
establish a park where the land is in a natural condition or contains historical or
archaeological resources and either.
(a) The management plan for the park has not been prepared, or
(b) The management plan proposes to keep the area in a natural condition or
preserve the historical or archaeological resources. CEQA will apply when a
management plan is proposed that will change the area from its natural
C-EV
ouadfig5
~rjf iat~? 1.53/
243
Photo 1 - View Looking South on Panorama Way toward Site.
Photo 2 - View Looking South on Panorama Way toward Site.
Nhoto 3 - view of Site and Existing Home on Site from Panorama Way March 2008.
Photo 4 - View of Home on Site from Panorama Way June 2008.
Photo 5 - View of Site from 115 Panorama Way.
Photo 6 - View of Suspicious Wetland Indicative Area on Site March 2008.
tinoto t - view of Existing Homes on Panorama Way.
Photo 8 - View of Panorama Way looping North from Site.
Photo 9 - View of Site Frontage along Union Ave.
Photo 10 - View of Site Frontage and Home from Union Ave.
- ~y ..IIJU.II vi vinvii rwe m IFUnt OT Jae.
Al ( ~`1
To: Susanne Davis, Community Development Department REC
Members of the Town Planning Commission y
110 East Main Street ,jAr~ L=
Los Gatos, CA 95031 ✓ ✓
TOWN 01-
Date 01/26/09 PLAN Ni 1
From: Geoff & Linda Mitchell, 115 Panorama Way, Los Gatos, CA 95032
RE: Proposed APN: 527-42-008 - 15928 Union Ave,
Dear Susanne,
I am writing in regard to 15928 Union Ave. and the application for sub division of
this property into a set of 3 property parcels. I would appreciate you adding our
letter to the materials for committee review for the meeting on January 28.
My wife, two young children and I live at 115 Panorama Way, adjacent to 15928
Union Ave. We will be directly impacted by whatever is built on this property and
our concerns are as follows.
1. Lot Division & Neighborhood Consistency
The two parcels intended to front on Panorama Way are not in keeping with
the context of the street in size, scale, or character.
Please note: I am writing only in regard to the two homes proposed to front
Panorama Way, and not the home proposed to front on Union Avenue.
Attached is a document showing the layout of our tract. As shown, existing
homes on Panorama Way align with roughly 1/3 of the lot at 15928 Union, while
the homes on the Union side align with the greater 2/3 division of the lot. The
proposal of rotated designs manipulated to squeeze two parcels where there
should be one at the end of Panorama Way, is not in keeping with the rest of the
street. Panorama Way has 10 single story homes on like lots, and any home
intended to front on Panorama Way should follow this same format.
2. The Cul-de-sac
We are in favor of a cul-de-sac at the end of Panorama Way. However, the
proposed design of a cul-de-sac in this plan does not include any sidewalk. It
appears to be a paved circle that actually butts-up against the fence of the
neighboring home on its left.
Exhibit 9
Panorama Way is home to 10 children who play often on the street as well as
neighbors who take walks through it. Without a sidewalk, there is greater risk of
injury to residents/ children, and pedestrians.
Additionally, would this cul-de-sac as shown allow for parking on its curbside? If
not, then the proposed design does not account for the needs of owner and
visitor parking, which could have an additional impact on the existing residents of
Panorama Way.
As an extension of the existing street (Panorama Way), a sidewalk should be
added for the entire length of the cul-de-sac.
3. Home Size Variance
Lastly, although what is currently before you is about parcels, not homes, it is
clear from the proposed plans and discussions with the builder/applicant that the
homes intended are to be over-sized two-story homes, placed together in tight
proximity and completely out of character for our street. These types of homes
would be a complete deviation from the existing look and character of the 10
other single story homes on normal sized lots which comprise our street. We
respectfully ask that you consider the applicant's ultimate intention for the
development (to build large, two-story homes packed in tightly on a street of one
story homes) as a consideration against approval.
We wish to make it clear that we welcome the idea of another neighbor and the
addition of a cul-de-sac with sidewalk to our street. We simply want any home
built to maintain the integrity of our street with a single home design that fits in
with the rest of Panorama Way. In this way we will preserve our street, preserve
our views, and help to preserve the safety and enjoyment of our children and the
neighbors who come down our street.
Thank you for your consideration.
Geoff and Linda Mitchell
Page 3 of 3
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file://C:ADocuments and Settings`,sdavis.LOSGATOSCA\Local Settings\Temp\XSGrpW1... 01/26/2009
tpW H OF
~uT TOWN OF LOS GATOS ITEM NO.:
PLANINING COMllZISSION STAFF REPORT
pos.. a S `.Meeting Date: January 28, 2009
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION NO.: S-08-30, M-08-13
LOCATION: 15928 Union Avenue (east side of Union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into three lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: January 9, 2009
FNAL DATE TO TAKE ACTION: February 28, 2009
RECOMMENDATION: Approval, subject to conditions.
PROJECT DATA
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards
Parcel Size:
Surrounding Area:
Low Density Residential
R-1:8
State Subdivision Map Act
Subdivision & Zoning Ordinances
General Plan
40,579 sq. ft. (existing)
32,936 (after right-of way dedication)
s
Existing Land Use
b_...
General Plan
Zoning
North !
Single Family
Low Density
R-1.8
East
Single Family
Low Density
R-1:10
South
Single Family
Low Density
R-1:10
West
Single Family
Low Density
R-1:8
2
Attachment 14
Planning Commission Staff Report - Page 2
15928 Union Avenue/M-08-13, 5-08-30
January 28, 2009
CEQA: Categorically Exempt pursuant to Section 15315 of the State
Environmental Guidelines as adopted by the Town because this is a
minor land division (four or fewer parcels).
FINDINGS: ■ As required by Section 15315 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
■ As required by Section 29.10.09030(e) of the Town Code for the
demolition of a single family residence.
■ As required by Section 66474 of the State Subdivision Map Act.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: L Location map (one page)
2. Required Findings (two pages)
3. Recommended conditions of approval (nine pages)
4. Letter from applicant (one page), received January 9, 2009
.5. Arborist Report (18 pages), received November 18, 2008
6. Tentative Map and Conceptual Development Plan (three sheets),
received January 9, 2009
BACKGROUND:
The subject property is zoned R-1:8 and currently contains a 1,010 square foot single-story home
with a 528 square foot garage. The property owner has submitted an application to demolish the
existing house and to subdivide the property into three lots. Three new homes will be built if the
subdivision is approved. A conceptual site plan has been included showing the proposed
driveway and footprint locations, grading and utility connections (see sheet DP-1 of Exhibit 6).
The existing parcel is 40,579 square feet (.93 acres). The owner is required to dedicate 10 feet of
frontage on Union Avenue and the Panorama Way cul-de-sac to the Town for public right-of-
way. The dedications will reduce the land area to 32,297 square feet.
Although the Development Review Committee has the authority to take action on subdivisions
of four or fewer parcels, this matter was referred to the Planning Commission because the
Commission reviewed and denied a previous proposal to subdivide the property into four lots
(June 2008) and there was a high level of interest and participation from neighbors of the project.
Planning Commission Staff Report - Page 3
15928 Union Avenue/M-08-13. S-08-30
January 28, 2009
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site is located at 15928 Union Avenue, on the east side of the street just north
of Leewood Court. Adjacent properties are all occupied by single family residences.
Homes to the south, east and across the street (west) are two-stories. The two homes to
the north are one-story. Existing home sizes range from 1,630 to 3,705 square feet.
B. Architecture and Site Approval
The applicant is proposing to demolish the existing residence and garage, to subdivide the
property and to construct three new residences (see Exhibit 4). An Architecture and Site
approval is required for the demolition of the existing single family residence. If the
subdivision application is approved, separate Architecture and Site applications will be
required for each of the new residences.
C. Tentative Map Approval
Approval of a Tentative Map application is required for the proposed three-lot
subdivision. Subdivision Map Act findings are included in Exhibit 2. If any of these
findings can be made, the subdivision should be denied.
D. Zoning Compliance
Minimum
Requirement
Parcel1
Union
Parcel2
Panorama
Parcel3
Panorama
lot size
8,000 sq. ft.
12,165 sf
10,392sf
10,379 sf
lot
frontage
60 feet Union
30 feet Panorama
110 feet
30 feet
126 feet
lot depth
95 feet
147 feet
76 feet
138 feet
The frontage requirements are different for the two streets because one is a cul-de-sac
(Panorama Way) and one is a standard frontage (Union Avenue).
E. General Plan Compliance
The General Plan land use designation for the property and surrounding area is low
density residential, 0 to 5 units per acre. The proposed density is 3.2 units per acre and is
within the allowable density range.
Planning Commission Staff Report - Page 4
15928 Union Avenue/M-08-13, S-08-30
January 28, 2009
ANALYSIS:
A. Lot Configuration
The lot configuration for parcel 2 is not typical, however, it will allow a house to be built
that is less obtrusive to neighbors. The parcel has the minimum required frontage of 30
feet and the applicant is proposing a shared driveway to reduce impervious coverage.
The placement of the homes has been chosen to maintain views of the hills for neighbors
on the north side of the project site and to maximize setbacks from homes on surrounding
properties. Staff does not have any concerns about the proposed lot layout.
B. Panorama Ri t-of-Way
The proposed physical improvements for the new cul-de-sac at the end of Panorama Way
complies with Town Code requirements for paved width and bulb radius, but the right-of-
way is less than required by code. Town Code requires a 42-foot right-of-way radius,
while the proposed radius is 37 to 47 feet. The proposed right-of-way will accommodate
the physical street improvements but not the street landscaping. Utilities and landscape
areas will be contained within an easement. The Town Code allows an exception to be
made by the deciding body if, based on site characteristics, it is determined to be
appropriate. Each site is considered on a case by case basis and there are no other
projects that are similar to the subject application for comparison purposes. Staff does
not have any concerns about the reduction of right-of-way since the paved cul-de-sac will
comply with minimum Fire Department and Engineering standards. Landscaping and
street trees will be maintained by the homeowners since they will be located outside the
dedicated right-of-way.
C. Neighborhood Compatibility
The applicant has provided a conceptual development plan showing building footprint
and driveway locations (see sheet DP-1 of the tentative map plans). House plans have
not been provided and are not required at this time. Two-story designs would be likely
for the new homes on parcels 2 and 3. There are two-story homes in the immediate area
and neighborhood compatibility will be reviewed in detail as part of the Architecture and
Site process.
D. Demolition
In order to approve the demolition of the existing residence, the Commission must make
four findings (see Exhibit 2). The applicant has not provided any information
documenting the condition of the existing house, although it appears to be in poor
condition.
Planning Commission Staff Report - Page 5
15928 Union Avenue/M-08-13. 5-08-30
January 28, 2009
E. Tree Imnacts
The Town's Consulting Arborist reviewed the proposed subdivision and prepared a
revised arborist report for the project (see Exhibit 5). Note that the map showing tree
locations is from the previous four-lot proposal and is being used for informational
purposes only. Three trees will be removed as they are situated in the location of the
home on parcel 1 (Italian Stone Pine, Chinese Elm and Live Oak). Two other trees are
proposed to be removed along the Union Avenue frontage (Monterey Pine and Privet).
The tree removals are consistent with the Tree Protection Ordinance. Locations for
replacement trees will be considered with the Architecture & Site applications for the
new residences. Arborist recommendations, including relocation of a storm drain and
adhering to minimum setbacks from trees in areas of construction, can be adhered to.
F. Street Trees and Landscaping
The applicant has indicated a desire to construct a sound wall along Union Avenue
similar to those along the Leewood Court and Lasuen Court developments although wall
details have not been included on the plans. The wall will need to be set back near the
new driveway to provide adequate sight distance. Insets should be provided to break up
the wall and allow for landscaping on the street side. This approach was used for the
landscaping along the Leewood Court frontage to Union Avenue. A continuation of the
street tree pattern on Panorama Way along the street extension would be an acceptable
approach for the streetscape design.
G. State Subdivision Map Act
The State Subdivision Map Act includes seven findings relative to subdivisions of land
(see Exhibit 2). If any of the findings can be made the subdivision should be denied.
H. CEQA Determination
The proposed project is Categorically Exempt pursuant to Section 15315 of the State
Environmental Guidelines as adopted by the Town because this is a minor land division
of four or fewer lots and none of the criteria for environmental review will be exceeded.
PUBLIC COMMENTS:
The applicant contacted neighbors in the surrounding area to share the subdivision plans. Public
notices were sent to a total of 52 residents and property owners.
Planning Commission Staff Report - Page 6
15928 Union Avenue/M-08-13. S-08-30
January 28, 2009
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The three-lot subdivision density is within the range allowed by the General Plan, and
complies with minimum frontage, depth and lot size requirements. The Commission
should determine if the reduced right-of-way is appropriate given the characteristics of
the property and existing improvements, and if found to be acceptable, approve the
Tentative Map application as outlined in the recommendation section below. If the
Commission determines that the right-of-way should not be reduced, a condition could be
imposed requiring the Tentative Map to be revised accordingly.
B. Recommendation
Staff recommends approval of the subdivision. The Planning Commission should take
the following actions to approve the Architecture & Site and Subdivision applications:
1. Find that the project is categorically exempt pursuant to Section 15315 of the
State Environmental Guidelines;
2. Make the findings for demolition of a single family residence (Exhibit 2);
3. Determine that none of the findings for denial of the tentative map can be made
(Exhibit 2);
4. Approve Architecture & Site application S-08-30 and Subdivision application M-
08-13, subject to the conditions in Exhibit 3.
Prepared by:
Suzanne Davis
Associate Planner
S1/taN"-'qk
Approved by:
Bud N. Lortz, AICP
Director of Community Development
BNL: SD
cc: Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Cliff Bechtel, 245 Laning Drive, Woodside, CA 94062
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
N:'OEV KEPORTS'0009'~Gnion 15923-TyL. doc
15928 Union Avenue
Exhibit 1
PLANNING CO-MMIISSION - JANUARY 28, 2009
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. APN 527-42-008.
PROPERTY OWNER: 217 O'Conmr LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
California Environmental Quality Act (CEQA):
® That the project is Categorically Exempt pursuant to Section 15315 of the State
Enviromnental Guidelines as adopted by the Town.
Demolition of a single family residence:
® As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence the deciding body shall consider:
1. Maintaining the Town's housing stock.
2. Preservation of historically or architecturally significant buildings.
3. The property owner's desire or capacity to maintain the structure.
4. The economic utility of the building or structure.
State Subdivision Map Act:
As required by Section 66474 of the State Subdivision Map Act, if any of the following
findings can be made, the tentative map shall be denied:
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451,
b. That the design or improvement of the proposed subdivision is not consistent `with
applicable general and specific plans.
C. That the site is not physically suitable for the type of development.
d. That the site is not physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious
public health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
N:'DE%I,FIIN'D1ti GS.2009AUVIOA I~92S-TNU.DOC
Exhibit 2
PLANNING COMMISSION - JANUARY 28, 2009
CONDITIONS OF APPROVAL
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a 93 acre
parcel into three lots on property zoned R-1:8. APN 527-42-008.
PROPERTY OWN TER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 substaiitial compliance with the plans
approved by the Planning Commission on January 28, 2009 and noted as received by the
Town on January 9, 2009. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL: The Subdivision application and related Architecture
& Site application will expire two years from the date of the approval pursuant to Section
29.20.320 of the Town Code unless vested through recordation of a Final Map.
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 AND SITE APPROVAL. Separate Architecture and Site applications
and approvals are required for each new residence.
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. Outdoor and exterior lighting shall be down directed fixtures
that will not reflect or encroach onto adjacent properties. Lighting shall be reviewed with
the Architecture & Site applications for the new residences.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees to be
removed, prior to the issuance of a demolition permit.
8. REPLACEMENT TREES. Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using, the canopy replacement table
in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
9. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
Page I of 9
Exhibit 3
10. 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 November 18, 2008 for details. Tree protection specifications shall be
printed on the construction plans.
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. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in-
ground irrigation system. Special care shall be taken to avoid irrigation that will
endanger existing native trees and vegetation.
Building Division
13. PERMITS REQUIRED: A building permit shall be required for the construction of the
new commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
14. APPLICABLE CODES. Projects 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. CONDITIONS OF APPROVAL. The conditions of approval shall 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
will be addressed.
16. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
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 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.
18. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street
names and/or house numbers/suite numbers to the Building Division prior to submitting
for the building permit application process.
19. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 24x36) 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 for a fee.
Page 2 of 9
20. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building pen-nit:
a. Community Development - Planning Division: Suzanne Davis at 408-354-6875
b. Parks & Public Works Department - Engineering Division: Fletcher Parsons at
408-395-3460
C. Santa Clara County Fire Department: 408-378-4010
d. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
21. DEVELOPMENT AGREEMEN?T. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
22. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and material) prior to
issuance of any permit. Applicant shall provide two (2) copies of documents verifying
the cost of the public improvements to the satisfaction of the Engineering Division of the
Parks and Public Works Department.
23. FINAL PARCEL MAP. A final map or multiple parcel maps shall be recorded. Parcel
maps(s) shall be in substantial conformance to the approved Tentative Map and shall be
prepared, wet signed and sealed by a civil engineer or land surveyor registered in the
State of California and licensed to prepare final maps. Two copies of the final map shall
be submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits are issued.
24. DEDICATIONS. The following shall be dedicated on the final parcel map by separate
instrument. The dedication shall be recorded before any permits are issued.
a. Union Avenue. A 45-foot half-street right-of-way.
b. Panorama Way. Street right-of-way turning circle with a radius of 37 to 46 feet.
C. Public Service Easement (PSE). Ten (10) feet wide, next to Union Avenue and
Panorama Way right-of-way.
d. Ingress-egress, storm drainage, sanitary sewer easements and private access
driveway, as required. A deed restriction will be required for affected lots.
25. PRIVATE EASEMENTS. Agreements detailing rights, limitations and responsibilities
of involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final map.
26. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
27. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, Fire Department connections, gas and water meters, off-street valve boxes,
hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
Page 3 of 9
28. 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.
29. 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.
30. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction.
31. UNION AVENUE DRIVEWAY. New driveway(s) on Union Avenue shall be designed
with an on-site turnaround so vehicles do not have to back out onto the roadway. The
driveway design shall be approved during the Architecture and Site review.
32. GRADING PERMIT. A grading pen-nit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
33. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
34. 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
35. 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.
36. 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.
37. 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.
Page 4 of 9
38. 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.
39. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading pen-nit and public improvement 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.
40. 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.
41. DEMOLITION. The existing building shall be demolished prior to recordation of the
Final Map.
42. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of a map. The joint trench plans shall include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly
delineated on the plans.
43. WATER DESIGN. Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any pen-nit.
44. 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 map. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
a. Union Avenue. Curb, gutter, sidewalk, street lights, tie-in paving signing;
striping, storm drainage and sanitary sewers, as required.
b. Panorama Way. Curb, gutter, sidewalk, street lights, cul-de-sac, tie-in paving
signing, striping, storm drainage and sanitary sewers, as required.
45. PUBLIC IMPROVEMENTS SECURITY. The applicant shall provide suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% performance and 100% labor and material prior to issuance
of any permits. The applicant shall provide two (2) copies of documents verifying the
cost of the public improvements to the satisfaction of the Engineering Division.
Page 5 of 9
46. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the proposed
work and the design indicated on the plans. Any proposed changes shall be subject to the
approval of the Town before altered work is started. Any approved changes shall be
incorporated into the final "as-built" drawings.
47. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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. A full credit shall be proved against the first requested occupancy to account for
the existing single family home.
48. 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.
49. 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 Pen-nit.
50. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking; construction
staging area, construction trailer, and proposed outhouse locations.
51. 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).
Page 6 of 9
52. 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.
53. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
54. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
55. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group I and Group 2 projects as
defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended
Santa Clara County NPDES Pen-nit No. CAS029718. The plan shall delineate source
control measures and BMP's together with the sizing calculations. The plan shall be
certified by a professional pre-qualified by the Town. In the event that storm water
measures proposed on the Planning approval differ significantly from those certified on
the Building/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have the
Planning submittal certified to avoid this possibility.
56. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION & MAIhrTENANCE OBLIGATIONS. The property owner or
Homeowner's Association shall enter into an agreement with the Town for maintenance
of the stormwater filtration devices required to be installed on this project by Town's
Storm ater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-
0035. The agreement will specify that certain routine maintenance shall be performed by
the property owner* homeowner's association and will specify device maintenance
reporting requirements. The agreement will also specify routine inspection requirements,
permits and payment of fees. The agreement shall be recorded prior to release of any
occupancy permits.
57. 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.
58. 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.
Page 7 of 9
59. 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.
60. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section 23.10.080.
61. AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built"
plans shall again be signed and "wet-stamped" by the civil engineer who prepared the
plans, attesting to the changes. The original "as-built" plans shall be review and
approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-
built" plans shall be provided to the Town before the Faithful Performance Security or
Occupancy Permit is released. 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: SWIMMINTG-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.
62. 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.
63. 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(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.
64. 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.
Page 8 of 9
65. 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.
66. 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 pen-nit is issued by the Engineering Division.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
67. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide pubic fire hydrant(s) at location(s)
to be determined jointly by the Fire Department and San Jose Water Company.
Maximum hydrant spacing shall be 600 feet, with a minimum single hydrant flow of
1,000 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil
drawings included with the building pen-nit submittal,
68. FIRE HYDRANT LOCATION IDENTIFIER. Prior to final inspection the general
contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
69. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N`DEV ,CONDFNS'-2009 'Umon15925 TMldoc
page 9 of 9
T.H.I.S.
DESIGN & DEVELOPMENT
Box 1518, Los Gatos, CA 95031
Fax: 408.354.1823 Tel: 408.354.1863
110 E. Main Street
Los Gatos, CA 95032
Attn: Planning Commission
Dear Commissioners:
RECEIVED
JAN 9 2009
TOWN OF LOS GATOS
PLANNING DIVISION
January 91h, 2009
We are proposing a new Subdivision application for Jeff Grant's property at 15028 Union and
Panorama with significant changes from the previous application. The changes have resulted
from feedback from various meetings with the Town of Los Gatos and a dialogue with several of
the immediate neighbors.
Main action items addressed can be summarized as follows:
• Neighborhood Impact to be Minimized. We have had discussions with immediate
neighbors to consider and address their concerns as much as possible. Not blocking
hillside viewsheds and simplifying the termination of Panorama to make it more elegant
has been a primary focus of the re-design.
• Subdivision Reduced to 3 Homes. A reduction to 3 homes allows the opportunity to
move the homes away from immediate neighbors, and to better allow view corridors for
neighbors.
• No Variances are Requested. We are however requesting a'modified' turnaround which
best accommodates the'off center' termination of Panorama Way and which still allows
for full-size cul-de-sac for fire truck turnaround.
• Shared Driveway is Proposed. A shared driveway allows us to reduce the amount of
impervious coverage. It also enables us to design homes that do not present "a ring of
garages" at the cul-de-sac termination of Panorama. By proposing the shared driveway
along the property line, the houses can be further moved away from immediate
neighbors so as to open 'view corridors' even further.
This submission has two primary sheets and one "view shed" illustration:
1. The Parcel Map - showing the legal descriptions for the proposed land use breakdown.
2. Improvement Plan - showing proposed utilities, improvements and potential footprints.
3. View Shed III stration - shows design goals implemented in this approach which maintain
viewshed 5~,ridors to the hills from neighboring properties.
Thank y
Tony Jeans for T.H.I.S. Design
Cc Jeff Grant
Exhibit 4
ARBOR RESOURCES
professional consulting arbori5t5 and tree care
A TREE INVENTORY AND REVIEW OF
A PROPOSED THREE-LOT SUBDIVISION AT
15928 UNION AVENUE
LOS GATOS, CALIFORNIA
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Jeff Grant
APN: 527-42-008
Submitted to:
Suzanne Davis
Community Development Department
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95031
Prepared by:
David L. Babby
Registered Considthig Arborist #399
ISA Certified Arborist OVE-4001A
November 18, 2008
p.o. box 25295, San mateo, california 94402 email: arborresources@comca5t.net
phone: 650.654.335 I fax: 650.240.0777 licensed contractor #79G7G3
David L. Babby, Registered Consulting Arborist November 18, 2008
TABLE OF CONTENTS
SECTION
1.0
2.0
3.0
4.0
5.0
5.1
5.2
TITLE
INTRODUCTION 1
TREE COUNT AND COMPOSITION 2
SUITABILITY FOR PRESERVATION 3
REVIEW OF POTENTIAL IMPACTS 4
RECOMMENDATIONS 5
Design Guidelines 5
Protection Measures Before and During Construction 7
PAGE
EXHIBITS
EXHIBIT TITLE
A TREE INVENTORY TABLE
B SITE MAP
C PHOTOGRAPHS
i
David L. Babbv, Registered Consulting Arborist November- 18, 2008
1.0 INTRODUCTION
I have been retained by the Town of Los Gatos Community Development Department to
review the tree-related impacts associated with subdividing a 0.93-acre parcel into three
lots at 15928 Union Avenue, Los Gatos. This report serves as a revision to my previous
5/3/08 report, which reviewed an earlier proposal for a four-lot subdivision. Specific tasks
performed for my review are as follows (note that the map, photographs and tree data are
derived from my previous report):
■ Identify "protected trees"' located in close proximity to the proposed development,
including those located on the subject site, within the public right-of-way, or
overhanging the site from neighboring properties.
■ Measure or estimate their trunk diameters at approximately 54 inches above grade
or where appropriate to obtain the most representative sample of trunk size; trunk
diameters are rounded to the nearest half of an inch.
■ Estimate canopy spreads, and ascertain each tree's health and structural integrity.
■ Determine the trees' suitability for preservation (e.g. high, moderate or low).
■ Review Sheets TM-1 and DP-1 by Clifford Bechtel and Associates, dated 10/25/08.
■ Obtain photographs of each tree; these can be viewed in Exhibit C.
■ Illustrate a more accurate canopy size of trees anticipated for retention.
■ Attach metal tags with corresponding numbers to accessible tree trunks on the
subject site (the tags are round aluminum with engraved numbers).
■ Assign numbers to each inventoried tree, and plot the numbers on the map
presented in Exhibit B (a copy of the Conceptual Driveway Layout Plait, dated
4/16/08, from the previous proposed four-lot subdivision).
■ Prepare a written report containing the aforementioned information, and provide
design guidelines for avoiding or mitigating impacts to trees being retained or,
removed.
1 Pursuant to Section 29.10.0960 of the Town's Municipal Code, a "protected tree" has a trunk diameter of
four inches and greater measured at three feet above grade. Fruit- or nut-bearing trees with trunks less than
18 inches in diameter are exempt (Section 29.10.0970).
1) Y2(N Union Avenue, Los Gatos Page 1 of 10
Town of Los Gatos Community Development Department
David L. Babbv, Registered Consulting Arborist November 18, 2008
2.0 TREE COUNT AND COMPOSITION
Sixteen (16) trees of nine various species were inventoried for this report. They are
sequentially numbered as 1 thru 16, and the table below identifies their tree species,
amounts, assigned numbers and percentages.
NAME
TREE NUMBERS
COUNT
PERCENT OF
TOTAL
American Elm
8
1
6%
Chinese Elm
3
1
6%
Coast Live Oak
4-7,10
5
31%
Deodar Cedar
13
1
6%
Glossy Privet
15,16
2
13%
Hollywood Juniper
14
1
6%
Italian Stone Pine
2
1
6%
Modesto Ash
9, 11, 12
3
19%
Monterey Pine
1
1
6%
Total 16 100%
Specific information regarding each tree is presented within the Tree Inventory Table in
Exhibit A. The trees' locations are presented on the map in Exhibit B.
As illustrated in the previous table, the site is populated predominantly by coast live oaks
(at 31 a tree native to the area. All other trees are not considered native.
15928 Union Avenue, Los Gatos Page 2 of 10
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborist November 18, 2008
Trees #1 and 8 are situated within the public right-of-way and regarded as "street trees."
Tree #1 is located along the front of the property, and #8 is approximately four feet north
of the rear property line (#8 will be exposed during construction of the future street
extension).
Trees #9, 11 and 12 are situated on the neighboring northern property. Each is a
Modesto ash with canopies overhanging the subject site.
Trees #5, 7 and 15 (all small trees) are missing from the project plans. To conform to
Section 29.10.0995 of the Town Code, their trunk location and canopy dimension must be
added. Note that their locations presented on the map in Exhibit B are very approximate
and must not be construed as being surveyed or necessarily accurate.
There are many additional trees scattered throughout the subject site. However, thcy were
not inventoried as they are relatively small, fruit- or nut-bearing with trunk diameters less
than 18 inches (and therefore exempt per Section 29.10.0970 of the Town Code).
3.0 SUITABILITY FOR TREE PRESERVATION
Each tree has been assigned either a "high," "moderate" or "low" suitability for
preservation rating as a means to cumulatively measure their physiological health,
structural integrity, anticipated life span, location, size and specie type. A description of
these ratings with the assigned tree numbers are presented below; note that the "high"
category comprises two trees, the "moderate" category seven trees, and the "low"
category also seven trees.
High: Applies to trees #5 and 6.
These two native trees appear in overall good health, seem structurally stable, and have
a high potential of providing long-term contribution to the site. They are the most
suitable for retention and protection.
15928 Union Avenue. Los Gatos Page 3 of 10
Town ofLos Gatos Community Development Department
David L. Babbv, Registered Consulting Arborist November 18, 2008
Moderate: Applies to trees #2, 3, 7, 9, 10, 13 and 14.
These trees require frequent care throughout their remaining life span, and provide less
significance to the site than those assigned a high suitability. They may be worthy of
retention, but not at the expense of significant design revisions.
Low: Applies to trees #1, 4, 8, 11, 12, 15 and 16.
These trees are predisposed to irreparable health and structural problems that are
expected to worsen regardless of measures employed. They are the most suitable for
removal.
4.0 REVIEW OF POTENTIAL IMPACTS
Three trees, #2 thru 4, are in direct conflict with the proposed design and will require
removal. Their trunks are situated within the footprint of the home on parcel 1, and based
on their condition and/or species, their loss seemingly conforms to the Town's Code.
Two additional trees, #1 and 16, are also anticipated for removal, and their loss also
would seemingly conform to the Town's Code. Tree #1 is Monterey pine situated only a
few feet from the proposed driveway for parcel 1. This tree is already in decline and
appears beyond recovery regardless of the proposed development. The impacts that would
occur during construction of the driveway would subject it to instability, and result in its
demise shortly following root damage.
Tree #16 is a privet that has multiple trunks and abuts the existing residence. Given its
species, location, and declining health, protecting it during demolition does not seem
reasonable, and as such, its removal is anticipated.
The location of the proposed storm drain along the north section of parcel 1 is
problematic for protecting trees #9 thru 15, particularly #13 and 14. The impacts to these
15928 Union Avenue, Los Gatos Page 4 of 10
Town of Los Gatos Community Development Department
David L. Babby. Registered Consulting Arborist November 18, 2008
trees can seemingly be resolved if the grading and drainage design was revised so the
storm drain was established along the south side of parcel 1 (where there are no conflicting
trees). If the line is to remain where proposed, I recommend one of the following two
alternatives (or a combination thereof) is employed to minimize root damage:
a. From the street to the northeast corner of the home, the line is routed in a straight
that is 36 inches from the proposed home, and then routed north to be six feet from
tree 410 and fifteen feet from tree #9. Implementation of this alternative may
require shifting the proposed sewer lateral south. The sections of lines beneath the
trees' canopies shall be manually-dug, and all roots two inches and greater in
diameter retained and not damaged.
b. The line is directionally-bored (i.e. tunneled) by at least four feet below existing
soil grade, and the access pits are established beyond the trees' canopies.
5.0 RECOMMENDATIONS
Recommendations presented within this section are based on plans reviewed, and serve as
guidelines for mitigating impacts to trees of regulated status being retained or removed.
They should be carefully followed and incorporated into the design, and are subject to
revision upon reviewing any additional or revised plans.
5.1 Design Guidelines
1. Recommendations presented in the previous section should be followed.
2. The design should consider that overcut/overbuild does not exceed 36 inches where
within 15 feet from the northern property line. If basements are constructed, shoring
will be required to achieve this measure.
15928 Union Avenue. Los Gatos Page 5 of 10
Town of Los Gatos CommunitY Development Department
David L. Babby, Registered Consulting Arborist November 18, 2008
3. Missing trees (#5, 7 and 15) and each assigned number must be added to the plans.
Additionally, the canopies of each trees should be accurately shown (the canopies
currently shown on the plans are much smaller than their actual size).
4. All existing, unused lines or pipes beneath the canopies of retained trees shall be
abandoned and cut off at existing soil grade (rather than being dug up and causing
subsequent root damage).
5. Per Section 29.10.1000(C.1) of the Ordinance, a copy of this report must be
incorporated into the final set of project plans, titled Sheet(s) T-1, T-2, etc. (Tree
Protection Instructions), and referenced on all site-related plans.
6. The permanent and temporary drainage design, including downspouts, should not
require water being discharged beneath the trees' canopies.
7. Mitigation is necessary to compensate for the loss of trees removed. Pursuant to
Section 29.10.0985 of the Town Code, this shall be determined by the Parks and
Public Works Department. The trees shall be planted prior to final inspection,
double-staked with rubber tree ties (may not be necessary for trees of 48-inch box
size and larger), and all forms of irrigation be of an automatic drip or soaker hose
system placed on the soil surface and not in a sleeve. Additionally, to achieve the
greatest assurance of proper installation, all new trees shall be installed, including
necessary irrigation, by an experienced state-licensed landscape contractor or a
professional tree company.
8. The following plans should be reviewed for each lot being developed: site, grading
and drainage, building elevations, underground utility and landscaping (layout,
planting and irrigation).
15928 Union Avenue, Los Gatos Page 6 of 10
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborist November 18, 2008
9. The landscape design should incorporate the following guidelines:
a. Turf should be avoided beneath oak canopies. As an alternative, I suggest a
four-inch layer of coarse wood chips is used,
b. Large-growing trees (including any to be relocated) that can exceed the height
of retained trees should not be installed beneath canopies of retained trees,
c. Plant material installed beneath the oak canopies shall be drought-tolerant,
limited in amount, and planted at least five to ten feet from a tree's trunk.
A source for identifying suitable drought-tolerant plant material is as follows:
www.califomiaoaks.or2/ExtAssets/Com-oatiblePlantsUnder&AroundOaks pdf
d. Irrigation can, overtime, adversely impact the oaks and should be avoided.
Irrigation for any new plant material beneath an oak's canopy should be low-
volume, applied irregularly (such as only once or twice per week) and
temporary (such as no more than three years).
e. In the event trenches for irrigation and/or lighting are required beneath a
canopy, they shall be installed in a radial direction to the trees' trunks. If
irrigation trenches cannot be routed as such, the work may need to be
performed using a pneumatic air device (such as an Air-Spade) to avoid
unnecessary root damage.
f. Stones and new fencing should not be placed against the trees' trunks (I suggest
a minimum two-foot setback). Additionally, mulch should not be placed
against the trunks.
g. Tilling beneath canopies should be avoided, including for weed control.
h. Bender board or other edging material proposed beneath the canopies should be
established on top of existing soil grade (such as by using vertical stakes).
5.2 Protection Measures before and during Development
10. Tree protective fencing shall be installed to restrict access beneath the sections of
canopies that are 60 inches from the home proposed on parcel, and 36 inches from
the proposed cul-de-sac. It shall be installed prior to any demolition, grading, surface
scraping or heavy equipment arriving on site, and be comprised of six-foot high chain
link mounted on eight-foot tall, two-inch diameter steel posts that are driven 24
1.) 928 Union Averute, Los Gatos Page 7 of 10
Town of Los Gatos Community Development Department
David L. Babby, Registered Consulting Arborist November 18, 2008
inches into the ground and spaced no more than 10 feet apart. Once established, the
fencing must remain undisturbed and be maintained throughout construction until
final inspection.
11. Prior to construction, 8.5- by 11-inch signs (minimum) should be attached to the
fencing on the side facing construction activities and contain the following wording:
"Warning - Tree Protection Zone - this fence shall not be removed. Violators are
subject to a penalty according to Town Code 29.10.1025."
12. Unless otherwise approved, all development activities must be conducted outside the
designated fenced areas, as well as beyond unpaved area beneath canopies of
Ordinance-sized trees inventoried and not inventoried for this report. These activities
include, but are not limited to, the following: demolition, grading, stripping of
topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and
equipment/vehicle operation and parking.
13. Prior to construction, a five-inch layer of coarse wood chips to 3/-inch in size)
must be spread on unpaved soil beneath the entire canopies of retained trees,
including inside and outside the designated-fenced areas (but not piled against the
trunks); this is not necessary where within 24 inches from the proposed home on
parcel 1. The depth shall be maintained throughout development, and the wood chips
can be obtained from a local tree service company. The chips should be spread on
top of existing leaf litter.
14. Any approved activity required on unpaved areas beneath the trees' canopies must be
performed under the direction of an ISA (International Society of Arboriculture)
certified arborist. All work should be manually performed using hand tools and
wheelbarrows. In the event roots of two inches and greater are encountered during
the process, the arborist shall be consulted.
15928 Union Avenue, Los Gatos Page 8 of 10
Town of Los Gatos Community Development Department
David L. Babbv. Registered Consulting Arborist November 18. 2008
15. Post-holes dug beneath tree canopies for any perimeter fencing should be established
as far from the trunks as possible (such as at least five feet away). A post-hole digger
should be used to dig the first 2.5 to 3 feet below grade. In the event a root of two
inches and greater in diameter is encountered during the process, the hole should be
shifted over by about 12 inches and the process repeated. All digging below the
hand-dug area can occur using a manually-operated mechanical auger.
16. Recommendations that are presented within Section 5.1 of this report and pertain to
site development should also be followed.
17. Prior to excavating soil for the home on parcel 1, a one-foot wide trench shall be
manually dug along the home's northern perimeter that is within 15 feet from the
northern property line. The trenches should be dug to 30 inches or the required depth
(whichever is shallower) and along where soil cuts will occur closest to the trunks
(the purpose of this trench is to expose roots and allow for a clean cut to minimize
root loss). Any roots encountered during the process shall be cleanly severed by hand
(such as with lopper or sharp saw) against the side of the trench closest to the tree.
All soil inside the trench can be excavated using heavy equipment. Note that
overcut, trenching and soil compaction shall not occur beyond 36 inches from the
section of home that is within 15 feet from the northern property line (shoring may be
required and shall be used to conform to these setbacks).
18. Throughout construction during the months of May thru October, supplemental water
shall be supplied to retained trees. In doing so, I recommend approximately five
gallons of water per every inch of trunk diameter is soaked into the ground (such as
through soaker hoses or hand soaking) beneath the unpaved areas of the trees'
canopies (the water should not be piled against the tree trunks). This should occur at
two-week intervals.
19. All tree pruning and removal shall be performed in accordance with the most recent
ANSI standards, and by a California state-licensed tree service company that has an
l-) 928 Union Avenue, Los Gatos Page 9 of 10
Town of Los Gatos Communitv Development Department
David L. Babbv, Registered Consulting Arborist November 18, 2008
ISA certified arborist in a supervisory role. The company selected should also carry
General Liability and Worker's Compensation insurance, and shall abide by ANSI
Z133.1-2006 (Safety Operations).
20. All equipment shall be positioned to avoid the trunks and branches of trees. Where a
conflict arises, the project arborist must be contacted to help address the situation.
21. The disposal of harmful products (such as cement, paint, chemicals, oil and gasoline)
is prohibited beneath canopies or anywhere on site that allows drainage beneath
canopies. Herbicides should not be used beneath the trees' canopies; where used on
site, they should be labeled for safe use near trees.
-
Prepared By: G _&A-4
David L. Babby
Registered Consulting Arborist #399
Board-Certified Master Arborist #WE-4001B
Date: November 18, 2008
15928 Union Avenue, Los Gatos
Town of Los Gatos Community Development Department
Page 10 of 10
David L. Babby. Registered Consulting Arborist November 18, 2008
EXHIBIT A:
TREE INVENTORY TABLE
15928 Union Avenue, Los Gatos
Town of Los Gatos Communitv Development Department
Aft& ARBOR RESOURCES
profe55ional consulting arbori5t5 and tree care
TREE INVENTORY TABLE
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Monterey Pine
1 (Pinus radiata) 27.5 55 25% 75% Poor Low 1
Comments: Tree is declining. It has a very sparse canopy and large deadwood. A street tree.
Italian Stone Pine
2 (Pinus radiata) 29 50 100% 50% Good Moderate X
Comments: Heavy limb weight.
Chinese Elm
3 (Ulmus parvifolia) 21 60 100% 25% Fair Moderate X -
Comments: Three leaders originate at 3.5 feet high and appear weakly attached.
Coast Live Oak
4 (Quercus agrifolia) 4.5, 4.5 20 75% 25% Fair Low X -
Comments: Two trunks growing from an old stump. Both are inherently weakly attached.
Coast Live Oak
5 (Quercus agrifolia) 4,2 20 100% 75% Good High 4 AX
Comments: Tree appears suitable for relocation.
Coast Live Oak
6 (Quercus agrifolia) 16.5, 10 35 100% 75% Good High 4
Comments: Along rear fence. Two leaders originate about one-foot above grade.
Coast Live Oak
7 (Quercus agrifolia) 4 15 100% 50% Good Moderate 4 X
Comments: Has a very asymmetrical canopy. Does not appear suitable for relocation.
American Sweetgum
8 (Liquidambar styraciflua) 5, 5, 5 15 100% 25% Fair Low - 3
Comments: Street tree. Three trunks originate from grade and form a weak attachment.
Modesto Ash
9 (Fraxinus v. 'Modesto') 26 50 100% 25% Fair Moderate - 2 X
Comments: Appears healthy and relatively stable for a Modesto ash, which inherently have weak structures.
Site: 15928 Union Avenue, Los Gatos
Prepared for: Town of Los Gatos Comm. Develop. Depart.
Prepared by: David L. Babby 1 of 2 November 18, 2008
ARBOR RESOURCES
proie5f,ionai conSU trrg irbonst._ and tree care
TREE INVENTORY TABLE
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10 (Quercus agrifolia) 6.5 20 75% 50% Fair Moderate 2
Comments: Crowded growing conditions and has an asymmetrical canopy. Does not appear suitable for relocation.
Modesto Ash
11 (Fraxinus v. 'Modesto') 19 40 75% 25% Fair Low 3 X
Comments: Two leaders form a very weak attachment.
Modesto Ash
12 (Fraxinus v. 'Modesto') 17.5 35 1000 25% Fair Low 3 X
Comments:
Deodar Cedar
13 (Cedars deodara) 9.5 20 100% 50% Good Moderate 2
Comments: Has a highly asymmetrical canopy due growing beneath tree #12. Grows with a lean towards the south.
Will require pruning for clearing the future home on parcel 1.
Hollywood Juniper
14 (Juniperus c. 'Torulosa') 11, 8, 8, 7 25 100% 75% Good Moderate 1
Comments: Serves as a seemingly effective screening element. Tree #15 grows in the center of the trunk.
Glossy Privet
15 (Ligustrum lucidum) 5, 3, 2, 2 20 100% 25% Fair Low l X
Comments: Grows in center of tree #14's trunks..
Glossy Privet
16 (Ligustrum lucidum) 8.5, 6 15 50% 75% Fair Low X
Comments: Grows against the existing house, and would be removed during demolition.
Site: 15928 Union Avenue, Los Gatos
Prepared for. Town of Los Gatos Comm. Develop. Depart.
Prepared by: David L. Babby 2 of 2
November 18, 2008
David L. Babby, Registered Consulting Arborist November 18, 2008
EXHIBIT B:
SITE MAP
15928 Union Avenue, Los Gatos
Town of Los Gatos Community Development Department
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EXHIBIT C:
PHOTOGRAPHS
Photo Index
Page C-1: Trees #1 thru 6
Page C-2: Trees #7 thru 16
15928 Union Avenue, Los Gatos
Totivn of Los Gatos Community Development Department
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LOS GATOS SANTA CLARA COUNTY California
MITIGATED NEGATIVE DECLARATION
The Town of Los Gatos has prepared this Mitigated Negative Declaration _ for the following
described project:
PROJECT: 15928 Union Avenue
PROJECT LOCATION: 15928 Union Avenue (APN 527-42-008)
APPLICANT: 217 O'Connor LLC
PROJECT DESCRIPTION: The project consists of demolition of an existing house and garage
and a tentative map to create three residential lots. No plans for the new homes have been
submitted, although a conceptual layout plan has been prepared that shows the proposed cul-
de-sac, driveway and building footprint locations. An Architecture and Site approval is required
for demolition of the existing single-family residence. If the subdivision application is approved,
separate Architecture and Site applications will be required for each new residence.
FINDINGS: The Town of Los Gatos Community Development Department has reviewed the
proposed project and has determined, based on the attached Initial Study, that the project will
have a less-than-significant impact on the environment with implementation of mitigation
measures. Consequently, adoption of a Mitigated Negative Declaration is appropriate. An
Environmental Impact Report is not required pursuant to the California Environmental Quality
Act of 9970 (CEQA). This environmental review process was conducted and the attached Initial
Study was prepared in accordance with the State CEQA Guidelines.
BASIS OF FINDINGS: The Initial Study finds that all potentially significant impacts that could
be caused by the project can be reduced to less-than-significant levels with implementation of
mitigation measures as described in the attached Initial Study, agreed to by the project
applicant, and will be incorporated into the project plans and specifications. The following
mitigation measures will be incorporated into the project design or as conditions of approval, to
ensure that any potential environmental impacts will not be significant.
Impact
Miticiation
Biological Resources: Future dredge and
potential bridge construction with
MITIGATION MEASURE 1: Avoid tree/vegetation removal
connecting paths could result in
a
activities during the breeding bird and bat season Janua
9 ( ry
disturbance
nesting birds, if present,
1 to August 31). Conduct tree/vegetation removal activities
and if work/ construction activities occur
after August and before January to avoid impacts to
within the nesting period.
potentially nesting birds and/or roosting bats. If
tree/vegetation removal cannot take place during this time,
require a-qualified biologist to conduct breeding bird
surveys and roosting batsurveys-no'more than 15 days
prior to project activities to determine whether nesting or
roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active
nest/roost trees and structures until a qualified biologist
has determined that any young birds have fledged or
young bats are able to fly from roost sites. Coordinate with
a CDFG representatives to establish an appropriate buffer
zone around active nest/roosting trees and/or structures if
work cannot be postponed until young birds and/or bats
are able to fly. If nesting/roosting activity is not observed
Attachment 4
Impact Mitigation
during the bird and bat breeding seasons, conduct
tree/vegetation removal activities as soon as possible after
surveys have been completed.
PUBLIC REVIEW PERIOD: Public review of the Initial Study and Mitigated Negative
Declaration is from July 17, 2009 through August 17, 2009. Written comments should be
submitted by August 17, 2009 to:
Suzanne Davis
Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
By: Wendie R. Rooney, Director of Community Development
July 17, 2009
Date
TOWN OF Los GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
INITIAL STUDY
1. Background
1. Project Title: 15928 Union Avenue
2. Application: S-08-30, M-08-13, ND-09-02
3. Project Location: 15928 Union Avenue (APN 527-42-008); see Figure 1.
4. Lead Agency Name and Address: Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
5. Contact Person and Phone Number: Suzanne Davis, 408-354-6875
6. Project Applicant's
Name and Address: Tony Jeans, T.H.I.S. Design
7. Project Owner's
Name and Address: 217 O'Connor LLC.
39 Reservoir Road
Los Gatos, CA 95030
8. Initial Study Preparation: Stephanie Strelow, Strelow Consulting, 831-425-6523
9. General Plan Designation: Low Density Residential
10. Zoning: R-1:8, Single-Family Residential Zone (minimum lot size of 8,000 square feet)
11. Other agencies whose approval is required (and permits needed):
® Santa Clara County Fire Department: Review and approval of site plans for fire access
® West Valley Sanitation District: Approval of wastewater collection service
II. Project Description
The project consists of demolition of an existing house and garage and a tentative map to create three
residential lots. Proposed lot size ranges from 9,966 to 11,112 square feet, which exceeds the
minimum. 8,000 square feet required by the zone district. Access will be provided to two of the lots
via a cul-de-sac off of Panorama Way with a shared driveway to proposed Parcels 2 and 3. Access to
7 5928 Union Avenue Initial Study 1 7/13/09
077
Parcel l will be provided off of Union Avenue. The tentative map includes a 20-foot wide right-of-
way dedication along Union Avenue,- and right=of'-way dedication for the new Panorama Way cul-de-
sac.
No plans for the new homes have been submitted, although a conceptual layout plan has been
prepared that shows the proposed cul-de-sac, driveway and building footprint. locations as shown on
Figure 2. An Architecture and Site approval is required for demolition of the existing single-family
residence. If the subdivision application is approved, separate Architecture and Site applications will
be required for each new residence. The project application- does not include specific development
designs for homes on the proposed lots. Specific development designs on proposed lots would be
evaluated at a later phase of project planning, as part of the Architecture and Site approval process.
III. Environmental Bettina
The project 0.93-acre (40,579 square feet) site is located in the northeastern portion of the Town of Los
Gatos off of Blossom Hill Road. The site is bounded by Union Avenue on the west and single-family
homes on all other sides, which are mostly two stories in height except for homes to the north, which
are one story in height. Existing homes to the south are situated at a higher elevation than the project
site and overlook the site. An 8-lot subdivision to the south off of Leewood Court recently was built
out in 1997. Homes across the street (west) on Lasuen Court were completed in 2006.
The project site is flat and consists of non-native grasses and a total of 16 trees, including 5 coast live
oaks. All other trees are non-native. One existing single-family home and garage exist on the project
site.
IV. Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages:
X
Aesthetics
Agriculture Resources
X
Air Quality
X
Biological Resources
X
Cultural Resources
X
Geology/Soils
X
Hazards & Hazardous Materials
X
Hydrology/Water Quality
Land Use/Planning
_
Mineral Resources
X
Noise
X
. Po ulati on/Housin
X
Public Services
X
Recreation
X
Trans ortation/Traffic
X
Utilities/Service Systems
Mandatory Findings of Significance
7,5928 Union Avenue Initial Study 2 713/09
FIGURE 1 - Project Location
75928 Union Avenue Initial Study 3 7/ 7 3/09
15928 Union Avenue Initial Study 4 7113109
W. Determination
(To be Completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
X
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be re ared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
_ ' " ` " Tuly 17, 2009
Wendie R. Rooney, Director of Community Development Date
15928 Union Avenue Initial Study 5 7/ 7 3/09
VI. Evaluation of Environmental Impacts
Instructions:
1. A brief explanation is required (see VI. "Evaluation of Environmental Checklist Responses") for all
answers except "No Impact" `answers that are adequately supported by the information sources a
lead agency cites in the parentheses following each question (see VII - Reference List, attached). A
"No impact" answer is'adequate ly supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact" answer should be explained where it is based on project-specific
factors- as well as general standards (e.g.,. the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether. the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that any effect may be -significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation -Incorporated: applies where
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than- Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level.
5. Earlier Analysis may be used where, pursuant. to the tiering, program EIR, or other CEQA process,
one or more effects have been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) 1Vl tigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
75928 Union Avenue Initial Study 6 7/73/09
1. AESTHETICS Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Have a substantial adverse effect on a scenic ❑ ❑ ❑
highway or scenic vista?
b) Substantially damage scenic resources, including, ❑ ❑ ❑
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character ❑ ❑
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare ❑ ❑ ® ❑
which would adversely affect day or nighttime
views in the area?
a-c) Scenic Views, Scenic Resources and Surrounding Visual Character. The project site is located within a
developed residential neighborhood. Views to and from the project site primarily consist of
neighboring homes and landscaping. Limited views into the site are available from the end of
Panorama Way. The existing onsite residence along Union Avenue generally blocks views into the
site from this vantage point.
There are no mapped or identified scenic views from surrounding public areas. However, a
vegetated ridgeline is visible to the south of the project site from the end of Panorama Way. Existing
residential development to the south of the project site is visible in the foreground of this ridgeline as
seen from adjacent private properties. One public comment indicates that the hillside to the south
contributes to the visual setting and character of the neighborhood.
The Town of Los Gatos General Plan includes a policy that viewsheds should be promoted and
protected (Policy CD.P.1.4) and that new structures that affect existing scenic views of neighbors be
designed so all affected properties have equitable access to views (CD.P.1.11). The cul-de-sac design
at the eastern end of the proposed subdivision would maintain the background views of the
ridgeline from the end of Panorama Way. Thus, the project would not obstruct or remove public
scenic views or vistas.
Future construction of homes on- the-project site may affect private-views from homes to-the-north.
However, these residences have partially blocked views across the project site of the distant hillside
.due to fencing and landscaping, and the newer homes to the south that are visible in the foreground.
Additionally, the proposed project lots have been reconfigured from a previous 4-lot design to
provide increased setbacks between building envelopes and adjacent residences to the north (Source
VID-Town of Los Gatos, February 2009). (See Figure 2.) Thus, the project would not obstruct or
remove public scenic views or vistas or views from neighboring properties.
75928 Union Avenue Initial Study 7 7/73/09
The-project will not result in. removal of resources that would be considered scenic resources. A
number of small trees willbe removed and 4 trees that are subject to the Town's "Tree Protection"
regulations. However, these trees are located within the site and are not highly visible from
surrounding areas nor are they visually prominent. The trees are not unusual or distinctive in
comparison to other landscaping and tree cover in the area. Locations for tree replacement will be
considered with the Architecture & Site Review applications.
d) Visual Effects upon Surrounding Area. The visual quality of the project vicinity is currently
characterized by a mix of residential uses of varying age; style and size with a low, vegetated
ridgeline south of the project site that is visible from the end of Panorama Way. Existing home sizes
in the neighborhood range from 1,630 to 3,705 square feet, and homes in the area are mostly two
stories in height, except for one-story residences located to the north of the project site (Source VII.3 -
Town of Los Gatos, February 2009).
Impact Analysis. The proposed project will-result in creation of three residential lots and future
construction of three new homes that would be expected to be two-stories in height and
larger-sized homes. This would be consistent with development trends of recent residential
construction within the. neighborhood and similar to scale and mass of recently constructed
homes in the neighborhood. Thus, the project would not substantially degrade _ the visual
character of the area. This is considered a less-than-significant impact.
House plans have not be prepared or submitted at this time, but conceptual building
footprints have been provided. Future homes are likely to be two stories in height based on
recent development trends in the area, and are likely to be of similar size and scale as homes
on Leeward Court to the south. Homes range in size from 3,104 to 3,164 square feet. Homes
on Lasuen Court range from 3,200 to 5,297 square feet. Future residences may be larger than
smaller homes to the north of the project site, but are expected to be similar in scale to newer
homes that are located to the south of the site and throughout the neighborhood.
Furthermore, if the subdivision application is approved, separate Architecture and Site
applications will be required for each new residence. House plans are not proposed at this
time. Future detailed review of the size, style and siting of new homes will occur as part of
the Architecture and Site review process at the time homes are proposed.
d) Light and Glare. The project will not result'in introduction of a major new source of light and glare,
although there will be exterior building and street lighting that is typical of the type associated with
residential neighborhoods. One new streetlight is required on the Panorama cul-de-sac. Design of
street lighting would be directed downward, limiting the potential for adverse impacts on adjacent
residences-In addition, the Zoning Ordinance (Section 29.10.09035).would prohibit the production-of
direct or reflected glare (such as that produced by floodlights) onto any area outside the project
boundary. Thus, the impact of new light and glare from new residential development within an
existing residential neighborhood is considered less-than-significant.
75928 Union Avenue Initial Study . 8 7/73/09
2. AGRICULTURAL RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept, of Conservation as an
optional model to use in assessing impacts on agriculture and farmland.
Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use? (Source VI1.5)
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
o) Involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of Farmland, to non-agricultural
use?
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Incorporated
❑ ❑ ❑ ffl
❑
❑
❑
❑
❑
❑
The project site is located within an urban residential neighborhood. The site is not designated for
agricultural use nor are there agricultural uses on or adjacent to the project site. The site is not
designated as prime, unique or other farmland in the State Farmland Mapping system (FIVEMP). The
FN4 MIP, operated by the California Department of Conservation, produces maps and statistical data
used for analyzing impacts on California's agricultural resources. Agricultural land is rated
according to soil quality and irrigation status; the best quality land is called Prime Farmland. The
maps are updated every two years with the use of a computer mapping system, aerial imagery,
public review, and field reconnaissance.
The project site, as well as most of the Town of Los Gatos, is designated "Urban and Built-up Land"
in the State's Farmland Mapping System (Source VII.5. - California Department of Conservation,
2006). The project site is surrounded by existing residential development. Thus, the proposed project
would not convert agricultural lands to other uses or have other indirect effects upon agricultural
lands.
75928 Union Avenue Initial Study 9 7/73/09
0" 0
3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Mitigation Impact
Incorporated
a) Conflict with or obstruct implementation of the ❑ ❑
applicable air quality plan?
b) Violate any air quality standard or contribute ❑ ❑ 0
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net ❑ ❑ ❑
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial ❑ ❑ • ❑
pollutant concentrations?
e) Create objectionable odors affecting a substantial ❑ ❑ .0 0
number of people? (Source VITA)
a) Conformance with Air Quality Plan. The project would be considered consistent with the Bay Area
Air Quality Management District's (BAAQMD) - Clean Air Plan. if population growth for the
jurisdiction does not exceed the values in the plan as established by ABAG (Source VIL4 - BAAQMD,
December 1999). The BAAQMD adopted the Clean Air Plan in December 2000, which is currently
being updated, and adopted the Bay Area 2005 Ozone Strategy (BAOS) in 2005. The consistency of the
proposed project with the BAOS is determined by comparing the project's consistency with the Los
Gatos -General Plan. Since the BAOS growth- assumptions for Bay Area communities are based on
the Association of Bay Area Government's (ABAG) population projections and these projections are
based on 6e Town'.s General Planland use designations and population projections, consistency
with the General Plan• would. indicate consistency with the BAOS. The project would result in a net
increase of 2 single-family dwellings on the project site. This is slightly less than the 4 units that
could-be allowed by the Los Gatos General Plan. Therefore, the project would be consistent with the
BAGS.
7 5928 Union Avenue Initial Study 10 7113109
b) Project Emissions. The San Francisco Bay Area Air Basin, in which the project site is located, is under
the jurisdiction of the Bay Area Air Quality Management District (BAAQMD). The District is the
agency primarily responsible for assuring that national and State ambient air quality standards are
attained and maintained in the San Francisco Bay Area. The District's jurisdiction includes all of
Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo and Santa Clara Counties, and the
southern portions of Solano and Sonoma Counties.
State and national ambient air quality standards have been established for the following pollutants:
ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, fine particulate matter (PM10) and lead.
For some of these pollutants, notably ozone and PM10, the State standards are more stringent than
the national standards. These pollutants are generally known as "criteria pollutants" (Source VII.4 -
BAAQMD, December 1999). The principal sources of NOx and ROG, often termed ozone precursors,
are combustion processes (including motor vehicle engines) and evaporation of solvents, paints and
fuels. Motor vehicles are the single largest source of ozone precursor emissions in the Bay Area
(Ibid.).
The basin currently has a non-attainment status for the state 1-hour and 8-hour ozone standard, the
federal ozone standard, the state PM1o and PMzs standards, and the federal 24-hour PMzs standard.
The basin is considered attainment for other state and national standards, except that it is
unclassified for the federal PM1o standard.'
Impact Analysis. The proposed project will result in demolition of an existing home and garage
and creation of three single-family residential lots that would be developed with homes in
the future. The project results in a net increase of 2 single-family homes over existing
conditions, which would generate air emissions through new regional vehicle trips. The
proposed project does not have stationary emission sources. Increases in air emissions
associated with the proposed project would not be considered significant since the size of the
proposed project would not exceed the BAAQMD's project screening level. A project of 320
or more single-family trips could exceed the District's threshold of significance for NOx (80
lbs/day) (Source VIIA - BAAQMD, December 1999). The project's net increase is substantially
below this screening- level. Additionally, the District generally does not recommend a
detailed air analysis for trips generally less than 2,000 vehicle trips per day (Source VIIA -
BAAQMD, December 1999), and the proposed project would result in a net increase of
approximately 20 trips per day. Thus, the project would not result in a level of permanent
emissions that would be considered significant or substantially contribute to an existing air
quality violation, and project emissions are considered a less-than-significant impact.
Project construction could result in generation of dust and PMio emissions. The project parcel
is 0.93 acres, and future development of residences on the proposed lots would result in
surface disturbance. The BAAQMD does not require quantification of construction emissions,
1 Bay Area Air Quality Management District. 12/30/2008. "Ambient Air Quality Standards & Bay Area
Attainment Status."
75928 Union Avenue Initial Study 11 7/73/09
but outlines measures to be implemented for different- types, of construction projects that
would substantially reduce PMio emissions.
Given that site is relatively flat and less than an acre in size, significant grading operations
are not anticipated, and resulting PMio emissions and dust is not expected to be substantial.
However, construction would contribute to existing non-attainment levels of PMio, and thus
is considered a potentially significant impact. With implementation of the minimum
measures for all construction sites (under 4 acres), the BAAQMD considers emissions from
construction activities to be a less-than-significant impact (Source VIl.4 - BAAQNID,
December 1999). These measures are included in the Town of Los Gatos Project Conditions
and include or exceed the BAAQMD recommendations.- Conditions are included for dust
control, construction management, erosion control and NPDES compliance. Thus the project
as conditioned would implement BAAQMD standards, and the impact is considered less-
than-significant. No mitigation measures are required.
c) Cumulative Emissions. According to the BAAQMD's most current CEQA Guidelines,z if a project is
proposed in a city or county with a general plan that is consistent with the Clean Air Plan and the
project is consistent with that general plan (i.e., it does not require a general plan amendment), then
the project will not have a significant cumulative impact (provided, of course, the project does not
individually have any significant impacts). No further analysis regarding cumulative impacts is
necessary. As indicated above, the proposed project is consistent with the Town of Los Gatos'
General Plan, and, thus, the BAAQMD's Clean Air Plan (Source VITA - BAAQMD, December 1999).
Therefore, the project would not result in cumulatively considerable increases in any criteria
pollutant for the air basin has been designated non-attainment.
d) Sensitive Receptors. Adjacent residential uses are considered to be sensitive receptors. The
proposed project would.. not result 'in stationary emissions or significant vehicular emissions that
would expose sensitive receptors to substantial pollutant concentrations. Temporary emissions
during construction would include diesel particulate matter from construction equipment. Diesel
particulate matter is a toxic air contaminant, (TAC), and following its designation as such in 1998, the
California Air Resources Board (ARB) developed a comprehensive strategy to control diesel
particulate emissions. The "Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-
Fueled Engines and Vehicles"-a document approved by ARB in September 2000-set goals to
reduce diesel PM emissions in California by 75% by 2010 and 85% by 2020. This objective would be
achieved by a combination of approaches (including emission regulations for new diesel engines and
low sulfur fuel program). An important part of the Diesel Risk Reduction Plan is a series of measures
for various categories of in-use on- and off-road diesel engines, which are generally based on the
following types-:of controls:. -
Retrofitting engines with emission control systems, such as diesel particulate filters or
oxidation catalysts,
2Thee BAAQMD's CEQA Guidelines are currently in the process of being updated.
15928 Union Avenue Initial Study 12 . 7173109
■ Replacement of existing engines with new technology diesel engines or natural gas
engines, and
Restrictions placed on the-operation of existing equipment.
Once the Diesel Risk Reduction Plan was adopted, the ARB started developing PM emission
regulations for a number of categories of in-use diesel vehicles and equipment. In July 2007, the ARB
adopted regulations for in-use, off-road diesel vehicles that will significantly reduce particulate
matter emissions by requiring fleet owners to accelerate turnover to cleaner engines and install
.
exhaust retrofits. The ARB does not have a specific threshold of significance for diesel exhaust.
Proposed project grading and construction would involve the use of diesel trucks and equipment
that will emit diesel exhaust, including diesel particulate matter. Construction-related diesel
emissions would be of limited duration (i.e., primarily during grading) and temporary, although
residential uses are located adjacent to the project site. Given the relatively small size of the site and
the limited and short-term duration of activities that would use diesel equipment, construction-
related diesel emissions are not considered significant. Furthermore, the. State is implementing
emission standards for different classes of on- and off-road diesel vehicles and equipment.
e) Odors. The planned residential uses will not create objectionable odors and the use is not listed as
a BAAQMD project for potential odor sources (Source VHA - BAAQMD, December 1999).
4. BIOLOGICAL RESOURCES Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Mitigation Impact
Incorporated
a) Have a substantial adverse effect, either directly ❑ ❑ ❑
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian ❑ ❑ ❑
habitat or other sensitive natural community
identified in local or regional-plans, policies, or
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally ❑ ❑
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
7 5928 Union Avenue Inifiol Study 13 7/13/09
4. BIOLOGICAL RESOURCES Potentially
Significant
Would the project: Impact
d) Interfere substantially with the movement of any ❑
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
e) Conflict with any local policies or ordinances ❑
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat ❑
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
0 %-A
Less Than Less Than No
Significant Significant Impact
With Mitigation Impact
Incorporated
❑ ❑
The vast majority of the site is upland habitat dominated by non-native annual grassland with
scattered non-native trees and 5 small coast live oaks. A number of the trees are located along the
southern fence line. Due to urban development surrounding the parcel on all sides, and high levels
of disturbance including routine mowing for. fire prevention, grassland habitat within the site is
comprised primarily of weedy, non-native annual grasses and (orbs. The remnants of a small fruit
orchard is present immediately east of the existing residence and is comprised of black walnut,
English walnut, cherry, apple, olive, and pomegranate. Although these trees to not appear to be
actively maintained, they continue to produce fruit.
a) Special Status Species. A biological review of the project site's resources was performed by
EcoSystems West Consulting Group. Literature and special-status species databases were reviewed
to identify special-status plant species and sensitive habitat types with potential to occur in the
project site. Sources reviewed include California Natural Diversity Data Base (CNDDB) occurrence
records, county occurrence records, and the California Native Plant Society's (CNPS) Online
Inventory of Rare and Endangered Vascular Plants of California.
Plants. The review found that the highly disturbed non-native annual grassland and remnant orchard
are not suitable habitats for special status plants known to occur in the vicinity of the project site (Source
VU.8-EcoSystems West Consulting Group, June 2009). - -
Wildlife. The review of natural resource databases and literature resulted in finding no known
occurrence records of special-status wildlife species within the proposed project site (Source Vll.8-
EcoSysterns West Consulting Group, June 2009). Special=status wildlife species known to occur within
5 miles around the parcel are listed in Table 1.
7 5928 Union Avenue Initial Study 14 7/ T 3/09
Table 1. Special-Status Species Known to Occur within 5 mites of the Proposed Project Site
Species Scientific Name States
Federal/ State/ Other
California tiger salamander (Ambystoma calf orniense) FT/ SCE/ CSC
California red-legged frog (Rana draytoniz) FT/-/CSC
Western pond turtle (Actinemys marmorata) CSC
Western burrowing owl
(Athene cunicularia)
-/-/CSC;BCC
Allen's hummingbird
(Selasphorus sasin)
BCC
Nuttall's woodpecker
(Picoides nuttalliz)
BCC
Oak titmouse
(Baeolophus inornatus)
BCC
Pallid bat (Antrozous pallidus) CSC; HP
San Francisco dusky-footed
woodrat (Neotoma fuscipes annectens) -/-/CSC
Federal (USFWS 2009b,c,d; CDFG 2009a)
FT = Listed as "Threatened" under federal Endangered Species Act.
State: (CDFG 2009a)
SCE = State Candidate for being listed as "Endangered" under California Endangered Species Act.
Other: (CDFG 2009a; USFWS 20086; WBWG 1998)
CSC = Considered a California "Species of Special Concern" by the California Department of Fish and
Game; roosts, nests, rookeries, and wintering areas are recognized as significant biotic features
(CDFG 2009).
BCC= Species of migratory nongame birds that USFWS considers to be of concern in the United States
because of (1) documented or apparent population declines, (2) small or restricted populations,
(3) dependence on restricted or vulnerable habitats.
HP = Considered "-High Priority" on the-Western-Bat Working Group's- (WBWG)-Western Bat Species
Regional Priority Matrix (1998)
The California tiger salamander (CTS), California red-legged frog (CRLF), and western pond turtle
(WPT) all require aquatic habitat in which to breed and forage as part of their life history. The project
site does not provide any aquatic habitat within or adjacent to the parcel boundaries. Thus, the CTS,
CRLF, and WPT are not expected to occur within the project site due to the lack of aquatic habitat,
15928 Union Avenue Initial Study 15 7/13/09
the distance 'from known locations of these species, and from surrounding dense urban areas
restricting movement between known occurrences. The property does not occur with any federally
designated critical}habitat for the CTS or CRLF (Source VII.8 - Ecosystems West Consulting Group,
June 2009).
The `tree stands. and the exterior of the current residence'`on the property do not appear, to provide
suitable crevices,` cavities, or limbs to provide suitable roosting habitat for the special-status pallid bat
(Source VII.8 - EcoSystems West Consulting Group, June 2009). Other more common bat species such
as Yuma myotis (Myotis yumanensis), big brown bat (Eptesicus fuscus), and the Mexican free-tailed bat
(Tadarida brasiliensis),.may utilize the tree stands or structures on the property to roost during their
spring/summer breeding seasons (April-September) or during their seasonal migrations in the fall
and spring. California Department of Fish- and Game Codes provide regulatory conditions that
protect non-game 'species, including special-status and more common species of bats and their roost
sites (Ibid.).
None of the birds listed in Table 1 were observed within the proposed project- area of the parcel
during spring site visits in March and May 2009-The, trees-on the property lacked cavity features and
snags for cavity-nest birds (i.e. Nuttall's woodpecker and oak titmouse) to utilize the site for nesting.
The grassland area on the property lacked sufficient open, unobstructed habitat and fossorial small
mammal burrows, (e.g. California ground squirrel), for the western burrowing owl (BUOW) to occur
on site. The scattered coast live oak trees; flowering plants, and fruit trees offer potential nesting and
foraging habitat for the special-status Allen's hummingbird and a variety of more common bird
species (Source VII.8 - EcoSystems West. Consulting Group, June 2009). Further discussion of potential
nesting birds is presented below in subsection 4(d).
Four nest/house structures for the .San Francisco dusky-footed woodrat were observed along the
south side of the property, east of the current residence. This species is not federally or state listed as
threatened or endangered, but is identified by the California Department of Fish and Game (CDFG)
as a "Species of Special Concern." The majority of the nest/house structures were constructed in the
dense blackberry thicket along the wall bordering the south side of the property. One nest/house
structure occurred under a coast live oak tree near the south east corner of the property.
Focused surveys to identify species occupying potential habitat-for the San Francisco dusky footed
woodrat (Neotoma fuscipes annectens) were conducted to determine if woodrats or non-native rodents
[black rat (Rattus rattus) or Norwegian rat (Rattus norvegicus)] occur on the site. A trapping effort was
conducted May 5-7, 20.09 under a CDFG-issued scientific collecting permit. The trapping effort
confirmed the presence of at least one adult female San Francisco dusky-footed woodrat occupying
the-nest/house structures on the property; and-trapping ceased upon determination of the woodrat's
presence on the site.
Impact Analysis. A small, apparently isolated colony of San Francisco dusky-footed woodrats is
located within the proposed project site. The conceptual site plan shows that the proposed
building envelopes and cul-de-sac footprints are located outside of the woodrat nest areas.
However; future construction and residential habitation may result in removal of vegetation
and loss of the individual woodrats inhabiting the site. It is likely that many existing small fruit
75928 Union Avenue Initial Study 16 7/13/09
trees currently providing resources for the woodrat colony will be removed for future home
construction and landscaping.
The woodrat colony within the project may be a remnant of a larger population that has
become isolated because of urbanization and recent development in the vicinity of the
property. The project site is surrounded by a developed residential neighborhood. Due to the
isolated location of the site from other suitable woodrat habitat and likely lack of genetic
connection to other woodrat colonies, the potential loss of onsite individuals would not result
in a significant impact on woodrat populations (Source VH.8 - EcoSystems West Consulting
Group, June 2009). Thus, this is considered a less-than-significant impact.
There is no nearby suitable habitat is available to enhance and to which to translocate the
woodrat colony (Source VH.8 - EcoSystems West Consulting Group, June 2009). Although
mitigation measures are not warranted, after informal consultation with CDFG, the following
Condition of Approval is recommended (Ibid.).
RECOMMENDED CONDITION OF APPROVAL: Implement the following:
• In consultation with a representative of CDFG, a qualified biologist shall collect
a genetic sample from the woodrat colony.
• Woodrat nest/house structures shall be avoided as much as possible and as
much woodrat habitat and resources (blackberries, seed-bearing plants, fruit
and oak trees) within the project site shall be retained as is feasible. Install a
temporary exclusion zone and buffer (10 feet mini-mum is preferable) between
the area of disturbance and the woodrat nest/house structures. Retain
vegetation within the buffer area, and _ upon completion of construction,
enhance the buffer between Parcel 3 and the southern property boundary and
any additional available adjacent open space with native and fruit-baring
vegetation that the woodrats may utilize for additional cover, nest construction,
and/or foraging (e.g. Pacific blackberry and coast live oak).
• If -avoidance and buffering of the -woodrat colony is not feasible, the applicant
shall coordinate with a CDFG representative to arrange for a qualified biologist
to capture and relocate the woodrats to a wildlife rescue or living natural
history museum facility for educational purposes.
b) Sensitive Habitats. Sensitive habitats include riparian corridors, wetlands, habitats for legally
protected species and CDFG 'Species of Special Concern', areas of high biological diversity, areas
providing ii portant wildlife habitat, and-unusual -or -regionally restricted habitat types. --Habitat
types considered sensitive include those listed on the CNDDB working list of 'high priority' habitats
for inventory (i.e., those habitats that are rare or endangered within the borders of California). No
sensitive habitat types including potential jurisdictional wetlands or "other waters" of the U.S. or the
state of California were observed on site (Source VH.8 - EcoSystems West Consulting Group, June
2009).
75928 Union Avenue Initial Study 17 7/73/09
d) Nesting and Wildlife Movement. The scattered coast live oak trees, flowering plants, and fruit trees
offer potential nesting and foraging habitat for the special-status Allen's hummingbird and a variety
of more common bird species. An active western scrub jay (Aphelocoma californica), nest was observed
within one of the coast live oaks near the southeast corner of the property. One large stick-nest
structure was observed within one of the large trees in the front of the current residence, along the
south side of the property, which- provides potential nesting habitat for larger birds including
raptors, owls, and/or American crows. The property provides potential nesting and foraging habitat
for -a variety of birds and more common raptors and owls such as the red-shouldered hawk (Buteo
lineatus) and great horned owl (Bubo virginianus) (Source VII.8 - EcoSystems West Consulting Group,
June 2009). All of the special-status birds (Table 1) and their active nest sites and more common
species of birds and raptors and nest sites are protected under provisions of the federal Migratory
Bird Treaty Act. California Fish and Game Codes provide further regulation for all raptors and owls
and their nest sites within the state (CFGC 2006).
Impact Analysis. The removal of the trees and vegetation from the proposed project area may
adversely affect nesting birds and/or raptors or roosting bats species if they are on site. Given
protection under federal law, the -potential disturbance to nesting bird species is considered a
potentially significant impact- that can be reduced to a less-than-significant level with
implementation of the following mitigation measure.
MITIGATION MEASURE 1: Avoid treelvegetation removal activities during the breeding
bird and bat season (January 1 to August 31). Conduct treelvegetation removal activities after
August and before January to avoid impacts to potentially nesting birds andlor roosting bats. If
treelvegetation removal cannot take place during this time, require a qualified biologist to
conduct breeding bird surveys and roosting bat surveys no more than 15 days prior to project
activities to determine whether nesting or roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active nest/roost trees and structures until a
qualified biologist has determined that any young birds have fledged or young bats are able to
fly from roost sites. Coordinate with a CDFG representatives to establish an appropriate buffer
zone around active nestlroosting trees andlor structures if work cannot be postponed until
young birds andlor bats are able to fly. If nesting/roosting activity is not observed during the
bird and bat breeding seasons, conduct treelvegetation removal activities as soon as possible
after surveys have been completed.
Monitoring: The measure shall be included as a Condition of Approval. The
Applicant is responsible for hiring a qualified biologist to conduct pre-construction
surveys in accordance with provisions outlined in the measure and submitting the
---report -to the- Town--of Los Gatos Community- Development-Department prior-to- any
ground disturbance or issuance of building permit.
e) Tree Removal. The Town of Los Gatos' consulting arborist, Arbor Resources, reviewed an arborist
report prepared for the project. and reviewed potential tree impacts of the proposed subdivision. It
should be noted that the arborist report reviewed a 4-lot subdivision that was proposed at the time of
the review, but the current application is for 3 lots. The report identifies 16 trees on the project site
that would qualify for protection under the Town's "Tree Protection" regulations. These trees are
75928 Union Avenue Initial Study 18 7/73/09
mostly non-native landscaping and fruit trees, except for 5 coast live oak trees. The trees' conditions
are rated from good to poor (Source VH.7 - Arbor Resources, November 2008). There are also
numerous, small fruit- or nut-bearing trees on the project site because they had trunk diameters less
than 18 inches, and are, therefore, exempt from the Town's tree regulations (Town Code section
29.10.0970) (Ibid.).
Section 29.10.0950. et. seq. of the Los Gatos Town Code calls for protection of specified trees to
"preserve the scenic beauty of the Town, prevent erosion of topsoil, provide protection against flood
hazards and risk of landslides, counteract pollutants in the air, maintain climatic balance and
decrease wind velocities. Removal of protected trees requires a permit from the Town Director of
Parks & Public Works except for specified exceptions and emergencies. Two or more replacement
trees are required with variations in size based on the canopy size of the removed tree.
Impact Analysis. The proposed subdivision improvements and future residential home
construction would result in removal of 4 trees regulated under Town ordinances. Numerous
smaller fruit, nut and oak trees also would be removed,'which are exempt in the Town Code
tree regulations. Tree removal includes a 27-inch pine located in the Union Avenue right-of-
way and 3 trees located within the building footprint on proposed Parcel 1. The arborist
report found that removal of these trees conform to Town regulations (Source VH.7 - Arbor
Resources, November 2008), and replacement trees will be required as determined by the Los
Gatos Town staff (Ibid.). Thus, the tree removal resulting from project construction would
not conflict with local ordinances with Town "Tree Protection" regulations, and tree removal
is considered a less-than-significant impact.
It should also be noted that since the arborist report was prepared in November 2008, the
project has been modified to reduce the proposed number of lots from 4 to 3 and reduce area
of uhe c--,I-d---sac footrpi T results in footprint, r~ruc= retaining f~iao smaller oak trees on the
i«
southeastern edge of the site and on the adjoining property. Additionally, the arborist report
identified potential indirect damage to several ash trees on adjacent property to the north
due to installation of a storm drain.
Although mitigation measures are not warranted, the following Condition of Approval is
recommended.
RECOMMENDED CONDITION OF APPROVAL: The Town's Consulting arborist shall
review any revisions to the site plan and modify recommendations as appropriate, The
applicant shall comply with all recommendations contained in the Arbor Resources report
-dated November 2008 and as maybe amended following-review-of the-revised plans.
0 Habitat Plans. The project site is not located within the boundaries of an adopted Habitat
Conservation Plan or Natural Community Conservation Plan. Neither the project site nor the Town
of Los Gatos is located within the study area of the "Santa Clara Valley HCP/NCCP" that is being
15928 Union Avenue Initial Study 19 7/73/09
prepared as regional plan between the County of Santa Clara, the Santa Clara Valley Transportation
Authority, the Santa Clara Valley Water District, and the cities of San Jose, Gilroy and Morgan Hill.3
5. CULTURAL RESOURCES Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Impact
Mitigation
Incorporated
a) Cause a substantial adverse change in the ❑ ❑ ❑
significance of a historical resource as defined in
15064.5?
b) Cause a substantial adverse change in the ❑ ❑ 0 ❑
significance of an archaeological resource pursuant
to 15064.5? (Source V11.9)
c) Directly or indirectly destroy a unique ❑ ❑ ❑
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those ❑ ❑ ❑
interred outside of formal cemeteries?
a) Historical Resources - No Impact. The project site does not contain structures or other features that
would be considered historical. The existing single-family home on the site will be demolished.
While, the existing single-family home is an older home, it does not possess unique or distinctive
qualities that would be considered historical. The finish materials consist mainly of stucco and wood
siding exterior walls and a sloped composition shingle roof; the building consists of wood wall
construction, conventionally framed roof rafters and floor girders with concrete footings (Source
VII.10). Therefore, the project would result in no impact to historical resources.
b, d) Archaeological Resources. A cultural resources review was conducted for the project site by Pacific
Legacy. The review consisted of cultural resources records and information research at the
Northwest Information Center (NWIC) of the California Historical Resources Information System,
consultation with the California Native American Heritage Commission (NAHC) and an
archaeological-reconnaissance survey of the project site.
3 ICF Jones and Stokes. August 1, 2006. "Santa Clara Valley Habitat Plan, 1st Administrative Draft."
Prepared for County of Santa Clara Planning Office. Online at http://www.scy-habitatplan.org.
75928 Union Avenue Initial Study 20 7/13/09
The investigation indicated that there are no previous studies or recorded sites for cultural resources
within the project vicinity, and there are no indications of Native American cultural resources in the
immediate project area (Source VII.9-Pacific Legacy, May 2009). The site survey found no evidence of
archaeological materials, although soils were only 10-20% visible due to grass cover.
Impact Analysis. The review concluded that clearance for the project is recommended as no
heritage resources are known to be present in the project area, and no adverse effect to
historic properties are anticipated (Source VU.9-Pacific Legacy, May 2009). However, given
the poor ground visibility, much of the ground on the project site could not be examined.
Although ground disturbance from previous construction reduces the chances that intact
archaeological resources may be present, unknown archaeological resources may be
discovered during construction. This is considered a less-than-significant impact. Because of
the possibility of unidentified (e.g., buried) cultural resources being found during
construction, the following condition of approval is recommended. Howe
RECOMMENDED CONDITION OF APPROVAL. In the event that archaeological resources
or human remains are accidentally encountered during construction, halt all construction
within a 50-meter radius of the find, notify the Community Development Director, and retain
an archaeologist to examine the find and make appropriate recommendations. If the find is
determined to be significant, appropriate mitigation measures shall be formulated and
implemented, in conformance with the protocol set forth in Public Resources Code Section
21083.2.
If human remains are discovered, the Santa Clara County Coroner will be notified to and
provisions of Public Resources Code 5097.98-99, Health and Safety Code 7050.5 will be
carried out. If the remains are determined to be Native American, the Native American
-Heritage Commission (NAHC) will be notified within 24 hours as required by Public
Resources Code 5097. The NAHC will notify designated "Most Likely Descendents" who will
provide recommendations for the treatment of the remains within 48 hours of being granted
access to the site. The NAHC will mediate any disputes regarding treatment of remains. A
final report shall be prepared when a find is determined to be a significant archaeological site,
and/or when Native American remains are found on the site that includes background
information on the completed work, a description and list of identified resources, the
disposition and curation of these resources, any testing, other recovered information, and
conclusions.
C) Paleontological Resources. No unique geologic or paleontological features have been identified in
Town plans- and- none -were observed on the project sites during site visits. Therefore, -.the project
would result in no impact to these resources.
75928 Union Avenue Initial Study 21 7113109
6. -GEOLOGY AND SOILS Potentially 'Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Impact
Mitigation
Incorporated
a)
Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as
❑ ❑ ■ ❑
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? (Source:
IX 16) Refer to Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
❑ ❑ ■ ❑
iii) Seismic-related ground failure, including
❑ ❑ ■ ❑
liquefaction? (Source VI1.2)
iv) 'Landslides? (Source- VI 1.2)
b)
Result in substantial soil erosion or the loss of
❑ ❑ ■ ❑
topsoil?
c)
Be located on a geologic unit or soil that is
❑ ❑ ❑ ■
unstable, or that would become unstable as a result
of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse? (Source VI1.2)
d)
Be located on expansive soil, as defined in Table
❑ ❑ ■ ❑
18-1-B of the Uniform Building Code.(1994),
creating substantial risks to life or property?
e)
Have soils incapable of adequately supporting the
❑ ❑ ❑ ■
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for-the disposal of wastewater?
a,c) Seismic & Geologic Hazards. The Town of Los Gatos is located within an area characterized by
moderate to high levels of seismic activity (Source VII.2 - Nolan, January 1999). The principal faults
in the area, the San Andreas, Hayward, and Calaveras faults, have been responsible for several
moderate to large historical earthquakes. The Sargent, Berrocal, Shannon and Monte Vista faults
belong to a group of faults referred to as the southwestern Santa Clara Valley thrust belt; these faults
7 5928 Union Avenue Initial Study 22 7113109
are considered potentially active, although none (except for the southern end of the Sargent fault) has
been specifically linked with significant historical earthquakes (Ibid.).
Review of the Town's hazards maps indicates that the project site has a high potential for fault
rupture, moderate potential for seismic shaking, and very low potential for liquefaction. No debris
flow hazards or fault traces were identified for the site (Source VH.2 - Nolan, January 1999).4
The Town's Fault Map indicates that the site is located approximately 2,000 feet north of a mapped
"uncertain" fault trace, 100 feet south of a lineation and 250 feet east of an area noted as having a
concentration of coseismic ground deformation (Source VII.2 - Nolan, January 1999). The hazard maps
were prepared as part of a geotechnical and seismic safety review conducted for the General Plan,
which recommends that geologic investigations be conducted in areas of high ground rupture
potential for critical and sensitive facilities and for all development within 200 feet of a known active
or potentially active fault trace.
The proposed residences would be expected to be subject to strong groundshaking during its design
life. Construction of the building in conformance to current State California Building Codes typically
will provide a design to withstand seismic shaking. The effects of ground shaking can be reduced
by earthquake-resistant design in accordance with the latest editions of the California Building Code,
although some damage to structures may occur during a large earthquake (Source VII.2a - Nolan,
1999).
b, d) Soils and Erosion. A review of the Town's hazards maps (Source VII.2 - Nolan, 1999) indicates that
the project site has a slight-moderate erosion hazard and high shrink-swell potential.
Impact Analysis. The proposed residences would be subject to soils constraints without
implementation of appropriate soil preparation and engineering measures. As a standard
project condition, the Town will require preparation of a soils investigation that will address
any soil engineering constraints (including shrink-swell hazards) and specify criteria and
recommendations for site grading, removal/treatment of fill and expansive soils, drainage,
foundation design; and other site and structural designs relevant to soils conditions.
Assuming all recommendations- of the required report are incorporated into the project
design, no significant impacts from soil engineering constraints would be anticipated.
The potential for erosion is addressed below in subsection S(f) - Hydrology, Water Quality.
4These maps are included in the Nolan geotechnical study (Source VR.2) are dated January 17, 1999 and
include. Seismic Shaking Hazards Map, Fault, Lineament & Coseismic Deformation Map, Fault Rupture Hazard Zone
Map, Liquefaction Hazard Zones Map, Debris Flow Hazard Map, Slope Stability Hazard Map, and Erosion Potential
Map.
7 5928 Union Avenue Initial Study 23 7/13/09
C)
7. HAZARDS AND HAZARDOUS Potentially Less Than Less Than No
MATERIALS Significant Significant Significant Impact
Impact With Impact
Would the project: Mitigation
Incorporated
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard, to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions-or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment? (VI1.6)
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a. public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for
people residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk of
loss,-injury. or death. involving-wildland fires,
including where wildlands are adjacent to urbanized
areas or where residences are intermixed with
wildlands? (V11.1)
❑ ❑
❑ ❑
0 ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ■
■ ❑
❑ ■
❑ ■
❑ ■
❑ ■
❑ ■
15928 Union Avenue Initial Study 24 7/73/09
The project site is not included on any Hazardous Wastes and Substances Sites List (Source VII.6-
California Environmental Protection Agency, 2009). This was also acknowledged by the applicant in
a statement to the Town of Los Gatos in 2008.
The proposed residential subdivision and development would not involve the use, disposal or
emission of hazardous materials that would constitute a threat of explosion or other significant
release that would pose a threat to neighboring properties. The site location and scale have no
impact on emergency response or emergency evacuation. The site is not located near an airport,
airstrip. The site is not located within or adjacent to a wildland fire hazard area as mapped in the
Town of Los Gatos General Plan (Source VII.1- Town of Los Gatos, 2000).
The existing onsite house and garage structures are proposed for demolition as part of the project. If
these buildings contain asbestos or lead-containing paint, demolition could result in airborne release
of hazardous building materials, such as asbestos fibers or lead dust. Proposed demolition would be
required to comply with-state and federal regulations for inspection and removal of hazardous
building materials, including asbestos-containing materials and lead-containing substances,
including clearance for asbestos removal from the Bay Area Air Quality Management District prior
to issuance of a demolition permit. Therefore, due to existing regulations, the potential for public
health hazards associated with the release of airborne asbestos fibers or lead dust at the project site
would be considered less-than-significant.
One public comment raised an issue regarding potential pesticides due to past agricultural
operations. The existing single-family home was constructed in the 1940s according to information
provided by the applicant (Source VII.10). The project area was developed with subdivisions starting
in the 1950s prior to the time that pesticides were used for large-scale agricultural purposes. The
remnant fruit trees on the project site appear associated with residential uses and not commercial
h
abg.rcultural uses. Therefore, past ast pesticide use at ~ the site to 1S not expected to be an issue
75928 Union Avenue Initial Study 25 7/73/09
8. HYDROLOGY AND WATER QUALITY Potentially Less Than Less Than - No
Significant Significant Significant Impact
Impact With Impact.
Mitigation
Would the project:
a)
Violate any water quality standards or waste
❑ ❑ ❑
discharge requirements?
b)
Substantially deplete groundwater supplies or
D ❑ ❑ ■
interfere substantially with groundwater recharge
such that there-would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would not
support existing land uses or planned uses for
which permits have been granted)?
c)
Substantially alter the existing drainage pattern of
❑ ❑ ❑
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would-result in.sUbstarltialerosion or Siltation on-.
or off-site?
d)
Substantially alter the existing drainage pattern of
❑ ❑ ❑
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or
off-site?
e)
Create or contribute runoff water which would
❑ ❑ ❑
exceed the capacity of existing or planned storm
water drainage systems or provide substantial
additional sources of polluted runoff?
f)
Otherwise substantially degrade water quality?
❑ ❑ ❑
g)
Place housing within a 100-year flood hazard area
❑ ❑ ❑
as mapped on a federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood hazard
- delineation map?
h)
Place within a 100-year flood hazard area
❑ ❑ ❑
structures which would impede or redirect flood
flows?
75928 Union Avenue Initial Study 26 7113109
8. HYDROLOGY AND WATER QUALITY
Would the project:
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or mudflow?
Potentially
Less Than
Less Than No
Significant
Significant
Significant . Impact
Impact
With
Impact
Mitigation
❑ ❑ ❑
aJ Waste Discharge. The proposed 3-lot subdivision and subsequent construction of single-family
homes would not result in discharges that would be regulated or potentially violate water quality
standards or waste discharge requirements. Therefore, no impacts are expected.
b) Groundwater. The proposed project is not located in a groundwater zone that provides domestic
water supplies or a groundwater recharge area. The project would be supplied by domestic water
supplier. Therefore, no impacts to groundwater are expected.
c-e) Storm Drainage.. The project site is located within a developed urban area. Existing drainage from
the site is via sheet flow toward Panorama Way.
Impact Analysis. The proposed project will result in a net increase of two single-family
homes with additional impervious surfacing. The increased runoff is not considered
substantial or significant in relation to the surrounding area urbanized and developed
neighborhood. As required by State and Town regulations (and further discussed below),
the project will be required to design a drainage system in which post-project runoff does
not exceed pre-project levels. Thus, the project impact related to drainage is considered
less-than-significant.
,f} Water Quality. The project site is not located adjacent to any creeks or water courses. The project
site also is identified as having a slight-moderate erosion hazard (Source VII.2 - Nolan, January
1999).
The Town of Los Gatos is part of the Santa Clara Valley Urban Runoff Pollution Prevention Program
(SCVURPPP)_ that has been-issued a National- Pollutant_Discharge- Permit -(NPDES) under- the. Clean.
Water Act for discharge of storm water runoff. The SCVURPPP is an association of thirteen cities and
towns in the Santa Clara Valley, together with Santa Clara County and the Santa Clara Valley Water
District that share a common permit to discharge stormwater to South San Francisco Bay, To reduce
pollution in urban runoff to the "maximum" extent practicable, the Program incorporates regulatory,
monitoring and outreach measures aimed at improving the water quality of South San Francisco Bay
and the streams of the Santa Clara Valley. In 1990, the Program received the first municipal
stormwater permit in the nation from the San Francisco Bay Regional Water Quality Control board,
15928 Union Avenue Initial Study 27 7/13/09
which was::reissued the. permit in 1995, and 2001. In 2001; . the -permit was. arinended to; include "
expanded requirements` for controlling pollutants from new development and redevelopment
activities (Provision C.3), which was further amended in 2005 to allow for phased implementation of
new requirements (Source V1I.11a - SCVURPPP, 2008). As part of the NPDES permit requirements,
the Program produced (and updates) an "Urban Runoff Management Plan" and submits annual
work plans and reports to the Regional Board.
NPDES requirements include compliance with Provision C.3, New and Redevelopment Performance
Standards, including incorporating appropriate source control and site design measures and to
design and implement stormwater treatment measures to reduce the discharge of pollutants to the
maximum extent practicable (Order No. 01-024 of the NPDES as amended by Order No. 01-119 and
Order No. R2-2005-0035). Site design, source control and stormwater treatment BMPs, including
pesticide reduction measures, are outlined by the SCVURPPP in its C.3 Stormwater Handbook.
Stormwater treatment BMPs include bioretehtion, infiltration, and media filter with absorption
(Source VII.11b - SCVURRP, 2004).
Impact Analysis. Project storm drainage could affect water quality, and grading could result in
erosion if not properly managed. With the new cul-de-sac and street widening on Union
Avenue, new impervious surfacing will exceed 10,000 square feet, and the project will be
required to comply with NPDES requirements that require post-project runoff not exceed
pre-project levels. The Town of Los Gatos staff has indicated that the preliminary level of
detail that has been provided by the applicant is adequate for a tentative map application in
order to determine that the project can comply with NPDES requirements. Onsite detention
and water treatment can be achieved through various means, including infiltration swales,
pervious paving for driveways and/or mechanical structures that are placed underground.
The location and type of treatment will be determined and approved by the Town Engineer.
The conceptual plan includes a series of shallow gravel basins on each lot prior to discharge
into a storm drain along the northern site boundary. Further details and calculations will be
required and reviewed by the Town Engineer prior to issuance of any permits for future
homes. The Town's engineering staff reviewed the preliminary drainage plan and found it to
be an acceptable approach.
The Town of Los Gatos has a standard condition of approval that requires preparation of a
Storm Water Management Plan that identifies source control measures and BMPs that
demonstrate compliance with NPDES requirements. In addition to preparation of
stormwater drainage plan, the Town's standard -"'Santa Clara County Valley Nonpoint
Source Pollution-Control- Program Sheet" -_is -required -to be included in project plans. The
Conditions of Approval for the proposed project also - include preparation and
implementation of an erosion control plan for interim and final erosion control. Thus, as
planned and conditioned, potential water quality impacts would be considered less-than-
significant.
7 5928 Union Avenue Initial Study 28 7/ 7 3169
d, g-h) Flood Hazards. The Federal Emergency Management Agency (FEMA) Flood Insurance. Rate
Maps for the Town of Los Gatos do not extend to the project area. The project site is not located
within a FEMA-mapped 100-year floodplain (Source VII.1-Town of Los Gatos, 2000).
9. LAND USE AND PLANNING Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan, policy, or ❑ ❑ ❑
regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation ❑ ❑ ❑
. plan or natural community conservation plan?
The project site is located within a developed residential neighborhood and represents urban infill
development. The Los Gatos General Plan designates the project site as "Low Density Residential,"
which allows for residential uses at densities of 0 to 5 units per net acre. The proposed density is 3.2
units per acre and within the allowable density range.
a) Division of an Established Community. The project is a residential project that would be located within
an existing residential neighborhood. As such, it would not divide an established community and no
impact would result with implementation of the proposed project.
b-c) Conflicts with Plans. Review of the Town's General Plan reveals that the proposed project would
not conflict with any applicable policy adopted for the purpose of avoiding or mitigating an
environmental effect. There are no habitat conservation plans or natural community conservation
plans that apply to the project site.
15928 Union Avenue Initial Study 29 7/73/09
10. MINERAL RESOURCES Potentially . Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Incorporated
Would the project:
a) Result in the loss of availability of a known mineral ❑ ❑ ❑
resource that would be of value to the region and
the residents of the state? (Source VITA)
b) Result in the loss of availability of a locally ❑ ❑ ❑
important mineral resource recovery site
delineated on a local general plan, specific plan or
other land use plan?
The Los Gatos General Plan does not identify any regionally or locally-important mineral resources
on the project site or in its vicinity.
11. NOISE Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project result in: Incorporated
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies? (Source
V11.1)
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
-existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels-existing without the project?
❑ ❑ ❑ ■
❑ ❑ ❑
❑ ❑ ■ ❑
❑ ❑ ■ ❑
75928 Union Avenue Initial Study 30 7/73/09
11. NOISE
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
Would the project result in:
Incorporated
e) For a project located within an airport land use
❑
❑
❑
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of an airstrip, would ❑ ❑ ❑
the project expose people residing or working in
the project area to excessive noise levels?
a-b) Exposure to Noise. The project site is located within a developed residential neighborhood.
According to the Town's General Plan, the area along Blossom Hill Road is subject to noise levels of
60-65 decibels, Ldn, but the project site is outside this area. Project residents are not expected to be
subjected to noise levels that exceed standards for residential developments.
c) permanent Noise Increases. Future residential development would not result in creation of a
substantial new noise source as the site is currently developed with a residential use within a
developed residential neighborhood. The net increase of two residential units would not involve uses
or activities that would result in a substantial permanent increase in ambient noise levels. Noise
increases associated with the project would result from residential activities on the project site as well
as from traffic increases associated with the project. Noise generated by project residential activities
would be similar to noise generated by adjacent or nearby residential uses and would not conflict
with the existing residential noise environment in the neighborhood. Increased traffic would be
minor and would not be of the volume that would significantly or measurably increase ambient
noise levels in the project vicinity.
d) Temporary Noise Increases. The Town Noise Ordinance (Chapter 16) restricts construction activities
to the hours of 8:00 a.m. to 8:00 p.m. on weekdays and 9:00 a.m. to 7:00 p.m. on weekends and
holidays. This ordinance also limits. construction noise to 85 dBA at the property line or 85 dBA at 25
feet.
Impact Analysis. Project construction would result in temporary short-term noise increases due
to the operation of heavy equipment. Construction noise sources range from about 82 to 90
dBA at 25 feet for most types of construction equipment, and slightly higher levels of about
94 to 97 dBA at 25 feet for certain types of earthmoving and impact equipment. If noise
controls are installed on construction equipment, the noise levels could be reduced to 80 to 85
dBA at 25 feet, depending on the type of equipment. With controls, construction noise levels
could be made to comply with the Town Noise Ordinance.
75928 Union Avenue Initial Study 31 7/ l 309
Residential' "uses are generally considered to be noise-sensitive uses or sensitive°receptors.
Significant construction noise levels would only occur for a short period when grading
equipment is operating immediately adjacent to these homes, not during the entire project
construction period. Construction-related noise increases could be significant periodically,
especially to residences immediately adjacent to the project on the north. Enforcement of time
restrictions and noise level standards contained in the Town Noise Ordinance will be
required as a standard Project Condition of Approval. Thus, construction-related noise is
considered a less-than-significant impact. '
- POPULATION AND HOUSING
12
Potentially
Less Than
Less Than
No
.
Significant
Significant
Significant
Impact
Impact
With
Impact
Would the project:
Mitigation
Incorporated
a) Induce substantial population growth in an area,
❑
❑
❑
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing,
❑
❑
❑
necessitating the construction of replacement
housing elsewhere?
c) Displace substantial numbers of people,
❑
❑
❑
•
necessitating the construction of replacement
housing elsewhere?
The project would replace one existing residential unit with three single-family homes, resulting in a
net increase of two residential units could generate approximately 16 new residents. The project's net
addition of 5-6 persons, which would not represent substantial population growth compared to the
Town's current population of 30,296 (as indicated by the California Department Finance). The
additional population would be within the Town's 2005 population estimate of 35,700 as projected by
the Association of Bay Area Governments (ABAG). Such increases in population also would be
within ABAG's projected five percent growth rate between 2000 and 2015, and would not represent a
significant increase in local or regional population. Project population increases are not considered
substantial, and since surrounding lands are already developed, the project would not be considered
growth-inducing. Although one existing older home on the project site will be demolished, three
new homes will be constructed.
75928 Union Avenue Initial Study 32 7/73/09
1 3. PUBLIC SERVICES Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project result in: Incorporated
Substantial adverse physical impacts associated with
the provision of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
a)
Fire protection?
❑
❑
® ❑
b)
Police protection?
❑
®
® ❑
C)
Schools?
❑
❑
® ❑
d)
Parks?
❑
❑
e)
Other public facilities?
❑
❑
® ❑
(a-b) Fire and Police Protection Services. Services have been provided to the existing residential unit on
the project site. The project would not significantly increase demand for public services since services
are already provided to the existing use on the site and other development in the project vicinity. As
infill development, the project will have no measurable effect on existing public services in that the
increase will not require expansion or construction of new facilities for services that serve the project.
The Santa Clara Fire Department has reviewed the proposed site plan for site access and fire flows,
and the project appears to meet department specifications with implementation of conditions
regarding access and installation of fire hydrants' Thus, the proposed project would not result in
significant impacts to fire and police protection services.
c Schools. The proposed project would result in a minor increase local population with a net
increase of two residential units. This will result in a minor increase in student enrollments in all
grades in the Los Gatos Union School District and Los Gatos-Saratoga Union High School District.
According to District staff,' all schools serving the'-project- are at or close to capacity, although there is
additional capacity within the Los Gatos Union School District at other schools within the district.
SSanta Clara County Fire Department, Development Review Comments, 15928 Union Avenue, Plan Review
Number 08 3203, File Number M-08-013. November 13, 2008.
6 Donna Dorsey, Los Gatos Union School District and Jane Marashian, Los Gatos-Saratoga Union High School
District, personal communication, February 2009.
75928 Union Avenue Initial Study 33 7/73/09
The- project- applicant 'willbe --required tT'pay a "dedeloper fee" that goes-to the School' DistiicE to
offset potentialadditional costs associated--.= with school facilities. The projecE's'contribution of! school-
ageid `children is` expected to be minimal due`to minor increase of two single-family homes. This level
of increased enrollment is not expected to- result in substantial adverse physical impacts to-existing
schools or result in the need for construction of a new school facility that could result in additional
environmental impacts. Thus, the project would not result in significant impacts to existing school
facilities. The school districts have initiated a joint demographic study to review student enrollment
and projections for the future.
d Parks. See discussion that follows below under section 14-Recreation, regarding the project's
impact on local parks.
14. RECREATION
Potentially
Less Than Less Than No
Significant
Significant Significant Impact
Impact
With Impact
Mitigation
Would the project:
Incorporated
a) Increase the use of existing neighborhood and
❑
❑ ■ ❑
regional parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
❑ _ ❑ ❑
The proposed net addition of two residential units would add approximately 5-6 persons to the area,
and thereby incrementally increase demand for recreational facilities. The project's incremental
population increase is not considered significant given the small number in relation to the remaining
citywide population, and the population increase would not result in use that would result in a
substantial deterioration of facilities. The project is close to existing recreational facilities such as
Blossom Hill Park as well as the nearby Vasona Lake County Park.
75928 Union Avenue Initial Study 3A 7/13/09
1 5. TRANSPORTATION/TRAFFIC Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Cause an increase in traffic which is substantial in ❑ ❑ ❑
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level ❑ ❑ ® ❑
of service standard established by the county
congestion management agency for designated
roads or highways?
c) Result in a change in air traffic patterns, including ❑ ❑
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design ❑ ❑ ❑
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑
f) Result in inadequate parking capacity? ❑ ❑ Q IN
g) Conflict with adopted policies, plans, or programs ❑ ❑ ❑
supporting alternative transportation (e.g,, bus
turnouts, bicycle racks)?
a) Traffic. The project site is located off of the Union Avenue / Blossom Hill intersection. The Town's
Traffic Impact Policy (Resolution 1991-174) specifies that a project with a traffic impact of 19 or less
additional AM or PM peak hour trips could be approved without a comprehensive traffic report if it
is determined that the benefits. of the .project to the Town would. outweigh the impact, of increased
traffic. However, the project would be subject to payment of a traffic mitigation fee.
The proposed project would result in a net increase of 20 trips per day with approximately 2 trips
during the AM and PM peak hours. According to the Town's traffic determination, traffic generated
by the proposed project would represent a minor impact and no additional traffic studies would be
required. This number of increased trips from the project site would not have a measurable or
significant impact on traffic operations at vicinity intersections.
7 5928 Union Avenue Inifial Study 35 7/ 7 3 09
d-e) Access. The proposed project includes a cul-de-sac onto the site from Panorama'Way. `The Santa
Clara County Fire Department has conducted a development review of the project plans and
provides specific design requirements for the proposed private access road. The Town and Fire
Department will review the proposed private roadway design to ensure that it conforrns with their
respective requirements.
16. UTILITIES AND SERVICE SYSTEMS Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
❑ ❑ ❑ ■
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve-the
project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state and local statutes and
regulations related to solid waste?
❑ ❑ ■ ❑
❑ ❑ ❑ ■
❑ ❑ ■ ❑
❑ ❑ ❑ ■
75928 Union Avenue Initial Study 36 7/ 7 3 09
Utilities are currently provided to existing development on the project site. Utilities and service
system operators indicated that no major off-site utility improvements are expected to be required.
The project applicant will be required to install one public fire hydrant .on-site, and other utilities
(electrical, gas, telephone, cable TV, storm drainage facilities) will be upgraded as necessary.
(a, b, e) Wastewater Collection and Treatment. Wastewater collection to the Town of Los Gatos and the
project site is provided by the West Valley Sanitation District. The District provides sewer
maintenance, repair and rehabilitation throughout its service area, as well as storm drain
maintenance. Wastewater treatment is provided at the San Jose/Santa Clara Water Pollution Control
Plant that serves over 1.5 million people. Treated wastewater is far less than the plant's capacity
according to. a background report prepared as part of the Town's General Plan update?
(b, d) Water Supply. Water Service is provided by the San Jose Water Company. The Company's water
supplies are comprised of groundwater, imported surface water, and surface water collected in the
Santa Cruz Mountains. According to Water Company staff, adequate water supply and
infrastructure capacity exists to serve the project area.8
(f) Solid Waste Disposal. Solid waste collection and recycling service to the project site is provided by
West Valley Collection & Recycling. Refuse is disposed at the Guadalupe Landfill, located in the City
of San Jose. According to recent Santa Clara County reviews as required by the State of California,
this landfill had a remaining life of approximately 25 years.9
16. MANDATORY FINDINGS OF
SIGNFICANCE
Does the project:
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
Incorporated
7 Design, Community and Environment. -February 12, 2009. "Town of Los Gatos General Plan Update
Background Report.
8 Jim Bariteau, San Jose Water Company , personal communication, February 2009.
9 County of Santa Clara. August 22, 2007. "Five-Year CIWMP/RAIWMP Review Report," submitted to
California Integrated Waste Management Board.
15928 Union Avenue Initial Study 37 7/13/09
0-1
16. MANDATORY FINDINGS OF Potentially Less Than Less Than No
SIGNFICANCE Significant. Significant Significant Impact
Impact With Impact
Does the project: Mitigation
Incorporated
b) Have impacts that are individually limited, but ❑ ❑ E ❑
cumulatively considerable? ("Cumulatively
considerable means that the incremental effects
of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects?)
_c) Have environmental effects which will cause ❑ ❑ ❑
substantial adverse effects on human beings,
either directly or indirectly?
As discussed in this Initial Study, -the proposed project will not result in significant impacts to
biological or cultural resources, is of a limited scale and will not degrade the quality of the
environment or result in significant biological or cultural impacts. No environmental impacts have
been identified which would have direct or indirect adverse effects on human beings.
There are two smallresidential projects in the Union Road/Blossom Hill Road area, but there are no
significant cumulative impacts. A recent traffic study found no significant traffic impacts with
cumulative projects in the general area (Source VH.12 - TJ134, August 2008). Cumulative global
climate change impacts are addressed below.
Global Climate Change. The subject of global climate change has,gained increasing statewide, national
and international attention. Reports released by the State of California indicate that climate change
could have profound -impacts on California's water supply and usage in addition to other
environmental and ecosystem effects. In the recent report prepared by the California Climate Change
Center, "Our Changing Climate: Assessing the Risks to California" (2006), the state's top scientists
consider global warming to be a very serious issue requiring changes in resource, water supply and
public health management. Natural processes and human activities such as fossil fuel combustion,
deforestation and other changes in land use are resulting in the accumulation of greenhouse gases
(GHGs) such as carbon dioxide (CO2) in the atmosphere. An increase in GHG emissions is said to
result in an increase in the earth's average surface temperature, commonly referred to as global
warming, which is expected to affect weather patterns, average sea levels ocean acidification and
precipitation rates.io
10 Jones & Stokes. August 2007. "Addressing Climate Change in NEPA and CEQA Documents."
15928 Union Avenue Initial Study 38 7/13/09
California is a substantial contributor of global greenhouse gases, emitting over 400 million tons of
carbon dioxide (CO2) a year." Greenhouse gases are global in their effect. Because primary
greenhouse gases have a long lifetime in the atmosphere, accumulate over time, and are generally
well mixed, their impact on the atmosphere is mostly independent of the point of emission. Although
GHG emissions are not currently addressed in federal regulations, the State of California recently
passed the Global Warming Solutions Act of 2006 (AB32), which seeks to reduce GHG emission
generated by California. The Governor's Executive Order S-3-05 and AB 32 (Health & Safety Code, §
38501 et seq.) both seek to achieve 1990 emissions levels by the year 2020. Executive Order S-3-05
goes even further than AB 32, and requires that by 2050 California's GHG emissions be 80% below
1990 levels. AB 32 defines GHGs to include carbon dioxide, methane, nitrous oxide, hydrocarbons,
perfluorocarbons and sulfur.hexafluoride.
The California Air Resources Board (CARB) is the lead agency for implementing AB32. CARB
identified 36 "early actions to mitigate climate change in California" in April 2007 as required by AB
32. These actions relate to low carbon and other fuel standards, improved methane capture at
landfills, agricultural measures, reduction of hydrocarbons and perfluorocarbonds from specified
industries, energy efficiency, and a variety of transportation-related actions.
In accordance with provisions of AB 32, CARB has completed a statewide Greenhouse Gas (GHG)
Inventory that.provides estimates of the amount of GHGs emitted to, and removed from, the
atmosphere by human activities within California. The inventory includes estimates for carbon
dioxide (C02), methane (CH4), nitrous oxide (N20), sulfur hexafluoride (SF6), hydrofluorocarbons
(HFCs) and perfluorocarbons (PFCs), which often are referred to as the "six Kyoto gases." The current
GHG Inventory covers years 1990 to 2004. Based on review of this inventory, in December 2007
CARB approved a 2020 emissions limit of 427 million metric tons, which is equivalent to the 1990
emissions level. A preliminary estimate of approximately 600 million metric tons has been estimated
for 2020 without reductions. However, the preliminary numbers indicate that the difference between
1990 emissions level and ARB's preliminary estimate for 2020 emissions is 172 million metric tons
(Source VII.13f).
In accordance with requirements of AB32, a Scoping Plan was released in October 2008 and adopted
by CARB in December 2008. Key elements for reducing the state's greenhouse emissions to 1990
levels by 2020 include:
■ Expanding and strengthening existing energy efficiency programs as well as building
and appliance standards;
■ Achieving a statewide renewables energy mix of 33 percent;
-.Developing- a California cap-and-trade program that links with other Western Climate
Initiative partner programs to create a regional market system;
■ Establishing targets for transportation-related greenhouse gas emissions for regions
throughout California, and pursuing policies and incentives to achieve those targets; a
■ Adopting and implementing measures pursuant to existing State laws and policies,
11 Air Resources Board 1990 to 2004 State Inventory (November 2007).
75928 Union Avenue Initial Study 39 7/73/09
C?
including California's clean car standards, goods movement measures, and the Low
-C 6nbfuel Standard; and
■ Creating targeted fees, including a public goods charge on water use, fees on high global
warming potential` gases, and a fee to fund -the administrative costs of the State's long-
term con inutment to AB 32 1inplernentation (Source V.13e).
The Scoping Plan identifies 18 emissions reduction measures that address cap-and-trade programs,
vehicle gas standards, energy efficiency, low carbon fuel standards, renewable energy, regional
transportation-related greenhouse gas targets, vehicle efficiency measures, goods movement, solar
roofs program, industrial emissions, high speed rail, green building strategy, recycling, sustainable
forests, water and air (Source V.13e).
Final CARB regulations are not due until January 1, 2011, and will not be operative until January 1,
2012. By the former date, CARB must adopt "greenhouse gas emissions limits and emissions
reductions measures to achieve the maximum technologically feasible and cost-effective
reductions in greenhouse gas emissions in furtherance of achieving the statewide greenhouse gas
emissions limit[-T' (Health & Safety Code, § 38562(a).)
Cumulative Impact Analysis. Global climate change impacts are a result of cumulative emissions
from human activities in the region, the state and the world. Cumulative development and
growth in the area would contribute primarily indirect emissions of GHGs that in
conjunction with other global emissions, would contribute to global climate change. Given
international concerns and the state of California's recent laws and indication of the serious
nature of this issue, cumulative impacts related to global climate change are considered
significant.
Cumulative development and growth in the project region would primarily contribute
indirect emissions of GHGs, which in conjunction with other global emissions, would
contribute to global climate change. The proposed project's incremental increase in GHG
emissions is not considered cumulatively considerable. It is expected that GHG emissions
would be partially offset by the incorporation of energy and water conserving features and
designs that would be required under City and State building regulations. Additionally, the
proposed project will replace an existing older structure that will be subject to stricter
building code requirements than were in effect when the existing structure was constructed.
The net increase of two residential units would not be considered cumulatively considerable
given the small amount of emissions in comparison to state and global emissions.
Furthermore, the project was formerly rated with a high score regarding its "green" rating. 12
Therefore, .the project's incremental effect on global climate change would not be
cumulatively considerable, and no further analysis or quantificati on of GHG emissions was
deemed warranted.
12 Build It Green. June 24, 2008. Letter to Town of Los Gatos Planning Commission.
75928 Union Avenue Initial Study 40 7/ 7 3/09
VII. Source References
1. Town of Los Gatos. July 2000. Town of Los Gatos General Plan 2000.
2. Nolan Associates. January 30, 1999. "Geotechnical and Seismic Safety Element Working
Paper, Town of Lost Gatos, General Plan Update. Prepared for Robert Bein, William Frost &
Associates.
3. Town of Los Gatos. Planning Commission Staff Report. Meeting Date: February 25, 2009.
Item 2.
4. Bay Area Air Quality Management District (BAAQMD). December 1999. BAAQMD CEQA
Guidelines -Assessing the Air Quality Impacts of Projects and Plans.
5. California Department of Conservation. 2007 "Farmland Mapping & Monitoring Program."
http://Www.conservation.ca.gov/dlrp/fmmip/Pages/Index.asox
6. California Environmental Protection Agency. 2009. "Cortese List Data Resources."
hU://www.calel2a.ca.govZsitecleanunicorteselist/default.htm
7. Arbor Resources. November 18, 2008. "A Tree Inventory and Review of a Proposed Three-
Lot Subdivision at 15928 Union Avenue, Los Gatos, California."
8. EcoSystems West Consulting Group. June 5, 2009. "Biotic Assessment for the Proposed
Development of 15928 Union Avenue, Los Gatos, Santa Clara County, California (APN 527-
42-008).
9. Pacific Legacy. May 22, 2009. "Archaeological Report for 15928 Union Avenue, Los Gatos,
CA."
10. RC Consulting Engineers, Inc. January 23, 2009. Letter to Town of Los Gatos regarding
structural elements of the existing onsite home.
11. Santa Clara Valley Urban Runoff Pollution Prevention Program.
a) November 2008. "Executive Summary - FY 2007-2008 Annual Report."
b) May 2004. C.3 Stormwater Handbook - Guidance for Implementing Stormwater Requirements
for New and Redevelopment Projects and May 2006 "Updates."
12. TJKM Transportation Consultants. August 26, 2008. "Final Traffic Impact Study for the
Proposed Mixed-use Development at 15400 Los Gatos Boulevard In The Town of Los Gatos."
75928 Union Avenue Initial Study 41 7/73/09
OF%
13, Global Climate Change References:
a) California Governor's Office of Planning and Research. June 19, 2008. "CEQA and
Climate-.;Change: Addressing_Climate Change Through California Environmental
Quality Act (CEQA) Review."
b) California Governor's Office of Planning and Research. April 13, 2009. Proposed
SB97 CEQA Guidelines Amendments and Transmittal Letter Submitted to the
Natural Resources Agency.
c) California Air Pollution Control Officers Association. January 2008. °'CEQA &
Climate Change." -
d) California Air Resources Board. October 2008. Climate Change Proposed Scoping Plan
-A Framework for Change."
e) California Air Resources Board. October 24, 2008. "Preliminary Draft Staff Proposal
- Recommended Approaches for Setting Interim Significance Thresholds for
Greenhouse Gases under the California Environmental Quality Act."
f) California Air Resources Board. November 16, 2007. "Staff Report - California 1990
Greenhouse Gas Emissions Level and 2020 Emissions Limit."
75928 Uriion Avenue Initial Study 42 7/1309
FILING FEES
$321.00 Residential
$1,288.00 per Commercial, Multi-
family or Tentative Map Appeal
Town of U. Gatos
Office of the T
110 E. Main St., Los
APPEAL OF PLANNING CO
I, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE T
u S~
DATE OF PLANNING COMMISSION DECISION: o k-. ~w~
n5 0a-W [I-
M ON
OR PRINT NEATLY)
TOM Of LOG GATOS
PJ ERK DEPARTMENT
PROJECT/ APPLICATION NO: 0,> -O?> -Sio ,0 H -0g - I
ADDRESS LOCATION: I tO;,-3 AJ , L 2 •0 CD
Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most titters if til
Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council. members. Therefore,
please specify how one of those reasons exist in the appeal: R ¢~J irkk -Nt(~L A ~ t-cq- 00toN ~
i. The Planning Commission eia-ed or abused its discretion becauseTftee .C,S e,-eat u sei> 17c 4 A 3 -,OT
2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is
(please attach the new information if possible): OR
The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town
IMPORTANT:
I. Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of filing.
2. Appeal must be tiled within ten 0) calendar days of Planning Commission Decision accompanied by the required filing fee.
Deadline is 5:00 p.m. on the I0'' day following the decision. If the I tl` day is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday immediately following the 1($' day, usually a Monday. -
3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or a subdivision map only must be filed 1wit' e time limi t specified in
the Zoning or Subdivision Code, as applicable, which is different From other appeals.
5. Once filed, the appeal will be heard by the Town Council.
6. If the reason for granting an appeal is the receipt of new information, the application w u returned to the PIanning
Commission for reconsideration. ~
PRINT NAME: a C. Z
DATE: t
PI-LONE: -l g~ 33
SIGN
ADDRESS: q'5~ (S( , t ps 4'
Q-L r g 5&a r
xx OFFICIAL USE ONLY
DATE OF PUBLIC HEARTNG: DCA DY CONFIRMATION LETTER SENT: Date;
Pending Planning Department Confirmation
DATE TO SEND PUBLICATION:
N.WL-l~IF0PMSW1anningL009-IU PannsWppn1 - Planning Commission.wpd
TO APPLICANT & APPELLANT BY:
DATE OF PUBLICATION:
)4c)-r 40
vlrzon~
OK
Attachment 5
IF NIORF SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS.
1 .H.I.S.
DESIGN & DEVELOPMENT RECEIVED
Box 1518, Los Gatos, CA 95031
Fax: 408.354.1823 Tel: 408.354.1863 0 C T IS 2009
._..V TOWN O LOS GATOS
110 E. Main Street PLANNING DIVISION
Los Gatos, CA 95030
Attn: Town Council
October 14th, 2009
15928 Union Avenue Subsivision.
M-08-13, N0-09-02
The owner of this property originally applied, early in 2008, to divide this parcel into 4
lots and was denied. There was no appeal. This is a new proposal for a 3 lot subdivision
of the same property.
This new 3 Lot proposal was originally scheduled for hearing on January 28th, 2009, but
was continued because two neighbors could not attend. It was heard one month later
on February 25th but was continued for a variety of reasons At their meeting, six
months later, on August 26th, the Planning Commission's motion for denial of the
Application was based on State Subdivision Map Act findings (c), (d).
We have appealed because we believed that they erred in a number of ways:
Firstly: the factual evidence overwhelmingly supports Non-Denial on all counts:
(c) The site is not Physically Suitable for the TYPE OF DEVELOPMENT
We have shown that the Site can easily support the proposed Type of
Development requested [namely 3 Single Family building sites]. Each
Site will be 100% compliant with all Town of Los Gatos Codes and
Ordinances and will provide exceptional separation from all existing
neighboring homes and between the proposed homes themselves in
the way in which the subdivision is configured.
(d) The site is not Physically Suitable for the DENSITY OF DEVELOPMENT
On an almost totally flat parcel, over 32,000 sq ft [net after
dedications] 4 lots are warranted from a pure'Density' perspective in
the R1:8 Zoning district. We have proposed only 3 lots in this
submission. The lot sizes [2 at 10,400 and 1 at over 12,000 sq ft] are
fully compatible with neighboring lots which range from 8,000 to
20,000 sq ft and average 11,000.
Secondly: This proposal is fully supported by Town of Los Gatos Planning, Engineering,
Building Depts. and the County Fire Dept.. A Soils report was prepared and an Initial
CEQA Study was commissioned and routed through the state clearinghouse to make
certain that there were no comments from other State Agencies. It, and the
associated Mitigated Neg. Dec. stated unequivocally that there were NO issues that
could be considered as providing a rationale that would warrant denial of the proposal.
Finall : The Planning Commissioners did not give any reasons as to what physical
characteristics of the site itself would preclude such a split into 3 single family
residential sites.
Note: The Planning Commission also ignored its own Direction on this Proposal which,
although not strictly "erring" is certainly misleading and inappropriate.
1. The Planning Commission has consistently expressed a. desire for 3 Lots:
• Micciche: Hearing date: 1/28/09 Pg 3 Lines 19 - 20, Pg 4 Lines 12 - 13..
"(3 lots) was kind of where we were asking the direction to go".
"As I recall (at the 4 lot application) we directed it to go to 3 (lots)".
• S. Davis: Hearing date: 2/25/09 - Staff Report Pg 2 Lines 14 - 17.
"There was a previous proposal to subdivide this property into 4 lots and the
Planning Commission denied that in June 2008 and the Applicant was directed to
reduce the subdivision to 3 lots."
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 19-24
"This seems to be a project that's going to have to be full of compromises on
both sides. The developer wants 4 (lots), the neighbors want 2 and We've come
in with 3."
2. After neighbor testimony, they also strongly advised including a sidewalk for a
37ft cul-de-sac and recommended an Initial CEQA Study to facilitate it.
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 22 - 24, Pg 50 Lines 1 - 7
"There has been some very good thought put into the configuration of these 3
lots to accommodate some of the neighbors' concerns. But one of the big
concerns of the neighbors is the cul-de-sac and sidewalk which is a concession
that the Applicant was prepared to make... I think it (the 37ft cul-de-sac with
sidewalk) would have been good for the neighbors and I can't see supporting
42ft now. I think, coming back to compromise, we have to fulfill the CEQA
requirement (to pave the way for the 37ft cul-de-sac)."
• Talisfore: Hearing date: 2/25/09 Pg 58 Lines 15 - 17
"What we have before us in the 3 lot configuration is pretty well thought out
and I liked the 32ft radius with the sidewalk for the neighborhood added. (37ft
total). I'm concerned that (if they come back with a 42ft cul-de-sac), we'll see
something we don't like and they're still going to have to go through CEQA".
After this strong Initial Direction the Planning Commission wavered and lost focus. It
may well be that the prolonged timeline of this series of proposals (from early 2008)
with false starts, continuations and CEQA studies may have caused some details to get
a little fuzzy, but the original overall thrust of their directive was clear:
• Compromise with 3 lots for the subdivision.
• Compromise with a sidewalk round the 32ft Cul-de-Sac (37ft total).
• Compromise -spend the time and money for a CEQA study to make it happen,
A developer must rely on some constant for guidance:
• Staff for the criteria by which to design any project.
• CEQA studies (if required) to examine the overall impact of the project.
• Direction from the Planning Commission as to how to proceed on details.
In return there is a not unreasonable expectation that:
• If the design criteria and all applicable codes are complied with;
• If the CEQA experts answer all questions and recommend approval;
• And if explicit direction from the Planning Commission is followed;
Then the resulting resubmission should be given VERY serious consideration. In
this instance there was none.
With this proposal the neighbors on Panorama are getting a new cul-de-sac with
a sidewalk around it, which they requested; separation of all future houses from
existing homes by more than 50 ft; a solution to their existing drainage problem;
and the cul-de-sac lot on Panorama with a width of 80 ft to match all other lot
widths on Panorama - a concern of theirs from the 4 lot application in 2008.
Where is the Compromise that the neighbors are being asked to make?
I look forward to discussing this in more detail at the Town Council hearing.
Thank you,
Tony Jeans for T.H.I.5. Design
Cc Jeff Grant
TY H i®
DESIGN & DEVELOPMENT RECOVED
Box 1518, Los Gatos, CA 95031
Fax: 408.354.1823 Tel: 408.354.1863 O CT 1 2009
TOWN OF LOS - TOS
110 E. Main Street PLANNING. DIVISION
Los Gatos, CA 95030
Attn: Town Council
October 15th, 2009
15928 Union Avenue Subsivision.
M-08-13, ND-09-02
The owner of this property originally applied, early in-2008, to divide this parcel into 4
lots and was denied. There was no appeal. This is a new proposal for a 3 lot subdivision
of the same property.
This new 3 Lot proposal was originally scheduled for hearing on January 28t", 2009, but
was continued because two neighbors could not attend. It was heard one month later
on February 25th but was continued for. a variety of reasons At their meeting, six
months later, on August 26t", the Planning Commission's motion for denial of the
Application was based on State Subdivision Map Act findings (c), (d).
We have appealed because we believed that they erred in a number of ways:
Firstly: the factual evidence overwhelmingly supports Non-Denial on all counts:
(c) The site is not Physically Suitable for the TYPE OF DEVELOPMENT
We have shown'that the Site can easily support the proposed Type of
Development requested [namely 3 Single Family building sites]. Each
Site will be 100% compliant with all Town Codes and Ordinances and
will provide View Corridors to the hills and exceptional separation
from all existing neighboring homes and between the proposed homes
themselves with this subdivision configuration. See View Attachmeni:.
(d) The site is not Physically Suitable for the DENSITY OF DEVELOPMENT
On an almost totally f lot parcel, over 32,000 sq ft [net after
dedications] 4 lots are warranted from a pure'Density' perspective in
the R1:8 Zoning district. We have proposed only 3 lots in this
submission. The lot sizes [2 at 10,400 and 1 at over 12,000 sq ft] are
fully compatible with neighboring lots which range from 8,000 to
20,000 sq ft and average 11,000. See Compatibility Attachment.
Secondly: This proposal is fully supported by Town of Los Gatos Planning, Engineering,
f- Building Depts. and the County Fire Dept. A Soils report was prepared-and an Initial
CEQA Study was commissioned; and routed through the state clearinghouse to make
certain that there were no comments from other State -Agencies. It, and the
associated Mitigated Neg. Dec, stated unequivocally that there were NO issues that
could be considered as providing a rationale that would warrant denial of the proposal.
Finally: The Planning Commissioners did not give any reasons as to what physical
characteristics of the site itself would preclude such a split into 3 single family
residential sites.
Note: The Planning Commission also ignored its own Direction on this Proposal which,
although not strictly "erring" is certainly misleading and inappropriate.
1. The Planning Commission has consistently expressed a desire for 3 Lots:
• Micciche: Hearing date: 1/28/09 Pg 3 Lines 19 - 20, Pg 4 Lines 12 - 13.
"(3 lots) was kind of where we were asking the direction to go".
"As I recall (at the 4 lot application) we directed it to go to 3 (lots)".
• S. Davis: Hearing date: 2/25/09 - Staff Report Pg 2 Lines 14 - 17.
"There was a previous proposal to subdivide this property into 4 lots and the
Planning Commission denied that in June 2008 and the Applicant was directed to
reduce the subdivision to 3 lots."
• Bourgeois: Hearing date 2/25/09 Pg 49 Lines 19-24
"This seems to be a project that's going to have to be full of compromises on
both sides. The developer wants 4 (lots), the neighbors want 2 and We've come
in with 3."
2. After neighbor testimony, they also strongly advised including a sidewalk for a
37ft cul-de-sac and recommended an Initial CEQA Study to facilitate it.
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 22 - 24, Pg 50 Lines 1 - 7
"There has been some very good thought put into the configuration of these 3
lots to accommodate some of the neighbors' concerns. But one of the big
concerns of the neighbors is the cul-de-sac and sidewalk which is a concession
that the Applicant was prepared to make... I think it (the 37ft cul-de-sac with
sidewalk) would have been good for the neighbors and I can't see supporting
42ft now. I think, coming back to compromise, we have to fulfill the CEQA
requirement (to pave the way for the 37ft cul-de-sac)."
• Talisf ore. Hearing date: 2/25/09 Pg 58Lines 15 - 17
"What we have before us in the 3 lot configuration is pretty well thought out
and I liked the 32ft radius with the sidewalk for the neighborhood added. (37ft
total). I'm concerned that (if they come back with a 42ft cul-de-sac), we'll see
something we don't like and they're still going to have to go through CEQA".
After this strong Initial Direction the Planning Commission wavered and lost focus. It
may well be that the prolonged timeline of this series of proposals (from early 2008)
with false starts, continuations and CEQA studies may have caused some details to get
a little fuzzy, but the original overall thrust of their directive was clear:
Compromise with 3 lots for the subdivision.
Compromise with a sidewalk round the 32ft Cul-de-Sac (37ft total).
Compromise - spend the time and money for a CEQA study to make it happen.
A developer must rely on some constant for guidance:
® Staff for the criteria by which to design any project.
® CEQA studies (if required) to examine the overall impact of the project.
• Direction from the Planning Commission as to how to proceed on details.
In return there is a not unreasonable expectation that:
® If the design criteria and all applicable codes are complied with;
® If the CEQA experts answer all questions and recommend approval;
® And if explicit direction from the Planning Commission is followed;
Then the resulting resubmission should be given VERY serious consideration. In
this instance there was none.
With this proposal the neighbors on Panorama are getting a new.cul-de-sac with
a sidewalk around it, which they requested; separation of all future houses from
existing homes by more than 50 ft; a solution to their existing drainage problem;
and the cul-de-sac lot on Panorama with a width of 80 ft to match all other lot
widths on Panorama - a concern of theirs from the 4 lot application in 2008.
Where is the Compromise that the neighbors. are being asked to make?
I look forward to discussing this in more detail at the Town Council hearing.
Thank you,
Tony Jeans for T.H.I.S. Design
Cc Jeff Grant
N 'b
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TOWN OF LOS GATOS ITEM 1\10: 2
PLANNING CO1NZAIISSIO\ STAFF REPORT DESK ITEM
oS`= a oS`' Meeting Date: August 26, 2009
PREPARED BY: Suzanne Davis. Associate Planner
APPLICATION NO.: 5-08-30. N1-08-13
LOCATION: 15928 Union Avenue (east side of union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into duce lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: July 13, 2009
FINAL DATE TO TAKE ACTION: September 1, 2009
EXHIBITS: 1.-30.
Previously received
31.
Revised Mitigated Negative Declaration (two pages)
32.
Response to comments on environmental documents (four
pages)
33.
Letter from John Schwarz (two pages), received August 25,
2009
34.
Petition from Panorama Way residents (two pages), received
August 26, 2009
35.
Letter from Geoff Mitchell (one page with seven page
attachment), received August 26, 2009
DISCUSSION:
The Mitigated Negative Declaration (MND) that was attached to the staff report included
language that was not related to the project under impact ("Future dredge and potential bridge
construction with connecting paths could result in disturbance to nesting birds..."). The
statement has been corrected to read: "The removal of trees and vegetation from the proposed
project area may adversely affect nesting birds and/or raptors or roosting bat species if they are
on the site." (see Exhibit 31). Although it is not required by CEQA, staff has prepared a
response to the comments received on the environmental documents (see Exhibit 32).
Attachment 7
Planning Commission Staff Report Addendum - Page 2
15928 Union Avenue/M-08-13, S-08-30
January 28, 2009
Exhibits 33 and 35 are letters received from neighbors following printing and distribution of the
staff report. The first addresses the findings from the State Subdivision Map Act and the second
reiterates a concern about neighborhood compatibility.
Exhibit 34 is a petition from residents on Panorama Way objecting to a reduced cul-de-sac. The
Commission has the option to conditionally approve the subdivision with a conforming cul-de-
sac as shown on sheet TM-2 of the development plans (Exhibit 30 to the staff report).
~~xv~ "r
Prepared by:
Suzanne Davis
Associate Planner
Approved by:
Wendie R. Rooney
Director of Community Development
WR:SD:cgt
N ADE V\REPORTS~21009\Qnion I i 925-TM-082609-dsk. doc
MITIGATED NEGATIVE DECLARATION
The Town of Los Gatos has prepared this Mitigated Negative Declaration for the following
described project:
PROJECT: 15928 Union Avenue
PROJECT LOCATION: 15928 Union Avenue (APN 527-42-008)
APPLICANT: 217 O'Connor LLC
PROJECT DESCRIPTION: The project consists of demolition of an existing house and garage
and a tentative map to create three residential lots. No plans for the new homes have been
submitted, although a conceptual layout plan has been prepared that shows the proposed cul-
de-sac, driveway and building footprint locations. An Architecture and Site approval is required
for demolition of the existing single-family residence. If the subdivision application is approved,
separate Architecture and Site applications will be required for each new residence.
FINDINGS: The Town of Los Gatos Community Development Department has reviewed the
proposed project and has determined, based on the attached Initial Study, that the project will
have a less-than-significant impact on the environment with implementation of mitigation
measures. Consequently, adoption of a Mitigated Negative Declaration is appropriate. An
Environmental Impact Report is not required pursuant to the California Environmental Quality
Act of 1970 (CEQA). This environmental review process was conducted and the attached Initial
Study was prepared in accordance with the State CEQA Guidelines.
BASIS OF FINDINGS: The Initial Study finds that all potentially significant impacts that could
be caused by the project can be reduced to less-than-significant levels with implementation of
mitigation measures as described in the attached Initial Study, agreed to by the project
applicant, and will be incorporated into the project plans and specifications. The following
mitigation measures will be incorporated into the project deign or as conditions of approval, to
ensure that any potential environmental impacts will not be significant.
Impact
Mitigation
Biological Resources: The removal
of the trees and vegetation from the
MITIGATION MEASURE 1: Avoid tree/vegetation
proposed project area may adversely
removal activities during the breeding bird and bat
affect nesting birds and/or raptors or
season (January 1 to August 31). Conduct
roosting bat species if they are on site.
tree/vegetation removal activities after August and
before January to avoid impacts to potentially nesting
birds and/or roosting bats. If tree/vegetation removal
cannot take place during this time, require a qualified
biologist to conduct breeding bird surveys and
roosting bat surveys no more than 15 days prior to
project activities to determine whether nesting or
roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active
nest/roost trees and structures until a qualified
biologist has determined that any young birds have
fledged or young bats are able to fly from roost sites.
Coordinate with a CDFG representatives to establish
EXHIBIT 31
Impact
Mitigation
an appropriate buffer zone around active
nest/roosting trees and/or structures if work cannot
be postponed until young birds and/or bats are able
to fly. If nesting/roosting activity is not observed
during the bird and bat breeding seasons, conduct
tree/vegetation removal activities as soon as possible
after surveys have been completed.
PUBLIC REVIEW PERIOD: Public review of the Initial Study and Mitigated Negative
Declaration is from July 17, 2009 through August 17, 2009. Written comments should be
submitted by August 17, 2009 to:
Suzanne Davis
Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
46P /,p /eocv)!~' July 17, 2009
By: Wendie R. Rooney, Director of Community Development Date
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Page 1 of 2
Suzanne Davis - Subdivision Findings for 15928 Union Ave. Desk Item
From: "John Schwarz" <jschwarz(a davidjpowers.com>
To: <planning@losgatosca.gov>, "Suzanne Davis" <SDavis(c-Nosgatosca.gov>
Date: 08/24/2009 5:11 PM
Subject: Subdivision Findings for 15928 Union Ave. Desk Item
CC: "Geoff Mitchell" <gsm@geoffinitchell.com>, "Thomas Mangano"
<thomas.mangano @veri zon. net>
Dear Planning Commissioners:
Thank you again for your time in reviewing this proposed Subdivision and for considering my input. I wanted to
provide some additional thoughts on the Subdivision Map Act Findings. Section 66474 (Chapter 4.
Requirements, Article 1. General) of the Subdivision Map Act states that:
66474. A legislative body of a city or county shall deny approval of a tentative map, or a parcel map for which a
tentative map was not required, if it makes any of the following findings:
(a) That the proposed map is not consistent with applicable general and specific plans as specified in Section
65451.
(b) That the design or improvement of the proposed subdivision is not consistent with applicable general and
specific plans.
(c) That the site is not physically suitable for the type of development.
(d) That the site is not physically suitable for the proposed density of development.
(e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
(f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.
(g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed subdivision. In this connection, the
governing body may approve a map if it finds that alternate easements, for access or for use, will be provided,
and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall
apply only to easements of record or to easements established by judgment of a court of competent jurisdiction
and no authority is hereby granted to a legislative body to determine that the public at large has acquired
easements for access through or use of property within the proposed subdivision.
(Amended by Stats. 1982, Ch. 518.)
As several of us have outlined in our correspondence with the Town, I believe that the findings of Subsections (c)
and (d) do apply to this project.
Regarding Subsection (c):
There was much testimony at the June 2008 and February 2009 Planning Commission hearings regarding the
fact that the site is not large enough (and therefore, "not physically suitable") for 3 or 4 lots. The 15928 Union
Avenue parcel mirrors the original parcels immediately to the north - between Union Avenue and Panorama
Way. Each of these larger parcels was divided many years ago into two parcels, with a larger lot (with one unit)
on Union Avenue, and a smaller lot (with one unit) on Panorama Way. A similar division of the proposed project
site into two lots, with a larger lot on Union and a smaller one at the end of Panorama, would be more compatible
with the physical nature of this site and the existing neighborhood development. Because the site has the same
zoning as the lots on Panorama Way, it would appear that the zoning on this site intends development similar in
character to that between Union Avenue and Panorama Way, north of the site (with two lots between these
streets, each occupied by one single-story structure).
Regarding Subsection (d):
My understanding is that the Town of Los Gatos defines the "neighborhood" of a site by the street from which the
site takes its access - in this case Panorama Way and Union Avenue. The proposed lots and future homes
would not be compatible with the density, mass, and scale of the homes on Panorama Way or Union Avenue.
You have also heard much about the visual change and the blockage of views which would result from the future
homes under the proposed Subdivision. Therefore, I believe this site is not "physically suitable for the proposed
density of development."
EXHIBIT 33
file://C:ADocuments and Settings\sdavis. LOSGATOSCA\Local Settings'~Temp'XPGrp~T~%i... 08'25.'2009
Page 2 of 2
Mr. Jeans, in his August 7, 2009 letter to the Town, has indicated that there is no reason to deny the proposed
Subdivision in accordance with the Subdivision Map Act. It has been portrayed as if the Town's hands are tied. I
do not agree. As you can see from seven Subdivision Map Act Findings above, some of them are subjective, and
the decision regarding whether they apply to this project is yours.
Thank you again for your time and your consideration.
Best regards,
John Schwarz
(408) 623-1595
file://C:\Documents and Settings\sdavis.LOSGATOSCA\Local Settings\Temp\XPGrpWi... 08/25/2009
V L_ U11
A; J C'i 2 6 200 03 August 21, 2009
Commissioners:
TO`[,;?i Or LOS GA -11 OS
P! ~;i!ii.IG DI~JIUIOf!
We the undersigned residents of Panorama Way are opposed to the 15928 Union Avenue
proposed reduced (37-foot radius R.Q.W.) cul-de-sac alternative as outlined in the
applicant's letter of August 7, 2009, on the grounds that it does not provide Panorama
Way with the best neighborhood solutions to safety, parking, and street view corridors.
Please maximize the community benefit and require the full 42-foot radius R.O.W. cul-
de-sac. This will provide a community benefit as the applicant claimed in his benefit
letter of May 1, 2008, "...where neighbors can walk and their kids can safely play,"
Panorama Way Residents:
Los Gatos, CA 95032
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EXHIBIT 34
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Dear Planning Commissioners,
Thank you again for the opportunity to provide feedback on the proposed development of 15928 Union
Ave., Architecture and Site Application S-08-30 & Subdivision Application M-08-13.
From the point that the first proposals were submitted, the neighborhoods of both Panorama Way and
Union Avenue have repeatedly spoken out against the idea of more than two lots on this property. By
simply acknowledging that this property is a continuation of Panorama Way and of the homes on Union
Avenue, it is clearly a lot that should be developed following the pattern of the existing homes, lot
sizes and orientations.
When the initial request for four lots was denied, a recommendation was made by counsel that the
developer come back with a proposal for three lots. But three lots remains an unreasonable request
and an inappropriate use of that property.
The builder's efforts to make things fit in order to meet select code guidelines does not mean that the
proposal fits within the existing neighborhood. Their assertion that the proposal is appropriate based
on numbers alone does not take the character of the neighborhood into account. As articulated by the
planning commission at our February 25 meeting this year, meeting code guidelines does not mean
approval. Additional factors are included in a decision made by the planning commission including the
following:
According to the town code of Los Gatos, Article II, Division 3 (Approvals):
Sec. 29.20.150 - Considerations in review of applications.
The deciding body shall consider all relevant matter including, but not limited to, the following:
(4) Considerations relating to site layout. The orientation and location of buildings and open
spaces in relation to the physical chara ris i s of the site and h character of h
neighborhood'
Sec. 29.20.160 - Conditions of approval.
(a) ...the deciding body may enforce reasonable requirements more stringent than the
minimum zone requirements, when necessary or appropriate to insure a
development compatible to and harmonious with, the particular neighborhood and the
established uses therein.
If an example could be pointed to as a reason that these two codes exists, it's this situation.
The proposed development does not respect nor retain the orientation, location, and open space of the
existing homes and neighborhood. It does not follow nor retain the physical characteristics or
character of the neighborhood. And, it is not compatible nor harmonious with the neighborhood.
Looking at the property from above, from the end of Panorama Way, and from the Union Avenue side,
it's clearly a property meant as a continuation of the existing neighborhoods of Panorama Way and
Union Avenue. And in that light, the planning commission has the right, authority and duty to protect
the existing neighborhood character and uniformity.
The residents will have to live with the decision that is made on this property every day, long after it's
made, and long after the builder walks away from the development after selling the homes.
Please deny the applicant's request for a subdivision of three lots
Respectfully,
Geoff and Linda Mitchell D
115 Panorama Way j
Los Gatos, CA 95032 ~v'J
Attached are additional points and documents for your review and consideration. TO::
EXHIBIT 35
What defines the immediate neighborhood
Both Leewood and Lauuen Court have been referenced during discussions as examples of larger
homes and denser lots the neighborhood. This is inaccurate for both Union Ave. and especially for
Panorama Way.
Leewood and Lausen Courts are inset and isolated developments. Leewood and Lausen Courts connect
to Union Avenue but they are not on Union Avenue and they are not extensions of Union Avenue nor
Panorama Way in any manner. No homes on Leewood or Lausen Courts actually reside on or face
Union Ave.
Although residents of Leewood and Lausen Court cannot speak to the impact of the character of their
streets that this development would have, they are certainly warranted in their concerns regarding
privacy, noise and the retention of trees on the property.
These separate neighborhoods should not be factored into discussions regarding the immediate
neighborhood. It is inaccurate to do so.
The size of the existing homes
References have been made that the size of homes in the neighborhood range from 1,630 - 3,705
square feet and are mostly two stories in height.
Panorama Way consists of 10 single-story 1,500 - 1,900 square foot homes. The adjacent homes
running parallel on Union Avenue are also single story homes. The home adjacent to the property and
my home, on Cambrian View Way, is a 1-story home.
Also note that each of the homes with Union Avenue addresses face Union Avenue, and each of the
homes on Panorama Way face Panorama way.
The larger lots on Union, identical to the larger lots on the opposite side of Union, are deeper lots.
Some have detached garages towards the back. These are not, as some might try and convince you,
homes. They are detached garages.
The consistent pattern of the existing lots and homes on Union Avenue and Panorama Way
The red lines below shows the uniform pattern of lot sizes that exist for each of the homes on Union
Avenue and Panorama Way, and the proposed lot configuration for the 15928 Union Avenue Property.
The proposed development does not respect nor retain the orientation, location, and open space of the
existing homes of the neighborhood. A more reasonable alternative would be honoring and extending
the two-lot configuration as shown below.
The larger adjoining property was denied a request for three lots
The attached 1998 Track diagram from the Santa Clara County Assessor's office shows two lots; the
one at 15928 Union Avenue and an adjacent one running from 14911 Blossom Hill Avenue to 131
Cambrian View Way. The adjoining lot was developed by "The Building Works".
The attached March 19, 1998 correspondence from the Town of Los Gatos Planning Commission (also
on page 87 of the planning commission report) states that a flag lot would not be good planning and
that two lots would be more feasible (than the proposed 3 that they had submitted).
It's important to note that the two lots are almost identical, except that the Blossom Hill/Cambrian
View Way lot is actually larger. Both are rectangular, but the Blossom Hill lot measured 41,160 sq ft,
while the Union Avenue property is 585 sq ft smaller, coming in at 40,585 sq ft.
The planning commission had the same conditions facing them then as you do today. As evidenced in
the complete image of the 1998 Track diagram, the parallel properties along Blossom Hill bear the
same exact characteristics as do the Union Avenue and Panorama properties. They have one large
deep lot on Blossom Hill and a smaller lot on Cambrian View Way.
The Planning Commission recognized the need to respect and retain the existing neighborhood
characteristics of Cambrian Way and Blossom Hill and only allowed the development of two lots, with a
restriction of building only single story homes on each lot.
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1998 TRACT DIAGRAM FROM THE SANTA CLARA COUNTY ASSESSOR'S OFFICE
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TOWN OF LOS GATOS PLANNING COMMISSION LETTER RE. BLOSSOM HILL PROPERTY ONLY BEING
SUITABLE FOR 2 LOTS
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The Planning Commission has previously indicated this property is only suitable for 2 lots
At least two known parties that were interested in purchasing the lot have been told by the town of
Los Gatos that they would only be able to develop two homes on that property.
• In 2002, as stated in his letter to the planning commission (included in the staff report), Luiz
Martinez made an inquiry in 2002 to the planning commission, and was told only two single-story
homes could be built on this lot. He subsequently decided not to purse purchasing the property. I have
contacted Mr Martinez who has relayed, in writing, that he spoke to Kevin Rohani, and to Steve (last
name unknown).
. in 1998, "The Building Works", the firm that built the two homes that run from Blossom Hill to Paul
DeBella's home at 131 Cambrian View Way (which sits at the East end of the property) contacted the
town of Los Gatos regarding the 15928 property. They were told only two homes could be built on
that property, and they declined to pursue it's purchase.
Discussing Views, Vistas and Visual Characteristics
The initial study concludes that the project would not obstruct or remove public scenic views, or vistas
and views from neighboring properties.
It is not possible to make an assessment of the impact of views and vistas for homes or
neighborhoods, of the impacts to the existing visual character or quality of the site and its
surroundings, of the retention of the look and feel of the impacted neighborhood, nor of the noise level
variances the homes will cause, without actual firm knowledge of the height of these homes.
We have repeatedly requested that the developer erect story poles detailing the height of the homes.
No story poles have been erected to date.
Without knowing the height of the homes, how can it be possible to surmise that there are little or no
impacts to views and vistas, that the visual character or quality of the site and it's surrounding are
being retained, or that the impact, echo and amplification of noise will be minimal?
Although we are told that the size of the homes is not a point of discussion until the architecture
phase, we should not pretend that nobody knows what the plans will be. The developer has directly
admitted to the neighbors on Panorama Way that he intends to build two-story homes. That needs to
be taken into consideration, as it is an added impact on the existing neighborhood and in direct
conflict with Los Gatos, Article II, Division 3, Sec. 29.20.150 & Sec. 29.20.160
The full cul-de-sac is the only option the neighborhood supports
The neighborhood has unanimously agreed that a 32' cul-de-sac is not an option we approve of or
would support. We request that the planning commission require a full cul-de-sac with a full sidewalk.
As defined by the Los Gatos Town Code, Chapter 24, ARTICLE V. REQUIREMENTS, STANDARDS AND
SPECIFICATIONS, Sec. 24.50.015.
Turning circles at the end of cul-de-sac streets shall have a roadway radius of not less than
thirty-two (32) feet, and a right-of-way width of forty-two (42) feet; except, that in
mountainous or hillside areas the roadway radius may be reduced to twenty-six (26) feet, and
the right-of-way radius to thirty-two (32) feet if parking is prohibited on the turning circle.
The 32' radius only benefits the developer, and puts an undue burden on the residents of Panorama
Way. Without provisions for parking, if two homes are accessed through Panorama Way, we are certain
to have consistent overflow parking that should be addressed by installing a full cul-de-sac that allows
for adequate street parking, safety for the many children on the street, and with a full sidewalk in
order to ensure a safe walking pathway.
`°*i"iiF. TOWN OF LOS GATOS
PLANNING COIF AIISSION STAFF REPORT
lpS -C pjpS Aleeting Date: August 26, 2009
PREPARED BY: Suzanne Davis, Associate Planner
sdavisCo'1osLatosca.,aov
APPLICATION NO: Architecture and Site Application S-08-30
Subdivision Application M-08-13
ITEM NO: 2
LOCATION: 15928 Union Avenue (east side of Union Avenue, just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OV4TNTER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence
and subdivide a .93 acre parcel into three lots on property zoned R-1:8.
No significant environmental impacts have been identified as a result
of this project, and a Mitigated Negative Declaration is recommended.
APN 527-42-008.
DEEMED COMPLETE: July 13, 2009
FINAL DATE TO TAKE ACTION: September 1, 2009
RECOMMENDATION: Approval, subject to conditions.
PROJECT DATA:
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards
Parcel Size:
Surrounding Area:
Existing Land Use General Plan
Zoning
North Single Family
Low Density
R-1:8
East Single Family
; Low Density R-1:10
South Single Family
Low Density
R-1:10
West Single Family
Low Density
R-1.8
Low Density Residential
R-1:8
State Subdivision Map Act
Subdivision & Zoning Ordinances
General Plan
40,579 sq. ft. (existing)
32,936 (after right-of way dedication)
Attachment 8
Planning Commission Staff Report - Page 2
15928 Union Avenue/M-08-13, 5-08-30
August 26, 2009
CEQA: It has been determined that the project will not have a significant
impact on the environment and a Mitigated Negative Declaration has
been prepared.
FINDINGS: ■ As required by Section 29.10.09030(e) of the Town Code for the
demolition of a single family residence.
■ As required by Section 66474 of the State Subdivision Map Act.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: 1.-16.
Previously received
17.
Mitigated Negative Declaration (two pages)
18.
Initial Study (42 pages)
19.
Mitigation Monitoring Plan (one page)
20.
Required findings (one page)
21.
Recommended conditions of approval (10 pages)
22.
Applicant's letter (two pages), received August 19, 2009
23.
Letter from John Schwarz (four pages), received August 14,
2009
24.
Letter from Tom Mangano (four pages), received August 17,
2009
25.
Letter from Geoff Mitchell (three pages), received August 17,
2009
26.
Letter from Luis & Yazmin Martinez (two pages), received
August 18, 2009
27.
Letter from Thomas Mangano (eight pages), received August
19, 2009
28.
Letter from Jane DeBella (one page), received August 19, 2009
29.
Letter from Terry Hickey (two pages), received August 20,
2009
30.
Revised tentative map exhibits (six sheets), received August 6,
2009
BACKGROUND:
The subject property is zoned R-1:8 and is currently developed with a 1,010 square foot single-
story home with a 528 square foot garage. The property owner has submitted applications to
demolish the existing house and to subdivide the property into three lots. Three new single-
family homes will be built if the subdivision is approved. A conceptual site plan has been
included showing the proposed driveway and footprint locations, grading and utility connections
(see sheet DP-1 of Exhibit 30). This has been provided only to demonstrate that each lot can be
Planning Commission Staff Report - Page 3
15928 Union Avenue/M-08-13. 5-08-30
August 26, 2009
developed in compliance with Town codes and standards. If the subdivision is approved, plans
for the three new residences Nvill be considered under separate Architecture and Site applications.
The existing parcel is 40,579 square feet (93 acres). The owner is required to dedicate 10 feet of
frontage on Union Avenue and the Panorama Way cul-de-sac to the Town for public right-of-
way. The dedications will reduce the land area to 32,936 square feet.
Although the Development Review Committee has the authority to take action on subdivisions
of four or fewer parcels, this matter was referred to the Planning Commission because the
Commission reviewed and denied a previous proposal to subdivide the property into four lots
(June 2008) and there is a high level of interest and participation from neighbors of the project.
On January 28, 2009 the Planning Commission continued the applications to February 25, 2009
at the request of several neighbors who were unable to attend the January 28 meeting. No public
testimony was received and the Commission did not discuss the project.
On February 25, 2009 the Commission considered the proposed project and continued the matter
to March 25, 2009, requesting that the applicant provide an exhibit showing a conforming cul-
de-sac for Panorama Way. The applicant requested a continuance to May, 13, 2009 to allow
additional time for preparation of plans for the two project alternatives and to complete
environmental analysis. The matter was continued from May 13 to June 24, 2009, June 24 to
August 12, 2009 and August 12 to this agenda as the environmental review took longer than
anticipated.
The Initial Study and Mitigated Negative Declaration were released for public review on July 17,
2009. The public review period ended on August 17, 2009.
PROJECT DESCRIPTION:
A. Location and Surroundin-- Neighborhood
The project site is located at 15928 Union Avenue, on the east side of the street just north
of L.eewood Court. Adjacent properties are all occupied by single family residences.
Homes to the south, cast, and across the street (west) are two-stories. The two homes to
the north are one-story. Existing home sizes range from 1,630 to 3,705 square feet.
B. Architecture and Site Approval
The applicant is proposing to demolish the existing residence and garage, to subdivide the
property and to construct three new residences (see Exhibit 23). An Architecture and Site
approval is required for the demolition of the existing single family residence. As
previously mentioned, if the subdivision application is approved, separate Architecture
Planning Commission Staff Report - Page 4
15928 Union Avenue/M-08-13, S-08-30
August 26, 2009
and Site (A&S) applications will be required for each of the new residences. Neighbors
will have the opportunity to review and comment on the individual house plans as part of
the A&S process.
C. Tentative Map Approval
Approval of a Tentative Map application is required for the proposed three-lot
subdivision. Subdivision Map Act findings are included in Exhibit 20. If any of these
findings can be made, the subdivision should be denied.
D. Zoning Compliance
Minimum
Requirement
ParcelI
Union
Parcel2
Panorama
Parcel3
Panorama
lot size
8,000 s q. ft.
11,112 sf
10,802sf
9,967 sf
lot
frontage
60 feet Union
30 feet Panorama
110 feet
30 feet
126 feet
lot depth
95 feet
86-115.5 feet
77 to 169 feet
82 to 179.5 feet
The frontage requirements are different for the two streets because one is a cul-de-sac
(Panorama Way) and one is a standard frontage (Union Avenue).
E. General Plan Compliance
The General Plan land use designation for the property and surrounding area is low
density residential, 0 to 5 units per acre. The proposed density is 3.2 units per acre and is
within the allowable density range.
ANALYSIS:
A. Lot Configuration
The lot configuration for parcel 2 is not typical, however, it will allow a house to be built
that is less obtrusive to neighbors. The parcel has the minimum required frontage of 30
feet and the applicant is proposing a shared driveway with Parcel 3 to reduce impervious
coverage. The placement of the homes was chosen to maintain views of the hills for
neighbors on the north side of the project site and to maximize setbacks from homes on
surrounding properties. Staff does not find any Code or policy issues with the proposed
lot layout.
Planning Commission Staff Report - Page 5
15928 Union Avenue/M-08-13. S-08-30
August 26, 2009
B. Panorama Right-of-Wav
The proposed physical improvements for the new cul-de-sac at the end of Panorama Way
complies with Town Code requirements for paved width and bulb radius, but the right-of-
way is less than required by code. Town Code requires a 42-foot right-of-way radius,
while the proposed radius is 37 to 47 feet. The proposed right-of-way will accommodate
the physical street improvements but not the street landscaping. Utilities and landscape
areas will be contained within an easement. The Town Code allows an exception to be
made by the deciding body if, based on site characteristics, it is determined to be
appropriate. Each site is considered on a case by case basis and there are no other
projects that are similar to the subject application for comparison purposes. Staff finds
that the reduction of right-of-way is appropriate since the paved cul-de-sac will comply
with minimum Fire Department and Engineering standards. Landscaping and street trees
will be maintained by the homeowners since they will be located outside the dedicated
right-of-way. The applicant has provided the requested exhibit showing a conforming
42-foot right-of-way (see sheet TM-2 of Exhibit 29).
C. Neighborhood Compatibility
The applicant has provided a conceptual development plan showing building footprint
and driveway locations (see sheet DP-1 of the tentative map plans). House plans have
not been provided and are not required at this time. Neighborhood compatibility will be
reviewed in detail as part of the Architecture and Site process. There are a variety of
home sizes with both one and two-story homes on surrounding properties.
D. Demolition
In order to approve the demolition of the existing single-family residence, the
Commission must make four findings (see Exhibit 20). The applicant provided a
structural report documenting the condition of the existing house (Exhibit 7 to the
January 28, 2009 Addendum). Extensive work would be required to repair and upgrade
the house, including replacement of the foundation and lateral bracing system and
framing improvements. The house would also need to be moved to meet setbacks from
proposed lot lines. The applicant asserts that it is not economically feasible to relocate
and save the house.
E. Tree Impacts
The Town's Consulting Abborist reviewed the proposed subdivision and prepared a
revised arborist report for the project (previously provided as Exhibit 5 to the January 28,
2009 staff report). Note that the map showing tree locations is from the previous four-lot
proposal and is being used for informational purposes only. Three trees will be removed
Planning Commission Staff Report - Page 6
15928 Union Avenue/M-08-13, S-08-30
August 26, 2009
as they are situated in the location of the home on parcel 1 (Italian Stone Pine, Chinese
Elm, and Live Oak). Two other trees are proposed to be removed along the Union
Avenue frontage (Monterey Pine and Privet). The tree removals are consistent with the
Tree Protection Ordinance. Locations for replacement trees will be considered with the
Architecture & Site applications for the new residences. The arborist recommendations,
including relocation of a storm drain and adhering to minimum setbacks from trees in
areas of construction, can be adhered to.
F. Street Trees and Landscaping
The applicant has indicated a desire to construct a sound wall along Union Avenue
similar to those along the Leewood Court and Lasuen Court developments, although wall
details have not been included on the plans. The wall will need to be set back near the
new driveway to provide adequate sight distance. Insets should be provided to break up
the wall and allow for landscaping on the street side. This approach was used for the
landscaping along the Leewood Court frontage to Union Avenue. A continuation of the
street tree pattern on Panorama Way along the street extension would be an acceptable
approach for the streetscape design.
G. State Subdivision Map Act
The State Subdivision Map Act includes the following seven findings relative to
subdivisions of land. These criteria are in essence reverse findings; should the
Commission make any of the findings, the Tentative Map application should be denied.
a. That the proposed map is not consistent with applicable general and specific plans
as specified in Section 65451.
b. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans.
C. That the site is not physically suitable for the type of development.
d. That the site is not physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are likely to
cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat.
f. That the design of the subdivision or type of improvements is likely to cause
serious public health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
Planning Commission Staff Report - Page 7
15928 Union Avenue/M-08-13. S-08-30
August 26, 2009
H. CEQA Determination
As required by the California Environmental Quality Act (CEQA), an Initial Study and
Mitigated Negative Declaration have been prepared (see Exhibits 17 and 18). The
environmental review was completed by the Town's consultant, Strelow Consulting. The
public comment period for the Mitigated Negative Declaration ended on August 17,
2009. Three neighbors submitted written comments (see Exhibits 23 through 25).
PUBLIC COMMENTS:
The applicant contacted neighbors in the surrounding area to share the subdivision plans. Public
notices were originally sent to a total of 52 residents and property owners. Additional notices are
not sent for continued public hearings; however, staff has alerted neighbors who provided email
addresses of both the availability of the environmental documents and the change of hearing
date.
An adjacent neighbor on Leewood Court submitted a letter stating concerns about visual impacts
privacy, and a preference for two lots rather than three (see Exhibit 26). There are no prior
applications for subdivision of the subject property. Staff is unable to address past discussions
that may have taken place regarding the number of potential lots that the property might yield as
there is no documentation on file.
Two neighbors on Panorama Way and a neighbor on Cambrian View Way submitted letters
stating concerns about aesthetics; the number of lots being proposed, neighborhood
compatibility, drainage, the lack of story poles and overdevelopment of the property (see Exhibit
27 through 29), It is important to note that individual house plans are not being evaluated at this
time. Story poles will be installed as part of the A&S review for the new homes. Neighbors will
have the opportunity to review the plans and participate in the planning process.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The three-lot subdivision is within the density range allowed by the General Plan, and
complies with minimum frontage, depth and lot size requirements. The Commission
should determine if the reduced right-of-way is appropriate given the characteristics of
the property and existing improvements, and if found to be acceptable, approve the
Subdivision application as outlined in the recommendation section below. If the
Commission determines that the right-of-way should not be reduced, the alternate
Tentative Map with a fully conforming cul-de-sac should be approved.
Planning Commission Staff Report - Page 8
15928 Union Avenue/M-08-13, S-08-30
August 26, 2009
B. Recommendation
As required by the Permit Streamlining Act, final action must be taken at this meeting.
Staff recommends approval of the subdivision. The Planning Commission should take
the following actions to approve the Architecture & Site and Subdivision applications:
1. Find that the project is categorically exempt pursuant to Section 15315 of the
State Environmental Guidelines;
2. Make the findings for demolition of a single family residence (Exhibit 20);
3. Determine that none of the findings for denial of the tentative map can be made
(Exhibit 20);
4. Approve Architecture & Site application S-08-30 and Subdivision application M-
08-13, subject to the conditions in Exhibit 21.
Prepared by:
Suzanne Davis
Associate Planner
Approved by:
Wendie R. Rooney
Director of Community Development
WRR: SD
cc: Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Cliff Bechtel, 245 Laning Drive, Woodside, CA 94062
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
NADEV\REP0RTS\2009\Union 15928-TM3-082609.doc
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EXHIBIT 19
PLANNING CONLYIISSION - AUGUST 26, 2009
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY OW-NER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Detnolition of a single family residence:
® As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence:
1. The Town's housing stock will be maintained as the house will be replaced and two
additional houses will be built.
2. The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure is poor and would not be cost effective to repair
and remodel.
Mate Subdivision iVap Act:
None of the findings for denial specified in Section 66474 of the State Subdivision Map Act
can be made.
a. The proposed map is consistent with applicable general and specific plans as
specified in Section 65451.
b. The design or improvement of the subdivision is consistent with applicable general
and specific plans.
C. The site is physically suitable for the type of development.
d. The site is physically suitable for the proposed density of development.
e. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. The design of the subdivision or type of improvements will not cause serious public
health problems.
g. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
N:,,DE\` FP,'DL 1GS 20ML17ON 1_928-TMLDOC
E%HIBIT 20
PLANNING COMMISSION - AUGUST 26, 2009
CONDITIONS OF APPROVAL
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 by the Planning Commission on August 26, 2009 and noted as received by the
Town on August 7, 2009. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL: The Subdivision application and related Architecture
& Site application will expire two years from the date of the approval pursuant to Section
29.20.320 of the Town Code unless vested through recordation of a Final Map.
3. TOWNT 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, and may be secured to the satisfaction of the Town Attorney.
4. ARCHITECTURE AND SITE APPROVAL. Separate Architecture and Site applications
and approvals are required for each new residence.
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. Outdoor and exterior lighting shall be down directed fixtures
that will not reflect or encroach onto adjacent properties. Lighting shall be reviewed with
the Architecture & Site applications for the new residences.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees to be
removed, prior to the issuance of a demolition permit.
8. REPLACEMENT TREES. Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using the canopy replacement table
in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
9. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
Page 1 of 10
EXHIBIT 21
10. TREE PRESERVATION. The Consulting Arborist shall review any revisions to the site
plans and modify recommendations as appropriate as part of the Architecture and Site
review for the new residences. The applicant shall comply with all recommendations
included in the Arbor Resources report dated November 2008 and as may be amended
following review of the revised plans. Tree protection specifications shall be printed on
construction plans.
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. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in-
ground irrigation system. Special care shall be taken to avoid irrigation that will
endanger existing native trees and vegetation.
13. BIOLOGICAL RESOURCES MITIGATION MEASURE. Tree/vegetation removal
activities shall be avoided during the breeding bird and bat season (January 1 to August
31). If tree/vegetation removal cannot take place after August and before January, a
qualified biologist shall conduct breeding bird surveys and roosting bat surveys no more
than 15 days prior to project activities to determine whether nesting or roosting activity is
taking place on the property. If nesting/roosting activity is observed, active nest/roost
trees and structures shall be avoided until a qualified biologist has determined that any
young birds have fledged or young bats are able to fly from roost sites. CDFG
representatives shall be contacted to assist in the establishment of an appropriate buffer
zone around active nest/roosting trees and/or structures if work cannot be postponed until
young birds and/or bats are able to fly. If nesting/roosting activity is not observed during
the bird and bat breeding seasons, tree/vegetation removal activities shall be conducted as
soon as possible after surveys have been completed.
14. WOODRAT GENETIC SAMPLE. In consultation with a representative of CDFG, a
qualified biologist shall collect a genetic sample from the woodrat colony.
15. WOODRAT HABITAT. Woodrat nest/house structures shall be avoided as much as
possible and as much woodrat habitat and resources (blackberries, seed-bearing plants,
fruit and oak trees) within the project site shall be retained as is feasible. Install a
temporary exclusion zone and buffer (10 feet minimum is preferable) between the area of
disturbance and the woodrat nestihouse structures. Retain vegetation within the buffer
area, and upon completion of construction, enhance the buffer between Parcel 3 and the
southern property boundary and any additional available adjacent open space with native
and fruit-baring vegetation that the woodrats may utilize for additional cover, nest
construction, and/or foraging (e.g. Pacific blackberry and coast live oak).
16. WOOD RAT RELOCATION. If avoidance and buffering of the woodrat colony is not
feasible, the applicant shall coordinate with a CDFG representative to arrange for a
qualified biologist to capture and relocate the woodrats to a wildlife rescue or living
natural history museum facility for educational purposes.
Page 2 of 10
17. CULTURAL RESOURCES-1. In the event that archaeological resources or human
remains are accidentally encountered during construction, all construction within a 50-
meter radius of the find shall be halted, the Community Development Director notified,
and an archaeologist shall be retained to examine the find and make appropriate
recommendations. If the find is determined to be significant, appropriate mitigation
measures shall be formulated and implemented, in conformance with the protocol set
forth in Public Resources Code Section 21083.2.
18. CULTURAL RESOURCES-2. If human remains are discovered, the Santa Clara County
Coroner shall be notified to and provisions of Public Resources Code 5097.98-99, Health
and Safety Code 7050.5 shall be carried out. If the remains are determined to be Native
American, the Native American Heritage Commission (NAHC) shall be notified within
24 hours as required by Public Resources Code 5097. The NAHC will notify designated
"Most Likely Descendents" who will provide recommendations for the treatment of the
remains within 48 hours of being granted access to the site. The NAHC will mediate any
disputes regarding treatment of remains. A final report shall be prepared when a find is
determined to be a significant archaeological site, and/or when Native American remains
are found on the site that includes background information on the completed work, a
description and list of identified resources, the disposition and curation of these
resources, any testing, other recovered information, and conclusions.
Building Division
19. PERMITS REQUIRED: A building permit shall be required for the construction of the
new commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
20. APPLICABLE CODES. Projects 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.
21. CONDITIONS OF APPROVAL. The conditions of approval shall 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
will be addressed.
22. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
23. 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.
24. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street
names and,'or house numbers/suite numbers to the Building Division prior to submitting
for the building permit application process.
Page 3 of 10
25. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 2406) 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 for a fee.
26. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 408-354-6875
b. Parks & Public Works Department - Engineering Division: Fletcher Parsons at
408-395-3460
C. Santa Clara County Fire Department: 408-378-4010
d. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
27. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
28. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and material) prior to
issuance of any permit. Applicant shall provide two (2) copies of documents verifying
the cost of the public improvements to the satisfaction of the Engineering Division of the
Parks and Public Works Department.
29. FINAL PARCEL MAP. A final map or multiple parcel maps shall be recorded. Parcel
maps(s) shall be in substantial conformance to the approved Tentative Map and shall be
prepared, wet signed and sealed by a civil engineer or land surveyor registered in the
State of California and licensed to prepare final maps. Two copies of the final map shall
be submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits are issued.
30. DEDICATIONS. The following shall be dedicated on the final parcel map by separate
instrument. The dedication shall be recorded before any permits are issued.
a. Union Avenue. A 45-foot half-street right-of-way.
b. Panorama Way. Street right-of-way turning circle with a radius of 37 to 46 feet.
C. Public Service Easement (PSE). Ten (10) feet wide, next to Union Avenue and
Panorama Way right-of-way.
d. Ingress-egress, storm drainage, sanitary sewer easements and private access
driveway, as required. A deed restriction will be required for affected lots.
31. PRIVATE EASEMENTS. Agreements detailing rights, limitations and responsibilities
of involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final map.
32. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
Page 4 of 10
33. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, Fire Department connections, gas and water meters, off-street valve boxes,
hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
34. 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.
35. 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.
36. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction.
37. UNION AVENUE DRIVEWAY. New driveway(s) on Union Avenue shall be designed
with an on-site turnaround so vehicles do not have to back out onto the roadway. The
driveway design shall be approved during the Architecture and Site review.
38. GRADING PERMIT, A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
39. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
40. 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
41. 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 geoteclinical 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.
42. 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.
Page 5 of 10
43. 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.
44. 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.
45. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit and public improvement 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.
46. 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.
47. DEMOLITION. The existing building shall be demolished prior to recordation of the
Final Map.
48. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of a map. The joint trench plans shall include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly.
delineated on the plans.
49. WATER DESIGN. Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
50. 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
pennit 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. Union Avenue. Curb, gutter, sidewalk, street lights, tie-in paving signing,
striping, storm drainage and sanitary sewers, as required.
b. Panorama Way. Curb, gutter, sidewalk, street lights, cul-de-sac, tie-in paving
signing, striping, storm drainage and sanitary sewers, as required.
Page 6 of 10
51. PUBLIC IMPROVEMENTS SECURITY. The applicant shall provide suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% performance and 100% labor and material prior to issuance
of any permits. The applicant shall provide two (2) copies of documents verifying the
cost of the public improvements to the satisfaction of the Engineering Division.
52. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the proposed
work and the design indicated on the plans. Any proposed changes shall be subject to the
approval of the Town before altered work is started. Any approved changes shall be
incorporated into the final "as-built" drawings.
53. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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. A full credit shall be proved against the first requested occupancy to account for
the existing single family home.
54. 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.
55. 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.
56. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
Page 7 of 10
57. 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).
58. 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.
59. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
60. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
61. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group 1 and Group 2 projects as
defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended
Santa Clara County NPDES Permit No. CAS029718. The plan shall delineate source
control measures and BMP's together with the sizing calculations. The plan shall be
certified by a professional pre-qualified by the Town. In the event that storm water
measures proposed on the Planning approval differ significantly from those certified on
the Building/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have the
Planning submittal certified to avoid this possibility.
62. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION & MAINTENANCE OBLIGATIONS. The property owner or
Homeowner's Association shall enter into an agreement with the Town for maintenance
of the stormwater filtration devices required to be installed on this project by Town's
Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-
0035. The agreement will specify that certain routine maintenance shall be performed by
the property owner*homeowner's association and will specify device maintenance
reporting requirements. The agreement will also specify routine inspection requirements,
permits and payment of fees. The agreement shall be recorded prior to release of any
occupancy permits.
63. 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.
Page 8 of 10
64. 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.
65. 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.
66. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section 23.10.080.
67. AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built"
plans shall again be signed and "wet-stamped" by the civil engineer who prepared the
plans, attesting to the changes. The original "as-built" plans shall be review and
approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-
built" plans shall be provided to the Town before the Faithful Performance Security or
Occupancy Permit is released. The AutoCAD file shall include only the following
information and shall conform to. the layer naming convention: a) Building Outline,
Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer:
RETAINING WALL; d) Swimming Pool, Layer: SWIMMING-POOL; e) Tennis Court,
Layer: TENNIS-COURT; f) Property Line, Layer: PROPERTY-LINE; g) Contours,
Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as
the Town's survey control network and shall be submitted in AutoCAD version 2000 or
higher.
68. 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.
69. 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(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.
Page 9 of 10
70. 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.
71. 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.
72. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide pubic fire hydrant(s) at location(s)
to be determined jointly by the Fire Department and San Jose Water Company.
Maximum hydrant spacing shall be 600 feet, with a minimum single hydrant flow of
1,000 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil
drawings included with the building permit submittal.
74. FIRE HYDRANT LOCATION IDENTIFIER. Prior to final inspection the general
contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
75. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N:\DE V\CONDITNS\2009\Union 15928-TM3.doc
Page 10 of 10
To .l. . RECEIVED
DESIGN & DEVELOPMENT AUG 19 2009
Box 1518, Los Gatos, CA 95031
Fax: 408.354,1823 Tel: 408.354.1863 TOWN OF LOS GATOS
110 E. Main Street
Los Gatos, CA 95032
Attn: Planning Commission
15928 Union Avenue
Dear Commissioners:
August 17th 2009
Several months ago, when we first came to you for the consideration of a 3 lot subdivision for
this property, there were a number of unanswered questions. We have used this time to address
these and would like to summarize them here:
Is a 3 lot subdivision consistent with the neighborhood?
In the previous Planning Commission hearing we addressed the compatibility of a 3 lot
subdivision with the surrounding neighborhood. The staff report concluded that the
proposal was appropriate and the 'Overhead Slide-.Lot Size Compatibility' confirmed it.
How should the dead end street at Panorama Way be terminated?
In the previous Planning Commission hearing we agreed to consider 2 cul-de-sac options -
a Town Standard cul-de-sac and a slightly reduced sized cul-de-sac that would allow the
immediate neighbors a better view of the hills. We have presented both options for
your consideration at this meeting. Our election to try fora better approach' required
us to commission an 'Initial Study' to see if there would be any environmental impacts.
® Can drainage be improved for the neighboring homes by the project improvements?
We used the 'Initial Study' period to analyze the drainage options available to us and
have come up with a proposal and engineering drainage calculations that satisfy state
requirements and also reduce the drainage impact on the immediate neighbors to the
north on Union Ave and Panorama Way.
Panorama Cul-de-Sac Design:
In the upcoming Planning Commission meeting we would like you to consider the reduced cul-de-
sac shown on the tentative map. I located 2 similar sized cul-de-sacs that I think will help you,
1. Bella Vista Court: This is off Bella Vista Ave which runs parallel to Los Gatos Blvd and
crosses Highway 9 at the bridge before you get to LGB at the lights. This cul-de-sac
has the same dimensions that we have proposed and has a sidewalk round the outside.
2. Johnson Hollow: This is off Johnson Ave, parallel to Loma Alta as you head towards the
high school along Los Gatos Blvd. This cul-de-sac has no sidewalk round it, but again the
paved area is identical to the proposed cul-de-sac at Panorama AND it demonstrates
what an "off center" bulb will feel like when you drive round it.
This shows that the Town has approved similar cul-de-sac configurations in the past and that
what we are asking for is a reasonable request.
15928 Union Avenue Subdivision
Jeff Grant
EXHIBIT 22
Without re-iterating the seven Subdivision Map Act findings - one of which must be made in
order to deny this subdivision - we believe that either of the approaches merit approval. The
full size cul-de-sac version shown in TM-2 is 100% compliant and the slightly reduced cul-de-sac
bulb shown in TM-1 falls within the prerogative of the Planning Commission's discretion, and can
be approved based on being more suitable for the neighborhood. We have included a sidewalk in
both cases.
The view corridors and house separation that we are trying to provide for the neighbors to the
north are well shown in the'Overhead Slides: Views of Hills & Separation Zones'. The
resulting "shift" of all homes 10ft to the west, based on the larger cul-de-sac bulb in TM-2
would eliminate the view corridor from Mr Mangano's kitchen window and porch at the end of
Panorama Way, while at the some time making the home on Parcel 2 more imposing than it would
need to be for Ms Lynott on Union Avenue.
TM-1 and TM-2 configurations have both received clearance from Fire, Public Works and
Planning. All other designs, including hammerheads have been rejected.
Drainage Design Changes:
In this submission we have changed the preliminary Drainage Plan DP-1 to include a storm
drain that will divert half of the run-off [from the western half of the site] to the storm drain
on Union Avenue, The majority of the rest will be intercepted by the common driveway for
Parcels 2 and 3 which will be constructed to act as a swale to prevent surface run-off from
flowing onto neighboring properties.
Environmental Initial Study:
An Initial Study was undertaken and the trapping and releasing of 'Rats' has consumed much of
the time since the last Planning Commission meeting. I see no issues that need direct comment
at this stage, but will respond to neighbors questions at the Planning Commission hearing. There
are appropriate "Recommendations" in the Study that can be modified or added to at A&S,
Finally a smaller TM-1 Cul-de-Sac configuration, with less impervious coverage,. would have less
of a water/drainage impact than a larger one.
We urge you to recAf mend TM-1 over TM-2 for approval.
Thank you,
Tony Jeans for T.H.I.S. Design
Cc Jeff Grant
15928 Union Avenue Subdivision Jeff Grant
John Schwarz
104 Panorama Way
Los Gatos. CA 95032
(408) 623-1595
Suzanne Davis
August 13, 2009
RECEIVED
Community Development Dept., A LI G 1 4 2009
Town of Los Gatos
110 East Main Street TOOF L, S Gr,TOS
Los Gatos, CA 95032 P; ?,NiN!N'G DiViSiON
RE: 15928 UNION AVENUE SUBDIVISION INITIAL STUDY/PAITIGATED
NEGATIVE DECLARATION
Application 9M-08-04 and ND-09-02
Dear Suzanne:
Thank you for providing me with a copy of the Initial Study and Mitigated Negative Declaration
(IS/MND) for the proposed subdivision of the property at 15928 Union Avenue. Thank you for
preparing these documents; I do appreciate Staff's time in coordinating this analysis.
Overall, I think the Initial Study is well written, and it has answered most of my outstanding
questions. However, I have a few comments and questions on the analysis and the IS/IN4ID
document below.
1. Conditions of Approval/MYIRP
The Initial Study identifies measures that are recommended as Conditions of Approval for the
San Francisco dusky footed woodrat, trees, and short-term construction air quality impacts.
These recommended measures are not included in the Mitigated Negative Declaration, I presume
because the impacts are concluded to be "Less Than Significant" under the Califomia
Environmental Quality Act (CEQA) before mitigation in the Initial Study.
Please confirm that these measures will be added as Conditions of Approval and enforced as part
of the Mitigation ?Monitoring and Reporting Program (MMRP), in accordance with CEQA
Guidelines Section 15074. Also, please provide me a copy of the MMRP when available.
2 Aesthetics
2.1 Impacts to Views
Page 7 of the Initial Study incorrectly states that limited views of the site are available from the
end of Panorama Way (emphasis added). The eastern portion of the site is actually visible from
nearly all the parcels on Panorama and the entire stretch of the Panorama Way roadway itself.
EXHIBIT 23
Als, Suzanne Davis
Town of Los Gatos
August 13. 2009
Page 2 of d
At the bottom of page 7, the document concludes that the project would not obstruct or remove
public scenic views or vistas or views from neighboring properties because "the proposed lots
have been reconfigured from a previous 4-lot design to provide increased setbacks between
building envelopes and adjacent residences to the north." Given that CEQA requires the
proposed project to be compared to existing conditions at the time of the analysis (Sections
15064 and 15125), this does not seem to be an appropriate basis on which to make this
conclusion. The prior incarnations of the project are irrelevant. The current proposal would
obstruct views of the hillsides to the south as compared to existing conditions. Please
acknowledge this in the Initial Study text and identify whether this impact is significant based on
this comparison.
2.2 Change in Visual Character
Page 8 of the Initial Study states that the proposed project will not result in a significant visual
and aesthetic impact because the proposed lots and future homes would be "consistent with
development trends or recent residential construction within the neighborhood." Again, given
that CEQA requires the proposed project to be compared to existing conditions at the time of the
analysis, this does no seem to be an appropriate basis on which to make this conclusion. How
the proposed development would compare to other recent developments in the area is irrelevant.
Please confirm in the Initial Study whether the proposed change in the existing character of the
site itself, from a low-density, rural-residential parcel with grasslands and trees, to a three-lot
subdivision with large homes, constitutes a significant change in visual character on this site.
Also, it should be noted that the views from the north, across the site to the southern hills, are not
currently obstructed by the existing trees and vegetation on the site (refer to the photos from my
June 2008 letter).
3. Biological Resources
3.1 San Francisco Dusky footed Woodrat Habitat
It is not clear from pages 15-17 of the Initial Study whether the San Francisco dusky-footed
woodrat habitat on the site will be removed or will remain with construction of the project.
Please clarify.
3.2 San Francisco Dusky-footed Woodrat Mitigation
It is not clear why the conclusion is made on page 17 of the Initial Study and on page 7 of the
Biotic Assessment that no nearby suitable habitat is available for enhancement as a way to offset
the project's impacts to this species. Please explain further how this conclusion was reached.
4. Land Use Compatibility
There is no discussion of land use compatibility in Section V1.9, Land Use of the Initial Study.
While the term "land use compatibility" is not an explicit phrase in the CEQA Checklist
his. Suzanne Davis
Tuwn of Los Gatos
August 13, 2009
Page 3 of 4
questions on page 29, the issue of land use compatibility is paramount to an analysis of lard use
impacts and is usually discussed in this section of the Initial Study, Please add this analysis.
While I understand that this project only proposes a subdivision at this time, the subdivision will
set the stage for the future houses and will determine what is feasible on each lot. Large, two-
story homes do not fit the nature and character of the existing "neighborhood." Some people
may argue that this parcel presents a "transition" between the houses on Union or Panorama and
the newer development on Leewood Court, but this is misleading. There is no connection to
Leewood Court, and since two of the homes would access (and essentially front onto and be a
part of the Panorama neighborhood), they should match the nature and scale of the existing
homes.
Nly understanding is that the Town of Los Gatos defines the "neighborhood" of a site by the
street that the site takes its access - in this case Panorama Way. The proposed lots and future
homes would not be compatible -,vith the mass and scale of the homes on Panorama Way.
There was much testimony at the June 2008 and February 2009 Planning Commission hearings
regarding the fact that the 15928 Union Avenue parcel mirrors the original parcels immediately
to the north - between Union Avenue and Panorama Way. Each of these larger parcels was
divided many years ago into two parcels, with a larger lot (with one unit) on Union Avenue, and
a smaller lot (with one unit) on Panorama Way. A similar division of the proposed project site
into two lots, with a larger lot on Union and a smaller one at the end of Panorama, would be
more compatible with the existing neighborhood development. Because the site has the same
zoning as the lots on Panorama Way, it would appear that the zoning on this site intends
development similar in character to that between Union Avenue and Panorama Way, north of the
site (with two lots between these streets, each occupied by one single-story structure).
5. Requested Conditions of Approval
5.1 Hydrotogy and Water Quality
I would like to request that the following be added as a Condition ofjpproval in regard to
hydrology and water quality:
"The applicant and the Town Engineer shall coordinate with and solicit input front the
adjacent property owners during the design and installation of drainage and water
quali~~ features on the site to ensure that existing drainage problems on nearby
properties are rot worsened by the proposed subdivision or future home construction, "
5.2 Construction -Noise
Given the high noise levels during construction and the proximity to sensitive receptors, I would
like to request that the following be added as a Condition of Approval in regard to construction
noise:
Ms. Suzanne Davis
Town of Los Gatos
August 13, 2009
Page 4 of 4
"The applicant shall construct temporary noise barriers around construction areas
during all grading and heavy equipment tivork on the site, in order to minimize
construction noise impacts to adjacent residences. These temporary noise barriers shall
be solid material, such as plywood, and shall be at least six (6) feet in height. "
5.3 Construction Traffcc
1 would again like to request that the Town impose the following as a Condition ofApproval for
the subdivision and any future development or construction on the site:
"All demolition, construction, and maintenance vehicle traffic (within reason, except as
necessary to complete the proposed cul-de-sac) shall be required to access the site via
Union Avenue, and that the Panorama Way site frontage be temporarily fenced or
shielded during construction. "
Given the very low daily traffic volumes on Panorama Way, this measure would go a long way
to help alleviate some concerns with construction traffic and general disturbance.
You may reach me any time at the phone number above if you have questions about this letter.
Thank you again for your time and for considering my input on the environmental analysis for
this proposed project.
Best regards,
i~~
6"John Schwarz /
cc: Geoff and Linda Mitchell, 115 Panorama Way
Ian Esche and Golida van Haeringen, 107 Panorama Way
Greg and Cecilia Holmberg, 103 Panorama Way
Jeff and Terry Hickey, 100 Panorama Way
Mike Brown, 108 Panorama Way
Thomas Mangano, 116 Panorama Way
112 Panorama Way
Los Gatos, CA 95032
August 17, 2009
Suzanne Davis 7§
Community Development Department Et V L-L
Town of Los Gatos
110 East Main Street ~I 1 2Gu9
Los Gatos, CA 95032
TOV1: OF LOS GATOS
RE: 15928 Union Avenue Initial Study/Mitigated Negative Declaration PL !I~ ~;G DI ;'ISiO~I
Application M-08-04 and ND-09-02
Dear Suzanne
Thank you for providing me with a copy of Initial Study signed by the Director of Community
Development, Wendie R. Rooney on July 17, 2009 for the proposed development located at 15928 Union
Avenue.
With the completion of my review I would like to submit this letter to outline my comments and questions
on the analysis and IS/MND: I feel the "context" of the initial study has been distorted by a number of non-
factual statements.
1: Environmental Setting:
"..single-family homes on all sides, which are mostly two stories in height except for homes to the north"
Non-Factual: The single-family homes immediately to the north and east are single story, and the homes
to the west are both single and two-story single-family homes. To establish the proposal's environmental
setting as mostly two stories is disingenuous and frankly is "developer speak" that I find very
disappointing in a town signed initial study. Clearly any objective field study would show that elevation
datum of the proposal's parcels form a dominate connection to the homes to the north and east, and a
subordinate connection to the homes on south because of their topography and the west because of the
placement of Union Avenue between the proposal and the western neighborhood..
Also, for the record, the single-family two-story houses to the south have a R1:10 zoning requiring larger
setbacks then the proposed R1:8 zoning of this project.
2: Aesthetics.
"...thus, the project would not obstruct or remove public scenic views or vista."
Premature Statement: The project has not submitted building plans or constructed story poles to support
this statement.
"...the proposed project has been reconfigured from a previous 4 lot design..."
Statement is irrelevant and non-material. Additionally, the proposed 4 lot project was not supported by
staff and turn down by the Planning Commission 6-0 on 6/25/2008.
"....trees are located within the site and are not highly visible from surrounding areas..."
Non-factual: Trees bordering the south proposal property line mitigate the significant combined massing
of the finish grade elevation, two story continuous planes and the non 360 degree architecture of the
Leewood Court development from the vista points from Panorama Way.
"...the project would not substantially degrade the visual character of the area..."
=ISIT 24
Premature statement and non-factual: the project has submitted no building plans or constructed story
poles to support this statement. Additionally, the proposed project breaks the pattern and rhythm as
establish to the north on Panorama Way and Union Avenue.
"....homes on Lasuen Court ranges from 3,200 to 5,297 feet."
Not relevant: Lasuen Court is not part of the immediate neighborhood for development parcels 2 and 3,
and precedents should not be used to establish precedent context for parcels 2 and 3 of this proposal.
"...the project will not result in an introduction of major source of light and glare."
Premature statement: No plans have been submitted. Additionally, I raise my concerns about light and
glare received on my property from the proposed placement and orientation of the garages on parcels 2
and 3.
3. Hydrology and Water Quality:
"..the increased runoff is not considered substantial or significant to the surrounding area"
Non-factual: Site has historically affected surrounding properties to the north as it is presently developed.
Mitigation of runoff post-project site must resolve the pre-project and post-project conditions.
I also support John Schwarz's 5.1 of his August 13, 2009 letter: Hydrology and water quality, condition of
approval recommendation.
4: Noise
"Noise generated by project residential activities would be similar to noise generated by adjacent or
nearby residents"
Non-factual: Homes to the immediate north would realize a significant increase of noise above current
ambient levels. This is supported by the project's proposed shared driveway configuration and the
proposed orientation of the garages for parcels 2 and 3.
1 also support John Schwarz's 5.2 of his August 13, 2009 letter: Construction Noise, condition of approval
recommendation.
5: Public Services:
"..as an in-fill development the project would have no measurable effect..."
Is this project classified as an in-fill development and subject to Los Gatos in-fill policy C32\MISC\IN-
FILL? Staff has stated this application is not deemed an in-fill project and is not subject to the Los Gatos
in-fill project policy. Please clarify the classification of this project and reasoning of the proposal's
classification.
"This will result in a minor increase in student enrollments for all grades in the Los Gatos Union School
District and Los Gatos-Saratoga Union High School..."
Non-factual: Project is not located in the Los Gatos Union School District or Los Gatos Union High
School District, but rather the Campbell Union School District.
6: Transportation:
"This number of increased trips from the project site would not have a measurable or significant impact on
traffic operation at vicinity intersection"
Non-factual: The intersection at Panorama Way and Anne Way would increase by 20%, which is
measurable and could be significant for the non-regulated intersection.
7: Utilities and Services Systems:
11
utilities are currently provided to existing development on the project site."
Non-factual: Parcels 2 and 3 will require access to the northern neighboring lots for utility access as
indicated on the developer's proposal plans.
I would like to request that the Town impose the following Condition of Approval for the subdivision.
"All construction plans and associated schedules for the extension of the utilities of electricity,
cable and phone, for parcel 2 and 3, be given to the easement parcel owners 60 days prior to
construction, and that maximum efforts must be made to minimize the disturbance to the
easement landscape on those properties. "
8: Mandatory Finding of Significance:
"Furthermore, the project was formally rated with a high score regarding it "green" rating"
Non-factual: The developer/owner Mr. Jeff Grant is on the record in the 6/25/2008 Planning Commission
meeting as stating that a three house development would NOT be built green.
"...additionally, the proposed project will replace an existing older structure that would be subject to
stricter building code requirements..."
Irrelevant : A carbon foot print comparison should be done on the existing parcel 1 structure and the
proposed parcel 1 structure given the 300% increase in size of proposed foot print on parcel 1, and the
additional 10,000 square feet of combined structures proposed on parcels 2 and 3.
1 request that the developer be required to submit an updated community benefits letter for review and
distribution. The community benefits letter of April 30' 2008 is no longer relevant for the active proposal,
nor does the applicant's letter of January 16, 2009 or August 7, 2009 re-establish or state the community
benefits.
9: Dust control:
I am asthmatic and sensitive to dust. I would like the following as a condition of approval for the
developer'
"Developer will maintain a daily surface watering program to minimize the dust contamination to the
surrounding neighborhood. "
10: Construction Traffic:
also support John Schwarz's 5.3 of his August 13, 2009 letter: Construction traffic, condition of approval
recommendation
11: Land use: The established context of initial study has expanded the neighborhood precedents to
soften the proposal's land use impact and to lay the foundation of justification context for the proposal's
approval. The proposed number, size, mass and placement of the structures that are planned and
proposed to access Panorama Way are not compatible in size, mass or configuration with the structures
of their immediate neighborhood as defined by Los Gatos. To use the precedent structure on Leewood
Court and Lausen Court is a distortion of the proper context for the proposed structures on applications
parcels 2 and 3. Therefore, any statements of precedents on Leewood Court and Lausen Court must be
considered irrelevant to any foundation of findings for the subject proposal's approval.
You may reach me any time at the phone number above if you have questions or require clarification of
any points described in this letter. Thank you again for your time and for considering my input on this
initial study for the 15928 Union Avenue proposed project.
Best regards,
Tom Mangano
Home: (408) 358-0723
Cell: (408) 340-8562
Cc:
Jeff and Terry Hickey, 100 Panorama Way
Greg and Cecilia Holmberg, 103 Panorama Way
John Schwarz, 104 Panorama Way
Ian Esche and Golida van Haeringen, 107 Panorama Way
Mike Brown, 108 Panorama Way
Pat Boom, 111 Panorama Way
Geoff and Linda Mitchell, 115 Panorama Way
Page 1 of')
Suzanne Davis - 15928 Union Ave Subdivision Initial Stud vf.Nfitigated Negative Declaration
From: Geoff Mitchell <gsm ageoffmitchell.com>
To: Suzanne Davis <SDavis@losgatosca.gov>
Date: 08/17/2009 2:50 PM
Subject: 1928 Union Ave Subdivision Initial Study/Mitigated Negative Declaration
CC: Geoff Mitchell <gsm@geoffrnitchell.com>
Monday, August 17, 2009
Subject: 15928 Union Ave Subdivision Initial Study/Mitigated Negative Declaration
Dear Suzanne,
I'm writing in response to your August 06, 2009 email regarding the need for any written comments on the
Initial Study & Mitigated Negative Declaration to be received by August 17, 2009. I appreciate
the opportunity to voice my questions and comments to the commission.
I hope that the following points can be reviewed and that an amended document based on
clarified information can be distributed.
1: Conclusions have been drawn against incomplete information
Page 2, paragraph 2 states "No plans for the new homes have been submitted, although a conceptual layout
plan has been prepared that shows the proposed cul-de-sac, driveway and building footprint locations
as shown on Figure 2,"
It is not possible to make an assessment of the impact of views and vistas for homes or neighborhoods, of
the retention of the look and feel of the impacted neighborhood, or of the noise level variances the homes will
cause, without actual knowledge of the height of these homes.
We have repeatedly requested that the developer erect story poles detailing the height of the homes. No
story poles have been erected to date.
Without knowing the height of the homes, how can it be surmised that there would be little or no impacts to
views and vistas, that the visual character or quality of the site and it's surroundings are being retained, or
that the impact, echo and amplification of noise will be minimal?
it does not seem appropriate for any of these distinctions to be made without the appropriate information.
2: The Definition of "the neighborhood" is incorrect
Both Leewood and Lausen Court are referenced in the document, and are referred to as the neighborhood.
This is inaccurate for both Union Ave. and especially for Panorama Way.
Leewood and Lausen Courts connect to Union Avenue (no homes face onto Union Avenue). However, they are
not connected to nor are they extensions of Panorama Way in any way and are therefore not part of
the Panorama Way neighborhood where building is to take place.
The report implies that the size of homes in the "neighborhood" range from 1,630 - 3,705 square feet and are
mostly two stories in height. However, no homes of this size exist on Panorama Way which is where the
proposed building is to take place. Panorama Way consists of 10 single-story 1,500 - 1,900 square foot
homes. The adjacent homes running parallel on Union Avenue are also single story homes. The home on
Cambrian View Way which is adjacent to the building site and to my home at 115 Panorama Way, is also a 1-
story home. Any home built on Panorama Way should be in keeping with the rest of the homes already in
existence on Panorama Way, not oversized 2-story homes which would be entirely out of keeping with the
file)/C:',,Documents and Settings\sdavis.LOSGATOSCA\Local Settings\.Temp`,XPGrpWi... EXHIBIT 25
Page 2 of 3
rest of the street.
Leewood and Lausen Courts are separate and isolated developments which look very different from the
surrounding area. They are not a part of Panorama Way and should not be considered part of the
neighborhood in question.
3: Impacts to Views
The study concludes that the project would not obstruct or remove public scenic views or vistas and views
from neighboring properties. I commented above about the lack of information available at this time to
conclude a minimal or no impact finding. Regardless of 1 or 2 story homes, the 3-lot
configuration would obstruct and remove scenic views and vistas. The impact would worsen with any 2 story
homes built.
The developer has previously indicated that the ground-level height of the development would already be
higher than the homes on Panorama Way by several feet. Even if they were they to build 1-story homes,
once the foundation is built atop the elevated property, modern single-story dwellings would end up being
much taller than the homes already lining the streets of Panorama Way and Union Ave. The added density
of two homes would further reduce and block the southern views and vistas from Panorama Way.
SUMMATION
It is not possible to make determinations as to the impact of views and vistas, to the retention of the
look and feel of the impacted neighborhood, or of the noise level variances the homes will cause,
without actual knowledge of the height and position of the homes.
Section Sec. 29.20.150 of the Town of Los Gatos code states that
filer/C:\Documents and Settings\sdavis.LOSGATOSCA'Local Settings\Temp\XPGrpW1... 08/19/2009
Page 3 of 3
considerations should be given to "The orientation and location of
buildings and open spaces in relation to the physical characteristics of
the site and the character of the neighborhood." It is not in keeping with the
neighborhood of Panorama Way to approve the insertion of two homes at the end of an existing street, which
do not continue or conform to the existing architecture, size, or characteristics of the existing homes.
The overall assessment by the town as to the project having little or no negative impact on the neighborhood
is incorrect. The impacts would be significant and negative for the residents of Panorama Way and Union Ave.
Please take these points into consideration and decide to preserve and protect our neighborhood's quality and
character for all of us living here.
Respectfully,
Geoffrey S Mitchell
115 Panorama Way
Los Gatos, CA 95032
file://C:'Documents and Settings`,sdavis.LOSGATOSCA\Local Settings`\Temp'X GrpWi... 08;19/2009
August 17, 2009
TO: Suzanne Davis
,Davis(@losgatosca.gov.
RECEIVED
AUG 18 2009
TOV,, N OF LOS GATOS
Subject: 15928 Union Ave Subdivision Initial Study/Mitigated Negative DeclaratioBLANNING DIVISION
As a concerned neighbor regarding the property on 15928 Union Avenue where the builder is requesting approval of
building 3 homes we would like to voice our concern with the following:
1) In 2002 we and a group of friends looked into buying that property as an investment. However, as we did our
homework and eventually went to the Planning department to ask whether the property could be subdivided.
We were told that it could only be subdivided into two lots with one entry from Union and one from Panorama.
What has changed from that information to where we are today looking at subdividing the property into 3
homes?
2) Another concern that we have is that once constructions begins we will lose many of the trees that protect our
backyard and side yard from the car traffic lights and noise of busy Union Avenue. Attached are pictures of what
our backyard view is like now. We have voiced our concern at several of the town meetings regarding this issue.
3) Our fence would have to be replaced with a higher fence, which would need approval from the commission due
to the new height -a cost we should not have to bare. And if the structure is deemed to be a two story house,
our house will sit above it and our views will now become the wall or roof line of the new property. Which in
our opinion ruins part of the beauty of living in Los Gatos?
EMBIT 26
We believe that in order to make a proper decision here, everything should be laid out on the table.....which means
show the plans for the new homes. Put up the orange sticks to visualize the heights and determine once and for all
whether they will be one story, two stories or two stories via underground.
Single Story Two Story
These Photos are representation of what our view would be like without the trees and with either a single story (w/
basement) or a two story home. Whatever gets approved we request that large trees be planted to obscure and
provide privacy between our properties.
How can the commission come to a decision of dividing the property into 3 homes not knowing what the builder's true
intentions are? How could the neighbors really agree with the plan when everything they have researched tells them
that 2 story homes do not blend in with their current neighborhood? And how do any of us really know what the true
impact on their neighborhood will be without all facts.
It seems to us that all this back and forth could have been avoided if everything had been handled honestly and upfront
from the beginning. Why is the city reconsidering now splitting the property into three lots when in the past they
specifically stated that the property could only be split into two lots? Sure things change but in this case it's about
making a profit and not for the well being of a particular neighborhood. Thank you for allowing us the opportunity to
express our views.
Regards,
Luis & Yazmin Martinez
101 Leewood Court
Los Gatos, CA 95032
112 Panorama Way
Los Gatos, CA 95032
August 19, 2008
Commissioners
112 E. Main Street
Los Gatos, CA 95031
Dear Commissioners,
RECEIVED
AU G 1 9 2009
TOWN OF LOS GATOS
PLANNING DIVISION
I'm Thomas Mangano homeowner for 34 years at 112 Panorama Way, the adjacent neighbor to the
north of the parcel 2 driveway proposed for 15928 Union Avenue.
I have serious concerns about the developer's 15928 Union Avenue proposal and I would appreciate
your giving them thoughtful consideration as you conduct your August 26th hearing.
Alignment, aesthetics and consistency
If this were a two-lot proposal (in line with the adjoining properties to the north), I could support it.
However, the developer is asking to subdivide the property into three lots and the pattern of those lots
and resulting conditions resulting from the proposed placement and pattern of parcels 2 and 3 would
destroy the aesthetic quality of the neighborhood and negatively impact our longstanding sense of
community.
The developer has tied to frame this proposal as consistent with the neighborhood. Perhaps from an
airplane, his proposed structures would not jump out as totally out of place. But from the perspective of
those of us from 5-6 feet above ground, looking at this project in the context of the neighborhood's
pattern of existing structures, building heights and mass, topography and elevations, his proposal is
totally out of line - in the literal sense of lining up with existing structures' orientation and driveway
access and in the aesthetic sense of harmonizing with the style and mass (and height) of existing homes.
Building community vs. hodge-podge micro-neighborhoods
As an aspiring Architect working on my master's thesis I feel that a parcel's design should take
advantage of the site in concert with the surroundings of that site. This proposal has done none of that
and if passed would be just another micro-neighborhood with its own pattern and rhythm. I see no
community benefit in yet another Los Gatos micro-neighborhood, however there is a community benefit
if an expansion of neighborhoods is done in character and we build community not separation. I ask you
as the commission whose charter it is to preserve and build community and preserve the character of
Los Gatos and its neighborhoods to defeat the fragmentation of the neighborhood that this proposal
would inflict.
Particularly unacceptable elements of the proposal
3 parcels as proposed (see above and below)
35-foot cul-de-sac (developer's preferred option per August 7, 2009 letter)
Shared driveway for parcels 2 and 3
EXHIBIT 27
Garage orientation for parcels 2 and 3
Two-story massing (clearly making a 3-parcel proposal even more onerous)
I have addressed these points below to expand on my reasons for the opposition. I look forward to
speaking to you at the August 26th hearing and addressing any questions you may have.
3-parcel configuration
This lot pattern is NOT consistent with the neighborhood. The applicant in his August 7 letter
states that "lot size" confirms neighborhood compatibility. Consistency is not defined by size
only but also by geometry and orientation. It is clear from figurel that parcel 2 in terms of
orientation and geometry is not consistent with the neighborhood.
Existing
Neighborhood
Pattern
i ~
i
r
Figure 1: Proposed lot geometry and orientation
I can find NO precedents for a shared driveway for single family homes in R1:8 or R1:10
neighborhoods in Los Gatos. See Figure 2. Parcel 2 has a width of 30 ft meeting cul-de-sac
frontage code. Parcel 2 may meet town's code frontage code but does not meet the spirit of
town's corridor lot code which is to prevent shared driveways, as stated in the section
29.10.085:
Sec. 29.10.085. Corridor lots.
The corridor to a corridor lot shall not be more than three hundred (300) feet long nor
less than twenty (20) feet wide. The area of the corridor may not be applied toward
satisfying the minimum lot area requirement. A corridor may not serve more than one
(1) lot. Lot frontage for a corridor lot is an exception to the lot frontage requirements in
all zones.
My House
r-
~
t ~
t f _
I I
t~- rr x St
J
"7 71
Figure 2: Proposed share driveway
NOISE:
Garage Orientation
The garage orientation is not consistent with the neighborhood. The shared driveways turn the
garage noise to emit toward the neighboring northern lot, putting the garages' noise planes 58%
closer to the neighboring house. See figure 3. This translates to a dB increase of 6db+. Please
reference figure 4 and you will find that this increase is above "Clearly Noticeable Change."
My House gn'
i
N
~ ;II
t
z
Figure 3, Garage orientation
Perceptions of Increases in Decibel Level
Imperceptible Change 1dB
Barely Perceptible Change 3dB
Clearly Noticeable Change 5dB
About Twice as Loud 10clB
About Four Times as Loud 20dB
Figure 4, Noise perception
Shared Driveway noise
NOTE: The proposal has parcel 2's driveway running the length of my side yard, putting my
house (and main living space, i.e., kitchen and dining/work area, within 10 feet of the driveway
emitting noise.
Two-Story Configuration:
A two story configuration is not in the character of surrounding immediate neighborhood:
please reference the figure S, for multistory neighborhood profile.
'i
Blossom I Road
Figure 5: Neighborhood mass profile
1= Single-story, 2 = Two-story
General Design Principle deficiencies:
Proposal does not conform to the following Los Gatos General Design Principles:
a) Relate structures' size and bulk to those in the immediate neighborhood.
b) Design to blend into the neighborhood rather than stand out.
c) Reinforce prevailing neighborhood development patterns
Precedent: "Flag lot would not be good planning"
Precedent of proposed subdivision at 14811 Blossom Hill Road, zone R1:10:
Lot size .947 acres request 3 lot subdivision - Reference letter of March 19, 1998 by, Lee
E. Bowman Planning Director. See appendix A for copy of letter.
"In this case, flag lot would not be good planning. Two lots would be more feasible."
Drainage problem must be solved
Resulting two-lot plan designated single-story structure for both lots.
Cul-de-sac:
The best cul-de-sac is the 42 ft radius. That gives the neighborhood proper safety, sidewalks and
street parking, and offers the best solution for my residence.
The developer's opinion that 36-ft design preserves my view corridor is non-factual.
See figures 6 and 7. The 42 ft cul-de-sac improves my view into the southeast without any
significant lost of my views to southwest. Additionally, the 42 ft -cul-de-sac pushes back the
garages of parcel 2, which marginally improves its' noise emissions.
4 - -
Figure 6: View with 36 ft cul-de-sac
The correct proposal is TWO not three parcels:
a
With the proper development of two parcels, 15928 remains consistent with neighborhood, maintains
its character, allows for larger SINGLE story homes, diminishes noise, improves drainage, and preserves
a significant part of view corridor for me and future owners of my house to enjoy.
Figure 8: View with 36 ft cul-de-sac with TWO parcels
Figure 7: View with 42 ft cul-de-sac
Proposed Two-Story Massing:
Notice how (in the topographic profile below) the elevation of the Leewood Court properties makes
them more a part of the Blossom Hill community rather than the "flat lands" of Panorama Way and
Union Avenue (up to and including property 15928).
15928 Pd-ce! 3
structure. Parcel 2
My Home would op a mirimum
112 Panorama Way of 1 f:. nigher.
2' to 3' below
0roposa\l
1
North betweeetween n I y divide
between I
Cou-L d.-.d proposal
Proposal Topographic Profile
Hunan View `ield:
Lost v ew `field due to
2nd stories on parcel 2 & 3
Blossom
Leewood _1H
Court Road
Figure 9: Side View of Proposal - North to South
Base of
Blossom Hi Is
South
Benching and landscaping on the Leewood Court homes has visually mitigated their massiveness from
the viewpoint of Panorama Way. However, it is important to note that homes on the proposal
parcels would not have the option of benching, because of serious drainage issues and
because the adjoining lots to north already have a significant datum change. The proposed
parcels will be a minimum to 2 to 3 feet above my home's structure, already threatening drainage issues
and causing the homes to appear visually even higher because there can be no rising slope on the
northern edge to bury and visually mitigate their bulk.
Two-story homes on the proposed parcel would appear massive and massively out of place. They would
neither blend with the single-story homes in the "flats" (north Union Ave and Panorama Way) which
they adjoin and whose elevation they most closely approach, nor would they harmonize with the
Leewood Court properties which are by elevation more a part of the hillside. The proposed development
would be totally out of place, with the structures overpowering the land-an eyesore from any
direction, a blight on an otherwise charming community.
Sincerely,
Thomas Mangano
Home Phone: 408 358-0723
Cell Phone: 408 340-8562
Appendix A
Maras 19, 1998
The auitdirg Works
2998 So_ Bascom Avenue
San Jose, CA 951<4
TowN of Los GATts
PLANNING DEPARTMENT
(+498) 354-6872
RE, 14411 8loesom Hilt Road
Conceptual Development Appllcatlon CD•98.9T
CNN Cyr
1110 t= ML-w STUr.
P.'J. &br 449
L-r, GATcs. CA 9W I
iRequesttrtq prelliminary mvf*wto subdivide a parcel Into three tote on property zoned R-1:10.
PROPERTY OWNER: Rng+er and Brrverley Hill
APPLICANT. The Building Works
On March 11, 1998 the Conceptual Development Advisory Committee revirlued your apni+catsan. TI)e
Committee a nntiNd the foilayrng comeirns or deFc enries with your proposal:
In this ease, flag tot would not b[_+ gCrd ptarining. Two sots would e$ more feasible.
2. Crainage probionis must De solved.
1 Explore street connection to panorama `Nay with adjoining r6ghbors.
You; next step in this process wou`d be to wo;k with Town stall loward the submigs:cn of a formal proposal
to the Davelppme3nt Review Committee respcedirg to these issues and any additional issues that may tkul
xdent ed as part of :r,e nacre extensive stall revery Its recommended that you meet with staff before Ycu
submit a faimai application to Me Town.
There are various app atcn fees for 'he submittal cf a develcprrert appticaWn to the Toxin teat must be paid
at the tin'ee the applicaWn is subrr^itt&i. In additirn, there may be traffic- mitigation fe-is required to be pal:
once your app4cabon :s :apvoved A surrimary cf such fees is available from Me P1arninnq Department once
the specicte protect :s'wcil defsred.
Very tr~uty Yaurs,
Lee e. Rcwmar
Planning Diteclor
LE=ES,rF2
CC: Rog& ar-d Bevar13y Hill. 14911 Clessarn kill React, Los Gatos, CA 954332
8h-2TLETrERS0444181-9 C!GA
fhv,jtr,ojt,nrt? AUGUST 10, 188 t
Page 1 of 1
Suzanne Davis e 15928 Union Ave Subdivision
From: "Paul De Bella" <paul@debellamech.com>
To: <SDavis@losgatosca,gov>
Date: 08/19/2009 5:06 PM
Subject: 15928 Union Ave Subdivision
Dear Suzanne,
We are very concerned about the proposed development of 15928 Union Ave. First of all, with out having any
proposed height poles and building design plans, how can one really judge how the structures would impact the
neighborhood regards to views, congestion, etc? (Sec.29.20.150) of the town code
Next, is the Town of Los Gatos prepared to deal with possible lawsuits by those who previously expressed
interest in buying and developing the same piece of property, and were told by the town planning commission,
that they could only put two homes in that said property?
Then their is the safety issue, we need a full size cud-de-sac, with a full sidewalk going around, so emergency
vehicles can properly get in and out in order to help people in emergencies. With the full size turn around, there
would not be sufficient room for two driveways. And the idea of having an alley way in this neighborhood is just
plane ridiculous and odd.
I do not believe the residents of the town of Los Gatos want alley ways and over developed high density
properties to exist in our quite unique town. Whatever the planning commission decides, our Los Gatos neighbor
will have to live with. Meanwhile, the developer will move on to other properties not caring about Los Gatos and
us the residences that live in this particular neighborhood. The Los Gatos Planning Department, need to do the
right thing for the majority of our Los Gatos Town residents.
Thanks for your consideration in this matter.
Jane DeBella
118 Cambrian View Way
Adjacent Property Owner
(408) 356-1189
EXHIBIT 28
file:: /C:\Documents and Settings'\,sdavis.LOSGATOSCA\Local Settings\Temp\XPGrpWi... 08/19/2009
l
Suzanne Davis
Community Development Department
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032
RE: 15928 Union Avenue Subdivision Initial Study
Dear Suzanne,
AUK 2; 'i
v~;
j'~'v^d N O F LOS C ,T OS
i ANt lil !O N ii O
Thank you for your July 17th Notice of Negative Declaration with regards to the above proposed
subdivision.
I am unable to make the August 26th meeting but would like our comments on file.
With regards to Aesthetics and Impacts to Views I concur with both Mr. Schwarz and Mr. Mitchell on
this area. The construction of two story houses on these lots could do nothing but impact views and
vistas for the homes and neighbors in the surrounding area. As Mr. Mitchell indicated, we have never
been given the benefit of story poles to ascertain whether or not these statements are factual.
The proposed two story homes would not be consistent with our neighborhood. As mentioned
previously, our street is comprised of single story homes and adding two story homes would be out of
character.
Please add my request for the following additional conditions of approval as stated by Mr. Schwarz:
"The applicant and the Town Engineer shall coordinate with and solicit input from the adjacent property
owners during the design and installation of drainage and water quality features on the site to ensure
that existing drainage problems on nearby properties are not worsened by the proposed subdivision or
future home construction."
Our backyard floods every year as does our crawl space. The last thing we need is more water being
diverted down our street.
With respect to construction traffic please include the following as a condition of approval:
"All demolition, construction, and maintenance vehicle traffic (within reason, except as necessary to
complete the proposed cul-de-sac) shall be required to access the site via Union Avenue, and that the
Panorama Way site frontage be temporarily fenced or shielded during construction."
We have 10 small children on our street that are used to a dead end situation. We need to protect them
from large vehicles and the increased traffic that this construction would add to our street,
EXHIBIT 29
Thank you for considering our input in this matter.
Sincerely,
Terry Hick/
100 Panorama Way
Los Gatos, CA 95032
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N N c-I N .-i .-i .-i .-I c-I N N N N N N N
°Wii'° TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
!p`S ~~AjOS Meeting Date: January 28, 2009
PREPARED BY: Suzanne Davis, Associate Planner
APPLICATION NO.: S-08-30, M-08-13
ITEM NO.: 2
DESK ITEM
LOCATION: 15925 Union Avenue (east side of Union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into three lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: January 9, 2009
FINAL DATE TO TAKE ACTION: February 28, 2009
EXHIBITS: L-9. Previously received
10. Letter from Cecilia Holmberg (one page), received January 26,
2009
11. Letter from Terry Hickey (one page), received January 26,
2009
11 Letter from Mark Tersini (one page), received January 26,
2009
13. Letter from Thomas Mangano (four pages), received January
27, 2009
14. Letter from the Hixons (one page), received January 28, 2009
DISCUSSION:
Exhibits 10-13 are letters that were received following distribution of the addendum to the staff
report.
4
Prepared by:
Suzanne Davis
Associate Planner
BNL: SD
N:\DEV\REPORTS\? 009\Union 1 i 928-TM2-dsk.doc
01inA,A
Approved
N. Lot, AICP
Director of Community Development
Attachment 12
Page 1 of 1
Suzanne Davis - Proposed subdivision, 15928 Union Ave
From cecilia holmberg <ceciliashao2000@yahoo.corn> RECEIVED
To: <SDavis@losgatosca.gov>
Date: 01/26/2009 3:00 PM JAN 2 6 2009
Subject: Proposed subdivision, 15928 Union Ave
CC: <greg@holmberg.to> TOWN OF LOS GATOS
Hi Suzanne-
My husband and I live at 103 Panorama Way. I would like to also ask for the Planning Commission to
continue the hearing on this subdivision that is currently scheduled for Jan. 28. We received no
information from Jeff Grant or his representatives until about a week ago, when Tony Jeans dropped off
a copy of the proposal, and we don't feel we've had enough time to fully understand the plans.
Also, given that Tom Mangano, who is arguably the most impacted neighbor to this project, and John
Schwarz, who is our planning/land use issues expert, are both unavailable to attend the hearing, and
given that Mr. Grant stretched the truth the last time about his communications with all of us, I'm
extremely uncomfortable with the idea of proceeding on Wednesday without all parties in attendance.
Regards,
Cecilia Holmberg
file://C:\Documents and S ettings\sdavis. LOS GATOS CA\Local Settings\Temp\XPGrp-V Exhibit 10
I Page lof I
Suzanne Davis - 15928 Union Avenue,_ Los Gatos, CA - Deferral Request
.^~•:~~^;~:;~~*,:~~ar~-
From: "Terry Harris-Hickey" <tharris@integra-insurance.com>
To: <sdavis@lo sgato sea. gov> RECEIVED
Date: 01/26/2009 4:15 PM
Subject: 15928 Union Avenue, Los Gatos, CA - Deferral Request JAN 2 6 2009
TOWN OF LOS GATOS
Hi Suzanne, PLANNING DIVISION
As a resident on Panorama Way, Los Gatos - I would like to ask for a deferral on the meeting of Wednesday,
January 28th with-the Planning Commission.
I had no communication from Mr. Grant, or Tony Jeans on this proposed subdivision until Mr. Jeans dropped off
a copy of the plans on January 17th. During my conversation with him he indicated that there would be "one"
home that would access Panorama Way. In reviewing the plans, this is not so - there will be two.
I pressed him to find out whether or not these homes would be one or two story and was given the answer that
"it was too soon to know". He would NOT tell me if they were to be one or two stories but I find out from my
neighbors that they are to be two stories as he admitted as much to them.
I am a person of honesty and integrity and am constantly amazed to find the continual spinning on the truth that
is coming forth from this project.
As occupants of our home for 15+ years I feel that we should be given the opportunity to present our concerns.
I have a prior engagement for the 28th and would appreciate a continuance.
Thank you'for your consideration.
Terry Hickey
Terry Harris-Hickey I Partner
Integra Employee Benefits Insurance Services
1626 W, Campbell Ave.
Campbell, CA 95008
408.688,0711 direct ==X408.688,0701 fax
f tharrls@integra-insurance.com email
t r
Please consider the environment before printing this e-mail
file:HC:\Documents and S ettings\sdavis.LOS GATOS CA\Local Settings\Temp\XPGrpWi Exhibit 11
RRECOVED
JAN 2 6 2009
TOWN OF LOS GATOS
PLANNING DIVISION.
January 26, 2009
Town of Los Gatos
Planning Commission
110 East Main Street
Los Gatos, CA 95031
Subject Property: 15928 Union Avenue, Los Gatos, CA.
Subdivision Application #M-08-04 and A&S Application #S-08-30
Dear Members of the Town Planning Commission:
Please accept this letter as support for Mr. Grant's three (3) lot subdivision application.
The required improvements along Union Avenue will greatly enhance the safe travel
along this dangerous stretch of roadway. New homes on this parcel will also provide a
wonderful opportunity to upgrade what currently exist on the site today and further the
natural transformation of the surrounding community. This development may also
encourage other property owners in the immediate area to improve their under utilized
parcels.
I again respectfully request the Planning Commission consider support of this
application.
Sincerely,
Mark E. Tersini
Exhibit 12
DATE: January 26, 2009
TO: Suzanne Davis, Planning Commissioners
FROM: Thomas Mangano
Owner/Resident 112 Panorama Way
Los Gatos, CA 9 5 0 3 2
Mobile: (408) 340-8562
Email: thomas.mangano@verizon.net
RE: Proposed APN: 5 2 7-42-0 0 8
I would like to express my opposition to the proposal for 15928 Union
Avenue as currently configured. I own and reside at the adjacent property
located at 112 Panorama Way. My property is along the north boarder of parcel
2 as currently defined in the 1/28/2009 application for APN: 527-42-008. I
have lived here for 33 years, so I'm also familiar with the history of
developments in the neighborhood surrounding the 15928 Union Avenue
property.
My opposition to this revision of the application is based on the following points:
A) As illustrated in Figure 1 below, the proposed three-lot configuration
deviates from the pattern established in 1962 of both the homes on
Panorama Way and the adjoining properties on Union Avenue.
Figure 1
This proposed parcel configuration would be in conflict with Section 1.6 of
the Town of Los Gatos' "Single and Two Family Residential Design
Guidelines," including but not limited to "Reinforce prevailing
neighborhood development patterns." The lack of continuity in size,
orientation and geometry of the proposed parcels and dwellings with the
existing northern lot pattern is all the more egregious because there is no
1
Exhibit 13
B)
mediating topographical object or street grid to justify the break in
pattern from the adjoining properties.
I cannot support the current proposed 3 parcels as mapped, for I do not
believe this proposal is the best configuration to achieve section 2.5.2,
"Design with sensitivity to adjacent neighbors", as noted in the Town of Los
Gatos', Single and Two Family Residential Design Guidelines. Figures 2
and 3 show that a minimum of 67% of my currenf;view field from my
kitchen/dining area and covered veranda-would be lost.,
Figure 2: Present view fi
7
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ti r
S
s t't _ , a u~
Figure 3: Proposed view field (b4 view blocked)
C) Before a decision is reached on the-proposed configuration (which I had no
opportunity to review or give input on before it was submitted to the CDD),
I would respectfully;r'equest that the-CDD and Commission consider the
following factors to create an alternative configuration that would better
comply with Section 2.5.2 before.this is passed on to A&S:
i. The use,of a hammerhead at the end of Panorama Way as
approved by fire department instead of the non-conforming
cul-de-sac being` proposed.
ii. A redistribution of parcel square footage with enlargement of
parcel 2 which would allow for wide-r viewing corridors.
iii. Single-level structures with basement alternatives on-all
parcels to allow,higher viewing fields.
-D)-"In-my opinion, parcel`s 2 and 3 of this application meet -the -defriitom-of
."infill projects," and are therefore subject to a higher level of neighborhood
compatibility standards.
E) The geometry of parcel 2 is clearly a flag lot - a configuration that both
the CDD and the planning Commission have stated they do not want to
create (figure 4).
9
F) This application's proposed splitting of the south end of Panorama Way into
3 parcels has no rhythm or flow with the adjacent neighborhood. Instead,
it creates its own "immediate neighborhood" - a disharmonious hodge-
podge in the face of whathas been, for 45 years, a beautiful and peaceful
street.
G) General concerns:
a. Height and style of proposed north fence
b. Lack of sidewalks on proposed cul-de-sac (many children on
Panorama Way, parents are against this cul-de-sac)
c. Safety of shared driveway
d. Noise from vehicles in driveways of two garages facing my
kitchen/dining area and adjacent veranda
e. Drainage (serious run-off from hillside needs to be considered) and
associated fill heights.
f. End of Panorama Way street lighting
H) Contrary to the CDD Staff report of January 23, 2009:
i. Analysis C: Town of Los Gatos', Single and Two Family
Residential Design Guidelines the existence of two-story
structures in the immediate neighborhood of the proposed
parcels 2 and 3 with Panorama Way frontage, would not
validate the analysis conclusion presented.
ii. Analysis B: Applicant has told me in post 1/2o discussions that
the fire department approved the alternative of a
hammerhead and the hammerhead alternative was not
allowed by the CDD. Given that CDD states that code allows
case and site modification the use of hammerhead may have
merit and improved the project when combined with other
modifications. It should be open to discussion and possible
alternative analysis.
iii. Project description: The house that boarders this project to the
East is NOT two stories as stated in the staff report.
In conclusion, over the last 45 years three additional "immediate
neighborhoods" have been created around 15928 giving the area a total of four
small, disjointed neighborhoods. Let's not allow this application to add yet
another hodge-podge in the approximate 20 acres between borders of Blossom
3
Figure 4: Flag lot configuration
Hill, Anne Way, Union and Panorama Way. Multiple immediate neighborhoods
in a relatively small area are not harmonious or aesthetically pleasing. We rely
on the CDD and Commission to maintain beautiful residential areas for its
constituents dnd the vitality of the conaxaunity. Please redirect this proposal
back to the CDD and the applicant with a stated direction to improve the
application to better meet your charter and not degrade the neighborhood for
current and future residents of Union Avenue and especially Panorama Way.
4
The Hixon's
I10 Panorama Way
Los Gatos, CA. 95032
January 27, 2009
Town of Los Gatos, Ca Planning Commission
110 East Main Street
Los Gatos, CA 95031
Re: 15928 Union Avenue subdivision
- IV[
pOq,
fG~q~~~ J
Application #M-08-04 and A&S Application #5-08-30
Meeting: January 28, 2009
Dear Members of the Town Planning Commission
We came in and talk to Suzanne Davis, Associate Planner
We are the second house in, from the lots. Our concern is losing our
views of the beautiful Los Gatos Hills. We need more information and there
wasn't enough time to review sufficiently. We request the date be changed to
sufficiently review and for sure know what exactly is happening in total. We
can't tell where the houses will be from our property we can't see the sticks
in the ground or the height they will be. There needs to be taller poles and
they should show the heights projected as a one level house, and a two level
house, even though the houses are not being approved at this meeting. It is
important that we know the height and location of these 3 houses. It truly is
the same matter and is important to know.
We think the houses should be conforming to the one story houses on
Panorama Way. We also would like to see the house plans considered.
We are unable to be there as an urgent matter came up.
Sincerely
The Hixon's
Exhibit 14
TOWN COUNCIL - NOVEMBER 2, 2009
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Demolition of a single fancily residence:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence:
1. The Town's housing stock will be maintained as the house will be replaced and two
additional houses will be built.
2. The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure is poor and would not be cost effective to repair
and remodel.
State Subdivision Map Act:
■ None of the following findings for denial specified in Section 66474 of the State Subdivision
Map Act can be made.
a. The proposed map is consistent with applicable general and specific plans as
specified in Section 65451.
b. The design or improvement of the subdivision is consistent with applicable general
and specific plans.
C. The site is physically suitable for the type of development.
d. The site is physically suitable for the proposed density of development.
e. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. The design of the subdivision or type of improvements will not cause serious public
health problems.
Cy. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
N. DES''FLNDI\GS 2009,CTIOX15928-TNO.DOC
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Attachment 2
TOWN COUNCIL - NOVE'\IBER 2, 2009
CONDITIONS OF APPROVAL
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY OW-NER: 217 O'Cormor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 by the Town Council on November 2, 2009, and noted as received by the Town
on August 7, 2009. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL. The Subdivision application and related Architecture
& Site application will expire two years from the date of the approval pursuant to Section
29.20.320 of the Town Code unless vested through recordation of a Final Map.
3. TOWN NDEMNITY. 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 han111ess the Town and its officials in any action brought by a third
party to overturn, set aside, or void the pen-nit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
4. ARCHITECTURE AND SITE APPROVAL. Separate Architecture and Site applications
and approvals are required for each new residence.
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. Outdoor and exterior lighting shall be down directed fixtures
that will not reflect or encroach onto adjacent properties. Lighting shall be reviewed with
the Architecture & Site applications for the new residences.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees to be
removed, prior to the issuance of a demolition permit.
8. REPLACEMENT TREES. Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using the canopy replacement table
in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
Page 1 of 10
Attachment 3
9. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
10. TREE PRESERVATION. The Consulting Arborist shall review any revisions to the site
plans and modify recommendations as appropriate as part of the Architecture and Site
review for the new residences. The applicant shall comply with all recommendations
included in the Arbor Resources report dated November 2008 and as may be amended
following review of the revised plans. Tree protection specifications shall be printed on
construction plans.
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. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in-
ground irrigation system. Special care shall be taken to avoid irrigation that will
endanger existing native trees and vegetation.
13. BIOLOGICAL RESOURCES MITIGATION MEASURE. Tree/vegetation removal
activities shall be avoided during the breeding bird and bat season (January 1 to August
31). If tree/vegetation removal cannot take place after August and before January, a
qualified biologist shall conduct breeding bird surveys and roosting bat surveys no more
than 15 days prior to project activities to determine whether nesting or roosting activity is
taking place on the property. If nesting/roosting activity is observed, active nest/roost
trees and structures shall be avoided until a qualified biologist has detennined that any
young birds have fledged or young bats are able to fly from roost sites. CDFG
representatives shall be contacted to assist in the establishinent of an appropriate buffer
zone around active nest/roosting trees and/or structures if work cannot be postponed until
young birds and/or bats are able to fly. If nesting/roosting activity is not observed during
the bird and bat breeding seasons, tree/vegetation removal activities shall be conducted as
soon as possible after surveys have been completed.
14. WOODRAT GENETIC SAMPLE. In consultation with a representative of CDFG, a
qualified biologist shall collect a genetic sample from the woodrat colony.
15. WOODRAT HABITAT. Woodrat nest/house structures shall be avoided as much as
possible and as much woodrat habitat and resources (blackberries, seed-bearing plants,
fruit and oak trees) within the project site shall be retained as is feasible. Install a
temporary exclusion zone and buffer (10 feet minimum is preferable) between the area of
disturbance and the woodrat nest/house structures. Retain vegetation within the buffer
area, and upon completion of construction, enhance the buffer between Parcel 3 and the
southern property boundary and any additional available adjacent open space with native
and fruit-baring vegetation that the woodrats may utilize for additional cover, nest
construction, and/or foraging (e.g. Pacific blackberry and coast live oak).
16. WOODRAT RELOCATION. If avoidance and buffering of the woodrat colony is not
feasible, the applicant shall coordinate with a CDFG representative to arrange for a
qualified biologist to capture and relocate the woodrats to a wildlife rescue or living
natural history museum facility for educational purposes.
Page 2 of 10
17, CULTURAL RESOURCES-1. In the event that archaeological resources or human
remains are accidentally encountered during construction, all construction within a 50-
meter radius of the find shall be halted, the Community Development Director notified,
and an archaeologist shall be retained to examine the find and make appropriate
recommendations. If the find is determined to be significant, appropriate mitigation
measures shall be formulated and implemented, in conformance with the protocol set
forth in Public Resources Code Section 21083.2.
18. CULTURAL RESOURCES-2. If human remains are discovered, the Santa Clara County
Coroner shall be notified to and provisions of Public Resources Code 5097.98-99, Health
and Safety Code 7050.5 shall be carried out. If the remains are determined to be Native
American, the Native American Heritage Commission (NAHC) shall be notified within
24 hours as required by Public Resources Code 5097. The NAHC will notify designated
"Most Likely Descendents" who will provide recommendations for the treatment of the
remains within 48 hours of being granted access to the site. The NAHC will mediate any
disputes regarding treatment of remains. A final report shall be prepared when a find is
determined to be a significant archaeological site, and/or when Native American remains
are found on the site that includes background information on the completed work, a
description and list of identified resources, the disposition and curation of these
resources, any testing, other recovered information, and conclusions.
Building Division
19. PERMITS REQUIRED: A building pen-nit shall be required for the construction of the
new commercial building. Separate pen-nits are required for electrical, mechanical, and
plumbing work as necessary.
20. APPLICABLE CODES: Projects 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 Uniforn
Plumbing and Mechanical Codes and the 2005 National Electrical Code.
21. CONDITIONS OF APPROVAL: The conditions of approval shall 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
will be addressed.
22. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
23. 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 pennit from the Town.
24. STREET NAMES, HOUSE AND SUITE NUMBERS: Submit requests for new street
names and/or house numbers/suite numbers to the Building Division prior to submitting
for the building permit application process.
Page 3 of 10
25. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 24x36) 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 for a fee.
26. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 408-354-6875
b. Parks & Public Works Department - Engineering Division: Fletcher Parsons at
408-395-3460
C. Santa Clara County Fire Department: 408-378-4010
d. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS
Engineering Division
27. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
28. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and material) prior to
issuance of any permit. Applicant shall provide two (2) copies of documents verifying
the cost of the public improvements to the satisfaction of the Engineering Division of the
Parks and Public Works Department.
29. FINAL PARCEL MAP. A final map or multiple parcel maps shall be recorded. Parcel
maps(s) shall be in substantial conformance to the approved Tentative Map and shall be
prepared, wet signed and sealed by a civil engineer or land surveyor registered in the
State of California and licensed to prepare final maps. Two copies of the final map shall
be submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits are issued.
30. DEDICATIONS. The following shall be dedicated on the final parcel map by separate
instrument. The dedication shall be recorded before any permits are issued.
a. Union Avenue. A 45-foot half-street right-of-way.
b. Panorama Way. Street right-of-way turning circle with a radius of 37 to 46 feet.
C. Public Service Easement (PSE). Ten (10) feet wide, next to Union Avenue and
Panorama Way right-of-way.
d. Ingress-egress, storm drainage, sanitary sewer easements and private access
driveway, as required. A deed restriction will be required for affected lots.
31. PRIVATE EASEMENTS. Agreements detailing rights, limitations and responsibilities
of involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final map.
32. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
Page 4 of 10
33. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, Fire Department connections, gas and water meters, off-street valve boxes,
hydrants, site lighting, electrical/communicationJeable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
34. 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.
35. 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.
36. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction.
37. UNION AVENUE DRIVEWAY. New driveway(s) on Union Avenue shall be designed
with an on-site turnaround so vehicles do not have to back out onto the roadway. The
driveway design shall be approved during the Architecture and Site review.
38. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities, and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building pen-nit. The grading permit is for work outside the building footprint(s). A
separate building pennit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
39. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
40. 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
41. 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 geoteclulical 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 pen-nit is granted.
42. 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.
Page 5 of 10
43. 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.
44. 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.
45. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit and public improvement 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.
46. 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.
47. DEMOLITION. The existing building shall be demolished prior to recordation of the
Final Map.
48. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of a map. The joint trench plans shall include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly
delineated on the plans.
49. WATER DESIGN. Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
50. 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. Union Avenue. Curb, gutter, sidewalk, street lights, tie-in paving signing,
striping, storm drainage and sanitary sewers, as required.
b. Panorama Way. Curb, gutter, sidewalk, street lights, cul-de-sac, tie-in paving
signing, striping, storm drainage and sanitary sewers, as required.
Page 6 of 10
51. PUBLIC IMPROVEMENTS SECURITY. The applicant shall provide suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% performance and 100% labor and material prior to issuance
of any permits. The applicant shall provide two (2) copies of documents verifying the
cost of the public improvements to the satisfaction of the Engineering Division.
52. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the proposed
work and the design indicated on the plans. Any proposed changes shall be subject to the
approval of the Town before altered work is started. Any approved changes shall be
incorporated into the final "as-built" drawings.
53. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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. A full credit shall be proved against the first requested occupancy to account for
the existing single family home.
54. 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.
55. 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.
56. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
Page 7 of 10
57. 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).
58. 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.
59. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
60. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
61. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group 1 and Group 2 projects as
defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended
Santa Clara County NPDES Permit No. CAS029718. The plan shall delineate source
control measures and BMP's together with the sizing calculations. The plan shall be
certified by a professional pre-qualified by the Town. In the event that storm water
measures proposed on the Planning approval differ significantly from those certified on
the Building/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have the
Planning submittal certified to avoid this possibility.
62. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION & MAINTENANCE OBLIGATIONS. The property owner or
Homeowner's Association shall enter into an agreement with the Town for maintenance
of the stormwater filtration devices required to be installed on this project by Town's
Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-
0035. The agreement will specify that certain routine maintenance shall be performed by
the property owner*homeowner's association and will specify device maintenance
reporting requirements. The agreement will also specify routine inspection requirements,
permits and payment of fees. The agreement shall be recorded prior to release of any
occupancy permits.
63. 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.
Page 8 of 10
64. 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.
65. 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.
66. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section 23.10.080.
67. AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built"
plans shall again be signed and "wet-stamped" by the civil engineer who prepared the
plans, attesting to the changes. The original "as-built" plans shall be review and
approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-
built" plans shall be provided to the Town before the Faithful Performance Security or
Occupancy Permit is released. 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.
68. 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.
69. 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(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.
Page 9 of 10
70. 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.
71. 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.
72. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide pubic fire hydrant(s) at location(s)
to be determined jointly by the Fire Department and San Jose Water Company.
Maximum hydrant spacing shall be 600 feet, with a minimum single hydrant flow of
1,000 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil
drawings included with the building permit submittal.
74. FIRE HYDRANT LOCATION IDENTIFIER. Prior to final inspection the general
contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
75. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N:\DEVC0NDITNS\2009\Umon 15928-TM3.doc
Page 10 of 10
MEETING DATE: 11/02/09
AN OF
1 ITEM NO. l
I
' COUNCIL AGENDA REPORT
+..~oT
DATE: October 20, 2009
TO: MAYOR AND TOWN COUNCIL
FROM: TOWN MANAGER
SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO DEMOLISH A SINGLE-FAMILY RESIDENCE
AND TO SUBDIVIDE A .93 ACRE PARCEL INTO THREE LOTS ON
PROPERTY ZONED R-1:8. NO SIGNIFICANT ENVIRONMENTAL IMPACTS
HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A
MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APN 527-42-
008. ARCHITECTURE AND SITE APPLICATION S-08-30; SUBDIVISION
APPLICATION M-08-13; NEGATIVE DECLARATION ND-09-2. PROPERTY
LOCATION: 15928 UNION AVENUE. PROPERTY OWNER: 217
O'CONNOR LLC. APPLICANT/APPELLANT: TONY JEANS. .
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Uphold the Planning Commission's decision to deny Architecture and Site application 5-08-
30 and Subdivision application M-08-13 (motion required).
4. Refer to the Town Attorney for the preparation of the appropriate resolution (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:
(a) Where there was error or abuse of discretion on the part of the Planning Coininission;
or
i.
PREPARED BY: Wendie R. Rooney, Director of Community Development
Reviewed by: Assistant Town Manager Town Attorney Clerk .Finance
_Community Development Revised: 10/20/09 10:34 AM
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 20, 2009
(b) 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
(c) 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 (b) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless that information has a minimal effect on the application.
3. If the appeal is granted, use the findings in Attachment 1, snake the Mitigated Negative
Declaration (Attachment 4), adopt the Mitigation Monitoring Plan (Attachment 2) and
modify the conditions (Attachment 3) as appropriate (motion required).
4. Refer to the Town Attorney for preparation of the appropriate resolution(s) (no motion
required).
BACKGROUND:
The subj ect property is zoned R-1:8 and is currently developed with a 1,010 square foot single-story
home with a 528 square foot garage. The property owner has submitted applications to demolish the
existing house and to subdivide the property into three lots. Three new single-family homes will be
built if the subdivision is approved. A conceptual site plan has been included showing the proposed
driveway and footprint locations, grading and utility connections (see sheet DP-1 of Attachment 15).
The conceptual plan has been provided only to demonstrate that each lot can be developed in
compliance with Town codes and standards. Specific footprints, house sizes and number of stories
are not being considered under the current applications. If the subdivision is approved, plans for the
three new residences will be considered under separate Architecture and Site applications.
The existing parcel is 40,579 square feet (.93 acres). The owner is required to dedicate 25 feet of
frontage on Union Avenue and the Panorama Way cul-de-sac to the Town for public right-of-way.
The dedications will reduce the land area to 32,936 square feet.
Although the Development Review Committee has the authority to take action on subdivisions of
four or fewer parcels, this matter was referred to the Planning Commission because the Commission
reviewed and denied a previous proposal to subdivide the property into four lots (June 2008) and
there is a high level of interest and participation from neighbors of the project.
On January 28, 2009, the Planning Commission continued the applications to February 25, 2009, at
the request of several neighbors who were unable to attend the January 28 meeting. No public
testimony was received and the Commission did not discuss the project.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 20, 2009
On February 25, 2009, the Commission considered the proposed proj ect and continued the matter to
March 25, 2009, requesting that the applicant provide an exhibit showing a conforming cul-de-sac
for Panorama Way. The applicant requested a continuance to May, 13, 2009, to allow additional
time for preparation of plans for the two project alternatives and to complete environmental analysis.
The matter was continued; from May 13 to June 24, 2009, June 24 to August 12, 2009, and August
12 to August 26, 2009, to provide additional time for completion of the environmental review which
took longer than anticipated.
The Initial Study and Mitigated Negative Declaration were released for public review on July 17,
2009. The public review period ended on August 17, 2009.
On August 26, 2009, the Planning Commission considered two alternatives for the subdivision, one
with a reduced size cul-de-sac at the end of Panorama Way and one with a conforming cul-de-sac.
The Commission voted unanimously to deny the applications due to cited inconsistency with the
surrounding neighborhood. Verbatim minutes have been prepared for the January 28, February 25,
and August 26, 2009 Commission meetings (see Attachments 6, 9, and 11).
DISCUSSION:
A. Protect Summary
The project site is located at 15928 Union Avenue, on the east side of the street just north of
Leewood Court. Adjacent properties are all occupied by single family residences. Homes to the
south, east, and across the street (west) are two-stories. The two abutting homes to the north are one-
story. Existing home sizes range from 1,630 to 3,705 square feet. The applicant is proposing to
demolish the existing residence and garage, to subdivide the property into three parcels and to
construct three new single-family residences. Architecture and Site approval is required for the
demolition of the existing single family residence.
Refer to the three Planning Commission reports for additional information on the proposed project
(Attachments 8, 10 and 14).
B. Planning Commission
The Planning Commission considered the subdivision application on February 25 and August 26,
2009. At the August 26, 2009, meeting the Commission voted unanimously to deny the application.
Section 66474 of the State Subdivision Map Act includes the following seven findings relative to
subdivisions of land. These criteria are in essence reverse findings; should the deciding body (in this
case the Council) make any of the findings, the Tentative Map application should be denied.
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #5-08-30, M-08-13 & ND-09-2.
October 26, 2009
b. That the design or improvement of the proposed subdivision is not consistent with applicable
general and specific plans.
G. That the site is not physically suitable for the type of development.
d. That the site is not-physically suitable for the proposed density of development.
C. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious public
health problems.
g. That the design of the subdivision or the type of improvements will conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision.
In denying the subdivision application the Commission determined that the proj ect is not compliant
with the existing lot pattern to the north of the site and the proposed development is not appropriate
for the property (making findings c and d above).
Staff recommended approval of the proposed subdivision when it was returned to the Commission
as it met the technical requirements to split the parcel (the density is within the allowable range, the
minimum lot size can be provided for each lot, frontage and lot depth requirements have been met,
and there are adequate building sites) and is compatible with the existing development pattern in the
area. The Commission exercised its discretion in determining that the site. is not suitable for the
proposed development. The Commission determined that the proposed parcel configurations are not
consistent with the development pattern to the north of the property and that the site is not suitable
for the proposed density. The Commission arrived at its decision based on written correspondence
and public testimony, site visit observations and the discussion that took place at the August 26,
2009, meeting.
C. Appeal:
The applicant appealed the Planning Commission's decision based on his belief that the Planning
Commission erred or abused its discretion in finding that the subdivision application is not consistent
with the surrounding neighborhood, and in finding that the site is not physically suitable for the
proposed density and/or type of development. Attachment 5 is the applicant's appeal statement.
ENVIRONMENTAL ASSESSMENT:
As required by the California Environmental Quality Act (CEQA), an Initial Study and Mitigated
Negative Declaration have been prepared (see Attachment 4). The environmental review was
completed by the Town's consultant, -Strelow Consulting. As part of this process a biology report
was prepared by Ecosystems West, an archaeological review was completed by Pacific Legacy and
an arborist report was prepared by the Town's Consulting Arborist, Arbor Resources. The public
comment period for the Mitigated Negative Declaration ended on August 17, 2009. Protection of
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 20, 2009
nesting birds is the only potentially significant impact identified. A mitigation measure has been
included in the conditions of approval (Attachment 3) and in a Mitigation Monitoring Plan
(Attachment 2). The Initial Study also included several recommmended conditions that have been
included in the conditions of approval.
CONCLUSION:
The three-lot subdivision is within the density range allowed by the General Plan, and complies with
minimum frontage, depth and lot size requirements. However, the Planning Commission determined
that the proposed parcel layout and configuration is not consistent with the existing lot pattern to the
north and that the proposed density is not physically suitable for the site. If the Council upholds the
Commission's decision and denies the appeal, the steps in the recommendation section on page one
of the report should be followed. If Council decides to grant the appeal, it should determine if the
reduced right-of-way is appropriate given the characteristics of the property and existing
improvements (sheet TM-1 of Attachment 15). If not, the full right-of-way alternative should be
required (sheet TM-2 of Attachment 15).
FISCAL IMPACT: None
Attachments:
1. Required Findings (one page)
2. Mitigation Monitoring Program (one page)
3. Recommended Conditions of Approval (10 pages)
4. Mitigated Negative Declaration (two pages) and Initial Study (42 pages)
5. Applicant's Appeal Statement (one page with three page attachment)
6. August 26, 2009 Planning Commission Verbatim Minutes (62 transcribed pages)
7. August 26, 2009 Planning Commission Desk Item with Exhibits 31-35
8. August 26, 2009 Planning Commission Report with Exhibits 19-29
9. February 25, 2009 Planning Cormmission Verbatim Minutes (59 transcribed pages)
10. February 25, 2009 Planning Commission Report with Exhibits 15-16
11. January 28, 2009 Planning Commission Verbatim Minutes (nine transcribed pages)
12. January 28, 2009 Planning Commission Desk Item with Exhibits 10-14
13. January 28, 2009 Planning Commission Addendum with Exhibits 7-9
14. January 28, 2009 Planning Commission Report with Exhibits 1-5
15. Subdivision plans and exhibits (five pages), received August 6, 2009
Distribution:
Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
WRR: SD: cgt
N.\DEV\SUZ,ANNE\COUNCIL\REPORTS\FWD. TO TCIAPPEALS\UNION15928.DOC
taW N aF MEETING DATE: 11/02/09
ITEM NO.
' COUNCIL AGENDA REPORT
lp~, G A~~'
DATE: October 20, 2009
TO: MAYOR AND TOWN COUNCIL
FROM: TOWN MANAGER
SUBJECT: CONSIDER AN APPEAL OF A PLANNIIvTG COMMISSION DECISION
DENYING A REQUEST TO DEMOLISH A SINGLE-FAMILY RESIDENCE
AND TO SUBDIVIDE A .93 ACRE PARCEL INTO THREE LOTS ON
PROPERTY ZONED R-1:8. NO SIGNIFICANT ENVIRONMENTAL IMPACTS
HAVE BEEN IDENTIFIED AS A RESULT OF THIS PROJECT AND A
MITIGATED NEGATIVE DECLARATION IS RECOMMENDED. APN 527-42-
008. ARCHITECTURE AND SITE APPLICATION S-08-30; SUBDIVISION
APPLICATION M-08-13; NEGATIVE DECLARATION ND-09-2. PROPERTY
LOCATION: 15928 UNION AVENUE. PROPERTY OWNER: 217
O'CONNOR LLC. APPLICANT/APPELLANT: TONY JEANS.
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Uphold the Planning Commission's decision to deny Architecture and Site application 5-08-
30 and Subdivision application M-08-13 (motion required).
4. Refer to the Town Attorney for the preparation of the appropriate resolution (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:
(a) Where there was error or abuse of discretion on the part of the Planning Corninission;
or
P
PREPARED BY: Wendie R. Rooney, Director of Community Development
Reviewed by: Assistant Town Manager Town Attorney Clerk Finance
Community Development Revised: 10/20/09 10:34 AA4
Refonnatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 20, 2009
(b) 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
(c) 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 (b) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless that information has a minimal effect on the application.
If the appeal is granted, use the findings in Attaclunent 1, make the Mitigated Negative
Declaration (Attachment 4), adopt the Mitigation Monitoring Plan (Attaclunent 2) and
modify the conditions (Attaclunent 3) as appropriate (motion required).
4. Refer to the Town Attorney for preparation of the appropriate resolution(s) (no motion
required).
BACKGROUND:
The subject property is zoned R-1:8 and is currently developed with a 1,010 square foot single-stoiy
home with a 528 square foot garage. The property owner has submitted applications to demolish the
existing house and to subdivide the property into three lots. Three new single-family homes will be
built if the subdivision is approved. A conceptual site plan has been included showing the proposed
driveway and footprint locations, grading and utility connections (see sheet DP-1 of Attachment 15).
The conceptual plan has been provided only to demonstrate that each lot can be developed in
compliance with Town codes and standards. Specific footprints, house sizes and number of stories
are not being considered under the current applications. If the subdivision is approved, plans for the
three new residences will be considered under separate Architecture and Site applications.
The existing parcel is 40,579 square feet (.93 acres). The owner is required to dedicate 25 feet of
frontage on Union Avenue and the Panorama Way cul-de-sac to the Town for public right-of-way.
The dedications will reduce the land area to 32,936 square feet.
Although the Development Review Committee has the authority to take action on subdivisions of
four or fewer parcels, this matter was referred to the Planning Commission because the Commission
reviewed and denied a previous proposal to subdivide the property into four lots (June 2008) and
there is a high level of interest and participation from neighbors of the project.
On January 28, 2009, the Planning Commission continued the applications to February 25, 2009, at
the request of several neighbors who were unable to attend the January 28 meeting. No public
testimony was received and the Commission did not discuss the project.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE nS-08-30. M-08-13 & ND-09-2.
October 20, 2009
On February 25, 2009, the Commission considered the proposed project and continued the matter to
March 25, 2009, requesting that the applicant provide an exhibit showing a confoiining cul-de-sac
for Panorama Way. The applicant requested a continuance to May, 13, 2009, to allow additional
time for preparation of plans for the two project alternatives and to complete envirornnental analysis.
The matter was continued; from May 13 to June 24, 2009, June 24 to August 12, 2009, and August
12 to August 26, 2009, to provide additional time for completion of the envirormlental review which
took longer than anticipated.
The Initial Study and Mitigated Negative Declaration were released for public review on July 17,
2009. The public review period ended on August 17, 2009.
On August 26, 2009, the Planning Commission considered two alternatives for the subdivision, one
with a reduced size cul-de-sac at the end of Panorama Way and one with a conforming cul-de-sac.
The Commission voted unanimously to deny the applications due to cited inconsistency with the
surrounding neighborhood. Verbatim minutes have been prepared for the January 28, February 25,
and August 26, 2009 Commission meetings (see Attachments 6, 9, and 11).
DISCUSSION:
A. Proiect Summ
The project site is located at 15928 Union Avenue, on the east side of the street just north of
Leewood Court. Adjacent properties are all occupied by single family residences. Homes to the
south, east, and across the street (west) are two-stories. The two abutting homes to the north are one-
story. Existing home sizes range from 1,630 to 3,705 square feet. The applicant is proposing to
demolish the existing residence and garage, to subdivide the property into three parcels and to
construct three new single-family residences. Architecture and Site approval is required for the
demolition of the existing single family residence.
Refer to the three Plarming Commission reports for additional information on the proposed project
(Attachments 8, 10 and 14).
B. Planning Commission
The Planning Commission considered the subdivision application on February 25 and August 26,
2009. At the August 26.2009; meeting the Connnission voted unanimously to deny the application.
Section 66474 of the State Subdivision Map Act includes the following seven findings relative to
subdivisions of land. These criteria are in essence reverse findings; should the deciding body (in this
case the Council) make any of the findings, the Tentative Map application should be denied.
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 26, 2009
b. That the design or improvement of the proposed subdivision is not consistent with applicable
general and specific plans.
C. That the site is not physically suitable for the type of development.
d. That the site is not physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are likely to cause
substantial envirommental damage or substantially and avoidably injure fish or wildlife or
their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious public
health problems.
g. That the design of the subdivision or the type of improvements will conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision.
In denying the subdivision application the Commission determined that the project is not compliant
with the existing lot pattern to the north of the site and the proposed development is not appropriate
for the property (making findings c and d above).
Staff recommended approval of the proposed subdivision when it was returned to the Commission
as it met the technical requirements to split the parcel (the density is within the allowable range, the
minimum lot size can be provided for each lot, frontage and lot depth requirements have been met,
and there are adequate building sites) and is compatible with the existing development pattern in the
area. The Commission exercised its discretion in determining that the site is not suitable for the
proposed development. The Commission determined that the proposed parcel configurations are not
consistent with the development pattern to the north of the property and that the site is not suitable
for the proposed density. The Commission arrived at its decision based on written correspondence
and public testimony, site visit observations and the discussion that took place at the August 26,
2009, meeting.
C. Appeal:
The applicant appealed the Planning Commission's decision based on his belief that the Planning
Commission erred or abused its discretion in finding that the subdivision application is not consistent
with the surrounding neighborhood, and in finding that the site is not physically suitable for the
proposed density and/or type of development. Attachment 5 is the applicant's appeal statement.
ENVIRONMENTAL ASSESSMENT:
As required by the California Environmental Quality Act (CEQA), an Initial Study and Mitigated
Negative Declaration have been prepared (see Attachment 4). The environmental review was
completed by the Town's consultant, Strelow Consulting. As part of this process a biology report
was prepared by Ecosystems West, an archaeological review was completed by Pacific Legacy and
an arborist report was prepared by the Town's Consulting Arborist, Arbor Resources. The public
comment period for the Mitigated Negative Declaration ended on August 17, 2009. Protection of
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S-08-30, M-08-13 & ND-09-2.
October 20, 2009
nesting birds is the only potentially significant impact identified. A mitigation measure has been
included in the conditions of approval (Attachment 3) and in a Mitigation Monitoring Plan
(Attaclnnent 2). The Initial Study also included several recommended conditions that have been
included in the conditions of approval.
ONCLUSION:
The three-lot subdivision is within the density range allowed by the General Plan, and complies with
minimum frontage, depth and lot size requirements. However, the Planning Connnission determined
that the proposed parcel layout and configuration is not consistent with the existing lot pattern to the
north and that the proposed density is not physically suitable for the site. If the Council upholds the
Commission's decision and denies the appeal, the steps in the recommendation section on page one
of the report should be followed. If Council decides to grant the appeal, it should deterrnine if the
reduced right-of-way is appropriate given the characteristics of the property and existing
improvements (sheet TM-1 of Attachment 15). If not, the full right-of-way alternative should be
required (sheet TM-2 of Attachment 15).
FISCAL IMPACT: None
Attachments,
1. Required Findings (one page)
2. Mitigation Monitoring Program (one page)
3. Recommended Conditions of Approval (10 pages)
4. Mitigated Negative Declaration (two pages) and Initial Study (42 pages)
5. Applicant's Appeal Statement (one page with three page attachment)
6. August 26, 2009 Planning Commission Verbatim Minutes (62 transcribed pages)
7. August 26, 2009 Planning Commission Desk Item with Exhibits 31-35
8. August 26, 2009 Planning Commission Report «ith Exhibits 19-29
9. February 25, 2009 Planning Commission Verbatim Minutes (59 transcribed pages)
10. February 25, 2009 Planning Commission Report with Exhibits 15-16
11. January 28, 2009 Planning Commission Verbatim Minutes (nine transcribed pages)
12. January 28, 2009 Planning Commission Desk Item with Exhibits 10-14
13. January 28, 2009 Planning Commission Addendum with Exhibits 7-9
14. January 28, 2009 Planning Commission Report with Exhibits 1-5
15. Subdivision plans and exhibits (five pages), received August 6, 2009
Distribution
Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Tony Jeans; T.H.LS Design P.O. Box 1518, Los Gatos, CA 95031
WRR: SD: cgt
N DEV SCZAVAE.COLNCIL REPORTS FWD. TO TC APPEALS LNIOK 1,92S.DOC
TOWN COUNCIL - NOVEMBER 2, 2009
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Demolition of a single family residence:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence:
1. The Town's housing stock will be maintained as the house will be replaced and two
additional houses will be built.
2. The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure is poor and would not be cost effective to repair
and remodel.
State Subdivision Map Act:
® None of the following findings for denial specified in Section 66474 of the State Subdivision
Map Act can be made.
a. The proposed map is consistent with applicable general and specific plans as
specified in Section 65451.
b. The design or improvement of the subdivision is consistent with applicable general
and specific plans.
C. The site is physically suitable for the type of development.
d. The site is physically suitable for the proposed density of development.
e. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. The design of the subdivision or type of improvements will not cause serious public
health problems.
g. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
N: DE\' FEND INGS 2009,.170\ 159'_8-TNS.DOC
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Attachment 2
TOWN COUNCIL - NOVEMBER 2, 2009
CONDITIONS OF APPROVAL
15928 Union Avenue
Subdivision Application M-08-13
Architecture and Site Application S-08-30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R-1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527-42-008.
PROPERTY WATNER: 217 O'Connor LL.C
APPLICANT: Tony Jeans, T.H.I.S. Desibn
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
I. 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 by the Town Council on November 2, 2009, and noted as received by the Town
on August 7, 2009. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL. The Subdivision application and related Architecture
& Site application will expire two years from the date of the approval pursuant to Section
29.20.320 of the Town Code unless vested through recordation of a Final Map.
3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires
that any applicant ,vho 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 perinit or entitlement. This requirement is a
condition of approval of all such permits and entitlements Nvhether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
4. ARCHITECTURE AND SITE APPROVAL. Separate Architecture and Site applications
and approvals are required for each new residence.
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. Outdoor and exterior lighting shall be down directed fixtures
that will not reflect or encroach onto adjacent properties. Lighting shall be reviewed with
the Architecture & Site applications for the new residences.
7. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees to be
removed, prior to the issuance of a demolition permit.
8. REPLACEMENT TREES. Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using the canopy replacement table
in the Town's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
Page I of 10
Attachment 3
9. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
10. TREE PRESERVATION. The Consulting Arborist shall review any revisions to the site
plans and modify recommendations as appropriate as part of the Architecture and Site
review for the new residences. The applicant shall comply with all recommendations
included in the Arbor Resources report dated November 2008 and as may be amended
following review of the revised plans. Tree protection specifications shall be printed on
construction plans.
11. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees
prior to issuance of demolition and building pen-nits 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. IRRIGATION SYSTEM. All newly planted landscaping shall be irrigated by an in-
ground irrigation system. Special care shall be taken to avoid irrigation that will
endanger existing native trees and vegetation.
13. BIOLOGTCAL RESOURCES MITIGATION MEASURE. Tree/vegetation removal
activities shall be avoided during the breeding bird and bat season (January 1 to August
31). If tree/vegetation removal cannot take place after August and before January, a
qualified biologist shall conduct breeding bird surveys and roosting bat surveys no more
than 15 days prior to project activities to determine whether nesting or roosting activity is
taking place on the property. If nesting/roosting activity is observed, active nest/roost
trees and structures shall be avoided until a qualified biologist has detennined that any
young birds have fledged or young bats are able to fly from roost sites. CDFG
representatives shall be contacted to assist in the establishment of an appropriate buffer
zone around active nest/roosting trees and/or structures if work cannot be postponed until
young birds and/or bats are able to fly. If nesting/roosting activity is not observed during
the bird and bat breeding seasons, tree/vegetation removal activities shall be conducted as
soon as possible after surveys have been completed.
14. WOODRAT GENETIC SAMPLE. In consultation with a representative of CDFG, a
qualified biologist shall collect a genetic sample from the woodrat colony.
15. WOODRAT HABITAT. Woodrat nest/house structures shall be avoided as much as
possible and as much woodrat habitat and resources (blackberries, seed-bearing plants,
fruit and oak trees) within the project site shall be retained as is feasible. Install a
temporary exclusion zone and buffer (10 feet minimum is preferable) between the area of
disturbance and the woodrat nest/house structures. Retain vegetation within the buffer
area, and upon completion of construction, enhance the buffer between Parcel 3 and the
southern property boundary and any additional available adjacent open space with native
and fruit-baring vegetation that the woodrats may utilize for additional cover, nest
construction, and/or foraging (e.g. Pacific blackberry and coast live oak).
16. WOODRAT RELOCATION. If avoidance and buffering of the woodrat colony is not
feasible, the applicant shall coordinate with a CDFG representative to arrange for a
qualified biologist to capture and relocate the woodrats to a wildlife rescue or living
natural history museum facility for educational purposes.
Page 2 of 10
17. CULTURAL RESOURCES-1. In the event that archaeological resources or human
remains are accidentally encountered during construction, all construction within a 50-
meter radius of the find shall be halted, the Community Development Director notified,
and an archaeologist shall be retained to examine the find and make appropriate
recommendations. If the find is determined to be significant, appropriate mitigation
measures shall be formulated and implemented, in confonnance with the protocol set
forth in Public Resources Code Section 21083.2.
18. CULTURAL RESOURCES-2. If human remains are discovered, the Santa Clara County
Coroner shall be notified to and provisions of Public Resources Code 5097.98-99, Health
and Safety Code 7050.5 shall be carried out. If the remains are determined to be Native
American, the Native American Heritage Commission (NAHC) shall be notified within
24 hours as required by Public Resources Code 5097. The NAHC will notify designated
"Most Likely Descendents" who will provide recommendations for the treatment of the
remains within 48 hours of being granted access to the site. The NAHC will mediate any
disputes regarding treatment of remains. A final report shall be prepared when a find is
determined to be a significant archaeological site, and/or when Native American remains
are found on the site that includes background information on the completed work, a
description and list of identified resources, the disposition and curation of these
resources, any testing, other recovered information, and conclusions.
Building Division
19. PERMITS REQUIRED: A building pen-nit shall be required for the construction of the
new commercial building. Separate pen-nits are required for electrical, mechanical, and
plumbing work as necessary.
20. APPLICABLE CODES: Projects 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.
21. CONDITIONS OF APPROVAL: The conditions of approval shall be blue-lined in full
on the cover sheet of the construction plans. A compliance memorandum shall be
prepared and submitted with the building pennit application detailing how the conditions
\vill be addressed.
22. SIZE OF PLAN'S: Four sets of construction plans, maximum size 24" x 36."
23. 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
discom7ected, 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.
24. STREET NAMES, HOUSE AND SUITE NUMBERS: Submit requests for new street
names and/or house numbers/suite numbers to the Building Division prior to submitting
for the building permit application process.
Page 3 of 10
25. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 2406) 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 for a fee.
26. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at 408-354-6875
b. Parks & Public Works Department - Engineering Division: Fletcher Parsons at
408-395-3460
C. Santa Clara County Fire Department: 408-378-4010
d. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS
Engineering Division
27. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
28. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and material) prior to
issuance of any permit. Applicant shall provide two (2) copies of documents verifying
the cost of the public improvements to the satisfaction of the Engineering Division of the
Parks and Public Works Department.
29. FINAL PARCEL MAP. A final map or multiple parcel maps shall be recorded. Parcel
maps(s) shall be in substantial conformance to the approved Tentative Map and shall be
prepared, wet signed and sealed by a civil engineer- or land surveyor registered in the
State of California and licensed to prepare final maps. Two copies of the final map shall
be submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits are issued.
30. DEDICATIONS. The following shall be dedicated on the final parcel map by separate
instrument. The dedication shall be recorded before any permits are issued.
a. Union Avenue. A 45-foot half-street right-of-way.
b. Panorama Way. Street right-of-way turning circle with a radius of 37 to 46 feet.
C. Public Service Easement (PSE). Ten (10) feet wide, next to Union Avenue and
Panorama Way right-of-way.
d. Ingress-egress, stonll drainage, sanitary sewer easements and private access
driveway, as required. A deed restriction will be required for affected lots.
31. PRIVATE EASEMENTS. Agreements detailing rights, limitations and responsibilities
of involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final map.
32. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
Page 4 of 10
33. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, Fire Department connections, gas and water meters, off-street valve boxes,
hydrants, site lighting, electrical/communication/cable boxes, transfonners, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
34. ENCROACHMENT PERMIT. All work in the public right-of-way will require a
Construction Encroaclunent Permit. All work over S5,000 will require construction
security.
35. 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.
36. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction.
37. UNION AVENUE DRIVEWAY. New driveway(s) on Union Avenue shall be designed
with an on-site turnaround so vehicles do not have to back out onto the roadway. The
driveway design shall be approved during the Architecture and Site review.
38. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities, and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works; the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
39. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
40. 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
41. 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.
42. 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.
Page 5 of 10
43. 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.
44. 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.
45. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit and public improvement 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.
46. 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.
47. DEMOLITION. The existing building shall be demolished prior to recordation of the
Final Map.
48. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of a map. The joint trench plans shall include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly
delineated on the plans.
49. WATER DESIGN. Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
50. 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. Union Avenue. Curb, gutter, sidewalk, street lights, tie-in paving signing,
striping, storm drainage and sanitary sewers, as required.
b. Panorama Way. Curb, gutter, sidewalk, street lights, cul-de-sac, tie-in paving
signing, striping, storm drainage and sanitary sewers, as required.
Page 6 of 10
51. PUBLIC IMPROVEMENTS SECURITY. The applicant shall provide suitable securities
for all public improvements that are a part of the development in a form acceptable to the
Town in the amount of 100% performance and 100% labor and material prior to issuance
of any permits. The applicant shall provide two (2) copies of documents verifying the
cost of the public improvements to the satisfaction of the Engineering Division.
52. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the proposed
work and the design indicated on the plans. Any proposed changes shall be subject to the
approval of the Town before altered work is started. Any approved changes shall be
incorporated into the final "as-built" drawings.
53. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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. A full credit shall be proved against the first requested occupancy to account for
the existing single family home.
54. 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.
55. 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 Pen-nit.
56. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
Page 7 of 10
57. 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).
58. 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.
59. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
60. NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
61. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group 1 and Group 2 projects as
defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended
Santa Clara County NPDES Permit No. CAS029718. The plan shall delineate source
control measures and BMP's together with the sizing calculations. The plan shall be
certified by a professional pre-qualified by the Town. In the event that storm water
measures proposed on the Planning approval differ significantly from those certified on
the Building/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have the
Planning submittal certified to avoid this possibility.
62. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION & MAINTENANCE OBLIGATIONS. The property owner or
Homeowner's Association shall enter into an agreement with the Town for maintenance
of the stormwater filtration devices required to be installed on this project by Town's
Stormwater Discharge Permit No. CAS029718 and modified by Order No. R2-2005-
0035. The agreement will specify that certain routine maintenance shall be performed by
the property owner*homeowner's association and will specify device maintenance
reporting requirements. The agreement will also specify routine inspection requirements,
permits and payment of fees. The agreement shall be recorded prior to release of any
occupancy permits.
63. 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.
Page 8 of 10
64. 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.
65. 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.
66. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section 23.10.080.
67. AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built"
plans shall again be signed and "wet-stamped" by the civil engineer who prepared the
plans, attesting to the changes. The original "as-built" plans shall be review and
approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-
built" plans shall be provided to the Town before the Faithful Performance Security or
Occupancy Permit is released. The AutoCAD file shall include only the following
information and shall conform to the layer naming convention: a) Building Outline,
Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer:
RETAINING WALL; d) Swimming Pool, Layer: SWIMMING-POOL; e) Tennis Court,
Layer: TENNIS-COURT; f) Property Line, Layer: PROPERTY-LINE; g) Contours,
Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as
the Town's survey control network and shall be submitted in AutoCAD version 2000 or
higher.
68. 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.
69. 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(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.
Page 9 of 10
70. 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.
71. 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.
72. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide pubic fire hydrant(s) at location(s)
to be determined jointly by the Fire Department and San Jose Water Company.
Maximum hydrant spacing shall be 600 feet, with a minimum single hydrant flow of
1,000 GPM at 20 psi residual. If area fire hydrants exist, reflect their location on the civil
drawings included with the building pen-nit submittal.
74. FIRE HYDRANT LOCATION IDENTIFIER. Prior to final inspection the general
contractor shall ensure that an approved "Blue Dot" fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
75. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N:,DE V.CONDITNS"009 ,Union 15928-TilO.doc
Page 10 of 10
MITIGATED NEGATIVE DECLARATION
The Town of Los Gatos has prepared this Mitigated Negative Declaration for the following
described project:
PROJECT: 15928 Union Avenue
PROJECT LOCATION: 15928 Union Avenue (APN 527-42-008)
APPLICANT: 217 O'Connor LLC
PROJECT DESCRIPTION: The project consists of demolition of an existing house and garage
and a tentative map to create three residential lots. No plans for the new homes have been
submitted, although a conceptual layout plan has been prepared that shows the proposed cul-
de-sac, driveway and building footprint locations. An Architecture and Site approval is required
for demolition of the existing single-family residence. If the subdivision application is approved,
separate Architecture and Site applications will be required for each new residence.
FINDINGS: The Town of Los Gatos Community Development Department has reviewed the
proposed project and has determined, based on the attached Initial Study, that the project will
have a less-than-significant impact on the environment with implementation of mitigation
measures. Consequently, adoption of a Mitigated Negative Declaration is appropriate. An
Environmental Impact Report is not required pursuant to the California Environmental Quality
Act of 1970 (CEQA). This environmental review process was conducted and the attached Initial
Study was prepared in accordance with the State CEQA Guidelines.
BASIS OF FINDINGS: The Initial Study finds that all potentially significant impacts that could
be caused by the project can be reduced to less-than-significant levels with implementation of
mitigation measures as described in the attached Initial Study, agreed to by the project
applicant, and will be incorporated into the project plans and specifications. The following
mitigation measures will be incorporated into the project design or as conditions of approval, to
ensure that any potential environmental impacts will not be significant.
Impact
Miticiation
Biological Resources: Future dredge and
potential bridge construction with
MITIGATION MEASURE 1: Avoid tree/ve etation removal
9
connecting paths could result in
activities during the breeding bird and bat season (January
disturbance to nesting birds, if present,
1 to August 31). Conduct tree/vegetation removal activities
and if work/construction activities occur
after August and before January to avoid impacts to
within the nesting period.
potentially nesting birds and/or roosting bats. If
tree/vegetation removal cannot take place during this time,
require a qualified biologist to conduct breeding bird
surveys and roosting bat surveys no more than 15 days
prior to project activities to determine whether nesting or
roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active
nest/roost trees and structures until a qualified biologist
has determined that any young birds have fledged or
young bats are able to fly from roost sites. Coordinate with
a CDFG representatives to establish an appropriate buffer
zone around active nest/roosting trees and/or structures if
work cannot be postponed until young birds and/or bats
are able to fly. If nesting/roosting activity is not observed
Attachment 4
Impact Mitigation
during the bird and bat breeding seasons, conduct
tree/vegetation removal activities as soon as possible after
surveys have been completed.
PUBLIC REVIEW PERIOD: Public review of the Initial Study and Mitigated Negative
Declaration is from July 17, 2009 through August 17, 2009. Written comments should be
submitted by August 17, 2009 to:
~A
Suzanne Davis
Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
By: Wendie R. Rooney, D
July 17, 2009
Date
r of Community Development
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
INITIAL STUDY
1. Background
1. Project Title: 15928 Union Avenue
2. Application: S-08-30, M-08-13, N-D-09-02
3. Project Location: 15928 Union Avenue (APN 527-42-008); see Figure 1.
4. Lead Agency Name and Address: Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
5. Contact Person and Phone Number: Suzanne Davis, 408-354-6875
6. Project Applicant's
Name and Address: Tony Jeans, T.H.I.S. Design
7. Project Owner's
Name and Address: 217 O'Connor LLC.
39 Reservoir Road
Los Gatos, CA 95030
8. Initial Study Preparation: Stephanie Strelow, Strelow Consulting 831-425-6523
9. General Plan Designation: Low Density Residential
10. Zoning: R-1:8, Single-Family Residential Zone (minimum lot size of 8,000 square feet)
11. Other agencies whose approval is required (and permits needed):
• Santa Clara County Fire Department: Review and approval of site plans for fire access
■ West Valley Sanitation District: Approval of wastewater collection service
II. Project Description
The project consists of demolition of an existing house and garage and a tentative map to create three
residential lots. Proposed lot size ranges from 9,966 to 11,112 square feet, which exceeds the
minimum 8,000 square feet required by the zone district. Access will be provided to two of the lots
via a cul-de-sac off of Panorama Way with a shared driveway to proposed Parcels 2 and 3. Access to
7 5928 Union Avenue Initial Study 1 7/ 7 3/09
Parcel 1 will be provided off of Union Avenue. The tentative map includes a 20-foot pride right-of-
way dedication along Union Avenue and right-of-way dedication for the new Panorama Way cul-de-
sac.
No plans for the new homes have been submitted, although a conceptual layout plan has been
prepared that shows the proposed cul-de-sac, driveway and building footprint locations as shown on
Figure 2. An Architecture and Site approval is required for demolition of the existing single-family
residence. If the subdivision application is approved, separate Architecture and Site applications will
be required for each new residence. The project application does not include specific development
designs for homes on the proposed lots. Specific development designs on proposed lots would be
evaluated at a later phase of project planning, as part of the Architecture and Site approval process.
III. Environmental Setting
The project 0.93-acre (40,579 square feet) site is located in the northeastern portion of the Town of Los
Gatos off of Blossom Hill Road. The site is bounded by Union Avenue on the west and single-family
homes on all other sides, which are mostly two stories in height except for homes to the north, which
are one story in height. Existing homes to the south are situated at a higher elevation than the project
site and overlook the site. An 8-lot subdivision to the south off of Leewood Court recently was built
out in 1997. Homes across the street (west) on Lasuen Court were completed in 2006.
The project site is flat and consists of non-native grasses and a total of 16 trees, including 5 coast live
oaks. All other trees are non-native. One existing single-family home and garage exist on the project
site.
IV. Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages:
X
Aesthetics
Agriculture Resources
X
Air Quality
X
Biological Resources
X
Cultural Resources
X
Geology/Soils
X
Hazards & Hazardous Materials
X
H drolo /Water Quality
Land Use/Planning
Mineral Resources
X
Noise
X
Po ulation/Housin
X
Public Services
X
Recreation
X
Trans ortation/Traffic
X
Utilities/Service Systems
Mandatory Findings of Significance
7 5928 Union Avenue Initial Study 2 7/73/09
FIGURE 1 - Project Location
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75928 Union Avenue Initial Study 3 7/13/09
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FIGURE 2 - Proposed Conceptual Development Plan
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75928 Union Avenue Initial Study 4 7/73/09
V. Determination
(To be Completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment
,
and a NEGATIVE DECLARATION will be prepared.
X
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be re ared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL PACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
Wendie R. Rooney, Director of Community Development
75928 Union Avenue Initial Study
Tuly 17, 2009
Date
7/73/09
VI. Evaluation of Environmental Impacts
Instructions:
1. A brief explanation is required (see VI. "Evaluation of Environmental Checklist Responses") for all
answers except "No Iml_act" answers that are adequately supported by the information sources a
lead agency cites in the parentheses following each question (see VII - Reference List, attached). A
"No Impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact" answer should be explained where it is based on project-specific
factors as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that any effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated: applies where
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level.
5. Earlier Analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process,
one or more effects have been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
75928 Union Avenue Initial Study 6 7/ 7 3 09
1. AESTHETICS Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Have a substantial adverse effect on a scenic ❑ ❑ . ❑
highway or scenic vista?
b) Substantially damage scenic resources, including, ❑ ❑ ❑
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character ❑ ❑ ® ❑
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare ❑ ❑ ® ❑
which would adversely affect day or nighttime
views in the area?
a-c) Scenic Views, Scenic Resources and Surrounding Visual Character. The project site is located within a
developed residential neighborhood. Views to and from the project site primarily consist of
neighboring homes and landscaping. Limited views into the site are available from the end of
Panorama Way. The existing onsite residence along Union Avenue generally blocks views into the
site from this vantage point.
There are no mapped or identified scenic views from surrounding public areas. However, a
vegetated ridgeline is visible to the south of the project site from the end of Panorama Way. Existing
residential development to the south of the project site is visible in the foreground of this ridgeline as
seen from adjacent private properties. One public comment indicates that the hillside to the south
contributes to the visual setting and character of the neighborhood.
The Town of Los Gatos General Plan includes a policy that viewsheds should be promoted and
protected (Policy CD.P.1.4) and that new structures that affect existing scenic views of neighbors be
designed so all affected properties have equitable access to views (CD.P.1.11). The cul-de-sac design
at the eastern end of the proposed subdivision would maintain the background views of the
ridgeline from the end of Panorama Way. Thus, the project would not obstruct or remove public
scenic views or vistas.
Future construction of homes on the project site may affect private views from homes to the north.
However, these residences have partially blocked views across the project site of the distant hillside
due to fencing and landscaping, and the newer homes to the south that are visible in the foreground.
Additionally, the proposed project lots have been reconfigured from a previous 4-lot design to
provide increased setbacks between building envelopes and adjacent residences to the north (Source
VE.3-Town of Los Gatos, February 2009). (See Figure 2.) Thus, the project would not obstruct or
remove public scenic views or vistas or views from neighboring properties.
75928 Union Avenue Initial Study 7 7/73/09
The project will not result in removal of resources that would be considered scenic resources. A
number of small trees will be removed and 4 trees that are subject to the Town's "Tree Protection"
regulations. However, these trees are located within the site and are not highly visible from
surrounding areas nor are they visually prominent. The trees are not unusual or distinctive in
comparison to other landscaping and tree cover in the area. Locations for tree replacement will be
considered with the Architecture & Site Review applications.
d) Visual Effects upon Surrounding Area. The visual quality of the project vicinity is currently
characterized by a mix of residential uses of varying age, style and size with a low, vegetated
ridgeline south of the project site that is visible from the end of Panorama Way. Existing home sizes
in the neighborhood range from 1,630 to 3,705 square feet, and homes in the area are mostly two
stories in height, except for one-story residences located to the north of the project site (Source VII.3 -
Town of Los Gatos, February 2009).
Impact Analysis. The proposed project will result in creation of three residential lots and future
construction of three new homes that would be expected to be two stories in height and
larger-sized homes. This would be consistent with development trends of recent residential
construction within the neighborhood and similar to scale and mass of recently constructed
homes in the neighborhood. Thus, the project would not substantially degrade the visual
character of the area. This is considered a less-than-significant impact.
House plans have not be prepared or submitted at this time, but conceptual building
footprints have been provided. Future homes are likely to be two stories in height based on
recent development trends in the area, and are likely to be of similar size and scale as homes
on Leeward Court to the south. Homes range in size from 3,104 to 3,164 square feet. Homes
on Lasuen Court range from 3,200 to 5,297 square feet. Future residences may be larger than
smaller homes to the north of the project site, but are expected to be similar in scale to newer
homes that are located to the south of the site and throughout the neighborhood.
Furthermore, if the subdivision application is approved, separate Architecture and Site
applications will be required for each new residence. House plans are not proposed at this
time. Future detailed review of the size, style and siting of new homes will occur as part of
the Architecture and Site review process at the time homes are proposed.
d) Light and Glare. The project will not result in introduction of a major new source of light and glare,
although there will be exterior building and street lighting that is typical of the type associated with
residential neighborhoods. One new streetlight is required on the Panorama cul-de-sac. Design of
street lighting would be directed downward, limiting the potential for adverse impacts on adjacent
residences. In addition, the Zoning Ordinance (Section 29.10.09035) would prohibit the production of
direct or reflected glare (such as that produced by floodlights) onto any area outside the project
boundary. Thus, the impact of new light and glare from new residential development within an
existing residential neighborhood is considered less-than-significant.
75928 Union Avenue Initial Study 8 7/13/09
2. AGRICULTURAL RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an
optional model to use in assessing impacts on agriculture and farmland.
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
Would the project:
Incorporated
a) Convert Prime Farmland, Unique Farmland, or
❑
❑
❑
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use? (Source VI1.5)
b) Conflict with existing zoning for agricultural use, or ❑ ❑ ❑
a Williamson Act contract?
c) Involve other changes in the existing environment ❑ ❑ ❑
which, due to their location or nature, could result
in conversion of Farmland, to non-agricultural
use?
The project site is located within an urban residential neighborhood. The site is not designated for
agricultural use nor are there agricultural uses on or adjacent to the project site. The site is not
designated as prime, unique or other farmland in the State Farmland Mapping system (FN_ LNV). The
FMMP, operated by the California Department of Conservation, produces maps and statistical data
used for analyzing impacts on California's agricultural resources. Agricultural land is rated
according to soil quality and irrigation status; the best quality land is called Prime Farmland. The
maps are updated every two years with the use of a computer mapping system, aerial imagery,
public review, and field reconnaissance.
The project site, as well as most of the Town of Los Gatos, is designated "Urban and Built-up Land"
in the State's Farmland Mapping System (Source V11.5 - California Department of Conservation,
2006). The project site is surrounded by existing residential development. Thus, the proposed project
would not convert agricultural lands to other uses or have other indirect effects upon agricultural
lands.
7 5928 Union Avenue Initial Study 9 7/13/09
3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Mitigation Impact
Incorporated
a) Conflict with or obstruct implementation of the ❑ ❑ ❑ ■
applicable air quality plan?
b) Violate any air quality standard or contribute ❑ ❑ ■ ❑
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net ❑ ❑ ■ ❑
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial ❑ ❑ ■ ❑
pollutant concentrations?
e) Create objectionable odors affecting a substantial ❑ ❑ ❑ ■
number of people? (Source VI1.4)
a) Conformance with Air Quality Plan. The project would be considered consistent with the Bay Area
Air Quality Management District's (BAAQMD) Clean Air Plan if population growth for the
jurisdiction does not exceed the values in the plan as established by ABAG (Source VHA - BAAQMD,
December 1999). The BAAQMD adopted the Clean Air Plan in December 2000, which is currently
being updated, and adopted the Bay Area 2005 Ozone Strategy (BAGS) in 2005. The consistency of the
proposed project with the BAOS is determined by comparing the project's consistency with the Los
Gatos General Plan. Since the BAOS growth assumptions for Bay Area communities are based on
the Association of Bay Area Government's (ABAG) population projections and these projections are
based on the Town's General Plan land use designations and pop ulati on projections, consistency
with the General Plan would indicate consistency with the BROS. The project would result in a net
increase of 2 single-family dwellings on the project site. This is slightly less than the 4 units that
could be allowed by the Los Gatos General Plan. Therefore, the project would be consistent with the
BROS.
75928 Union Avenue Initial Study 10 7113109
b) Project Emissions. The San Francisco Bay Area Air Basin, in which the project site is located, is under
the jurisdiction of the Bay Area Air Quality Management District (BAAQMD). The District is the
agency primarily responsible for assuring that national and State ambient air quality standards are
attained and maintained in the San Francisco Bay Area. The District's jurisdiction includes all of
Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo and Santa Clara Counties, and the
southern portions of Solano and Sonoma Counties.
State and national ambient air quality standards have been established for the following pollutants:
ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, fine particulate matter (PM10) and lead.
For some of these pollutants, notably ozone and PM10, the State standards are more stringent than
the national standards. These pollutants are generally known as "criteria pollutants" (Source VIIA -
BAAQMD, December 1999). The principal sources of NOx and ROG, often termed ozone precursors,
are combustion processes (including motor vehicle engines) and evaporation of solvents, paints and
fuels. Motor vehicles are the single largest source of ozone precursor emissions in the Bay Area
(Ibid.).
The basin currently has a non-attainment status for the state 1-hour and 8-hour ozone standard, the
federal ozone standard, the state PMio and P1\/L5 standards, and the federal 24-hour P1vL5 standard.
The basin is considered attainment for other state and national standards, except that it is
unclassified for the federal PMio standard.'
Impact Analysis. The proposed project will result in demolition of an existing home and garage
and creation of three single-family residential lots that would be developed with homes in
the future. The project results in a net increase of 2 single-family homes over existing
conditions, which would generate air emissions through new regional vehicle trips. The
proposed project does not have stationary emission sources. Increases in air, emissions
associated with the proposed project would not be considered significant since the size of the
proposed project would not exceed the BAAQMD's project screening level. A project of 320
or more single-family trips could exceed the District's threshold of significance for NOx (80
lbs/day) (Source VII.4 - BA_AQMD, December 1999). The project's net increase is substantially
below this screening level. Additionally, the District generally does not recommend a
detailed air analysis for trips generally less than 2,000 vehicle trips per day (Source VII.4 -
BAAQMD, December 1999), and the proposed project would result in a net increase of
approximately 20 trips per day. Thus, the project would not result in a level of permanent
emissions that would be considered significant or substantially contribute to an existing air
quality violation, and project emissions are considered a less-than-significant impact.
Project construction could result in generation of dust and PM:o emissions. The project parcel
is 0.93 acres, and future development of residences on the proposed lots would result in
surface disturbance. The BAAQMD does not require quantification of construction emissions,
t Bay Area Air Quality Management District. 12/30/2008. "Ambient Air Quality Standards & Bay Area
Attainment Status."
75928 Union Avenue Initial Study 11 7/13/09
f
but outlines measures to be implemented for different types of construction projects that
would substantially reduce PMio emissions.
Given that site is relatively flat and less than an acre in size, significant grading operations
are not anticipated, and resulting PMio emissions and dust is not expected to be substantial.
However, construction would contribute to existing non-attainment levels of PMio, and thus
is considered a potentially significant impact. With implementation of the minimum
measures for all construction sites (under 4 acres), the BAAQMD considers emissions from
construction activities to be a less-than-significant impact (Source V11.4 - BAAQMD,
December 1999). These measures are included in the Town of Los Gatos Project Conditions
and include or exceed the BAAQMD recommendations. Conditions are included for dust
control, construction management, erosion control and NPDES compliance. Thus the project
as conditioned would implement BAAQMD standards, and the impact is considered less-
than-significant. No mitigation measures are required.
c) Cumulative Emissions. According to the BAAQMD's most current CEQA Guidelines,' if a project is
proposed in a city or county with a general plan that is consistent with the Clean Air Plan and the
project is consistent with that general plan (i.e., it does not require a general plan amendment), then
the project will not have a significant cumulative impact (provided, of course, the project does not
individually have any significant impacts). No further analysis regarding cumulative impacts is
necessary. As indicated above, the proposed project is consistent with the Town of Los Gatos'
General Plan, and, thus, the BAAQMD's Clean Air Plan (Source VU.4 - BAAQMD, December 1999).
Therefore, the project would not result in cumulatively considerable increases in any criteria
pollutant for the air basin has been designated non-attainment.
d) Sensitive Receptors. Adjacent residential uses are considered to be sensitive receptors. The
proposed project would not result in stationary emissions or significant vehicular emissions that
would expose sensitive receptors to substantial pollutant concentrations. Temporary emissions
during construction would include diesel particulate matter from construction equipment. Diesel
particulate matter is a toxic air contaminant (TAC), and following its designation as such in 1998, the
California Air Resources Board (ARB) developed a comprehensive strategy to control diesel
particulate emissions. The "Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-
Fueled Engines and Vehicles"-a document approved by ARB in September 2000-set goals to
reduce diesel PM emissions in California by 75% by 2010 and 85% by 2020. This objective would be
achieved by a combination of approaches (including emission regulations for new diesel engines and
low sulfur fuel program). An important part of the Diesel Risk Reduction Plan is a series of measures
for various categories of in-use on- and off-road diesel engines, which are generally based on the
following types of controls:
■ Retrofitting engines with emission control systems, such as diesel particulate filters or
oxidation catalysts,
2Thee BAAQMD's CEQA Guidelines are currently in the process of being updated.
15928 Union Avenue Initial Study 12 7113109
■ Replacement of existing engines with new technology diesel engines or natural gas
engines, and
Restrictions placed on the operation of existing equipment.
Once the Diesel Risk Reduction Plan was adopted, the ARB started developing PM emission
regulations for a number of categories of in-use diesel vehicles and equipment. In July 2007, the ARB
adopted regulations for in-use, off-road diesel vehicles that will significantly reduce particulate
matter emissions by requiring fleet owners to accelerate turnover to cleaner engines and install
exhaust retrofits. The ARB does not have a specific threshold of significance for diesel exhaust.
Proposed project grading and construction would involve the use of diesel trucks and equipment
that will emit diesel exhaust, including diesel particulate matter. Construction-related diesel
emissions would be of limited duration (i.e., primarily during grading) and temporary, although
residential uses are located adjacent to the project site. Given the relatively small size of the site and
the limited and short-term duration of activities that would use diesel equipment, construction-
related diesel emissions are not considered significant. Furthermore, the. State is implementing
emission standards for different classes of on- and off-road diesel vehicles and equipment.
e) Odors. The planned residential uses will not create objectionable odors and the use is not listed as
a BAAQMD project for potential odor sources (Source VH.4 - BAAQNID, December 1999).
4. BIOLOGICAL RESOURCES Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Mitigation Impact
Incorporated
a) Have a substantial adverse effect, either directly ❑ ❑
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian ❑ ❑ ❑
habitat or other sensitive natural community
identified in local or regional plans, policies, or
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally ❑ ❑ ❑
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
15928 Union Avenue Initial Study 13 7/73/09
n (7
4. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than Less Than
Significant Significant
With Mitigation Impact
Incorporated
No
Impact
d)
Interfere substantially with the movement of any
❑
• ❑
❑
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
e)
Conflict with any local policies or ordinances
❑
❑
❑
protecting biological resources, such as a tree
preservation policy or ordinance?
f)
Conflict with the provisions of an adopted Habitat
❑
❑ ❑
o
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
The vast majority of the site is upland habitat dominated by non-native annual grassland with
scattered non-native trees and 5 small coast live oaks. A number of the trees are located along the
southern fence line. Due to urban development surrounding the parcel on all sides, and high levels
of disturbance including routine mowing for fire prevention, grassland habitat within the site is
comprised primarily of weedy, non-native annual grasses and forbs. The remnants of a small fruit
orchard is present immediately east of the existing residence and is comprised of black walnut,
Engli sh walnut, cherry, apple, olive, and pomegranate. Although these trees to not appear to be
actively maintained, they continue to produce fruit.
a) Special Status Species. A biological review of the project site's resources was performed by
EcoSystems West Consulting Group. Literature and special-status species databases were reviewed
to identify special-status plant species and sensitive habitat types with potential to occur in the
project site. Sources reviewed include California Natural Diversity Data Base (CI\7DDB) occurrence
records, county occurrence records, and the California Native Plant Society's (CNPS) Online
Inventory of Rare and Endangered Vascular Plants of California.
Plants. The review found that the highly disturbed non-native annual grassland and remnant orchard
are not suitable habitats for special status plants known to occur in the vicinity of the project site (Source
VII.8-EcoSystems West Consulting Group, June 2009).
Wildlife. The review of natural resource databases and literature resulted in finding no known
occurrence records of special-status wildlife species within the proposed project site (Source VII.8-
EcoSystems West Consulting Group, June 2009). Special-status wildlife species known to occur within
5 miles around the parcel are listed in Table 1.
15928 Union Avenue Initial Study 14 7173109
Table I. Special-Status Species Known to Occur within 5 miles of the Proposed Project Site
Status
Species
Scientific Name
Federal/ State/ Other
California tiger salamander
(Ambystoma cali,orniense)
FT/SCE/CSC
California red-legged frog
(Rana draytonii)
FT/-/CSC
Western pond turtle (Actinemys marmorata)
CSC
rdzn~
estrrt
- r,r_ _
.2 g
m a rT' ,::!•L tj ter. r„
Western burrowing owl (Athene cunicularia)
-/-/CSC;BCC
Allen !s hummingbird
(Selasphorus Basin)
BCC
Nuttall's woodpecker
(Picoides nuttalhz)
BCC
Oak titmouse (Baeolophus inornatus)
BCC
z
~p P
Mammal ~.r r~
R....`,
zF ,
Pallid bat (Antrozous pallidus)
CSC; HP
San Francisco dusky-footed
woodrat
(Neotoma fuscipes anttectens)
-/-/CSC
Federal (USFWS 2009b,c,d; CDFG 2009x)
FT= Listed as "Threatened" under federal Endangered Species Act.
State: (CDFG 2009a)
SCE = State Candidate for being listed as "Endangered" under California Endangered Species Act.
Other: (CDFG 2009x; USFWS 2008b; WBWG 1998)
CSC = Considered a California "Species of Special Concern" by the California Department of Fish and
Game; roosts, nests, rookeries, and wintering areas are recognized as significant biotic features
(CDFG 2009).
BCC= Species of migratory nongame birds that USFWS considers to be of concern in the United States
because of (1) documented or apparent population declines, (2) small or restricted populations,
(3) dependence on restricted or vulnerable habitats.
HP = Considered "High Priority" on the Western Bat Working Group's (WBWG) Western Bat Species
Regional Priority Matrix (1998)
The California tiger salamander (CTS), California red-legged frog (CRLF), and western pond turtle
(WPT) all require aquatic habitat in which to breed and forage as part of their life history. The project
site does not provide any aquatic habitat within or adjacent to the parcel boundaries. Thus, the CTS,
CRLF, and WPT are not expected to occur within the project site due to the lack of aquatic habitat,
75923 Union Avenue Initial Study 15 7/13/09
the distance from known locations of these species, and from surrounding dense urban areas
restricting movement between known occurrences. The property does not occur with any federally
designated critical habitat for the CTS or CRLF (Source VILE - EcoSystems West Consulting Group,
June 2009).
The tree stands and the exterior of the current residence on the property do not appear to provide
suitable crevices, cavities, or limbs to provide suitable roosting habitat for the special-status pallid bat
(Source VII.8 - EcoSystems West Consulting Group, June 2009). Other more common bat species such
as Yuma myotis (Myotis yumanensis), big brown bat (Eptesicus fuscus), and the Mexican free-tailed bat
(Tadarida brasiliensis), may utilize the tree stands or structures on the property to roost during their
spring/summer breeding seasons (April-September) or during their seasonal migrations in the fall
and spring. California Department of Fish and Game Codes provide regulatory conditions that
protect non-game species, including special-status and more common species of bats and their roost
sites (Ibid.).
None of the birds listed in Table 1 were observed within the proposed project area of the parcel
during spring site visits in March and May 2009. The trees on the property lacked cavity features and
snags for cavity-nest birds (i.e. Nuttall's woodpecker and oak titmouse) to utilize the site for nesting.
The grassland area on the property lacked sufficient open, unobstructed habitat and fossorial small
mammal burrows, (e.g. California ground squirrel), for the western burrowing owl (BUOW) to occur
on site. The scattered coast live oak trees, flowering plants, and fruit trees offer potential nesting and
foraging habitat for the special-status Allen's hummingbird and a variety of more common bird
species (Source VII.8 - EcoSystems West Consulting Group, June 2009). Further discussion of potential
nesting birds is presented below in subsection 4(d).
Four nest/house structures for the San Francisco dusky-footed woodrat were observed along the
south side of the property, east of the current residence. This species is not federally or state listed as
threatened or endangered, but is identified by the California Department of Fish and Game (CDFG)
as a "Species of Special Concern." The majority of the nest/house structures were constructed in the
dense blackberry thicket along the wall bordering the south side of the property. One nest/house
structure occurred under a coast live oak tree near the south east corner of the property.
Focused surveys to identify species occupying potential habitat for the San Francisco dusky footed
woodrat (Neotoma fuscipes annectens) were conducted to determine if woodrats or non-native rodents
[black rat (Rattus rattus) or Norwegian rat (Rattus norvegicus)] occur on the site. A trapping effort was
conducted May 5-7, 2009 under a CDFG-issued scientific collecting permit. The trapping effort
confirmed the presence of at least one adult female San Francisco dusky-footed woodrat occupying
the nest/house structures on the property, and trapping ceased upon determination of the woodrat's
presence on the site.
Impact Analysis. A small, apparently isolated colony of San Francisco dusky-footed woodrats is
located within the proposed project site. The conceptual site plan shows that the proposed
building envelopes and cul-de-sac footprints are located outside of the woodrat nest areas.
However, future construction and residential habitation may result in removal of vegetation
and loss of the individual woodrats inhabiting the site. It is likely that many existing small fruit
75928 Union Avenue Initial Study 16 7/13/09
trees currently providing resources for the woodrat colony will be removed for future home
construction and landscaping.
The woodrat colony within the project may be a remnant of a larger population that has
become isolated because of urbanization and recent development in the vicinity of the
property. The project site is surrounded by a developed residential neighborhood. Due to the
isolated location of the site from other suitable woodrat habitat and likely lack of genetic
connection to other woodrat colonies, the potential loss of onsite individuals would not result
in a significant impact on woodrat populations (Source V11.8 - EcoSystems West Consulting
Group, June 2009). Thus, this is considered a less-than-significant impact.
There is no nearby suitable habitat is available to enhance and to which to translocate the
woodrat colony (Source VH.8 - EcoSystems West Consulting Group, June 2009). Although
mitigation measures are not warranted, after informal consultation with CDFG, the following
Condition of Approval is recommended (Ibid.).
RECOMMENDED CONDITION OF APPROVAL: Implement the following:
In consultation with a representative of CDFG, a qualified biologist shall collect
a genetic sample from the woodrat colony.
Woodrat nest/house structures shall be avoided as much as possible and as
much woodrat habitat and resources (blackberries, seed-bearing plants, fruit
and oak trees) within the project site shall be retained as is feasible. Install a
temporary exclusion zone and buffer (10 feet minimum is preferable) between
the area of disturbance and the woodrat nest/house structures. Retain
vegetation within the buffer area, and upon completion of construction,
enhance the buffer between Parcel 3 and the southern property boundary and
any additional available adjacent open space with native and fruit-baring
vegetation that the woodrats may utilize for additional cover, nest construction,
and/or foraging (e.g. Pacific blackberry and coast live oak).
If avoidance and buffering of the woodrat colony is not feasible, the applicant
shall coordinate with a CDFG representative to arrange for a qualified biologist
to capture and relocate the woodrats to a wildlife rescue or living natural
history museum facility for educational purposes.
b) Sensitive Habitats. Sensitive habitats include riparian corridors, wetlands, habitats for legally
protected species and CDFG 'Species of Special Concern', areas of high biological diversity, areas
providing important wildlife habitat, and unusual or regionally restricted habitat types. Habitat
types considered sensitive include those listed on the CNDDB working list of 'high priority' habitats
for inventory (i.e., those habitats that are rare or endangered within the borders of California). No
sensitive habitat types including potential jurisdictional wetlands or "other waters" of the U.S. or the
state of California were observed on site (Source VII.8 - EcoSystems West Consulting Group, June
2009).
7 5928 Union Avenue Initial Study 17 7/13/09
d) Nesting and Wildlife Movement. The scattered coast live oak trees, flowering plants, and fruit trees
offer potential nesting and foraging habitat for the special-status Allen's hummingbird and a variety
of more common bird species. An active western scrub jay (Aphelocoma californica) nest was observed
within one of the coast live oaks near the southeast corner of the property. One large stick-nest
structure was observed within one of the large trees in the front of the current residence, along the
south side of the property, which provides potential nesting habitat for larger birds including
raptors, owls, and/or American crows. The property provides potential nesting and foraging habitat
for a variety of birds and more common raptors and owls such as the red-shouldered hawk (Buteo
lineatus) and great horned owl ( Bubo virginianus) (Source VII.8 - EcoSystems West Consulting Group,
June 2009). All of the special-status birds (Table 1) and their active nest sites and more common
species of birds and raptors and nest sites are protected under provisions of the federal Migratory
Bird Treaty Act. California Fish and Game Codes provide further regulation for all raptors and owls
and their nest sites within the state (CFGC 2006).
Impact Analysis. The removal of the trees and vegetation from the proposed project area may
adversely affect nesting birds and/or raptors or roosting bats species if they are on site. Given
protection under federal law, the potential disturbance to nesting bird species is considered a
potentially significant impact that can be reduced to a less-than-significant level with
implementation of the following mitigation measure.
MITIGATION MEASURE 1: Avoid tree/vegetation removal activities during the breeding
bird and bat season (January 1 to August 31). Conduct tree/vegetation removal activities after
August and before January to avoid impacts to potentially nesting birds and/or roosting bats. If
tree/vegetation removal cannot take place during this time, require a qualified biologist to
conduct breeding bird surveys and roosting bat surveys no more than 15 days prior to project
activities to determine whether nesting or roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active nest/roost trees and structures until a
qualified biologist has determined that any young birds have fledged or young bats are able to
fly from roost sites. Coordinate with a CDFG representatives to establish an appropriate buffer
zone around active nest/roosting trees and/or structures if work cannot be postponed until
young birds and/or bats are able to fly. If nesting/roosting activity is not observed during the
bird and bat breeding seasons, conduct tree/vegetation removal activities as soon as possible
after surveys have been completed.
Monitoring: The measure shall be included as a Condition of Approval. The
Applicant is responsible for hiring a qualified biologist to conduct pre-construction
surveys in accordance with provisions outlined in the measure and submitting the
report to the Town of Los Gatos Community Development Department prior to any
ground disturbance or issuance of building permit.
e) Tree Removal. The Town of Los Gatos' consulting arborist, Arbor Resources, reviewed an arborist
report prepared for the project and reviewed potential tree impacts of the proposed subdivision. It
should be noted that the arborist report reviewed a 4-lot subdivision that was proposed at the time of
the review, but the current application is for 3 lots. The report identifies 16 trees on the project site
that would qualify for protection under the Town's "Tree Protection" regulations. These trees are
75928 Union Avenue Initial Study 18 7/73/09
mostly non-native landscaping and fruit trees, except for 5 coast live oak trees. The trees' conditions
are rated from good to poor (Source VII.7 - Arbor Resources, November 2008). There are also
numerous, small fruit- or nut-bearing trees on the project site because they had trunk diameters less
than 18 inches, and are, therefore, exempt from the Town's tree regulations (Town Code section
29.10.0970) (Ibid.).
Section 29.10.0950. et. seq. of the Los Gatos Town Code calls for protection of specified trees to
"preserve the scenic beauty of the Town, prevent erosion of topsoil, provide protection against flood
hazards and risk of landslides, counteract pollutants in the air, maintain climatic balance and
decrease wind velocities. Removal of protected trees requires a permit from the Town Director of
Parks & Public Works except for specified exceptions and emergencies. Two or more replacement
trees are required with variations in size based on the canopy size of the removed tree.
Impact Analysis. The proposed subdivision improvements and future residential home
construction would result in removal of 4 trees regulated under Town ordinances. Numerous
smaller fruit, nut and oak trees also would be removed, which are exempt in the Town Code
tree regulations. Tree removal includes a 27-inch pine located in the Union Avenue right-of-
way and 3 trees located within the building footprint on proposed Parcel 1. The arborist
report found that removal of these trees conform to Town regulations (Source VII.7 - Arbor
Resources, November 2008), and replacement trees will be required as determined by the Los
Gatos Town staff (Ibid.). Thus, the tree removal resulting from project construction would
not conflict with local ordinances with Town "Tree Protection" regulations, and tree removal
is considered a less-than-significant impact.
It should also be noted that since the arborist report was prepared in November 2008, the
project has been modified to reduce the proposed number of lots from 4 to 3 and reduce area
of the c-,,1-de-sac foot^ri + T "
r r.~l-ich results u. retain nb two smaller oak trees on the
southeastern edge of the site and on the adjoining property. Additionally, the arborist report
identified potential indirect damage to several ash trees on adjacent property to the north
due to installation of a storm drain.
Although mitigation measures are not warranted, the following Condition of Approval is
recommended.
RECOMMENDED CONDITION OF APPROVAL: The Town's Consulting arborist shall
re"oie-w any revisions to the site plan and modifij recommendations as appropriate. The
applicant shall comply with all recommendations contained in the Arbor Resources report
dated November 2008 and as may be amended following-review-of the revised plans.
f) Habitat Plans. The project site is not located within the boundaries of an adopted Habitat
Conservation Plan or Natural Community Conservation Plan. Neither the project site nor the Town
of Los Gatos is located within the study area of the "Santa Clara Vallev HCPINCCP" that is being
75928 Union Avenue Initial Study 19 7/13/09
prepared as regional plan between the County of Santa Clara, the Santa Clara Valley Transportation
Authority, the Santa Clara Valley Water District, and the cities of San Jose, Gilroy and Morgan Hill.'
5. CULTURAL RESOURCES
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Would the project:
Impact
With
Impact
Mitigation
Incorporated
a) Cause a substantial adverse change in the
❑
❑
❑ •
significance of a historical resource as defined in
15064.5?
b) Cause a substantial adverse change in the ❑ ❑ • ❑
significance of an archaeological resource pursuant
to 15064.5? (Source VI1.9)
c) Directly or indirectly destroy a unique ❑ ❑ ❑
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those ❑ ❑ ❑ ■
interred outside of formal cemeteries?
a) Historical Resources -yyNo Impact. The project site does not contain structures or other features that
would be considered historical. T1Le existing siltgie-fa ally home on the site will be demolished.
While, the existing single-family home is an older home, it does not possess unique or distinctive
qualities that would be considered historical. The finish materials consist mainly of stucco and wood
siding exterior walls and a sloped composition shingle roof; the building consists of wood wall
construction, conventionally framed roof rafters and floor girders with concrete footings (Source
VII.10). Therefore, the project would result in no impact to historical resources.
6, d) Archaeological Resources. A cultural resources review was conducted for the project site by Pacific
Legacy. The review consisted of cultural resources records and information research at the
Northwest Information Center (NWIC) of the California Historical Resources Information System,
consultation with the California Native American Heritage Commission (NAHC) and an
archaeological reconnaissance survey of the project site.
3 ICF Jones and Stokes. August 1, 2008. "Santa Clara Valley Habitat Plan, 1" Administrative Draft."
Prepared for County of Santa Clara Planning Office. Online at http-//www.scv-habitatplan.org.
7 5928 Union Avenue Initial Study 20 7/73/09
The investigation indicated that there are no previous studies or recorded sites for cultural resources
within the project vicinity, and there are no indications of Native American cultural resources in the
immediate project area (Source VIL9-Pacific Legacy, May 2009). The site survey found no evidence of
archaeological materials, although soils were only 10-20% visible due to grass cover.
Impact Analysis. The review concluded that clearance for the project is recommended as no
heritage resources are known to be present in the project area, and no adverse effect to
historic properties are anticipated (Source VII.9-Pacific Legacy, May 2009). However, given
the poor ground visibility, much of the ground on the project site could not be examined.
Although ground disturbance from previous construction reduces the chances that intact
archaeological resources may be present, unknown archaeological resources may be
discovered during construction. This is considered a less-than-significant impact. Because of
the possibility of unidentified (e.g., buried) cultural resources being found during
construction, the following condition of approval is recommended. Howe
RECOMMENDED CONDITION OF A P P R O V A L. In the event that archaeological resources
or human remains are accidentally encountered during construction, halt all construction
within a 50-meter radius of the find, notifiy the Community Development Director, and retain
an archaeologist to examine the find and make appropriate recommendations. If the find is
determined to be significant, appropriate mitigation measures shall be formulated and
implemented, in conformance with the protocol set forth in Public Resources Code Section
21083.2.
If human remains are discovered, the Santa Clara County Coroner will be notified to and
provisions of Public Resources Code 5097.98-99, Health and Safety Code 7050.5 will be
carried out. If the remains are determined to be Native American, the Native American
_Heritage Commission (NAHC) will be notified within 24 hours as required by Public
Resources Code 5097. The NAHC will notify designated "Most Likely Descendents" who will
provide recommendations for the treatment of the remains within 48 hours of being granted
access to the site. The NAHC will mediate any disputes regarding treatment of remains. A
final report shall be prepared when a find is determined to be a significant archaeological site,
and/or when Native American remains are found on the site that includes background
information on the completed work, a description and list of identified resources, the
disposition and curation of these resources, any testing, other recovered information, and
conclusions.
c) Paleontological Resources. No unique geologic or paleontological features have been identified in
Town plans and none were observed on the project sites during site visits. Therefore, the project
would result in no impact to these resources.
7 5928 Union Avenue Initial Study 21 7/73/09
6. GEOLOGY AND SOILS Potentially Less Than Less Than No
Significant Significant Significant Impact
Would the project: Impact With Impact
Mitigation
Incorporated
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? (Source:
IX.16) Refer to Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction? (Source VII.2)
iv) Landslides? (Source VII.2)
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse? (Source VII.2)
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
❑ ❑ ■ ❑
❑ ❑ ■ ❑
❑ ❑ ❑ ■
a,c) Seismic & Geologic Hazards. The Town of Los Gatos is located within an area characterized by
moderate to high levels of seismic activity (Source VII.2 - Nolan, January 1999). The principal faults
in the area, the San Andreas, Hayward, and Calaveras faults, have been responsible for several
moderate to large historical earthquakes. The Sargent, Berrocal, Shannon and Monte Vista faults
belong to a group of faults referred to as the southwestern Santa Clara Valley thrust belt; these faults
75928 Union Avenue Initial Study 22 7113109
are considered potentially active, although none (except for the southern end of the Sargent fault) has
been specifically linked with significant historical earthquakes (Ibid.).
Review of the Town's hazards maps indicates that the project site has a high potential for fault
rupture, moderate potential for seismic shaking, and very low potential for liquefaction. No debris
flow hazards or fault traces were identified for the site (Source VII.2 - Nolan, January 1999).4
The Town's Fault Map indicates that the site is located approximately 2,000 feet north of a mapped
"uncertain" fault trace, 100 feet south of a lineation and 250 feet east of an area noted as having a
concentration of coseismic ground deformation (Source VIL2 - Nolan, January 1999). The hazard maps
were prepared as part of a geotechnical and seismic safety review conducted for the General Plan,
which recommends that geologic investigations be conducted in areas of high ground rupture
potential for critical and sensitive facilities and for all development within 200 feet of a known active
or potentially active fault trace.
The proposed residences would be expected to be subject to strong groundshaking during its design
life. Construction of the building in conformance to current State California Building Codes typically
will provide a design to withstand seismic shaking. The effects of ground shaking can be reduced
by earthquake-resistant design in accordance with the latest editions of the California Building Code,
although some damage to structures may occur during a large earthquake (Source VII.2a - Nolan,
1999).
b, d) Soils and Erosion. A review of the Towns hazards maps (Source VII.2 - Nolan, 1999) indicates that
the project site has a slight-moderate erosion hazard and high shrink-swell potential.
Impact Analysis. The proposed residences would be subject to soils constraints without
implementation of appropriate soil preparation and engineering measures. As a standard
project condition, the Town will require preparation of a soils investigation that will address
any soil engineering constraints (including shrink-swell hazards) and specify criteria and
recommendations for site grading, removal/treatment of fill and expansive soils, drainage,
foundation design, and other site and structural designs relevant to soils conditions.
Assuming all recommendations of the required report are incorporated into the project
design, no significant impacts from soil engineering constraints would be anticipated.
The potential for erosion is addressed below in subsection 8(f) - Hydrology, Water Quality.
4These maps are included in the Nolan geotechnical study (Source Vii.2) are dated January 17, 1999 and
include: Seismic Shaking Hazards Map, Fault, Lineament & Coseismic Deformation Map, Fault Rupture Hazard Zone
Map, Liquefaction Hazard Zones Map, Debris Flow Hazard Map, Slope Stability Hazard Map, and Erosion Potential
Map.
7 5928 Union Avenue Initial Study 23 7/13/09
7. HAZARDS AND HAZARDOUS Potentially Less Than Less Than No
MATERIALS Significant Significant Significant Impact
Impact With Impact
Would the project: Mitigation
Incorporated
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
-GovernmentGode Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment? (VII.6)
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a. public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for
people residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized
areas or where residences are intermixed with
wildlands? (VITA)
❑ ❑ ❑ ■
❑ ❑ o ❑
❑ ❑ ❑ ■
❑ ❑ ❑ ■
❑ ❑ ❑ ■
❑ ❑ ❑ s
❑ ❑ ❑ ■
❑ ❑ ❑ ■
15928 Union Avenue Initial Study 24 7/73/09
The project site is not included on any Hazardous Wastes and Substances Sites List (Source VE.6-
California Environmental Protection Agency, 2009). This was also acknowledged by the applicant in
a statement to the Town of Los Gatos in 2008.
The proposed residential subdivision and development would not involve the use, disposal or
emission of hazardous materials that would constitute a threat of explosion or other significant
release that would pose a threat to neighboring properties. The site location and scale have no
impact on emergency response or emergency evacuation. The site is not located near an airport,
airstrip. The site is not located within or adjacent to a wildland fire hazard area as mapped in the
Town of Los Gatos General Plan (Source VIL1 - Town of Los Gatos, 2000).
The existing onsite house and garage structures are proposed for demolition as part of the project. If
these buildings contain asbestos or lead-containing paint, demolition could result in airborne release
of hazardous building materials, such as asbestos fibers or lead dust. Proposed demolition would be
required to comply with state and federal regulations for inspection and removal of hazardous
building materials, including asbestos-containing materials and lead-containing substances,
including clearance for asbestos removal from the Bay Area Air Quality Management District prior
to issuance of a demolition permit. Therefore, due to existing regulations, the potential for public
health hazards associated with the release of airborne asbestos fibers or lead dust at the project site
would be considered less-than-significant.
One public comment raised an issue regarding potential pesticides due to past agricultural
operations. The existing single-family home was constructed in the 1940s according to information
provided by the applicant (Source VII.10). The project area was developed with subdivisions starting
in the 1950s prior to the time that pesticides were used for large-scale agricultural purposes. The
remnant fruit trees on the project site appear associated with residential uses and not commercial
agricultural uses. Therefore, past pesticide use at the site is not exported to be an issue.
Y
75928 Union Avenue Initial Study 25 7; 7 3 09
8. HYDROLOGY AND WATER QUALITY Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would not
support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would result in substantial erosion or _siltation_ on
or off-site?
d) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or
off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned storm
water drainage systems or provide substantial
additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
❑ ❑ ❑ ■
❑ ❑ ❑ E
❑ ❑ ■ ❑
❑ ❑ ■ ❑
❑ ❑ o ❑
❑ ❑ ■ ❑
❑ ❑ ❑ 0
❑ ❑ ❑ 0
7 5928 Union Avenue Initial Study 26 7173109
8. HYDROLOGY AND WATER QUALITY
Would the project:
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or mudflow?
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
❑ ❑ ❑
a) Waste Discharge. The proposed 3-lot subdivision and subsequent construction of single-family
homes would not result in discharges that would be regulated or potentially violate water quality
standards or waste discharge requirements. Therefore, no impacts are expected.
b) Groundwater. The proposed project is not located in a groundwater zone that provides domestic
water supplies or a groundwater recharge area. The project would be supplied by domestic water
supplier. Therefore, no impacts to groundwater are expected.
c-e) Storm Drainage.. The project site is located within a developed urban area. Existing drainage from
the site is via sheet flow toward Panorama Way.
Impact Analysis. The proposed project will result in a net increase of two single-family
homes with additional impervious surfacing. The increased runoff is not considered
substantial or significant in relation to the surrounding area urbanized and developed
neighborhood. As required by State and Town regulations (and further discussed below),
the project will be required to design a drainage system in which post-project runoff does
not exceed pre-project levels. Thus, the project impact related to drainage is considered
less-than-significant.
,f) Water Quality. The project site is not located adjacent to any creeks or water courses. The project
site also is identified as having a slight-moderate erosion hazard (Source VII.2 - Nolan, January
1999).
The Town of Los Gatos is part of the Santa Clara Valley Urban Runoff Pollution Prevention Program
(SCVURPPP)_ that has been issued a National Pollutant Discharge Permit (NPDES) under the Clean
Water Act for discharge of storm water runoff. The SCVU-RPPP is an association of thirteen cities and
towns in the Santa Clara Valley, together with Santa Clara County and the Santa Clara Valley Water
District that share a common permit to discharge stormwater to South San Francisco Bay. To reduce
pollution in urban runoff to the "maximum" extent practicable, the Program incorporates regulatory,
monitoring and outreach measures aimed at improving the water quality of South San Francisco Bay
and the streams of the Santa Clara Valley. In 1990, the Program received the first municipal
stormwater permit in the nation from the San Francisco Bay Regional Water Quality Control board,
7 5928 Union Avenue Initial Study 27 7/73/09
which was reissued the permit in 1995 and 2001. In 2001, the permit was amended to include
expanded requirements for controlling pollutants from new development and redevelopment
activities (Provision C.3), which was further amended in 2005 to allow for phased implementation of
new requirements (Source V11.11a - SCVURPPP, 2008). As part of the NPDES permit requirements,
the Program produced (and updates) an "Urban Runoff Management Plan" and submits annual
work plans and reports to the Regional Board.
NPDES requirements include compliance with Provision C.3, New and Redevelopment Performance
Standards, including incorporating appropriate source control and site design measures and to
design and implement stormwater treatment measures to reduce the discharge of pollutants to the
maximum extent practicable (Order No. 01-024 of the NPDES as amended by Order No. 01-119 and
Order No. R2-2005-0035). Site design, source control and stormwater treatment BMPs, including
pesticide reduction measures, are outlined by the SCVURPPP in its C.3 Stormwater Handbook.
Stormwater treatment BMPs include bioretention, infiltration, and media filter with absorption
(Source V 11.11b - SCVURRP, 2004).
Impact Analysis. Project storm drainage could affect water quality, and grading could result in
erosion if not properly managed. With the new cul-de-sac and street widening on Union
Avenue, new impervious surfacing will exceed 10,000 square feet, and the project will be
required to comply with NPDES requirements that require post-project runoff not exceed
pre-project levels. The Town of Los Gatos staff has indicated that the preliminary level of
detail that has been provided by the applicant is adequate for a tentative map application in
order to determine that the project can comply with NPDES requirements. Onsite detention
and water treatment can be achieved through various means, including infiltration swales,
pervious paving for driveways and/or mechanical structures that are placed underground.
The location and type of treatment will be determined and approved by the Town Engineer.
The conceptual plan includes a series of shallow gravel basins on each lot prior to discharge
into a storm drain along the northern site boundary. Further details and calculations will be
required and reviewed by the Town Engineer prior to issuance of any permits for future
homes. The Town's engineering staff reviewed the preliminary drainage plan and found it to
be an acceptable approach.
The Town of Los Gatos has a standard condition of approval that requires preparation of a
Storm Water Management Plan that identifies source control measures and BMPs that
demonstrate compliance with NPDES requirements. In addition to preparation of
stormwater drainage plan, the Town's standard "Santa Clara County Valley Nonpoint
Source Pollution Control Program Sheet" is required to be included in project plans. The
Conditions of Approval for the proposed project also include preparation and
implementation of an erosion control plan for interim and final erosion control. Thus, as
planned and conditioned, potential water quality impacts would be considered less-than-
significant.
75928 Union Avenue Initial Study 28 7/ 7 3/09
d, g-h) Flood Hazards. The Federal Emergency Management Agency (FENT IA) Flood Insurance Rate
Maps for the Town of Los Gatos do not extend to the project area. The project site is not located
within a FEVIA-mapped 100-year floodplain (Source VH.1-Town of Los Gatos, 2000).
9. LAND USE AND PLANNING Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan, policy, or ❑ ❑ ❑ IZ
regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation ❑ ❑ ❑
plan or natural community conservation plan?
The project site is located within a developed residential neighborhood and represents urban infill
development. The Los Gatos General Plan designates the project site as "Low Density Residential,"
which allows for residential uses at densities of 0 to S units per net acre. The proposed density is 3.2
units per acre and within the allowable density range.
a) Division of an Established Community. The project is a residential project that would be located within
an existing residential neighborhood. As such, it would not divide an established community and no
impact would result with implementation of the proposed project.
b-c) Conflicts with Plans. Review of the Town's General Plan reveals that the proposed project would
not conflict with any applicable policy adopted for the purpose of avoiding or mitigating an
environmental effect. There are no habitat conservation plans or natural community conservation
plans that apply to the project site.
7 5928 Union Avenue Initial Study 29 7/73/09
j
10. MINERAL RESOURCES Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Result in the loss of availability of a known mineral ❑ ❑ ❑ ■
resource that would be of value to the region and
the residents of the state? (Source V11.1)
b) Result in the loss of availability of a locally ❑ ❑ ❑
important mineral resource recovery site
delineated on a local general plan, specific plan or
other land use plan?
The Los Gatos General Plan does not identify any regionally or locally-important mineral resources
on the project site or in its vicinity.
11. NOISE Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project result in: Incorporated
a) Exposure of persons to or generation of noise ❑ ❑ ❑
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies? (Source
VI1.1)
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
❑ ❑ ❑ ■
❑ ❑ ■ ❑
❑ ❑ ■ ❑
75928 Union Avenue Initial Study 30 7173109
11. NOISE
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
Would the project result in:
Incorporated
e) For a project located within an airport land use
❑
❑
❑
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of an airstrip, would ❑ ❑ ❑
the project expose people residing or working in
the project area to excessive noise levels?
a-b) Exposure to Noise. The project site is located within a developed residential neighborhood.
According to the Town's General Plan, the area along Blossom Hill Road is subject to noise levels of
60-65 decibels, Ldn, but the project site is outside this area. Project residents are not expected to be
subjected to noise levels that exceed standards for residential developments.
c) Permanent Noise Increases. Future residential development would not result in creation of a
substantial new noise source as the site is currently developed with a residential use within a
developed residential neighborhood. The net increase of two residential units would not involve uses
or activities that would result in a substantial permanent increase in ambient noise levels. Noise
increases associated with the project would result from residential activities on the project site as well
as from traffic increases associated with the project. Noise generated by project residential activities
would be similar to noise generated by adjacent or nearby residential uses and would not conflict
with the existing residential noise environment in the neighborhood. Increased traffic would be
minor and would not be of the volume that would significantly or measurably increase ambient
noise levels in the project vicinity.
d) Temporary Noise Increases. The Town Noise Ordinance (Chapter 16) restricts construction activities
to the hours of 8:00 a.m. to 8:00 p.m. on weekdays and 9:00 a.m. to 7:00 p.m. on weekends and
holidays. This ordinance also limits construction noise to 85 dBA at the property line or 85 dBA at 25
feet.
Impact Analysis. Project construction would result in temporary short-term noise increases due
to the operation of heavy equipment. Construction noise sources range from about 82 to 90
dBA at 25 feet for most types of construction equipment, and slightly higher levels of about
94 to 97 dBA at 25 feet for certain types of earthmoving and impact equipment. If noise
controls are installed on construction equipment, the noise levels could be reduced to 80 to 85
dBA at 25 feet, depending on the type of equipment. With controls, construction noise levels
could be made to comply with the Town Noise Ordinance.
7 5928 Union Avenue Initial Study 31 7/73/09
Residential uses are generally considered to be noise-sensitive uses or sensitive receptors.
Significant construction noise levels would only occur for a short period when grading
equipment is operating immediately adjacent to these homes, not during the entire project
construction period. Construction-related noise increases could be significant periodically,
especially to residences immediately adjacent to the project on the north. Enforcement of time
restrictions and noise level standards contained in the Town Noise Ordinance will be
required as a standard Project Condition of Approval. Thus, construction-related noise is
considered a less-than-significant impact.
POPULATION AND HOUSING
12
Potentially
Less Than
Less Than
No
.
Significant
Significant
Significant
Impact
Impact
With
Impact
Would the project;
Mitigation
Incorporated
a) Induce substantial population growth in an area,
❑
❑
❑
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing,
❑
❑
•
❑
necessitating the construction of replacement
housing elsewhere?
c) Displace substantial numbers of people,
❑
❑
❑
•
necessitating the construction of replacement
housing elsewhere?
The project would replace one existing residential unit with three single-family homes, resulting in a
net increase of two residential units could generate approximately 16 new residents. The project's net
addition of 5-6 persons, which would not represent substantial population growth compared to the
Towns current population of 30,296 (as indicated by the California Department Finance). The
additional population would be within the Town's 2005 population estimate of 35,700 as projected by
the Association of Bay Area Governments (ABAG). Such increases in population also would be
within ABAG's projected five percent growth rate between 2000 and 2015, and would not represent a
significant increase in local or regional population. Project population increases are not considered
substantial, and since surrounding lands are already developed, the project would not be considered
growth-inducing. Although one existing older home on the project site will be demolished, three
new homes will be constructed.
75928 Union Avenue Initial Study 32 7/73/09
1 3. PUBLIC SERVICES Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project result in: Incorporated
Substantial adverse physical impacts associated with
the provision of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
a)
Fire protection?
p
0
b)
Police protection?
p
c)
Schools?
❑
®
® ❑
d)
Parks?
p
0
11
e)
Other public facilities?
p
0
13
(a-b) Fire and Police Protection Services. Services have been provided to the existing residential unit on
the project site. The project would not significantly increase demand for public services since services
are already provided to the existing use on the site and other development in the project vicinity. As
infill development, the project will have no measurable effect on existing public services in that the
increase will not require expansion or construction of new facilities for services that serve the project.
The Santa Clara Fire Department has reviewed the proposed site plan for site access and fire flows,
and the project appears to meet department specifications with implementation of conditions
regarding access and installation of fire hydrants- Thus, the proposed project would not result in
significant impacts to fire and police protection services.
c Schools. The proposed project would result in a minor increase local population with a net
increase of two residential units. This will result in a minor increase in student enrollments in all
grades in the Los Gatos Union School District and Los Gatos-Saratoga Union High School District.
According to District staff,' all schools serving the project are at or close to capacity, although there is
additional capacity within the Los Gatos Union School District at other schools within the district.
"`Santa Clara County Fire Department, Development Review Comments, 15928 Union Avenue, Plan Review
Number 08 3203, File Number M-08-013. November 13, 2008.
6 Donna Dorsey, Los Gatos Union School District and Jane Marashian, Los Gatos-Saratoga Union High School
District, personal communication, February 2009.
75928 Union Avenue Initial Study 33 7/73/09
The project applicant will be required to pay a "developer fee" that goes to the School Districts to
offset potential additional costs associated with school facilities. The project's contribution of school-
aged children is expected to be minimal due to minor increase of two single-family homes. This level
of increased enrollment is not expected to result in substantial adverse physical impacts to existing
schools or result in the need for construction of a new school facility that could result in additional
environmental impacts. Thus, the project would not result in significant impacts to existing school
facilities. The school districts have initiated a joint demographic study to review student enrollment
and projections for the future,
d Perks. See discussion that follows below under section 14-Recreation, regarding the project's
impact on local parks.
14. RECREATION
Potentially
Less Than
Less Than No
Significant
Significant
Significant Impact
Impact
With
Impact
Mitigation
Would the project:
Incorporated
a) Increase the use of existing neighborhood and
❑
❑
■ ❑
regional parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or
❑
❑
❑ ■
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
The proposed net addition of two residential units would add approximately 5-6 persons to the area,
and thereby incrementally increase demand for recreational facilities. The project's incremental
population increase is not considered significant given the small number in relation to the remaining
citywide population, and the population increase would not result in use that would result in a
substantial deterioration of facilities. The project is close to existing recreational facilities such as
Blossom Hill Park as well as the nearby Vasona Lake County Park.
75928 Union Avenue Initial Study 34 7/73/09
15. TRANS PO RTATION/TRAFFIC Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project; Incorporated
a) Cause an increase in traffic which is substantial in ❑ ❑ ® ❑
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level ❑ ❑ ❑
of service standard established by the county
congestion management agency for designated
roads or highways?
c) Result in a change in air traffic patterns, including ❑ ❑ ❑
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design ❑ ❑ ❑
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑
f) Result in inadequate parking capacity? ❑ ❑ ❑
g) Conflict with adopted policies, plans, or programs ❑ ❑ ❑
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
a) Traffic. The project site is located off of the Union Avenue / Blossom Hill intersection. The Town's
Traffic Impact Policy (Resolution 1991-174) specifies that a project with a traffic impact of 19 or less
additional A-M or PM peak hour trips could be approved without a comprehensive traffic report if it
is determined that the benefits of the project to the Town would outweigh the impact of increased
traffic. However, the project would be subject to payment of a traffic mitigation fee.
The proposed project would result in a net increase of 20 trips per day with approximately 2 trips
during the A-M and PM peak hours. According to the Town's traffic determination, traffic generated
by the proposed project would represent a minor impact and no additional traffic studies would be
required. This number of increased trips from the project site would not have a measurable or
significant impact on traffic operations at vicinity intersections.
7 5928 Union Avenue Initial Study 35 7/13/09
r
d-e) Access. The proposed project includes a cul-de-sac onto the site from Panorama Way. The Santa
Clara County Fire Department has conducted a development review of the project plans and
provides specific design requirements for the proposed private access road. The Town and Fire
Department will review the proposed private roadway design to ensure that it confcrmns with t':e4r
respective requirements.
16. UTILITIES AND SERVICE SYSTEMS Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Would the project: Incorporated
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state and local statutes and
regulations related to solid waste?
❑ ❑ ❑ ■
❑ ❑ ■ ❑
❑ ❑ ❑ •
❑ ❑ ■ ❑
❑ ❑ ❑ ■
❑ ❑ ■ ❑
❑ ❑ ❑ •
75928 Union Avenue Initial Study 36 7/13/09
Utilities are currently provided to existing development on the project site. Utilities and service
system operators indicated that no major off-site utility improvements are expected to be required.
The project applicant will be required to install one public fire hydrant on-site, and other utilities
(electrical, gas, telephone, cable TV, storm drainage facilities) IA7ill be upgraded as necessary.
(a, b, e) Wastewater Collection and Treatment. Wastewater collection to the Town of Los Gatos and the
project site is provided by the West Valley Sanitation District. The District provides sewer
maintenance, repair and rehabilitation throughout its service area, as well as storm drain
maintenance. Wastewater treatment is provided at the San Jose/Santa Clara Water Pollution Control
Plant that serves over 1.5 million people. Treated wastewater is far less than the plant's capacity
according to a background report prepared as part of the Town's General Plan update.'
b d Water Supply. Water Service is provided by the San Jose Water Company. The Company's water
supplies are comprised of groundwater, imported surface water, and surface water collected in the
Santa Cruz Mountains. According to Water Company staff, adequate water supply and
infrastructure capacity exists to serve the project area.'
(f) Solid Waste Disposal Solid waste collection and recycling service to the project site is provided by
West Valley Collection & Recycling. Refuse is disposed at the Guadalupe Landfill, located in the City
of San Jose. According to recent Santa Clara County reviews as required by the State of California,
this landfill had a remaining life of approximately 25 years.'
16. MANDATORY FINDINGS OF
Potentially
Less Than Less Than No
SIGNFICANCE
Significant
Significant Significant Impact
Impact
With Impact
Does the project:
Mitigation
Incorporated
a) Have the potential to degrade the quality of the
❑
® ❑
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
7 Design, Community and Environment. February 12, 2009. "Town of Los Gatos General Plan Update
Background Report.
8 Jim Bariteau, San Jose Water Company , personal communication, February 2009.
9 County of Santa Clara. August 22, 2007. "Five-Year CIWMP/RAIWMP Review Report," submitted to
California Integrated Waste Management Board,
75923 Union Avenue Initial Study 37 7/ 7 3/09
16. MANDATORY FINDINGS OF Potentially Less Than Less Than No
SIGNFICANCE Significant Significant Significant Impact
Impact With Impact
Does the project: Mitigation
Incorporated
b) Have impacts that are individually limited, but ❑ ❑ ❑
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects?)
c) Have environmental effects which will cause ❑ ❑ ❑
substantial adverse effects on human beings,
either directly or indirectly?
As discussed in this Initial Study, the proposed project will not result in significant impacts to
biological or cultural resources, is of a limited scale and will not degrade the quality of the
environment or result in significant biological or cultural impacts. No environmental impacts have
been identified which would have direct or indirect adverse effects on human beings.
There are two small residential projects in the Union Road/Blossom Hill Road area, but there are no
significant cumulative impacts. A recent traffic study found no significant traffic impacts with
cumulative projects in the general area (Source V-H.12 - T KM, August 2008). Cumulative global
climate change impacts are addressed below.
Global Climate Change. The subject of global climate change has gained increasing statewide, national
and international attention. Reports released by the State of California indicate that climate change
could have profound impacts on California's water supply and usage in addition to other
environmental and ecosystem effects. In the recent report prepared by the California Climate Change
Center, "Our Changing Climate: Assessing the Risks to California" (2006), the state's top scientists
consider global warming to be a very serious issue requiring changes in resource, water supply and
public health management. Natural processes and human activities such as fossil fuel combustion,
deforestation and other changes in land use are resulting in the accumulation of greenhouse gases
(GHGs) such as carbon dioxide (CO2) in the atmosphere. An increase in GHG emissions is said to
result in an increase in the earth's average surface temperature, commonly referred to as global
warming which is expected to affect weather patterns, average sea level, ocean acidification and
precipitation rates,io
t° Jones & Stokes. August 2007. "Addressing Climate Change in NEPA and CEQA Documents."
15928 Union Avenue Initial Study 38 7/73/09
California is a substantial contributor of global greenhouse gases, emitting over 400 million tons of
carbon dioxide (CO,) a year.11 Greenhouse gases are global in their effect. Because primary
greenhouse gases have a long lifetime in the atmosphere, accumulate over time, and are generally
well mixed, their impact on the atmosphere is mostly independent of the point of emission. Although
GHG emissions are not currently addressed in federal regulations, the State of California recently
passed the Global Warming Solutions Act of 2006 (AB32), which seeks to reduce GHG emission
generated by California. The Governor's Executive Order 5-3-05 and AB 32 (Health & Safety Code, §
38501 et seq.) both seek to achieve 1990 emissions levels by the year 2020. Executive Order S-3-05
goes even further than AB 32, and requires that by 2050 California's GHG emissions be 80% below
1990 levels. AB 32 defines GHGs to include carbon dioxide, methane, nitrous oxide, hydrocarbons,
perfluorocarbons and sulfur hexafluoride.
The California Air Resources Board (CARB) is the lead agency for implementing AB32. CARB
identified 36 "early actions to mitigate climate change in California" in April 2007 as required by AB
32. These actions relate to low carbon and other fuel standards, improved methane capture at
landfills, agricultural measures, reduction of hydrocarbons and perfluorocarbonds from specified
industries, energy efficiency, and a variety of transportation-related actions.
In accordance with provisions of AB 32, CARB has completed a statewide Greenhouse Gas (GHG)
Inventory that provides estimates of the amount of GHGs emitted to, and removed from, the
atmosphere by human activities within California. The inventory includes estimates for carbon
dioxide (C02), methane (CH4), nitrous oxide (N20), sulfur hexafluoride (SF6), hydrofluorocarbons
(HFCs) and perfluorocarbons (PFCs), which often are referred to as the "six Kyoto gases." The current
GHG Inventory covers years 1990 to 2004. Based on review of this inventory, in December 2007
CARB approved a 2020 emissions limit of 427 million metric tons, which is equivalent to the 1990
emissions level. A preliminary estimate of approximately 600 million metric tons has been estimated
for 2020 without reductions. However, the preliminary numbers indicate that the difference between
1990 emissions level and ARB's preliminary estimate for 2020 emissions is 172 million metric tons
(Source VII.130.
In accordance with requirements of AB32, a Scoping Plan was released in October 2008 and adopted
by CARB in December 2008. Key elements for reducing the state's greenhouse emissions to 1990
levels by 2020 include:
Expanding and strengthening existing energy efficiency programs as well as building
and appliance standards;
Achieving a statewide renewables energy mix of 33 percent;
■ Developing a California cap-and-trade program that links with other Western Climate
Initiative partner programs to create a regional market system;
Establishing targets for transportation-related greenhouse gas emissions for regions
throughout California, and pursuing policies and incentives to achieve those targets; a
• Adopting and implementing measures pursuant to existing State laws and policies,
11 Air Resources Board 1990 to 2004 State Inventory (November 2007).
15928 Union Avenue Initial Study 39 7/13/09
">a
including California's clean car standards, goods movement measures, and the Low
Carbon fuel Standard; and
■ Creating targeted fees, including a public goods charge on water use, fees on high global
warming potential gases, and a fee to fund the administrative costs of the State's long-
term commitment to AB 32 implementation (Source V.13e).
The Scoping Plan identifies 18 emissions reduction measures that address cap-and-trade programs,
vehicle gas standards, energy efficiency, low carbon fuel standards, renewable energy, regional
transportation-related greenhouse gas targets, vehicle efficiency measures, goods movement, solar
roofs program, industrial emissions, high speed rail, green building strategy, recycling, sustainable
forests, water and air (Source V.13e).
Final CARB regulations are not due until January 1, 2011, and will not be operative until January 1,
2012. By the former date, CARB must adopt "greenhouse gas emissions limits and emissions
reductions measures to achieve the maximum technologically feasible and cost-effective
reductions in greenhouse gas emissions in furtherance of achieving the statewide greenhouse gas
emissions limit[.]" (Health & Safety Code, § 38562(a).)
Cumulative Impact Analysis. Global climate change impacts are a result of cumulative emissions
from human activities in the region, the state and the world. Cumulative development and
growth in the area would contribute primarily indirect emissions of GHGs that in
conjunction with other global emissions, would contribute to global climate change. Given
international concerns and the state of California's recent laws and indication of the serious
nature of this issue, cumulative impacts related to global climate change are considered
significant.
Cumulative development and growth in the project region would primarily contribute
indirect emissions of GHGs, which in conjunction with other global emissions, would
contribute to global climate change. The proposed project's incremental increase in GHG
emissions is not considered cumulatively considerable. It is expected that GHG emissions
would be partially offset by the incorporation of energy and water conserving features and
designs that would be required under City and State building regulations. Additionally, the
proposed project will replace an existing older structure that will be subject to stricter
building code requirements than were in effect when the existing structure was constructed.
The net increase of two residential units would not be considered cumulatively considerable
given the small amount of emissions in comparison to state and global emissions.
Furthermore, the project was formerly rated with a high score regarding its "green" rating.12
Therefore, the project's incremental effect on global climate change would not be
cumulatively considerable, and no further analysis or quantification of GHG emissions was
deemed warranted.
12 Build It Green. June 24, 2008. Letter to Town of Los Gatos Planning Commission.
75928 Union Avenue Initial Study 40 7/ 7 3/09
Vil. Source References
1. Town of Los Gatos. July 2000. Town of Los Gatos General Plan 2000.
2. Nolan Associates. January 30, 1999. "Geotechnical and Seismic Safety Element Working
Paper, Town of Lost Gatos, General Plan Update. Prepared for Robert Bein, William Frost &
Associates,
3. Town of Los Gatos. Planning Commission Staff Report. Meeting Date: February 25, 2009.
Item 2.
4. Bay Area Air Quality Management District (BAAQMD). December 1999. BAAQMD CEQA
Guidelines -Assessing the Air Quality Impacts of Projects and Plans.
5. California Department of Conservation. 2007 "Farmland Mapping & Monitoring Program."
http://"f~ v.conservation ca aov/dlrp/fmmp/Pages/Index aspx
6. California Environmental Protection Agency. 2009. "Cortese List Data Resources."
hn://www.calel2a.ca.gov/sitecleanup/corteselist/default.htm
7. Arbor Resources. November 18, 2008. "A Tree Inventory and Review of a Proposed Three-
Lot Subdivision at 15928 Union Avenue, Los Gatos, California."
8. EcoSystems West Consulting Group. June 5, 2009. 'Biotic Assessment for the Proposed
Development of 15928 Union Avenue, Los Gatos, Santa Clara County, California (APN 527-
42-008).
9. Pacific Legacy. May 22, 2009. "Archaeological Report for 1928 Union Avenue, Los Gatos,
CA."
10. RC Consulting Engineers, Inc. January 23, 2009. Letter to Town of Los Gatos regarding
structural elements of the existing onsite home.
11. Santa Clara Valley Urban Runoff Pollution Prevention Program.
a) November 2008. "Executive Summary - FY 2007-2008 Annual Report."
b) May 2004. C.3 Stormwater Handbook - Guidance for Implementing Stormwater Requirements
for New and Redevelopment Projects and May 2006 "Updates."
12. TJKM Transportation Consultants. August 26, 2008, "Final Traffic Impact Study for the
Proposed Mixed-use Development at 15400 Los Gatos Boulevard In The Town of Los Gatos."
15928 Union Avenue Initial Study 41 7/73/09
fi
13, Global Climate Change References:
a) California Governor's Office of Planning and Research. June 19, 2008. "CEQA and
Climate Change: Addressing Climate Change Through California Environmental
Quality Act (CEQA) Review."
b) California Governor's Office of Planning and Research. April 13, 2009. Proposed
SB97 CEQA Guidelines Amendments and Transmittal Letter Submitted to the
Natural Resources Agency.
c) California Air Pollution Control Officers Association. January 2008. "CEQA &
Climate Change."
d) California Air Resources Board. October 2008. Climate Change Proposed Scoping Plan
-.A Framework for Change."
e) California Air Resources Board. October 24, 2008. "Preliminary Draft Staff Proposal
- Recommended Approaches for Setting Interim Significance Thresholds for
Greenhouse Gases under the California Environmental Quality Act."
f) California Air Resources Board. November 16, 2007. "Staff Report - California 1990
Greenhouse Gas Emissions Level and 2020 Emissions Limit."
7 5928 Union Avenue Initial Study 42 7113109
FILING FEES
5321.00 Residential
51,288.00 per Commercial, Multi-
family or Tentative Alap Appeal
Town of L(,., Gatos
Office of the Toy
110 E. Main St., Las A 5~0
APPEAL OF PLANNING CONT 11
S IT G O
1, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE PE OR PRINT NEATLY)
DATE Or PLANNING CONWISS ON DECISION: a _t> E-'-a ~'c t (S~ TOM Of LOG GATOS
CLERK DEPARTMENT
PROJECT/ APPLICATION NO:
ADDRESS LOCATION: 1- 5°,Zg
a ~ cl~~-ems
Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission deon inmost matters if the
Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three 3) Council members. Therefore,
please specify how one of those reasons exist in the appeal: ~ARLI-NI 4 t Cdr ~f~l~(~~
I. The Planning Commission cried or abused its discretion because7te?C,.5 Q Fotl,,,~>L L~Sci> To16-z~4 A 3 L0T
V tctil tD~SI rY 1 1TVE Cf t T A 1 NCM-Ko( r,)LTH
?_C-. ~ ~TtWS AT ~2gg C-2 ftc wj K-)q S 0R
2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is
(please attach the new information if possible): OR
The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town
Council: l-,
-Z
IF MORE SPACE IS NEEDED, PLEASE ATTACH ADD[TIONAL SHEETS.
I NVORTANT:
L Appellant is responsible for fees for transcription of minutes. A 5500.00 deposit is required at the time of filing.
2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee.
Deadline is 5:00 p.m. on the 10'h day following the decision, If the 10" day is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday inimcdiately following the 1(' day, usually a Menda.y.
3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
An appeal regarding a Charge of Zone application, or a subdivision map only must be filed wit ' he time limit specified in
the Zoning or Subdivision Code, as applicable, which is different from other appeals.
5. Once filed, the appeal will be heard by the Town Council.
6. If the reason for granting an appeal is the receipt of ne.v information., the application w u fly be returned to the Planning
Commission for reconsideration. l~
PRINTNAM1:: SIGN411~
DA'L'E: ADDRESS
PI !ONE.
cis ~ P ~"oS
rY OFFICIAL USE ONLY *T
DATE OF PUBLIC HEARTIG: CONFIRMATION LETTE2 SENT: Date:
Pending Planning Department Confirmation 1'O APPLICANT & APPELLANT E, Y:
DATE, TO SEND PUBLICATION: DATE OF PUBLICATION:
N~1UL\~FOKl.".S'd'Ia~ningl3DDS-ICF--\APPa - Planning Commission.wPd
)4c),T R-O u~C~c E ic~~t g
~~~._....~_._~__....._._.a. 7iinmq
OK -Cc>
Attachment 5
1 .H.I.S.
DESIGN & DEVELOPMENT RECEIVED
Box 1518, Los Gatos, CA 95031
Fax: 408.354.1823 Tel: 408.354.1863 2 0 0 9
0 W N 0F LOS GATES
110 E. Main Street PLANNING DIVISION
Los Gatos, CA 95030
Attn: Town Council
October 14th 2009
15928 Union Avenue Subsivision.
M-08-13, ND-09-02
The owner of this property originally applied, early in 2008, to divide this parcel into 4
lots and was denied. There was no appeal. This is a new proposal for a 3 lot subdivision
of the same property.
This new 3 Lot proposal was originally scheduled for hearing on January 28t", 2009, but
was continued because two neighbors could not attend, It was heard one month later
on February 25th but was continued for a variety of reasons At their meeting, six
months later, on August 26t", the Planning Commission's motion for denial of the
Application was based on State Subdivision Map Act findings (c), (d).
We have appealed because we believed that they erred in a number of ways:
Firstly: the factual evidence overwhelmingly supports Non-Denial on all counts:
(c) The site is not Physically Suitable for the TYPE OF DEVELOPMENT
We have shown that the Site can easily support the proposed Type of
Development requested [namely 3 Single Family building sites]. Each
Site will be 100% compliant with all Town of Los Gatos Codes and
Ordinances and will provide exceptional separation from all existing
neighboring homes and between the proposed homes themselves in
the way in which the subdivision is configured.
(d) The site is not Physically Suitable for the DENSITY OF DEVELOPMENT
• On an almost totally flat parcel, over 32,000 sq ft [net after
dedications] 4 lots are warranted from a pure 'Density' perspective in
the R1:8 Zoning district. We have proposed only 3 lots in this
submission. The lot sizes [2 at 10,400 and 1 at over 12,000 sq ft] are
fully compatible with neighboring lots which range from 8,000 to
20,000 sq ft and average 11,000.
Secondly: This proposal is fully supported by Town of Los Gatos Planning, Engineering,
Building Depts, and the County Fire Dept. A Soils report was prepared and an Initial
CEQA Study was commissioned and routed through the state clearinghouse to make
certain that there were no comments from other State Agencies. It, and the
associated Mitigated Neg. Dec. stated unequivocally that there were NO issues that
could be considered as providing a rationale that would warrant denial of the proposal.
Finally: The Planning Commissioners did not give any reasons as to what physical
characteristics of the site itself would preclude such a split into 3 single family
residential sites.
Note: The Planning Commission also ignored its own Direction on this Proposal which,
although not strictly "erring" is certainly misleading and inappropriate.
1. The Planning Commission has consistently expressed a desire for 3 Lots:
• Micciche: Hearing date: 1/28/09 Pg 3 Lines 19 - 20, Pg 4 Lines 12 - 13.
"(3 lots) was kind of where we were asking the direction to go".
"As I recall (at the 4 lot application) we directed it to go to 3 (lots)",
• S. Davis: Hearing date: 2/25/09 - Staff Report Pg 2 Lines 14 - 17.
"There was a previous proposal to subdivide this property into 4 lots and the
Planning Commission denied that in June 2008 and the Applicant was directed to
reduce the subdivision to 3 lots."
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 19-24
"This seems to be a project that's going to have to be full of compromises on
both sides. The developer wants 4 (lots), the neighbors want 2 and We've come
in with 3."
2. After neighbor testimony, they also strongly advised including a sidewalk for a
37ft cul-de-sac and recommended an Initial CEQA Study to facilitate it.
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 22 - 24, Pg 50 Lines 1 - 7
"There has been some very good thought put into the configuration of these 3
lots to accommodate some of the neighbors' concerns. But one of the big
concerns of the neighbors is the cul-de-sac and sidewalk which is a concession
that the Applicant was prepared to make... I think it (the 37ft cul-de-sac with
sidewalk) would have been good for the neighbors and I can't see supporting
42ft now. I think, coming back to compromise, we have to fulfill the CEQA
requirement (to pave the way for the 37ft cul-de-sac)."
• Talisfore: Hearing date: 2/25/09 Pg 58 Lines 15 - 17
"What we have before us in the 3 lot configuration is pretty well thought out
and I liked the 32ft radius with the sidewalk for the neighborhood added. (37ft
total). I'm concerned that (if they come back with a 42ft cul-de-sac), we'll see
something we don't like and they're still going to have to go through CEQA".
After this strong Initial Direction the Planning Commission wavered and lost focus. It
may well be that the prolonged timeline of this series of proposals (from early 2008)
with false starts, continuations and CEQA studies may have caused some details to get
a little fuzzy, but the original overall thrust of their directive was clear:
• Compromise with 3 lots for the subdivision.
• Compromise with a sidewalk round the 32ft Cul-de-Sac (37ft total).
• Compromise - spend the time and money for a CEQA study to make it happen.
A developer must rely on some constant for guidance:
• Staff for the criteria by which to design any project.
• CEQA studies (if required) to examine the overall impact of the project.
• Direction from the Planning Commission as to how to proceed on details.
In return there is a not unreasonable expectation that:
® If the design criteria and all applicable codes are complied with;
® If the CEQA experts answer all questions and recommend approval,
• And if explicit direction from the Planning Commission is followed;
Then the resulting resubmission should be given VERY serious consideration. In
this instance there was none.
With this proposal the neighbors on Panorama are getting a new cul-de-sac with
a sidewalk around it, which they requested; separation of all future houses from
existing homes by more than 50 ft; a solution to their existing drainage problem;
and the cul-de-sac lot on Panorama with a width of 80 ft to match all other lot
widths on Panorama - a concern of theirs from the 4 lot application in 2008.
Where is the Compromise that the neighbors are being asked to make?
I look forward to discussing this in more detail at the Town Council hearing.
Thank you,
Tony Jeans for T.H.I.S. Design
Cc Jeff Grant
T. !e'.S■
DESIGN & DEVELOPMENT _ ;EIVE
Box 1518, Los Gatos, CA 95031
n 0091:
Fax; 408,354,1823 Tel; 408.354.1863 i + %-TIOWN OF LOS GATOS
110 E. Main Street PLANNING DIVISION
Los Gatos, CA 95030
Attn: Town Council
October 15th 2009
15928 Union Avenue Subsivision.
M-08-13, ND-09-02
The owner of this property originally applied, early in 2008, to divide this parcel into 4
lots and was denied. There was no appeal. This is a new proposal for a 3 lot subdivision
of the some property.
This new 3 Lot proposal was originally scheduled for hearing on January 28th, 2009, but
was continued because two neighbors could not attend. It was heard one month later
on February 25th but was continued for a variety of reasons At their meeting, six
months later, on August 26t", the Planning Commission's motion for denial of the
Application was based on State Subdivision Map Act findings (c), (d).
We have appealed because we believed that they erred in a number of ways:
Firstly: the factual evidence overwhelmingly supports Non-Denial on all counts:
(c) The site is not Physically Suitable for the TYPE OF DEVELOPMENT
® We have shown'that the Site can easily support the proposed Type of
Development requested [namely 3 Single Family building sites]. Each
Site will be 100% compliant with all Town Codes and Ordinances and
will provide View Corridors to the hills and exceptional separation
from all existing neighboring homes and between the proposed homes
themselves with this subdivision configuration. See View Attachment.
(d) The site is not Physically Suitable for the DENSITY OF DEVELOPMENT
On an almost totally flat parcel, over 32,000 sq ft [net after
dedications] 4 lots are warranted from a pure 'Density' perspective in
the R1:8 Zoning district. We have proposed only 3 lots in this
submission. The lot sizes [2 at 10,400 and 1 at over 12,000 sq ft] are
fully compatible with neighboring lots which range from 8,000 to
20,000 sq ft and average 11,000. See Compatibility Attachment.
Secondly: This proposal is fully supported by Town of Los Gatos Planning, Engineering,
Building Depts. and the County Fire Dept. A Soils report was prepared and an Initial
CEQA Study was commissioned and routed through the state clearinghouse to make
certain that there were no comments from other State Agencies. It, and the
associated Mitigated Neg. Dec. stated unequivocally that there were NO issues that
could be considered as providing a rationale that would warrant denial of the proposal.
Finally: The Planning Commissioners did not give any reasons as to what physical
characteristics of the site itself would preclude such a split into 3 single family
residential sites.
Note: The Planning Commission also ignored its own Direction on this Proposal which,
although not strictly "erring" is certainly misleading and inappropriate.
1. The Planning Commission has consistently expressed a desire for 3 Lots:
• Micciche: Hearing date: 1/28/09 Pg 3 Lines 19 - 20, Pg 4 Lines 12 - 13.
"(3 lots) was kind of where we were asking the direction to go".
"As I recall (at the 4 lot application) we directed it to go to 3 (lots)".
• S. Davis: Hearing date: 2/25/09 - Staff Report Pg 2 Lines 14 - 17.
"There was a previous proposal to subdivide this property into 4 lots and the
Planning Commission denied that in June 2008 and the Applicant was directed to
reduce the subdivision to 3 lots."
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 19-24
"This seems to be a project that's going to have to be full of compromises on
both sides. The developer wants 4 (lots), the neighbors want 2 and We've come
in with 3."
2. After neighbor testimony, they also strongly advised including a sidewalk for a
37ft cul-de-sac and recommended an Initial CEQA Study to facilitate it.
• Bourgeois: Hearing date: 2/25/09 Pg 49 Lines 22 - 24, Pg 50 Lines 1 - 7
"There has been some very good thought put into the configuration of these 3
lots to accommodate some of the neighbors' concerns. But one of the big
concerns of the neighbors is the cul-de-sac and sidewalk which is a concession
that the Applicant was prepared to make... I think it (the 37ft cul-de-sac with
sidewalk) would have been good for the neighbors and I can't see supporting
42ft now. I think, coming back to compromise, we have to fulfill the CEQA
requirement (to pave the way for the 37ft cukde-sac)."
• Talisfore: Hearing date: 2/25/09 Pg 58 Lines 15 - 17
"What we have before us in the 3 lot configuration is pretty well thought out
and I liked the 32ft radius with the sidewalk for the neighborhood added. (37ft
total). I'm concerned that (if they come back with a 42ft cul-de-sac), we'll see
something we don't like and they're still going to have to go through CEQA".
After this strong Initial Direction the Planning Commission wavered and lost focus. It
may well be that the prolonged timeline of this series of proposals (from early 2008)
with false starts, continuations and CEQA studies may have caused some details to get
a little fuzzy, but the original overall thrust of their directive was clear:
• Compromise with 3 lots for the subdivision.
• Compromise with a sidewalk round the 32ft Cul-de-Sac (37ft total).
• Compromise - spend the time and money for a CEQA study to make it happen.
A developer must rely on some constant for guidance:
® Staff for the criteria by which to design any project.
® CEQA studies (if required) to examine the overall impact of the project.
• Direction from the Planning Commission as to how to proceed on details.
In return there is a not unreasonable expectation that:
• If the design criteria and all applicable codes are complied with;
• If the CEQA experts answer all questions and recommend approval;
• And if explicit direction from the Planning Commission is followed;
Then the resulting resubmission should be given VERY serious consideration. In
this instance there was none.
With this proposal the neighbors on Panorama are getting a new.cul-de-sac with
a sidewalk around it, which they requested; separation of all future houses from
existing homes by more than 50 ft; a solution to their existing drainage problem;
and the cul-de-sac lot on Panorama with a width of 80 ft to match all other lot
widths on Panorama - a concern of theirs from the 4 lot application in 2008.
Where is the Compromise that the neighbors are being asked to make?
I look forward to discussing this in more detail at the Town Council hearing.
Thank you,
Tony Jeans for T.H.I.S. Design
Cc Jeff Grant
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TOWN OF LOS GATOS ITEM NO: 2
PLANNING COAIMISSIO\ STAFF REPORT DESK ITEM
s.o 'Meeting Date: August 26, 2009
PREPARED BY: Suzanne Davis. Associate Planner
APPLICATION NO.: S-08-30. M-08-13
LOCATION: 1928 Union Avenue (east side of union Avenue just north of
Leewood Court)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWi~1ER: 217 O'Connor LLC
APPLICATION
SUMMARY: Requesting approval to demolish an existing single family residence,
to subdivide a .93 acre parcel into three lots on property zoned R-1:8.
APN 527-42-008.
DEEMED COMPLETE: July 13, 2009
FINAL DATE TO TAKE ACTION: September 1, 2009
EXHIBITS: 1.-30.
Previously received
31.
Revised Mitigated Negative Declaration (two pages)
32.
Response to comments on environmental documents (four
Pagel)
33.
Letter from John Schwarz (two pages), received August 25.
2009
34.
Petition from Panorama Way residents (two pages), received
August 26, 2009
35.
Letter from Geoff Mitchell (one page «-ith seven page
attachment), received August 26, 2009
DISCUSSION:
The Mitigated Negative Declaration (BIND) that was attached to the staff report included
language that was not related to the project under impact ("Future dredge and potential bridge
construction «-ith connecting paths could result in disturbance to nesting birds..."). The
statement has been corrected to read: "The removal of trees and vegetation from the proposed
project area may adversely affect nesting birds and/or raptors or roosting bat species if they are
on the site." (see Exhibit 31). Although it is not required by CEQA, staff has prepared a
response to the comments received on the environmental documents (see Exhibit 32).
Attachment 7
Planning Commission Staff Report Addendum - Page 2
15928 Union Avenue/M-08-13, S-08-30
January 28, 2009
Exhibits 33 and 35 are letters received from neighbors following printing and distribution of the
staff report. The first addresses the findings from the State Subdivision Map Act and the second
reiterates a concern about neighborhood compatibility.
Exhibit 34 is a petition from residents on Panorama Way objecting to a reduced cul-de-sac. The
Commission has the option to conditionally approve the subdivision with a conforming cul-de-
sac as shown on sheet TM-2 of the development plans (Exhibit 30 to the staff report).
Prepared by:
Suzanne Davis
Associate Planner
Approved by:
Wendie R. Rooney
Director of Community Development
WR: SD:cgt
N:\DEV\REPORTS\2009\Union 169?e-TM-OS?609-dsk.coc
MITIGATED NEGATIVE DECLARATION
The Town of Los Gatos has prepared this Mitigated Negative Declaration for the following
described project:
PROJECT: 15928 Union Avenue
PROJECT LOCATION: 15928 Union Avenue (APN 527-42-008)
APPLICANT: 217 O'Connor LLC
PROJECT DESCRIPTION: The project consists of demolition of an existing house and garage
and a tentative map to create three residential lots. No plans for the new homes have been
submitted, although a conceptual layout plan has been prepared that shows the proposed cul-
de-sac, driveway and building footprint locations. An Architecture and Site approval is required
for demolition of the existing single-family residence. If the subdivision application is approved,
separate Architecture and Site applications will be required for each new residence.
FINDINGS: The Town of Los Gatos Community Development Department has reviewed the
proposed project and has determined, based on the attached Initial Study, that the project will
have a less-than-significant impact on the environment with implementation of mitigation
measures. Consequently, adoption of a Mitigated Negative Declaration is appropriate. An
Environmental Impact Report is not required pursuant to the California Environmental Quality
Act of 1970 (CEQA). This environmental review process was conducted and the attached Initial
Study was prepared in accordance with the State CEQA Guidelines.
BASIS OF FINDINGS: The Initial Study finds that all potentially significant impacts that could
be caused by the project can be reduced to less-than-significant levels with implementation of
mitigation measures as described in the attached Initial Study, agreed to by the project
applicant, and will be incorporated into the project plans and specifications. The following
mltination measures will be incorporated into the rnroject design or as conditions of approval, to
ensure that any potential environmental impacts will not be significant.
Impact
Mitigation
Biological Resources: The removal
of the trees and vegetation from the
MITIGATION MEASURE 1: Avoid tree/vegetation
proposed project area may adversely
removal activities during the breeding bird and bat
affect nesting birds and/or raptors or
season (January 1 to August 31). Conduct
roosting bat species if they are on site.
tree/vegetation removal activities after August and
before January to avoid impacts to potentially nesting
birds and/or roosting bats. If tree/vegetation removal
cannot take place during this time, require a qualified
biologist to conduct breeding bird surveys and
roosting bat surveys no more than 15 days prior to
project activities to determine whether nesting or
roosting activity is taking place on the property. If
nesting/roosting activity is observed, avoid active
nest/roost trees and structures until a qualified
biologist has determined that any young birds have
fledged or young bats are able to fly from roost sites.
Coordinate with a CDFG representatives to establish
EXHIBIT 31
Impact
Mitigation
an appropriate buffer zone around active
nest/roosting trees and/or structures if work cannot
be postponed until young birds and/or bats are able
to fly. If nesting/roosting activity is not observed
during the bird and bat breeding seasons, conduct
tree/vegetation removal activities as soon as possible
after surveys have been completed.
PUBLIC REVIEW PERIOD: Public review of the Initial Study and Mitigated Negative
Declaration is from July 17, 2009 through August 17, 2009. Written comments should be
submitted by August 17, 2009 to:
Suzanne Davis
Town of Los Gatos, Community Development Department
110 East Main Street
Los Gatos, CA 95031
le /P July 17, 2009
By: Wendie R. Rooney, Director of Community Development Date
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Page 1 of 2
Suzanne Davis - Subdivision Findings for 1928 Union Ave. Desk Item
From: "John Schwarz" <jschwarz(cLdavidjpo«,ers.com>
To: <planning@losgatosca.gov>, "Suzanne Davis" <SDavisCosgatosca.gov>
Date: 08/24/2009 5:11 PM
Subject: Subdivision Findings for 15928 Union Ave. Desk Item
CC: "Geoff Mitchell" <gsmC~geoffinitchell.com>, "Thomas Mangano"
<thomas.mangano , verizon.net>
Dear Planning Commissioners:
Thank you again for your time in reviewing this proposed Subdivision and for considering my input. I wanted to
provide some additional thoughts on the Subdivision Map Act Findings. Section 66474 (Chapter 4.
Requirements, Article 1. General) of the Subdivision Map Act states that:
66474. A legislative body of a city or county shall deny approval of a tentative map, or a parcel map for which a
tentative map was not required, if it makes any of the following findings:
(a) That the proposed map is not consistent with applicable general and specific plans as specified in Section
65451.
(b) That the design or improvement of the proposed subdivision is not consistent with applicable general and
specific plans.
(c) That the site is not physically suitable for the type of development.
(d) That the site is not physically suitable for the proposed density of development.
(e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
(f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.
(g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed subdivision. In this connection, the
governing body may approve a map if it finds that alternate easements, for access or for use, will be provided,
and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall
apply only to easements of record or to easements established by judgment of a court of competent jurisdiction
and no authority is hereby granted to a legislative body to determine that the public at large has acquired
easements for access through or use of property within the proposed subdivision.
(Amended by Stats. 1982, Ch. 518.)
As several of us have outlined in our correspondence with the Town, I believe that the findings of Subsections (c)
and (d) do apply to this project.
Regarding Subsection (c):
There was much testimony at the June 2008 and February 2009 Planning Commission hearings regarding the
fact that the site is not large enough (and therefore, "not physically suitable") for 3 or 4 lots. The 15928 Union
Avenue parcel mirrors the original parcels immediately to the north - between Union Avenue and Panorama
Way. Each of these larger parcels was divided many years ago into two parcels, with a larger lot (with one unit)
on Union Avenue, and a smaller lot (with one unit) on Panorama Way. A similar division of the proposed project
site into two lots, with a larger lot on Union and a smaller one at the end of Panorama, would be more compatible
with the physical nature of this site and the existing neighborhood development. Because the site has the same
zoning as the lots on Panorama Way, it would appear that the zoning on this site intends development similar in
character to that between Union Avenue and Panorama Way, north of the site (with two lots between these
streets, each occupied by one single-story structure).
Regarding Subsection (d):
My understanding is that the Town of Los Gatos defines the "neighborhood" of a site by the street from which the
site takes its access - in this case Panorama Way and Union Avenue. The proposed lots and future homes
would not be compatible with the density, mass, and scale of the homes on Panorama Way or Union Avenue.
You have also heard much about the visual change and the blockage of views which would result from the future
homes under the proposed Subdivision. Therefore, 1 believe this site is not "physically suitable for the proposed
density of development."
=IBIT 33
file://C:ADocuments and Settings\sdavis.LOSGATOSCA`,,Local Settings\Temp`,XPGrp'W-... 08;'25'2009
Page 2 of 2
Mr. Jeans, in his August 7, 2009 letter to the Town, has indicated that there is no reason to deny the proposed
Subdivision in accordance with the Subdivision Map Act. It has been portrayed as if the Town's hands are tied. I
do not agree. As you can see from seven Subdivision Map Act Findings above, some of them are subjective, and
the decision regarding whether they apply to this project is yours.
Thank you again for your time and your consideration.
Best regards,
John Schwarz
(408) 623-1595
file://C:Tocuments and Settings\sdavis.LOSGATOSCA\Local Settings\Temp\XPGrpWi... 08/25/2009
a
6 2009 August 21, 2009
Commissioners:
TO';'; i OF LOS G.r`, T OS
We the undersigned residents of Panorama Way are opposed to the 15928 Union Avenue
proposed reduced (37-foot radius R.O.W.) cul-de-sac alternative as outlined in the
applicant's letter of August 7, 2009, on the grounds that it does not provide Panorama
Way with the best neighborhood solutions to safety, parking, and street view corridors.
Please maximize the community benefit and require the full 42-foot radius R.O.W. cul-
de-sac. This will provide a community benefit as the applicant claimed in his benefit
letter of May 1, 2008, "...where neighbors can walk and their kids can safely play."
Panorama Way Residents:
Los Gatos, CA 95032
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EXHIBIT 34
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Dear Planning Commissioners,
Thank you again for the opportunity to provide feedback on the proposed development of 15928 Union
Ave., Architecture and Site Application S-08-30 & Subdivision Application M-08-13.
From the point that the first proposals were submitted, the neighborhoods of both Panorama Way and
Union Avenue have repeatedly spoken out against the idea of more than two lots on this property. By
simply acknowledging that this property is a continuation of Panorama Way and of the homes on Union
Avenue, it is clearly a lot that should be developed following the pattern of the existing homes, lot
sizes and orientations.
When the initial request for four lots was denied, a recommendation was made by counsel that the
developer come back with a proposal for three lots. But three lots remains an unreasonable request
and an inappropriate use of that property.
The builder's efforts to make things fit in order to meet select code guidelines does not mean that the
proposal fits within the existing neighborhood. Their assertion that the proposal is appropriate based
on numbers alone does not take the character of the neighborhood into account. As articulated by the
planning commission at our February 25 meeting this year, meeting code guidelines does not mean
approval. Additional factors are included in a decision made by the planning commission including the
following:
According to the town code of Los Gatos, Article II, Division 3 (Approvals):
Sec. 29.20.150 - Considerations in review of applications.
The deciding body shall consider all relevant matter including, but not limited to, the following:
(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'
Sec. 29.20.160 - Conditions of approval.
(a) ...the deciding body may enforce reasonable requirements more stringent than the
minimum zone requirements, when necessary or appropriate to insure a
development compatible to and harmonious with, the particular neighborhood and the
established uses therein.
If an example could be pointed to as a reason that these two codes exists, it's this situation
The proposed development does not respect nor retain the orientation, location, and open space of the
existing homes and neighborhood. It does not follow nor retain the physical characteristics or
character of the neighborhood. And, it is not compatible nor harmonious with the neighborhood.
Looking at the property from above, from the end of Panorama Way, and from the Union Avenue side,
it's clearly a property meant as a continuation of the existing neighborhoods of Panorama Way and
Union Avenue. And in that light, the planning commission has the right, authority and duty to protect
the existing neighborhood character and uniformity.
The residents will have to live with the decision that is made on this property every day, long after it's
made, and long after the builder walks away from the development after selling the homes.
Please deny the applicant's request for a subdivision of three lots
Respectfully,
Geoff and Linda Mitchell R~ E~
115 Panorama Way
Los Gatos, CA 95032 J .j 2 !IIJ
Attached are additional points and documents for your review and consideration.
EXHIBIT 35
What defines the immediate neighborhood
Both Leewood and Lasuen Court have been referenced during discussions as examples of larger
homes and denser lots the neighborhood. This is inaccurate for both Union Ave. and especially for
Panorama Way.
Leewood and Lausen Courts are inset and isolated developments. Leewood and Lausen Courts connect
to Union Avenue but they are not on Union Avenue and they are not extensions of Union Avenue nor
Panorama Way in any manner. No homes on Leewood or Lausen Courts actually reside on or face
Union Ave.
Although residents of Leewood and Lausen Court cannot speak to the impact of the character of their
streets that this development would have, they are certainly warranted in their concerns regarding
privacy, noise and the retention of trees on the property.
These separate neighborhoods should not be factored into discussions regarding the immediate
neighborhood. It is inaccurate to do so.
The size of the existing homes
References have been made that the size of homes in the neighborhood range from 1,630 - 3,705
square feet and are mostly two stories in height.
Panorama Way consists of 10 single-story 1,500 - 1,900 square foot homes. The adjacent homes
running parallel on Union Avenue are also single story homes. The home adjacent to the property and
my home, on Cambrian View Way, is a 1-story home.
Also note that each of the homes with Union Avenue addresses face Union Avenue, and each of the
homes on Panorama Way face Panorama way.
The larger lots on Union, identical to the larger lots on the opposite side of Union, are deeper lots.
Some have detached garages towards the back. These are not, as some might try and convince you,
homes. They are detached garages.
The consistent pattern of the existing lots and homes on Union Avenue and Panorama Way
The red lines below shows the uniform pattern of lot sizes that exist for each of the homes on Union
Avenue and Panorama Way, and the proposed lot configuration for the 15928 Union Avenue Property.
The proposed development does not respect nor retain the orientation, location, and open space of the
existing homes of the neighborhood. A more reasonable alternative would be honoring and extending
the two-lot configuration as shown below.
The larger adjoining property was denied a request for three lots
The attached 1998 Track diagram from the Santa Clara County Assessor's office shows two lots; the
one at 15928 Union Avenue and an adjacent one running from 14911 Blossom Hill Avenue to 131
Cambrian View Way. The adjoining lot was developed by "The Building Works".
The attached March 19, 1998 correspondence from the Town of Los Gatos Planning Commission (also
on page 87 of the planning commission report) states that a flag lot would not be good planning and
that two lots would be more feasible (than the proposed 3 that they had submitted).
It's important to note that the two lots are almost identical, except that the Blossom Hill/Cambrian
View Way lot is actually larger. Both are rectangular, but the Blossom Hill lot measured 41,160 sq ft,
while the Union Avenue property is 585 sq ft smaller, coming in at 40,585 sq ft.
The planning commission had the same conditions facing them then as you do today. As evidenced in
the complete image of the 1998 Track diagram, the parallel properties along Blossom Hill bear the
same exact characteristics as do the Union Avenue and Panorama properties. They have one large
deep lot on Blossom Hill and a smaller lot on Cambrian View Way.
The Planning Commission recognized the need to respect and retain the existing neighborhood
characteristics of Cambrian Way and Blossom Hill and only allowed the development of two lots, with a
restriction of building only single story homes on each lot.
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DETAIL VIEW AND CALCULATION OF SQ FT ON THE UNION AVE AND BLOSSOM HILL LOTS USING THE
1998 TRACT DIAGRAM FROM THE SANTA CLARA COUNTY ASSESSOR'S OFFICE
1998 TRACT DIAGRAM FROM THE SANTA CLARA COUNTY ASSESSOR'S OFFICE
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TOWN OF LOS GATOS PLANNING COMMISSION LETTER RE. BLOSSOM HILL PROPERTY ONLY BEING
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The Planning Commission has previously indicated this property is only suitable for 2 lots
At least two known parties that were interested in purchasing the lot have been told by the town of
Los Gatos that they would only be able to develop two homes on that property.
• In 2002, as stated in his letter to the planning commission (included in the staff report), Luiz
Martinez made an inquiry in 2002 to the planning commission, and was told only two single-story
homes could be built on this lot. He subsequently decided not to purse purchasing the property. I have
contacted Mr Martinez who has relayed, in writing, that he spoke to Kevin Rohani, and to Steve (last
name unknown).
. in 1998, "The Building Works", the firm that built the two homes that run from Blossom Hill to Paul
DeBella's home at 131 Cambrian View Way (which sits at the East end of the property) contacted the
town of Los Gatos regarding the 15928 property. They were told only two homes could be built on
that property, and they declined to pursue it's purchase.
Discussing Views, Vistas and Visual Characteristics
The initial study concludes that the project would not obstruct or remove public scenic views, or vistas
and views from neighboring properties.
It is not possible to make an assessment of the impact of views and vistas for homes or
neighborhoods, of the impacts to the existing visual character or quality of the site and its
surroundings, of the retention of the look and feel of the impacted neighborhood, nor of the noise level
variances the homes will cause, without actual firm knowledge of the height of these homes.
We have repeatedly requested that the developer erect story poles detailing the height of the homes.
No story poles have been erected to date.
Without knowing the height of the homes, how can it be possible to surmise that there are little or no
impacts to views and vistas, that the visual character or quality of the site and it's surrounding are
being retained, or that the impact, echo and amplification of noise will be minimal?
Although we are told that the size of the homes is not a point of discussion until the architecture
phase, we should not pretend that nobody knows what the plans will be. The developer has directly
admitted to the neighbors on Panorama Way that he intends to build two-story homes. That needs to
be taken into consideration, as it is an added impact on the existing neighborhood and in direct
conflict with Los Gatos, Article II, Division 3, Sec. 29.20.150 & Sec. 29.20.160
The full cul-de-sac is the only option the neighborhood supports
The neighborhood has unanimously agreed that a 32' cul-de-sac is not an option we approve of or
would support. We request that the planning commission require a full cul-de-sac with a full sidewalk.
As defined by the Los Gatos Town Code, Chapter 24, ARTICLE V. REQUIREMENTS, STANDARDS AND
SPECIFICATIONS, Sec. 24.50.015.
Turning circles at the end of cul-de-sac streets shall have a roadway radius of not less than
thirty-two (32) feet, and a right-of-way width of forty-two (42) feet; except, that in
mountainous or hillside areas the roadway radius may be reduced to twenty-six (26) feet, and
the right-of-way radius to thirty-two (32) feet if parking is prohibited on the turning circle.
The 32' radius only benefits the developer, and puts an undue burden on the residents of Panorama
Way. Without provisions for parking, if two homes are accessed through Panorama Way, we are certain
to have consistent overflow parking that should be addressed by installing a full cul-de-sac that allows
for adequate street parking, safety for the many children on the street, and with a full sidewalk in
order to ensure a safe walking pathway.
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[SLIDE - TOWN CODES at top, Neighborhood on top of Arial of Suitable/Not Suitable]
Geoff Mitchell
115 Panorama Way
Good evening Mr. Mayor and Town Council Members,
I live in the house at the end of Panorama Way, directly across from the lot on Union
Avenue. The view from my front windows is the entire length of this property.
I assume you have reviewed the data points and objections already raised with the
Planning Commission. I'm here to speak to the purpose of this meeting: "Did the planning
commission error".
The planning commissions' unanimous decision was based on "suitability of the
subdivision".
Subdivision Map Statute section 64474 refers to section 66473 5, which states "No local
a ency shall approve a tentative map unless the legislative body finds that the proposed
subdivision is consistent with the general plan,"
The General plan of Los Gatos contains numerous references including but not limited
to:
• Assure that the type and intensity of land use shall be consistent with that of the
immediate neighborhood.
• Promote and protect viewsheds.
• Avoid abrupt changes in scale and density.
In addition, Los Gatos Town Code Sec. 29.20.160 - Conditions of approval
states that "the decidingbod y may~nfor P rPas nable requirements more string
than the minimum zone requirements, _when necessar or pp_ p-riate to in re
V as develoament compatible to and harmoniouG wthe particular
~neighborhood an the established uses therein,"
References are made by the developer to the homes on Leewood and Lasuen Courts.
These homes are not accessed by Panorama Way, and only relate to Union as a cross-
street. They do not front Union or Panorama Way, they do not connect to Panorama
Way, and the homes on Leewood are physically separated from the Union Avenue
property by full length wall and fencing literally over 8 feet tall.
[ SLIDE - EXPOSE ARIAL SUITABLE NOT-SUITABLE ]
It's not only reasonable, but implicit that the intent of the general plan and town codes as
to neighborhood applies to the actual streets upon which a development will occur.
The planning commission knew, as the General Plan and Town Codes state, that the
nature of approval is not dictated by measurements and numbers alone.
/'Factoring c ,
in the General Plan and Town Code, the planning commission made the legally
defensible determination that the proposed subdivision is unsuitable as a
development on Union Ave and Panorama Way.
Please uphold your Planning Commissions' unanimous conclusions. Thank You.
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