3 - 321 W. Main StreetN o F TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
�o °s Meeting Date: October 26, 2011
S apt
PREPARED BY: Mami F. Moseley, Associate Planner, AICP
mmoseleyglos atosca.gov
APPLICATION NO.: Architecture and Site Application S -11 -063
ITEM NO: 3
DESK ITEM
LOCATION: 321 W. Main Street (South side of Main Street at the intersection of
Bayview Avenue)
APPLICANT: Brian Aced, De Mattei Construction
PROPERTY OWNER: Edward and Nicole Reginelli
CONTACT PERSON: Brian Aced
APPLICATION
SUMMARY: Requesting approval to construct a second story addition to a single
family residence on property zoned R- 1D:LHP. APN 510 -45 -002
EXHIBITS: 1 -10. Previously submitted
11. Letter from 80 Broadway (two pages) received October 25, 2011
12. Letter from 86 Broadway (two pages) received October 25, 2011
REMARKS
The attached letters were received after distribution of the staff report. The letters clarify what
the current concerns of two of the three neighbors are in regards to the application and the
landscaping solutions they would be amenable to. The applicant is willing to provide the
requested landscaping, however it is unclear if the requested screening would be amenable to the
third neighbor (84 Broadway) who is concerned about too much screening along the rear of his
property.
Prepared by:
Marni F. Moseley, AICP
Associate Planner
WRR:MM:ct
Approved bye
Wendie R. Rooney
Director of Community
10
N: \DEV\PC REPORTS\2011 \321 W. Main- desk.doc
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RECEIVED
OU 25 2011
Statement on behalf of the Tufauos of 80 Broadway TOWN OF LOS GATOS
PLANNING DIVISION
Today and in 2004 when the Reginellis first proposed an addition to their home, we have
sought a solution that accommodates their need for additional space with our need for
privacy. The proposed extension takes the current structure from 18 feet to 27 feet in
height and will surely impact our views and privacy, especially for our back deck and
pool area, and significantly impair the aesthetics and uniqueness of the home.
Given the position of our home, our exposure is at an angle to the Reginelli property. We
believe that a landscape screening solution could be found that would not conflict with
Paul Biber's desires, since it could be applied at an angle rather than running the entire
length of the back of the Reginelli property.
The Reginellis proposed a planting of one tree in their corner near us. The tree they
suggested, a Podocarpus Gracilior, would be approximately 10 feet at the time of planting
and has a growth rate of only one foot per year. This would take 15 -18 years to reach a
sufficient height, and as such is clearly not acceptable.
We think a landscape solution with trees of 10 feet or higher and with a faster growth rate
would most likely rectify the situation. Our desire is that within a period of 2 years, any
screening solution would achieve a height of 15 -18 feet.
We continue to be open to working with the Reginellis on developing a solution, but to
date we have not seen any proposal other than the one referenced.
We request that the Commission not approve this proposed expansion at this time and
require that a potential landscape screening solution be developed.
EXHIBIT 1 1
9 f.
00T 25 2011
Additional Considerations, Tufanos of 80 Broadway
TOWN OF LOS GATOS
Eighty Broadway directly faces Clifton Ave, a very steep uphill street, and is only a g�VISION
feet away from its neighbors on either side, Except for the back, it is boxed in, and that
makes the ambiance of the back particularly important to the value of the property,
While the windows on the sides and front of the house need to be screened off, the back
areas (both inside and out) allow for a feeling of beauty, space, light and openness. We
feel that the proposed development, without an adequate landscape screening solution,
would have a very negative effect on the privacy, beauty, and value of the home.
Besides being a very tall structure that will be very evident from the back, the proposed
structure has 2 very large windows on the second story back corner that will overlook our
pool deck and other critical areas of our property. We think a landscape screening
solution is needed for this and other concerns.
If we could plant our own landscaping solution, we would do so, however the back line
of our property is on a retaining wall, and therefore will not support the deep root systems
of trees that would be tall enough, In addition, the pool and spa equipment is in the back
left corner of our property, and that prevents our planting additional trees.
October 24, 2011
Eric & Gloria Rollins
86 Broadway
Los Gatos, CA 95030
(415) 786 -7387
gloriachen2l6@yahoo.com
Planning Commission
Attn: Marni Moseley
110 E. Main St.
Los Gatos, CA
(408) 354 -6874
Dear Ms. Moseley and members of the planning commission:
RECEIVED
25 2011
TOWN OF LOS GATOS
PLANNING DIVISION
Eric and 1, Gloria, are neighbors of the Reginellis, and we live at 86 Broadway. We sincerely
apologize for not being able to attend the hearing due to a prior commitment. Robert Burba of
Pertria was kind enough to offer to read this letter during the hearing. An advanced copy will be
sent to the planning commission.
We feel very strongly that the development at 321 W. Main St. must be properly screened to
protect the privacy, enjoyment, use, and value of our property. The second storey addition is
where the master bedroom is, and there is a large window facing the back. Unfortunately, the
second storey and master bedroom will be in prominent display from our ,perspective. Without
proper screening, this lack of privacy will not only adversely affect the value of our home, but
also the values of the surrounding homes.
The Reginellis had sent us a diagram proposing a citrus orange tree in the back right corner.
This proposal doesn't work for us because 1), the maximum height at maturity is only 20 -25'
high. This isn't tall enough to screen 321 W. Main St. when looking at it from our House. 2).
One tree of this size in the back corner doesn't accomplish anything as far as screening the actual
structure.
In order to properly screen 321 W. Main St, we are recommending that t =hree (3) Podocarpus
Gracilior trees be planted in the back right corner, 2 along the back fence, and 1 along the side.
Also, that the trees are planted before construction starts so that they are on the way to maturity.
Please see the attached diagram.
We appreciate your attention, and taking time to listen to our concerns. We hope you find the
proposed solution acceptable.
Sincerely,
Gloria Rollins
Enclosure
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FILING TEES
$325.00 Residential
$1,305.00 per Commercial, Multi-
family or Tentative Map Appeal
Town of Los Gatos
Office of the Town Clerk
110 E. Main St., Los Gatos CA 95030
APPEAL OF PLANNING COMMISSION DEC ISION
I, the undersigned, do hereby appeal a decision of the PII Xn siT&astl
follows: (PLEASE TYPE OR PRINT NEATLY)
DATE OF PLANNING COMMISSION DECISION: �� —" 1 7, 011
PROJECT / APPLICATION NO:_( _
ADDRESS LOCATION: ���. '(�f�f `'h J cF V f'VZG���2 (� t z(✓GIU f
TOWN OF LOS GATOs U
Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision to mosEinaFLrsffWTMFNT
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 exists in the appeal: 1
1. The Planning Commissio erre or abuse its discretion because 1 QJ{ �J
,OR
2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is
(please attach the new information if possible): OR
The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town
Council:
IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SBEETS.
Lli IPORTANT:
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 filed within ten (10) calendar days of Planning Commission Decision accompanied by the required tiling fee.
Deadline is 5:00 p.m. on the l0' day following the decision. If the 10 "' day is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday immediately following the 10"' day, usually a Monday.
3. The Town Clerk will set the hearing within 56 clays of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or asubdivision snap only must be filed within the time limit specified in
the Zoning or ,Subdivision Code, as applicable, which is different from other appeals,
5. Once filed, the appeal will be heard by the Town Council.
6. If the reason for granting an appeal is the receipt of new information, the applicatj�n -tu'll usually be rehi d to the Planning
Cominigsigp for r 'ou. � � f• ,�.�" "
PRINT NAME: ci„J4,� `�3 ` SIGNATURE d"
DATE: ADDRESS:
PRONE: t "�e11
OFFICIAL USE ONLY ;< ,•ti
DATE OF PUBLIC HEARING:
Pending Planning Department Confirmation
DATE TO SEND PUBLICATION:
.:miI."ry .1—. ,n: :.ur menrna.":—
CONFIRMATION LETTER ;SENT: Date:
TO APPLICANT & APPELLANT BY;
DATE OF PUBLICATION:
f®
A 9 1 6 ' • liJtl" ARENT
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Tufano 80 Broadway
Appeal of Planning Commission Decision dated Oct, 26, 2011 regarding NOV
5 -11 -063
321 West Main, Los Gatos
Town, Or Los GATOs
CLERK DEPARTMENT
We think the Planning Commission erred in dismissing our request to require a landscape
solution to soften the negative impact to our property of a proposed second -story
development on 321 West Main, The new 27 -foot structure will rise 10 feet beyond its
current height, and we will be exposed to both the back and the side, including two very
large windows on the corner of the second floor of the structure that will overlook our
back yard, including our spa, swimming pool, outdoor fireplace and entertainment areas.
The new structure will negatively impact these areas, as well as indoor living areas
designed to focus on the back, Current landscaping leaves us largely exposed, particularly
in winter when the leaves drop, as the Reginelli's, the owners of X21 West Main, have no
trees in their back yard and we have limitations at our left corner and back that prevent us
from planting protective landscaping. This proposed addition will be detrimental to our
privacy, property value and aesthetics.
The motion to approve the proposed extension to 321 Main Street without a suitable
landscaping solution was made by Commissioner Talasfore who visited the home of our
neighbor, Mr. Paul Biber, Mr Biber's property is directly facing the proposed extension
and he is not opposing its construction. The opinion of Commissioner Talasfore was that
from Mr. Biber's property there was sufficient coverage to not require any further
landscaping. Since no members of the Plaiuring Commission Staff had ever visited the
properties nor had any opinion or evidence as to the negative impact the proposed
extension would have, the Commissioner's view was given a great deal of weight in the
discussion that followed and clearly influenced her fellow Commissioners when the
motion was voted upon unanimously. We feel that doing site visits and conversing with
those involved is useftil and provides a much clearer perspective which diagrams and
pictures fail to convey, However, having a member of the Commission visit only one
neighbor, especially the only one who does not object, and not the others, was
inappropriate and in our view biased the outcome of the Commission's decision.
The perspective from the Biber's is very different from ours. Over the last thirteen years
we and the Biber's have extensively landscaped our adjoining property line to provide tts
both the privacy required. As such, the view from his deck looking toward our property
is very obscured and does give the sense of a great deal of vegetation, That sense of
screening and vegetation which Commissioner Talasfore referenced in her statements
does not apply to the views from our property. By contrast, at our angle from the center
and right, we have much more exposure to a big new building, both the back and the side.
The Reginelli yard has no trees and we cannot plant at our critical left corner nor have tall
trees at the back because of a retaining wall, which will only allow for the placement of
small trees, Our exposure would not be evident to a person looking only from Mr. Biber's
deck. Besides the small trees, we have only one vintage apricot tree in the center, not
very tall and well past its lifespan, providing a little bit of coverage. Consequently, a
large part of our center and right hand side of the property inside and out is exposed,
especially in winter when the apricot tree is bare. Because of the relevant angles for line
of sight, many of the unique parts of our property will be exposed including the pool, spa,
fireplace (all areas designed for year round use) and the high -use indoor areas that have
been designed to take advantage of the light and beauty of the back.
The beauty and serenity of our back area (in and out) is the key differentiating feature of
our home and what makes it such a desirable rental property. It is in fact the only side of
the home that brings in a feeling of light, openness and space, around which the home
was carefully designed. The other 3 sides are virtually closed off. The attractiveness of
our home overall and hence its economic value will be negatively impacted by a new
structure that tacks some screening. The new 27 foot structure will loom over our
unprotected left corner, over the top of a beautiful waterfall feature made of Italian
marble and stone which is a part of the pool/ spa, a key focal point of our landscape
design.
Today and in 2004 when the Reginellis first proposed an addition to their home we have
sought a solution that accommodates their need for additional space and our need for
screening and protection from their home addition. Our desire is that a landscape
solution with trees of an initial height of 10 feet and a rate of growth which would allow
them to reach a height of 15 to 18 feet in two years be found, In our letter to the Planning
Commission we indicated our willingness to work with the Reginelli's and requested that
the project not be allowed to go forward without an appropriate solution being agreed
upon. Unfortunately, the position of the Planning Commission, based upon incomplete
data, lead them to approve the project without the need for any landscaping solutions.
We request to appeal this decision to the Los Gatos Town Council.
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CONDITIONS OF APPROVAL
( October 26, 2011
321 W. Main Street
Architecture and Site Application S -11 -063
Requesting approval of a second story addition to a single - family residence in the Broadway
Historic district on property zoned R- 1D:LHP. APN 510 -45 -002.
PROPERTY OWNER: Nicole & Ed Reginelli
APPLICANT: Brian Aced, De Mattei Construction
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Section)
1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date
pursuant to Section 29.20.320 of the Town Code, unless the application is vested.
2. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the approved plans received September
29, 2011 with the modified elevation sheet received September 29, 2011, excluding the
landscape screening. Any minor changes or modifications made to the approved plans shall be
approved by the Director of Community Development and other changes will be approved by the
Planning Commission, depending on the scope of the change(s).
3. STORY POLES: The story poles on the project site shall be removed within 30 days of approval
of the Architecture & Site application.
4. 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.
( Building Section)
5. PERMITS REQUIRED: A building permit shall be required for the alteration and addition to this
existing single family residence. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
6. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval will be
addressed.
7. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ".
8. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation design recommendations, shall be submitted with the building permit
application. This report shall be prepared by a licensed civil engineer specializing in soils
mechanics. Or the foundation design can be engineered based on the minimum allowable soil
bearing capacities stipulated in CBC Chapter 18.
A T,AC FOENT 5
Conditions of Approval
321 W. Main/ 5 -11 -063
Page 2 of 5
9. FOUNDATION INSPECTIONS: A foundation certificate prepared by a licensed civil engineer
shall be submitted to the project building inspector at foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils report and that the
foundation has been prepared according to the approved plans.
10. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed at all
new construction with adaptability features for single family residential buildings per Town
Resolution 1994 -61:
a. Wooded backing (2" x 8" minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs located 34- inches from the floor to the center of the backing,
suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
c. Primary entrance shall a 36 -inch wide door including a 5'x5' level landing, no more than 1/2-
inch out of plane with the immediate interior floor level with an 18 -inch clearance at interior
strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
11. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue- lined, i.e. directly printed onto a plan sheet.
12. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if
a backwater valve is required and the location of the installation. The Town of Los Gatos
Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage
piping serving fixtures that have flood level rims less than 12- inches above the elevation of the
next upstream manhole.
13. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10 -feet of
Chimney.
14. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permit. The Town Special
Inspection form must be completely filled -out and signed by all requested parties prior to permit
issuance. Special Inspection forms are available from the Building Division Service Counter or
online at www.losgatosea.gov/buildin
15. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpoint Source Pollution Control Program 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 or online at www.los 7atg_osca.gov /building
16. NPDES -C.3 DATA FORM: A copy of the NPDES C.3 Data Form (updated based on the final
construction drawings) must be blue -lined in frill onto the plans. In the event that this data
differs significantly from any Planning approvals, the Town may require recertification of the
project's storm water treatment facilities prior to release of the Building Permit.
Conditions of Approval
( 321 W. Main/ 5 -11 -063
Page 3 of 5
17. ADVISORY COMMENT: All new construction for this duplex must be designed and built in
compliance with the new 2010 California Residential Code and the Mandatory Measures of the
2010 California Green Building Standards Code.
18. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development— Planning Division: Marni Moseley (408) 354 -6802
b. Engineering /Parks & Public Works Department: Trang Tu- Nguyen (408) 354 -5236
c. Santa Clara County Fire Department: (408) 378 -4010
d. West Valley Sanitation District: (408) 378 -2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Division)
19. 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.
20. 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.
21. 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.
22. SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an
encroachment permit. Special provisions such as limitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required.
23. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division of the Parks and Public Works Department.
24. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Final Map.
25. FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's public
frontage to current Town Standards. These improvements may include but not limited to curb,
gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street lighting (upgrade and /or
repaint) etc.
10
Conditions of Approval
321 W. Main/ 5 -11 -063
Page 4 of 5
26, 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).
27. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to public
storm system shall be stenciled /signed with appropriate "NO DUMPING - Flows to Bay"
NPDES required language.
28. NPDES. On -site drainage systems for all projects shall include one of the alternatives included
in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via
cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of
permeable surfaces. If dry wells are to be used they shall be placed 10' minimum from adjacent
property line and /or right of way.
29. 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.
30. 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 walls- through with the Engineering Construction Inspector before the
start of construction to verify existing conditions.
31. 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.
32. 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,
Conditions of Approval
321 W. Main/S -11 -063
Page 5 of 5
33. 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.
34. 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 good's
and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is
issued by the Engineering Division. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
35. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the additions as well as the existing residence, hydraulically
designed per National Fire Protection Association (NFPA) Standard # 13D. A State of California
licensed fire protection contractor shall submit plans, calculations a completed permit application
and appropriate fees to the Fire Department for review and approval, prior to beginning work.
36. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so they
are clearly visible and legible from the road. Numbers shall be a minimum of four inches high
and shall contrast with their background.
NADEV \C0NDITNS \2011 \321 W. Main.doc
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RESOLUTION 2011-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
DENYING AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING AN
ARCHITECTURE AND SITE APPLICATION TO CONSTRUCT A SECOND STORY
ADDITION ON PROPERTY ZONED R- 1D :LHP.
APN: 510 -45 -002
ARCHITECTURE AND SITE APPLICATION: S -11 -063
PROPERTY LOCATION: 321 W. MAIN STREET
PROPERTY OWNER: EDWARD AND NICOLE REGINELLI
APPLICANT: BRIAN ACED, DE MATTEI CONSTRUCTION
APPELLANT: PAUL TUFANO FOR ROBERT BURBA
WHEREAS, this matter came before the Town Council for public hearing on December
19, 2011, and was regularly noticed in conformance with State and Town law.
WHEREAS, the appellant seeks an appeal of a Planning Commission decision approving
an Architecture and Site application to construct a second story addition on property zoned
R- 1D:LHP.
WHEREAS, the Planning Commission considered the request on October 26, 2011, voted
6 -0 to approve the Architecture and Site application with the modifications shown in the alternate
development plan sheets, excluding the landscape screening.
WHEREAS, Council received testimony and documentary evidence from the applicant
and all interested persons who wished to testify or submit documents. Council considered all
testimony and materials submitted, including the record of the Planning Commission proceedings
and the packet of material contained in the Council agenda for December 19, 2011, along with any
and all subsequent reports and materials prepared concerning this application.
WHEREAS, Council finds as follows:
1. The Planning Commission did not err in its decision.
NOW, THEREFORE, BE IT RESOLVED THAT the appeal of a Plam - iing Commission
decision for modification of Architecture and Site application S -11 -063 is denied.
BE IT FURTHER RESOLVED the decision constitutes a final administrative decision
pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town
Code of the Town of Los Gatos. Any application for judicial relief from this decision must be
sought within the time limits and pursuant to the procedures established by Code of Civil Procedure
section 1094.6, or such shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California on the 19 day of December 2011, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
RESOLUTION 2011-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING
AN ARCHITECTURE AND SITE APPLICATION TO CONSTRUCT A SECOND STORY
ADDITION ON PROPERTY ZONED R- 1D:LHP.
APN: 510 -45 -002
ARCHITECTURE AND SITE APPLICATION: 5 -11 -063
PROPERTY LOCATION: 321 W. MAIN STREET
PROPERTY OWNER: EDWARD AND NICOLE REGINELLI
APPLICANT: BRIAN ACED, DE MATTEI CONSTRUCTION
APPELLANT: PAUL TUFANO FOR ROBERT BURSA
WHEREAS, this matter came before the Town Council for public hearing on December
19, 2011, and was regularly noticed in conformance with State and Town law.
WHEREAS, the appellant seeks an appeal of a Planning Commission decision approving
an Architecture and Site application to construct a second story addition on property zoned
R- 1D:LHP.
WHEREAS, the Planning Commission considered the request on October 26, 2011, voted
6 -0 to approve the Architecture and Site application with the modifications shown in the alternate
development plan sheets, excluding the landscape screening.
WHEREAS, Council received testimony and documentary evidence from the applicant
and all interested persons who wished to testify or submit documents. Council considered all
testimony and materials submitted, including the record of the Planning Commission proceedings
and the packet of material contained in the Council agenda for December 19, 2011, along with any
and all subsequent reports and materials prepared concerning this application.
ATT°1C, UENT 7
WHEREAS, Council finds as follows:
1. Architecture and Site application S -11 -063 shall be remanded to the Planning
Commission for further review.
NOW, THEREFORE, BE IT RESOLVED THAT the appeal of a Planning Commission
decision for approving Architecture and Site application S -11 -063 is granted. The applicant shall
address the issues of concern, and the revised application shall be remanded to the Planning
Commission for further consideration.
BE IT FURTHER RESOLVED the decision constitutes a final administrative decision
pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town
Code of the Town of Los Gatos. Any application for judicial relief from this decision must be
sought within the time limits and pursuant to the procedures established by Code of Civil Procedure
section 1094.6, or such shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California on the 19th day of December 2011, by the following vote.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
� C E'
November 28, 2011
Town of Los Gatos
110 E. Main St.
Los Gatos CA 95030
Town Council,
TOWN OF [..0S GKI
PLAN ZING DIVISION
My name is Ed Reginelli, I own the property Iodated at 321. W. Main Street. I am in the process of trying to get
approval to add a second story addition to my house to accommodate my growing family. My wife, Nicole, and
I have 3 children (Rocco, Ryder and Enzo). We have owned the property since 2001.
Our project was initially opposed by three neighbors who are located on Broadway. I do believe we have been
accommodating and understanding of our neighbors' concerns and, in good faith, redesigned the rear roof line of
our house and provided tree options to accommodate everyone's issues. After not being able to bring resolution
to the matter with all three Broadview neighbors, I reached out to the Planning Commission for help. We have
spent a lot of time working with our architect, designer, contractor, Los Gatos Historical Committee and Los
Gatos Planting Department in developing our design to ensure we meet the Town's historic and building
requirements and we were very impressed with the Towns management of our project. We were very pleased
with the Planning Commission's unanimous decision to allow us to move forward with our project.
With that said, the Tuffano's located at 80 Broadway have appealed the Planning Commission's decision due to
a tree screening solution.
In response to the Tuffano's claims in their appeal to the Town (per attachment), I would like to refute a few
points:
Tuffano's concern:
The new structure will rise 10' beyond its current height.
Re,-inelli's rebuttal.
Our proposed addition would increase the height of our roofline by 7'6" to 26'8" (existing structure 18'6 ")
We understand that the Town's maximum height restriction, for the Broadway Historic district is 30'0 ".
Tuffano's concern:
Tuffano's feel that site visits and conversing with those involved is useful and provides a much clearer
perspective; which diagrams and pictures fail to convey.
Reginelli's rebuttal:
The Reginelli'sprovided the Planning Commission with the details of their correspondence with the Tuffano's
in which on September 20, 2011, the Tuffano's specifically referenced that they would prefer that no site visit
take place and that an acceptable alternative would be a view from Google maps.
Tuffano's concern:
The new 27' structure will loom over our unprotected left corner.
Rainelli's rebuttal.
The foundation of the Reginelli's house (current and proposed) is —1 S' below that of the Tuffano's and 120'
away in distance. From the first floor of the Reginelli's house, the Tuf fano's property can barely be seen.
There is a limited view of the Tuffano's home fi -om the current attic dormer (as there will be with the new
proposed structure) of the Reginelli's house and in no way does the view allow the Reginelli's to overloolr/loom
into the Tuffano's backyard.
ATTACHMENT 6
Tuffano's concern:
It is in fact the only side of the home that brings in a feeling of light, openness and space around which the home
was carefully designed.
Reginelli's rebuttal.
ff this is in fact the case, we are not sure it makes sense to impact that feature with excessive screening. In
addition, we have heard from other Broadway neighbors that they would have an issue with an excessive
screening solution as it would impact their feeling of openness and views.
Tuffano's concern:
Besides the small trees we have only one vintage apricot tree in the center not very tall and well past its life span
providing a little bit of coverage. Consequently a large part of our center and right hand side of the property
inside and out is exposed especially in winter when the apricot tree is bare.
Reginelli's rebuttal,
In previous correspondence, the Tuffano's have requested a screening solution that takes advantage of
evergreen trees but their own landscaping design only includes deciduous trees and specifically in the area of
concern have a "vintage apricot tree that is well past its life span ".
Tuffano's concern:
The attractiveness of our home overall and hence its economic value will be negatively impacted by a new
structure that lacks some screening.
Reginelli's rebuttal:
As mentioned above the distance between the Reginelli's and Tuffano's homes is roughly —120 feet. The
Tuffano's currently have a view of the Reginelli's existing structure. The Reginelli's are looking to make a
substantial investment in their property and do not believe the project will have a detrimental impact in value to
the Tuffano's home but to the contrajy add value to the entire neighborhood.
Living in downtown Los Gatos, one would expect to see other houses as we are all located in close proximity to
each other. The Planning Commission's unanimous decision ruled that we can move forward with our project
with no additional tree screening requirements. In an effort to help alleviate some of the Tuffano's concerns, we
are willing to put a tree in the left back corner of our lot. We do not have an issue of meeting their requirements
of an evergreen tree that within 3 years would reach 15 -18 feet in height (assuming the actual tree's growth
achieves its estimated rate of growth). Unfortunately as this process has been delayed we have missed the
opportunity to plant a tree this year so we will have to defer until spring/summer of next year.
We have been trying to maintain a positive relationship with all neighbors involved and hope that the above
mentioned solution will bring closure to tlus matter. As of November 20, 2011 we have been in contact the
Tuffano's and their property manager to try to bring resolution to the matter prior to a Town Council meeting.
Thank you for your consideration.
Sincerely,
Ed Reginelli
321 W. Main St.
Los Gatos CA 95030