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O w 10 u m y w y w c c m d' u U wQ�U C�? 0-0 CEV yO OCL dj_dN �Y uw Gry w L N L w J 0 ? U L 0 a d L ° w d O L C Em Mm we O C E ° o rn c Qj w w w L m m m 3 w w u C °i o o w O —Q d L ° ° m 0 G y 0 y m O n w E x 0 m d w w o b w C O cO d w O- r l0 w¢ v 4) 0 _ N ~ O w L O. "O w C U C 0� w W a c J A w Y OIL 0 EL c rn a m 'E E y m C N m r v¢ n N 00 m m rn L d n E O O O C " O w O O L 9 p -O O O O moo, a Y m O w E w Yl L• �.n w O -l0 > w O m U Q Y Ny° w D Y y CN m y � O O C C E y C 0 0) > N 0 ° L —O N 0 y O �L L mwU VV— y w 3 3 u m T G 01 O N O 0 L 0 " y N ? C) 0) w w w U m O d 0.2 N N U L w d T O L c a, A3 N O m O L G O O Co OY cL -Z IV o O ° v'0wa0 M rn00 y EwG)V� mv'mc @u 0 - > yO a. ° O L 0-6 a .0 T m y F G � 0 E M y y Q m L m $ N w E N Q G jgi C > Cy N` O C >V N 0 V " N j v T- om N 0 m 0 m M w OO O C E N m U C - y O FO n 3 d o 3 0 5 E 010 o L d o a c Omit OW- 0C) �0- m -2 o> ycUic ..QN °c °-'�E am �Im •�cyFmOw �orn°c' O c pNN3 0 CY'Q Q-= QOo Q. mod a.w0CU Qaca�i o 0 EE m c M w y m U! C O w C T T "0 y v Z. N .� m w w O C O4, •O Q D '> Q N N •a yw QO yOh ) � O a ` a10 m C 'a mO N 0 f Q w c O 7 C « O w E J ) �+a` 0)0c0mm0 mgdO)ma2 °uai J i Q 0 0) w C m y > C W O m 0 -e O e 7 N " N° C o N o N L w ° c` o x 0) r. M Q 6 , y O! N O C > w Ecd vvm J y0 M O ca 0 E- 40 >w .> (OD 4 w y 0o m q C U N y c TO m o 0 0 $ o �co m oN ¢ 2 ,' 0 c v F 45.0 t)) Q o O 3 VO Q E a d- C J N M N <O r December 1, 2013 Attn: Los Gatos Planning Commission Subj: 258 Union Avenue Dear Los Gatos Planning Commission, ECE EfE.° TOVVN OF LOS PLANNING DMSI!ON We are Terry and Barbara Johnston and we live at 235 Thomas Drive. The purpose of this letter is to address our concerns regarding the proposed building of eight residential condominiums on property 258 Union Avenue. Before we begin, we would like to thank The Town of Los Gatos for listening to the neighborhood in the past regarding other developments, in particular, the Summer hill Development. Regarding 258 Union Avenue, please understand we are not opposed to building homes here but we are opposed to the developer's current plan. With the extreme dense housing that is in San Jose, and is also next door to the 258 Union Avenue site, we understand the temptation for the developer to want to build extreme dense housing. With the proposed plan for 258 Union Avenue, we are fortunate to have a voice and come before the Los Gatos Planning Commission to express our concerns regarding the current plan for eight large high density residential condominiums. The main concern is that there is not enough land to build eight large residential condominiums and maintain quality of life. The existing neighborhood behind the proposed development will lose privacy, not a minimal amount of privacy but clearly huge amounts of privacy because of how close the homes come to the fence and the height of the homes towering over the yards. This privacy is not only backyard privacy but for some it's living room, dining room and kitchen privacy. Even if the developer were to propose trees or hedges, this would not be a guaranteed solution for the privacy lost. This is not a fair and reasonable plan in its current state. Not too long ago in Los Gatos there were five homes built on Sequa Court, off National Avenue. The existing neighborhood voiced their concerns about having the two story homes tower over the existing neighborhood. The solution: the one story homes were built behind the already existing neighborhood and the two story homes were built on the other side of the street. I know there is a fair and reasonable solution. Thank you for listening 00&I EXHIBIT 9 of"Attach meat 2 This Page Intentionally Left Blank Dear commissioners, 258union.txt RECE F-D G 3 2013 we are writing this letter to ou to express our concern about the TOWN OF LOS GATCS development at 258 union Ave, 'union Orchards ". ",*nRGDIVIS -iON After seeing the story poles and also the plans at the planning commission, we are sure that we will lose privacy and our property values will suffer. some of us will lose privacy we have in our yards and pools, and others will lose privacy within our homes themselves. The proposed development is both too high and too close to the fence peering over into our yards and homes. we are aware of efforts to plant tree cover, but trees can have bare spots over time, or die altogether. Noise from 2nd story windows next to our wall will travel much farther than ground level. This isn't blocked by trees. Additionally, for some homes, the tree cover will block out over an hour of sunlight each evening. The developer wants to pack 8 large houses on this 32,000 square foot lot, and right up against our wall. There are (5) 2,700 SF and (3) 2,3005F homes. These are quite a bit larger than most of the homes in the existing adjacent community in Los Gatos. we believe these don't fit into the existing community at all. We were told that cl -zoned property does not have official Floor Area Ratio (FAR) limits, so perhaps this does not apply, but these Planned developTents are proposed to be about twice as dense as the maximum allowable FAR limited size on the lots adjacent. Example 1: 287 Hershner was not allowed to build a home larger than 2600SF on their 7,800SF lot. (5) of these planned homes are 2,700 on a 4,000SF lot. The 'Leep' style homes that abut the planned development were all originally designed to be single story and have large windows all along the back of the property. Example 2: 3 existing homes will clearly lose privacy they had in their living rooms, dining rooms, and kitchens. In some cases, privacy will even be lost in master bedrooms as they are at the backs of our houses with windows at the right angle for a 2 story house above to look into. 285 Hershner Ct 259 Howes Ct 255 Howes Ct This development will cause the homes that have a private pool or jacuzzi in this neighborhood to instead have the privacy that an apartment pool has. This isn't fair to existing homeowners. Example 3: 285 Hershner ct: Jacuzzi directly below planned windows in unit #5. 261 Howes Ct: Pool visible from units #5 and #6, including the 2nd story patio on unit #6. 75 Howes Ct: Pool visible from unit #8. Page 1 EXHIBIT 1 0 ofAttacbment 2 258union.txt The developer is already stretching the limits to build on this property. There are notations in the plans about concerns from the planner about homes being too close (7 feet apart), windows too close, and even admissions of "potential loss of privacy" to the 259 Howes ct. home. According to cl zone, the lot coverage maximum is 50 %, the developer is asking to build 51 %, but building the homes very high so that they can build larger homes. we would like to propose that the developer build homes appropriately sized for the adjacent community in Los Gatos. we realize that the property owner has a right to develop the property and make a profit on it. if the developer were to build (4) large single family homes with actual yards on the 32,000sF lot, they could be sold for not too much less than the (8) planned condos due to their greater desirability, lack of HoA dues, and having more than a patio for a yard. These alternative new homes would no longer need to be towering over our fences. in the union orchards proposal, the comparable developments listed are pretty much all in nearby san lose. Actually all the other nearby homes on union Ave in Los Gatos are all single story homes. These are the ones down the street to Thomas drive. I'm sure the developer has made the calculations and will make a little more profit with the planned (8) units. However, the union orchards development will be at the cost of home value and privacy for existing homeowners Please do not allow this planned development of eight (8) homes to be built. Printed Name l/l (I ���a✓Gl SI L,�C FTC�f "'3ay S .M,Ad,e Lt� M `L�3g,��iN6 - ::J-a//i J70A' � 0 k,*l 5, fVN signature rI /vV c O�� tea- i Address Z81 y «r, - e T 20 4 Gr- k"e ee c- . 28S K���er C-i- , �. Dear Commissioners, 258unionB.txt EEI -.1 G 3 Z0i3 we are writing this letter to You to express our concern about the h TOWN OF LO( ,i3^10" development at 258 union Ave, union Orchards ". OPMR91UNGr}P;,s,Oh After seeing the story poles and also the plans at the planning commission, we are sure that we will lose our privacy. ssomvacy us will lose privacy we have in our yards and pools, and others will lose within our homes themselves. The proposed development is both too high and too close to the fence peering over into our yards and homes. we are aware of efforts to plant tree cover, but trees can have bare spots over time, or die altogether. Noise from 2nd story windows next to our wall will travel much farther than ground level. This isn't blocked by trees. Additionally, for some homes, the tree cover will block out over an hour of sunlight each evening. if the developer were to build (4) large single family homes with actual yards on the 32,000SF lot, they could be sold for not too much less than the (8) planned condos due to their greater desirability, lack of HOA dues, and having more than a patio for a yard. These alternative new homes would no longer need to be towering over our fences. Please do not allow this planned development of eight (8) homes to be built. Printed Name Signature Page 1 ..,,/Address a7 ,,iS 2N-ar,/�s �'oclK7 �G S CG A7 05 C A $so3� f 238 Union Avenue Design Review Comments Apri19, 2013 Page 3 j Issues and Concerns The project is very well designed as a small lot single family development. The units are interesting, and well detailed in a manner consistent with their individual architectural styles. There are only a few concerns and recommendations as follows: 1. The small area of the site and the number of units create a couple of awkward areas. • The guest parking spaces will be difficult to exit. Spaces perpendicular to the driveways would have substan- dard backup aisle depths, and the ones parallel to the driveways will require some maneuvering to rum around for exiting. • Side -by side units with small distances between them have some full size facing windows that pose potential privacy impact issues. 2. The porch depths are not consistent with the Residential Design Guidelines which call for minimum depths of 6 feet for usability. 3. The facades for Units 6, 7 and 8 are at the terminus of the entry driveways. The elevations are good, but could be improved as focal points for those views. There may also be some back yard private space privacy intrustion related to second floor rear deck on Unit 8. 4. The belly bands on homes with shingle siding seem a bit deep and heavy. 5. The use of fiber cement shingles, in -lieu of wood shingles, will still provide texture, but will be a lesser grade of sid- ing material. guest parking spaces Will !; require QYRR•1 ��{"' nn1l�! inA� As �.YC "- a nRn RAT appear to be .._ •s.- o..:a >t some potential privacy impact from second floor deck View terminus at end of Is Important driVeway ri 15'•1" backup w. space is 'il i, I $uOalarlOera _ I Second floor _. II Itwo CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199. LARKSPUR . CA . 94939 cka November 26, 2013 ARCHITECTS Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 RE: 258 Union Avenue S. Letter of Justification: a. This proposal is a request for the approval of a conditional use permit for a development of eight new single - family homes at 258 Union Avenue. Because the property is less than an acre and too small to support a planned development with individually owned properties, this proposal is designed as one parcel of land with eight free - standing homes governed by a Home Owners Association (HOA). The homes and private yards are to be individually owned and the driveways, guest parking and common space are to be owned and maintained by the HOA. b. Should this project be approved, it will benefit the community in various ways. Its development will provide an aesthetically pleasing street frontage with trees, landscaping and carefully designed homes to replace the existing unattractive vacant lot. Additionally, the proposed design offers a unique opportunity for young families and empty nesters to purchase moderately priced homes within easy walking distance of retail and commercial establishments, schools, services and transit. The homes are designed in architectural styles indigenous to the South Bay area, reinforcing a connection to the history of the Los Gatos (see `d' below). Lastly, the proposal includes one Below Market Price (BMP) home that will help alleviate the unmet need for affordable housing within the Town. (see `e' below) c. The traffic impacts created by the proposed development will be low given the residential use. Previously, the property at 258 Union had been used as a bar and eating establishment. A proposed commercial use on the property would likely generate a larger traffic impact upon the neighborhood than a residential use. Turnarounds and driveways have been designed so that cars exiting the property will be able to pull forward onto Union Ave (not backing up onto Union). CHRIS KUMMERER & ASSOCIATES 650233.0342 I CONTACT @CKA - ARCHITECTS 1 2089 AVY AVENUE, MENLO PARK CA 94025 1 CKA- ARCHITECTS.COM EXHIBIT 1 1 ofAttachment 2 Initials PAGE 2 OF 5 d. This application is a sensible plan for the development of a property that has sat vacant and fenced for many years. It offers a design solution that will benefit the community as a whole by allowing for the full use of an empty property and providing an aesthetically pleasing development. Various proposals for planned developments have been offered for this site over the last 20 years, only to fail because of their reliance upon a private street for access. These past proposals were contrary to the zoning ordinance because private streets are not permitted on lots smaller than one acre. Planning Staff has determined that shared driveways would be an acceptable means of accessing homes — provided that each individual driveway accessed no more than two homes.' This design offers a unique approach that conforms to the zoning ordinance and finally provides for the development of the property2. The immediate neighborhood offers a mix of residential densities. This proposed development would act as a `bridge' between the medium density homes to the north and the low density single family homes and duplexes to the east and south. This lot seems to be an ideal location for an increased density given the ease of access to retail across the street and access to the bus along Union. Note that the property is within the San Jose school district and will not impact Los Gatos school enrollment. This application also offers a small sense of historical continuity to the neighborhood by employing early Californian architectural styles similar to those that were indigenous to this area of Los Gatos during the 1920's — 1940's when orchards dominated the landscape. The development will be named `Union Orchards' and the design will include ornamental plum trees offering a small reminder of the history of the `Blossom Hill' area. e. The Town of Los Gatos has a low overall rate of vacancy indicating an unmet demand for housing.' Approval of this development will help alleviate that unmet need with an infill development that maintains a density suitable for a residential neighborhood. The proposed density is well within the 12 unit per acre range (9.33 units per acre proposed). This proposal is consistent with the Town's General Plan because the Housing Element specifically promotes infill development° within areas containing adequate infrastructure, services and amenities to accommodate new housings. The location at 258 Union offers a prime example of an infill lot with infrastructure, services and amenities. The shopping center across the street houses a supermarket, bank, coffee shop, barber shop and various other amenities. There is a bus line down Union Avenue and the highway 85 freeway access is nearby. The property contains existing infrastructure suitable for development ' The definition of `driveway' was provided by the fire department as vehicular access to no more than two homes ' It should be noted that the history of proposals for the property does not include a single proposal for a commercial development. A realtor familiar with the history of the property confirmed that there has been little interest for commercial development at 258 Union over the last 20 years. 3 Page 8 of the `Town of Los Gatos 2020 General Plan — 2007 -2014 Housing Element' 'Page 1 of the `Town of Los Gatos 2020 General Plan — 2007 -2014 Housing Element' 'Page 15 & 23 of the `Town of Los Gatos 2020 General Plan — 2007 -2014 Housing Element' CHRIS KUMMERER E'! ASSOCIATES 650233.0342 1 CONTACTOCKA- ARCHITECTS 1 2089 AVY AVENUE, MENLO PARK CA 94025 1 CKA- ARCHITECTS.COM Initials PAGE 3 OF 5 including sewer, water, electrical and gas services. Lastly, the designs of the new homes employ green design strategies that are consistent with the goals of the Housing Element. Ground water recharge, native plantings, preparation for future photovoltaic systems, efficient heating and cooling systems and screening of west facing windows are a few examples incorperated into the project. g. The proposed use of the property is desirable for the public convenience and welfare for many reasons. Primarily, a residential development will finally put to use a property that has sat blighted, fenced and empty for ±20 years. As stated in `d' above, there have been proposals for development at 258 Union Avenue that have not been realized for various reasons. Previous proposals have been primarily for residential uses because there has not been a desire for commercial development on this site'. Construction of this design proposal will replace the vacant and unkept property with. an attractive street frontage (including street trees) that will benefit the community at large. The proposed use will not impair the integrity and character of the zoning district. The proposal is complementary in scale and density with existing homes, duplexes and office buildings. The design maintains a 20' rear setback to the residential neighborhood to the East. This setback and a 20' maximum height at the rear walls of the back units reinforce a residential scale similar to that found on Howes and Hershner Courts. The proposed homes are smaller and less dense than the neighboring development to the North. The two -story office building to the South acts as a buffer between this development and the neighboring ranch homes on Union Avenue. The designs of units 1 -4 employ predominantly low eaves at the front and low roof pitches to complement the ranch homes to the South along Union in order to reinforce the character of the existing neighborhood. The Craftsman architectural style was employed on units 2,4,5 W to evoke a sense of history and to complement the original 1930's home located at 19456 Los Gatos Almaden Road. The variations on the Spanish Revival architectural style were employed on units 1,3,6 & 8 to evoke a sense of history and to complement the many (20+) Spanish Revival style homes on Downing Court and Pinehurst Avenue. The proposed use will not be detrimental to the public health, safety and welfare of the neighborhood. The development of the lot at 258 Union will increase safety by transforming an unmonitered and empty property. The planting of trees and landscaping will increase the biodiversity of the neighborhood. The replacement of old sidewalks will increase the walkability and safety of the frontage. The project maintains an existing street lamp that helps provide night time safety. Stormwater will be recharged on the property so that development will minimally affect the existing storm system. The project promotes safe driving conditions on Union Avenue by allowing for occupants to pull forward onto Union Avenue (not backing out onto Union Avenue)6 As described in `e' above, the proposed use of the property is in harmony with objectives of the General Plan and the Housing Element. 6 Approximately ten existing homes located to the south of the subject property on Union Avenue only allow for backing out onto the street CHRIS KUMMERER & ASSOCIATES �'�__ 650.233.0342 1 CONTACTOCKA- ARCHITECTS 12089 AVY AVENUE. MENLO PARK CA 94025 1 CKA- ARCHITECTSCOM PAGE 4 OF 5 Initials 7. The use of active and passive solar design has been considered within this proposal. The site plan shows the proposed locations of solar photovoltaic panels facing South and West on many of the homes. Note that the photovoltaics have not been shown on units 1 & 4 because their usage on west facing roofs would be aesthetically detrimental as seen from Union Avenue. Passive solar design has been considered in various ways. In response to a climate that is predominantly temperate with the possibility of hot summer days, the units have been designed to reduce cooling loads. The presumably deciduous street trees will allow for desirable winter sun and block undesirable western summer sun. Unit #1 employs a west facing porch and a garage to minimize west facing glazing to reduce summer heat gain. Unit #2 employs a west facing porch and large overhangs to minimize undesirable summer heat gain. Unit #3 employs a west facing porch on the top and bottom floors to minimize undesirable summer heat gain. Unit #4 employs a west facing porch, garage and large overhangs to minimize the undesirable summer beat gain. Unit #5 employs a west facing garage and few openings to minimize west facing glazing to reduce summer heat gain. Units #6 & #8 employ awning and a front porch and second floor balcony to reduce summer heat gain. Unit #7 uses a second floor porch, awnings, large overhangs and a front porch to reduce summer heat gain. All of the units employ larger glazing on the east to promote desirable morning sun and reduce the use of electric lighting. A crawl space and attic have been provided for in each of the units to fully insulate to reduce heating loads. Most rooms are designed with more than one window to allow for natural cross ventilation. Consulting Architect Arborist and privacy Concerns As a part of the Town's review process, Cannon Design Group has reviewed the plans and commented upon aesthetics and privacy concerns. Revisions were made to the plans to satisfy these concerns. The revisions focussed primarily on mitigating privacy conflicts in areas where the proposed homes were considered close to one another. In these areas, window sills were raised to eliminate direct viewing from one home into the next. Minor revisions were also made to enhance stylistic consistency. A consulting Arborist reviewed the plans and made recommendations. The recommendations included removing dead trees at the rear of the property. Additionally, the Arborist recommended preserving existing trees at the rear of the lot because of the screening they provide for the rear neighbors. Lastly, new 24" box evergreen trees were proposed at the rear of the property to provide additional landscape screening for the neighbors at the rear. Two of these trees were added in response to concerns of adjoining neighbors. The applicants (Architect and Developer) have made attempts to meet with all of the neighbors adjoining the property. Meetings have been held with concerned residents to the left and rear of the proposed project. In these meetings, revisions have been made to to reduce second story window sizes (including home #5) to mitigate privacy concerns and additional landscape screening has been added. The Architect and Developer have met in person with five adjoining neighbors. Follow -up meetings have been held with two of these neighbors and a flyer has been left with the one remaining neighbor who was CHRIS KUMMERER d ASSOCIATES 650233.0342 1 CONTACT @CKA - ARCHITECTS 1 2089 AVY AVENUE. MENLO PARK CA 94025 1 CKA- ARCHITECTS.COM Initials PAGE 5 OF 5 not at home during the two initial visits. One final round of outreach is planned for the week of December 2nd. The proposed project at 258 Union Avenue has been designed to satisfy the requirements of the Zoning Ordinance, the General Plan and Housing Element and the Town's Residential Design Guidelines in an attempt to create a pleasing development that will be an asset to the immediate neighborhood and the Town at large. Sincerely, Chris Kummerer Principal, CKA Architects 2089 Avy Avenue Menlo Park, CA 94025 650 233 0342 CHRIS KUMMERER & ASSOCIATES 650233.0342 1 CONTACT @CKA - ARCHITECTS 1 2089 AVY AVENUE. MENLO PARK CA 94025 1 CKA- ARCHITECTS.COM This Page Intentionally Left Blank