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Request for Refund of Application Fees 12 Bayview Avetiowx of rOy, sit s DATE: TO: FROM: SUBJECT: MEETING DATE: 04/07/15 ITEM NO: (0 COUNCIL AGENDA REPORT MARCH 27, 2015 MAYOR AND TOWN COUNCIL LES WHITE, INTERIM TO REQUEST FOR REFUND OF APPLICATION FEES FOR THE REMOVAL OF A SECOND UNIT. APN 510 -44 -013. PROPERTY LOCATION: 12 BAYVIEW AVENUE. PROPERTY OWNERS: REED AND CAROLYN HORNBERGER. RECOMMENDATION: Staff recommends the Council deny the request for a refund of application fees. BACKGROUND: The residence at 12 Bayview Avenue was constructed in 1908 and an interior second dwelling unit on the second floor was legalized in 1987. The previous property owner obtained a building permit for an interior remodel in July 2013. The work was completed and finaled in October of 2013. The plans erroneously showed the kitchen of the upstairs unit as a bathroom and through this remodel the second unit was illegally removed. The current property owners purchased the property after completion of the remodel in October of 2013. The Town became aware of the illegal removal when the current property owners returned the rental remediation fee invoice. The current property owners have been working with the Town to resolve the issue (see Exhibit 4 of Attachment 2). They applied for an Architecture and Site application to legalize the elimination of the interior second dwelling unit, as provided in the Town Code (Sections 29.10.330 and 29.10.09030). On February 25, 2015, the Planning Commission unanimously voted to approve the removal of the second unit. The full report to the Planning Commission is contained in Attachment 2. The Town charges fees to cover the costs associated with processing development applications. The applicants paid the fees for the Architecture and Site application and are now seeking a refund of $5,659.23 (see Attachment 1). PREPARED BY: LAUREL R. PREVE g I Assistant Town Mana er/ ?m�mumt y �l e' n t Director Reviewed by: N/A Assistant Town Manager _?_AATown Attorney 44, Finance NADEV\TC REP0RTS12015\Bayview12.dmx Reformatted: 5/30/02 PAGE MAYOR AND TOWN COUNCIL SUBJECT: 12 BAYVIEW AVENUE March 27, 2015 ANALYSIS: Pursuant to state law, the Town's fee schedule identifies the fees associated with development applications and other fees for Town services. These fees cover the expenses associated with processing an application and bringing it forward to the deciding body. The Town appreciates that the current property owners inherited this circumstance and that the property owners acted responsibly to cure the illegal removal. Due to the facts in this situation, the Town is not obligated to refund the fees because the fees covered the costs of legally removing the second unit from the Town's housing inventory. For this reason and due to the precedent setting nature of the request, staff is recommending denial of the refund. ALTERNATIVES: The Council may grant the request for the refund. FISCAL IMPACT: If the Council approves the refund, the total fiscal impact is $5,659.23 from the Town's General Fund. This amount does not include the Town costs associated with preparing this report and participating at the Town Council meeting on this matter. COORDINATION: The preparation of this report was coordinated with the Town Attorney and Finance Director. ENVIRONMENTAL ASSESSMENT: The request for a refund is not a project under the California Environmental Quality Act. Attachments: 1. Request from Reed and Carolyn Homberger 2. Report to the Planning Commission for the meeting of February 25, 2015 cc: Reed Hornberger, 12 Bayview Avenue, Los Gatos, CA 95030 LRP:JS:cg Laurel Prevetti From: Reed Hornberger <reed.hornberger @gmail.com> Sent: Sunday, March 01, 2015 3:19 PM To: Marcia Jensen; BSpector; Steven Leonardis; Marico Sayoc; Rob Rennie Cc: Joel Paulson; Laurel Prevetti; Marni Moseley; Robert Schultz; kburch @losgatosca.gov; todonnell @losgatosca.gov; carolyn hornberger; Reed Hornberger Subject: Fwd: Draft: Next Step for LG Town and Bayview Attachments: losgatostowncounciI -REV2- Plan ning Commission.docx To: Mayor Marcia Jensen Vice Mayor Barbara Spector Council Member Steve Leonardis Council Member Rob Rennie Council Member Marico Sayoc cc: Robert Schultz, LG Town Attorney Kendra Burch, Chair of Planning Commission Thomas O'Donnell, Planning Commissioner Laurel Prevetti, Director of Community Development Joel Paulson, Planning Manager Marni Moseley, Associate Planner Dear Mayor Jensen, Vice Mayor Spector and Commissioners Leonardis, Rennie and Sayoc, We, Reed and Carolyn Hornberger, reside at 12 Bayview Avenue in Los Gatos. Over the past 12 months we have been working to resolve an issue over an illegal secondary unit conversion with the planning department. We took the issue to the planning commission on February 25th, 2015. We did this with the support of the planning department and the town attorney. In the meeting of the 25th, we asked the planning commission for two items: 1. We asked the Town of Los Gatos to officially remove the second unit status from 12 Bayview and restore the record to a single family home. 2. We asked the Town to waive the fee of $5659.23 imposed upon us for an illegal secondary unit conversion. For a short history and details, see the attached document. LG Planner, Marni Moseley, can also give you a detailed briefing. She has been very helpful to our process and developed a recommendation summary for the meeting.. The Planning Commission was very supportive of our issue and unanimously approved the removal of the 'second unit' status on our home. We are greatly appreciative of their action. In that meeting it was explained to us that the Planning Commission does not have the authority to waive the fee imposed upon us by the Town of Los Gatos. Specifically, the purpose of this letter is to request that the Los Gatos Town Council waive the $5659.23 fee and return the funds we have paid. We understand the proper channel would be to pay an additional $400 to get on to the Town Council's agenda, but frankly, we feel that to pay a fee to request the waiver of another fee is irrational. We left the Planning Commission meeting Wednesday night feeling enough positive support from the commissioners to make this request swiftly and directly to you. I have copied those council members on this email for reference. ATTACHMENT 1 We feel that the issue of 'an illegal second unit conversion' was an unfair burden placed upon us. The facts in the details attached reflect this. We have worked for a year with the Planning department to gather the information and get on the Planning Commission meeting agenda. One other relevant point: the Planning department's recommendation summary notes that "the existing lot [ 12 Bayview] is non - conforming and the property would not conform to the Town Code requirements for a new second unit if one were proposed today" (Ref: Planning Commission Staff Report Feb 25th, 2015. Item Number 2. Section C Findings). In perspective, this means that the Town wants us to pay the fee to remove a second unit that has already been removed and is no longer legal. This point, with the others in the attached detail, are the case to ask for the waiver. We are anxious to work with you and restart our project to restore the exterior of our home. We will be happy to meet with you in person or by phone to discuss this matter at any time. Thank you for your consideration. Sincerely Reed & Carolyn Hornberger (408- 472 -0712, Reed's cell phone) attachments: Pre -read Package submitted to the Planning Commission Planning Commission Meeting. Town of Los Gatos MaFni i Re: 12 Bayview Ave 2"" Unit Conversion We (Reed and Carolyn Hornberger) reside at 12 Bavview Ave in Los Gatos. We have lived here since October 2013. In September, 2014 we received a rental remediation form from the Town of Los Gatos. The form asked us about the status of the rental unit on our property. We replied that a rental unit did not exist on our property. We returned that form to the city. ^ ffOn September 8`", 2014 we (GaFelyR and Reed HoFnbeFgeF' received a responseleuef from Marni Moseley, Associate Planner for the Town of Los Gatos. Sln thAt Intl,.. P,I...n; MGse -t nhe explains -'This letter is in response to the rental remediation form that you returned to the Town lost month regarding the removal of the second unit prior to your purchase of the property this vear. After researching the issue, staff has determined that the second unit that previously existed was removed illegally. This - conversion /removal requires approval by the Planning Commission. The necessary steps to request that the Town legalize the removal would require an Architectural and Site Application (A & S) reviewed by the Planning Commission. The reason this is required is that this effectively removes a unit from the Town's housing stock. The current application fee for this process is $5659.23 =_ We .. sheeked and saddened eemmuniration We had no knowledge of a second unit when we purchased the house through our realtor, Melanie Kemp of Los Gatos' Coldwell Banker —. The house's MLS listed it as a single family residence. During the PUFShasepurchase -yettiag process we performedaaade all reasonable document reviews & title checks customary for a home purchase in the area. We knew the home was in the final stages of remodel (bv Todd Hill of SV Home, owner and builder)cogst acts ^ ^n and mtook stepsade ^ facts -to review approved plans, permits, inspections and final inspection -f 22gEovals for occupancy. These were in order and complete. We Phv OR ^I.•e^ this T6:^ :^ OUF PFirAaFV Si der.^.. We have faMil., b]eRds 1 . d business in the le^ ^I aFpa. %Ve have i0ye.d iR Saratoga f,.. 40 yeaFs PFi9F to the aetiyel..involved with the I+., Dlett (G...., Sehl h Frhit@GtWFe) and the Town's H aFte Fa Gal Review BeaF d to FPgtAFP the evteriAF Af the L.ArAP We are asking the Town of Los Gatos to officially remove the second unit status from 12 Bayview and have the dwelling restored in the record as a single family home. Further, we are asking the Town to waive aed- caac-el -the fees of $5659.23 imposed upon us for an illegal conversion. The reasoning behind this request is as follows: 1_-1-.--We bought a single family home. We had ne I(Rewledge of the Gates —We relied on approved plans, permits and inspection ryreeesses with the Town as- proof of a validation to the remodel project. -The oversight on the loss of the second unit clearly took place, as Fhp Town lan,eF Galls aut, 'prior to your purchase of the property This point is validated by the letter from the Town Planning Department and a letter from retired Judge Kirk McKenzie (Kirk ^"^", Pn;m v asr:e•owner of 12 Bayview previous to Todd HiII44e milder, of SV Home. enclosed =). We sirAply Gannet be hPld aGGO-Untahip t., f-9F the eveMight Clearly tT-he Town hasd the rights and reason to inspect the property before and during the planning, permitting and renovation processes to ensure that the project proceeds as specified (Town Code Sec. 6.140.050). ma: e4his determ: ;atiae. W-e-However, upon further investigation, the Town found that the previous owner /developer (SV Home) submitted plans that showed the previous second kitchen as a bathroom. As a result of this deception, the plans were approved as an interior remodel of a single family home, and the inspections for this type of project wouldn't have occurred early enough for an inspector to suspect it was a kitchen rather than a bathroom. have net I.,..... ..went.d with elear ^lion . ele^ The I es Gates ..e.de gives the Town +.,thwit y to 2. The second unit has not been in active rental stock for the last -24 years. McKenzie noted -that the second unit was not rented for 23 years while he lived there and . We aAted that he that he neveF paid the $22.00 ,^^ al f^^ ,--' consistently returned the rental remediation forms with 'owner occupied' status te the TOWR W that a4eet. Mr. McKenzie hais providing a letter and supporting documents to this effect (enclosuresl. The loss of the second unit, unrented for 24 years, will not have an impact on the rental market in Los Gatos. 3. The dwelling at 12 Bayview Avenue has never had a second address. Further, we have found no evidence of secondary utilities (electricity, water, gas) to support a second unit. 43. —The second unit cannot be restored without significant economic hardship. The structure was completely remodeled and is now -a single family home. There is no second unit. There is no upstairs kitchenaad diRiRg o,ta. There is no separate entrance to the home (see enclosed photos). Further, adding another unit atin 12 Bayview Ave would add more issues to the space, parking and traffic congestion in the area. 12 Bayview is located on one of the Town's smallest lots, and, on a crowded 3 way intersection of Bayview and Pennsylvania Ave. The Town plans to rebuild Bayview Ave next year. And with the planned 'traffic calming' steps'^, ea, there will be fewer parking spots on the street. 12 Bayview has a one car garage. We, Carolyn and Reed, have made 12 Bawiew our primary residence. We have family, friends and business in the local area. We lived in Saratoga for 18 years prior to the move to Los Gatos. We are very committed to the Town, the Almond Grove and bringing more historical value to the area. We have plans and HPC approval to restore the exterior of the home and provide added structural safety to the building and historic beauty to the street. Our plan coincides well-with the Town's plan to renovate the street in the coming year. We ask for your agreement on our recommended actions so we can move ahead on the neighborhood renovation plans with you. v a - m�r'� TT°°rn°°m Reed.Er Cara4iYv (ornberger I TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT SOS s►�� Meeting Date: February 25, 2015 ITEM NO: 2 PREPARED BY: Mami F. Moseley, Associate Planner MMoselev@40osgatosca.gov APPLICATION NO: Architecture and Site Application S -14 -128 LOCATION: 12 Bayview Avenue (east side of Bayview Avenue, north of West Main Street) APPLICANT/ CONTACT PERSON/ PROPERTY OWNER: Reed Hornberger APPLICATION SUMMARY: Requesting approval to remove a second dwelling unit on property zoned R -1 D. APN 510 -44 -013. DEEMED COMPLETE: December 22, 2014 FINAL DATE TO TAKE ACTION: June 22, 2015 RECOMMENDATION: Approval, subject to conditions. PROJECT DATA: General Plan Designation: Medium Density Residential Zoning Designation: R -1 D — Single Family Residential Downtown Applicable Plans & Standards: General Plan Parcel Size: 2,793 square feet Surrounding Area: CEQA: The project is Ca tegorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. ATTACHMENT 2 g Land Use General Plan Zonin North Family Medium Density Residential, R -ID ntial 5- 12 dwellin units er acre East Family Medium Density Residential, R -ID tial 5- 12 dwelling units per acre VResidentTall South Family Medium Density Residential, R-113 tial 5- 12 dwelling units per acre West Family Medium Density Residential, R -ID tial 5- 12 dwelling units per acre CEQA: The project is Ca tegorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. ATTACHMENT 2 Planning Commission Staff Report - Page 2 12 Bayview Avenue /5 -14 -128 February 25, 2015 FINDINGS: ■ As required, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15303: New Construction or Conversion of Small Structures. ■ As required by Section 29.10.330 of the Town Code for elimination of existing second units. ■ As required by Section 29.10.09030 of the Town Code for demolition. CONSIDERATIONS: ■ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. EXHIBITS: 1. Location Map 2. Findings and Considerations (one page) 3. Recommended Conditions of Approval (one page) 4. Letter of Justification (20 pages), received December 22, 2014 5. Floor plans from file (two pages) BACKGROUND: The residence was constructed in 1908 and an interior second dwelling unit on the second floor was legalized in 1987. The previous property owner obtained a building permit for an interior remodel in July 2013. The work was completed and finaled in October of 2013. The plans erroneously showed the kitchen of the upstairs unit as a bathroom and through this remodel the second unit was illegally removed. The current property owners purchased the property after completion of the remodel in October of 2013. The Town became aware of the illegal removal when the current property owners returned the rental remediation fee invoice. The current property owners have been working with the Town to resolve the issue. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project site is located on the east side of Bayview Avenue, just north of Main Street (Exhibit 1). The property is surrounded by residential uses. Planning Commission Staff Report - Page 3 12 Bayview Avenue /S -14 -128 February 25, 2015 B. Project Summary The applicant is requesting to legalize the elimination of the interior second dwelling unit use on the subject property. C. Zoning Compliance The zoning designation allows the elimination of a second dwelling unit subject to the approval of an Architecture and Site application. ANALYSIS: A. Scope of Work No exterior modifications are proposed as part of this Architecture and Site application (the applicant does have intentions of constructing a small covered front porch/landing in the near future). The second unit was removed illegally prior to the purchase of the property by the current owners. Interior renovations were completed with building permits which inaccurately portrayed the kitchen of the upstairs second unit as a large bathroom. The scope of the modifications was limited to interior upgrades. All required inspections were completed and the permit was frnaled as discussed in the applicant's letter of justification (Exhibit 4). The second unit never had a dedicated separate access from the main residence or a separate address or utility meter. B. Second Dwelling Units — Approvals and Demolitions In the last ten years, the Community Development Department has approved a total of 25 applications for second dwelling units (new units and legalization of existing units). In the past ten years, only four second dwelling units were approved for demolition — two interior units and two detached units. The last approved removal of a second dwelling unit occurred in August 2013. C. Findings Section 29.10.330 of the Town Code requires the deciding body to make five findings to approve the elimination of a second dwelling unit. The first required finding is that the proposed elimination is consistent with the Town's Housing Element of the General Plan. The subject request is consistent with the Housing Element because it would not have a negative impact on the Town's housing stock. The number of approved applications for new second dwelling units exceeds the number of applications to demolish second dwelling units. Planning Commission Staff Report - Page 4 12 Bawiew Avenue /5 -14 -128 February 25, 2015 The four remaining findings are required by Section 29.10.09030(e) for the demolition of a single - family dwelling or a second unit in this case. The applicant provides evidence to make these findings in their letter of justification (Exhibit 4). The letter states that the unit cannot be maintained because it was removed prior to their purchase of the property. Restoration of the second unit would significantly impact their use of the residence and be a financial hardship. In addition the applicant provided documentation from a previous owner showing that the second unit has not been rented for 24 years. Additionally, the applicant's justification includes that the additional unit would add additional parking and congestion issues to an already busy corner. It should be noted that the existing lot is non - conforming and the property would not conform to the Town Code requirements for a new second unit if one were proposed today. D. General Plan In addition to the earlier discussion regarding the required findings for the removal of the housing unit and consistency with the Town's Housing Element of the General Plan, additional applicable goals and policies of the 2020 General Plan are listed below: • Goal LU -6: To preserve and enhance the existing character and sense of place in residential neighborhoods. • Policy LU -6.7: Continue to encourage a variety of housing types and sizes that is balanced throughout the Town and within neighborhoods, and that is also compatible with the character of the surrounding neighborhood. • Policy LU -6.10: Require applicants to submit letters of justification to show how new residential development contributes to the balance of types and sizes of housing available in Los Gatos. • Goal CD -6: To promote and protect the physical and other distinctive qualities of residential neighborhoods. • Policy CD -6.2: Balance the size and number of units to achieve appropriate intensity. • Goal HOU -3: Preserve existing residential opportunities, including the existing affordable housing stock. • Policy HOU -3.1: Encourage the maintenance and improvement of existing housing units. • Policy HOU -3.2: Support the preservation and conservation of existing housing units that provide affordable housing opportunities for Town residents and workers. E. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Planning Commission Staff Report - Page 5 12 Bavview Avenue /S -14 -128 February 25, 2015 PUBLIC COMMENTS: At this time, the Town has not received any public comment. SUMMARY AND RECOMMENDATION: A. Summary Although the applicant is requesting to eliminate a housing unit from the Town's housing stock, the Town currently approves new applications for second dwelling units ministerially, thus allowing property owners to create second dwelling units in other parts of Town as long as they meet current Town Codes. The elimination of the subject second unit would not have a detrimental impact on the Town's housing stock given that the number of applications for new units exceeds the number of applications to demolish second dwelling units. Also, the elimination of this second dwelling unit would not diminish the Town's housing stock because the applicant has documented that the unit has not been rented in 24 years. B. Recommendation Staff recommends approval of the request based on the summary above and subject to the recommended conditions of approval (Exhibit 3). If the Commission concurs with staff's recommendation, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and 2. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); and 3. Make the required findings as required by Section 29.10.330 of the Town Code for the elimination of a second dwelling unit without replacement (Exhibit 2); and 4. Make the required findings as required by Section 29.10.09030(e) of the Town Code for the elimination of an existing second unit (Exhibit 2); and 5. Approve Architecture and Site Application 5 -14 -128 subject to the conditions contained in Exhibit 3. If the Commission has concerns with the proposed application, it can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. Planning Commission Staff Report - Page 6 12 Bayview Avenue /S -14 -128 February 25, 2015 Prepared by: Mami F. Moseley, AIC Associate Planner LRP:MM:cg Approved by: Laurel R. Prevetti Assistant Town Manager/ Director of Community Development cc: Reed Homberger, 12 Bayview Avenue, Los Gatos, CA 95030 N: \DEV\PC REPORTS\2015 \Bayview 12.dmx 12 Bayview Avenue X50 i (D BFq� qV )OO,VjF I/V <FA ST � 2 O EX,DBIT .1 2/25/15 PC Report This Page Intentionally Left Blank REQUIRED FINDINGS FOR: February 25, 2015 12 Bavview Avenue Architecture and Site Application S -14 -128 Requesting approval to remove a second unit on property zoned R -11). APN 51044 -013. PROPERTY OWNER/APPLICANT: Reed and Carolyn Hornberger FINDINGS Required finding for CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Required finding for the elimination of a secondary dwelling unit without replacement: ■ As required by Section 29.10.330 of the Town Code for the elimination of a secondary dwelling unit, without replacement, the deciding body shall make the finding that the proposed elimination (without replacement) is consistent with the Town's Housing Element of the General Plan. In order to eliminate an existing second unit (whether or not it will be replaced), the deciding body must make the demolition findings pursuant to Section 29.10.09030 and made below. Required finding for the elimination of an existing second unit: ■ As required by Section 29.10.09030(e) of the Town Code for the elimination of an existing secondary dwelling unit: 1. The Town's housing stock would be maintained in that the existing second dwelling would not contribute to the Town's housing stock as the unit no longer exists and has not been rented for 24 years; 2. Preservation of historically or architecturally significant buildings or structures in that the existing structure will be preserved. 3. Property owner's desire or capacity to maintain the second unit is not feasible in that the unit has already been removed. 4. Economic utility of the building or structure in that the unit has already been removed, and replacement of the unit would be an economic hardship for the property owner. CONSIDERATIONS Required considerations in review of Architecture & Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. NADEV\FINDINGS\2015\Bayview 12.dwx EXIT 2 2/25/15 PC Report This Page Intentionally Left Blank CONDITIONS OF APPROVAL — February 25, 2015 12 Bavview Avenue Architecture and Site Application S -14 -128 Requesting approval to remove a second unit on property zoned R -11). APN 510 -44 -013. PROPERTY OWNER/APPLICANT: Reed and Carolyn Hornberger 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. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council depending on the scope of the changes. 2. EXPIRATION OF APPROVAL: The Architecture and Site application will expire two years from the date of approval unless it is used before expiration. Section 29.20.335 defines what constitutes the use of an approval granted under the Zoning Ordinance. 3. 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, and may be secured to the satisfaction of the Town Attorney. NADEV\C0NDITNS\2015\Bayvim 12.docx EXHIBIT 3 2/25/15 PC Report This Page Intentionally Left Blank Planning Commission Meeting, Town of Los Gatos Re: 12 Bayview Ave 2 "d Unit Conversion We (Reed and Carolyn Hornberger) reside at 12 Bayview Ave in Los Gatos. We have lived here since October 2013. In September, 2014 we received a rental remediation form from the Town of Los Gatos. The form asked us about the status of the rental unit on our property. We replied that a rental unit did not exist on our property. We returned that form to the city. On September 8th, 2014 we received a response from Marni Moseley, Associate Planner for the Town of Los Gatos. She explains — "This letter is in response to the rental remediation form that you returned to the Town last month regarding the removal of the second unit prior to your purchase of the property this Yea r. After researching the issue, staff has determined that the second unit that previously existed was removed illegally. This conversion /removal requires approval by the Planning Commission. The necessary steps to request that the Town legalize the removal would require an Architectural and Site Application (A & S) reviewed by the Planning Commission. The reason this is required is that this effectively removes a unitfrom the Town's housing stock. The current application fee for this process is $5659.23. " We had no knowledge of a second unit when we purchased the house through our realtor, Melanie Kemp of Los Gatos' Coldwell Banker. The house's MLS listed it as a single family residence. During the purchase process we performed all reasonable document reviews & title checks customary for a home purchase in the area. We knew the home was in the final stages of remodel (by Todd Hill of SV Home, owner and builder) and took steps to review approved plans, permits, inspections and final inspection approvals for occupancy. These were in order and complete. We are asking the Town of Los Gatos to officially remove the second unit status from 12 Bavview and have the dwelling restored in the record as a single family home. Further, we are asking the Town to waive the fee of $5659.23 imposed upon us for an illegal conversion. The reasoning behind this request is as follows: 1. We bought a single family home. We relied on approved plans, permits and inspections with the Town as proof of a valid remodel project. The 2/25/15 PC Report oversight on the loss of the second unit clearly took place, prior to our purchase of the property. This point is validated by the letter from the Town Planning Department and a letter from retired Judge Kirk McKenzie (owner of 12 Bayview previous to Todd Hill of SV Home, enclosed). Clearly the Town has the rights and reason to inspect the property before and during the planning, permitting and renovation processes to ensure that the project proceeds as specified (Town Code Sec. 6.140.050). However, upon further investigation, the Town found that the previous owner /developer (SV Home) submitted plans that showed the previous second kitchen as a bathroom. As a result of this deception, the plans were approved as an interior remodel of a single family home, and the inspections for this type of project wouldn't have occurred early enough for an inspector to suspect it was a kitchen rather than a bathroom. 2. The second unit has not been in active rental stock for 24 years. Mr. McKenzie noted that the second unit was not rented for 23 years while he lived there and that he consistently returned the rental remediation forms with 'owner occupied' status. Mr. McKenzie has providing a letter and supporting documents to this effect (enclosures). The loss of the second unit, unrented for 24 years, will not have an impact on the rental market in Los Gatos. 3. The dwelling at 12 Bayview Avenue has never had a second address. Further, we have found no evidence of secondary utilities (electricity, water, gas) to support a second unit. 4. The second unit cannot be restored without significant economic hardship. The structure was completely remodeled and is a single family home. There is no second unit. There is no upstairs kitchen. There is no separate entrance to the home (see enclosed photos). Further, adding another unit at 12 Bayview Ave would add more issues to the space, parking and traffic congestion in the area. 12 Bayview is located on one of the Town's smallest lots, and, on a crowded 3 way intersection of Bayview and Pennsylvania Ave. The Town plans to rebuild Bayview Ave next year. And with the planned 'traffic calming' steps, there will be fewer parking spots on the street. 12 Bayview has a one car garage. We, Carolyn and Reed, have made 12 Bayview our primary residence. We have family, friends and business in the local area. We lived in Saratoga for 18 years prior to the move to Los Gatos. We are very committed to the Town, the Almond Grove and bringing more historical value to the area. We have plans and HPC approval to restore the exterior of the home and provide added structural safety to the building and historic beauty to the street. Our plan coincides with the Town's plan to renovate the street in the coming year. We ask for your agreement on our recommended actions so we can move ahead on the neighborhood renovation plans with you. Zee er Casro�yw}foirnbarge4r This Page Intentionally Left Blank A. Kirk McKenzie 15311 Bellecourt Saratoga, CA 95070 -6466 Email: kirkmckenzie250Cyahoo com November 17, 2014 Reed Hornberger 12 Bayview Avenue Los Gatos CA 95030 -5906 Re: Second Unit at 12 Bayview Avenue Dear Mr. Hornberger: I am writing in response to your request that I confirm that during the period from January 1992 — when I moved into the house at 12 Bayview Avenue, Los Gatos, following its renovation after the Loma Prieta Earthquake — until I sold 12 Bayview Avenue on July 25, 2013 to Silicon Valley Homes, LLC, the "second unit" in the house was not rented out, but was occupied by me, along with the other unit. I can indeed confirm that this was the case, as I stated in the explanatory addendum to the C.A.R. Seller Property Questionnaire that I filled out in connection with the sale of the 12 Bayview house to Silicon Valley Homes, LLC. This status of the second unit is also supported by the invoices that I returned to the Town of Los Gatos Finance Department in connection with the Town's Rental Dispute Mediation and Arbitration Ordinance. Fees assessed pursuant to this ordinance support the Town's program for mediating or arbitrating rental disputes between landlords and tenants. Under the ordinance, the annual fee assessed is currently $11.00 per unit. I have enclosed copies of all the invoices that I have located (except for one that was erroneously sent to me in 2014, after the sale). The enclosed invoices cover the years 2002 -2003, 2006, and 2009 -2013. All of these invoices indicate that one of the units at 12 Bayview Avenue was owner - occupied, and that the other unit was either owner- occupied or "vacant ". Because the invoices for 2003 and 2006 were submitted late, I submitted penalty payments in connection with them. The invoice for 2003 is especially noteworthy, because it states that one of the units at 12 Bayview "has been unoccupied since the late 1980s ". Beginning in 2011, the invoices began to describe my two units as "duplex units" and to give boxes to check that most accurately described my situation. On the 2011 -2013 invoices, I checked the box indicating that both of my units were owner - occupied. The 2013 invoice also indicated that I sold the 12 Bayview Avenue house on July 25, 2013. After I moved into 12 Bayview Avenue in 1992, I made no further renovations to the house. I gather that the renovations now at issue with the Town's Planning Department were made by Silicon Valley Homes, LLC after that firm purchased the house on July 25, 2013 and before it was sold to you and your wife in October 2013. I can only speak to the status of the "second unit ", during the time I owned 12 Bayview, and as the enclosed invoices attest, during that time the second unit was never rented out, but was occupied by me. I hope that this letter and the enclosures will prove helpful to you in your discussions with the Town's Planning Department regarding the status of the "second unit" at 12 Bayview Avenue. Since, 1 r q&� e 4 A. Kirk McKenzie Enclosures Town of Los Gatos Finance Department P O Box 697 Los Gatos CA 95031 (408) 354 -6835 Customer # 000000021.9 ALEXANDER MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 RENTAL MEDIATION FEE INVOICE 7100003726 Jul 01, 2013 RENTAL MEDIATION /ARB FEES (408) 395 -1049 DUE UPON RECEIPT Jul 01, 2013 ALEXANDER MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 Aluanuty I Per Unit Amuu, 2.00 11.00 22.00 N Section 14.80.245 of the Los Gatos Town Code requires that each rental unit in Los Gatos be assessed an annual regulatory fee in order to support enforcement of Chapter 14, Article VIII, the Rental Dispute Mediation and Arbitration Ordinance. Any duplex unit that is owner- occupied may have its fee waived. In order that your duplex unit is assessed the correct fee, please check all that apply, sign this invoice, and return it with the correct fee. If your fee is $0, you still must sign and return this invoice. Both of my duplex units are renter - occupied. I will pay $22. One of my duplex units is renter- occupied, and the other is owner- occupied. I will pay $11. T�Both of my duplex units are owner - occupied. I will pay $0. ?✓ I sold my property. I will pay $0. {�^ 'A 5 l ! { �' My mailing address changed. Street Address: City: State: Zip Code: . UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information herein is true and correct to e, est of my knowledge and belief. SIGNATURE: �/ ] 1 I , +�J�y f PRAT NAME: P. J (! X61 V\ L Y_ A C K° DATE: 7 �d {� ����!' Total Charges 22.00 Total Tax 0.00 Total Invoice 22.00 Payments 0.00 Adjustments 0.00 Total Due 22.00 LGTC 14.80.245 (b) A landlord who Fails to pay the fee within thirty (30) days after the Town mails its bill to the landlord shall pay a twenty -five (25) percent penalty, Plus an additional tweny -five (25) percent penalty for each thirty (30) days thereafter that the bill remains unpaid - Until such time as the bill including the landlord Of' rental unit shall not be entitled to any rent increase. t4° Penalties is paid ALEXANDER MCKENZIE 12 BAYVIEW AVE RENTAL MEDIATION FEE INVOICE 7100003258 Jul 16, 2012 RENTAL MEDIATION /ARB FEES (408) 395 -1049 DUE UPON RECEIPT Jul 16, 2012 ALEXANDER MCKENZIE 12 BA`1VIEW AVE 2.00 11.00 22.00 N Section 14.80.245 of the Los Gatos Town Code requires that each rental unit in Los Gatos be assessed an annual regulatory fee in order to support enforcement of Chapter 14, Article VIII, the Rental Dispute Mediation and Arbitration Ordinance. Any duplex unit that is owner - occupied may have its fee waived. In order that your duplex unit is assessed the correct fee, please check all that apply, sign this invoice, and return it with the correct fee. If your fee is $0, you still must sign and return this invoice. Both of my duplex units are renter- occupied. I will pay $22. One of my duplex units is renter- occupied, and the other is owner - occupied. I will pay $11. Y Both of my duplex units are owner- occupied. I will pay $0. I sold my property. I will pay $0. My mailing address changed. Street Address: i a- �j V V I F VV 1, V L- City: Los -L� 5 State: CA Zip Code: S G J UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information herein is tr`u�e( and correct to the best of my knowledge and belief. L p SIGNATURE /: v\ ' I �; } 1 " - ry' PRINT NAME: �� 1� 1 Y K J k * � �; z f` DATE: -T Total Charges Town of Los Gatos \ 11l(ir Finance Department 22. "t^ P O Box 697 -00 Los Gatos CA 95031 (408) 354 -6835 Customer # 22.00 0000000219 ALEXANDER MCKENZIE 12 BAYVIEW AVE RENTAL MEDIATION FEE INVOICE 7100003258 Jul 16, 2012 RENTAL MEDIATION /ARB FEES (408) 395 -1049 DUE UPON RECEIPT Jul 16, 2012 ALEXANDER MCKENZIE 12 BA`1VIEW AVE 2.00 11.00 22.00 N Section 14.80.245 of the Los Gatos Town Code requires that each rental unit in Los Gatos be assessed an annual regulatory fee in order to support enforcement of Chapter 14, Article VIII, the Rental Dispute Mediation and Arbitration Ordinance. Any duplex unit that is owner - occupied may have its fee waived. In order that your duplex unit is assessed the correct fee, please check all that apply, sign this invoice, and return it with the correct fee. If your fee is $0, you still must sign and return this invoice. Both of my duplex units are renter- occupied. I will pay $22. One of my duplex units is renter- occupied, and the other is owner - occupied. I will pay $11. Y Both of my duplex units are owner- occupied. I will pay $0. I sold my property. I will pay $0. My mailing address changed. Street Address: i a- �j V V I F VV 1, V L- City: Los -L� 5 State: CA Zip Code: S G J UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information herein is tr`u�e( and correct to the best of my knowledge and belief. L p SIGNATURE /: v\ ' I �; } 1 " - ry' PRINT NAME: �� 1� 1 Y K J k * � �; z f` DATE: -T Total Charges Total Tax 22. 0 0 0 -00 Total Invoice 22.00 Payments Adjustments 0.00 Total Due 0.00 22.00 LGTC 13.80.245 (b) A landlord who fails to pay the fee within thirty (30) days after the Town mails its bill to the landlord shall pay a twenty -five (25) percent penalty, plus an additional twenty -five (25) percent penalty for each thirty (30) days thereafter that the bill remains unpaid. Until such time as the bill including penalties is paid, the landlord of a rental unit shall not be entitled to any rent increase. INVOICE Town of Los Gatos Finance Department P O Box 697 Los Gatos CA 95031 (408) 354 -6835 Customer# 0000000219 7100002322 1 Aug 22, 2011 1 RENTAL MEDIATION /ARB FEES (408) 395 -1049 DUE UPON RECEIPT Aug 22, 2011 ALEXANDER MCKENZIE ALEXANDER MCKENZIE 12 BAYVIEW AVE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 LOS GATOS, CA 95030 -5906 Description ' Qtianti Per Unit Amount RENTAL MEDIATION FEE 2.00 11.00 22.00 N Section 14.80.245 of the Los Gatos Town Code requires that each rental unit in Los Gatos be assessed an annual regulatory fee in order to support enforcement of Chapter 14, Article VIII, the Rental Dispute Mediation and Arbitration Ordinance. Any duplex unit that is owner - occupied may have its fee waived. In order that your duplex unit is assessed the correct fee, please check all that apply, sign this invoice, and return it with the correct fee. If your fee is $0, you still must sign and return this invoice. ❑ Both of my duplex units are renter - occupied. I will pay $22. ❑ One of my duplex units is renter- occupied, and the other is owner - occupied. I will pay $11. VBoth of my duplex units are owner- occupied. I will pay $0, ❑ I sold my property. I will pay $0. ❑ My mailing address changed. Street Address: City: State:_ Zip Code: UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the informatiS4 correct ^to tth-et�best of my knowledge and belief. p � SIGNAT ' � IUJ PRINT NAME: XR Yl d N it K - J c K�- ,n z f DATE: Total Charges 22.00 Total Tax 0.00 Total Invoice 22.00 Payments 0.00 Adjustments 0. 00 Total Due 22.00 LGTC 14.80.245 (b) A landlord who fails to pay the fee within thirty (30) days after the Town mails its bill to the landlord shall pay a twenty-five (25) percent penalty, plus an additional twenty -five (25) percent penalty for each thirty (30) days thereafter that the bill remains unpaid. Until such time as the bill including penalties is paid, the landlord of a rental unit shall not be entitled to any rent increase. �z Town of Los Gatos Finance Department P O Box 697 Los Gatos CA 95031 (408) 354 -6835 Customer# 0000000219 ALEXANDER MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 Description 2009/10 RENTAL MEDIATION FEE �Y" INVOICE 7100001852 1 Aug 13, 2010 1 RENTAL MEDIATION /ARB FEES (408) 395 -1049 DUE UPON RECEIPT Aug 13, 2010 ALEXANDER MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 Quantity Per Unit Amount 2.00 11.00 22.00 N ,al',u "Please deduct $11 if you live in one of the duplex units. If Owner Occupied, please note on face of this invoice. In all cases, IMS FORM MUST BE SIGNED AND RETURNED. A landlord who fails to pay the fee within 30 days after this invoice is mailed shall pay a 25% penalty, plus an additional 25% for every additional 30 days, and shall also not be entitled to a rent increase until the full fee and penalties are paid. UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information given herein is true and correct to the best of my knowledge and belief. M SIGN Vk° PRINT NAME Al e x a V1 ae Y 16' Total Charges Total Tax Total Invoice HOME ADDRESS 1 W C'DVQ� J I VI/ yt) . HOME TELEPHONE � /itllc� Payments Adjustments Total Due 22.00 0.00 22.00 0.00 0.00 22.00 Town of Los Gatos Finance Department PO Box 697 Los Gatos CA 9503 ] (408) 354 -6835 Customer# 0000000219 ALEXANDER MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5906 INVOICE 7100001374 1 Jun 30, 2009 1 RENTAL MEDIATION /ARS FEES (408) 395 -1049 NET 10 DAYS Jul 10, 2009 ALEXANDER, MCKENZIE 12 BAYVIEW AVE LOS GATOS, CA 95030 -5900' Description Quantity Per Unit Amount RENTAL MEDIATION FEE 2.00 11.00 22.00 N ` *Please deduct $ 1 1.00 if you live in one oft he units. If Owner Occupied, please circle below. In all cases, TI-HS FORM MUST BE SIGNED AND RFTU12NFD A landlord who fails to pay the The within 30 days alter this statement is mailed shall pay a 25% penalty, plus an additional 25% for every 30 days, and shall not be entitled to a rent increase until the full fee and penalties are paid. UNDER PENALTY 01' PERJURY, I hereby affirm that 1 have examined this statement as completed and that the information given herein is true and correct to the best of my knowledge and belief. SIGN �x %/Q f( J fU Vy(/ _ OWNER � — OCCUPIE� N PRINT NAM; Xa h (Please circleL HOME ADDRESS I�11UJ - -- — ? /1 r I TOME TELIPI-IONi TV"A Total Charges 22.00 "total lax 0.00 Total Invoice 22.00 Payments 0.00 Adjustments 0.00 'Dotal Due 22 .00 TOWN OF 1A)s Gxros PO. Box 697 Los GATos, CA 95031 Cup'( t461000000v333 ALEXANDER MC14ENZIF IF FAYYIFW AV 1 75 r A t J0 95rj3f) ej;lb of S 1: F I f I t 0 N DUPU" HIEUIA110N I? 8A,VlFU AVE RE N 1 1) O 3 PAGE DATE OF k.1"SIUMER PO CUSTOMER PH ifpms NEt 30 PAYS I)OF DATE Jul ?a, e006 SERVICE AbOf4t� ALEXANDER MCKENZIE 1% FAYVIFW AV US ;4;105 f A 9i F Q I t:F i.. oID90 22 Qv N A'I 3 �vf "Please deduct S I 1 00 if you live in one of the duplex units A landlord who fails to pay the fee within 30 days after this statement is mailed shall pay a 25% penalty, plus an additional 251/6 for every additional 30 days, and shall also not be entitled to any rent increase until the fill fee and penalties are paid UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information given herein is true and correct to the best of my knowledge and belief. I l I SIGN PRINT NAME ' A HOME ADDRESS V11 HOME71ELEPHONE (JAW1,10"S CALL 408 354-6835 To insure proper credit of your payment please 07 Al Y AY 00 return this invoice with your payment I - I Sill ME 1,4 rj E TowN OF Los GATos P.O. &)x 697 LA)s GATos, CA 95031 r; f !v : I ( F f.U510"L0 P S f QM F R FN TERMS M F b 1 A T I W A R 8 if I e 2 1 1 ! N F 1 !e DA r 5 Wif DATE Ort SFRIVICE ADORES$: ap 41, At F. x ANDf R pici4 ?N I St. flIf I E W A %( I? BA 'y V I t U AV tCt G A I () -- 0 ; ) i 7 ? 1 0 ; It I ? S /A 1. 1. . f. i f4 1F rE IVA J kk, "Please deduct $11 00 if you live in one of the duplex units V3, ev.103 -- . I - -.1' Emi t F 9' 6 16 S 1 1) 6 ; - f I j I A j 17 ' j t ! 4 - i - 0 r,U 8; 40 N A landlord who fads to pay the fee within 30 days after this statement is mailed shall pay a 25% Penalty, Plus an additional 25% for every additional 30 days, and shall also not be entitled to any rent increase until the full fee and penaltie3 are paid UNDER PENALTY OF PERJURY, I hereby affirm that I have examined this statement as completed and that the information," herein is true and correct to the best of my knowledge and belief. SIGN.. PRINT NAME HOME ADDRESS r. HOW T.EJEPHONE I To insure proper credit of your payment please return this invoice with your payment 10TAL C1•ARtFE -1 0 1 At IAA I : 4 ; i r t1 ✓jj it TOWN OF Las GATos P.O Box 949 Los GATOS, CA 95031 CUST NO:0000002333 ALEXANDER MCKENZIE 12 BAYVIEW AV LOS GATOS, CA 9SO30 -5906 - ^- + ----------- DESCRIPTION ----------- DUPLEX MEDIATION 12 BAYVIEW AVE INVOICE: RENT002889 PAGE DATE: Sep 24, 2002 OF SERVICE: MEDIATION /ARB (12217) CUSTOMER P0: CUSTOMER PH: TERMS: NET 30 DAYS DUE DATE: Oct 24, 2002 SERVICE ADDRESS: ALEXANDER MCKENZIE 12 BAYVIEW AV LOS GATOS, CA 9S030 -5906 1 1 - ---- QTY--- -- - -TOTAL PR1SLW" "T'Wk ' "• 2.0000 22.00 N A� "Please deduct $1 1.00 if you live in one of the duplex units. A landlord who fails to pay the fee within 30 days after this statement is mailed shall pay a 25% penalty, plus an additional 25% for every additional 30 days, and shall also not be entitled to any rent increase until the full fee and penalties are paid. UNDER PENALTY OF PERJi1RY, I hereby affirm that I have examined this smema t as corn and that the information iven herein is, rue and correct to the best of my knowledge and belief n ` SIGN AI /�� I I PRINT NAME '1l�xaVl��Y UU,` `YILIi� HOME ADDRESS �rr �lr�tG qE titi vt'�G Loso HOME TELEPHONE QUESTIONS PLEASE CALL (408)354 -6531 To insure proper credit of your payment please return this invoice with your payment. -- - -• - -� : -- .' a"' tn. 144 TOTAL CHARGES TOTAL TAX: TOTAL INVOICE: PAYMENTS: ADJUSTMENTS: TOTAL DUE: 22.00 0.00 --- ---- - 22.00 0.00 0.00 22.00 1 ;e x i Ali I tt I. G„ �� _ '1 N. 6i' � � � A `=e ��f � ` � A��. �r ,,., : � : t ♦A w `� '` 4i�'_ve� }" dhi`Fl-i�r -j'. {+ , . '.. -� v I �; r; ;:, ,�� -� ���r� M =S F . �, x � P iF p v n � �Z/ Ta - ,. ,.... TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT CMO CNM PLANNING DIVISION 110 E. MAw STRw (408) 354 -6872 FAX (408) 354 -7593 tt Los GATos, CA 95030 September 8, 2014 Homberger Family Trust 12 Bayview Avenue Los Gatos, CA 95030 RE: Second unit conversion —12 Bayview Avenue Dear Ms. Hornberger, This letter is in response to the rental remediation form that you returned to the Town last month regarding removal of the second unit prior to your purchase of the property this year. After researching the issue, staff has determined that the second unit that previously existed was removed illegally. This conversion/removal requires approval by the Planning Commission. The necessary steps to request that the town legalize the removal would require an Architecture and Site Application (A &S) reviewed by the Planning Commission. The reason this is required is that this effectively removes a unit from the Town's housing stock. The current application fee for this process is $5,659.23. The application for the A &S can be found on the Town website www.losgatosca.gov or can be picked up from the Community Development Department, Monday -Friday 8 AM -1 PM. Please contact me by October 8a' to discuss this matter, I would be happy to help you with any questions you may have. Sincerely, Mami F. Moseley, AICP Associate Planner (408) 354 -6802 mmoseleyna losuatosca. eov lulu .1 N:DV/\MARN1Vdtm \12 Bayvim -2' unit removal.DOC INCORPORATED AUGUST 10, 1887 ZJ This Page Intentionally Left Blank 7- I_.��.1 PV ra 14 J T-- -4 .4 LLJ T_r X, Izu wYI I Wll I'll V-X I- If -A EXHIM 5 2/25/15 PC Report DEMOtRHIN NOTES: (.s.ppP ) 1. 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In. xWkyswNmknol xnnmpm l.lerlNaNamRmi. /amer�q.M.umY.m nmlt Imm�wnlen¢ PmNde Im�rRiY.MOe a rNWM xM pnmxfM 1M bol Nrtrgcibn. 11 Pswtle tlumpmrnl NWRwry OedkcrepWrtEm mNmNn. gemfoEgle. NlmmM1Utlm Iree.tmioe Mm puElk nee., wrb O.Nf s a wlkwrys sl W I Oe .pprwm b tle bul IuRW Imm� .M awu In .m rase Opt amrcn t rrae a nR Uebb m.t nw mNrlae wlm xelr nwnwlmlmw. FIRST LEVEL- DEMOLITION PLAN SCALE: Ya'= V -0' (E) LIVING AREA: 2204.75 SF (E) GARAGE AREA: 274.03 SF NO NEW ADDED AREA i � T r,s 4 f `K +r { . f I i LEGEND � E%ISTNG WNLL.4 WA MBEDEMOLI z DOO BEREapVEO i SCOPE OF WORK:"11 ORBnmve tlaet eriC Qp.fm B.Wxnil .,:. O Ranae etlNnp kikBan eppW..•cbbllwv ;- li�Mim�MO�iM1 IOYIwn 0 Reniolw exk wwelb, Mahar. b Arg.r m m y. O R.mw. ssbtlrp well.. sealer M., ae. work. b q.ftft Ibmrrm m B.hmom 1 O Rem.ve.RIN.B bfWl.w m ..f: inp welt N Din ,Room ©Remove .bael "Emr h . . 3 Oj RW a bN w.1W.m rM., ace work bVgmMfg kM1m m B.MmNn3 © Rarmve..l" well.. c.unmr M., oee work. b plumbhV 2 OB R.mwe gael arb e M BWWr 2 �j: ®Rencve all mJamg wmtl.w. Mr�.ghoulhotme, p.eeN. roiVh. hhW SECOND LEVEL - DEMOLITION PLAN SCALE: Y,'= V-W AG 272013 k•r046 4l eW W O O V Of U L J C W E Wes= ornm> 2 yQ c) '600 _ Po mC9oGo N N N > p 0 U, w CO v / fnOil JQ W O E NW 1..� \V W NNW M O In O LLI >Q QU vi >w_O mm w0 �... e J