Applicant Power Point 339 & 341 Bella Vista Town Council - December 6, 2016 v3(1)339 and 341 Bella Vista Avenue
Town Council Hearing
December 6, 2016
Basis for Appeal
1.Abuse of Discretion on Cellar Policy
2. New Information
3.Policy Vested In Town Council
Neighborhood Context
•Exceeded FAR
•Front & Rear Setback Exceptions
• Driveway Location & Variance
•Craftsman & Spanish Styles Not Appropriate for Hill
2010-2012
Basis of Application Denial
•Merge Lots – 1 Lot vs 2 Lots
•1 Home vs 2 Homes
• “Significant Reduction” in House Size
•Design to Hill
•Move Driveway
•No Variances
•No Exceptions
2010 - 2012
Planning Commission, Neighbor & Town Council Direction
March 2016
•Single Lot and Single Home Plan
•48% House Size Reduction
•Height Reduction from 35’ to 22’
•Fully Compliant Plan
•Complies with ALL Town Codes
•No Variances
•No Exceptions
•Directly Responds to Every Council Request in 2012
May 2016 Planning Commission Direction
•Show Widened Driveway & Potential Turn Around in Driveway
•Further Address Privacy Related to Bulk & Mass
•Update Landscape Plans
- Initial Plant Sizes
- Growth Rates
- Mature Heights
•Provide Color Renderings
- Existing and New Trees
• Exhibits Showing Ways to Limit Views
- Additional Trees & Shrubs
- Additional Screening
- Planter Boxes
- Window Placement
- Shelves
- Frosted Half Glass
•Neighbors To Meet and Provide Input
June 2016
•Additional House Size Reductions – 172 sf
•Reduced Height from 22’ to 15’ at North End
•Eliminated 7’ Cantilever at North End
•Raised Windows on North End to Block Views to Neighbors
•Augmented Landscape Plan to Address Privacy Issues
•70% Reduction in Countable SF
•50% Reduction in Rear Wall Mass
•44 % Reduction in Rear Lineal Feet
•Alternative Even Further Reduces
Complies with General Plan, Zoning
& All Town Codes
•Complies with FAR Requirement
•Complies with Height Requirements
•Complies with Front, Side & Rear Setback Requirements
•Complies with Cellar Policy Requirements
•No General Plan Amendment Required
•No Zoning Code Amendment Required
•No Variances Required
Privacy
•Outdoor activity areas away from neighbors
•Second story windows minimized/oriented away from neighbors
•Privacy fins added for privacy for neighbors
•Small deck at back of home is less than 6’
•Landscaping screens views to neighbors
•Existing vegetation remains
•The garage blocks sound and light from vehicles
•South patios oriented away from the neighbors
•Garage elevation limited
•Not visible from Viewing Platforms
•House lower than existing tree heights
•Won’t block views of the Los Gatos hillsides
•No new shade patterns
•Drainage plan meets Town Code
•Natural materials blend with natural environment.
•Existing mature trees screen adjacent townhome neighbors
•Window type and location sensitive to privacy
Design Features & HDS&G
•Eliminated cantilevered overhang
•Horizontal and vertical building components
•Minimalist style minimizes bulk, mass and volume of home
•No perimeter fencing proposed
•House moved furthest from adjacent properties
•Natural features will be preserved on 86.6% of the lot
•Home “designed to the hill”, stepped with slope
•Below grade rooms
•Style common for hillside sites in Los Gatos
•Natural wood, warm tones, non-reflective materials
Design Features & HDS&G
Neighborhood Outreach
November 2016
•Potential Condition of Approval
•4’ More Feet Removed from West Elevation
•Eliminates More Home Square Footage
•Reduces Bulk & Mass
•Add or Upsize Tree Screening
Questions & Answers
Backing Slides
Trees
•21 of 24 Trees Saved
•3 Trees Removed
•Tree Removal Required for Development of Site
•Trees Removed Comply with by Town Code
•Tree Replacement Complies with Town Code
•New Trees Planted for Additional Screening
•All Trees/Shrubs on Maggi Court Property Line to Remain
Backing Slides