16362 Hilow Raod Applicant Presentation16362 Hilow Road
Valy Jalalian, owner
We are appealing the decision of planning commission
and asking Council to grant our appeal and approve our project
based on the fact that planning commission erred and abused
its discretion in this matter for the following reasons:
Planning erred and abused discretion:
#1- Planning commission did not follow the
direction of Council to formalize the changes
raised by applicant…
“Motion by Council Member Marcia Jensen to grant the appeal but
remand the matter to the Planning Commission per Attachment 6
to formalize those issues that have been raised by the applicant, i.e.
retain the trees, screen the windows, ensure the drainage is
correct,and consider reducing the size of the cellar and the size
of the garage.” November 9, 2016
Planning erred and abused discretion:
We followed the direction of Council and submitted to
Planning …
• “Consider reducing the size of garage”
Reduced the garage by 200’; Reduced 3 car garage to two car garage 760’ SQF. Done
• “Consider reducing the size of cellar”
Reduced the cellar by 200’; Removed one bedroom ; new square footage is 1600. Done
• “No trees to be removed” Removal was permitted by town of Los Gatos arborist. Done
• “Additional screening” by planting trees in front, rear and sides of the house
(with the exception of the right side per request of Wagners) Done
• Redesign the drainage system by redirecting over flow of storm water to the front Done
• For neighbor’s privacy , we raised all side windows in 2 nd floor to 5’ from floor
and obscured 2nd floor windows glass. Done
• Plan has been revised , reviewed and approved by planning department, public
works as well as all other departments within town of Los Gatos. Done
Planning erred and abused discretion:
#2- Planning Commission ignored the new
information provided to them during the town
council meeting of September 20th
-Use 2,2,5 as a guideline, not the rule
-Homes in the county to be considered when using
these guidelines
-Hilow Road is in a unique position to have two story
homes because of school traffic—larger yards for kids
Planning erred and abused discretion:
#3- Planning Commission stated in their denial
motion that the house does not comply with
residential guidelines.
-with respect to scale & character of immediate
neighborhood
-development is not compatible with surrounding
neighborhood
Hilow Road neighborhood/scale:
•There are 28 homes in Hilow Rd:
- 11 homes are two story homes (40%)
- 4 homes are in the Town of Los Gatos 3 are two story (75%)
- 11 homes Ranging from 3,000 Square Feet to 4,743 Square
Feet 5 BR
•There are 30 homes in Shady View lane:
- 14 homes are two stories (46%).
- 1 Home in town of Los Gatos
- Ranging from 3,400 Square Feet to 4,362 Square Feet 5 BR
•There are 57 homes in La Chiquita Rd:
- 30 are two story homes (52%)
- 3 homes are in Town of Los Gatos
- Ranging from 3,500 Square Feet to 4,602 Square Feet 5 BR
Hilow homes size comparisons (scale)
16362 Hilow Rd: 3479 square feet 5 BR
( left of house….White’s Residence)
•16350 Hilow Rd: Two story home with 3000 square feet 4 BR built 1978
(right of house….Wagner’s Residence)
•16374 Hilow Rd: Single story home with 3584 square feet 5 BR built 1956
Across the street . 4 out of 5 are built in early 1950’s , yet to be remodeled.
•16397 Hilow Rd: Single story home with 3330 square feet 5 BR built 2012
•16383 Hilow Rd: Single story home with 2339 square feet 4 BR built 1954
•16411 Hilow Rd: Single story home with 2534 square feet 3 BR built 1950
•16369 Hilow Rd: Single story home with 1056 square feet 3 BR built 1950
•16357 Hilow Rd: Single story home with 2106 square feet 4 BR built 1954
Larger
above
ground
mass
Home style (character)
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Home style (character)
Beautiful modern craftsman with neutral colors
and high end materials
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Home designed to reduce large scale look
16362 Hilow Road was intentionally designed to create a
smaller look from the front view with the 2nd story set back
from the first creating a soft roof line. As you’re driving down
the street, at first glance it will appear to be one story until
you see the receded 2nd story.
other similar examples on the road….
Our Neighborhood
Comparing size, scale, county, town
Lot Layout of Immediate Area-Hilow Rd , La Chiquita
Subject Property
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Layout Of immediate area Shady View Lane
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Layout Of immediate area topping way
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Our Site
Before demo
Next door to the left
Changes made from the beginning…
Recommendation by Larry Cannon Town Of Los Gatos
consultant architect:
•Decrease mass of the structure by reducing the 10’ ceiling height.
Reduced ceiling height from 10’ to 9’ new height 28’. Done
•Provide separating wood Jambs between the windows. Done
•Use true or simulated divided height windows in lieu of the
proposed surface mounted Mullions. Done
•Changed plan to maintain 14’ from the redwood tree when excavate
for foundation. Done
•I proposed excavation by hand in proximity of the redwood trees in
addition to maintaining 14’ distance Done
Neighbors requests prompting
more changes…
Wagner neighbor (to the right) all satisfied
• Analysis & report of short term & long term effects of sub-drains ,surface runoffs and
ground water to a pit…by Geological Engineering firm UPP Technology Done
• Reducing the height from 28’ to 27’ with reduction in pitch. Done
• Agreed to Build 8- foot high privacy fence before construction begins. Done
• Agreed to design excavation & shoring plan for the cellar. Done
• Agreed to planting additional trees in front ,rear and right side of the house . Done
• Agreed for privacy raise all side windows in 2nd floor to 5’ from floor. Done
• Agreed to harvest the removed Redwood trees. Done
Letter from Wagners to DRC April 2016
Additional neighbor requests by Wagner's
and Driedger changes…
• Reduced the height from 27’ to 26’ and pitch to 4:12, shorter than the height of next
door neighbor (>28’). Done
• Story poles were changed & certified to reflect the new heights. Done
• Reduced the 3026 SQF cellar by 1226’ ; New cellar 1800 square feet. Done
• Agreed to remove only one tree instead of 2; Two trees were permitted by Town of
Los Gatos arborist. Done
• Agreed to redesign drainage system by redirecting over flow of storm water to the
front of the house. Done
• Agreed to relocation of HVAC system. Done
Additional changes per the request of
Town Council…
• Reduced the garage by 200’; Reduced 3 car garage to two car garage 760’ SQF.
Done
• Reduced the cellar by 200’; Removed one bedroom ; new square footage is 1600.
Done
• “No trees to be removed” Removal was permitted by town of Los Gatos arborist.
Done
• “Additional screening” by planting trees in front, rear and sides of the house
Done
• Redesign the drainage system by redirecting over flow of storm water to the front
Done
• For neighbor’s privacy , we raised all side windows in 2nd floor to 5’ from floor
and obscured 2nd floor windows glass.
Done
Privacy study…project to neighbors
Project complies with Los Gatos
residential guidelines
1.Home meets all guidelines with respect to height, FAR, size, bulk, mass and scale,
setbacks, and architectural style.
2.Town of Los Gatos Architect stated:
“The home would be a good fit for the site.”
3.Close Coordination with Staff to apply guidelines which staff recommended
approval.
4. 3-DRC meetings and substantial changes & approval
5. Worked with all neighbors, made numerous concessions and met their demands
6. The project was approved.
7. All immediate neighbors supported it, except Wagners who changed their view.
Neighborhood in transition…
•This town and our neighborhood is made up of many newer
beautiful 2 story homes
•This has evolved the town into one of the most desirable
places to live.
•This neighborhood is no exception as most of the older homes
are from the 1950 era, including ours
•Homes are being replaced with newer homes to meet the demands
of an era that brings a much more affluent neighbors.
Shannon Susick’s appeal premise…
The homes in the surrounding blocks are all single
level homes, except the neighbor to the left at 16350
Hilow, which due to reduced height and architecture,
established trees & landscaping has minimal visibility
from the street or neighboring homes .
Appeal by Mrs. Susick based on allegations,
exaggerations false statements
Mrs. Susicks doesn't even live within the site of this home or even on the same street
1. DESTROY the views and privacy of the neighbors
2. Impact the infrastructure of the town and impact the Schools
3. Homes in the surrounding block are ALL single story
4. Tree removal, DESTROYING the Habitat for resident Screech, Great Horned
owls and other Wild life.
5. The cellar is massive and effectively doubles the size of the living space
allowing for multiple families to reside in an area zoned Single Family
Residential
6. The construction of cellar will impact the ground water and surrounding
neighbors with potential damage and destruction to established tree roots
and landscaping
Response to Shannons appeal…
Response to Shannons appeal cont…
Response to Shannons appeal cont…
More 2 story examples of
our immediate neighbors
and surrounding blocks
Hilow neighbors in support…
(shouldn’t their voice be as important as Mrs. Susicks?)
Perry Hariri
16386 Hilow Road, Los Gatos
I do not believe that two story homes destroy views especially in this case. The neighbor on the right side of this house
currently has a view of the two story house across form this proposed home .This newer home will look much better
than the houses on either side of this proposed home and will improve the integrity and value on the neighborhood
including their home. For some reason this home owner doesn't want any trees planted between the her house and this
proposed house that would bring natural screening of the proposed home. .
Krysten Hariri
16386 Hilow Road, Los Gatos
The newer two story homes in our neighborhood add integrity and value to our neighborhood and this new home will
do just that. It doesn't block views any more than the two story homes that make up the fabric of neighbor hoods in the
town of los gatos, or any town for that matter.
Jason Holliday
16400 Hilow Road, Los Gatos
I believe this home is appropriate for our neighbor hood and would be a nice addition to our neighborhood and the two
story element is fitting with the general landscape of the two story homes that have been built in our neighborhood as
well. These newer homes bring more value to our homes as it improves the integrity of our neighborhood. You should
have seen the house it is replacing. What an improvement from that.
Kim Grounds
301 Almendra Ave, Los Gatos
It is unfortunate that the citizens of this town follow the codes and requirements set up by this town and when you follow
them to design your new home we are being deceived, because a neighbor that has a different idea has the ability to
trump the rules and regulations for their personal taste and desires. In this case this house is appropriate and
harmonious with our community and deserves to be built on this larger lot that it conforms to all appropriate requirement
except for a few personal opinions.
Hilow neighbors in support…cont.
John Grounds
301 Almendra Ave, Los Gatos
I read the response of the neighbor Shannon Susick about this home and it is so out of line and unfair it needs to be
addresses. Shannon complains that this house would destroy views. She lives on the next street over and has no ability
to see this new house anywhere from her house. She is surrounded by two story houses on her street and still chooses
to live there considering two story houses destroy views and privacy. I respect that everyone is entitled to their opinions
but when it is done to prevent someone from achieving their dream by rallying up the neighbors to hurt the chances of
being able to build what meets the requirements of the town is not fair or appropriate. There is clearly an agenda here
and it has nothing to do with anything that affects her.
Scott Nelson
Hilow Road, Los Gatos
I took a look at this property and I can't see where it has a negative affect on the neighborhood as is being claimed.
There is a house on the corner of Little Field and Englewood that is of the same type design and is a very nice addition
to our community. It doesn't destroy views or invade anyone's privacy as claimed by one of his neighbors on a different
street. My sister lived across from this house on Englewood and my opinion is a nice improvement from what was there
as this house will be from what was once in that location. New nicer homes always improve neighborhoods they don't
destroy them.
Whitney Holliday
16400 Hilow Road, Los Gatos
I am a neighbor of this proposed new home and my opinion is that it is not going to destroy our views, quite frankly, I
believe it is a nice improvement from what was there. We have several two story homes in our neighborhood and they
don't destroy views, I believe they add to the integrity of our neighborhoods. I am not sure why a neighbor from a
different street would have issue with Views and privacy when she is not effected by this home on Hilow. I hope he get
the opportunity to add this beautiful new home on our street.
Hilow neighbors in support…cont.
Dennis Byron
455 San Benito, Los Gatos
It is a travesty that someone has to design their home around a disgruntled neighbors personal desires and not to their
own liking. You follow the Towns guidelines for designing your new home and the towns own consulting architect agrees
that is appropriate and conforming, and the towns DRC approves the house as it is conforming and appropriate for the
neighborhood and with all that doesn't carry as much weight as a neighbor that doesn't even live near this house but on
another street. The grounds she appealed the Towns decision on wasn't based on fact, but her personal distorted
opinion. This house doesn't destroy views or anyone's privacy I hope the Council can see through this and make the
right choice tonight and demonstrates the trust they have for the Planning Commissioners and Council members,
professional consultants and staff that make up the DRC that already made the right choice here. and trust in your own
system that is required by the Town to be able to design and build your home.
David Zirl
16369 Hilow Road, Los Gatos
I live across the street from this proposed house and I believe that it designed in good taste and it doesn't destroy our
views as we can actually see it without having to drive on another street. All houses on our street face the street and
don't destroy our privacy two story or not. We would like to see this new beautiful home be built across form us and we
believe that it fits well in our neighborhood.
Lisa Zirl
16369 Hilow Road, Los Gatos
I live across from this house and have no problem with it being added to the diverse landscape of our neighborhood. It
is a good looking house and with the landscaping he is proposing will make even nicer. I hope the Council approves this
home as it is a vast improvement over what was there .
Craig Ford, Los Gatos
I have been following this project for the past several months and have attended every meeting. I have been interested
because it could impact future projects. The fact that the builder has made so many concessions and tried to work with
neighbors and the Town in every way makes me wonder why this is still going on. The home is very typical of new
homes in the area and there should be no issue with it moving forward. I hope it is finally approved.
Hilow neighbors in support…cont.
Scott Urban
16561 Englewood Avenue, Los Gatos
I live across the street from the home that Mr. Jalalian built in 2015. The home is a beautiful addition to our
neighborhood. I have seen the plans for this home on Hilow and feel like it will also be a great addition. I also do not
think it is fair or right to have one neighbor who does not even live on the street have so much power as to shut down
a project just because she does not want a two story home built. Most new construction I see is two story and makes
sense for most families. I am in complete support of this project.
Loree Vitale
16180 Camillia Terrace, Los Gatos
Even though I live in the Manor, I often walk my dog on Hilow Road past this proposed home. I remember what the old
home looked like and know that this will be a wonderful new home in its place. I don’t understand how this can be
argued as there are so many two story homes in this area….very similar to the Manor with many homes being in
County. The only difference is this home is going to be a beautiful craftsman style home and not just a box type that
County often allows. I hope the Town Council will quickly approve this project to move forward..
Betsy White, 13650 Hilow Road, Los Gatos Mark Bassani, 16383 Hilow Road, Los Gatos Miles Trotter, 16369 Hilow Road, Los Gatos
We are residents of Los Gatos, residing on Hilow Road in Los Gatos. Valy Jalalian has provided us with plans for the
new proposed residence and examples of architectural style they intend to build. We are in support of the new
proposed home.
Lot Layout of Immediate Area-Hilow Rd , La Chiquita
Subject Property
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S = Supportive
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Summary of changes:
•The house has been reduced in height 26’
•We are not taking out any trees
•Soils consultants addressed any issues raised
•We have changed the drainage to go out to the front of the house into
disperses instead of just letting the water flow directly into the street
•Additional mature trees will be planted in front of the house for
additional screening
•Raised Windows to 5’ from floor & obscured windows will be used in
the second story utility and laundry rooms as to add more privacy for
the neighbor that if effects
•Reduced the garage by 200 square feet
•Reduced the cellar by 200 square feet; Eliminating another bedroom
•Built 8 foot fence required by Wagner's
•Updated rendering of the home reflecting changes
•Revised plan which has been reviewed and approved by all
departments
•Neighbors testimonials in support and approval of the project
We are requesting
Town Council’s approval
•DRC and town consultant believes the plan conforms with
residential guidelines and conforms with immediate
neighborhood and approved site application.
•Immediate neighbors on street are satisfied, except one
•Direction of Town Council’s approved motion has been met
•Planning Commission erred and abused discretion
•Project has been on hold for over 6 months in this appeal
process, money and time lost
•We have complied with every requested change
•We request Town Council to Approve the application