Brian Test.~pW N OF
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COUNCIL AGENDA REPORT
DATE: March 4, 2010
TO:
FROM:
MEETING DATE: 3/15/10
ITEM NO:
MAYOR AND TOWN COUNCIL _ ~ `
GREG CARSON, TOWN MANAGER i ~~~~v~
SUBJECT: CONSIDER A REQUEST FOR A ZONE CHANGE FROM R-1:20 TO R-1:8.
APN 424-30-003. PROPERTY LOCATION: 17230 BUENA VISTA AVENUE.
PROPERTY OWNER: WITTMAN LIVING TRUST, CHARLES WITTMAN
III. APPLICANT: TERRY MARTIN AIA. FILE #Z-09-001.
RECOMMENDATION:
1. Accept report in the form of meeting minutes from the Planning Commission for the meeting
of February 10, 2010 (Attachment 2) (motion required).
2. Open and hold the public hearing and receive public testimony.
3. Close the public hearing.
4. Make the following motions:
Accept the Plaiuling Commission's recorlunendation and approve the zone change
application. If the Council decides to approve the proposed zone change, the Town Council
should:
• Make the required findings for the zone change (Attachment 3) (motion required);
• Move to waive the reading of the zone change Ordinance (motion required);
• Direct the Clerk to read the title of the zone change Ordinance (no motion required);
• Move to introduce the Ordinance to effectuate the zone change (Attaclunent 4)
(motion required).
~~~.
PREPARED BY: ~~',~Vendie R. Rooney, Director of Coimnunity Development
Reviewed by:~~Assistant Town Manager own Attorney
Clerk Administrator Finance ormnunity Development
N:\DEV\CNCLRPTS\2010\17230 Bnena Vista.doc
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 17230 BUENA VISTA AVENUE
Mcz~ch 4, 2010
BACKGROUND:
The property is located in a neighborhood with parcels that have R-1:8, R-1:10, R-1:12, and R-
1:20 zoning designations. All properties, including the subject parcel, have a General Plan
Designation of Low Density Residential (0-5 units per acre). The parcel contains apre-1941
single family residence. On June 4, 2009, the Historic Preservation Committee determined that
the house had no historic significance and removed the structure from the Town's Historic
Resources Inventory.
DISCUSSION:
A. Project Suimnary
The applicant is proposing to rezone a 21,344 sq. ft. R-1:20 (single family residential,
minimum lot size 20,000 sq. ft.) property to R-1:8 (single family residential, minimum lot
size 8,000 sq. ft.). Subject to Town Council approval, the application will be followed by a
two lot subdivision application and Architecture and Site Applications for the new homes.
Please see Attaclunent 1 for additional information regarding the proposed zone change
application.
B. Plamling Commission
On February 10, 2010, the Planning Commmission considered the zone change application (see
Attaclunent 2). The concerns discussed during public testimony were in regards to
neighborhood compatibility for the two new lots and homes. The Plamling Conunission
found the proposed lot sizes and configurations to be consistent with those in the immediate
vicinity along Buena Vista and Privada Luisita. The Commmission recormnended approval of
the application with the recommendation that the future Subdivision and Architecture and
Site Applications be referred to the Planning Commmission for review (see Attachment 2).
C. Additional Information
Based on the public coimnent and the Planning Commission discussion at the February 10,
2010, meeting, staff felt the following supplemental information would be helpful to assist
the Council in their review. The supplemental information includes development summary
of additional lots on Buena Vista Avenue and lot frontage data.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 17230 BUENA VISTA AVENUE
Mach 4, 2010
Address lot size frontage zoning
17250 Buena Vista 10, 454 68 R-1 :8
17260 Buena Vista 15,246 68 * R-1 :8
17165 Buena Vista 20,436 120 * R-1:20
17181 Buena Vista 20,436 120 R-1:20
17191 Buena Vista 15,246 97 R-1:20
17235 Buena Vista 10, 454 78 R-1:20
17245 Buena Vista 8,712 55 R-1:12
17265 Buena Vista 12,197 90 R-1:20
17271 Buena Vista 6,970 74 * R-1:20
17150 Buena Vista 38,333 90 R-1:20
17160 Buena Vista 39,640 166 ** R-1:20
17170 Buena Vista 7,841 60 R-1:20
17190 Buena Vista 12,197 99 R-1:10
17216 1/2 Buena Vista 8,276 52 R-1:20
17216 Buena Vista 10,890 83 R-1:20
17212 Buena Vista 33,106 20 R-1:20
102 Privada Luista 11,761 155 R-1:10
108 Privada .Luista 10,019 N/A R-1:10
112 Privada Luista 9,583 N/A R-1:10
120 Privada Luista 6,970 N/A R-1:10
15264 Winchester Blvd 12,197 66 R-1 :8
17230 Buena Vista (E) 21,344 160 R-1:20
17230 Buena Vista (P) (2) 10,800 (2) 80 R-1 :8
* Corner lot, most applicable frontage shown
** Actual frontage on a ROW may differ from Assessor Parcel Map
N/A = cul-de-sac frontage width not available
CONCLUSION:
Staff and the Plaruung Commmission understand the concerns of the neighborhood in regards to
the placement and architecture of the two potentially new homes. Any subsequent Architecture
and Site Applications would be reviewed for consistency with the Town's Residential Design
Guidelines (RDG), and would be reviewed by the Town's Consulting Architect. Neighborhood
compatibility is a significant consideration during the review process. While the two houses to
the west (17250 and 17260 Buena Vista Avenue) are part of the neighborhood, staff considers
these houses an anomaly, since they were constructed with little consideration to the
neighborhood's architectural style. Therefore, pursuant to the direction of the RDGs, these two
houses would not be considered for neighborhood analysis or compatibility. The Planning
Commission and staff find that the zone change is appropriate. The support for the zone change
is contained in Attaclunent 1.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 17230 BUENA VISTA AVENUE
March 4, 2010
ENVIRONMENTAL ASSESSMENT:
The project is Exempt under Statutory Exemptions 15061 and 21083.3 of the State
Environmental Guidelines as adopted by the Town, in that it is in compliance with the General
Plan and the adopted EIR for the existing General Plan, and will not have a significant effect of
the enviromnent.
FISCAL IMPACT:
None.
Attachments:
L Report to the Planning Conunission for the meeting of February 10, 2010
2. Verbatim Planning Commission meeting minutes for February 10, 2010
3. Required Findings
4. Draft Ordinance
Distribution:
cc: Terry Martin, 45 E. Main St. Los Gatos, CA 95030
Charles Wittman, 17230 Buena Vista Ave, Los Gatos, CA 95030
WRR:MM: cgt
N:\DEV\CNCLRPTS\2010\17230 Buena Vista.doc
to ~ oF..- TOWN OF LOS GATOS ITEM NO: Z
'""' PLANNING COMMISSION STAFF REPORT
l~S~~pjOS Meeting Date: February 10, 2010
PREPARED BY: Marni F. Moseley, Assistant Planner
mmosele~(c~~ atosca.gov
APPLICATION NO.: Zone Change Application Z-09-001
LOCATION: 17230 Buena Vista Avenue (South Side of Buena Vista, three
lots east of Winchester Boulevard)
APPLICANT: ~ Terry Martin, A.LA.
PROPERTY OWNER: Wittman Living Trust, Charles Wittman III
CONTACT PERSON: Terry Martin, A.I.A.
APPLICATION SUMMARY: Requesting approval to rezone property from R-1:20 to R-1:8.
APN 424-30-003.
DEEMED COMPLETE: December 22, 2009
FINAL DATE TO TAKE .ACTION: Rezoning applications are
considered to be legislative acts and are therefore not governed
by the Permit .Streamlining Act.
RECOMMENDATION: Soft recommendation for approval to the Town Council.
PROJECT DATA: General Plan Designation: Low Density Residential (0-Sd.u./ac.)
Zoning Designation: R-1:20 -Single Family Residential
Applicable Plans & Standards: None
Parcel Size: 21,600 square feet
Surrounding Area:
CEQA:
Existing Lan_d_Use_ ~ ~General Plan
Zoning
North Single Family I _ __
Low Density Residential R-1:12,
~
.---.-__._. ~
East
----- !
Single Family _;
-----_-__ R-1:20
Low Density Residential j
R-1:10
1
South- ~
-
_-Single Family__ _ j _
__
Low Densit Residential f R-1:20
y
West ~
Single Family ' -_____.____;__....___..._--
Low Density Residential R-1:8
The project is Exempt under Statutory Exemption 21083.3 of the
State Environmental Guidelines as adopted by the Town.
Attachment 1
}
~ ~l
Planning Commission Staff Report -Page 2
17230 Buena Vista/Z-09-001
February 10, 2010
FINDINGS: ^ As required by Section 21083.3 of the State Environmental
Guidelines as adopted by the Town that this project is Exempt.
^ That the application is consistent with the General Plan.
ACTION: Recommend approval to the Town Council.
EXHIBITS: 1. Location Map (one page)
2. Findings (one page)
3. Letter of Justification and map, September 15, 2009 (three
pages)
4. CDAC Minutes, May 13, 2009 (two pages)
5. Letters from Neighbors (five pages)
6. Consulting Arborist Report, November 9, 2009 (20 pages)
7. Draft Ordinance (two pages)
8. Development Plans, October 29, 2009 (one page)
BACKGROUND:
The applicant is proposing to rezone a 21,344 sq. ft. R-1:20 (single family residential, minimum
lot size 20,000 sq. ft.) property to R-1:8 (single family residential, minimum lot size 8,000 sq. ~
ft.). The property is located in a neighborhood with parcels that have R-1:8, R-1:10, R-1:12, and
R-1:20 zoning designations. All properties, including the subject parcel, have a General Plan
Designation of Low Density Residential (0-5 units per acre). The parcel contains apre-1941
single family residence. On June 4, 2009, the Historic Preservation Committee determined that
the house has no historic significance and removed the structure from the Town's Historic
Resources Inventory.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject site consists of 21,344 sq. ft. and is located approximately 150 feet east of
Winchester Boulevard. All surrounding properties are single family with zoning
designations of R-1:8, R-1:10, R-1:12, and R-1:20 (Exhibit 1).
B. Rezoning Application
The application is to rezone the subject site from R-1:20 to R-1:8. The applicant has stated
that a two lot subdivision and Architecture and Site Application(s) would follow if the zone
change is adopted by the Town Council.
Planning Commission Staff Report =Page 3- -
17230 Buena Vista/Z-09-001
February 10, 2010
n rr n r voro.
A. Neighborhood Com atp ibility
The current zone designation of R-1:20 has a minimum lot size requirement of 20,000 sq.
ft., and the proposed R-1:8 zoning has a minimum lot size requirement of 8,000 sq. ft. A
rezoning to R-1:8 would allow a maximum of two lots for the subject parcel. While a
subdivision application is not being considered. at this time, a two lot subdivision would be
compatible in terms of lot size, and frontage with parcels in the immediate neighborhood.
The proposed zoning designation would be consistent with the lots to the west of the
subject parcel. The applicant has provided a map of the lot sizes in the immediate
neighborhood (Exhibit 3).
The following -table summarizes the surrounding lot sizes and zoning designations. More
than half of the parcels noted below are nonconforming as to meeting the minimum lot
size for the zone.
Address lot size zoning
17250 Buena Vista 10, 454 R-1:8
17260 Buena Vista 15,246 R-1:8
17191 Buena Vista 15,246 R-1:20
17235 Buena Vista 10, 454 R-1:20
17245 Buena Vista 8,712 R-1:12
17265 Buena Vista 12,197 R-1:20
17271 Buena Vista 6,970 R-1:20
17170 Buena Vista 7,841 R-1:20
17190 Buena Vista 12,197 R-1:10
17216 1/2 Buena Vista 8,276 R-1:20
17216 Buena Vista 10,890 R-1:20
17212 Buena Vista 33,106 R-1:20
102 Privada Luisita 11,761 R-1:10
108 Privada Luisita 10,019 R-1:10
112 Privada Luisita 9,583 R-1:10
120 Privada Luisita 6,970 R-1:10
15264 Winchester Blvd 12,197 R-1:8
17230 Buena Vista (E) 21,600 R-1:20
17230 Buena Vista (P) (2) 10,800 R-1:8
Planning Commission Staff Report -Z'age 4
17230 Buena Vista/Z-09-001
February 10, 2010
Although it may appear that the proposed rezoning would create a separate pocket of R-
1:20 zoning south of the subject property, a small strip of the cul-de-sac is a legal separate
parcel. Therefore, the R-1:20 properties on both sides of Buena Vista Avenue will remain
connected (Exhibit 1). The proposed rezoning would not set a precedent for other
properties on either side of Privada Luisita to downzone since none of these properties have
sufficient land area and/or lot frontage to subdivide.
B. Tree Impacts
In anticipation of a future subdivision application, the Town's Consulting Arborist
prepared a report for the project on May 11, 2009 (Exhibit 6) to analyze potential tree
impacts for future development to ensure building footprints could be created. The trees
impacted by the potential building envelopes are all recommended for removal due to poor
health or public safety concerns with the exception of tree #10, a 15.5 inch Deodar Cedar
located approximately 10 feet from the west property line. This tree has a sparse canopy,
its condition is fair and has moderate suitability for retention. The consulting arborist has
determined that it would conform to Town Code for removal.
C. General Plan Conformance
The proposed project is in conformance with the existing General Plan Designation of Low
Density Residential (0-5 units per acre).
The proposed use meets the following goals and policies of the General Plan. Staff's
recommended support for the findings is in italics.
• L.P.1.5 -Preserve existing trees, natural vegetation, natural topography, and riparian
and wildlife habitats, and promote tasteful, high quality, well designed,
environmentally conscious and diverse landscaping in new and exiting developments.
The proposal will be required to retain the majority of the existing trees onsite, the only
trees that would be impacted or removed for future development are those with low to
moderate suitability for retention (Exhibit .5).
• L.P.4.5 -Maintain the Town's capacity to meet its housing needs as identified in the
Housing Element. The proposal would allow for a facture subdivision which would add
one additional residential unit to the Town's housing stock.
• H.G.2.1 -Preserve existing residential opportunities and encourage additional
residential use that is compatible with neighborhood and community. The proposal
would allotiv for a future subdivision which would add one additional residential unit to
the Town's housing stock.
--Planning Commission StaffReport~age 5- - - -- -
17230 Buena Vista/Z-09-001
February 10, 2010
D. CDAC
The Conceptual Development Advisory Committee (CDAC) considered the zone change
and a two lot subdivision on May 13, 2009 (Exhibit 4). The Committee was not opposed to
the zone change or subdivision, but discussed the following concerns: tree removal, size
and massing consideration for the new homes, and the transition from higher density at the
Winchester end of Buena Vista, and the lower density as it meets Oak Ridge Way. The
CDAC stated that additional justification and more detail on the neighboring property sizes
should be provided when filing for the zone change application. The applicant has
provided a letter of justification and a map detailing the size of the properties in the
neighborhood in an attempt to address the CDAC's concerns (Exhibit 3).
E. CEQA Determination
The project is Exempt under Statutory Exemption 21083.3 of the State Environmental
Guidelines as adopted by the Town, in that it is compatible with the existing general plan,
and the adopted EIR for the existing General Plan.
PUBLIC COMMENTS:
While the Town has not received any comments from the public in regards to the current
application, prior to submitting a CDAC application, the applicant informed the neighborhood of
his intentions. The applicant received five written responses; they are included as Exhibit 5.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The proposed zone change complies with the General Plan density designation for the
subject site and the goals and policies within the General Plan as discussed above. The
proposed R-1:8 zone would be compatible with the adjacent parcels west of the subject
site. If the zone change was approved, and a two lot subdivision was filed, the proposed lot
sizes, dimensions and configuration would be compatible with the other parcels in the
immediate neighborhood. The character of the neighborhood would be maintained in that
the lots would continue the transition from smaller lots at the western end of Buena Vista
Avenue (Winchester Blvd) to the larger lots at the eastern end of Buena Vista Avenue. The
anticipated lots have been analyzed to ensure that the lots would be buildable and tree
impacts would be minimal if the lots were developed.
The R-1:8 zone is the only zoning category that would permit a subdivision of the subject
parcel. The subject site is contiguous to R-1:8, R-1:10, R-1:12, and R-1:20 zoning
designations. Although approval of this proposal would carry the existing R-1:8 zone
~ k
Planning Commission Staff Report -Page 6
17230 Buena Vista/Z-09-001 ~ ~~
February 10, 2010
further east on Buena Vista Avenue, it would break up the zoning pattern in the Privada
Luisita cul-de-sac. The Commission should carefully consider the zoning and lot patterns
in the neighborhood and the following General Plan issues discussed above when
formulating a recommendation to Town Council:
• Density of development in relationship to neighborhood compatibility.
• Meeting housing needs.
B. Recommendation:
If the Commission finds merit with the proposed zone change, staff recommends the
Planning Commission recommend approval of the application to the Town Council and
take the following actions:
1. Find that the proposed project is Exempt pursuant to Statutory Exemption 21083.3 of
the State Environmental Guidelines as adopted by the Town (Exhibit 2); and
2. Find that the proposed zone change is consistent with the General Plan (Exhibit 2),
and
3. Forward the Draft Ordinance (Exhibit 7) to the Town Council with a recommendation
of approval. ~
Prepared by: Approved by•
Marni F. Moseley Wen ie R. R ey
Assistant Planner Director of Community Development
WRR:MM:cgt
cc: Terry Martin, 45 E. Main St. Los Gatos, CA 95030
Charles Wittman, 17230 Buena Vista Ave, Los Gatos, CA 95030
N:\DEV\REPORTS\2010\17230 Buena Vista.doc
17230 Buena vista Avenue
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E%HIBIT 1
PLANNING COMMISSION, FEBRUARY 10, 2010 --
REQUIRED FINDINGS FOR:
17230 Buena Vista Avenue
Zone Change Z-09-001
Requesting approval to rezone property from R-1:20 to R-1:8. APN 424-30-003.
APPLICANT: Teny J. Martin, AIA
PROPERTY OWNER: Wittman Living Trust/Charles H. Wittman III
FINDINGS:
California Environmental Qatality Act (CEQA):
^ The project is Exempt under Statutory Exemption 21083.3 of the State Environmental
Guidelines as adopted by the Town, in that it is compatible with the existing general plan,
and the adopted EIR for the existing General Plan.
Conformance wit{i the General Pltcn:
^ The project is in conformance with the General Plan Designation of Low Density
Residential, in that the proposed zoning designation would conform to the 0-5 units per acre
density designation.
N:\DEV\FINDINGS\2010\17230 Duena Vista.DOC
E%HIBIT 2
Jusfification Letter
Town of Los Gatos
~.-vq ' a
TMA Project # 0901
February 1, 2010
Marni F. Moseley, Assistant Planner
Town of Los Gatos
Community Development Department
110 East Main Street, P.O. Box 949
Los Gatos, CA 95031
RE: Rezoning: Lot 3, Buena Vista Heights
Address: 17230 Buena Vista Ave
APN: 424-30-003
Dear Marni:
~EDEIVED
FEe o ~ zoTo
70WN OF LOS GATOS
PLANNING DIVISION
We offer the following letter of justification. revised in response to comments raised by the
Conceptual Development Advisory Committee in the summary dated May 28, 2009. We are
requesting approval for rezoning of Lot 3, the subject property, from R-1:20 to R-1:8 to allow
the property to be divided from a single lot into 2 smaller more conforming lots with a single
family home on each lot.
The primary benefit to the Town of Los Gatos is the neighborhood compatibility that would be
achieved by the proposed rezoning. The lot sizes in the Buena Vista Heights neighborhood serve
to transition from the smaller, more densely placed lots along Winchester including Villa Felice,
Milani Court, Millrich Drive, and the Bersano planned development to the larger, lower density
lots along Wild Way and between Oak Ridge Way and University Avenue. Lot sizes increase to
the northeast of the subject property and decrease to the southwest.
The transition area is bordered on the west by an existing R-1:8 residential area off Milani and
Milh•ich with. lot sizes between B,000sf and 12,000sf. On the east is an R-1:10 zone on Privada
Luisita with lots around 10,000sf. To the south is the Bersano Planned Development with lot
sizes between 4,000sf and 7,000sf. The residences around Verdes Robles sit on 12,000sf lots
zoned R-1:12.
Surrounded by smaller neighboring properties, Lot 3 is located at the heart of this transition area.
At 160 feet, Lot 3 has the single longest street frontage on Buena Vista. The average frontage of
the other lots is 80 feet. At 22,000 square feet, it is also one of the largest lots on the block. Of
34 contiguous lots in the immediate neighborhood, only one other property has lot size over
20,000sf.
Lot 3 is approximately 22,000sf, and, upon rezoning approval, could be divided into 2 lots of
11,000sf each. This smaller lot size, with smaller 80' street frontage, would be more consistent
with the transition area centered on Buena Vista between Winchester and Privada Luisita. While
a total floor area of 4,700sf could be approved on the larger site, the two smaller sites would have
MFAs of just over 3,000sf, which would fit better into the neighborhood context.
Looking at the broader context, it is important to review lot size, a more accurate indicator of
density than zoning. On the color-keyed Lot Size map provided with our submittal, one can see
the patterns of size, density, and transition described above.
Terry J. Martin Associates, A.I.A.
45 EastMainStreet,.SuiteB, Los Gatos,California 95030
Tel: 408 395-8016 Fax:408 395-5732 email: terry@tmaarchitects. net
ffiIBIT 3
Lot 3 Letter o ~Justifcation _ _
17230 Buena Vista .4ve _ Town of Los Gatos
Td~L4 Project # 09011
February 1, 2010 CD-09-002
Recognizing the importance of working with the neighborhood, we have sent a letter to
neighbors explaining the proposed rezoning and lot split along with self-addressed stamped
envelopes and comment cards. The responses were uniformly positive, and suggestions such as
preserving fences, vegetation, and screening will be incorporated into the design phase.
~~,,~~ ggam. YW N~~
~L~os~Gatos~ and he neighborhood would also benefit from the subsequent property improvements
themselves, including new homes, landscaping with screening vegetation, and other
iripro`verr~ents -designed per the Residential Design Guidelines to fit the neighborhood context.
The quality trees at_the perimeter of the existing site will be preserved, and vegetation along the
-:,t,;ney~.;prope~"y~7'' e'~vfl be designed to screen views and retain the rural character of the site.
The poor condition of the existing structure stems not from neglect or lack of maintenance, but
from the quality of the original design and obsolete construction techniques including non-friable
asbestos shingle siding, knob and tube electrical wiring, and unreinforeed masonry. Regardless of
the outcome of this rezoning request, the property owner will propose demolition of the existing
home to make property improvements.
Because this proposal complies with the conditions of the general plan, meets or exceeds all
planning design requirements, and seeks to enhance neighborhood compatibility, we feel the
proposed rezoning is justified and will be an asset to the community.
Sincerely,
Brad McCurdy, A.I.A., LEED A.P.
Senior Architect
Page 2 of 2
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 9032 (408) 3~4-6872
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL
DEVELOPMENT AllVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR
MAY 13, 2009, HELD IN THE TOVv'N COUNCIL. CHAMBERS, CIVIC CENTER, 110 EAST
MAIN STREET, LOS GATOS, CALIFORNIA.
--------------------------------------------------------------------------------------
The meeting was called to order at 4: 30 P.M.
ATTENDANCE
Members Present: Absences:
Diane McNutt Phil Micciche
Barbara Spector
Marico Savoc
Joanne Talesfore
Staff Present: Wendie Rooney, Director of Community Development
Jennifer Savage, Assistant Planner
ITEM 1: 17230 Buena Vista Avenue
Conceptual Development Advisory Committee CD-09-002
Requesting preliminary review of-a zone change fi-om R-1:20 to R-1:8 to allow a
subdivision of one lot into two lots. APN X124-30-003.
APPLICANT: Terry J. Martin
PROPERTY OWNER: Charles H. `Vittman, III
Comments:
1. Need to articulate what the benefit of the project would be to the Town?
2. Consider size of the proposed parcels and the size of the ultimate homes that will be
built on the properties.
3. Density on Buena Vista is of concern and proposed density should be carefully
considered. The committee questioned where the transition between the smaller, denser
lots adjacent to Winchester and the larger, lower density lots along the east side of
Buena Vista and Oakridge Way is most appropriate. 1'he applicant will need to justify
and illustrate that these lots can serve as a suitable transition.
4. Reduced vegetation resulting from new homes may detract from neighborhood's
existing character.
5. Provide better justification for the proposed higher density zoning at subject property.
6. May be compatible with surrounding lot sizes and general plan designation.
7. Strong concern for potential tree impacts. Vegetation preservation should be a priority
due to the rural-type character of the surrounding neighborhood.
E%HIBIT 4
CDAC Minutes
May 13, 2009
Page 2
8. Property was owned by essentially the same owners for many years. Therefore, poor
structure condition may be due to lack of maintenance and does not provide a strong
argument for proposed demolition.
9. More details about the surrounding properties are need to make a decision. Please
identify the actual parcel sizs of the surrounding properties.
10. In terms of ensuring compatibility, need to look at the broader neighborhood since the
immediately adjacent lots are generally not representative of the larger neighborhood.
11. Use the Town's Residential Design Guidelines.
12. The Committee is concerned with the size of the potential homes that may be built on
the lots if a rezone and subdivision are approved. Consider homes that are in character
with the broader neighborhood.
ADJOURNMENT Meeting adjourned at 5:02 p.m. The next regular meeting of the
Conceptual Development Advisory Committee is Wednesday, June 10,
2009.
Prepared by:
(/t/~~ /C /~ao~ ~
Wendie R. Rooney, Director of Cd~mmunity Development
cc: Planning Commission Chair
N \DEV\CDAC\MINiTI'ES\2009\5-13-09cdacmin.doc
Comments
Re: 17230 Buena Vista AV, Los Gatos, CA 95030 p
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Los Gatos, CA 95030 ""W
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E%HIBIT 5
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Re: 17230 Buena Vista AV, Los Gatos, CA 95030
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Comments
Re: 17230 Buena Vista AV, Los Gatos, CA 95030
Dear Charles & Sherry,
Thank you for letting us know of your plans to sub-divide your property into two lots.
We support your application and hope the Advisory Committee accepts it.
Beyond this, as permission is sought to build on the sites, we hope you will be able to
retain the majority of the significant trees on the property. These provide green
coverage in the neighborhood and as immediate neighbors afford us the privacy we
enjoy today.
Along with any future project plans we would hope there is an opportunity to improve
drainage in the area and for the town/developer to improve the roadffrontage to these
new properties. Perhaps, it may also be a good opportunity to rationalize the parallel
road and drive ways above your property.
Once attention is paid to maintaining or reestablishing tree coverage in the area, we see
your plans as a positive step, as you say, in improving the oldest undeveloped lot in the
neighborhood. We wish you the best of luck with your project!
Yours sincerely,
~f ~f,/~g
Tim & Jennifer Hurley
Comments
Re: 17230 Buena Vista AV, Los Gatos, CA 95030
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Re: 17230 Buena Vista AV, Los Gatos, CA 95030
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~^ _ professional consulting arborists and tree care
A TREE INVENTORY AND EVALUATION
FOR THE PROPOSED SUBDIVISION AT
17230 BUENA VISTA AVENUE
LOS GATOS, CALIFORNIA
PROPERTY OWNER: Wittman Living TrustJCharles H Wittman III
APPLICANT: Terry J. Martin AIA
ZONE CHANGE Z-09-001
Submitted to:
Marni F. Moseley
Community Development Department
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95031
Prepared by:
David L. Babby
Registered Consz~lti~zg Arborist #399
Board-Certified ~LlasterArborist #tiVE-4001B
November 9, ?009
p.o, box 25295, san mateo, California 94402 email: arborresources@comcast.net
phone: 650.654.335 I fax: 650.240.0777 licensed contractor #796763
F.gHIBIT 6
i
David L. Babbv, Reo stered Consadting Arborist November 9, 2009
TABLE OF CONTENTS
SECTION TITLE PAGE
1.0 INTRODUCTION ........................................................... 1
2.0 TREE COUNT AND COMPOSITION .................................. 2
3.0 SUITABILITY FOR PRESERVATION ............................... 3
4.0 RECOIVIiVIENDATIONS ................................................... 4
4.1 Design Guidelines .............................................................
4.2 Protection Measures Before and During Construction ................... 7
ExxiBlTs
EXHIBIT TITLE
A TREE INVENTORY TABLE
B SITE NIAP
C PHOTOGRAPHS (includes photo inde:c)
i
David L. Babby, Registered Corrs~~lting Arborist November 9, 2109
1.0 INTRODUCTION
I have been retained by the Town of Los Gatos Community Development Department to
inventory and evaluate existing trees associated with the proposal to subdivide -17230
Buena Vista Avenue, Los Gatos, into two lots. Specific tasks performed for my review are
as follows:
^ Identify each "protected tree"~ that is either located on the subject site, or
overhangs the site from a neighboring property.
^ Determine each tree's trunk diameter at 54 inches above grade or as appropriate to
obtain the most representative sample of trunk size.
^ Estimate canopy spreads.
^ Ascertain each tree's health and structural integrity, and assign an overall condition
rating (e.g. good, fair or poor).
^ Rate each tree's suitability for preservation (e.g. high, moderate or low).
^ Review the Subdivision Tentative Map, dated August 2009, by Michael F.
Goodhue.
^ Obtain photographs of each tree; these can be viewed in Exhibit C.
^ Assign numbers to each inventoried tree, and show their approximate locations on
the map presented in Exhibit B (a copy of the Scbdivision Tentative Map). The
approximate trunk locations of trees missing from the map were added.
^ Affix tags with corresponding numbers to trunks of each tree located on the subject
site (the tags are round aluminum with engraved numbers).
^ Prepare a written report that presents the aforementioned information, and provide
recommendations to help avoid or mitigate impacts to trees being retained or
removed.
~ "Protected trees" are those tree regulated by Town Code. Pursuant to Section 29.10.0960 of the Town's
ivlunicipal Code, a "protected tree" has a trunk diameter of four inches and greater measured at three feet
above grade. Fruit- or nut-bearing trees with trunks less than 18 inches in diameter are exempt (Section
29.10.0970).
[ ~dSU t~uena Vista ~Iveru~e, Los Gatos Page 1 of 9
Totivn of Los Gatos Community Development Department
David L. Babbv. Registered Consulting Arborist November 9, ?009
2.0 TREE COUNT AND C01~IPOSITION
Sixteen (16) trees of 11 various species were inventoried for this report. They are
sequentially numbered as 1 thru 16, and the following table identifies their names, assigned
numbers, counts and percentages:
NAME
TREE NUMBERS
COUNT OF
TOTAL
California Buckeye 7 1 6%
California Pepper Tree 1 1 6%
Coast Live Oak 11, 13 2 13%
Coast Redwood 4, 6, 15 3 19%
Cork Oak 14 1 6%
Deodar Cedar 10, 16 2 13%
Douglas-Fir 3, 5 2 13%
Incense Cedar 2 1 6%
Monterey Pine 9 1 6%
Privet 8 1 6%
White Fir 12 1 6%
Total 96 900%
Specific information regarding each tree is presented within the Tree Inventory Table in
Exhibit A. The trees' locations are presented on the map in Exhibit B, and photographs
are provided in Exhibit C.
Tree #14 is situated on the neighboring northwestern property, immediately adjacent to
the northwest property corner. It has been included due to its canopy overhanging the
subject site, and to conform to Section 29.10.0995(B) of the Town Code.
17330 Buena Vista .4vem~e, Los Gatos Page 2 of 9
TOZVi1 of LOS Gatos C0171nnU7G`y ~evelOt7Tilent DepaTtn2eni
David L. Babbv. Registered Consulting Arborist November 9. Lur~~i
Trees #7, 8 and 14 are missing from the tentative map. I have plotted their trunks (blue
circles) on the map in Exhibit B, however, note that those locations are only approximate
and should not be construed as being surveyed or necessarily accurate.
There are many additional trees throughout the site, but were not inventoried for this report
due to being either fruit- or nut-bearing trees with trunk diameters less than 18 inches at
three feet above grade.
3.0 SUITABILITY FOR TREE PRESERVATION
Each tree has been assigned either a "high," "moderate" or "low" suitability for
preservation rating as a means to cumulatively measure their physiological health,
structural integrity, anticipated life span, location, size and specie type. A description of
these ratings are presented below; note that the "high" category comprises four trees, the
"moderate" category nine trees, and the "low" category three trees.
High: Applies to trees #4, 11, 14 and 15.
These trees have a high potential of providing long-term contribution fo the site, appear
in good health, and contain seemingly stable structures. They are the most suitable for
retention and protection.
Moderate: Applies to trees #1, 2, 3, 6, 7, 8, 10, 13 and 16.
These trees contribute to the site but not at seemingly significant levels. Their longevity
and contribution is less than those of high suitability, and more frequent care is needed
during their remaining life span. They are suitable for retention, but seemingly not at the
expense of major design revisions.
/!SU tfuena Vista .~Ivenue. Los Gatos Page 3 of 9
Town of Los Gatos Comm~rnity Development Departme~rt
David L. Babbv. Registered Consulti~~g Arborist Noveniber• 9. ?009
Low: Applies to trees #5, 9 and 12.
These trees are predisposed to irreparable health and structural problems that are
expected to worsen regardless of measures employed. They are the most suitable for
removal. Tree #5 has partially uprooted. Tree #9 is a declining, large Monterey pine.
Tree #12 is a nearly dead white fir.
4.0 RECOMMENDATIONS
Recommendations presented within this section are based on plans reviewed, and serve as
guidelines for avoiding or mitigating impacts to the inventoried trees. They should be
incorporated into the project plans, and carefully followed throughout the entire
demolition, grading, construction and landscaping process. Note [1] that they are subject
to revision upon reviewing the project plans, and [2] those specified in Section 4.2 are
intended to be general, and more specific mitigation measures can be provided once
detailed plans are supplied to me for review.
4.1 Design Guidelines
1. For design purposes, the Tree Protection Zone (TPZ) for retained redtivoods should
be regarded as the radial distance from their trunks (closest edge) of five times their
trunk diameter, and for all other trees, a radial distance from their trunks (also closest
edge) of ten times their diameter; for trees with multiple trunks, the larger one would
only be considered. For trees #6 and 15 (redwoods), where an existing structure is
located within this distance, the TPZ should be up to the foundation edge in the
direction of the structure, and five times the trunk diameter in all other directions.
The TPZ is where all trenching, soil scraping and grading (soil cuts, overcut, fill, and
finish-grading) shall be avoided. Ir. areas where this is riot feasible, the impacts can
be reviewed to determine whether an alternative TPZ can potentially support a tree's
longevity and stability. In some instances, employing an alternative foundation or
hardscape design may limit the impacts to less-than-significant levels; however, each
situation would need to be evaluated on a case-by-case basis.
17?30 Buena Vista Averrue, Los Gatos Page 4 of 9
i GlL7t O~LOS (^iCIGS COiil777([iliiV ~~VBIG~"ii77 8711 ~2pQi~ii ~'i2T
David L. Babbv. Registered Consulting Arborist November 9. 2009
2. The trunk locations, assigned numbers, and canopy dimensions of the 16 inventoried
trees should be shown on the site, civil and landscape plans.
3. All existing, unused lines or pipes within a TPZ shall be abandoned and cut off at
existing soil grade (rather than being dug up and causing subsequent root damage);
this provision should be specified on applicable plans (e.g. demolition plan).
4. Any new driveways or walkways proposed within a TPZ should be designed to be
entirely on top of existing soil grade (including base materials, edging, curb/gutter
and forms); if a vertical soil cut is necessary, it should not exceed three to four inches
below existing grade (note that this provision may affect the grade of the building
and other features). Additionally, direct compaction of the existing soil surface (i.e.
subgrade) must be avoided (foot-tamping is acceptable). Also, soil fill can be used to
bevel the top of a walk or drive to existing grade; however, it should not exceed 18
inches from the hardscape edge.
5. Note that there are mounds and depressions along the existing driveway envelope,
many of which may be caused by roots of trees along the driveway, particularly #4.
This topography should be considered during the design to avoid the loss of
significant roots from retained trees.
6. The permanent and temporary drainage design, including downspouts, shall not
require water being discharged beneath an oak's canopy.
7. Per Section 29.10.1000(C.l) of the Ordinance, a copy of this report (or a subsequent
revised one) must be incorporated into the final set of project plans; titled Sheets T-1,
T-2, etc. (Tree Protection Instructions); and referenced on all site-related plans (e.g.
site, civil and landscape).
8. The future staging area and route(s) of access should be shown on the fmal site plan
and avoided on unpaved areas beneath the trees' canopies.
~ /11 U t~uena Vista Avenue. Los Gatos Page S of 9
Totivn of Los Gatos Comnurnity Development Department
David L. Babby. Registered Consulting Arborist November 9. 2009
9. Mitigation is necessary to compensate for the loss of trees removed. Pursuant to
Section 29.10.0985 of the Town Code, this shall be determined by the Parks and
Public Works Department. I recommend that Table 3-1 of Section 29.10.0985 of the
Town Code is used as the framework for determining the size and amount of new
trees to install. The trees shall be planted prior to final inspection, double-staked
with rubber tree ties (may not be necessary for trees of 48-inch box size and larger),
and all forms of irrigation be of an automatic drip or soaker hose system placed on
the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of
proper installation, all new trees shall be installed, including necessary irrigation, by
an experienced state-licensed landscape contractor or a professional tree company.
10. The landscape design should incorporate the following guidelines:
a. Turf shall be avoided within the TPZs of oaks and cedars. Plant material
installed within this distance must be drought-tolerant, limited in amount, and
planted at least five feet from their trunks.
b. Within a TPZ, Isuggest afour-inch layer of coarse wood chips or other high-
quality mulch is used as ground cover (no gorilla hair, bark or rock/stone). Black
plastic or other synthetic ground cover should not be used.
c. Irrigation for any new plant material within the TPZs of oaks and cedars should
be aloes-volume, drip-type system that does not apply water within a distance of
approximately five feet from the trunks, applied irregularly (such as only once or
rivice per week), and temporary (such as no more than three years). Irrigation
should not strike within 12 inches from the trunks of other trees.
d. In the event trenches for imgation and/or lighting are required beneath a canopy,
they shall be installed in a radial direction to the trees' trunks. If irrigation
trenches cannot be routed as such, the work should be performed using a
pneumatic air device (such as an Air-Spade®).
e. Mulch should be placed no closer than 12 inches from a tree's trunk.
f Tilling beneath canopies should be avoided, including for weed control.
g. Bender board or other edging material proposed beneath the canopies should be
established on top of existing soil grade (such as by using vertical stakes).
17230 Buena Vista Avenue, Los Gatos Page 6 of 9
Town of Los Gatos ComnuFnity Development DeParirnetit
David L. Babbv. Registered Corrsadting.Qrborist November 9, 2009
11. Upon availability, the following plans must be reviewed for tree-related impacts: site,
building elevations, grading and drainage, underground utilities, and landscaping
(layout, planting and irrigation).
4.2 Protection IVleasures before and during Construction
12. All recommendations presented in Section 4.1 of this report shall be followed.
13. Tree protective fencing shall be erected to fully restrict access into the TPZs and,
where possible, beyond. Where it is placed along existing hardscape, it should be no
farther than 12 inches from the hardscape edge. It shall be installed prior to any
demolition, trenching, soil scraping, or construction, and comprised of five- to six-
foot high chain link mounted on two-inch diameter steel posts that are driven at least
two feet into the ground and spaced no more than 10 feet apart. Once established, the
fencing shall remain in place and be undisturbed throughout construction until final
inspection. Note that I can provide a diagram of the fencing locations once project
plans are submitted to me for review.
14. Unless otherwise approved, all development activities must be conducted beyond the
fenced-areas and any unpaved areas beneath the trees' canopies. These activities
include, but are not limited to, the following: demolition, grading, stripping of
topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and
equipmentlvehicle operation and parking. Tree trunks must also not be used as
winch support for transporting or lifting heavy loads.
15. Prior to demolition, afour-inch layer of coarse wood chips ('/- to 3/-inches in size)
from a local tree service company shall be manually spread within the fenced-areas.
16. Any approved activity required on unpaved areas beneath the trees' canopies must be
manually performed using hand tools and wheelbarrows, and not require heavy
equipment or tractors traveling or operating on unpaved ground.
17. The removal of hardscape must be carefully performed to avoid excavating soil and
damaging roots/trunks during the process. This work must not involve the use of
17130 Buef:a Vista Averic~e. Los Gatos Page 7 of 9
Toivit of Los Gatos Corm7uniity Development Department
David L. Babby, Registered Consulting.4rborist November 9, 2009
heavy equipment or tractors operating or traveling on unpaved soil beneath canopies.
Within 24 hours of hardscape being removed within a TPZ, fencing shall be relocated
the same day to enclose the TPZ, and afour-inch layer of wood chips spread over the
newly exposed ground.
18. During any approved trenching, roots of rivo inches and greater in diameter should be
retained and not damaged (i.e. not scraped, gouged or severed). Should these roots
be encountered, they should be either be covered with soil or wrapped in moistened
burlap within a few hours of becoming exposed. If burlap is used, it should remain
continually moist until the trench is backfilled.
19. Also during approved trenching, any roots encountered with diameters less than two
inches can be removed, but must be cleanly severed at right angles to the direction of
root growth. In doing so, sharp cutting tools (e.g. Toppers or handsaw) should be
used, and the cut should occur against the tree side of the trench.
20. If a section of new property fence is to be installed, the posts should be situated at
least 24 inches from any trunk, and manually dug with post-hole digger. In the event
a root of two inches and greater in diameter is encountered during the process, the
hole should be shifted over by about 12 inches and the process repeated.
21. Great care should be taken by construction personnel and any heavy equipment
operator to avoid damaging tree trunks, limbs and branches.
22. Throughout construction during the months of May thru November, supplemental
water should be supplied to the retained trees. In doing so, I recommend a rate of
approximately five to ten gallons per inch of trunk diameter is applied to the ground
beneath the canopies (and not at the trunks) every three weeks.
23. The pruning and removal of trees shall be performed in accordance with the most
recent ANSI standards, and by a California state-licensed tree service company that
has an ISA (International Society of Arboriculture) certified arborist in a supervisory
role. The company selected should also carry General Liability and Worker's
17230 Buena G'ista Averrtre, Los Gatos Page 8 of 9
To .a ,z of Los Gatos Corrzrriunity Developrr:erit Depar7rrzerat
David L. Babbv. Registered Consulting.4rborist November 9, 2009
Compensation insurance, and shall abide by ANSI 2133.1-2006 (Safety Operations).
All pruning should be limited to the removal of deadwood >_1 in diameter, heavy
limb weight reduction, and clearance for vehicles and equipment.
24. Any stump being removed within a TPZ shall occur using a stump grinder rather than
being pulled up with an excavator or backhoe.
25. The root collar' of each oak should be cleared and remain clear of soil (and
groundcover) to minimize the risk of infection by harmful root-rotting organisms. To
most effectively achieve this while avoiding damage to the trunk and major anchor
roots, the work should be performed under the supervision of a qualified arborist
using a pneumatic air device (such as an Air-Spade®). If the work is manually
performed, it should also be conducted under the supervision of a qualified arborist.
26. Ivy should be cleared two feet away from the trees' trunks. This work, as well as the
removal of any existing groundcover within a TPZ, must be manually performed to
avoid compaction caused during the operation of heavy equipment or small tractors.
27. The disposal of harmful products (such as cement, paint, chemicals, oil and gasoline)
is prohibited beneath canopies or anywhere on site that allows drainage beneath
canopies. Herbicides should not be used beneath the trees' canopies; where used on
site, they should be labeled for safe use near trees.
Pre ared B ~~~~~ ~ •
p Y Date: November 9, 2009
David L. Babby
Registered Consulting Arborist #399 ~~~"~•~~
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Board-Certified Il~IasterArborist #tiVE-4001B : ~ A~ ` ~~
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A "root collar" is the area where the large anchorage roots and main trunk merge, often distinguished by a
distinct swelling at a trunk's base. y
17230 Buena vista Avenue, Los Gatos Page 9 of 9
Town of Los Gatos Comnumity Developmefit Department
David L. Babby. Registered Consulting Arborist November 9. 2009
EXHIBIT A:
TREE INVENTORY TABLE
17230 Buena [%ista Averure, Los Gatos
Town o~Les !~atos Contmur.iry Development L~epartrrent
ARBOR RESOCIRCES
professional consulting arbonsts and tree care
TREE INVENTORY TABLE
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California Pepper Tree
1 (Schinus mope) 9, 3 2S 50% 75% Fair Moderate 3 -
Comments: Partially beneath high-voltage wires.
Incense Cedar
2 (Calocednrs decurrens) 10 20 50% SO% Fair ivioderate 2 -
comments: Very crowded growing conditions due to proximity to tree #3. Major deadwood in canopy.
Douglas-Fir 21.5, 18,
3 (Pseudotsuga men~iesii) 14.5, 13 50 75% 25% Fair Moderate 4 -
Comments: Comprised of four trunks growing from one common trunk. The trunks form weak attachments.
Past height reduction reduces the risk of one or more trunks to fail. Support cables could further
reduce the risk, however, they require frequent monitoring and adjustment every year or two.
Coast Redwood
4 (Sequoia sempervirens) 40 40 50% 100°'o Fair High 3 -
Comments: About 80 feet tall. Has a somewhat sparse canopy, likely due to a lack of water. Has heavy
limb weight.
Douglas-Fir
5 (Psetrdotsttga men_iesii) 18, 1 1 4S 75% 0% Poor Low 3 -
comments: t his tree should be removed. It is comprised of two trunks situated within 14 inches of
another. The larger has partially uprooted as evidenced by the distinct lean and mound
opposite the lean. There was a previous trunk growing between the two remaining ones.
Coast Redwood
6 (Sequoiasernpervirens) 19 25 50% 75% Fair Moderate 1 -
Comments: Has dead branches scattered throughout its canopy. Trunk's base is 3.5 feet from existing garage.
California Buckeye
7 (,4esculus cnlifornica) B.S, 8, 5.5 30 100°.0 50% Good Ivtoderate - X
Comments: Has heavy limb weight.
Privet 8.5, 7, 4.5,
8 (Lig:rstr-trm lucidum) 3 2S 7S% 25°'° Fair Moderate - X
comments:
Site: 17230 Buena Vista Avenue, Los Gatos
Prepared for: Town of Los Gatos Comm. Develop. Depart.
Prepared by: David L. Gabby 1 of 2 November 9, 2009
Ax~ox RESOtI~c~S
_ professional consulting arbonsts and tree care
TREE INVENTORY TABLE
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ivlonterev Pine
9 (Pinu.r radiate) 39 50 2~% 50°% Poor Low - X
Comments: Tree is in a state of slow, perpetual decline. Has deadwood and a very sparse canopy. Signs of
moderate levels of infestation by bark beetles, and high levels of infection by pine pitch canker.
Deodar Cedar
10 (Cedr7~s deorlara) 1 ~.5 3~ 50°, 0 75°,'o Fair Ivloderate 4 -
Comments: Has a somewhat sparse canopy. Heavy amounts of groundcover at base.
Coast Live Oak
11 (Ouercus a~rifolia) 10.5 20 100°% 75°'° Good Hieh 3 -
Comments: Substantial amount of ivy along entire trunk and groundcover at base.
White Fir
12 (:-Ibierconcolor•) 9.> 20 0°'0 25°o Poor Low 3 -
Comments: Tree is nearly dead and should be removed.
Coast Live Oak
13 (Ouerrus a~rijolia) t L5 20 75°.0 50% Fair Moderate 1 -
Comments: Beneath high-voltage wires. Fill is piled along the trunk's east side.
Cork Oak
1-t (Ouerc~rssuber) 23 35 7~% 2~% Fair Hi;h - X X
Comments: Beneath high-voltage wires. Trunk is approximately eight feet from the shared fence line.
Coast Redwood
1~ (Sequoia sentpervir-ens) =16.~ 3~ 7~°0 7~°'o Good Hi;h - X
Comments: Is about 90 feet tall. Base of trunk is about 23 inches from existing staircase for front porch.
At 20 feet high, there is a large opening in bark due to a limb from a previously existing pine
having ~ own along the trunk for many years. The area should be monitored over the lonb
term for decay.
Deodar Cedar
16 (Cedrtrs deo~lara) la.~ 30 7~°.'0 2~°'o Fair Moderate - X
Comments: Beneath high-voltage wires. Height has been reduced.
Site; 17230 Buena Vista Avenue, Los Gatos
Prepared for; Tcwn of Los Gates Comm. Develop. Depart.
Prepared by; David L. flabby 2 of 2 November 9, 2009
David L. Babbv, Registered Consulting Arborist Novenaber 9. ?009
EXHIBIT B:
SITE MAP
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Tour: of Los Gatos Community Development Deparnnent
17230 BUENA VISTA AVENUE
Los Gatos, California
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SEnER 4.aT ~-n SAYLA7OF CSC
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ME PROiEC:XkT Sarh Q,.WA CO[lffY FIE DE?A
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UTILITY NOTE
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David L. Babbv. Registered Co~~stdting Arborist November 9, 2009
EXHIBIT C:
PHOTOGRAPIIS
Photo Index
Page C-1: Trees #1 thru 6
Page C-2: Trees #7 thru 12
Page C-3: Trees # 13 thru 16
~ /1SU t~uena Vista Avenue. Los Gatos
Toiv~t of Los Gatos Conmurrrity Development Deparrnient
ORDINANCE
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING NIAP FROM R-1:20 TO R-1:8
FOR. PROPERTY LOCATED AT 17230 BUENA VISTA AVENUE
"I~HE TOw'N COUNCIL OF THE TO~~"N OF LOS GATOS ORDAINS:
SECTION I
The Zoning Map of the Town is hereby amended as shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos ono 2010, and adopted by the following Vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on , 2010. This ordinance
takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
ATTEST:
CLERK ADNIINISIRATOR
"I-OWN OF LOS GA~I~OS
LOS GATOS. CALM=ORNIA
N:`.DFV.ORDS',I7230 [3u~na Vista 7_-09-OOI.DOC
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
EggIBIT 7
~~
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L
~ ~ ~ 17230-Buena Vista Avenue
TOWN OF LOS GATOS
Application No. Z-09-001 A.P.N. #424-30-003 "
Change of zoning map amending the Town Zoning Ordinance.
® Zone Change From: R-1:20 To: R-1 :8
^ Prezonin
Forwarded by Planning Commission
Approved by Town Council Date:
Date:
Ord:
Clerk Administrator Mayor
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PROJECT DESCRIPTI ON - - ,
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CREARON OF A TWD (2) TOT SUBDINSION. A POATIONDF LOT 9
OF "BUENA NSTA HEIGHTS" VOL S PAGES iB & 19 SANTA CIARA
CWNtt RECORDS.
RECORD OWNER & SUBDIVIDER
DORTHY M. WITTMAN
17230 BUENA NSTA AVE -
LOS GATOS, CA. 95D3D -
PROJECT MANAGER
TERRY J. MARtiN ASSOCIATES; AIA .
45 EAST MAIN STREET -
LOS GATOS, CA. 95030 ..
(406) 395-8016
LAND SURVEYOR & CIVIL ENGINEER
MICHAEL F. GOOOHUE,:P.E, LS.
P.O, ROX 1914
APTOS, CA. 95001
(631) 7G7-1661 -
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CONTRACTOR,. PRIOR TO EXCAVADON, CONTRACTOR SHAlL LOCATE II
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ALL UNDERGROUND U1ILITIES. CALL 600-2272600 TO HAVE
U1IUTIES LOCATED AND MARKED I F ~ ~ l
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WUGINAL SCALE IN INCHES L ~ I
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TOWN COUNCIL, MARCH 15, 2010
REQUIRED FINDINGS FOR:
17230 Buena Vista Avenue
Zone Change Z-09-001
Requesting approval to rezone property from R-1:20 to R-1:8. APN 424-30-003.
APPLICANT: Terry J. Martin, AIA
PROPERTY OWNER: Wittman Living Trust/Charles H. Wittman III
FINDINGS:
California E~zviro~zmental Qccality Act (CEQA):
^ The project is Exempt under Statutory Exemptions 15061 and 21083.3 of the State
Enviromnental Guidelines as adopted by the Town, in that it is compatible with the existing
general plan, and the adopted EIR for the existing General Plan, and will not have a significant
effect of the enviromnent.
Co~zforma~z.ce with the General Plait:
^ The project is in conformance with the General Plan Designation of Low Density
Residential, in that the proposed zoning designation would conform to the 0-5 units per acre
density designation.
N:\DE\~FIND[NGS\20I0\17230 Buena Vista.DOC
Attachment 3
ORDINANCE
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING MAP FROM R-1:20 TO R-1:8
FOR PROPERTY LOCATED AT 17230 BUENA VISTA AVENUE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS:
SECTION I
The Zoning Map of tale Town is hereby amended as shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on March 15, 2010, and adopted by the following vote as an ordinance of the Town of
Los Gatos at a meeting of the Town Council of the Town of Los Gatos on March 15, 2010. This
ordinance takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR
TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\ORDS\17230 Buena Vista Z-09-OOI.DOC
Attachment 4
17230 Buena Vista Avenue