2011013101 - 15928 Union Avenuetown of MEETING DATE: 01 /31/11
ITEM NO. 1
COUNCIL AGENDA REPORT
� sAlo
DATE: January 20, 2011
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: ARCHITECTURE AND SITE APPLICATION S- 09 -33. PROPERTY
LOCATION: 15928 UNION AVENUE, PARCEL 2. PROPERTY OWNER:
217 O'CONNOR LLC. APPLICANT/APPELLANT: TONY JEANS.
CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO CONSTRUCT A SINGLE - FAMILY RESIDENCE
ON PROPERTY ZONED R -1:8. APN 527 -42 -008.
RECOMMENDATION
After opening and closing the public hearing, it is recommended that the Town Council:
Uphold the Planning Commission's decision to deny Architecture and Site application S -09-
33 (motion required) and
Adopt the resolution denying the appeal (Attachment 1) (motion required).
ALTERNATIVES
Alternatively the Council may:
Determine that the Planning Commission's decision should be reversed or modified and find
one or more of the following:
a. Where there was error or abuse of discretion on the part of the Planning Commission;
or
b. The new information that was submitted to the Council during the appeal process that
was not readily and reasonably available for submission to the Commission; or
C. An issue or policy over which the Commission did not have discretion to modify or
address, but which is vested in the Council for modification or decision.
If the predominant reason for modifying or reversing the decision of the Planning
Commission is new information as defined in Subsection (b) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless the new information has a minimal effect on the application.
PREPARED BY : Wendie R. Rooney, Director of Community Development
Reviewed by: " Assistant Town Manager Town Attorney Clerk Finance
Community Development
Reformatted: 5130/02 Revised: 1/20/11 2:16 PM
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #5- 09 -33.
January 20, 2010
Remand the Architecture and Site application to the Planning Commission with specific
direction (motion required); or
Grant the appeal using the findings and conditions included with the resolution (Attachment
2) and approve the application. Conditions of approval (Attachment 3) may be modified as
appropriate (motion required).
BACKGROUND:
On June 9, 2010, the Planning Commission considered a request to demolish a single - family
residence, to subdivide a.93 acre property into three lots, and to construct two new residences. The
Commission denied all applications, citing concerns about inconsistency with the neighborhood,
density, intensity of land use, and the suitability of the proposed development for the site. The
applicant appealed the Commission's decision on June 10, 2010.
On August 16, 2010, the Town Council considered the appeal and approved the demolition of the
existing residence, three -lot subdivision, and new home for Parcel 3. The Architecture and Site
(A &S) application for the new home on Parcel 2 was remanded to the Planning Commission.
Council directed the applicant to reduce the mass, lower the height, and to increase the side -yard
setback to at least 9%2 feet (see Exhibit 6 to Attachment 6).
On December 8, 2010, the Planning Commission considered revised plans for the proposed
residence. The Commission was unable to define which surrounding homes define the neighborhood
and unanimously denied the application. The Commission requested that the Council determine if
the proposed residence is compatible with the neighborhood, that the neighborhood be defined, and
that a determination be made as to whether the size of the home is appropriate given the direction to
reduce the massing (refer to Attachment 5).
DISCUSSION
A. Project Summary
The project site is located at the south end of Panorama Way; the subject parcel will front on a cul-
de -sac that will be constructed with approved subdivision improvements. A 3,400 square foot two -
story residence has been approved on Parcel 3, the lot that abuts the project site on the south side.
Adjacent properties to the north and east are developed with single family homes. An application
has not yet been filed for development of Parcel 1, the abutting property to the west.
The applicant is proposing to construct a 3,039 square foot two -story home with a 632 square foot
attached garage. The size of the house was 3,054 square feet with the original proposal, and the
garage size was 682 square feet. The house will meet the minimum required setbacks with the north
side setback increased to 10 feet (Council requested a minimum of 9' /z feet). Refer to the Planning
Commission report for additional information on the proposed project (Attachment 6).
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #5- 09 -33.
January 20, 2010
B. Plannine Commission
On December 8, 2010, the Planning Commission considered the A &S application. Following public
testimony where several neighbors spoke on the matter, the Commission had an extended discussion
before voting unanimously to deny the application. The Commission cited concerns about the size of
the proposed residence and the difficulty in dete whether it is compatible with the
neighborhood. Several Commissioners felt that the neighborhood is not well defined and were
conflicted on which surrounding homes should be considered relevant to evaluation of the proposed
residence. Several Commissioners questioned whether the maximum height of the house should be
required to strictly comply with the Council's direction to lower the height by at least two feet. A
small area of the roof extends above 21 feet I 1 inches, the maximum height with the two foot
reduction. The main ridge has been lowered three feet from the original plans reviewed with the
subdivision. Staff believes that the applicant is meeting the intent of the directive to lower the height
by two feet.
The Commission also expressed concern as to whether the reduction of mass is appropriate given
that the overall size of the house is only slightly smaller than the house that was not approved by the
Council. The Commission recommended that if the application is approved, the second floor
balcony be relocated so that it does not impact the neighbor at 15910 Union Avenue. The applicant
has included a revised plan showing the balcony shifted from the rear to the front elevation.
C. Appeal
The applicant appealed the Planning Commission's decision based on his belief that the Planning
Commission erred or abused its discretion in finding that the proposed residence is not consistent
with the surrounding neighborhood. Attachment 4 is the applicant's appeal statement and a
supplemental letter that further explains why he believes the appeal should be granted and the project
approved. The applicant has included a revised design for the second floor that moves the balcony
from the rear to the side of the house. The size of the second floor increases from 709 to 755 square
feet with the alternative design.
ENVIRONMENTAL ASSESSMENT
An Initial Study and Mitigated Negative Declaration (MND) were prepared for the subdivision. The
MND and corresponding Mitigation Monitoring Plan were approved by the Town Council on August
16, 2010. No further environmental analysis is required for the subject application.
CONCLUSION
The size of the proposed residence is within the allowable FAR for the property. The Council should
determine if the proposed plans comply with the direction provided to the applicant on August 16,
2010. Pages 3 and 4 of the December 8, 2010, staff report (Attachment 6) include analysis of the
Council directives. If the Council decides that the height is not fully compliant, the following
condition should be added and staff will work with the applicant to revise the plans:
HEIGHT. The maximum height of the house shall be reduced so that the highest point does
not exceed 21 feet 11 inches.
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL FOR 15928 UNION AVENUE / FILE #S- 09 -33.
January 20, 2010
The Council may use the findings for approval (Exhibit A to Attachment 2) to grant the appeal and
approve the project. If it is determined that the project does not comply with Council direction, staff
recommends that the matter be remanded to the Planning Commission for further refinement of the
plans. If Council decides to remand the matter, it is recommended that specific direction be provided
to assist the Commission in evaluating new plans. Draft resolutions have been prepared for denial of
and granting of the appeal (see Attachments 1 and 2).
The Planning Commission requested that the Council provide direction on which surrounding homes
define the neighborhood and the issue of mass versus square footage for reference when the new
residence on Parcel I is considered. The Commission also recommended that if the project is
approved, the balcony be relocated so that it does not impact the resident at 15910 Union Avenue.
FISCAL IMPACT None
Attachments
1. Draft Resolution for denial of the appeal and applications (3 pages)
2. Draft Resolution for granting appeal and approving applications (4 pages)
3. Recommended Conditions of Approval (5 pages)
4. Applicant's Appeal Statement and letter (3 pages)
5. December 8, 2010, Planning Commission Verbatim Minutes (58 transcribed pages)
6. December 8, 2010, Planning Commission Report with Exhibits 1 -10
7. Development plans (I 1 sheets), received on November 8, 2010
Distribution
Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
WRR:SD:ct
N:\DEV\TC REPORTS\201 Anion 15928- 013111.doe
RESOLUTION 2011-
RESOLUTION DENYING AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO CONSTRUCT A SINGLE - FAMILY RESIDENCE ON
PROPERTY ZONED R -1:8.
APN: 527 -42 -008
ARCHITECTURE AND SITE APPLICATION: S -09 -33
PROPERTY LOCATION: 15928 UNION AVENUE
PROPERTY OWNER: 217 O'CONNOR, LLC
APPLICANVAPPELLENT: TONY JEANS
WHEREAS:
A. This matter came before the Town Council for public hearing on January 31,
2011, and was regularly noticed in conformance with State and Town law.
B. Council received testimony and documentary evidence from the appellant and all
interested persons who wished to testify or submit documents. Council considered all testimony
and materials submitted, including the record of the Planning Commission proceedings and the
packet of material contained in the Planning Commission Report dated December 8, 2010, along
with subsequent reports and materials prepared concerning this application.
C. The applicant proposed to construct a new two -story single - fancily residence on
one of three approved lots on property zoned R -1:8. The property is currently vacant with an
approved residence for Parcel 3 and development of Parcel 1 to be considered in the future under
a separate application. Properties adjacent to the subdivided property are all developed with
single - family homes.
D. The Planning Commission considered the applications on December 8, 2010, and
voted to deny the Architecture and Site application based on findings that the plans for the
proposed residence did not fully comply with the Town Council's direction, and that it was
unclear what properties should be included for purposes of comparing size, height and massing
Attachment 1
of the proposed home relative to the neighborhood.
E. The applicant appealed the decision of the Planning Commission based on his
belief that the Planning Commission erred in its decision in finding that the proposed residence is
not consistent with the surrounding neighborhood and that the plans did not comply with the
Council's direction.
F. Council determined that the decision of the Planning Commission was correct.
G. Council incorporates the findings of the Planning Commission made on
December 8, 2010 in the form of verbatim minutes (Attachment 5 to the January 31, 2011
Council Report).
RESOLVED:
1. The appeal of the decision of the Planning Commission on Architecture and Site
Application S -09 -33 is denied.
2. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1. 10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must be sought within the time
limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or
such shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
California on the 31st day of January, 2011 by the following vote.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
NADEV\RESOS \Union 15928N12- denyappeal.rtf
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RESOLUTION 2011-
RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO CONSTRUCT A SINGLE - FAMILY RESIDENCE
ON PROPERTY ZONED R -1:8
APN: 527 -42 -008
ARCHITECTURE AND SITE APPLICATION S -09 -33
PROPERTY LOCATION: 15928 UNION AVENUE
PROPERTY OWNER: 217 O'CONNOR, LLC
APPLICANT /APPELLENT: TONY JEANS
WHEREAS:
A. This matter came before the Town Council for public hearing on January 31,
2011, and was regularly noticed in conformance with State and Town law.
B. Council received testimony and documentary evidence from the appellant and all
interested persons who wished to testify or submit documents. Council considered all testimony
and materials submitted, including the record of the Planning Commission proceedings and the
packet of material contained in the Planning Commission Report dated December 8, 2010, along
with subsequent reports and materials prepared concerning this application.
C. The applicant proposed to construct a new two -story single - family home on a
property zoned R -1:8. The parcel was created as part of a three -lot subdivision approved by the
Town Council on August 16, 2010. Surrounding properties are all developed with single - family
homes with the exception of Parcel 1 of the same subdivision which is currently vacant, to be
developed with a new residence in the future.
D. The Planning Commission considered the application on December 8, 2010, and
voted to deny the Architecture and Site application based on concerns about neighborhood
compatibility and a lack of consensus as to whether the plans complied with the Council's
direction.
Attachment 2
E. The applicant appealed the decision of the Planning Commission based on his
belief that the Planning Commission erred in its decision in finding that the proposed residence is
not consistent with the surrounding neighborhood and that the plans did not comply with the
Council's direction.
F. Council has determined that the Planning Commission erred in its decision in that
the proposed residence is compliant with the Council's direction to reduce the mass, lower the
height and increase the north side setback.
G. Council incorporates the findings for approval attached as Exhibit A.
RESOLVED:
The appeal of the decision of the Planning Commission on Architecture and Site
application 5 -09 -33 is hereby granted, subject to the conditions in Attachment 3 to the January
31, 2011 Council Report:
2. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1. 10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must be sought within the time
limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or
such shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
California on the 31st day of January 2011, by the following vote.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS.
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DE V\RESOS \Union 15928Pcl2- erantappeal.rtf
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TOWN COUNCIL — JANUARY 31, 2011
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15928 Union Avenue — Parcel 2
Architecture and Site Application S -09 -33
Requesting approval to construct a single - family residence on a vacant parcel created by a three -lot
subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Required finding for CEQA:
An Initial Study and Mitigated Negative Declaration (MND) were prepared for the subdivision. The
MND and corresponding Mitigation Monitoring Plan were approved by the Town Council on August
16, 2010. No further environmental analysis is required for the subject Architecture and Site
application.
Required Compliance with Residential Design Guidelines:
The project was reviewed by the Town's Consulting Architect and is in compliance with the
Residential Design Guidelines.
CONSIDERATIONS:
Required considerations in review of 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. The massing and height were reduced
as directed by the Town Council and the north side yard setback was increased to 10 feet.
N.\DEV1r1 WGS_ PCL2DOC
Exhibit A
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TOWN COUNCIL — JANUARY 31, 2011
CONDITIONS OF APPROVAL
15928 Union Avenue — Parcel 2
Architecture and Site Application S -09 -33
Requesting approval to construct a single - family residence on a vacant parcel created by a three -
lot subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 below and in substantial compliance with the plans
approved by the Town Council on January 31, 2011, and noted as received by the Town
on November 8, 2010. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL. The Architecture and Site application will expire two
years from the date of the approval pursuant to Section 29.20.335 of the Town Code,
unless the approval is used prior to expiration.
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.
4. TENTATIVE MAP. All conditions of approval for Tentative Map M -08 -13 remain in
full force and effect unless modified by the conditions herein.
5. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a
minim and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. The outdoor lighting plan shall be reviewed during building plan
check. Any changes to the lighting plan shall be approved by the Planning Division prior
to installation.
6. GREEN BUILDING. The house shall be designed to achieve compliance with
GreenPoint Rated Standards for green building certification. The GreenPoint checklist
shall be completed by a Certified Green Building Professional.
7. ARCHITECTURE. The use of stone on exterior elevations shall be consistent with
requirements of the Residential Design Guidelines. The plans shall be refined based on
the recommendations of the Town's Consulting Architect as part of the building plan
check process.
8. FENCING. The existing fencing along the north property line shall be retained during
construction. If the fence is removed for construction access, it shall be replaced with a
wood fence that is consistent with existing fencing on adjacent properties following
completion of grading and/or subdivision improvements. If a fence higher than six feet is
agreed on by all affected property owners, a fence height exception may be granted.
Page 1 of 4
Attachment 3
9. NEW TREES. Two trees shall be planted on the property at 15910 Union Avenue, prior
to issuance of the first building permit for a new home. On -site replacement and
screening trees shall be planted prior to final inspection and issuance of occupancy
permits. Minimum tree size is 24 -inch box.
10. TREE STAKING. All newly planted trees shall be double- staked using rubber tree ties.
Building Division
11. PERMITS REQUIRED: A building permit is required for the new single family
residence. Separate permits are required for electrical, mechanical and plumbing work as
necessary.
12. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
13. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full
on the cover sheet of the construction plans. A compliance memorandum shall be
prepared and submitted with the building permit application detailing how the Conditions
of Approval will be addressed.
14. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the building. permit application. This report shall be prepared by a licensed civil
engineer specializing in soils mechanics (California Building Chapter 18).
15. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to be submitted to the project building inspector at
foundation inspection. This certificate shall certify compliance with the recommendations
as specified in the soils report; and, the building pad elevation, on -site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
C. Foundation corner locations
d. Retaining Walls
16. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994 -61:
a. Wooded backing (2 -inch x 8 -inch minimum) shall be provided in all bathroom
walls, at water closets, showers, and bathtubs located 34- inches from the floor to
the center of the backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
C. Primary entrance shall a 36 -inch wide door including a 5'x5' level landing, no more
than 1 -inch out of plane with the immediate interior floor level with an 18 -inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
17. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-
1R, MF -1R, and WS -5R must be blue -lined on the plans.
Page 2 of 4
18. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide
information on the plans if a backwater valve is required and the location of the
installation. The Town of Los Gatos Ordinance and West Valley Sanitation District
(WVSD) requires backwater valves on drainage piping serving fixtures that have flood
level rims less than 12- inches above the elevation of the next upstream manhole.
19. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
20. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled -out, signed by all requested
parties, and be blue -lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or at www.losgatosca.gov /building.
21. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet)
shall be part of the plan submittal as the second page. The specification sheet is available
at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee.
22. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis (408) 354 -6875
b. Engineering/Parks & Public Works Department: John Gaylord (408) 395 -3460
C. Santa Clara County Fire Department: (408) 3 78-40 10
d. West Valley Sanitation District: (408) 378 -2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS
Engineering Division
23. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall
be provided subsequent to foundation construction and prior to construction on the
structure. The pad certification shall address both vertical and horizontal foundation
placement.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT
24. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence and garage, hydraulically designed per
National Fire Protection Association (NFPA) Standard 413D. A State of California (C-
16) Fire Protection contractor shall submit plans, calculations, a completed permit
application and appropriate fees to the Fire Department for approval, prior to beginning
their work.
Page 3 of 4
25. FIRE APPARATUS (ENGINE) ACCESS ROADS REQUIRED. An access road with a
paved all weather surface, minimum unobstructed width of 20 feet, vertical clearance of
13 feet six inches, minimum circulating turning radius of 36 feet outside and 23 feet
inside and a maximum slope of 15% shall be provided. Installations shall conform to
Fire Department Standard Details and Specifications sheet A -1.
26. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Panorama Way. Numbers shall be a
minimum of four inches high and shall contrast with their background.
NADE V\CONDITNS\2010 \Union 15928- A &S- Pc12.doc
Page 4 of 4
TOWN COUNCIL — JANUARY 31, 2011
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15928 Union Avenue — Parcel 2
Architecture and Site Application S -09 -33
Requesting approval to construct a single- family residence on a vacant parcel created by a three -lot
subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Required finding for CEQA:
An Initial Study and Mitigated Negative Declaration (MND) were prepared for the subdivision. The
MND and corresponding Mitigation Monitoring Plan were approved by the Town Council on August
16, 2010. No further environmental analysis is required for the subject Architecture and Site
application.
Required Compliance with Residential Design Guidelines:
The project was reviewed by the Town's Consulting Architect and is in compliance with the
Residential Design Guidelines.
CONSIDERATIONS:
Required considerations in review of 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. The massing and height were reduced
as directed by the Town Council and the north side yard setback was increased to 10 feet.
N9DENUINDMGSUD IMUNIONi 5928- PCL2.DOC
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FILING FEES
$321.00 Residential
$1,288.00 per Commercial, Multi-
family or Tentative Map Appeal
Town of L(i- ura
Office of the Town
110 E. Main St., Los Gat
APPEAL OF PLANNING
1, the undersigned, do hereby appeal a decision of the Planning Commission as follgws: (PLEASE TYPE OR
DATE OF PLANNING COMMISSION DECISION: — ;CL f g
PROJECT/ APPLICATION NO: J _�SgZS (LfJ(CN F11(�b 6Kfld tA`�
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Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most matters if the
Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore,
please specify how one of those reasons exist in the appeal:
l . The Planning Commission erred or abused its discretion because ( FMt.E9 To lPPI t' P 94e q— FFhjt
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2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is
m
(please attach the new information if possible): OR
3. The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town
IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS,
IMPORTANT:
I . Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of filing.
2. App °! mu st be Fj within ten (10) calendar days of Planning Commission Decision accompanied by the required filing f e.
Deadline is 5:00 p.m. on the IV' day following the decision. If the 10" day.is a Saturday, Sunday, or Town holiday, then it
may be filed on the workday immediately following the Id day, usually a Monday.
3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or a subdivision map only must be filed wi , qtr the time limit specified in
the Zoning or Subdivision Code, as applicable, which is different from otter appeals.
5. Once filed, the appeal will be heard by the Town Council. /
6. If the reason for granting an appeal is the receipt of new information, the application �(al ly be returned to tie Plannin
Commission for reconsideration.
PRINT NAME:
SIGNAT "I
DATE:
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ADDRESS: j7, O, Q� l S l 8 , Lf9S q.A
PHONE:
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DATE OF PUBLIC HEARING: ! IQYL '�I�� FIRMATION LETTER SENT: Date:
Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY:
DATE TO SEND PUBLICATION: DATE OF PUBLICATION:
N:WL�FORMN9vmirc5L�009 -10 Fams%Appa - P1.nniVC missio wpd 9 TAT ) (15 r
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Attachment 4
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T.H.I.S. REC NED
DESIGN & DEVELOPMENT
Box 1518, Los Gatos, CA 95031 JAN "1 2 2011
Fax: 408.354.1823 Tel: 408.354.1863
IMN OF LOS GATO
PLANNING DIVISION
110 E. Main Street
Los Gatos, CA 95030
Attn: Planning Commission
January 10 2011
Panorama Way at 15928 Union Ave
Parcel #2: A &5: 5 -09 -33
Mr. Mayor and Councilmembers
In our submission to the Planning Commission for Parcel 2 we were mindful of your direction
as to how to proceed with a stated goal to reduce the impact on the neighbors to the north
[Lynott /Mangano]:
1. Reduce the Mass
2. Lower the Height [by 2 feet]
3. Increase the Side yard Setback from 8f to 9.5ft
We totally redesigned the house to achieve this goal and feel that we exceeded the
objective of your direction by a significant margin.
We expected the Planning Commission to make a determination based on that same
direction. However, after a split vote, the Planning Commission has bounced the ball back to
you at the Town Council to address the concept of "what constitutes a neighborhood ",
rather than address the technical aspects of whether we had satisfied your directive to us.
We respectfully suggest that was not your intent for this particular application and submit
that the Planning Commission has "Erred" in failing to judge the application on its merits
when it had the necessary information to do so.
It might be that the Planning Commission is asking you to make a "Policy Decision" as to how
to interpret the concept of "neighborhood ", in an area that was developed 40 - 50 years ago
in the light of the desire for owners to upgrade their homes and bring them into the new
century. I, however, think that should be a separate subject entirely.
I have attached some thoughts for your consideration.
Sincerely,
Tony Jeans
Specific Action We Took to Respond to Town Council Direction
Increase in Setback:
We were directed to increase the setback along the north property line from 8ft to 9.5ft.
We were able, in the redesign to increase it to 10ft allowing even more separation.
Decrease in House Height:
We were directed to reduce the height from our original 24ft to 22ft. By redesigning the
house we reduced the house height to 21ft for the entire 50ft closest to the neighbors to
the north, with a small portion of roof at 22ft 2.5" at a distance of over 50ft from the
neighbors to the north.
At the Planning Commission meeting Stephanie Lynott stated that this additional 2.5" was
not a concern to her. We did however, offer to the Planning Commission that we change this.
In our submission to you we have included this further reduction in height for your possible
inclusion as a condition of approval.
Decrease in Mass:
We decided to completely redesign the home and have moved all bedrooms except the
Master from the second floor to the ground floor. The, second floor was previously 1,679 sq
ft and is now only 748 sq ft. In this way we have redistributed the massing of the home to
make the overall profile similar to that of a single story as viewed by the neighbors to the
north.
At the Planning Commission meeting Stephanie Lynott voiced her concern about to proximity
of the Master Bedroom balcony [70ft away], which she felt was too intrusive. We offered
to the Planning Commission that we move this balcony to the south elevation.
In our submission to you we have included this revision at the second story for your possible
inclusion as a condition of approval.
We strongly feel that we can demonstrate that we satisfied your direction with the
action taken in the redesign of this house and with the additional offerings made to
'
the Planning Commission on December 8.
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THIS PAGE
INTENTIONALLYLEFT BLANK
TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: December 8, 2010
PREPARED BY: Suzanne Davis, Associate Planner
sdavis(cDloseatosca.sov
APPLICATION NO: Architecture and Site Application S -09 -33
LOCATION: 15928 Union Avenue (end of Panorama Way)
APPLICANT: Tony Jeans, T.H.I.S. Design
PROPERTY OWNER: 217 O'Connor LLC
CONTACT: Tony Jeans
ITEM NO: 3
APPLICATION
SUMMARY: Requesting approval to construct a new single- family residence on
property zoned R -1:8. APN 527 -42 -008.
DEEMED COMPLETE: November 8, 2010
FINAL DATE TO TAKE ACTION: May 16, 2011
RECOMMENDATION: Soft approval
PROJECT DATA:
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards:
Parcel Size:
Surrounding Area:
Low Density Residential
R -1:8
State Subdivision Map Act
Subd141slon & Zoning Ordinances
General Plan
10,087 sq. ft.
CEQA: An Initial Study and Mitigated Negative Declaration were prepared for
the subdivision. No further environmental analysis is required for the
Architecture and Site application.
Attachment 6
Existing Land Use General Plan
Zonin
North
Single Family Low Density
R -1:8
East
Single Family Low Density
R -1:10
South
Single Family Low Density
R -1:10
West
Single Family Low Density
R -1:8
CEQA: An Initial Study and Mitigated Negative Declaration were prepared for
the subdivision. No further environmental analysis is required for the
Architecture and Site application.
Attachment 6
Planning Commission Staff Report - Page 2
15928 Union Avenue /S -09 -33
December 8, 2010
FINDINGS: ■ That the proposed project is consistent with the Residential
Design Guidelines
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for Architecture
and Site applications.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: 1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
BACKGROUND
Location map
Required findings and considerations
Recommended conditions of approval (4 pages)
Project data sheet
August 16, 2010, Town Council minutes (9 pages)
Council Resolution 2010 -087 (6 pages)
Consulting Architect's report (5 pages), received November 12,
2010
Applicant's letter (2 pages), received November 16, 2010
Email correspondence from Stephanie Lynott (4 pages), received
October 25 and November 29, 2010
Email correspondence and letter from Thomas Mangano, (3
pages) received October 25 and November 29, 2010
Development plans (11 sheets), received November 8, 2010
On June 9, 2010, the Planning Commission considered a request to demolish a single - family
residence, to subdivide a .93 acre property into three lots, and to construct two new residences.
The Commission denied all applications, citing concerns about inconsistency with the
neighborhood, density, intensity of land use, and the suitability of the proposed development for
the site. The applicant appealed the Commission's decision on June 10, 2010.
On August 16, 2010, the Town Council considered the appeal and approved the demolition of
the existing residence, three -lot subdivision and new home for Parcel 3. The Architecture and
Site application for the new home on Parcel 2 home was remanded to the Commission. Council
directed the applicant to reduce the mass, lower the height, and to increase the side -yard setback
to at least 9%z feet (see Exhibit 5).
Plans for the new residence on Parcel 1 will be considered under a separate Architecture and Site
application that has not yet been submitted.
Planning Commission Staff Report - Page 3
15928 Union Avenue /S -09 -33
December 8, 2010
PROJECT DESCRIPTION
A. Location and Surrounding Neighborhood
The project site is located at 15928 Union Avenue, on the east side of the street, just
north of Leewood Court. Parcel 2 will be accessed from Panorama Way, off a cul -de -sac
that will be constructed as part of the subdivision improvements. Surrounding properties
are all developed with single - family homes. Homes to the south ( Leewood Court), east
(Cambrian View), and across the street to the west (Union Avenue and Lasuen Court) are
two- stories. Homes to the north on Union Avenue and Panorama Way are one - story.
Existing home sizes range from 1,753 to 3,705 square feet.
B. Architecture and Site Approval
Architecture and Site approval is required for construction of a new single - family
residence.
C. Zoning Compliance
The proposed residence and garage are within the allowable floor area for the property
and are compliant with setbacks, building coverage, and height requirements. A single -
family residence is a permitted use in the R -1 zone.
ANALYSIS:
A. Architecture and Site
The applicant is proposing to construct a 3,039 square foot two -story home with a 632
square foot attached garage. The size of the house was 3,054 square feet with the original
proposal, and the garage size was 682 square feet. The house will meet the minimum
required setbacks with the north side setback increased from 8 to 10 feet (Council
requested a minimum of 9' /z feet). General project data is included in Exhibit 4.
The maximum height of the house will be 22 feet 2 inches (previously 23 feet 1 I inches).
During public testimony at the August 16, 2010, Council meeting the applicant showed a
conceptual plan that would reduce the overall height of the house by two feet. The
Council resolution (Exhibit 6) includes the requirement to reduce the height by at least
two feet. The applicant has redistributed much of the square footage from the second to
first floor, and with the roof pitch, only a small area of the roof will exceed 21 feet 1 I
inches (see sheet A4 of the development plans). While only a small area of the roof is
higher than 22 feet, the proposed height does not strictly comply with the Council
directive to reduce the overall height by two feet. The Commission should discuss this
Planning Commission Staff Report - Page 4
15928 Union Avenue /S -09 -33
December 8, 2010
minor deviation and determine if it substantially complies with the Council direction
given the reduced massing and small area of the roof that will extend above the 21 feet 11
inch height limitation. Staff believes that the applicant is meeting the intent of the
directive to lower the height by two feet. If required to be lowered, the roof peak would
be flattened which would not be as aesthetically pleasing or consistent with the
architectural design.
The Consulting Architect visited the site and reviewed the proposed home designs and
initially made several recommendations for changes to the design (see Exhibit 7). The
applicant worked collaboratively with staff and the Consulting Architect to refine the
design of the house. The Consulting Architect recommends that the use of stone be
further addressed for consistency on all elevations. Condition #7 requires the applicant to
work with staff and the Consulting Architect to revise the elevations during the building
plan check process.
Story-poles have been placed on the site for the proposed home on Parcel 2. The poles
for the home on Parcel 3 were removed following Council approval of the Architecture
and Site application for that lot. Several neighbors requested that the poles be reinstalled
to show the relationship between the two new homes. The applicant has re- installed
poles for the end of the Parcel 3 house closest to Parcel 2 for comparative purposes.
B. Neighborhood Compatibility
The following table shows house floor area, FAR, and garage size for properties in the
immediate vicinity of the project site. Data was obtained from County records and does
not include cellars.
Address
Lot Size
House size
House FAR
Garaoe
112 Panorama Way
7,942
2,311
29.0
430
115 Panorama Way
8,018
1,589
19.8
487
110 Panorama Way
8,668
1,924
22.1
470
111 Panorama Way
8,668
1,568
18.0
484
118 Cambrian View
20,909
3,705
17.7
560
15910 Union Avenue
18,450
1,753
9.5
714
101 Leewood Court
9,583
3,128
32.6
560
103 Leewood Court
9,583
3,086
32.2
632
105 Leewood Court
10,019
3,131
31.2
560
107 Leewood Court
12,197
3,164
25.9
632
15928 Union Parcel 3
11,390
3,404
29.9
935
15928 Union Parcel 2
10,087
3,039
30.1
865
Planning Commission Staff Report - Page 5
15928 Union Avenue /S -09 33
December 8, 2010
C. Green Building
The project was reviewed using the Build It Green standards adopted by the Town
Council on June 2, 2008. Preliminary checklists completed by the applicant show the
house will exceed the minimum number of points (50) needed to achieve green building
certification with a score of 109 (Parcel 2). Condition #6 requires the project to be
certified as green using the GreenPoint checklist.
D. CEQA Determination
An Initial Study and Mitigated Negative Declaration (MND) were prepared for the
subdivision. The MND and corresponding Mitigation Monitoring Plan were approved by
the Town Council on August 16, 2010. No further environmental analysis is required for
the subject Architecture and Site application.
PUBLIC COMMENTS
Written notice was sent to property owners and tenants within 300 feet of the original property
that the subject parcel is part of. Two adjacent neighbors have provided comments on the
proposed plan as follows (refer to Exhibits 9 and 10):
• The story-poles for the home on Parcel 3 should be reinstalled to show the relationship
between the homes to be built on Parcels 2 and 3.
• Fencing along the north property line should match the existing fences at 15910 Union
Avenue and Panorama Way, and should be installed at the start of construction.
• Landscape screening is highly desirable along the north property line. Planting should be
done at the start of construction, inclusive of two trees the applicant offered to plait on
the adjacent property at 15910 Union Avenue.
• The construction staging area is immediately adjacent to the resident at 15910 Union
Avenue; consideration should be given to reducing construction hours on weekends.
• The size and height of the proposed house is not compatible with neighboring homes.
Condition 49 requires Iwo 24 -inch box trees to be planted on the property at 15910 Union
Avenue prior to issuance of building permits for the new homes on Parcels 2 and 3. Condition
#8 requires the existing fencing along the north property line to be retained, or if removed for
construction of subdivision improvements, to be replaced with a new fence following demolition
of the existing house and completion of grading and utility installation.
Planning Commission Staff Report - Page 6
15928 Union Avenue /S -09 -33
December 8, 2010
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The applicant has redesigned the house as directed by the Town Council. While the
overall massing has been reduced, the size of the house is about the same (reduced from
3,054 to 3,039 square feet). Staff has recommended soft approval due to the size of the
house and pending the Planning Commission's determination on the maximum height. If
the Commission would like to see a reduction in the height of the house to strictly comply
with Council direction, the following condition can be added and staff will work with the
applicant to revise the plans accordingly:
HEIGHT. The maximum height of the house shall be reduced so that the highest point
does not exceed 21 feet 11 inches.
If the Commission determines that additional changes are warranted, conditions may be
added or the application can be continued to a date certain and the applicant directed to
make desired plan changes.
B. Recommendation
The Planning Commission should take the following actions to approve the Architecture
and Site and Subdivision application:
1. Make the required findings and considerations (see Exhibit 2);
2. Approve Architecture and Site application S- 09 -33, subject to the conditions in
Exhibit 3.
C�
Prepared by:
Suzanne Davis, AICP
Senior Planner
WRR:SD:ct
cc: Jeff Grant, 39 Reservoir Road, Los Gatos, CA 95030
Tony Jeans, T.H.I.S Design, P.O. Box 1518, Los Gatos, CA 95031
N:\DEV\PC REPORTS \2010 \Union15928- Pcl2- 120810.dm
15928 Union Avenue
WY
E MTBIT I
THIS PAGE
INTENTIONALLYLEFT BLANK
PLANNING COMMISSION — DECEMBER 8, 2010
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15928 Union Avenue — Parcel 2
Architecture and Site Application S -09 -33
Requesting approval to construct a single - family residence on a vacant parcel created by a three -lot
subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Required finding for CEQA:
An Initial Study and Mitigated Negative Declaration (MND) were prepared for the subdivision. The
MND and corresponding Mitigation Monitoring Plan were approved by the Town Council on August
16, 2010. No further environmental analysis is required for the subject Architecture and Site
application.
Required Compliance with Residential Design Guidelines:
The project was reviewed by the Town's Consulting Architect and is in compliance with the
Residential Design Guidelines.
CONSIDERATIONS:
Required considerations in review of applications:
As : equired by Section 29.20.150 of the Town Cede, the considerations in review of an Architecture
and Site application were all made in reviewing this project. The massing and height were reduced
as directed by the Town Council and the north side yard setback was increased to 10 feet.
NM RNDMGSW MUMON 15928- PCl2.DOC
EffiIBIT 2
THIS PAGE
INTENTIONALLY LEFT BLANK
PLANNING COMMISSION —DECEMBER 8, 2010
CONDITIONS OF APPROVAL
15928 Union Avenue — Parcel 2
Architecture and Site Application S -09 -33
Requesting approval to construct a single - family residence on a vacant parcel created by a three -
lot subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
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 below and in substantial compliance with the plans
approved by the Planning Commission on November 10, 2010, and noted as received by
the Town on September 8, 2010. Any changes or modifications to the approved plans
shall be approved by the Community Development Director, the Planning Commission or
Town Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL. The Architecture and Site application will expire two
years from the date of the approval pursuant to Section 29.20.335 of the Town Code,
unless the approval is used prior to expiration.
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.
4. TENTATIVE MAP. All conditions of approval for Tentative Map M -09 -13 remain in
full force and effect unless modified by the conditions herein.
5. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a
minimum, and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. The outdoor lighting plan shall be reviewed during building plan
check. Any changes to the lighting plan shall be approved by the Planning Division prior
to installation.
6. GREEN BUILDING. The house shall be designed to achieve compliance with
GreenPoint Rated Standards for green building certification. The GreenPoint checklist
shall be completed by a Certified Green Building Professional.
7. ARCHITECTURE. The use of stone on exterior elevations shall be consistent with
requirements of the Residential Design Guidelines. The plans shall be refined based on
the recommendations of the Town's Consulting Architect as part of the building plan
check process.
8. FENCING. The existing fencing along the north property line shall be retained during
construction. If the fence is removed for construction access, it shall be replaced with a
wood fence that is consistent with existing fencing on adjacent properties following
completion of grading and/or subdivision improvements. If a fence higher than six feet is
agreed on by all affected property owners, a fence height exception may be granted.
Page I of 4
EXHIBIT 3
9. NEW TREES. Two trees shall be planted on the property at 15910 Union Avenue, prior
to issuance of the first building permit for a new home. On -site replacement and
screening trees shall be planted prior to final inspection and issuance of occupancy
permits. Minimum tree size is 24 -inch box.
10. TREE STAKING. All newly planted trees shall be double- staked using rubber tree ties.
Building Division
11. PERMITS REQUIRED: A building permit is required for the new single family
residence. Separate permits are required for electrical, mechanical and plumbing work as
necessary.
12. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
13. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full
on the cover sheet of the construction plans. A compliance memorandum shall be
prepared and submitted with the building permit application detailing how the Conditions
of Approval will be addressed.
14. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the building permit application. This report shall be prepared by a licensed civil
engineer specializing in soils mechanics (California Building Chapter 18).
15. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to be submitted to the project building inspector at
foundation inspection. This certificate shall certify compliance with the recommendations
as specified in the soils report; and, the building pad elevation, on -site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
C. Foundation comer locations
d. Retaining Walls
16. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994 -61:
a. Wooded backing (2 -inch x 8 -inch minimum) shall be provided in all bathroom
walls, at water closets, showers, and bathtubs located 34- inches from the floor to
the center of the backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
C. Primary entrance shall a 36 -inch wide door including a 5'x5' level landing, no more
than 1 -inch out of plane with the immediate interior floor level with an 18 -inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
17. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-
1 R, MF -1 R, and WS -5R must be blue -lined on the plans.
Page 2 of 4
18. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide
information on the plans if a backwater valve is required and the location of the
installation. The Town of Los Gatos Ordinance and West Valley Sanitation District
(WVSD) requires backwater valves on drainage piping serving fixtures that have flood
level rims less than 12- inches above the elevation of the next upstream manhole.
19. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
20. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled -out, signed by all requested
parties, and be blue -lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or at www.losgatosca.gov / building.
21. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet)
shall be part of the plan submittal as the second page. The specification sheet is available
at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee.
22. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis (408) 354 -6875
b. Engineering/Parks & Public Works Department: John Gaylord (408) 395 -3460
C. Santa Clara County Fire Department: (408) 378 -4010
d. West Valley Sanitation District: (408) 378 -2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS
Engineering Division
23. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall
be provided subsequent to foundation construction and prior to construction on the
structure. The pad certification shall address both vertical and horizontal foundation
placement.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
24. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED, An approved automatic fire
sprinkler system is required for the new residence and garage, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13D. A State of California (C-
16) Fire Protection contractor shall submit plans, calculations, a completed permit
application and appropriate fees to the Fire Department for approval, prior to beginning
their work.
Page 3 of 4
25. FIRE APPARATUS (ENGINE) ACCESS ROADS REQUIRED. An access road with a
paved all weather surface, minimum unobstructed width of 20 feet, vertical clearance of
13 feet six inches, minimum circulating turning radius of 36 feet outside and 23 feet
inside and a maximum slope of 15% shall be provided. Installations shall conform to
Fire Department Standard Details and Specifications sheet A -1.
26. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Panorama Way. Numbers shall be a
minimum of four inches high and shall contrast with their background.
N:\D E V\CONDITNS\2010 \Union 15928- A &S -P62.doc
Page 4 of 4
' - 9 , 8 UNION AVENUE
EXISTING
CONDITIONS
PARCEL 2
PROPOSED
PROJECT
REQUIRED/
PERMITTED
Zoning district
R -1:8
same
Land use
vacant
single family residence
General Plan Designation
low density residential
same
Lot size (sq. ft.)
10,087
same
8,000 sq. ft. minimum
Exterior materials:
siding
-
stucco, stone
_
trim
-
stone, limestone
_
windows
-
wood clad
_
roofing
-
composition slate
_
Building floor area:
• first floor
2,330
• second floor
709
• cellar
-
• total house size
-
3,039
3,120 sq. ft. maximum
• garage
-
690
865 sq. ft. maximum
Setbacks (ft.):
• front
-
64'
25 feet minimum
• rear
-
20'
20 feet minimum
• side
-
10'
8 feet minimum
• side
-
8'
8 feet minimum
Maximum height (ft.)
-
22'3"
30 feet maximum
Building coverage r%)
-
o
29%
40% maximum
F /oorArea Ratio ( %)
• house
-
3,039
3,120 sq. ft. maximum
• garage
-
690
865 sq. ft. maximum
Parking
-
4
two spaces minimum
Tree Removals
-
included with TM
canopy replacement
Sewer or septic
sewer
same
N:\DEvusUZ NNC+DRC\ PROJECTS\ UNION15928 \UNION15928- PCUDATA.DOC
Exhibit 4
THIS PAGE
INTENTIONALLY LEFT BLANK
Consent Items - Continued
TOWN COUNCIL /REDEVELOPMENT AGENCY
4. Approve Council /Agency minutes of August 2, 2010
5. PPW Job No. 09 -06 -Los Gatos Library Project /'h
a. Authorize Town Manager to execute an agreemri Simons
regarding production, purchase and installatiof art for the new
Los Gatos Library in an amount not to exceed
b. Authorize Town Manager to execute se nd amendment to an agreement
with Noll & Tam architects it an am t not to exceed $40,650 for design
and coordination of d/VIMayor nage and gift opportunity renderings
MOTION: Motion oe Pirzynski to approve Consen t Items
#1 -5.
Second ember Steve Rice.
VOTE: Meson passed unanimously.
VERBAL COMMUNICATIONS
Mr.
T the community for its support of the U.S. Census information gathering
and congratulated the Town for its participation rate of 77 %.
Verbal Communications
PUBLIC HEARINGS
6. Consider an appeal of a Planning Commission decision denying a request to
demolish a single - family residence, to subdivide a .93 acre parcel into three
lots and to construct two new residences on property zoned R -1:8. No
significant environmental impacts have been identified as a result of this
project, and a Mitigated Negative Declaration is recommended. APN 527 -42-
008 Architecture & Site Application S -08- 30, S -09 -33 & S- 09 -34; Subdivision
Application M -08 -13 Negative Declaration ND -09 -02 Property Location:15928
Union Avenue Property Owner: 217 O'Connor LLC. Applicant: Tony Jeans,
T.H.I.S. Design
Page 3
> x1BIT 5
Public Hearings Item #6 — Continued
Staff Report made by Suzanne Davis, Senior Planner.
Council Comments
• Questioned if the current home would need to be demolished prior to the
recording of the map.
• Questioned the overlap with the Architecture and Site application and the Sub -
Division Map Act application.
• Questioned if the neighbors had met about the drainage issues.
Ms. Davis
• Clarified that typically the structures would be removed before the final map is
recorded, but the applicants have requested to retain the structure beyond the
recordation of the final map.
• Clarified that the Town's engineering staff did meet with the neighbors and that
the neighbors did have some concerns about additional drainage issues and
runoff from the proposed homes. Staff felt that the drainage plan could meet the
goal of no additional runoff.
Mr. Martello
• Clarified that critical to tonight's hearing is whether the map goes forward as
proposed with a three lot sub - division. If it does not go forward then the
Architecture and Site becomes unimportant at this time because it would require
redesign.
• Clarified that if the Council does decide on a three lot sub - division then Council
can decide the Architecture and Site or give direction to staff and the applicant
and then refer it back to Development Review Committee or Planning
Commission.
Open Public Hearing.
Mr. Jeans, Applicant
• Clarified that drainage issues will be less than they currently are at the site and
surrounding area.
• Commented that the density for the lots is consistent with the regulations in the
Subdivision Map Act.
• Commented that the Planning Commission when denying the application was
discussing issues that would happen after the Architecture and Site process and
therefore erred in their decision.
• Commented about configurations of homes in neighboring cul -de -sacs.
• Commented about the gradual change in house size from the older homes, the
newer homes, and the proposed homes in the neighborhood.
• Commented about the destruction plan for the existing home and the
construction traffic plan once the home is demolished.
Page 4
Public Hearing Item #6 — Continued
Council Comments
• Requested clarification on Planning Commission's decision to deny the
application.
• Questioned the differential in grade between the proposed homes and Mr.
Mangano's home.
• Questioned why Mr. Jeans chose the square footage proposed for the homes.
• Questioned why Mr. Jeans chose the cottage style home for one of the proposed
plans verses the craftsman style home.
• Questioned if the roof line on parcel #2 could be reduced to reduce the height of
the home.
• Questioned if the home on parcel #2 could be moved down and away from the
adjacent homes.
• Questioned if massing could be considered and does that mean that an approval
of the map could have a condition related to massing.
Mr. Jeans
• Clarified that the Planning Commission had concerns with the massing of the
proposed home on parcel #2.
• Commented that the Planning Commission started discussing the massing
issues and that is why they denied the subdivision.
• Commented that there were no elements brought up about the subdivision
improvements, but they denied it based on the massing that parcel #2 added to
the project.
• Clarified that the difference in height between the two homes is about one foot.
• Commented that he was trying to keep the smaller homes closest to Mr.
Mangano and Ms. Lynott.
• Clarified that he felt that he could get mass without the visibility if he went with
the cottage design for the proposed home.
• Clarified that they have proposed a two foot reduction for the home on parcel #2.
• Commented that the reduction could be done without changing the architectural
plan of the home.
• Commented that he could move the homes a bit and keep the 9 '/2 foot setback.
Page 5
Public Hearing Item #6 - Continued
Mr. Martello
• Clarified that Council is charged with approval of a subdivision.
• Commented that historically the Town has looked at the project first and then the
maps come later, nevertheless, when looking at the design of the development
permits, the Council no doubt is thinking of how big of a home and where would it
go, and therefore, concerned about the potential size of homes and if the usable
lot area is within the discussion of the design of the subdivision.
• Clarified that when approving the project, even if Council does not get to
Architecture and Site, Council could put limits on where the envelope for the
house could be and how it should be massed and Council could give direction
along those lines and the direction would become conditions.
Mr. Schwartz
• Expressed concerns about the project and feels that the proposed three lot
subdivision does not fit on the site.
• Commented that the CEQA study is not adequate.
• Requested that the Council uphold the Planning Commission's decision.
Council Comments
• Questioned if Mr. Schwartz was concerned about the massing of the proposed
home or the number of lots.
• Questioned if the Architecture and Site application as it currently exists has to be
encompassed in the environmental review.
Mr. Schwartz
• Clarified that his concerns are the lots and the configuration of the proposed
homes.
• Expressed concerns that the property is too narrow for the three proposed
homes.
• Commented that he would be more receptive to three single story homes at that
site.
Mr. Martello
• Clarified that this project went forward previously without Architecture and Site,
and then Architecture and Site was added to provide a better representation for
what the houses would look like, essentially to fill out a shape.
• Commented that we agreed with Mr. Schwartz that you cannot separate a project
out if you have environmental impacts however, since the outside building
envelope had been considered as part of CEQA, adding Architecture and Site did
not trigger a further CEQA analysis.
Page 6
Public Hearing Item #6 - Continued
Ms. Lynott
• Expressed concerns about mass and density of the proposed homes and
requested that the homes be single story to retain the view of the hills.
• Commented that the homes are massive from her home and from Mr.
Mangano's home.
Mr. Jafari
• Expressed concerns about the mass and density of the proposed homes and that
the homes do not fit with the neighborhood.
Mr. Esche
• Expressed concerns about the intensity of the homes and that the three lot
subdivision would go against the Town's Land Use Goals and the Town's
General Plan.
• Commented that the homes in the neighborhood are ranch style homes and the
proposed craft style homes are large and massive.
• Commented that drainage is an ongoing problem for the area.
Council Comments
• Requested clarification on the styles of the homes in the neighborhoods and if
Mr. Esches feels that a one story home would be compatible with the
neighborhood.
Mr. Esches
• Commented that he would like to see homes that are consistent and would fit
with the scale and height of other homes in the neighborhood.
• Commented that the ideal proposed subdivision would have two homes with one
on the Union Avenue side and one located on Panoramic Way.
• Commented that there would be a huge impact to the neighborhood with three
proposed large homes.
Mr. Mangano
• Commented that he feels that the proposed subdivision is non - conforming and is
not compatible with the neighborhood.
• Commented against the proposed project and that the mass is overbearing on
his home and on the neighborhood.
Mr. Cabral
• Expressed concerns about the mass and density of the projects built in other
neighborhoods and feels that the developer has done a great job designing the
homes for this project.
• Commented that the project will bring construction work to the area.
Page 7
Public Hearing Item #6 — Continued
Mr. Jeans
• Confirmed that the proposed reduction to the height is just a bit over two feet.
• Commented that the proposals that have been put before Council meet all of the
guidelines of the Town.
• Commented that Mr. Mangano's home is a craftsman home and blends with the
proposed homes.
• Commented that many homes in the area are larger than the proposed homes
for this project.
• Commented that all drainage would be deverted underground to Union Avenue.
Council Comments
• Questioned if the two foot height reduction was agreed to by the applicant.
• Questioned what design would be appropriate to accomplish the 9 1 /2
foot setback by Ms. Lynotts house.
Council Discussions
• Questioned, for the record, if Mr. Jeans was offering to include the two foot
height reduction and would move the home on parcel #2 southwest still allowing
a 9'/2 foot setback.
Mr. Jeans
• Confirmed that they were offering to include the two foot height reduction as part
of the proposed project and that he would include the 9'/2 foot setback.
Closed Public Hearing
Mr. Martello
• Clarified that the appeal is based on the Planning Commission's belief that the
proposed project does not meet the Town's density standards and that they
mostly likely meant intensity.
• Clarified that there is ample evidence in Council's packet from the professional
staff's point of view that the proposed project does meet all Town standards and
the goals of the General Plan.
Page 8
Public Hearing Item #6 — Continued
Council Discussions
• Commented that the general design is consistent with other cul -de -sac designs.
• Commented on supporting proposed design TM2 rather than TM1.
• Commented that the average lot size is comparable to other lot sizes in the
neighborhood.
• Commented that there is no basis to overturn the Planning Commission's
decision.
• Commented that they denied the subdivision application based on Sections (b)
and (d) and five out of five Planning Commission Members felt that the
subdivision did not comply with Section (b) of the Subdivision Map Act.
• Commented that three out of five Planning Commissioners felt that Section (d) of
the Subdivision Map Act was not physically suitable for the proposed density of
the development.
• Expressed concerns about the sizes of the homes.
• Suggested sending the Architecture and Site application back to Planning
Commission with direction to bring the height of the homes down.
• Questioned the impacts to the neighborhood.
• Commented that the height will have an immediate impact to Mr. Mangano's
and Ms. Lynott's property.
• Questioned how the massing affects the neighbors on Panoramic Way.
• Commented that parcel two has more mass than the proposed home on parcel
three.
• Question if it would be an improvement if there was a one story home.
Page 9
Public Hearing Item #6 — Continued
MOTION: Motion by Council Member Mike Wasserman to grant the appeal of the
decision of the Planning Commission on Subdivision Application M -08 -13
and Architecture and Site Application S -08 -33 and S -09 -334 subject to the
following additional conditions and findings:
A. Additional Conditions:
1. Applicant shall re- design the structure on lot #2 to reduce
the mass consistent with Council direction.
2. The structure on lot #2 shall be set back at least 9 1 /2
feet from the property line.
3. To include the two foot height reduction offered by the
applicant.
B. Additional Findings:
1. The Council finds that a three lot subdivision on the
subject parcel is compatible with the neighborhood and
that a two lot subdivision which would consist of two
15,000 square foot lots would be less compatible when
compared with the size of the neighboring lots.
2. That the project is well designed to fit in with existing
development and the three lots proposed produces one
additional housing opportunity for the community.
Seconded by Vice Mayor Joe Pirzynski.
Council Discussions
• Commented that the appropriate conclusion is that the Planning Commission did
err for the reasons stated by Mr. Martello, and there were no findings given and
the decision did not validate the discussion.
• Questioned if Council would be really denying the application or is Council
approving the application with conditions to some portion of redesign with parcel
#2.
• Suggested that trucks and construction be staged at the property line farthest
from the neighbors.
• Expressed concerns about height massing and the impact to the neighbors.
• Expressed concerns about the height of parcel #2
Mr. Larson
• Explained that the proposed plans have not been submitted for parcel #1 and the
Architecture and Site applications include parcel #2 and parcel #3.
• Commented that the demolition and parcel #3 could be approved tonight.
Page 10
Public Hearing Item #6 — Continued
Mr. Martello
• Clarified that Council would be approving the application for Architecture and Site
for parcel #3 and remanding parcel #2 back to the Planning Commission.
VOTE: Motion passed 4/1. Council Member Barbara Spector voted no.
Mayor Diane McNutt called for a recess at 8:07 p.m. Meeting resumed at 8:17 p.m.
7. Draft Los Gatos 2020 General Plan and the Environmental Impact Report on
the Draft Los Gatos 2020 General Plan Update (Continued from 8/2/10)
Staff report made by Wendie Rooney, Director of Community Development
Paulson, Associate Planner.
Open Public Hearing
Ms. Reagan
• Commented about the dog friendly nature of the communit nd would like to see
stronger language to secure off leash dog times at speci ' parks.
Mr. Mangano
• Commented that the vision for Los Gatos inclu s views of the hills and by
eliminating Policy CD -15.8, which relates to scouraging development on or near
the hillsides, it eliminates part of the visio .
Ms. Quintana
• Commented that there are y changes to the General Plan and there needs to
be an opportunity for the lie and Council to review the final document prior to
adoption.
Mr. Larson
• Clarified that the end of the General Plan deliberations, Council will be
presented th the option to give staff direction to publish the changes, or to bring
it back 7d further review the final draft document before it goes to print.
• Commented that Council is eager to read the revised document with all the
changes that have been made and the next steps would be discussed at the
Special meeting on August 18, 2010.
Page 11
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INTENTIONALLYLEFT BLANK
P
RESOLUTION 2010 -087
RESOLUTION GRANTING AN APPEAL OF A PLANNING COINIMISSION DECISION
DENYING A REQUEST TO DEMOLISH A SINGLE - FAMILY RESIDENCE, TO
SUBDIVIDE A.93 ACRE PROPERTY INTO THREE LOTS AND TO CONSTRUCT
TWO NEW SINGLE - FAMILY RESIDENCES ON PROPERTY ZONED R -1:8
APN: 527 -42 -008
TENTATIVE NL1P APPLICATION: M -08 -13
ARCHITECTURE AND SITE APPLICATIONS: S- 08 -30, S -09 -33 & S -09 -34
NEGATIVE DECLARATION: ND -09 -02
PROPERTY LOCATION: 15928 UNION AVENUE
PROPERTY OWNER: 217 O'CONNOR, LLC
APPLICANTlAPPELLENT: TONY JEANS
WHEREAS:
A. This matter came before the Town Council for public hearing on August 16,
2010, and was regularly noticed in conformance with State and Town law.
B. Council received testimony and documentary evidence from the appellant and all
interested persons who wished to testify or submit documents. Council considered all testimony
and materials submitted, including the record of the Planning Commission proceedings and the
packet of material contained in the Council Agenda Report dated August 5, 2010, along with
subsequent reports and materials prepared concerning this application.
C. The applicant proposed to demolish a one -story single- family residence, to
subdivide a .93 acre parcel into three lots, and to construct new two -story single - family homes
on two of the proposed lots on property zoned R -1:8 located on the east side of Union Avenue,
just north of Leewood Court. The property is currently developed with a 1,010 square foot one-
story residence with attached garage. Adjacent properties are all developed with single - family
homes.
D. The Planning Commission considered the applications on June 9, 2010, and voted
to deny the Subdivision application based on findings that the proposed subdivision is not
0
consistent with the goals of the General Plan, the site is not suitable for the proposed
development, and that the site is not suitable for the proposed density. The Commission also
determined that the proposed parcel configurations and resulting building envelopes and
proposed house sizes are not consistent or compatible with the existing lot pattern and
development in the immediate and most affected neighborhood (Panorama Way and Union
Avenue). The Architecture and Site applications were a defacto denial as they could not be
processed without approval of the subdivision.
E. The applicant appealed the decision of the Planning Commission based on his
belief that the Planning Commission erred in its decision in finding that the subdivision
application is not consistent with the surrounding neighborhood, and in finding that the site is not
physically suitable for the proposed density and/or type of development.
G. Council has determined that the Planning Commission erred in its decision in that
the site is physically suitable for the proposed density and the project is consistent with the
General Plan.
H. Council incorporates the findings for approval attached as Exhibits A and B.
RESOLVED:
1. The appeal of the decision of the Planning Commission on Subdivision
application M -08 -13 and Architectural and Site applications S- 08 -30, 5 -09 -33 and 5 -09 -34 is
hereby granted subject to the following additional conditions and findings:
(a) Additional conditions:
(i) The applicant shall redesign the new residence for Parcel 2 to reduce the
mass consistent with Council direction. The height shall be lowered by at least two feet
and the north side setback shall be a minimum of 9'/2 feet. Following review of the
revised plans by staff, the Planning Commission shall be the deciding body for
Architecture and Site application S- 09 -33.
(ii) The Construction Management Plan shall include provisions for on -site
parking and primary access from Union Avenue as shown on the site plan displayed by
the applicant at the public hearing.
(b) Additional findings:
(i) The Council finds that a three -lot subdivision of the subject parcel is
compatible with the neighborhood and that a subdivision consisting of two approximately
16,000 square foot lots would be less compatible when compared with the size of
neighboring lots.
(ii) That the project is well designed to fit in with the existing development
and the three -lot proposal produces two additional housing opportunities for the
community.
2. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must be sought within the time
limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or
such shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
Califomia on the 16th day of August 2010, by the following vote.
COUNCIL MEMBERS:
AYES: Joe Pirzynski, Steve Rice, Mike Wasserman, Mayor Diane McNutt
NAYS: Barbara Spector
ABSENT:
ABSTAIN:
SIGNED:
b w A eve
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST: n \
CL ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
The foregoing instrument is a
correct copy of the original
on file in this office
ATTEST: CLERK ADMINISTRATOR
TOWN OF LOS GATOS, CALIFORNIA
By
Date v Oq- 14 _ I
TOWNt COUNCIL - AUGUST 16, 2010
REQUIRED FINDINGS FOR:
15928 Union Avenue
Subdivision Application M -08 -13
Architecture and Site Application S -08 -30
Requesting approval to demolish an existing single family residence and to subdivide a .93 acre
parcel into three lots on property zoned R -1:8. No significant environmental impacts have been
identified as a result of this project and a Mitigated Negative Declaration is recommended. APN
527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Demolition of a sin -le family residence:
As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence: V
1. The Town's housing stock will be maintained as the house will be replaced and two
additional homes will be built.
2- The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure is poor and would not be cost effective to repair
and remodel.
State Subdivision blap Act:
None of the following findings for denial specified in Section 66474 of the State Subdivision
Map Act can be made.
a. The proposed map is consistent with applicable general and specific plans as
specified in Section 65451.
b- The design or improvement of the subdivision is consistent with applicable general
and specific plans.
C. The site is physically suitable for the type of development.
d. The site is physically suitable for the proposed density of development.
e. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. The design of the subdivision or type of improvements will not cause serious public
health problems.
g. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use'of, property
within the proposed subdivision.
V. OFV FINMI S_bYl {;Vlnl:li4_S -; VI: NX
EXHIBIT A
TO�N'N COUNCIL — AUGUS _ -'6,2010
REQUIRED FINDINGS FOR:
15928 Union Avenue — Parcels 2 and 3
Architecture and Site Applications S -09 -33 & S -09 -34
Requesting approval to construct two new single- family residences on vacant parcels created by a
three -lot subdivision on property zoned R -1:8. APN 527 -42 -008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.I.S. Design
FINDINGS:
Required finding for CEQA:
An Initial Study and Mitigated Negative Declaration (? were prepared for the Tentative Map.
No further environmental analysis is required for the individual site development.
Required Compliance with Residential Design Guidelines:
The project was reviewed by the Town's Consulting Architect and is in compliance with the
Residential Design Guidelines.
CONSIDERATIONS:
Required considerations in review of 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.
N: DE FINDINGS. MI TONI59:9- DCc
EXHIBIT B
CDG
CANNON
DESIGN
GR P
November 9, 2010
Ms. Suzanne Davis
Commainity Development Department
Town of Los Gatos
110 E. Main Street
P.O. Box 949
Los Gatos, CA 95031
RE: 15928 Union Ave - Lots 2
Dear Suzanne:
ARCHITECTURE PUNNING
URBAN DESIGN
In their review of this project, the Town Council accepted the design for the house on Lot 3 of this three -lot subdivi-
sion, but sent the Parcel 2 design back for revisions. Specifically, the asked that a revised design be prepared with the
following changes:
1. Applicant shall re- design the structure on lot #2 to reduce the mass consistent with Council direction.
2. The structure on lot #2 shall be set back at least 9 1 /2 feet from the property line.
3. To include the two foot height reduction offered by the applicant.
I have been working with staff and the applicant over the past two months to meet the above criteria, meet the apph-
cant's objectives, and produce a design of high quality. This letter compares the original and revised designs and offers
final recommendations.
Neighborhood Context
To provide contest for the review, the air photo and site photos from the original review are repeated below.
The site is part of larger parcel with frontages on Union Avenue and Panorama Way. This specific parcel will be located
on a new cul-de -sac at the end of Panorama Way. The site is bordered on all sides by existing single family homes, some
older Ranch Style homes and others newer, and larger homes. Photos of the site and surrounding neighborhood are
shown below
TEL /153313/95 FAK 015331.3197 F L Ma} .@p -bd_-
180EW [)RNE 51aiE 219 SAU flo.CAW965
EXHIBsr
15928 Union Avenee Lots 2 & 3
Design Review Comments
November 9.2010 Page 2
View from Panorama Way
View from Panorama Way of adjacent house shown
to the left
CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965
View of adjacent house from Parcel #2
t' irOm site IOOF'n° SOUL
Other houses on east side of Panorama Way
Qosest house across Panorama Way
15928 Union Mende Lots 2 & 3
Design Reei. Comments
Na be 9,2010 Pag 3
Issues and Concems
The applicant has redesigned the house to include more of the floor area on the fast level with less on the second.
Further, the second floor mass has been shifted away from the Basting neighboring homes, and substantially buried in
the roof form. From the front and north sides of the house, it would appear much more as a one -story house than the
original design. The comparison of the original and revised &xu plans and elevations are shown below. Note that the
original drawings are the ones that I reviewed in March, and may vary slightly from the final ones reviewed by the Plan-
ning Commission and Town Council.
ORIGINAL SECOND FLOOR PLAN
ORIGINAL FIRST FLOOR PLAN
REVISED SECOND FLOOR PLAN
REVISED FIRST FLOOR PLAN
CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO. CA 94965
ORIGINAL FRONT ELEVATION
REVISED FRONT ELEVATION
15928 Union Aye wLon 2 &3
Design Revd - Comments
No%e bec 9,2DI0 Page 4
CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965
ORIGINAL RIGHT SIDE ELEVATION
REVISED RIGHT SIDE ELEVATION
ORIGINAL LEFT SIDE ELEVATION
REVISED LEFT SIDE ELEVATION
15928 Union Avenue Ids 2 do 3
Design Review Co n nenn
Novembe0,2010 Pages
Recommendations
I feel quite comfortable with the revised design. It has sub-
stantially less visual mass than the original design, and its
overall design quality is, in my judgement, better, and more
compatible with both the neighborhood and the home ap-
proved on the adjacent Parcel 3.
1 have only one remaining concern which is similar to
an issue that I raised in the original design review back in
March. It relates to the use of stone in a very limited man-
net on the front elevation and chimneys. The Residential
Design Guidelines call for carrying wall materials and other
details around all four sides of a structure (Guideline 3.2.2
- third bullet point), and specifically states `...Aavid ride and
mar ekurtions that are mffked§ difjennt from Me frond ekdrr &on. "
I particularly find the use of stone on the front elevation
troublesome where it appears as an applique on the garage
which does not have a logical termination point on the right side elevation.
My recommendation would be to inctease the use of stone and integrate it into the other facades of the house. Alter-
natively, the snore could be eliminated on the front elevation. Its use on the chimneys and columns bases, as shown in
the photo to the tight, would still be traditional and acceptable.
Suzanne, please let me know if you have any questions, or if there are specific issues of concern that I did not address.
Sincerely,
CANNON DESIGN GROUP
-- "
Larry Cannon AICP
CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO. CA 94965
ORIGINAL REAR ELEVATION
REVISED REAR ELEVATION
T.H.I.S. RECEIVED
& DEVELOPMENT
Box 1518, Los Gatos, CA 95031
Fax: 408.354.1823 Tel: 408.354.1863 NOY 16 2010
110 E. Main Street
Los Gatos, CA 95032
Attn: Planning Commission
Commissioners:
Subdivision at 15928 Union Avenue.
Architecture & Site Design for Parcel 2
DIVISION
November 14' 2010
This resubmission is designed to satisfy the concerns of both the Planning Commission and the
Town Council as it relates to Parcel 2 [closest to the neighbors to the North].
Approvals to Date:
The Town Council approved the subdivision design in its'Modified Pie' format. This created 3
parcels all exceeding the minimum allowable lot size of 8,000 ft as follows:
Parcel 1 - fronting Union Avenue
12,000
sf
+/-
Parcel 2 - the northernmost parcel on Panorama Way
10,000
sf
+/-
Parcel 3 - the parcel closest to Leewood Ct
.11,400
sf
They also approved the demolition of the existing house on the property and the design of a
house at Parcel 3 [closest to Leewood Ct] as follows:
• House Size 3,242 sq ft [1,690 sf on main floor, 1.542 sf upstairsl
Height
24'6"
They agreed with the Planning Commission that the proposed house for Parcel 2 was more
massive than it needed to be and recommended that it be moved further from the northern
property line [from 8ft to 9 ft]; and that it be reduced in height by approximately 2 ft.
Parcel 2 proposal:
The redesign of the Parcel 2 house has exceeded these goals by cutting the size of the second
story in half to fewer than 800 sq ft, increasing the north property line setback to 10 ft and
reducing the primary ridgeline to under 21 ft [30 ft away from the north property line] and the
highest ridge to approximately 22'6 ft [over 50 ft from the north property line]. This house is
proposed as the smallest of the 3 homes in this subdivision and has been designed to appear as a
single story home to the neighboring homes to the north and from the Cul -de -Sac.
Proposed house at Parcel 2:
• House Size 3,039 sq ft
• Height
[2,330 sf on main floor, 709sf upstairs]
Note that there is also 55 sf ceiling under 7f
21' and 22'6 at the 2 ridges
EXHIBIT 8
Driveway, Grading & Drainage:
The Grading and Drainage Plan for the Subdivision intend that Parcel 2 and Parcel 3 will drain
toward Panorama, with Parcel 1 drainage connecting to the Storm Drain system on Union Ave.
This has been approved with the subdivision plan. For this parcel, the driveway will receive a
curb at the northern edge to encourage surface runoff to flow directly to Panorama Way and to
help improve the poor drainage conditions on the Mangano property. Dissipaters and splash -
blocks will be used.
Trees:
No trees are impacted by this proposal, but screening trees are proposed at the cul -de -sac and
as buffers between homes.
Fences and Landscaping:
Property line fences are planned along the north Property Line and will be of the height and
design of the common Mangano /Lynott fence. Drought tolerant tree plantings for screening
and native drought tolerant vegetation will be incorporated into the final landscaping.
Agreements with Neighbors:
Although not a part of this Parcel 2 proposal, discussions have occurred with neighbors in a
number of areas and the Developer has indicated a willingness to accommodate them where
possible. I have listed them here for completeness:
• A permanent fence will be placed along the north property line as soon as grading is
complete. [Mangano and Lynott]. Construction fencing will complete this to the street.
• Primary access to the project will be from Union Ave rather than Panorama Way.
• Tree screening will be installed as soon as nearby underground work is complete.
• The large Chinese Elm on Parcel 1 will be retained in the design of a house on Union.
• The design of the house on Union Ave will be a single story.
iu have any questions.
per: A. T. Jeans
15928 Union Ave CONFIDENTIAL T.H.I.5. Design
T.H.I.S. Design & Development
Suzanne Davis
From:
Sent:
To:
Subject:
Begin forwarded message:
Stephanie Lynott <slynott@stmaryslg.org>
Monday, October 25, 2010 1:03 PM
Suzanne Davis
Fwd: 15928 Union Avenue
From: Stephanie Lynott < slynottCcDstmaryslg.org >
Date: October 25, 2010 1:01:26 PM PDT
To: Suzanne Davis < sdavis(a.losgatosca.gov >
Subject: 15928 Union Avenue
Suzanne,
I am writing to you and also asking you to forward this email to the Planning Commissioners and any other
persons or groups who work for the town and are involved with the development at 15928 Union Ave.
As you are well aware, the Town Council approved a three lot development for 15928 Union Ave., stating that
the Planning Commission had erred in its decision. Save Barbara Spector, who is ruled by policy and
consistency, I say it was the Town Council who erred in their decision. I also feel they were negligent in
approving the design of the Lot 3 house without setting it in context with Lot 2 design. The same can be said
for Lot I not being represented in conjunction with Lot 2. It is also quite ironic that the most controversial
house/lot, Lot 2, is also the biggest in design. Even in its second stage of design, Lot 2 house did not decrease
in square footage, designer still "going for as much to get as much ", money that is. My views are still heavily
impacted, although I do bend over less while in the house if I want to see the sky, as opposed to bending over
half way to see the sky with the first design.
Being that I live on the half acre adjacent to this property and am directly impacted by Lots 1 and 2, I have a
few requests to make prior to any final decisions being made.
FOR THE FOLLOWING REASONS 1,1W MAKING SOME REQUESTS TO BE TAKEN INTO
CONSIDERATION PRIOR TO THE FINAL DECISION MAKING:
REASONS:
1. the staging area is directly outside my two bedrooms, the bathroom, and patio area, straight shot, eye level
view. All traffic, parking, and deliveries will be made there, along with a trailer where business will be handled.
2. my views, privacy, and lighting are heavily impacted from both inside and outside of my house
3. after Lots 2 and 3 are developed, the process will begin all over again when Lot 1 begins to be developed,
this time directly outside my bathroom and two bedrooms losing all views, seeing only stucco and roof, no
matter the size of the house. This will cause this development to go for years to come. I will also guarantee
that all parking will then be put from the staging area onto Union Ave. directly across the street from my
I�xiiFi�Zl
bedroom, living room and dining room.
For the reasons above, which I am far from happy with, I request that the following items be taken into
consideration and acted upon, all of which Tony Jeans has said would be done but upon Town Council
approval, he seemed to have forgotten Hence, I find it necessary to have things in writing where there needs to
be accountability.
I REQUEST THE FOLLOWING
1. That the fencing, matching the height and design between Tom Mangano's yard and mine, be installed by the
developer immediately going the full length of the property. This will allow me some sort of privacy as my
world is turned upside down for some years.
2. That all screen trees be planted at the beginning of the project so that they get established as soon as possible
and growing for the spring
3. That the two trees that Tony Jeans said he would purchase and plant on my side of the fence also be planted
at the onset of this project
4. That weekend hours of work be limited. Since this project will go on for some time I feel it is only fair to
have a couple of days a week for some peace and quiet and be able to sit in my yard and have a conversation
that can be heard. In our area you can hear a cat meow houses away. I can't imagine what it will be like with
tractors, bull dozers, back -up signals, deliveries , employee parking etc. are all going on next door and directly
outside my bedroom windows, yard and bathroom.
Considering all of the losses I will have to endure over the next few years and other permanent losses, I feel
these requests are simple.
Thank you for any considerations you may have regarding this situation,
Stephanie Lynott
15910 Union Avenue
Suzanne Davis
From: Stephanie Lynott <slynott @stmaryslg.org>
Sent: Sunday, November 28, 2010 9:41 PM RECEIVED
To: Suzanne Davis
Cc: Planning NOV 29 1171()
Subject: Fwd: 15928 Union Commission letter
TOWN OF LOS GATOS
PLANNING DIVISION
Suzanne,
I was in to see the new design last week for Lot 2. Suffice to say, I find it disappointing and disillusioning. The
overall square footage is the about the same, I see no big difference in the impact of the size. The main
difference to me is the deck off the second story of the back of the house which directly overlooks my patio
backyard, bedroom, dining porch, and family room. This was not in the original design.
I am forwarding the below emails to the the Planning Commission.
Thank you, Stephanie Lynott
Begin forwarded message:
From: Stephanie Lynott < slynott(a)stmaryslg.org >
Date: November 28, 2010 9:29:51 PM PST
To: "Thomas.mangano" < unth u nter(d-)verizon. net
Cc: "'Suzanne Davis "' < sdavis(a)losgatosca.gov >, "'Ory Buesing "'
< obuesing(@gmail.com >, "'Geoff Mitchell "' < gsm(a_mac.com >, "'panoramaway "'
< panoramaway (c)_goog leg roups.com >, "'Thomas Mangano "'
< th omas. mangano(a)yerizon. net
Subject: Re: 15928 Union. Commission letter
Tom,
i have no problem on what the height of the fence is on your property line, especially since you have somewhat
of "view ", call it what you may. Since the views are literally GONE from the 1/2 acre I live on due Lots 1 and
2, I need to go for privacy. I see no reason why the higher fence can't begin where my property line begins and
yours ends. Trust me, there are no personal concerns being put my way regarding neighborhood common sense
concerns. I lose on all fronts, including having the staging area next door with deliveries, tractors, bulldozers,
parking, traffic, business trailer etc. and then have the whole process start over with the completion of Lots
2 &3.
This "new design" intrudes on my privacy due to a deck on the backside of the lot 2 house which now oversees
my patio,backyard, bedroom, dining porch and family room. I am not happy about that at all. All along Tony
has represented his concern in design related to my privacy. He has said this to both Town Council and
Planning Commission........ that all went out the door, along with many other things he said, prior to approval.
To add to this, Tony has informed me that the design of Lot 1 will be the biggest of the 3 designs. How these
designs are accepted one at a time, without seeing the impact of the whole 3 lot configuration is absolutely
beyond me.
Good luck on your thesis, Stephanie
On Nov 28, 2010, at 2:57 PM, Thomas.mangano wrote:
Suzanne....
No PDFs, no 16 pages, just a simple letter to the point, for the pending hearing.
I am asking that you and commission, require that an alternative smaller homes be explored at the commission review
level, for the current 3000 +sq. ft. home is too BIG!
A few other things:
1) I'm sure a request for proposal for postponement will fall on deaf ears, but I am requesting one. I will not be
able to attend the hearing due to school requirements for my master thesis presentation. In the event a
postponement is not granted, I will ask that Geoff be also allow my time to read a letter by me for the record,
and the immediate hearing impact.
2) No partial P3 story polls were constructed as of this writing, although you indicated they had agreed to a P3
partial re- construction.
3) 1 have conditions that were detailed in my last commission hearing. I still stand on those conditions as part of
any approval. One specific there, has been no resolution on my side fence height. I do not want a full seven
foot fence the whole length of my south fence.
4) 1 would ask that as part of the approval, that a strict good neighbor policy for person and property is required.
have specific concerns that this developer has let some of the neighbor common sense concerns become
personal, when concerns were made solely for the benefit of the neighborhood current and future residents.
Tom Mangano
Suzanne Davis
From: Thomas Mangano <mangano.thomas @gmail.com>
Sent: Monday, October 25, 2010 10:19 AM
To: Suzanne Davis
Cc: Stephanie Lynott; Ory Buesing; Geoff Mitchell; thomas.mangano
Subject: 15928: P2 Design on steroids
Suzanne:
I talked to the Stephanie last night over the fence as she was touring the story polls next door. She tells me that
the p2 hering is now pushed back to 12/10 or something like that. I take from that there still must be
design issues being worked through. Let me give you my input at this point.
In a a nut shell, P2 is just too big and too high, because of the lot layout and the associated siting of the
home. The home is using articulation to maximize its square feet at the detriment of everything else a home is
usually evaluated on. So articluation is being used as a steroid of this design and it is a bad look for the future
owner and neighbors!
The developer will argue that P2 meets FAR and height requirements and is compatible with the surrounding,
but this home needs to have a smaller FAR and lower height, for P2 house is not normally sited and must NOT
be evaluated as a normally placed and sited home. It is still to big and to high when you put it into
actual context with the future p3, p and our existing homes. Given that this house is going to be placed to
block the "40 foot view corridor" of the north lots, this home really needs to be home that is a lot closer to
2400 sq feet and 18 ft high then the approximately 3100 sq. ft and 22/23 ft height that is being proposed. Tony
will argue my home is almost 22 high, but my house is NOT in the view corridor, and is in total placement
context to all the homes around it!. THIS P2 HOME IS NOT.
The developer can't have it both ways, odd placement and a big high house!. Given the home's placement with
the council approving the map, good development would say using the argument of "compatible" for both
the proposed home's FARS and height for the justification of the proposed design for P2 is not in this case good
neighborhood development.
tom mangano
EXHIBIT 10
Suzanne Davis
From:
Sent:
To:
Cc:
Subject:
Attachments:
Thomas.mangano <hunthunter @verizon.net>
Sunday, November 28, 2010 3:00 PM
Suzanne Davis
'Ory Buesing'; slynott@stmaryslg.org; 'Geoff Mitchell'; 'Thomas Mangano';
'panoramaway'
FW: 15928 Union Commission letter (with letter)
P_C_12_7r.doc
RECEIVED
NOV 29 211J
Letter attached this time
TOWN OF LOS GATOS
PLANNING DIVISION
From: Thomas.mangano [mailto: h u nth unter@verizon.net]
Sent: Sunday, November 28, 2010 2:57 PM
To: 'Suzanne Davis'
Cc: 'Ory Buesing'; 'slynott@stmaryslg.org'; 'Geoff Mitchell'; 'panoramaway'; Thomas Mangano'
Subject: 15928 Union Commission letter
Suzanne....
No PDFs, no 16 pages, just a simple letter to the point, for the pending hearing.
I am asking that you and commission, require that an alternative smaller homes be explored at the commission review
level, for the current 3000 +sq. ft. home is too BIG!
A few other things:
1) I'm sure a request for proposal for postponement will fall on deaf ears, but I am requesting one. I will not be
able to attend the hearing due to school requirements for my master thesis presentation. In the event a
postponement is not granted, I will ask that Geoff be also allow my time to read a letter by me for the record,
and the immediate hearing impact.
2) No partial P3 story polls were constructed as of this writing, although you indicated they had agreed to a P3
partial re- construction.
3) 1 have conditions that were detailed in my last commission hearing. I still stand on those conditions as part of
any approval. One specific there, has been no resolution on my side fence height. I do not want a full seven
foot fence the whole length of my south fence.
4) 1 would ask that as part of the approval, that a strict good neighbor policy for person and property is required.
have specific concerns that this developer has let some of the neighbor common sense concerns become
personal, when concerns were made solely for the benefit of the neighborhood current and future residents.
Tom Mangano
RECEIVED
NOV 29 2010 November 29, 2010
TOWN OF LOS GATOS
PLANNING DIVISION
Subject: 15928 Union, Parcel 2, (Date: December the 7" or 8th)
Attention: Suzanne Davis and Planning Commissioners
As various 15928 Union proposals have come before the Commission, you have professionally fulfilled
your obligation and denied all the previous proposals. I commend and thank you for your dedication,
and understanding of the Town's General Plan and building guidelines. Unfortunately, the current
council has let other criteria bias its interpretation of the general plan, and because of that we have
another application for a P2 home that is too BIG and does not conform to the neighborhood and town's
guide lines.
As your body correctly noted in your last hearing, this development map has a "density" and "intensity'
issue with the 3 -lot configuration, but given that the council has approved the 3 -lot configuration, I
would ask that you not approve this proposed BIG house for P2. Field conditions sometimes need to
override compatible FARs and house heights numbers. This site is a poster child of such a condition. In
this case — because of the geometry and the adjacent parcel 2 not only to my house and Stephanie's
house behind me but also to the future parcel 3 and parcel 1 homeowners — this proposed house for
parcel 2 is just too BIG, massive and intrusive, for the site.
The answer to this P2 site is not another BIG 3000 +sq. ft. house; that only magnifies the major
deficiency of the 3 -lot map the council has granted. The applicant is claiming to have resolved the
deficiencies by making the house two feet shorter and moving it two feet to the south. I believe your
expertise will tell you that this problem is bigger than what two feet can solve, for it's also a FAR issue.
The proposed structure —whose orange story poles are looming like some kind of hideously huge circus
tent outside my kitchen window — is far too BIG a house for the P2 setting.
I know you will see the curb appeal issues of the home's predominant garage - front profile, the 70
hidden front entrance (hidden by the p3 side fence), and over use of articulation to gerrymander the
house to the site, and the needless "smoke stacks" of a bygone era (look past the trees that were
strategically placed to hide them in the renderings).
I will not be able to attend the next hearing meeting, but — after you view the story poles and this
application package for P2 — I believe you will come to the same the conclusions I did. The parcel 2 home
as proposed is simply too BIG and massive. I would ask that you require the applicant to propose a
smaller home that confirms better to the neighborhood and the Los Gatos build guide lines, prior to
denying this application so that we make sure to look at more reasonable alternatives prior to any
future appeal.
Thomas Mangano
112 Panorama Way • Los Gatos, CA 95032
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