Planners back neighbors in debate over big homes
Neighbors two, developers zero
By Nathan R. Huff
Responding to neighborhood concerns over the size of five homes from two separate development applications, the Planning Commission sent both applicants back to the Development Review Committee to shrink the projects and answer a host of other neighborhood questions.
Both projects, a three-home development on Francis Oaks Way and a two-home project on Wedgewood Avenue, faced a solid front of neighborhood opposition on May 10. Residents expressed fears that "monster houses" would ruin the rural character of their respective neighborhoods.
The developers for the projects, Stern and Champion home-builders and T.H.I.S. Design and Development, both argued that residents were opposing the projects primarily because they wanted the properties to remain as "private parks" for neighborhood enjoyment.
Stern and Champion's Wedgewood Avenue project was first on the chopping block. The developers appeared on the agenda for the fourth time since the new year and were greeted with a petition from about 30 residents in the area. They objected to the project on the grounds it was incompatible with the neighborhood, increased traffic danger, diminished wildlife habitat and set a monster-home precedent.
"We're asking you not to approve the kind of monster-home phenomenon that, unfortunately in this market, is sweeping the area," neighbor David Callaway said.
The two houses proposed for the recently subdivided property are both approximately 3,700 sq. ft. One is slated to be a stucco home, the other wood, and both are under the Floor-to-Area Ratio (FAR) guideline by less than ten square feet. Neighbors argued the houses were incompatible with the majority of homes in the area, which range from 1,200 to 2,000 sq. ft.
Residents also told the commission they had safety concerns over the corner lots' proposed shared driveway, as well as view and drainage issues.
Developer Steven Stern said "one person's monster home is someone else's 'not nearly big enough.'" He told the commission the company had worked hard to create two homes that would meet the town's stringent standards and blend in well with the neighborhood. Stern cited two equally large homes in the area as examples, adding that the property owners had a right to build.
"This property is not [the neighbors']," Stern said. "It is not zoned to be a park. The owners of this property have a legal and moral right to use it as zoned."
Commissioners, in their motion to send the applicant back to design review, asked that Stern and Champion reduce the mass and scale of the homes, reduce hardscape, match the houses' finish to their architectural style and look at re-siting the homes to save more trees.
"While [the homes] are under the allowable square footage," Commissioner Jim Lyon said, "it comes back to harmony and character of the neighborhood."
Many of the same issues came up with the three homes proposed for Francis Oaks Way by designer Tony Jeans of T.H.I.S. Design and Development. All three homes are over 6,000 sq. ft., including the basements, and are designed in the French Provincial, Spanish and Stepped California Contemporary styles.
"We have put tremendous thought into the architecture to comply with hillside architectural standards," Jeans said. He stated that the houses' footprints had been chosen to minimize their impact on the environment and valley view, with numerous steps taken to ensure that erosion and drainage would not affect neighbors.
However, three of the most immediate neighbors told the commission that the homes are far too big and would come at the expense of too many oak trees. The issue of access to the property was also discussed. Neighbor David Weissman maintains the property lacks legal access, but the developers are positive that easements exist.
Weissman and his wife Diana, who live across Francis Oaks Way in a 5,000 sq. ft. house, also argued in favor of saving the trees on the property. Carrying a small stick representing the size of trees the developer proposes for replacing several large oaks, Diana Weissman addressed the commission.
"I'm here tonight to speak on behalf of the tree," she said, "trees that cannot advocate, lobby or protect themselves from human action."
Eric Mogensen, legal counsel for the property owners, questioned the neighbors' protests, saying several of them actively supported similar size developments in other hillside areas.
"I find their objections somewhat disingenuous," Mogensen said. "Essentially what these people are, in my opinion, trying to do is preserve a park-like setting right next to their properties."
But commissioners agreed with the neighbors on enough points to direct the applicants to return to design review. They asked the applicant to provide legal proof of access, consider reducing scale and re-siting to save trees, work on ridgeline projection issues, provide drainage and landscape plans and submit more detailed drawings.
"It's a good start," commission chairwoman Laura Nachison said. "But it's a very tranquil and beautiful area up there and I have concerns about how this area will be developed in terms of disturbing the natural environment, as well as animal habitat."
Both applications will return to the commission on June 28.
Los Gatos, California Since 1881
