Attachment 01TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 07/25/2018
DATE: JULY 20, 2018
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
ITEM NO: 4
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-18-002. PROJECT LOCATION:
15921 ROCHIN TERRACE. PROPERTY OWNER: PATRICK HANCIR AND
MONICA ZAUCHA. APPLICANT: DAVIDE GIANNELLA, ACADIA
ARCHITECTURE. REQUESTING APPROVAL FOR DEMOLITION OF AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCTION OF A NEW
SINGLE-FAMILY RESIDENCE ON PROPERTY ZONED R-1:8. APN 523-25-009.
DEEMED COMPLETE: JULY 3, 2018
FINAL DATE TO TAKE ACTION: JANUARY 3, 2018
RECOMMENDATION:
Approval, subject to the recommended conditions of approval.
PROJECT DATA:
General Plan Designation:
Zoning Designation:
Applicable Plans & Standards:
Parcel Size:
Surrounding Area:
Low Density Residential
R-1:8 — Single -Family Residential, 8,000-square foot
lot minimum
General Plan; Residential Design Guidelines
8,560 square feet
Existing Land Use
General Plan
Zoning
North
Residential
Low Density Residential
R-1:8
South
Residential
Low Density Residential
R-1:8
East
Residential
Low Density Residential
R-1:8
West
Residential
Low Density Residential
R-1:8
PREPARED BY: SEAN MULLIN, AICP
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www.losgatosca.gov
ATTACHMENT 1
PAGE 2 OF 9
SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures, which includes demolition of an existing single-family residence and
construction of a new single-family residence in a residential zone.
FINDINGS:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
■ As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
CONSIDERATIONS:
■ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The project site is a corner lot located on the southwest corner of Rochin Terrace and Rochin
Court (Exhibit 1). The parcels immediately adjacent to the subject property are within the Town
boundaries; however, some county properties are located in the surrounding neighborhood
subdivisions along Linda Avenue and Rochin Terrace (Exhibit 1). The 8,560-square foot lot is
currently developed with a one-story 1,700-square foot single-family residence.
The project is being considered by the Planning Commission to determine whether the
proposed contemporary modern architectural style is compatible with the surrounding
neighborhood subdivisions as it relates to the following Residential Design Guidelines (RDG):
• Encourage a diversity of architectural styles consistent with the neighborhood context
(General Design Principles, page 11);
• Design to blend into the neighborhood rather than stand out (General Design Principles,
page 11);
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SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
• Select an architectural style with sensitivity to the surrounding neighborhood (3.2.1);
• Design for architectural integrity: Carry wall materials around all sides of the house
(3.2.2 and 3.8.4); and
• Select materials that are sensitive to the surrounding neighborhood (3.8.2).
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing to demolish the existing single-family residence and construct a
new 2,696-square foot single-family residence and a 479-square foot attached garage.
Specifically, the residence would consist of a 1,610-square foot first floor and a 1,086-
square foot second floor. The maximum height of the proposed house would be 25 feet, 3
inches. The project proposes a combination of exterior siding materials including painted
smooth -coat stucco in two shades and transparent -stained cedar; boxed eaves finished with
Ipe wood; dark bronze aluminum clad wood windows; dark bronze metal and wood garage
door; and charcoal gray standing seam metal roof. Proposed site improvements include a
new swimming pool, driveway, patios, and an outdoor kitchen.
Story poles have been placed on the site to aid in the review of the project. The poles and
netting have been in place since June 12, 2018.
B. Location and Surrounding Neighborhood
The project site is a corner lot located on the southwest corner of Rochin Terrace and
Rochin Court (Exhibit 1). Properties within the surrounding neighborhood subdivisions are
developed with mid-century one- and two-story single-family residences.
C. Zoning Compliance
The proposed project complies with the FAR, height, and structure coverage limitations.
The proposed project complies with setback requirements and two parking spaces would be
provided on -site, where two spaces are required. The zoning permits a single-family
residence.
DISCUSSION:
A. Floor Area
Based on Town and County records, the residences in the immediate neighborhood range in
size from 1,590 square feet to 2,893 square feet. The house FARs range from 0.18 to 0.32.
The proposed residence would be 2,696 square feet with a FAR of 0.31. Pursuant to Town
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SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
Code, the maximum allowable square footage for the 8,560 square -foot lot is 2,752 square
feet with a maximum allowable FAR of 0.32. The immediate neighborhood analysis
provided in the table below reflects the current conditions.
Address
Zoning
House
SF
Garage
SF
Total
SF
Site SF
House
FAR
Stories
15901 Rochin Ter
R-1:8
1,590
620
2,210
8,400
0.19
1
15902 Rochin Ter
R-1:8 - Prezone
2,893
0
2,893
16,050
0.18
1
15905 Rochin Ter
R-1:8
2,523
480
3,003
9,010
0.28
2
15910 Rochin Ter
R-1:8
1,694
480
2,174
7,670
0.22
1
15920 Rochin Ter
R-1:8
1,991
461
2,452
8,120
0.25
1
15930 Rochin Ter
R-1:8
2,598
520
3,118
8,050
0.32
2
15931 Rochin Ter
R-1:8
2,263
480
2,743
8,560
0.26
1
15941 Rochin Ter
R-1:8
1,700
648
2,348
8,989
0.19
1
15908 Rochin Ct
R-1:8
2,483
611
3,094
8,050
0.31
2
15911 Rochin Ct
R-1:8
2,171
494
2,665
8,363
0.26
2
15921 Rochin Ter (E)
R-1:8
1,700
620
2,320
8,560
0.20
1
15921 Rochin Ter (P)
R-1:8
2,696
479
3,175
8,560
0.31
2
The RDG specify that residential development shall be similar in size, bulk, and scale to the
immediate neighborhood. The Guidelines also specify that consideration will be given to
the existing FARs, residential square footages, and lot sizes in the immediate neighborhood.
The proposed residence would be the second largest home in the immediate neighborhood
in terms of square footage and tied for the second largest in terms of FAR.
B. Architectural Considerations
On January 22, 2018, the Town's architectural consultant conducted a review of the initial
submittal of the project to provide recommendations related to architecture and
neighborhood compatibility (Exhibit 6). The architectural consultant noted that the
proposed residence is well designed within its chosen architectural style and that the
residence would be a good addition to some neighborhoods. Further, the breakup of the
structure's form would be compatible with the surrounding neighborhood. The
architectural consultant cautions that in this context, the contemporary modern
architectural style would be a departure from the character of the surrounding
neighborhood, and recommended addressing the following issues:
• The metal and glass garage door which emphasizes the garage;
• The large first -floor and second -floor windows on the front elevation;
• The shed roof forms and metal roofing; and
• Nearby homes with two-story masses are generally broken by a section of roof at
the first -floor eave line.
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SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
The architectural consultant added that of the above issues, the only one he would be
comfortable with was retaining the shed roof forms.
On May 9, 2018, the applicant submitted a revised project and a letter of justification
responding to the concerns of the architectural consultant (Exhibit 7). The revised project
addressed all the above issues, while retaining the shed roofs. In the letter of justification,
the applicant states that because there is only one access route for the property, along
Linda Avenue, the property is part of a well-defined surrounding neighborhood consisting of
Linda Avenue, Constances Court, Rochin Terrace, and Rochin Court. The applicant's letter of
justification provides an analysis of this surrounding neighborhood.
On May 15, 2018, the architectural consultant provided additional recommendations to
consider, related to architecture and greater neighborhood compatibility (Exhibit 8). The
architectural consultant continued to note that the project is well designed and provided a
side -by -side comparison of the original and revised street facades (Exhibit 8, page 4).
The architectural consultant recommended consideration of several additional issues to
increase the compatibility of the design with the immediate neighborhood:
Roofs
• Reverse the main shed roof slope to lower the second -floor eave on the front
elevations;
• Simplify roof forms and slope directions; and
• Increase all roof overhangs.
Entry
• Extend the first -floor roof eave across the entry. Some area above the entry could
be open to the sky since the entry plan recess is deep.
Materials
• Eliminate the wood siding except on the garage door and low wall; and
• Use roofing that is more consistent with other homes in the immediate
neighborhood.
On June 21, 2018, the applicant submitted a letter of justification responding to the
concerns and recommendations of the architectural consultant (Exhibit 9) and updated
project plans (Exhibit 12), which include a neighborhood study (Sheets A1.2a and A1.2b)
and a streetscape (Sheet A1.3) illustrating the compatibility of the project's massing and
scale with that of neighboring residences. In the letter of justification, the applicant
provides a summary of the revisions to the design; clarification on their consideration of the
surrounding neighborhood; discussion of an adjacent project utilizing contemporary
modern architecture on a county parcel located within the immediate neighborhood at
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SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
15902 Rochin Terrace; and the following justifications for the form and materials of the
residence:
Roofs
• The intermediate first -floor roof offsets the second -floor eave on the front
elevation;
• The low horizontal profile of the shed roofs minimizes the height and blends in with
the site; and
• Long overhangs were emphasized.
Entry
• The first -floor roof over the recessed entry has an open rafters design.
Materials
• The natural wood material would soften the appearance of the home, ties it into its
surroundings, and reflects the common architectural element of the neighborhood;
and
• The standing seam metal roofing of the low profile shed roofs is environmentally
friendly and increases the roofs' strength and durability.
The project proposes a contemporary modern architectural design which responds to the
context of the surrounding neighborhood subdivisions. The RDG state that, in the context
of a design's neighborhood compatibility, "the greatest attention will be given to the
immediate neighborhood where nearby home owners are most likely to be confronted with
the new house on a daily basis, and where other residents driving by are most likely to see
the new structure in the context of the nearby homes." The RDG also include some
consideration of the surrounding neighborhood, although less weight is given in the
consideration of house styles located at a greater distance from a project site. The RDG
emphasize neighborhood compatibility "with the recognition that some change is
inevitable, may be an improvement to the existing structures and/or neighborhood, and
may be desired by the neighborhood."
Access to the subject property is made via one route (Linda Avenue), along which
surrounding neighborhood residents driving by will experience a variety of architectural
styles, including: ranch, Mediterranean, Tudor, and modern. Once in the immediate
neighborhood, the experience is predominantly mid-century ranch style homes; however,
existing home remodels are being completed in contemporary modern architectural styles,
and the surrounding neighborhood continues to include a variety of architectural styles.
When considering the variety of architectural styles and the compatibility of the project's
massing and scale with that of the neighboring residences, staff believes that the proposed
residence could be compatible, and could both contribute to the diversity of architectural
styles and reinforce neighborhood development patterns.
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PAGE 7 OF 9
SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
Staff finds that the proposed project is consistent with the following RDG General Design
Principles:
• Encourage a diversity of architectural styles consistent with the neighborhood
context;
• Relate a structure's size and bulk to those in the immediate neighborhood;
• Design with architectural integrity on all sides of the structure;
• Use materials that are consistent or compatible with the neighborhood;
• Use quality materials and workmanship;
• Select colors to blend with the neighborhood;
• Preserve mature landscaping whenever possible; and
• Design structures to be energy and water efficient and which take maximum
advantage of renewable energy resources, where appropriate.
C. Tree Impacts
The subject property has seven trees; one of which is a large protected tree (60-inch
Redwood), and two of which are protected trees (15-inch Mulberry; seven-inch Cypress).
The applicant proposes removal of the Mulberry and Cypress trees as they conflict with the
proposed development. The 60-inch Redwood would be preserved. The Town Arborist
visited the site to inspect the trees and evaluate potential impacts from the proposed
construction. In review of the 60-inch Redwood, the Town Arborist made several
recommendations for plan revisions to ensure the health of the tree. The applicant has
included these recommended revisions in the project plans. The Town Arborist indicated
that the trees proposed for removal are not high -quality trees and the required finding
under Section 29.10.0992(10) of the Town Code could be made as their removal and
replacement would enhance the Town's urban forest. Tree replacement will be required in
conformance with the standards of the Town Code for residential lots less than 10,000
square feet.
The Town Arborist also indicated that standard tree protection measures would be
acceptable for this project. Staff has included conditions of approval that the project
comply with the tree protection requirements of the Town Code (Exhibit 3).
D. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures, which includes demolition of an existing
single-family residence and construction of a new single-family residence in a residential
zone.
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PAGE 8 OF 9
SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
PUBLIC COMMENTS:
The applicant has provided a summary of their neighbor outreach, included as Exhibit 10.
Written notice of the public hearing for the project was sent to property owners and tenants
within 300 feet of the subject property on July 12, 2018. All public correspondence received
before 4:00 P.M. on July 17, 2018 is included as Exhibit 11.
CONCLUSION:
A. Summary
The proposed project would allow the applicant to construct a new single-family residence.
As proposed, the project would create a 2,696-square foot residence with a 479-square foot
garage. The project is being considered by the Planning Commission to determine whether
the proposed contemporary modern style residence would be compatible with the
surrounding neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Find that the proposed project is Categorically Exempt, pursuant to the adopted
Guidelines for the implementation of the California Environmental Quality Act, Section
15301: Existing Facilities (Exhibit 2);
2. Make the required findings as required by Section 29.10.09030(e) of the Town Code for
the demolition of an existing structure (Exhibit 2);
3. Make the finding required by the Town's Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
4. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
5. Approve Architecture & Site Application S-18-002 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 12.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction;
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
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PAGE 9 OF 9
SUBJECT: 15921 ROCHIN TERRACE/S-18-002
DATE: JULY 20, 2018
EXHIBITS:
1. Location map (one page)
2. Required Findings and Considerations (one pages)
3. Recommended Conditions of Approval (11 pages)
4. Project Data Sheet (one page)
5. Letter to the Planning Commission from the applicant (one page)
6. Architectural Consultant Report dated January 22, 2018 (four pages)
7. Applicant's Letter of Justification received May 9, 2018 (five pages)
8. Architectural Consultant Report dated May 15, 2018 (six pages)
9. Applicant's Letter of Justification received June 21, 2018 (two pages)
10. Summary of neighbor outreach by applicant (one page)
11. Public comment received by 4:00 p.m., Tuesday, July 17, 2018
12. Development Plans received July 9, 2018 (23 pages)
Distribution:
Davide Giannella, Acadia Architecture, 664 N. Santa Cruz Avenue, Suite 6, Los Gatos, CA 95030
Patrick Hancir and Monica Zaucha, 15921 Rochin Terrace, Los Gatos, CA 95032
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PLANNING COMMISSION - July 25, 2018
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15921 Rochin Terrace
Architecture and Site Application S-18-002
Requesting approval for demolition of an existing single-family residence and
construction of a new single-family residence on a property zoned R-1:8.
APN 523-25-009.
PROPERTY OWNER: Patrick Hancir and Monica Zaucha
APPLICANT: Davide Giannella, Acadia Architecture
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required finding for the demolition of a single-family residence:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structures have no architectural or historical significance, and are in
poor condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structures was not considered.
Required Compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site 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.
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PLANNING COMMISSION - July 25, 2018
CONDITIONS OF APPROVAL
15921 Rochin Terrace
Architecture and Site Application S-18-002
Requesting approval for demolition of an existing single-family residence and
construction of a new single-family residence on a property zoned R-1:8.
APN 523-25-009.
PROPERTY OWNER: Patrick Hancir and Monica Zaucha
APPLICANT: Davide Giannella, Acadia Architecture
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 and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Outdoor lights must be shielded and directed to shine on
improvements on the propertied and not directly on other property or any public right-of-
way. Shoestring lighting is not permitted.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan and must remain on the site.
6. TREE STAKING: All newly planted trees shall be double -staked using rubber tree ties.
7. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
8. TREE PROTECTION: Protective tree fencing, and other protection measures shall be placed
at the drip line of existing trees prior to issuance of building permits and shall remain
through all phases of construction per Town Code requirements. Include a tree
protection plan with the construction plans.
9. TREE REPLACEMENT: All approved tree replacement shall meet the requirements of
Section 29.10.0985 of the Town Code.
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water
Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape
Documentation Package pursuant to WELO is required prior to issuance of a building
permit. A review fee based on the current fee schedule adopted by the Town Council is
EXHIBIT 3
required when working landscape and irrigation plans are submitted for review. A
completed WELO Certificate of Completion is required prior to final inspection/certificate
of occupancy.
11. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the
developer shall provide the Community Development Director with written notice of the
company that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
12. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. 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.
14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
15. PERMITS REQUIRED: An individual Building permit is required for each of the following:
a. Demolition of existing single-family residence and attached garage.
b. Construction of a new single-family residence and attached garage.
c. Construction of a new swimming pool or spa.
d. Construction of a new retaining wall supporting a surcharge.
16. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12.
17. 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.
18. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
19. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and
a Bay Area Air Quality Management District Application from the Building Department
Service Counter. Once the demolition form has been completed, all signatures obtained,
and written verification from PG&E that all utilities have been disconnected, return the
completed form to the Building Department Service Counter with the Air District's J#
Certificate, PG&E verification, and three (3) sets of site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
20. 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.
21. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall 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 that the building pad elevations and on -site retaining
wall locations and elevations have been prepared according to the 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 wall(s) locations and elevations
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue -lined (sticky -backed), i.e. directly printed, onto a plan sheet.
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2" x 8" 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 if needed in the future.
b. All passage doors shall be at least 32-inch doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5'x 5' level
landing, no more than 1 inch out of plane with the immediate interior floor level
and with an 18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
25. 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.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut
within 10 feet of chimneys.
27. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
28. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, 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 and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Building
Division Service Counter or online at www.losgatosca.gov/building.
29. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available at the
Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building.
30. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development — Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
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 SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
31. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job -related mud, silt, concrete, dirt and other construction debris at the
end of the day. Dirt and debris shall not be washed into storm drainage facilities. The
storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner, Applicant and/or Developer's representative in
charge shall be at the job site during all working hours. Failure to maintain the public
right-of-way according to this condition may result in the issuance of correction notices,
citations, or stop work orders and the Town performing the required maintenance at the
Owner, Applicant and/or Developer's expense.
32. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
33. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner/Applicant/Developer to obtain any necessary encroachment
permits from affected agencies and private parties, including but not limited to, Pacific
Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California
Department of Transportation (Caltrans). Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
34. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The
property owner shall enter into an agreement with the Town for all existing and proposed
private improvements within the Town's right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times
and shall indemnify the Town of Los Gatos. The agreement must be completed and
accepted by the Director of Parks and Public Works, and subsequently recorded by the
Town Clerk at the Santa Clara County Office of the Clerk -Recorder, prior to the issuance of
any permits. Please note that this process may take approximately six to eight (6-8)
weeks.
35. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their
representative shall notify the Engineering Inspector at least twenty-four (24) hours
before starting any work pertaining to on -site drainage facilities, grading or paving, and all
work in the Town's right-of-way. Failure to do so will result in penalties and rejection of
work that went on without inspection.
36. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or Developer
or their representative's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor's sole expense and no additional compensation shall be
allowed therefore. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector and shall comply with all Title 24
Disabled Access provisions. The Owner, Applicant and/or Developer or their
representative shall request a walk-through with the Engineering Construction Inspector
before the start of construction to verify existing conditions.
37. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
38. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as limitations
on works hours, protective enclosures, or other means to facilitate public access in a safe
manner may be required.
39. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review
at the Engineering Division of the Parks and Public Works Department.
40. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits.
41. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner, Applicant and/or Developer's project engineer shall notify, in writing, the Town
Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any
approved changes shall be incorporated into the final "as -built" plans.
42. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos,
Community Development Department.
43. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post -project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Applicant.
44. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork
quantities and a table of existing and proposed impervious areas. Unless specifically
allowed by the Director of Parks and Public Works, the grading permit will be issued
concurrently with the building permit. The grading permit is for work outside the building
footprint(s). A separate building permit, issued by the Building Department on E. Main
Street, is needed for grading within the building footprint.
45. ILLEGAL GRADING: Per the Town's Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading proposed will be charged
accordingly.
46. DRIVEWAY: The driveway conform to existing pavement on Rochin Terrace shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
47. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a grading permit/building permit.
48. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
49. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located
within the right-of-way, shall be relocated within the property in question, directly behind
the public right-of-way line. The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any portion of concrete flatwork within said right-of-
way that is damaged during this activity.
50. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be provided
for cable television service. The Owner, Applicant and/or Developer is required to obtain
approval of all proposed utility alignments from any and all utility service providers before
a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos
does not approve or imply approval for final alignment or design of these facilities.
51. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation.
The Town Engineer shall determine the appropriate setback based on the depth of the
utility, input from the project soils engineer, and the type of foundation.
52. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any curb and gutter damaged now or during
construction of this project. All new and existing adjacent infrastructure must meet Town
standards. New curb and gutter shall be constructed per Town Standard Details. New
concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is
displaying a stamp or equal shall be removed and replaced at the Contractor's sole
expense and no additional compensation shall be allowed therefore. The limits of curb
and gutter repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
53. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
54. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but
not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
55. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor's property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
56. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-
of-way will only be allowed if it does not cause access or safety problems as determined
by the Town.
57. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency
services shall be made regarding parking restriction, lane closure or road closure, with
specification of dates and hours of operation.
58. HAULING OF SOIL: Hauling of soil on- or off -site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Owner, Applicant and/or Developer or their
representative shall work with the Town Building Department and Engineering Division
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under
periods when soil is hauled on or off of the project site. This may include, but is not
limited to provisions for the Owner, Applicant and/or Developer to place construction
notification signs noting the dates and time of construction and hauling activities or
providing additional traffic control. Coordination with other significant projects in the
area may also be required. Cover all trucks hauling soil, sand and other loose debris.
59. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close
to twenty-five (25) feet from the device as possible. The noise level at any point outside
of the property plane shall not exceed eighty-five (85) dBA.
60. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Owner, Applicant and/or Developer's design consultant shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum
the Project Schedule, site security fencing, employee parking, construction staging area,
materials storage area(s), concrete washout(s) and proposed outhouse locations. Please
refer to the Town's Construction Management Plan Guidelines document for additional
information.
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is
responsible for ensuring that all contractors are aware of all storm water quality measures
and that such measures are implemented. Best Management Practices (BMPs) shall be
maintained and be placed for all areas that have been graded or disturbed and for all
material, equipment and/or operations that need protection. Removal of BMPs
(temporary removal during construction activities) shall be replaced at the end of each
working day. Failure to comply with the construction BMP will result in the issuance of
correction notices, citations, or stop work orders.
62. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
63. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay.
Unlawful discharges to storm drains include, but are not limited to: discharges from
toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment
cleaning or vehicle cleaning.
64. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control
measures, to be carried out during construction and before installation of the final
landscaping, shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiber rolls (with locations and details), erosion control blankets,
Town standard seeding specification, filter berms, check dams, retention basins, etc.
Provide erosion control measures as needed to protect downstream water quality during
winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works
Department and the Building Department will conduct periodic NPDES inspections of the
site throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
65. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the Town, or a minimum of three (3)
times daily or apply (non -toxic) soil stabilizers on all unpaved access roads, parking areas,
and staging areas at construction sites in order to insure proper control of blowing dust
for the duration of the project. Watering on public streets shall not occur. Streets shall be
cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on -site construction activity
shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1)
late -afternoon watering to minimize the effects of blowing dust. All public streets soiled
or littered due to this construction activity shall be cleaned and swept on a daily basis
during the workweek to the satisfaction of the Town. Demolition or earthwork activities
shall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles per
hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.
66. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any
permits, all pertinent details of any and all proposed stormwater management facilities,
including, but not limited to, ditches, swales, pipes, bubble -ups, dry wells, outfalls,
infiltration trenches, detention basins and energy dissipaters, shall be provided on
submitted plans, reviewed by the Engineering Division of the Parks and Public Works
Department, and approved for implementation.
67. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of
the CASQA Stormwater Best Management Practices Handbooks for Construction Activities
and New Development and Redevelopment, the Town's grading and erosion control
ordinance, and other generally accepted engineering practices for erosion control as
required by the Town Engineer when undertaking construction activities.
68. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a
connection to the sanitary sewer system, subject to West Valley Sanitation District's
authority and standards, to facilitate draining events. Discharges from this/these
feature(s) shall be directed to the sanitary sewer and are not allowed into the storm drain
system
69. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. On -site drainage systems for all projects shall include one of the
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. No improvements shall
obstruct or divert runoff to the detriment of an adjacent, downstream or down slope
property.
70. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town's storm drains.
71. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner, Applicant
and/or Developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right-of-way according to this condition may result in
penalties and/or the Town performing the required maintenance at the Developer's
expense.
72. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
74. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An automatic residential fire sprinkler
system shall be installed in one- and two-family dwellings as follows: In all new one- and
two-family dwellings and existing one- and two-family dwellings when additions are made
that increase the building area to more than 3,600 square feet. Exception: A one-time
addition to an existing building that does not total more than 1,000 square feet of building
area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are
responsible for consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. A State of California
license (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to the Santa Clara County Fire Department for
review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and
amended by LGTC.
75. WATER SUPPLY REQUIREMENTS. Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water -based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by the Santa Clara County Fire Department until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7.
76. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke with of 0.5 inch
(12.7mm). Where access is by means of a private road and the building cannot be viewed
from the public way, a monument, pole or other sign or means shall be used to identify
the structure. Address numbers shall be maintained. CFC Sec. 505.1.
77. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and Santa Clara County Fire Department Standard Detail
and Specification S1-7. Provide notations on subsequent plan submittals, as appropriate
to the project. CFC Ch. 33.
N:\DEV\CONDITIONS\2018\Rochin Terrace, 15921- PC COA.docx
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15921 Rochin Terrace — PROJECT DATA
EXISTING CONDITIONS
PROPOSED PROJECT
REQUIRED/PERMITTED
Zoning District
R-1:8
R-1:8
--
Land Use
Single -Family Residential
Single -Family Residential
--
General Plan Designation
Low Density Residential
Low Density Residential
--
Lot Size (sq. ft.)
8,560
8,560
8,000
Exterior Materials
Siding
Wood — Lap
Stucco & wood (trans)
--
Trim
Wood
None
--
Windows
Aluminum
Aluminum clad wood
--
Roofing
Wood Shake
Standing seam
--
Building Floor Area (sq. ft.)
First Floor (sq. ft.)
1,700
1,610
--
Second Floor (sq. ft.)
0
1,086
--
Garage (sq. ft.)
620
479
--
Setbacks (ft)
Front
25
25
25
Rear
20
31
20
Side/Street-Side
9/17
8/15
8/15
Maximum Height (ft)
??
25.25
30
Building Coverage (%)
25
32
40
Floor Area Ratio (%)
House + Accessory (%)
.20
.31
.32
Garage (%)
.072
.056
.090
Parking
2
2
2
Tree Removal
--
2
--
Sewer or Septic
Sewer
Sewer
--
7/17/2018
EXHIBIT 4
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Dear Los Gatos Planning Commission,
Thank you for taking the time to review our house design. We have been looking for a long
time for the perfect neighborhood in which to raise our girls, Skylar and Sydney. We wanted to
be in a neighborhood that was not only charming but also had a component of
architectural diversity. When we visited this property for the first time, we knew we had found
the right place. We saw the potential for making it beautiful.
Since we value being a part of a community, we met with the neighbors to share our
plans. We discussed how we planned to build an environmentally friendly, sustainable, and
contemporary house that can be integrated into the neighborhood. The neighbors that we
spoke with gave positive feedback and signed a letter of support. We look forward to working
together with you to make this the best house possible. Thank you for your time and
consideration.
Sincerely,
Patrick Hancir and Monica Zaucha
EXHIBIT 5
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CDG
CANNON
DESIGN
GROUP
January 22, 2018
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15921 Rochin Terrace
Dear Sean:
ARCHITECTURE PLANNING URBAN DESIGN
RECEIVED
'JAN 2 2 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings and evaluated the site context. I have previously reviewed two other nearby homes in this neigh-
borhood. My comments and recommendations are as follows:
NEIGHBORHOO CONTEXT
The site is located in an established neighborhood with a mix of Ranch Style one and two-story homes. Photo-
graphs of the site and nearby homes are shown on the following page.
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR CA . 94939
TEL: 415.331.3795
COGPLAN@PACBELLNET
•
EXHIBIT 6
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 2
The Site and Existing House
House Immediately across Rochin Court
Nearby House on Rochin Court
House to Immediate Right on Rochin Terrace
House Immediately across Rochin Terrace
House to the immediate left on Rochin Court
Nearby House on Rochin Terrace
CANNON DESIGN GROUP
Nearby House across Rochin Court
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 3
ISSUES AND CONCERNS
The proposed design creates a substantial dilemma. It is well designed, and would be a good addition to some neigh-
borhoods. However, in this context, it would seem to not be consistent with the Residential Design Guidelines and the
Town's strong emphasis through those guidelines on neighborhood compatibility.
Large windows are not consistent with Residential Design Guideline 3.4.1
Metal roofing is not consistent with
the Residential Design Guidelines
Two-story unbroken wall
may not be consistent
with Residential Design
Guideline 3.3.2
Metal and glass garage door
emphasizes garage, is
out of character with the
surrounding neighborhood
and is not consistent with the
Residential Design Guidelines
Architectural Style would be out of character
for this neighborhood and would not
be consistent with Residential Design
Guidelines General Building Design Principles
Some specific issues related to the Residential Design Guidelines include the following:
1. The Modern Architectural Style would not be consistent with the several General Design Principles.
• Encourage a diversity of architectural styles consistent with the neighborhood context.
• Design to blend into the neighborhood rather than stand out..
and Guideline 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
2. The metal and glass garage door emphasizes the garage, and would not be consistent with the General Design
Principles and Guideline 3.4.1. This might not be a significant issue during the day, but could be a jarring light
source at night - see day and night photos below.
Glass garage doors: Nighttime appearance
Glass garage doors: Daytime appearance
CANNON DESIGN GROUP
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 4
3. The large first and second floor windows on the front elevation would not be consistent with Residential Design
Guideline 3.7.2.
3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood
3.7.3 Match window materials to the architectural style and to the surrounding neighborhood
4. The shed roof forms and metal roofing would not be consistent with Residential Design Guidelines which encour-
ages roof forms and slopes, as well as materials, to be similar to those of other homes in the immediate neighbor-
hood.
5. While there are other nearby homes with two-story masses at the front setback line, they are generally broken by a
section of roof at the first floor eave line. In this case there is no break at the first floor eave line except at the left
edge where the entry canopy extends for a short distance over the wall. The prominence of this facade element
would be increased by the presence of the large glass windows at the first and second floors.
RECOMMENDATIONS
As noted above, the house is well designed within its chosen architectural style, and the break up of the structure's forms
would be compatible with the surrounding neighborhood. It would, however, be a strong departure from the charac-
ter of the surrounding neighborhood. In the past when confronted with similar style and character conflicts, staff has
worked with the applicant to modify the design to be more sympathetic to the immediate neighborhood, That would be
my recommendation in this case.
However, should staff feel that this home in this neighborhood is acceptable, my recommendation would be to ad-
dress the issues identified above. The only issue above that I would feel comfortable retaining as currently proposed is
the shed roof forms. I believe those could be justified.
Sean, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
Analysis of the Extended Neighborhood
The proposed property has a very well defined extended neighborhood. It consists of the area north of
Blossom Hill Road, including Linda Avenue, Costances Court, Rochin Terrace, and Rochin Court. This area is
secluded, has no through traffic, and is relatively small. Since Linda Avenue is the only access point, the
houses on this street have an outsized influence on the look and feel of the neighborhood.
The extended neighborhood contains 39 houses. Roughly half of them (17) have a bigger square
footage than our proposal. Our proposed house would be tied with 4 other houses for the 5th largest FAR
value. There have been 12 houses that were newly constructed or had large remodels since 2000. Among
these houses, our proposed house would be the second smallest by square footage and tied with 3 other
houses for the 4th biggest FAR.
The extended neighborhood does not have a simple, cohesive streetscape. Rather, the overall feeling
is of an eclectic ensemble. Various elements are featured, as can be seen by different exterior materials,
ranging from wood shiplap siding, rough stucco, brick veneer accents, porches, wood railings, gable dormers,
both hip and gable roof ends, and mostly squarish, horizontal windows which are made of aluminum and
vinyl. Earthy tones dominate the facades, but there are also some bright colors. All of the properties span
from side setback to side setback and are fairly enclosed, rectangular volumes. The house styles include
Spanish, Mediterranean, Tudor, Bungalow, Cottage, Craftsman, and Ranch. In addition, the major remodel of
15902 Rochin Terrace, which has been approved and is currently under construction, employs a Contemporary
style. (Please see Appendix A as well as the attached plans for the 15902 Rochin Terrace remodel.)
Nearly 60% of the houses in the extended neighborhood are two-story. The vast majority (74%) of the
two-story homes have a clear horizontal division between levels, which is achieved by rneans of a narrow first -
floor roof. Roofing materials include shingles, shakes, tiles, and membrane flat roofing. The eaves' details are
fairly traditional, with typical fascia or other smaller trims, some faux beam edges, exposed rafter tails, and
conventional 24" overhangs. While most of the homes in the neighborhood have low and medium sloped
roofs, the Contemporary home across the street (15902 Rochin Terrace) from the property will feature flat
roofs.
The facades of the houses in the extended neighborhood are varied in both shapes and proportions.
Six houses, plus the current house at the proposed property, have large windows which face the street. These
windows are typically 8' wide and range in height from 5' to 8.5' (15951 Linda Ave). On the front balcony of
the house at 15905 Rochin Terrace, there is sliding glass door as well as two large wrap -around windows.
RECEIVED
MAY 092018
TOWN OF LOS GATOS
PLANNING DIVISION
EXHIBIT 7
Design Justification
The Town's arborist recommended at least 30' of separation between the proposed house and the very
large redwood tree in the backyard. This drove the overall layout of the house, including the "L" shape at the
back of the property, in order to safeguard the welfare of the tree and the proposed house. During the design
process, the owners discussed the house plans with many of the neighbors in order to be sensitive and
responsive to their views and opinions.
There's a more direct alignment between our proposal and the adjacent homes' elevations after the
first -floor plate was lowered from the previous submission. Additionally, the proposal is to have about +- 25'-
3" of maximum height from existing grade, thus keeping a low profile compared to the taller buildings in the
adjacent lots (please see streetscape A-1.3). Given the lower ground level of the property and the shed roof
configuration of the house, neighborhood scenic views can be preserved and mostly undisturbed. The 0.31
FAR is compatible with the neighborhood. Additionally, the horizontal extension of the house matches those
of the neighborhood.
Since the two-story houses in the neighborhood strongly emphasize the presence of an upper level and
a lower level, we introduced an intermediate first floor roof to offset the masses. Each part of the house's two
street elevations either step back or up. The elimination of any two-story surfaces, coupled with the second
level's offset from the first floor, helps to break the bulk of the home into separate lower and upper elements.
This ties the house to the nearby single -story ones, while mimicking the treatment that the existing two-story
houses have and still remaining compatible with the adjacent structures.
The owners desired an open floor plan with double height volumes to bring as much natural morning
sun as possible into the main living area and kitchen. The front windows' proportions are similar to those of
the rectangular sliding glass door on the adjacent house (15905 Rochin Terrace), with a thoughtful proportion
of 7/8 that also relates well to other existing structures in the extended neighborhood. Operable clerestory
windows will provide natural ventilation and cool the house.
The decision to employ standing seam metal roofing stems from the knowledge that it is one of the
few truly environmentally friendly roofing systems on the market. It is made from recycled metal and is itself
completely recyclable. Traditional roof materials include asphalt and petroleum -based products, which are
much more difficult to recycle properly. And since metal roofs do not crack, shrink, erode, perforate, or leak,
they offer exceptional durability and longevity compared to traditional roof materials. Standing seam metal
roofing material will never require any maintenance, is much more fire -protective and leak -proof, and will give
the roof planes a taut, straight profile.
Additionally, standing seam metal roofs also integrate extremely well with solar panels. As Appendix B
shows, the integration is so good that the metal roof itself is not even visible. The owners plan on covering a
large percentage of the roof surfaces with these solar panels. But even if there weren't any solar panels, the
metal material wouldn't really be visible from the two roads around the house, given that, for the most part,
the roofs slope toward the back of the property. They offer a horizontal profile at the front of the house and
are not very apparent.
There has been a trend in Los Gatos in recent years towards a more Contemporary design with shed
roofs and/or flat roofs. In fact, the house across the street (15902 Rochin Terrace) is currently being
remodeled to be Contemporary with mostly flat roofs. One advantage of these roof designs is to present a
much lower profile. This reduces the perceived mass and bulk of the second story as well as the house overall.
It also goes a long way towards preserving and respecting the scenic views for the neighbors.
Long overhangs and gently sloped roofs are other elements that we employed. The shed roof shapes
move away from the more typical gables and hip designs, but they mimic those same slopes. Also, the shed
roofs are really only installed at the upper level and are not very visible from the street. The first -floor
wraparound roof on both sides has a conventional hip corner transition. To a person walking around the
house, that more traditional approach is what would appear as a first impression.
We have taken great care in how this design meshes with the neighborhood. The eaves will have a
wooden boxed tongue and groove soffit underside at the upper level where the roof eaves are more visible,
while the first -floor roof will have an open rafters design. The roof edges will have a fascia and a trim
articulating their profile that relates with the traditional detailing of the nearby roofs. (Please see material
board and sheet A-4.0 for an eave detail.) All of the colors chosen are earthy tones, with the purpose of
blending with the very green setting and the adjacent homes. The exterior materials will consist of smooth,
earthy colored stucco, dark wood -aluminum clad windows and exterior doors, and some natural cedar siding
accent walls.
Most materials will be low or VOC-free. The heating -cooling system will employ radiant surfaces. The
landscaping will have xeric features. We intend to plant new 24" box screening trees for privacy screening at
the rear of the property to lessen the impact of the rear facing (Western side) balcony and to be respectful of
any privacy concerns of the adjacent neighbor. We have even devised sparse side windows to preserve
neighbor privacy.
A great deal of thought and consideration has been employed in designing this house while remaining
sensitive to the character of the overall neighborhood and the wishes of its residents. The owners have spent
a lot of time talking with the surrounding neighbors about our proposed design, and we very much appreciate
their ideas and input. Many of them are enthusiastic about the current design and have signed our attached
letter of support.
We welcome your comments.
Sincerely,
Davide Giannella — Acadia Architecture
Appendix A — Examples of House Style Diversity in the Extended Neighborhood
❑ ❑❑❑
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First Row: 100 Costances Ct, 15909 Linda Ave, 15936 Linda Ave
Second Row: 103 Costances Ct, 105 Costances Ct, 15946 Linda Ave
Third Row: 15951 Linda Ave, 15941 Linda Ave
Fourth Row: 15902 Rochin Terrace (approved plans for a remodel that is currently under construction)
Appendix B — Example of Solar Panels on a Standing Seam Metal Roof
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CDC
CANNON
DESIGN
GROUP
May 15, 2018
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15921 Rochin Terrace
Dear Sean:
ARCHITECTURE PLANNING URBAN DESIGN
RECEIVED
MAY 15 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings, evaluated the site context and prepared a review letter in January. I have previously reviewed
two other nearby homes in this neighborhood. My comments and recommendations on the revised design are as fol-
lows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood with a mix of Ranch Style one and two-story homes. Photo-
graphs of the site and nearby homes are shown on the following page.
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR CA . 94939
TEL: 415.331.3795
CDGPLAN@PACBELL.NET
EXHIBIT 8
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 2
The Site and Existing House
House Immediately across Rochin Court
Nearby House on Rochin Court
House to Immediate Right on Rochin Terrace
House Immediately across Rochin Terrace
House to the immediate left on Rochin Court
Nearby House on Rochin Terrace
CANNON DESIGN GROUP
Nearby House across Rochin Court
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 3
ISSUES AND CONCERNS
In my January review letter, I noted that the proposed design created a substantial dilemma. It was well designed, and
would be a good addition to some neighborhoods. However, in this context, it would seem to not be consistent with the
Residential Design Guidelines and the Town's strong emphasis through those guidelines on neighborhood compatibility.
Some specific issues related to the Residential Design Guidelines included the following:
1. The Modern Architectural Style would not be consistent with the several General Design Principles.
• Encourage a diversity of architectural styles consistent with the neighborhood context.
• Design to blend into the neighborhood rather than stand out..
and Guideline 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
2. The metal and glass garage door emphasized the garage, and would not be consistent with the General Design
Principles and Guideline 3.4.1. This might not be a significant issue during the day, but could be a jarring light
source at night.
3. The large first and second floor windows on the front elevation would not be consistent with Residential Design
Guideline 3.7.2.
3.7.2 Match window ypes and proportions to the architectural style and to the surrounding neighborhood
3.7.3 Match window materials to the architectural syle and to the surrounding neighborhood
4. The shed roof forms and metal roofing would not be consistent with Residential Design Guidelines which encour-
ages roof forms and slopes, as well as materials, to be similar to those of other homes in the immediate neighbor-
hood.
5. While there are other nearby homes with two-story masses at the front setback line, they are generally broken by a
section of roof at the first floor eave line. In this case there is no break at the first floor eave line except at the left
edge where the entry canopy extends for a short distance over the wall. The prominence of this facade element
would be increased by the presence of the large glass windows at the first and second floors.
Large windows are not consistent with Residential Design Guideline 3.4.1
Metal roofing is not consistent with
the Residential Design Guidelines
Two-story unbroken wall
may not be consistent
with Residential Design
Guideline 3.3.2 ■
Metal and glass garage door
emphasizes garage, is
out of character with the
surrounding neighborhood
and is not consistent with the
Residential Design Guidelines
Architectural Style would be out of character
for this neighborhood and would not
be consistent with Residential Design
Guidelines General Building Design Principles
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 4
The applicant's new drawings are their efforts at addressing those concerns. The two side -by -side sketches below show
the street facades in the January and current designs.
Original Design
The major changes are shown in the illustration below.
Current Design
Colors have been darkened
Second floor set back 16"
12" overhang added
Condition wrapped around
to side facade
In their resubmittal, the applicant provided a multi -page argument in support of the design. There are two elements of
the argument that I would comment on for staff and Planning Commission consideration. A great many of the argu-
ments are based on conditions in what they identify as the Extended Neighborhood. The Town's Residential Design Guide-
lines address that issue as follows.
The greatest attention will be given to the immediate neighborhood where nearby home owners are
most likely to be confronted with the new house or addition on a daily basis, and where other resi-
dents driving by are most likely to see the new structure in the context of the nearby homes.
Recognition will be given to the fact that a house design which is appropriate in one neighborhood
may not be appropriate in another neighborhood. Some neighborhoods have a distinctive character
and scale while others are much more mixed and transitional. In addition, some houses were con-
structed with little consideration to the neighborhood architectural style or its site characteristics.
Others were remodeled with little sensitivity to the existing architectural style. These aberrations
will not be considered when analyzing a neighborhood. The presence of signOcantly different house
styles or large scale houses located at a greater distance from the applicant's site will be given less
weight than the immediate neighborhood.
With regard to the Immediate Neighborhood, in this instance the homes are all of a similar Ranch Style and generally
have the following common characteristics:
• Simple gable and hip roofs.
• Substantial roof overhangs
• Entries under a first floor roof eave.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 5
In the applicant's narrative, several arguments are made based on the form and design of the nearby home at 15902
Rochin Terrace which has been approved for an addition. In my judgment, the design of the additions (previous and
currently being implemented) fall within the category of "aberrations" as noted in the Residential Design Guidelines.
They are neither sympathetic to the neighborhood nor to the original home design. I would find it difficult to use that
example for justification of any specific design approach or details.
In looking at the new drawings, I noted the following concerns in addition to the issue of architectural style.
• The multiple shed roof slopes seem very busy and chaotic.
• The random use of wood siding does not seem to provide much unity to the design.
• There are multiple areas where wood siding is used on a single facade, but not carried around to adjacent facades
to terminate at an inside corner. This would not be consistent with Residential Design Guidelines 3.2.2 and
3.8.4.
• The metal roofing would seem out of character with the immediate neighborhood, and probably not consistent
with Residential Design Guideline 3.8.2.
3.8.2 Select materials that are sensitive to the surrounding neighborhood
• The street side facade does not seem to relate very well to the front facade - see sketch below.
RECOMMENDATIONS
I spent some time in studying alternative approaches to see if the design might be brought into greater compatibility
with the immediate neighborhood. There are limited options that I was able to identify, but there were a few things that I
could recommend for consideration if staff and the Planning Commission find that the general approach to the home is
acceptable. These are summarized on the following page.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 6
Extend eave across entry
Areas above entry may be open
Eliminate wood siding
1. Reverse the main shed roof slope to lower the second floor eave on the front elevations.
2. Simplify roof forms and slope directions.
3. Increase all roof overhangs.
4. Extend the first floor roof eave across the entry. Some area above the entry could be open to the sky since the
entry plan recess is deep.
5 Eliminate the wood siding except on the garage door and low wall.
6. Use roofing that is more consistent with other homes in the immediate neighborhood.
Note: More study would be needed on the right side street facing elevation and other elevations would need to be developed.
Deep recesses
except for low wall and garage door for windows
Deep recesses for garage door
Match door finish to low wall
Simplify roof
forms and
slope directions
Roof might be extended here
Use roof material
related to other
nearby homes
Reverse roof
slope to lower
eave on front
elevation
IRST FLOC
Simplify roof
forms and
slope directions
Reverse roof
slope to lower
eave on front
elevation
Increase
all roof
overhangs
Sean, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
RECEIVED
Appendix C: Response to the Town's Consulting Architect's Comments
JUN 21 2018
TOWN OF LOS GATOS
PLANNING DIVISION
In January, we submitted our initial design proposal, and the Town's Consulting Architect (TCA)
reviewed it. Overall, he stated that "the house is well designed within its chosen architectural style," but he
gave the following recommendations to improve it:
• Remove the glass in the garage door.
• Reduce the size of the windows in the front center of the house.
• Create a clear division between the 1st and 2"d stories and set back the 2"d story.
He stated that the shed roof forms and materials were not similar to those of the immediate
neighborhood. But later in the review, he said that "the only issue above that I would feel comfortable
retaining as currently proposed is the shed roof forms. I believe those could be justified." Given that he was
comfortable with the shed roof forms, we retained that design and addressed his recommendations in the
following ways:
• The windows in the garage door were removed.
• We significantly reduced the size of the 1st and 2nd story windows.
• We added a sloped roof in between the 15t and 2"d floors.
• The 2"d story was set back.
• The parapet above the garage was lowered.
• We used different color paints for the 1st and 2"d floors.
In response to our resubmission, the TCA stated that the wood siding "does not seem to provide much
unity to the design." Many of the houses in the neighborhood have wood siding, and several use more than
one kind of material. The current structure at 15902 Rochin Terrace utilizes the same unpainted wood siding
that we have in our design. We feel that the natural wood material would soften the appearance of the home,
tie it in with its surroundings, and reflect the common architectural element of the neighborhood. The TCA
also said that the shed roof forms are "busy and chaotic." The shed roofs and the wood siding have not
changed since the initial design proposal, at which time he said that "the house is well designed within its
chosen architectural style" and that he "would feel comfortable retaining [the shed roofs] as currently
proposed." By utilizing shed roofs made from standing seam metal, we gain the following benefits:
• Make the house more environmentally -friendly.
• Minimize the building height and thus avoid seeming massive and imposing.
• The low horizontal profile blends in with the site and helps to preserve the beautiful views of the
neighborhood.
• Vastly improve the roof's integration with solar panels (see Appendix B).
• The roof forms minimize the visual impact of the solar panels.
o Roofs have a low profile and slope towards the back of the property.
• Increase the roof's strength, durability, and longevity.
• Make the roof more fire -protective and leak -proof.
EXHIBIT 9
In our letter, we talked about the architectural diversity in the extended neighborhood. It was not our
intention to suggest that the extended neighborhood deserves more weight than the immediate
neighborhood. We only meant to make the case that in this particular instance, the extended neighborhood
should be given more weight than it normally would. This is due to the fact that it is secluded, has no through
traffic, and is relatively small. One must drive through the extended neighborhood in order to get to the
immediate neighborhood. There is also precedent for this. One of the immediate neighbors, the owners of
15930 Rochin Terrace, made the case for giving more weight to the importance of the extended neighborhood
in order to justify a large FAR for their remodel.
We also talked about the Contemporary remodel across the street in the immediate neighborhood.
We did not intend to imply that this one house reflected the style of the immediate neighborhood as a whole.
Rather, we wished to point out that there is some architectural diversity in the immediate neighborhood and
that our own Contemporary design would not seem out of place. The trend over the last decade in Los Gatos
has been towards more diversity in architectural styles, including the Contemporary style. This can be seen in
our own neighborhood. There were seven new houses built on Costances Court within the last decade or so,
and just about each one of them employs a different architectural style. There are currently three houses
under construction in the neighborhood, and each of them has a different style.
The Residential Design Guidelines seek to "encourage a diversity of architectural styles consistent with
the neighborhood context." We enthusiastically agree with this mission and feel that this is accomplished by
featuring architectural elements within one's style that are shared among many of the houses in the
neighborhood. We were extremely sensitive to this. Fitting architecturally with surrounding homes built in
different eras is not about passively mimicking the details of decades -old adjacent homes. Rather, one needs
to study and adopt the overall size and proportions, the way they sit relative to the site, the frontage widths
and setbacks, and the displacement of the floors. Some of the ways we accomplished this include:
• The intermediate 1st floor roof offsets the masses.
• The 1st floor wraparound roof on both sides has a conventional hip corner transition.
• The eaves have a wooden boxed tongue and groove soffit underside at the upper level where the
roof eaves are more visible, while the first -floor roof has an open rafters design.
• The roof edges have a fascia and a trim articulating their profile that relates with the traditional
detailing of the nearby roofs.
• Long overhangs were employed.
• The shed roof shapes move away from the more typical gables and hip designs, but they share
those same slopes.
• All of the colors chosen are earthy tones, with the purpose of blending in with the very green
setting and the adjacent homes.
Throughout the design process, we incorporated the recommendations of the Town's Planning
Department and the Town's Consulting Architect. We also held many conversations with our neighbors. We
worked hard to be sensitive to their thoughts and to the surrounding area. In our opinion, our design respects
the architectural elements of the neighborhood while also adding to its character.
We welcome your comments.
Dear City of Los Gatos Planning Department,
We met with many of our neighbors. We showed them our preliminary house design and asked for
their thoughts and ideas. The following neighbors would like to show their support for our proposal.
Thank you very much!
Patrick Hancir and Monica Zaucha
15921 Rochin Terrace
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EXHIBIT 10
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RECEIVED
15911 Rochin Ct.
Los Gatos, CA 95032
July 15, 2018
Town of Los Gatos Planning Commission
ATTN: Planner Sean Mullin
110 E. Main St.
Los Gatos, CA 95030
RE: 15921 Rochin Terrace, Architecture and Site Application S-18-002
Dear Mr. Mullin,
JUL 1 6 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I wish to write to you today to express my opposition to the proposed development.
I am unable to attend the public hearing due to the fact I have a planned vacation
during that period of time that was planned well over 6 months ago. I live in the
house that is directly across the street to the proposed house.
I am opposing the construction of the house since the applicant is proposing to use a
flat -roofed architecture. None of the houses in the City of Los Gatos in the
neighborhood have flat roofs.
I am excited the applicants and going to redevelop the property, but I would request
the town insist the applicant pitch the roof to make it conform to the neighborhood.
If you have any questions, I can be reached at karJC@proftouch,coni.
EXHIBIT 11
Monday July 16, 2018
Dear Planning Commission:
I have received notification of our new neighbor's remodel Application S-18-002 address at 15921
Rochin Terrace, Los Gatos 95032. This property is directly opposite my home at 15911 Rochin Ct.
I have met the new owner Monica, and very much look forward to having her and her family as our
neighbors!
However, I cannot support their current architecture design because it does not in any way fit in with the
look and feel of our neighborhood. This proposed replacement structure is in no way compatible with the
predominant architectural style of the neighborhood. The ultra modern, stacked rectangle structure, and
flat rooftops are nothing like the quaint, traditional style of the rest of our neighborhood. The newest
homes built in 2014 on adjacent Constances Ct. are all compatibly designed in this traditional style.
It is crucial to note that the nearby modern design of the property at 15900 Rochin Terrace is NOT in the
town jurisdiction, but rather in the county jurisdiction, and is therefore exempt from compliance with the
Los Gatos Town Code and guidelines. Therefore, it CANNOT be considered when evaluating this
application's harmony and compatibility with the surrounding neighborhood.
Thank you very much for your careful consideration of these important factors.
Respectfully,
-Diane C. Ryan
15911 Rochin Ct.
Los Gatos, CA 95032
From:
Stacey Bossert
15902 Rochin Terrace
Los Gatos, CA 95032
To:
Sean Mullin
Project Planner
Monday, July 16, 2018
Reference: PLANNING APPLICATION 523-25-009 for 15921 Rochin Terrace
Dear Mr. Mullin:
I write in strong support for the planning application above. I have examined the plans and know the
site well. I wish to offer my support to the proposal for the reasons outlined below.
I've lived in this neighborhood for 6 years, and I've seen tremendous, positive changes to the homes
in the area. Well -designed custom homes are being erected and large-scale remodels are taking
place. The neighborhood is becoming a blend of various styles —Tudor, Mediterranean, craftsman,
contemporary and transitional. It's this wonderful blend of styles that is adding interest, dimension
and value to our neighborhood.
In my opinion, the proposed design would be a great addition to the neighborhood. There are
contemporary homes in the area, including mine, which is far more contemporary than the design
proposed for 15921 Rochin Terrace. The trend for contemporary homes reflects where we live —the
Silicon Valley —an innovative and forward -thinking area.
do appreciate your consideration of this letter. Please feel free to contact me if you have any
questions or need any additional information.
Sincerely,
Stacey Bossert
15902 Rochin Terrace
Los Gatos, CA 95032
(408) 707-5416
sbossert6111@gmail.com
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136 [Ml 40 RP=350.56
BENCHMARK
CITY OF LOS GATOS BENCHMARK LG#24
SET BRASS DISK IN MONUMENT WELL STAMPED
"LG#24" AT THE INTERSECTION OF BLOSSOM
HILL ROAD AND CAMINO DE CERRO.
ELEVATION = 348.83'
(NAVD 88 DATUM)
- SITE BENCHMARK
SURVEY CONTROL POINT
MAG AND SHINER SET IN ASPHALT
ELEVATION = 329.28'
(NAVD 88 DATUM)
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SANTA CLARA COUNTY
PI
(24
REVISIONS
BY
JOB NO: 2170481
DATE:
6-12-17
SCALE:
1" = 10'
FIELD BY: EH
DRAWN BY: DDR/DB
SHEET NO:
Nt.„,
sup
1 OF 1 SHEETS,/
GRADING & DRAINAGE NOTES:
NOTE: THIS DRAWING IS APPROVED SUBJECT TO:
1. ALL GRADING IS SUBJECT TO OBSERVATION BY THE CITY. PERMITTEE OR
REPRESENTATIVE SHALL NOTIFY THE CITY OF LOS GATOS DEPARTMENT OF PUBLIC
WORKS PROJECT INSPECTOR AT LEAST 48 HOURS BEFORE START OF ANY
GRADING.
2. APPROVAL OF THIS PLAN APPLIES ONLY TO (A) THE EXCAVATION, PLACEMENT,
AND COMPACTION OF NATURAL EARTH MATERIALS, (B) THE INSTALLATION OF
ON -SITE (I.E. PRIVATE PROPERTY) STORM WATER CONVEYANCE AND TREATMENT
FACILITIES THAT ARE OUTSIDE OF THE 5-FOOT BUILDING ENVELOPE, AND (C)
THE INSTALLATION OF RETAINING STRUCTURES. THIS APPROVAL DOES NOT
CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE
PROPERTY OF OTHERS. APPROVAL OF THIS PLAN ALSO DOES NOT CONSTITUTE
APPROVAL OF ANY IMPROVEMENTS WITH THE EXCEPTION OF THOSE LISTED
ABOVE. PROPOSED IMPROVEMENTS, WITH THE EXCEPTION OF THOSE LISTED
ABOVE, ARE SUBJECT TO REVIEW AND APPROVAL BY THE RESPONSIBLE
AUTHORITIES AND ALL OTHER REQUIRED PERMITS SHALL BE OBTAINED.
3. UNLESS OTHERWISE NOTED ON THE PLAN, ANY DEPICTION OF A RETAINING
STRUCTURE ON THIS PLAN SHALL NOT CONSTITUTE APPROVAL FOR
CONSTRUCTION OF THE RETAINING STRUCTURE UNLESS A SEPARATE STRUCTURAL
REVIEW, BY THE DEPARTMENT OF PUBLIC WORKS IS COMPLETED AND APPROVED.
4. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR AGENT TO IDENTIFY,
LOCATE AND PROTECT ALL UNDERGROUND FACILITIES.
5. THE PERMITTEE OR AGENT SHALL MAINTAIN THE STREETS, SIDEWALKS AND ALL
OTHER PUBLIC RIGHTS -OF -WAY IN A CLEAN, SAFE AND USABLE CONDITION.
ALL SPILLS OF SOIL, ROCK OR CONSTRUCTION DEBRIS SHALL BE REMOVED
FROM THE PUBLICLY OWNED PROPERTY DURING CONSTRUCTION AND UPON
COMPLETION OF THE PROJECT. ALL ADJACENT PROPERTY, PRIVATE OR PUBLIC
SHALL BE MAINTAINED IN A CLEAN, SAFE AND USABLE CONDITION.
6. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH
THE STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR
AIRBORNE PARTICULATES.
7. IN THE EVENT THAT HUMAN REMAINS AND/OR CULTURAL MATERIALS ARE FOUND,
ALL PROJECT -RELATED CONSTRUCTION SHOULD CEASE WITHIN A 100-FOOT
RADIUS. THE CONTRACTOR SHALL, PURSUANT TO SECTION 7050.5 OF THE
HEALTH AND SAFETY CODE, AND SECTION 5097.94 OF THE PUBLIC RESOURCES
CODE OF THE STATE OF CALIFORNIA, NOTIFY THE MARIN COUNTY CORONER
IMMEDIATELY.
8. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE
REMOVAL PERMITS AND METHODS OF TREE PRESERVATION SHOULD BE OBTAINED
FROM THE CITY'S PLANNING DEPARTMENT AND THE CITY ARBORIST.
9. FOR NON-RESIDENTIAL PROJECTS, ANY NON -HAZARDOUS EXPORT RESULTING
FROM PROJECT RELATED EXCAVATION OR LAND CLEARING SHALL BE 100%
REUSED AND RECYCLED PER CALIFORNIA GREEN BUILDING STANDARDS CODE
SECTION 5.408.
10. ALL GRADING WORK SHALL CONFORM TO THE RECOMMENDATIONS OF THE
PROJECT GEOTECHNICAL REPORT AND/OR THE PROJECT SOIL ENGINEER. ALL
GRADING WORK SHALL BE OBSERVED AND APPROVED BY THE SOIL ENGINEER.
11. THE SOIL ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS BEFORE
BEGINNING ANY GRADING. UNOBSERVED AND/OR UNAPPROVED GRADING WORK
SHALL BE REMOVED AND REPLACED UNDER OBSERVATION.
12. PERIMETER BUILDING GRADES SHALL SLOPE AWAY FROM BUILDINGS AT LEAST 5%
MINIMUM
13. ALL DOWNSPOUTS SHALL HAVE SPLASH BOXES AS SHOWN ON THE GRADING
AND DRAINAGE PLAN. DIRECTION OF THE FLOW SHALL BE AWAY FROM THE
BUILDING.
LEGEND
DESCRIPTION
BOUNDARY LINE
EASEMENT LINE
CONCRETE/IMPERNOUS HARDSCAPE
ELECTRICAL LINE
GAS LINE
CHAIN LINK FENCE
RETAINING WALL
AREA DRAIN
DROP INLET
EX. POWER POLE
WATER METER
SANITARY SEWER LATERAL
WITH CLEAN OUT
STORM DRAIN
SANITARY SEWER
WATER
SLOPE ARROW
EXISRNG CONTOUR
PROPOSED CONTOUR
OVERLAND RELEASE
DIRECTION OF SURFACE DRAINIAGE
5X SLOPE AWAY FROM BUILDING
PERMEABLE PAVERS
SEMI -PERVIOUS COMPOSITE WOOD
SYMBOL
E
GAS
1111- SS
n
10
50
0
/
20
GRAPHIC SCALE
1" = 10'
(EX)WATER METERS
SS
GRADING TO BE KEPT AT A MINIMUM
UNDER TREE CANOPY. ANY WORK WITHIN
THE CANOPY TO BE HAND DUG, AND
DONE PER ARBORIST RECOMMENDATIONS
AND ALSO OBSERVED BY THE ARBORIST
60" REDWOOD TREE
TO REMAIN
40
w
(0
SSMH I
RIM=329.27
SS
EARTHEN SWALE (TYP)
TW 332.86
BW 332.49
9" STUMP
AD RIM 331.10
INV 329.10
(N) RETAINING WALL
15" MULBERRY TREE
TO BE REMOVED
POOL TRENCH DRAIN
RIM 331.52
INV 329.52
CONNECT TO SANITARY
EARTHEN SWALE (TYP.)
AD RIM 331.39
INV 329.39
TW 334.47
BW 331.49
TW 334.83
BW 331.49
UTILITY POLE
9" STUMP
AD1
RIM3.08
. INV 328.3Z
ROCHIN TERRACE
W
SYMBOL INDICATES, SLOPE 5% AWAY
FROM BUILDING FOR GROUND/LANDSCAPE
AREAS, OR 2% AWAY FROM BUILDING FOR
HARDSCAPE AREAS, FOR TEN FEET
UNLESS NOT PRACTICAL LONGITUDINAL
SWALES MAY BE USED.
15" STUMP
1.0
oci
N
U
SS
SS S
INSTALL SPLASHBOXES AT ALL
DOWNSPOUTS LOCATIONS. REFER TO
ARCHITECTURAL PLANS FOR ACCURATE
DOWNSPOUT LOCATIONS (TYP.)
(N) FENCE PER
ARCHITECTUAL/LANDSCAPE -
PLANS
-
N N67`53'09"E
o�w
)
o 1- W
PERMEABLE
PAVERS (TYP)
SEE DETAIL ON
SHEET C3
4)
10" APPLE TREE
TO BE REMOVED
AD RIM 331.32
INV 329.32
N
o'
N
7" CYPRESS TREE
TO BE REMOVED
TW 333.04
AD RIM 329.91
INV 327.91
(N) CONCRETE/MASONRY OR
KEYSTONE RETAINING WALL.
OWNER TO DECIDE.
SEE DETAIL ON SHEET C3
\
CJI
\
SS /
SS
EX. WATER METER
(N) WATER LINE
UNDERNEATH DEC
GRADE TO SLOPE A
FROM BUILDING 5% MIN
(POC) POINT OF
CONNECTION. SEE
PLUMBING/ARCHITECTURAL
PLANS FOR
CONTINUATION
'09"E 100.00'
3' TO 1 RET. WALL
AD RIM 329.91
INV 327.63
ABBREVATIONS
AC = ASPHALT CONCRETE
AD = AREA DRAIN
AG = ADJACENT GRADE
BC = BEGIN CURVE
BS = BOTTOM OF STAIR
BU = BUBBLE UP
BVC = BEGIN VERTICAL CURVE
BRW = BOTTOM OF RETAINING WALL
CB = CATCH BASIN
CL = CENTERLINE
CO = CLEANOUT
DS = DOWNSPOUT WITH SPLASH BOX
EC = END CURVE
ELEV. = ELEVATION
EVC = END VERTICAL CURVE
EX. = EXISTING
F/C = FACE OF CURB
FF = FINISHED FLOOR ELEVATION
FH = FIRE HYDRANT
FL = FLOW LINE
GB = GRADE BREAK
GFF = GARAGE FINISH FLOOR
HP = HIGH POINT
HC = HAND/CAP UNIT
INV = INVERT
SS
CB
TC=3c?,..47
RIM=.�'5.72
INV=:M2.2
U
SDMH
RIM=326.40
INV=321.00
SS
BUBBLE -UP \
BU RIM 329.10
INV 326.60
GAS
0 25.0' LIGHT & Al
EASEMENT
SD
(N) GAS METER
(M) ELECTRICAL METER
(N) LECTRICAL LINE
ALL OVERHEAD ELECTRICAL
SERVICE LINES (ELECTRIC,
PHONE, AND/OR CABLE)
MUST BE UNQERGROUNDED
FROM THE HOUSE TO THE
NEAREST UTILITY POLE
LP = LOW POINT
PAD = PAD ELEVATION
PCC = PORTLAND CEMENT CONCRETE
PL = PROPERTY LINE
PV = PAVEMENT GRADE
PVC = POLYVINYL CHLORIDE PIPE
PV/ = POINT OF VERTICAL INTERSECTION
RCP = REINFORCED CONCRETE PIPE
ROW = RIGHT OF WAY
S=.004> SLOPE
SD = STORM DRAIN
SDMH = STORM DRAIN MANHOLE
SG = SUBGRADE ELEVATION
SS = SANITARY SEWER
SSMH = SANITARY SEWER MANHOLE
STA = STAT/ON
TC = TOP OF CURB
TF = TOP OF FENCE
TRW = TOP OF RETAINING WALL
TS = TOP OF STAIR
TW = TOP OF WALL
VCP = VITRIFIED CLAY PIPE
WM = WATER METER
WV = WATER VALVE
• /
-2.0%
SS
SD
R=20.00'
L=31.42'
D=90`00'00"
SS
SD
5" CHERRY TO REMAIN
BUBBLE -UPS
BU RIM 329.10
INV 326.60
Ln
cn
cn
(n
C�
(N) CLEANOUT PER C
DISTRICT STDS. WITHIN
SAN. CO 328.01
INV 324.01
CB
TC=326.47
RIM=325.72
INV=322.22
SSMH
RIM=326.00
SS
JRRENT
2' OF PL
7 USE EX 4" SANITARY LATERAL.
CONTRACTOR TO VERIFY EXACT
LOCATION, CONDITION, SIZE, &
SLOPE.
328.00
TC 328.34
C 328.99
TC 329.22
\
SS
INSTALL NEW SANITARY B
PREVENTOR. PER SANITA
STANDARDS. CALL FOR 1
6', 7' A\ND 9" OLIVE TREE
TO REMAIN
CKFLOW
Y DISTRICT
SPECTION
-(N) 4" SAN. LAT
AFTER C.O. 60
PERMEABLE
PAVERS (TYP)
(N) GAS LIN E. I -AND DIG WITH
CAUTION UNDER TREE CANOPY.
WORK TO BE DONE UNDER _-j'J\-)
ARBORIST RECOMME.AT101�S
AND OBSERVATION-
(N) STORM L HAND DIG
WITH CAUTIO\ UNDER TREE
CANOPY. WO;K TO BE DONE
UNDER ARBCRIS'
RECOMMEND A -IONS AND
OBSERVATION
AD RIM 329.05
INV 327.44
BENCH MARK
i
10, 13' APRICOT TREE
NE
D TO BE REMOVED
cn
Ln
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cn
cn
337.
NOTE: TOPOGRAPHIC AND BOUNDARY SURVEY PREPARED BY OTHERS.
CITY OF LOS GATOS BENCHMARK LG#24. SET BRASS DISK IN MONUMENT
WELL STAMPED "LG#24" AT THE INTERSECTION OF BLOSSOM HILL ROAD
AND CAMINO DE CERRO. ELEVATION = 348.83' (NAVD 88 DATUM)
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DESCRIPTION
CUT
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DRIVEWAY
PATIO, SIDEWALKS
LANDSCAPE AREAS
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112 C.Y.
23 C.Y.
10 C.Y.
19 C.Y.
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TOTALS RAW:
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19 C.Y.
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TOTAL ADJUSTED:
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21 C.Y.
269 C.Y.
NOTES & CALCULATIONS ASSUMPTIONS:
IT SHALL BE THE CONTRACTOR'S
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TO SUB —GRADE
1. EARTHWORK QUANTITIES SHOWN ARE APPROXIMATE.
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3. ASSUMED 1.0' UNDERCUT IN DRIVEWAY AREA.
4. ASSUMED 5' DEEP POOL
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N.T.S.
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PROPERTY LINE SECTION
B
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DRAIN DETAIL
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N.T.S.
N.T.S.
N.T.S.
N.T.S.
N.T.S.
GreenBluEarth Inc.
CONSULTING CIVIL ENGINEERS & LAND SURVEYORS
117 BERNAL RD. STE. 70-336 TEL. (408) 772-4381
SAN JOSE, CA 95119 OsunaEngineering@gmail.com
f
BUBBLE —UP
EMITTER
DETAIL
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DRAIN DET/
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EARTHEN SWALE DET/
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/ /
TYPICAL FOUIVDA T/ON/FF/GROUND SECTION
N
itterhouse
NOTES:
1. SPLASH BLOCKS SHALL BE LOCATED UNDER ALL BLDG.
NOTE:
BASE
RECOMMENDATIONS.
FOR
REFER
THICKNESS
TO SOILS
OF AGGREGATE
ENGINEER
TYP. NO. 8 AGGREGATE IN OPENINGS
CONCRETE PAVERS MIN. 1/8 IN. G MM) THICKI
1ISearch
DOWNSPOUTS.
Home I Company Info 1 Products I Literature & Specifications
A Dealer 1 News & New Products I Associations & Links 1 Contact Us'
2. SWALE SHALL RUN FROM SPLASH BLOCK AWAY FROM
r i ��0
CURB/EDGE RESTRAINT WITH CUT-OUTSLocate
FOR OVERFLOW DRAINAGE (CURB SHOWN)
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SPLASH BLOCK
BUILDING
GRADING AND DRAINAGE PLAN
CONSTRUCTION DETAILS
15921 ROCHIN TERRACE
CITY OF LOS GATOS CALIFORNIA
Dote: 6/19/18
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This is our newest design in durable and attractive splash blocks. Each is machine
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2. NO. 2 STONE SUBBASE
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PEDESTRIAN APPLICATIONS.
DESIGN.
PAVEMENT MANUAL.
DRAIN ROCK IN SWALE
Project No.: 1538
259 Cleueland Avenue, Chan-.bersbueg, PA 17201
717-267-4500 Fax: 717-267-4527 Email! rnasanrylanitterhouse.corn
PLAN VIEW
SWALE @ 2% MIN. SHRUB MASSINGS
SPLASH BLOCK TO AREA DRAIN
IMAGE
N.T.S.
PERMEABLE
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PAVEMENT
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ROCHIN TERRACE
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INSTALL FIBER ROLLS. SEE
DETAIL ON THIS SHEET
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INSTALL FIBER ROLLS. SEE
DETAIL ON THIS SHEET
NOTES:
1. PROTECT ALL INLETS IN THE PUBLIC
STREETS SURROUNDING THE SITE.
2. ALL ON -SITE LANDSCAPE AREA
DRAINS TO BE CAPPED OR PROTECTED
UNTIL LANDSCAPING IS FINISHED.
25' MIN
SLOPE AWAY
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8" THICK AGGREGATE
500X MIRAFI (OR EQUAL) PROVIDE APPROPRIATE TRANSITION
ON EXISTING GROUND BETWEEN STABILIZED CONSTRUCTION
ENTRANCE AND PUBLIC RIGHT-OF-WAY
25' MIN
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*STONES TO BE 4"-6" AGGREGATE
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PUBLIC
RIGHT-OF-WAY
PUBLIC
(RIGHT-OF-WAY
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MAINTENANCE:
THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING
SEDIMENT ONTO PUBLIC RIGHTS -OF -WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH ADDITIONAL
STONE AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT ANY MEASURES USED TO TRAP SEDIMENT.
ALL SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO PUBLIC RIGHTS -OF -WAY SHALL BE REMOVED
IMMEDIATELY.
WHEN NECESSARY, WHEELS SHALL BE CLEANED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO PUBLIC
RIGHTS -OF -WAY. THIS SHALL BE DONE AT AN AREA STABILIZED WITH CRUSHED STONE, WHICH DRAINS
INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN.
STABILIZED
CONSTRUCTION ENTRANCE
N.T.S.
LEGEND
PROPOSED DESCRIPTION
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INSTALL FIBER ROLLS. SEE
DETAIL ON THIS SHEET
MAINTENANCE NOTES
SITE BOUNDARY
STABILIZED CONSTRUCTION ENTRANCE
4"-6'' ROCK (MIN)
FIBER ROLL
MAINTENANCE IS TO BE PERFORMED AS FOLLOWS:
1. REPAIR DAMAGES CAUSED BY SOIL EROSION OR CONSTRUCTION AT THE END
OF EACH WORKING DAY.
2. SWALES SHALL BE INSPECTED PERIODICALLY AND MAINTAINED AS NEEDED.
3. SEDIMENT TRAPS, BERMS, AND SWALES ARE TO BE INSPECTED AFTER EACH
STORM AND REPAIRS MADE AS NEEDED.
4. SEDIMENT SHALL BE REMOVED AND SEDIMENT TRAP RESTORED TO ITS
ORIGINAL DIMENSIONS WHEN SEDIMENT HAS ACCUMULATED TO A DEPTH OF 1
FOOT.
5. SEDIMENT REMOVED FROM TRAP SHALL BE DEPOSITED IN A SUITABLE AREA
AND IN SUCH A MANNER THAT IT WILL NOT ERODE.
6. RILLS AND GULLIES MUST BE REPAIRED.
CONSTRUCTION ENTRANCE, SEE DETAILS ON
11HJS SHEET. AS AN ALTERNATE CAN LEAVE
EXISTING PAVEMENT INSTEAD. NO DIRT
TRACKING TO THE STREETS ALLOWED
REBAR
INSTALL 5
STAKES TYP.
FILTER FABRIC
EXCAVATE 4" DEEP
CUP FOR CIRCULAR
WATTLE TO SIT IN
INLET
10" STRAW WATTLE
PLAN VIEW
10" STRAW WATTLE
/ FILTER FABRIC
DRIVE STAKE 18"
BELOW GROUND
NOTE: LANDSCAPE INLETS THAT ARE
NOT PROTECTED MUST BE CAPPED
SECTION TO PREVENT ANY UNTREATED FLOW
ENTERING THE INLET
ALTERNATE FIBER ROLL INLET PROTECTION
MAY BE USED IN LANDSCAPE AREA DRAINS
N.T.S.
REBAR
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SILT SACK
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REBAR TO EXTEND BEYOND
INLET THROAT
SILT SACK POCKET
CALIFORNIA MODIFIED SILT SACK
REED & GRAHAM, INC. (OR EQUAL)
BEFORE & AFTER STREETS ARE PAVED
N.T.S.
EROSION & SEDIMENT CONTROL NOTES
1. NOT USED
2. THE DEVELOPER IS RESPONSIBLE FOR ENSURING THAT ALL CONTRACTORS AND SUBCONTRACTORS ARE AWARE OF ALL STORM WATER
QUALITY MEASURES AND IMPLEMENT SUCH MEASURES. FAILURE TO COMPLY WITH THE APPROVED CONSTRUCTION BEST MANAGEMENT
PRACTICES WILL RESULT IN THE ISSUANCE OF CORRECTION NOTICES, CITATIONS, AND/OR STOP ORDERS.
3. ANY VEHICLE OR EQUIPMENT WASHING/STEAM CLEANING MUST BE DONE AT AN APPROPRIATELY EQUIPPED FACILITY WHICH DRAINS TO
THE SANITARY SEWER. OUTDOOR WASHING MUST BE MANAGED IN SUCH A WAY THAT THERE IS NO DISCHARGE OF SOAPS, SOLVENTS,
CLEANING AGENTS OR OTHER POLLUTANTS TO THE STORM DRAINS. WASH WATER SHALL DISCHARGE TO THE SANITARY SEWER, SUBJECT
TO REVIEW AND APPROVAL OF UNION SANITARY DISTRICT.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR LITTER CONTROL AND SWEEPING OF ALL PAVED SURFACES DURING CONSTRUCTION.
5. THE FACILITIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL EROSION AND SEDIMENT DURING THE RAINY SEASON, OCTOBER 1 TO
APRIL 15. EROSION CONTROL MEASURES ARE TO BE FUNCTIONAL PRIOR TO OCTOBER 1ST OF ANY YEAR GRADING OPERATIONS HAVE
LEFT AREAS UNPROTECTED FROM EROSION.
6. ALL ON -SITE STORM DRAINS SHALL BE CLEANED IMMEDIATELY BEFORE THE START OF THE RAINY SEASON BEGINNING ON OCTOBER 1ST
EACH YEAR, SUBJECT TO THE REVIEW OF THE BUILDING/ENGINEERING INSPECTOR.
7. IF RAINY WEATHER BECOMES IMMINENT, GRADING OPERATIONS SHALL BE STOPPED AND EROSION CONTROL MEASURES SHALL BE
IMPLEMENTED TO PROTECT DISTURBED AREAS.
8. DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE
MAINTAINED SO AS TO MINIMIZE SEDIMENT LADEN RUNOFF TO ANY STORM DRAIN SYSTEM.
9. CONSTRUCTION ENTRANCES SHALL CONSIST OF A MINIMUM 8" THICK LAYER OF 4"-6" FRACTURED STONE AGGREGATE UNLAID WITH
GEOTEXTILE LINER FOR A MINIMUM DISTANCE OF 50 FEET, AND IS TO BE PROVIDED AT EACH VEHICLE ACCESS POINT TO EXISTING
PAVED STREETS. THE DEPTH AND LENGTH OF AGGREGATE MAY NEED TO BE ADJUSTED IN THE FIELD TO ENSURE NO TRACKING OF
SEDIMENT ONTO EXISTING PAVED STREETS. CONSTRUCTION ENTRANCES SHALL SLOPE AWAY FROM EXISTING PAVED STREETS.
10. INLETS NOT USED IN CONJUNCTION WITH EROSION CONTROL MEASURES ARE TO BE BLOCKED UNLESS THE AREA DRAINED IS
UNDISTURBED OR STABILIZED.
11. BORROW AREAS AND TEMPORARY STOCKPILES SHALL BE PROTECTED WITH APPROPRIATE EROSION CONTORL MEASURES TO THE
SATISFACTION OF THE CITY ENGINEER.
12. NO STRAW BALES OR SILT FENCES SHALL BE USED AS EROSION CONTROL MEASURES. SILT FENCES MAY ONLY BE USED AS A
PHYSICAL BARRIER TO PREVENT VEHICULAR AND PEDESTRIAN TRAFFIC FROM USING NON -APPROVED ACCESS POINTS (E.G. - ALONG
RIGHT-OF-WAY).
13. ALL DISTURBED AREAS INCLUDING FLAT PADS ARE TO BE TREATED WITH STRAW AND TACKIFIER AT A RATE OF 2 TONS PER ACRE
APPROXIMATELY 3 INCHES THICK.
SUPPLEMENTAL EROSION & SEDIMENT CONTROL NOTES
1. SEE STANDARD EROSION & SEDIMENT CONTROL NOTES ABOVE.
2. THE FACILITIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL EROSION AND SEDIMENT DURING THE RAINY SEASON, OCTOBER 1 TO
APRIL 15. FACILITIES ARE TO BE OPERABLE PRIOR TO OCTOBER 1 OF ANY YEAR. GRADING OPERATIONS DURING THE RAINY SEASON
WHICH LEAVE DENUDED SLOPES SHALL BE PROTECTED WITH EROSION CONTROL MEASURES IMMEDIATELY FOLLOWING GRADING ON THE
SLOPES.
3. CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO COMMENCEMENT OF GRADING. ALL CONSTRUCTION TRAFFIC ENTERING ONTO
THE PAVED ROADS MUST CROSS THE STABILIZED CONSTRUCTION ENTRANCE WAYS.
4. CONTRACTOR SHALL MAINTAIN STABILIZED ENTRANCE AT EACH VEHICLE ACCESS POINT TO EXISTING PAVED STREETS. ANY MUD OR DEBRIS
TRACKED ONTO PUBLIC STREETS SHALL BE REMOVED DAILY AND AS REQUIRED BY THE CITY.
5. INLET PROTECTION SHALL BE INSTALLED AT OPEN INLETS TO PREVENT SEDIMENT FROM ENTERING THE STORM DRAIN SYSTEM. INLETS
NOT USED IN CONJUNCTION WITH EROSION CONTROL ARE TO BE BLOCKED TO PREVENT ENTRY OF SEDIMENT.
6. THIS EROSION AND SEDIMENT CONTROL PLAN MAY NOT COVER ALL THE SITUATIONS THAT MAY ARISE DURING CONSTRUCTION DUE TO
UNANTICIPATED FIELD CONDITIONS. VARIATIONS AND ADDITIONS MAY BE MADE TO THIS PLAN IN THE FIELD. NOTIFY THE CITY
REPRESENTATIVE OF ANY FIELD CHANGES.
HINGE POINT
3:1 SLOPE MAX.
AC PAVEMENT
TT -
PLACE STRAW WATTLES
IF VERTICAL RISE
AGG. BASE
FRONT YARD SLOPE DETAIL
AFTER STREET ARE PAVED
N.T.S.
TOE OF
SLOPE
DRIVE STAKE
18" BELOW ROLL
4' 0.C.
TOP OF
SLOPE
FIBER
ROLL
EXCAVATE 4" DEEP CUP
FOR CIRCULAR ROLL TO
SIT IN
FIBER ROLL
INSTALLATION DETAIL
N.T.S.
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Construction Best Management Practices (BMPs)
Materials & Waste Management
Non -Hazardous Materials
Berm and cover stockpiles of sand, dirt or other construction material
with tarps when rain is forecast or when they are not in use.
❑ Use (but don't overuse) reclaimed water for dust control.
D Ensure dust control water doesn't leave site or discharge to storm
drains.
Hazardous Materials
❑ Label all hazardous materials and hazardous wastes (such as
pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in
accordance with City, County, State and Federal regulations.
❑ Store hazardous materials and wastes in water tight containers, store
in appropriate secondary containment, and cover them at the end of
every work day or during wet weather or when rain is forecast.
❑ Follow manufacturer's application instructions for hazardous
materials and do not use more than necessary. Do not apply
chemicals outdoors when rain is forecast within 24 hours.
❑ Arrange for appropriate disposal of all hazardous wastes.
Waste Management
❑ Cover and maintain dumpsters. Check frequently for leaks. Place
dumpsters under roofs or cover with tarps or plastic sheeting secured
around the outside of the dumpster. A plastic liner is recommended to
prevent leaks. Never clean out a dumpster by hosing it down on the
construction site.
❑ Place portable toilets away from storm drains. Make sure they are in
good working order. Check frequently for leaks.
❑ Dispose of all wastes and demolition debris properly. Recycle
materials and wastes that can be recycled, including solvents, water -
based paints, vehicle fluids, broken asphalt and concrete, wood, and
cleared vegetation.
❑ Dispose of liquid residues from paints, thinners, solvents, glues, and
cleaning fluids as hazardous waste.
❑ Keep site free of litter (e.g. lunch items, cigarette butts).
D Prevent litter from uncovered loads by covering loads that are being
transported to and from site.
Construction Entrances and Perimeter
❑ Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to sufficiently control erosion and
sediment discharges .from site and tracking off site.
❑ Sweep or vacuum any street tracking immediately and secure
sediment source to prevent further tracking. Never hose down streets
to clean up tracking,
Construction projects are required to implement year-round stormwater BMPs.
Equipment Management &
Spill Control
Maintenance and Parking
❑ Designate an area of the constriction site, well away
from streams or storm drain inlets and fitted with
appropriate BMPs, for auto and equipment parking,
and storage.
❑ Perform major maintenance, repair jobs, and vehicle
and equipment washing off site.
❑ If refueling or vehicle maintenance must be done
onsite, work in a benned area away from storm drains
and over a drip pan or drop cloths big enough to collect
fluids. Recycle or dispose of fluids as hazardous waste.
❑ If vehicle or equipment cleaning must be done onsite,
clean with water only in a bermed area that will not
allow rinse water to run into gutters, streets, storm
drains, or surface waters.
❑ Do not clean vehicle or equipment onsite using soaps,
solvents, degreasers, or steam cleaning equipment, and
do not use diesel oil to lubricate equipment or parts
onsite.
Spill Prevention and Control
❑ Keep spill cleanup materials (e.g., rags, absorbents and
cat litter) available at the construction site at all times.
❑ Maintain all vehicles and heavy equipment. Inspect
frequently for and repair leaks. Use drip pans to catch
leaks until repairs are made.
❑ Clean up leaks, drips and other spills immediately and
dispose of cleanup materials properly
❑ Use dr- cleanup methods whenever possible
(absorbent materials, cat litter and/or rags).
❑ Sweep up spilled dry materials immediately. Never
attempt to "wash them away" with water, or bury
them.
❑ Clean up spills on dirt areas by digging up and
properly disposing of contaminated soil.
❑ Report significant spills to the appropriate local spill
response agencies immediately. If the spill poses a
significant hazrd to human health and safety, property
or the environment, you must report it to the State
Office of Emergency Services. (800) 852-7550 (24
hours).
Earthmoving
Grading and Earthwork
❑ Schedule grading and excavation work
during dry weather.
❑ Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fiber
matrix) until vegetation is established.
❑ Remove existing vegetation only when
absolutely necessary, plant temporary
vegetation for erosion control on slopes
or where construction is not immediately
planned.
❑ Prevent sediment from migrating offsite
and protect storm drain inlets, drainage
courses and streams by installing and
maintaining appropriate BMPs (i.e. silt
fences, gravel bags, fiber rolls, temporary
swales, etc.).
❑ Keep excavated soil on site and transfer it
to dump trucks on site, not in the streets.
Contaminated. Soils
❑ If any of the following conditions are
observed, test for contamination and
contact the Regional Water Quality
Control Board:
Unusual soil conditions, discoloration,
or odor.
Abandoned underground tanks.
Abandoned wells
- Buried barrels, debris, or trash.
O If the above conditions are observed,
document any signs of potential
contamination and clearly mark them so
they are not distrurbed by construction
activities.
Landscaping
O Protect stockpiled landscaping materials
from wind and rain by storing them under
tarps all year-round.
❑ Stack bagged material on pallets and
under cover.
O Discontinue application of any erodible
landscape material within 2 days before a
forecast rain event or during wet r•eather.
Concrete Management
and Dewatering
Concrete Management
❑ Store both dry and wet materials under
cover, protected from rainfall and runoff and
away from storm drains or waterways. Store
materials off the ground, on pallets. Protect
dry materials from wind.
O Wash down exposed aggregate concrete
only when the wash water can (1) flow onto
a dirt area; (2) drain onto a bermed surface
from which it can be pumped and disposed
of properly; or (3) block any storm drain
inlets and vacuum washwater from the
gutter. If possible, sweep first.
O Wash out concrete equipment/trucks offsite
or in a designated washout area onsite,
where the water will flow into a temporary
waste pit, and make sure wash water does
not leach into the underlying soil. (See
CASQA Construction BMP Handbook for
properly designed concrete washouts.)
Dewatering
❑ Discharges of groundwater or captured
runoff from dewatering operations must
be properly managed and disposed. When
possible, send dewatering discharge to
landscaped area or sanitary sewer. If
discharging to the sanitary sewer,. call your
local wastewater treatment plant.
❑ Divert run-on water from offsite away from
all disturbed areas.
❑ When dewatering, notify and obtain
approval from the local municipality before
discharging water to a street gutter or storm
drain. Filtration or diversion through a basin,
tank, or sediment trap may be required.
❑ In areas of known or suspected
contamination, call your local agency to
determine whether the ground water must be
tested. Pumped groundwater may need to be
collected and hauled off -site for treatment
and proper disposal.
Paving/Asphalt Work
Paving
❑ Avoid paving and seal coating in wet
weather or when rain is forecast, to
prevent materials that have not cured
from contacting stormwater nunof.
❑ Cover storm drain inlets and manholes
when applying seal coat, slurry seal, fog
seal, or similar materials.
10 Collect and recycle or properly dispose of
excess abrasive gravel or sand. Do NOT
sweep or wash it into gutters.
Sawcutting & Asphalt/Concrete Removal
❑ Protect storm drain inlets during saw
cutting.
❑ If saw cut slurry enters a catch basin,
clean it up immediately.
❑ Shovel or vacuum saw cut slurry deposits
and remove from the site. When making
saw cuts, use as little water as possible.
Sweep up, and properly dispose of all
residues.
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Painting & Paint Removal
Painting Cleanup and Removal
❑ Never clean brushes or rinse paint
containers into a street, gutter, storm
drain, or stream.
❑ For water -based paints, paint out brushes
to the extent possible, and rinse into a
drain that goes to the sanitary sewer.
Never pour paint down a storm drain.
❑ For oil -based paints, paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container. Filter and
reuse thinners and solvents. Dispose of
excess liquids as hazardous waste.
❑ Sweep up or collect paint chips and dust
from non -hazardous dry stripping and
sand blasting into plastic drop cloths and
dispose of as trash.
❑ Chemical paint stripping residue and chips
and dust from marine paints or paints
containing lead, mercury, or tributyltin
must be disposed of as hazardous waste.
Lead based paint removal requires a state -
certified contractor.
Santa Clara Valley
Urban Runoff
Pollution Prevention Program
Storm drain polluters may be liable for fines of up to $10,000 per day!
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