Item 5 - Staff Report and Attachments 1 to 3PREPARED BY: SEAN MULLIN, AICP
Senior Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 08/24/2022 ITEM NO: 5
DATE: August 19, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a Recommendation to the Community Development Director on a
Request for Variances to the Accessory Structure Lot Coverage Standard and
to the Side and Rear Setback Requirements for a Detached Accessory
Structure on Property Located in the University-Edelen Historic District
Zoned R-1D:LHP. Located at 202 University Avenue. APN 529-04-001.
Variance Application V-22-003. Property Owner: Tyler and Kristine Shewey.
Applicant: Jay Plett, Architect. Project Planner: Sean Mullin.
RECOMMENDATION:
Forward a recommendation to the Community Development Director on a request for
Variances to the accessory structure lot coverage standard and to the side and rear setback
requirements for a detached accessory structure on property located in the University-Edelen
Historic District zoned R-1D:LHP located at 202 University Avenue.
PROPERTY DETAILS:
1.Date primary structure was built: 1898 (effective year built 1930) per County Assessor’s
Database; 1870s per Bloomfield Survey
2.Town of Los Gatos Historic Status Code: +, historic and intact, worthy of special note
3.Does property have an LHP Overlay? Yes
4.Is structure in a historic district? Yes, University-Edelen
5.If yes, is it a contributor? Yes
6.Findings required? No
7.Considerations required? Yes
BACKGROUND:
On July 28, 2021, the Committee considered a request for construction of a second-story
addition to the main residence to exceed floor area ratio standards and for construction of a
detached garage with reduced side and rear setbacks of three feet where five feet is required
PAGE 2 OF 4 SUBJECT: 202 University Avenue/V-22-003 DATE: August 19, 2022
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Avenue.docx
BACKGROUND (continued):
by the Town Code. The Committee forwarded a recommendation of approval to the
Community Development Director and the application was subsequently approved by the
Planning Commission on January 26, 2022.
The applicant has revised the location and dimensions of the detached garage to further
preserve the viewsheds of neighboring properties (Attachment 3). The revised proposal
requires approval of a Variance to the accessory structure lot coverage standards of the Town
Code and a Variance for a side setback of one foot and a rear setback of one and one-half feet
where five feet is required.
The development plans for the revised project include a second-story accessory dwelling unit
(ADU) above the proposed garage. State regulations and the Town’s ADU Ordinance allow
second-story ADUs to be constructed above detached accessory structures on a property with a
two-story primary residence with a ministerial review through an ADU permit. The
Committee’s review must focus on the lower-level garage and may not consider the ADU.
DISCUSSION:
The design of the proposed garage is consistent with the previously approved garage and would
match the residence in form, materials, and details. Exterior materials include a composition
roof, horizontal and vertical wood siding, wood garage doors, and detailing to match the
residence. As discussed in the Letter of Justification included as Attachment 1, the applicant
has revised the location and dimensions of the detached garage in coordination with their
neighbors in order to further preserve the viewsheds of neighboring properties
The proposed detached garage requires Variances to the accessory structure lot coverage
standards and side and rear setbacks. The size of the proposed garage exceeds the allowable
lot coverage for accessory structures, which is limited to 15 percent of the lot area exclusive of
the required setbacks. The subject property allows for a maximum of 485 square feet of
accessory structures, where the proposed garage is 518 square feet. Additionally, the proposed
garage would have a side setback of one foot and a rear setback of one and one-half feet where
five feet is required. The applicant has provided a Neighborhood Plan showing how the
reduced setbacks for the proposed detached garage are compatible with other properties in
the immediate neighborhood (Attachment 3, Sheet NP-1). The applicant’s Letter of Justification
discusses how granting of the Variances would allow for development that is consistent with
the neighborhood pattern and similar to other detached accessory structures enjoyed by
property owners in the vicinity (Attachment 1).
PAGE 3 OF 4 SUBJECT: 202 University Avenue/V-22-003 DATE: August 19, 2022
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Avenue.docx
DISCUSSION (continued):
When making their recommendation, the Committee should consider whether the proposed
accessory structure lot coverage and the reduced setbacks for the detached garage are
compatible with the neighborhood and consistent with the Residential Design Guidelines.
CONCLUSION:
Should the Committee find merit in the proposed project, it should make the following findings
and considerations and make a recommendation of approval to the Community Development
Director.
FINDINGS AND CONSIDERATIONS:
A. Findings
Sec. 29.20.165. Variances.
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
variance if it finds that:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance
deprives such property of privileges enjoyed by other property in the vicinity and
under identical zone; and
2. The granting of a variance would not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone in
which such property is situated.
B. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Applications
shall not be granted unless:
In Historic Districts, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property, which is the subject of
the application, nor adversely affect its relationship, in terms of harmony and
appropriateness, with its surroundings, including neighboring structures, nor
adversely affect the character, or the historical, architectural, or aesthetic interest or
value of the district.
PAGE 4 OF 4 SUBJECT: 202 University Avenue/V-22-003 DATE: August 19, 2022
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FINDINGS AND CONSIDERATIONS (continued):
C. Residential Design Guidelines
Section 4.9 of the Town’s Residential Design Guidelines offers recommendations for
accessory structures through reference to Section 3.9 (Attachment 2).
ATTACHMENTS:
1. Letter of Justification
2. Section 3.9, Residential Design Guidelines
3. Development Plans
JA/FLEET
SHEWEY ADU202 UNIVERSITY AVENUELOS GATOS, CA 95030
PROJECT DESCRIPTION/JUSTIFICATION
TO: Town of Los GatosFROM: Jay Plett Architect
The architecture is in the Italianate style, matching its companion Main House.
This project has been designed and situated on the Site with significant input from the two adjacent neighbors, requiring a variance to preserve the neighbor's light and view corridors to the hills as much possible.
Granting a variance would be consistent with the existing neighborhood patterns. Within the immediate neighborhood there are :
9 Garages with smaller SySb's5 Garages with smaller RySb's2 Garages have larger FAR's1 Garage has larger area (880) sf
Reference Sheet NP-1 of the Architectural drawings.
Being a corner parcel, the property's net site area compromises it's allowable detached Garage area as compared to interior parcels of the same size and shape.
* Allowed Garage by Net Site Area is 485 sf
* An interior parcel of identicalsize would have a Net Site Areaallowance for a Garage of 537 sf
* The proposed detached Garage is 518 sf
In addition, the requested detached Garage area is required by Architectural aesthetic necessity to blend harmoniously with the planned, moderately sized ADU above it.
ATTACHMENT 1
This Page
Intentionally
Left Blank
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 2
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
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nbr
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NEIGHBOR
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NEIGHBORVIEW
SHED
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12" evergreen
18" evergreen
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18"
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18"evergreen
12"
evergreenDRIVEWAY
DRIVEWAY SHEWEY ADU7.12.22
A-1
SITE PLAN
1/8" = 1'-0"
PROJECT DESCRIPTION PROJECT DESCRIPTION
new detached garage WITH
REDUCED SIDE AND REAR SET
BACKS
OWNERSOWNERS
tYLER & KRISTINE SHEWEY
202 UNIVERSITY AVE
los gatos, ca 95030
PHONE: 408.834.5983
EMAIL: TASHEWEY@SBCGLOBAL.NET
SITE PARTICULARSSITE PARTICULARS
APN 529-04-001
ZONING R-1 D LHP
AREA SUMMARY AREA SUMMARY
SITE 6380 SF
NET SITE AREA 3234/485 SF
corner lot
NET SITE AREA 3581/537 SF
interior lot
garage allowed 485 sf
corner lot
garage allowed 537 sf
interior lot
proposed garage 518 sf
adu 603 sf
ATTACHMENT 3
PROJECT HOUSE
PL PL PL PL PL PL PL PL PL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PL PL PL PL PL PL PLPLPL
PL
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PLPL
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UNIVERSITY AVEMI
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202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE 126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
GA
R
.
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
A.
D
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U
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE 128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE 30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
P
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O
J
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C
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GA
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30'-0" +/-
201 university AVE
G
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.
grays ln miles ave
23' - 9" +/-
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PROJECT HOUSE
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UNIVERSITY AVEMI
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202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE 126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
GA
R
.
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
A.
D
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19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
P
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UNIVERSITY AVEMI
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202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
GA
R
.
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
A.
D
.
U
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
P
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grays ln miles ave
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PROJECT HOUSE
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UNIVERSITY AVEMI
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202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE72 MILES AVE68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVEEDELEN
AVE
GA
R
.
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
A.
D
.
U
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE202 university AVE
28'-6" +/-28'-6" +/-
P
R
O
J
E
C
T
G
A
R
A
G
E
30'-0" +/-
201 university AVE
G
A
R
.
grays lnmiles ave
23' - 9" +/-
G
A
R
A
G
E
G
A
R
A
G
E
project
site
NEIGHBORHOOD PLAN
1" = 50'
UNIVERSITY AVE LOOKING ACROSS FROM PROJECT
1/16" = 1'-0"
UNIVERSITY AVE
LOOKING AT PROJECT
1/16" = 1'-0"
MILES AVE
LOOKING AT
PROJECT
1/16" = 1'-0"
MILES AVE LOOKING ACROSS FROM PROJECT
1/16" = 1'-0"
SETBACK & FAR COMPARISONS SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.06.30.22
NP-1
EXISTING NEIGHBORHOOD GARAGE CONDITIONS EXISTING NEIGHBORHOOD GARAGE CONDITIONS
ADDRESS SIZE (SF) SIDE SB (F) REAR SB (F) LOT SIZE (SF) FAR
123 UNIVERSITY AVE 400 +/- 0 1 4949 0.081
126 UNIVERSITY AVE 240 +/- 0 0 4070 0.059
128 UNIVERSITY AVE 360 0 0 6490 0.055
201 UNIVERSITY AVE 420 3 3 5566 0.075
205 UNIVERSITY AVE 284 1 6 5550 0.051
209 UNIVERSITY AVE 441 5 6 5550 0.079
210 UNIVERSITY AVE 216 2 3 5830 0.037
215 UNIVERSITY AVE 360 +/- 0 0 5566 0.065
216 UNIVERSITY AVE 160 0 0 5995 0.027
217 UNIVERSITY AVE 0 N/A N/A 3673 N/A
129 EDELEN AVE 880 0 0 10560 0.083
68 MILES AVE 412 3 3 4260 0.097
72 MILES AVE 240 +/- 0 20+3400 0.071
PROPOSED GARAGE PROPOSED GARAGE
202 UNIVERISTY AVE 518 1'- 6" 1'- 0"6380 0.081
ANALYSIS ANALYSIS
* 9 NEIGHBORHOOD GARAGES HAVE SMALLER SIDE YARD SETBACKS
** 5 NEIGHBORHOOD GARAGES HAVE SMALLER REAR YARD SETBACKS AND 1 IS THE SAME
*** 2 NEIGHBORHOOD GARAGES HAVE LARGER FARS AND 3 ARE THE SAME/SIMILAR
PROJECT HOUSE
PLPLPLPL
PLPLPLPLPL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PLPLPLPLPLPLPLPLPL
PL
PLPL
PL
PLPL
20
2
21
0
21
6
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
G
A
R
.
SH
E
D
UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE72 MILES AVE68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
GA
R
.
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
A.
D
.
U
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE202 university AVE
28'-6" +/-28'-6" +/-
P
R
O
J
E
C
T
G
A
R
A
G
E
30'-0" +/-
201 university AVE
G
A
R
.
grays lnmiles ave
23' - 9" +/-
G
A
R
A
G
E
G
A
R
A
G
E
project
site
SHEWEY ADUgarage plan
1/4" = 1'-0"
A-2
7.12.22
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF TO
MATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TO
B
E
M
O
V
E
D
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAYSHEWEY ADUroof plan
1/4" = 1'-0"
A-3
UPSTAIRS plan
1/4" = 1'-0"
7.12.22
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-MAX HGT COMP ROOF TOMATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TO
B
E
M
O
V
E
D
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELECMETERTO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREEPROTECTIONZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BEREMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TOBE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWERPOLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN FIRE HYDRANTON GREYS LNMID BLOCKCONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighborhouse72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen 18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-MAX HGT COMP ROOF TOMATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TO
B
E
M
O
V
E
D
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELECMETERTO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREEPROTECTIONZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BEREMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TOBE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWERPOLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN FIRE HYDRANTON GREYS LNMID BLOCKCONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREEPROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighborhouse72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen 18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF TO
MATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TO
B
E
M
O
V
E
D
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
CONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF TO
MATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TO
B
E
M
O
V
E
D
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
SHEWEY ADUEAST SOUTH (FROM MILES AV)
NORTH WEST
ELEVATIONS
1/4" = 1'-0"A-4
7.12.22
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