Item 4 - Staff Report with Exhibits 1-9.25 W. MainPREPARED BY: Erin Walters
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE:
07/26/2023 ITEM NO: 4
DATE: July 21, 2023
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of an Addition to a Contributing
Building in the Downtown Historic Commercial District; a Conditional Use
Permit for a Restaurant Use with Alcohol Service; Variances for Maximum
Floor Area and Reduced Parking; and Site Work Requiring a Grading Permit
on Property Zoned C-2:LHP. Located at 25 W. Main Street. APN 529-01-017.
Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing
Facilities. Architecture and Site Application S-22-039, Variance Application V-
22-001, and Conditional Use Permit Application U-23-002. PROPERTY
OWNER: Reveal Corp. APPLICANT: Gordon Wong, Gkw Architects. PROJECT
PLANNER: Erin Walters.
RECOMMENDATION:
Approval.
PROJECT DATA:
General Plan Designation: Central Business District
Zoning Designation: C-2:LHP, Central Business District with a Landmark and
Historic Preservation Overlay
Applicable Plans & Standards: General Plan; Commercial Design Guidelines
Parcel Size: 3,133 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Commercial and Multi-
Family Residential
Central Business District C-2:LHP
South Parking Lot Central Business District C-2
East Mixed-Use Central Business District C-2:LHP
West Commercial Central Business District C-2:LHP
PAGE 2 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, 15301: Existing Facilities.
FINDINGS:
▪ As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 1530 1: Existing
Facilities.
▪ As required by Section 29.20.170 of the Town Code for granting a Variance application to
exceed the maximum allowable FAR.
▪ As required by Section 29.20.170 of the Town Code for granting a Variance application for
reduced parking.
▪ As required by Section 29.20.190 of the Town Code for granting a Conditional Use
Permit.
▪ That the proposed project is consistent with the applicable Commercial 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 subject site is located on the on the southeastern corner of W. Main Street and Park
Avenue (Exhibit 1). The subject property is approximately 3,133 square feet, developed with an
existing pre-1941, two-story 2,170-square foot contributing commercial building located in the
Downtown Historic Commercial District.
On November 13, 2019, the Planning Commission approved: an Architecture and Site
application for the construction of a two-story rear addition to the existing two-story
commercial building; a Conditional Use Permit (CUP) for a multi-family use in a mixed-use
project including two below market price units; and a Variance application to exceed the
maximum allowable Floor Area Ratio (FAR) for the C-2 zone, reduce the required driveway
length, and allow an exception to the required number of guest parking spaces. The approved
project included a three-car garage at the ground floor located behind the existing commercial
space and the addition of three multi-family rental units on the second floor (one market rate
PAGE 3 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
BACKGROUND (continued):
unit, and two below market price units). The ownership has since changed and new project
applications have been submitted.
The project is being considered by the Planning Commission as the applicant is requesting
approval of an Architecture and Site application for the construction of a 128 square-foot two-
story rear addition to an existing two-story commercial building; a CUP for a restaurant use
with alcohol service; and a Variance application to exceed the maximum allowable FAR and
allow the reduction of the required on-site parking.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the southeastern corner of W. Main Street and Park
Avenue (Exhibit 1) and is developed with a pre-1941 two-story contributing building in the
Downtown Historic Commercial District. The surrounding area contains an adjacent mixed-
use project with commercial located to the east, a commercial use located to the west, and
a retail use and a multi-family residential use located to the north.
B. Project Summary
The applicant is requesting approval of an Architecture and Site application for a 128-square
foot two-story stairwell addition to the rear of the existing 2,170-square foot two-story
commercial building. The enclosed stairwell will provide access to the second floor of the
existing building. The proposed project includes a request for a grading permit for on-site
improvements to the rear of the property including an outdoor patio, deck, and
landscaping. The project proposes exterior modifications to the historic building including
removal of the existing rear shed, and modifications to existing windows and doors. The
applicant is requesting a Variance to exceed the maximum allowable FAR for the C-2 zoning
district, where a maximum of 0.60 FAR is allowed and the project proposes an FAR of 0.79.
The applicant is requesting a Variance from the on-site parking requirements, in that the
project provides a total of seven parking spaces where eight are required. The applicant is
requesting a CUP to allow a restaurant use with alcohol service.
C. Zoning Compliance
The property is zoned C-2:LHP, which requires a CUP to allow restaurant with alcohol use.
The proposed project is in compliance with setbacks and building height. As described
above, the applicant is requesting a Variance to exceed the maximum allowable FAR and
allow the reduction of one required on-site parking space.
PAGE 4 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing a 128-square foot two-story addition to an existing 2,170-square
foot two-story commercial building. The existing two-story commercial building, originally
constructed in the 1880s, is a contributing building to the Downtown His toric Commercial
District.
The proposed project includes restaurant tenant improvements to the existing first and
second floor commercial spaces, removal an attached rear shed, and the addition of a 128-
square foot two-story stairwell located to the rear of the existing building.
The two-story rear addition proposes vertical exterior siding to denote a material difference
between the historic structure’s horizonal wood siding and the addition. The proposed
addition and exterior modifications match the existing building’s materials which include
composition shingles, wood doors, and wood trimmed double-hung windows. The
materials and color sheet is included on Sheet A200 of Exhibit 9.
Exterior modifications also include retaining the existing front door at the corner of Park
Avenue and W. Main Street and making the corner door inoperable . The proposal
introduces a new operable front door located at the left side of the front elevation on W.
Main Street, which historically served as the front door opening for the building (Sheet
A301 of Exhibit 9).
The proposed project includes on-site improvements to the rear of the property including
an outdoor patio, deck, and landscaping. The rear property has an existing steep slope,
requiring fill to accommodate the proposed outdoor patio and deck area. The applicant’s
project description and letter of justification are provided in Exhibit 5 and development
plans are included in Exhibit 9.
B. Historic Preservation Committee
On August 24, 2022, the owner requested preliminary review by the Historic Preservation
Committee (HPC) to consider exterior modifications to the existing building, including
removal of an existing attached rear shed, the addition of a new two-story enclosed
stairwell located to the rear of the commercial building, relocation of the front door, and
window replacement for one of the main front windows. The HPC discussed the proposal,
supported the relocation of the front door, and expressed support of the overall project.
The minutes for the August 24, 2022, meeting are included in Exhibit 6.
PAGE 5 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION (continued):
On December 14, 2022, the applicant returned to the HPC for review with the following
modifications:
• Demolition of the existing attached rear shed;
• Construction of a new 128-square foot enclosed stairwell at the rear elevation
with vertical exterior siding to denote a material difference between the historic
structure and addition;
• Retain location of existing front door located at the corner of Park Avenue and
W. Main Street and make the door inoperable;
• Introduce a new operable front door at the left side of the front elevation on W.
Main Street;
• Replacement in-kind of one of the large first story store front windows at the
front elevation;
• All new windows and doors to be replaced in-kind with the same style, material
and trim as the existing windows and doors;
• Construction of a new deck located at the rear of the building;
• Construction of a new free-standing wood pergola at the rear deck; and
• Construction of a new detached trash enclosure.
Town Code Section 29.10.020 defines demolition of historic structures as removal,
enclosure, or alteration of more than twenty-five percent of the wall(s) facing a public
street, or fifty percent of all exterior or walls. The proposal does not propose demolition to
the contributing building, per the definition.
The HPC discussed the matter and recommended approval of the design as proposed. The
minutes for the December 14, 2022, meeting are included in Exhibit 7.
C. Neighborhood Compatibility
The immediate area is made up of one and two-story commercial, multi-family residential,
and mixed-use buildings. Based on Town and County records, the surrounding buildings
FARs range from 0.35 to 2.00. The Neighborhood Analysis table on the following page
reflects the current conditions of the immediate area.
The proposed project would be the fifth largest for FAR in the neighborhood. 11 out of the
13 existing properties listed have a FAR over the maximum allowable FAR of 0.60 for the C-2
zone, and 10 properties have a FAR greater than the project’s proposed 0.79 FAR.
PAGE 6 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION (continued):
FAR Comparison - Neighborhood Analysis
Address Zoning Building
Area
Gross Lot
Area
FAR No. of
Stories
14 W. Main St. C-2:LHP 11,526 13,240 0.87 2
21 W. Main St. C-2:LHP 6,573 7,308 0.90 2
35 W. Main St. C-2:LHP 4,926 8,276 0.60 2
50 W. Main St. C-2:LHP 3,446 9,940 0.35 1
78 W. Main St. C-2:LHP 2,484 1,382 1.80 2
81 W. Main St. C-2:LHP 9,888 10,890 0.91 1
88 W. Main St. C-2:LHP 2,520 2,602 0.97 1
100 W. Main St. C-2:LHP 5,238 5,759 0.91 2
135 W. Main St. C-2:LHP 10,973 5,492 2.00 2
140 W. Main St. C-2:LHP 15,444 8,710 1.77 2
11 Montebello Wy. C-2:LHP 2,450 2,673 0.92 1
11 E. Main St. C-2 2,898 1,686 1.72 2
23 E. Main St. C-2 2,340 3,150 0.74 1
25 W. Main St. (P) C-2:LHP 2,281 2,871 0.79 2
25 W. Main St. (Ex) C-2:LHP 2,170 3,133 0.69 2
D. Variance - Floor Area Ratio
As required by Section 29.20.170 of the Town Code, 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 properties 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 which such property
is situated.
Per Section 29.60.345 of the Town Code the expansion of gross floor area of an existing
building in the C-2 zone, shall not exceed an FAR of sixty-hundredths (0.60). The existing
FAR of the two-story building is 0.69 and exceeds the maximum allowable FAR. The project
requires a 10-foot-wide dedication for the public sidewalk along W. Main Street, reducing
the gross lot size of the property from 3,133 square feet to a net lot size of 2,871 square
feet (Condition 52, Exhibit 3). The addition to the existing building results in a proposed FAR
of 0.79. The applicant is requesting a variance to exceed the maximum allowable FAR in the
C-2 zone. The applicant has provided written justification for the request (Exhibit 5), citing
PAGE 7 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION (continued):
compatibility with the neighborhood pattern of existing development which exceeds the
maximum allowable FAR.
E. Variance - Parking
The existing site is currently developed with a 2,170-square foot commercial building, with
credit for seven parking spaces in the Parking Assessment District (PAD) and no on-site
parking spaces. Per Section 29.10.150.b. of the Town Code the number of on-site spaces
required for the 2,281 square feet of proposed restaurant use requires a total of eight
parking spaces (based on one parking space per 300 square feet). The project site has credit
for seven parking spaces in the PAD and is one parking space short of meeting the required
on-site parking requirements. The applicant requests a Variance for meeting o n-site
parking requirements.
As required by Section 29.20.170 of the Town Code, 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 properties 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 which such property
is situated.
The applicant has provided written justification for the request (Exhibit 5), citing for the first
finding, due to the site’s shape and size, the applicant’s previous attempts at adding one
parking space, an accessible van parking space and an accessible aisle, is prohibitive due to
the long and narrow shape of the lot. The proposed parking layout created safety concerns
with a reduced driveway back-up onto Park Avenue. The vehicle back-up would have to go
into the street and into the sidewalk area. The reduced driveway backup raised concerns
regarding pedestrian safety.
For the second variance finding the applicant cites in Exhibit 5, that this request is not
granting special privileges inconsistent with the limitations upon other properties in the
vicinity and zone as many neighboring restaurants with outdoor seating do not provide on-
site parking spaces. The project would encourage a pedestrian zone, to boost walkability
and connectivity which enhances positive business activity in the neighborhood.
PAGE 8 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION (continued):
F. Conditional Use Permit
When reviewing a CUP, the deciding body should consider the information in the applicant’s
business plan; however, the key consideration should be the proposed use since the
business plan can change from owner to owner. The CUP runs with the land, and th e
deciding body should review the application based on the use described in the
recommended Conditions of Approval (Exhibit 4), as opposed to the applicant or applicant’s
business plan.
The applicant is requesting approval of a CUP to allow a restaurant use with alcohol service
in the 2,281-square-foot two-story building and in the rear deck/patio area. The existing
use is retail. There is not a restaurant tenant proposed at this time.
The proposed restaurant use is located next door to residential mixed-use building at 21 W.
Main Street and a multi-family building is located across the street located at 14 W. Main
Street. The proposed hours of operation are Sunday through Wednesday 7:00 a.m. to 11:00
p.m., and Thursday through Saturday 7:00 a.m. to 1:30 am. The applicant’s originally
proposed business hours were 7:00 a.m. to 2:00 a.m., seven days a week however following
further review of approved business hours for restaurants located in the Downtown and the
adjacent residential uses, the applicant reduced the proposed hours of operation.
The rear dining patio is visible from the inside of the restaurant and staff will mon itor the
area during dining areas. The Town’s Police Department has reviewed the proposed project
and had no comments. The applicant provided a project description and letter of
justification (Exhibit 5), and development plans (Exhibit 9). Hours of operation are included
in the recommended Conditions of Approval (Exhibit 4).
In order to grant approval of a CUP for the proposed restaurant use with alcohol service,
the deciding body must make the following findings:
1. The proposed use of the property is essential or desirable to the public convenience or
welfare;
2. The proposed use will not impair the integrity and character of the zone;
3. The proposed use would not be detrimental to public health, safety, or general welf are;
and
4. The proposed use of the property is in harmony with the various elements or objectives
of the General Plan and the purposes of the Town Code.
The applicant has provided written justification for the request (Exhibit 5), citing that in
regard to the first finding, the proposed use would be considered desirable to the public
PAGE 9 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
DISCUSSION (continued):
convenience in that it would provide a restaurant tenant improvement and rehabilitation of
the historic building, and enhance the shopping and dining experience in the downtown. As
required by finding two, the proposed use would not impair the integrity and character of
the zone in that the proposed restaurant with alcohol service and with outdoor dining
would be compatible with similar existing uses within the Central Business District zone
while preserving the historic character of the district. In regard to the third finding, the
proposed use would not be detrimental to public health, safety, or general welfare, and the
conditions of approval would maintain the welfare of the community. In regard to the final
finding, the proposed use is in conformance with the Town Code and General Plan with the
exception of the request for the two variances: to exceed the maximum allowable FAR; and
for reduced on-site parking.
G. Tree Impacts
The site does not contain any existing trees. One existing street tree is located in the public
right-of-way along W. Main Street. If the project is approved, tree protection measures
would be implemented prior to and during construction (Exhibit 3, Condition 8).
H. Grading
The project includes site improvements with grading quantities exceeding 50 cubic yards,
which requires approval of a Grading Permit. Site improvements to the rear of the building
would require zero cubic yards of cut and 70 cubic yards of fill. The site work includes a
new patio, landscaping area, outdoor deck, and ADA ramp. Public Works Engineering staff
have included a condition of approval requiring submittal and evaluation of a Grading
Permit in parallel with the required Building Permits (Exhibit 3).
I. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
PUBLIC COMMENTS:
Story Poles and signage were installed on the site and written notice was sent to property
owners and tenants within 300 feet of the property. The applicant provided a summary of their
efforts to communicate with adjacent tenants and property owners (Exhibit 8). At the time of
this report’s preparation, the Town has not received any public comment.
PAGE 10 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for a 128-square
foot two story stairwell addition to the rear of the existing two-story commercial building
and exterior modifications to a Contributing Building in the Downtown Historic Commercial
District. The proposed project includes a request for a grading permit for on -site
improvements to the rear of the property. The applicant is requesting a Variance to exceed
the maximum allowable floor area (FAR) for the C-2 zoning district, where a maximum of
0.60 FAR is allowed and the project proposes an FAR of 0.79. The applicant is requesting a
Variance from the on-site parking requirements, the project provides a total of seven
parking spaces through the PAD, where eight are required. The applicant is requesting a
CUP to allow a restaurant use with alcohol service. The project is consistent with the Zoning
(except for the Variance requests), General Plan, and applicable Commercial Design
Guidelines, and has been reviewed by the HPC.
B. Recommendation
Based on the analysis above, and justification provided by the applicant, staff recommends
approval of the Architecture and Site, Variance, and Conditional Use Permit applications
subject to the recommended conditions of approval (Exhibit 3 and 4). 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 29.20.170 of the Town Code for
granting a Variance to exceed the maximum allowable FAR (Exhibit 2);
3. Make the required findings as required by Section 29.20.170 of the Town Code for
granting a Variance for reduced parking (Exhibit 2);
4. Make the findings as required by Section 29.20.190 of the Town Code for granting
approval of a CUP (Exhibit 2);
5. Make the required finding that the project complies with the applicable Commercial
Design Guidelines (Exhibit 2);
6. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture and Site application (Exhibit 2); and
7. Approve Architecture and Site Application S-22-039, Conditional Use Permit Application
U-23-002, and Variance Application V-22-001, with the conditions contained in Exhibits
3 and 4 and the development plans in Exhibit 9.
PAGE 11 OF 11
SUBJECT: 25 W. Main Street/S-22-039, V-22-001, and U-23-002
DATE: July 21, 2023
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval – A&S and VARIANCE
4. Recommended Conditions of Approval – CUP
5. Project Description and Letter of Justification
6. August 24, 2022, Historic Preservation Committee Meeting Minutes
7. December 14, 2022, Historic Preservation Committee Meeting Minutes
8. Neighborhood Outreach
9. Development Plans
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)
EXHIBIT 1
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PLANNING COMMISSION – July 26, 2023 – Draft
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
25 W. Main Street
Architecture and Site Application S-22-039
Variance Application V-22-011
Conditional Use Permit U-23-002
Requesting Approval for Construction of an Addition to a Contributing Building in the
Downtown Historic Commercial District; a Conditional Use Permit for a Restaurant Use
with Alcohol Service; Variances for Maximum Floor Area and Reduced Parking; and Site
Work Requiring a Grading Permit on Property Zoned C-2:LHP. APN 529-01-017.
Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
PROPERTY OWNER: Reveal Corp.
APPLICANT: Gordon Wong, Gkw Architects
FINDINGS
Required findings for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities.
Required findings for granting a Variance application to exceed the maximum allowable FAR:
■ As required by Section 29.20.170 of the Town Code for granting a Variance application:
(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 properties 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 which such property is
situated.
These findings can be made in that the FAR proposed is for the purpose of providing enclosed
stair access and is consistent with the neighborhood pattern of existing building floor area on
nearby properties.
Required findings for granting a Variance application for reduced on-site parking:
■ As required by Section 29.20.170 of the Town Code for granting a Variance application:
(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 properties in the vicinity and under identical zone;
EXHIBIT 2
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 which such property is
situated.
These findings can be made in that the required parking space can not be provided on the site
given the long narrow shape of the lot and reduced back-up space on Park Avenue, and the
proposed use is consistent with other properties in the vicinity and zone as neighboring
restaurant uses with outdoor seating do not provide on-site parking spaces.
Required Findings for a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
1. The proposed use would be considered desirable to the public convenience in that it would
provide a restaurant tenant improvement and rehabilitation of the historic building
enhancing the shopping and dining experience in the downtown; and
2. The proposed use would not impair the integrity and character of the zone in that the
proposed restaurant with alcohol service and with outdoor dining would be compatible with
similar existing uses within the Central Business District zone while preserving the historic
character of the district; and
3. The proposed use would not be detrimental to public health, safety or general welfare, and
the conditions of approval would maintain the welfare of the community; and
4. The proposed use is in conformance with the Town Code and General Plan with the
exception of the request for the two Variances: to exceed the maximum allowable FAR; and
for reduced on-site parking.
Commercial Design Guidelines:
■ The proposed building is consistent with applicable provisions of the Commercial Design
Guidelines.
CONSIDERATIONS:
Considerations in review of Architecture and 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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of Approval - A&S and VAR.docx
PLANNING COMMISSION – July 26, 2023 – Draft
CONDITIONS OF APPROVAL
25 W. Main Street
Architecture and Site Application S-22-039
Variance Application V-22-011
Requesting Approval for Construction of an Addition to a Contributing Building in the
Downtown Historic Commercial District; a Conditional Use Permit for a Restaurant Use
with Alcohol Service; Variances for Maximum Floor Area and Reduced Parking; and Site
Work Requiring a Grading Permit on Property Zoned C-2:LHP. APN 529-01-017.
Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
PROPERTY OWNER: Reveal Corp.
APPLICANT: Gordon Wong, Gkw Architects
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. DEMOLITION AFFIDAVDIT: Prior to issuance of a building permit, a demolition affidavit must
be submitted and signed by the property owner, project architect, project engineer and
contractor.
4. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
5. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
6. 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.
7. 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.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the
drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
EXHIBIT 3
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11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. ROOFTOP EQUIPMENT: Any new or modified roof mounted equipment shall be fully screened
prior to issuance of an occupancy permit.
13. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs.
14. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy must be obtained
prior to commencement of use.
15. BUSINESS LICENSE: A business license is required from the Town of Los Gatos Finance
Department prior to commencement of use.
16. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement (“the Project”) from the Town shall
defend (with counsel approved by Town), indemnify, and hold harmless the Town, its
agents, officers, and employees from and against any claim, action, or proceeding (including
without limitation any appeal or petition for review thereof) against the Town or its agents,
officers or employees related to an approval of the Project, including without limitation any
related application, permit, certification, condition, environmental determination, other
approval, compliance or failure to comply with applicable laws and regulations, and/or
processing methods (“Challenge”). Town may (but is not obligated to) defend such
Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost
and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses
(including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis,
attorney’s fees for outside legal counsel, expert witness fees, court costs, and other
litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by
Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand
any Costs incurred by the Town. No modification of the Project, any application, permit
certification, condition, environmental determination, other approval, change in applicable
laws and regulations, or change in such Challenge as Town, in its sole discretion, determines
appropriate, all the applicant’s sole cost and expense. No modification of the Project, any
application, permit certification, condition, environmental determination, other approval,
change in applicable laws and regulations, or change in processing methods shall alter the
applicant’s indemnity obligation.
17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
18. PERMITS REQUIRED: A Building Permit is required for the renovation and addition to the
existing commercial building.
19. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2023, are the 2022 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
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20. 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.
21. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
22. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
23. 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
24. 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.
25. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be
provided from public transportation stops, accessible parking and accessible passenger
loading zones and public streets or sidewalks to the accessible building entrance that they
serve. The accessible route shall, to the maximum extent feasible, coincide with the route
for the public. At least one accessible route shall connect all accessible buildings, facilities,
elements, and spaces that are on the same site.
26. 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.
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 online at
www.losgatosca.gov/building.
29. BLUEPRINT 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 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
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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 AND 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’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’s expense.
32. APPROVAL: This application shall be completed in accordance with all 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. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1
(Construction Plan Requirements) of the Town’s Engineering Design Standards, which are
available for download from the Town’s website.
34. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or
occupancy of any non-residential condominium space, the buyer or the new or existing
occupant shall apply to the Community Development Department and obtain approval for use
determination and building permit and obtain inspection approval for any necessary work to
establish the use and/or occupancy consistent with that intended.
35. 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 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.
36. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the
Town on a yearly basis. In addition to general coverage, the policy must cover all elements
encroaching into the Town’s right-of-way.
37. PUBLIC WORKS INSPECTIONS: The Owner 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 any work that occurred without inspection.
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38. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner shall repair or replace all existing
improvements not designated for removal that are damaged or removed because of the
Owner’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 restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the issuance of
a certificate of occupancy. The Owner’s shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
39. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at
all times during construction.
40. 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.
41. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with
the Engineering Division of the Parks and Public Works Department prior to the commencement
of plan check review.
42. 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’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.
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 Owner.
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). Grading work taking place simultaneously, on-site is considered eligible for the
grading permit process and could be counted toward quantities, depending on permit status.
After the preceding Architecture and Site Application has been approved by the respective
deciding body and the appeal period has passed, the grading permit application with grading
plans and associated required materials shall be submitted via email to the PPW engineer
assigned to the A&S review. Plan check fees (determined after initial submittal) shall be sent
to the Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include topographic map/existing conditions, final grading,
drainage, retaining wall location(s), driveway, utility sheet and 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). Prior to Engineering signing off and closing out on the issued grading permit, the
Owner’s soils engineer shall verify, with a stamped and signed letter, that the grading activities
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were completed per plans and per the requirements as noted in the soils report. A separate
building permit, issued by the Building Department, located at 110 E. Main Street, is needed for
grading within the building footprint.
45. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that,
during the production of construction drawings and/or during construction of the plans
approved with this application by the Town of Los Gatos, it is determined that a grading permit
would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of
the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the
Owner for review and approval by the Development Review Committee prior to applying for a
grading permit.
46. 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 will be charged accordingly.
47. DRAINAGE STUDY: Prior to the issuance of any grading or building permits, the following
drainage studies shall be submitted to and approved by the Town Engineer: a drainage study of
the project including diversions, off-site areas that drain onto and/or through the project, and
justification of any diversions; a drainage study evidencing that the proposed drainage patterns
will not overload the existing storm drain facilities; and detailed drainage studies indicating how
the project grading, in conjunction with the drainage conveyance systems (including applicable
swales, channels, street flows, catch basins, storm drains, and flood water retarding) will allow
building pads to be safe from inundation from rainfall runoff which may be expected from all
storms up to and including the theoretical 100-year flood.
48. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed
surveyor or registered civil engineer qualified to practice land surveying, for the following items:
a) Retaining wall: top of wall elevations and locations.
b) Toe and top of cut and fill slopes.
49. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the
commencement of any site work, the general contractor shall:
a) Along with the Owner, attend a pre-construction meeting with the Town Engineer to discuss
the project conditions of approval, working hours, site maintenance and other construction
matters;
b) Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and understand
them as well prior to commencing any work, and that a copy of the project conditions of
approval will be posted on-site at all times during construction.
50. RETAINING WALLS: A building permit, issued by the Building Department, located 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.
51. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a/any building/grading permit(s),
the Owner/Applicant shall pay the project's proportional share of transportation improvements
needed to serve cumulative development within the Town of Los Gatos. The fee amount will
be based upon the Town Council resolution in effect at the time the building permit is issued;
per the current resolution this amount is $4,626.04. The fee shall be paid before issuance of
any grading or building permit. The final traffic impact mitigation fee for this project shall be
calculated from the final plans using the current fee schedule and rate schedule in effect at the
time the building permit is issued, using a comparison between the existing and proposed uses
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52. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall
be recorded before any grading or building permits are issued:
a. West Main Street: Right-of-way ten (10) feet in width, or the distance between the
current northerly property line and northern face of the existing building, shall be
dedicated in-fee.
53. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted
with the application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The reports
shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section
6735 of the California Business and Professions Code.
54. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted
for the project to determine the surface and sub-surface conditions at the site and to determine
the potential for surface fault rupture on the site. The geotechnical study shall provide
recommendations for site grading as well as the design of foundations, retaining walls, concrete
slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement
sections. All recommendations of the investigation shall be incorporated into project plans.
55. SOILS REVIEW: Prior to Town approval of a development application, the Owner’s engineers
shall prepare and submit a design-level geotechnical and geological investigation for review by
the Town’s consultant, with costs borne by the Owner, and subsequent approval by the Town.
The Owner’s soils engineer shall review the final grading and drainage plans to ensure that
designs for foundations, retaining walls, site grading, and site drainage are in accordance with
their recommendations and the peer review comments. Approval of the Owner’s soils engineer
shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance
of grading or building permit(s).
56. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Owner’s soils engineer prior to placement of concrete and/or
backfill so they can verify that the actual conditions are as anticipated in the design-level
geotechnical report and recommend appropriate changes in the recommendations contained
in the report, if necessary. The results of the construction observation and testing shall be
documented in an “as-built” letter/report prepared by the Owner’s soils engineer and
submitted to the Town before a certificate of occupancy is granted.
57. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s design-level geotechnical/geological investigation
as prepared by the Owner’s engineer(s), and any subsequently required report or
addendum. Subsequent reports or addendum are subject to peer review by the Town’s
consultant and costs shall be borne by the Owner.
58. IMPROVEMENT AGREEMENT: The Owner shall enter into an agreement to construct public
improvements in accordance with Town Code Section 24.40.020. The Owner shall supply
suitable securities for all public improvements that are part of the development in a form
acceptable to the Town in the amount of 100% performance and 100% labor and materials prior
to the issuance of any encroachment, grading or building permit. The Owner shall provide two
(2) copies of documents verifying the cost of the public improvements to the satisfaction of the
Engineering Division of the Parks and Public Works Department. An electronic copy (PDF) of
the executed agreement shall be submitted to the Engineering Division of the Parks and Public
Works Department prior to the issuance of any encroachment, grading or building permit.
59. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the
Park Avenue right-of-way, shall be relocated within the property in question, within one (1) foot
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of the property line per West Valley Sanitation District Standard Drawing 3, or at a location
specified by the Town. The Owner shall repair and replace to existing Town standards any
portion of concrete flatwork within said right-of-way that is damaged during this activity prior
to issuance of a certificate of occupancy.
60. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Developer.
Plans for those improvements shall be prepared by a California registered civil engineer,
reviewed and approved by the Town, and guaranteed by contract, Faithful Performance
Security and Labor & Materials Security before the issuance of any grading or building permits
or the recordation of a map. Plans for the improvements must be approved by the Town prior
to the issuance of any grading or building permits. The improvements must be completed and
accepted by the Town before a Certificate of Occupancy for any new building can be issued
unless otherwise allowed by the Town Engineer.
a. Park Avenue: Curb, gutter, sidewalk, tie-in paving, signing, striping, storm drainage and
sanitary sewers, as required.
b. Remove and replace the existing pavement section along the project frontage with a traffic-
appropriate engineered structural pavement section from centerline to the edge of
pavement along Park Avenue, or alternative pavement rehabilitation measures as approved
by the Town Engineer.
61. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of
Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
62. FRONTAGE IMPROVEMENTS: The Developer shall be required to improve the project’s public
frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer)
to current Town Standards. These improvements may include but not limited to curb, gutter,
sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers,
thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting
(upgrade and/or repaint) etc. Plans for the improvements must be approved by the Town prior
to the issuance of any grading or building permits. The improvements must be completed and
accepted by the Town before the issuance of any grading or building permits unless otherwise
allowed by the Town Engineer.
63. ADA COMPLIANCE: The Owner shall be required to meet all ADA standards, which must be
completed and accepted by the Town before a Certificate of Occupancy for any new building
can be issued. This may require additional construction measures as directed by the Town.
64. UNDERGROUND PARKING GARAGE DRAINAGE: Water from the underground parking garage
shall not be discharged onto the public street. The Owner or their representative shall design
a floor drainage system for the garage that collects all drainage and conveys runoff to the
sanitary sewer system. Connecting said drainage system to the storm drain system is not
permitted.
65. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain stormwater
runoff to vegetated drainage swales, filter strips, and/or other Low Impact Development (LID)
treatment devices that can be integrated into required landscaping areas and traffic islands
prior to discharge into the storm drain system and/or public right-of-way. The amount of
impervious area associated with parking lots shall be minimized by utilizing design features such
as providing compact car spaces, reducing stall dimensions, incorporating efficient parking
lanes, using permeable pavement where feasible, and adhering to the Town’s Parking
Development Standards. The use of permeable paving for parking surfaces is encouraged to
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reduce runoff from the site. Such paving shall meet Santa Clara County Fire Department
requirements and be structurally appropriate for the location.
66. UTILITIES: The Owner 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
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.
67. SIDEWALK REPAIR: The Owner shall repair and replace to existing Town standards any sidewalk
damaged now or during construction of this project. All new and existing adjacent
infrastructure must meet current ADA standards. Sidewalk repair shall match existing color,
texture and design, and 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 sidewalk 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.
68. CURB AND GUTTER REPAIR: The Owner 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.
69. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town
standards any valley gutter damaged now or during construction of this project. All new and
existing adjacent infrastructure must meet Town standards. New valley 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 valley 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.
70. DRIVEWAY APPROACH: The Owner shall install a Town standard commercial driveway
approach. The new driveway approach shall be constructed per Town Standard Plans and must
be completed and accepted by the Town before a Certificate of Occupancy for any new building
can be issued. 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.
71. CURB RAMPS: The Owner shall construct/update 2 curb ramps in compliance with ADA
Standards which must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
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and replaced at the Contractor’s sole expense and no additional compensation shall be allowed
therefore.
72. SIDEWALK: The Owner shall install Villa Hermosa style sidewalk, which must be completed and
accepted by the Town before a Certificate of Occupancy for any new building can be issued.
Sidewalk shall be constructed per Town requirements and Standard Plan Nos. ST-224 and ST-
225. Encroachment Permit will be required for the work. 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.
73. 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.
74. 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.
75. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved
by the Town Engineer prior to the issuance of an encroachment, grading or building permit.
This plan shall include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic
disruption for schools, residents, businesses, special events, and other projects in the area.
The schools located on the haul route shall be contacted to help with the coordination of
the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic flow. All flag
persons shall have the capability of communicating with each other to coordinate the
operation.
c. Prior to construction, advance notification of all affected residents and emergency services
shall be made regarding one-way operation, specifying dates and hours of operation.
76. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes, traffic
control plan, and applicable pedestrian or traffic detour plans shall be submitted for review and
approval by the Town Engineer prior to the issuance of an encroachment, grading or building
permit.
77. 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.
78. 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
grading or building permit, the Owner and/or Applicant 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 the
project site. This may include, but is not limited to provisions for the Owner and/or Applicant
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.
79. CONSTRUCTION HOURS: All site improvements construction activities, including the delivery of
construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of
8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may
authorize, on a case-by-case basis, alternate construction hours. The Owner shall provide
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written notice twenty-four (24) hours in advance of modified construction hours. Approval of
this request is at discretion of the Town.
80. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m.
to 4:00 p.m. Saturdays, 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.
81. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building
permits, the Owner and/or Applicant’s design consultant shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum the
Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee
parking, construction staging area, materials storage area(s), construction trailer(s), concrete
washout(s) and proposed outhouse locations. Please refer to the Town’s Construction
Management Plan Guidelines document for additional information.
82. COMMON PRIVATE DRIVEWAY: The common private driveway accessing the Project Site shall
be kept open and in a safe, drive-able condition throughout construction and in perpetuity
after construction has been completed. If temporary closure is needed, then formal written
notice shall be provided at least one (1) week in advance of closure.
83. FISH AND GAME REQUIREMENTS: A “1603” permit shall be obtained for the California
Department of Fish and Game for proposed improvements in or near riparian areas within their
jurisdiction. A copy of the permit shall be provided to the Parks and Public Works Department
before any grading or building permits are issued/final or prior to the recordation of any maps.
84. SANTA CLARA VALLEY WATER DISTRICT (SCVWD): Prior to start of any work along or within
Santa Clara Valley Water District (SCVWD) right-of-way/easement, the Owner shall submit
construction plans to SCVWD for review and approval and obtain necessary encroachment
permits for the proposed work. A copy of approved encroachment permit is required to be
submitted to the Engineering Division of the Parks and Public Works Department prior to
Grading/Building Permit issuance.
85. CALTRANS: Prior to the start of any work along or within Caltrans rights-of-way and/or
easement, the Owner and/or Applicant shall obtain necessary encroachment permits for the
proposed work. A copy of approved encroachment permit is required to be submitted to the
Engineering Division of the Parks and Public Works Department.
86. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary
Sewer Clean-out is required for each property at the property line, within one (1) foot of the
property line per West Valley Sanitation District Standard Drawing 3, or at a location specified
by the Town.
87. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level
rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole
and/or flushing inlet cover at the public or private sewer system serving such drainage piping
shall be protected from backflow of sewage by installing an approved type backwater valve.
Fixtures above such elevation shall not discharge through the backwater valve, unless first
approved by the Building Official. The Town shall not incur any liability or responsibility for
damage resulting from a sewer overflow where the property owner or other person has failed
to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and
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maintain such device in a functional operation condition. Evidence of West Sanitation District’s
decision on whether a backwater device is needed shall be provided prior to the issuance of a
building permit.
88. BEST MANAGEMENT PRACTICES (BMPs): The Owner 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.
89. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction
drawings for the plans approved with this application by the Town of Los Gatos, it is determined
that the project will create and/or replace more than 2,500 square feet of impervious area,
completion of the NPDES Stormwater Compliance Small Projects Worksheet and
implementation of at least one of the six low impact development site design measures it
specifies shall be completed and submitted to the Engineering Division before issuance of a
grading/building permit.
90. 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.
91. 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 (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris
shall be covered.
92. 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.
93. STORMWATER DISCHARGE: New buildings, such as food service facilities and/or multi-family
residential complexes or subdivisions, shall provide a covered or enclosed area for dumpsters
and recycling containers. The area shall be designed to prevent water run-on to the area and
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runoff from the area. Areas around trash enclosures, recycling areas, and/or food compactor
enclosures shall not discharge directly to the storm drain system. Any drains installed in or
beneath dumpsters, compactors, and tallow bin areas serving food service facilities shall be
connected [to a grease removal device prior to discharging] to the sanitary sewer. The Owner
shall contact the local permitting authority and/or sanitary district with jurisdiction for specific
connection and discharge requirements.
94. 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.
95. 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’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 Owner’s expense.
96. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
97. 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.
98. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A000) Approved automatic sprinkler system in
new and existing buildings and structures shall be provided in the locations described in this
Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the
purposes of this section, firewalls and fire barriers used to separate building areas shall be
constructed in accordance with the California Building Code and shall not be utilized as a means
of area reduction for the purposes of circumventing automatic fire sprinkler system installation
requirements. An approved automatic sprinkler system shall be provided throughout all new
buildings and structures.
1. Exceptions: a. Buildings and structures that do not exceed 1,000 square feet of building
area and that are not located in the Wildland-Urban Interface Fire Area. b. Buildings
and structures that are located in the Wildland-Urban Interface Fire Area and do not
exceed 500 square feet of building area. c. Group S-2 or U occupancies that are not
located in the Wildland-Urban Interface and used exclusively for vehicle parking and
meeting all of the following conditions: i. Noncombustible construction; ii. Maximum
building area not to exceed 5,000 square feet; iii. Structure is open on three (3) or more
sides; and iv. Minimum of 10 feet separation from existing buildings unless area is
separated by fire walls complying with CBC 706.
2. An automatic sprinkler system shall be provided throughout existing buildings and
structures when alterations or additions are made that create conditions described in
Sections 903.2.1 through 903.2.18.
3. An automatic sprinkler system shall be provided throughout existing buildings and
structures, when additions are made that increase the building area to more than 3,600
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square feet. Exception: One or more additions made to a building after January 1, 2011
that does not total more than 1,000 square feet of building area.
4. An automatic sprinkler system shall be provided throughout all new basements
regardless of size and throughout existing basements that are expanded by more than
50 percent.
5. Any change in the character of occupancy or in use of any building with a building area
equal to or greater than 3,600 square feet which, in the opinion of the fire code official
or building official, would place the building into a more hazardous division of the same
occupancy group or into a different group of occupancies and constitutes a greater
degree of life safety or increased fire risk, shall require the installation of an approved
automatic fire sprinkler system. Buildings and Facilities Access: (As Noted on Sheet
A004) Approved fire apparatus access roads shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or with the jurisdiction.
The fire apparatus access road shall comply with the requirements of this section and
shall extend to within 150 feet of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved route around
the exterior of the building or facility. [CFC, Section 503.1.1].
101. Knox Key Boxes/Locks Where Required for Access: (As Noted on Sheet A004) Where access to
or within a structure or an area is restricted because of secured openings or where immediate
access is necessary for lifesaving or firefighting purposes, the fire code official is authorized to
require a key box to be installed in an approved location. The Knox Key Box shall be a of an
approved type and shall contain keys to gain necessary access as required by the fire code
official. Locks. An approved Knox Lock shall be installed on gates or similar barriers when
required by the fire code official. Key box maintenance. The operator of the building shall
immediately notify the fire code official and provide the new key when a lock is changed or re-
keyed. The key to such lock shall be secured in the key box. [CFC Sec. 506].
102. Required Fire Flow: The minimum require fireflow for this project is 1000 Gallons Per Minute
(GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire
sprinklers per CFC [903.3.1.3].
103. 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 this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
104. 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 the 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 width of 0.5 inch (12.7 mm). Where access is by
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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.
105. Construction Site Fire Safety: All construction sites must comply with applicable provisions of
the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate
notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
106. Please note that a plan review is required prior to any proposed tenant improvement.
107. Fire Alarm requirement will be verified during building permit.
108. This review shall not be construed to be an approval of a violation of the provisions of the
California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to
give authority to violate or cancel the provisions of the fire code or other such laws or
regulations shall not be valid. Any addition to or alteration of approved construction
documents shall be approved in advance. [CFC, Ch.1, 105.3.6]
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PLANNING COMMISSION – July 26, 2023 – Draft
CONDITIONS OF APPROVAL
25 W. Main Street
Conditional Use Permit U-23-002
Requesting Approval for Construction of an Addition to a Contributing Building in the
Downtown Historic Commercial District; a Conditional Use Permit for a Restaurant Use with
Alcohol Service; Variances for Maximum Floor Area and Reduced Parking; and Site Work
Requiring a Grading Permit on Property Zoned C-2:LHP. APN 529-01-017. Categorically
Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
PROPERTY OWNER: Reveal Corp.
APPLICANT: Gordon Wong, Gkw Architects
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 intensification beyond this
authorized use requires a Conditional Use Permit amendment.
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 per Section 29.20.335 of the
Town Code. Reasonable extensions of time not exceeding one year may be granted upon
application, and can be granted if approved by the deciding body prior to the expiration date.
Therefore, it is recommended that applications for a time extension be filed with the Community
Development Department at least 60 days prior to the expiration date of the approval.
3. LAPSE FOR DISCONTINUANCE. If the activity for which the Conditional Use Permit has been
granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section
29.20.340 of the Zoning Ordinance.
4. USE: A restaurant use with full alcohol service and outdoor seating is permitted.
5. HOURS: The hours of operation shall be limited to Sunday through Wednesday 7:00 a.m. to 11:00
p.m., and Thursday through Saturday 7:00 a.m. to 1:30 am.
6. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department including a
Certificate of Use and Occupancy approval from Planning must be obtained prior to the
commencement of any new or change of use.
7. LIVE ENTERTAINMENT: Live entertainment until 10:00 p.m. is permitted in conformance with the
Town Policy regulating Late Night Entertainment.
8. GENERAL: Uniformed privately provided security guards may be required in or around the
premises by the Chief of Police if alcohol related problems recur that are not resolved by the
licensed owner.
9. CONFORMANCE WITH CODE. No part of this approval shall be construed to permit a violation of
any part of the Code of the Town of Los Gatos.
10. COMPLIANCE WITH LOCAL, STATE, and FEDERAL LAWS. The subject use shall be conducted in full
compliance with all local, state, and federal laws.
EXHIBIT 4
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11. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any
applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with
counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and
employees from and against any claim, action, or proceeding (including without limitation any
appeal or petition for review thereof) against the Town or its agents, officers or employees related
to an approval of the Project, including without limitation any related application, permit,
certification, condition, environmental determination, other approval, compliance or failure to
comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town
may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines
appropriate, all at applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including,
without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees
for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising
out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to
any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No
modification of the Project, any application, permit certification, condition, environmental
determination, other approval, change in applicable laws and regulations, or change in such
Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and
expense. No modification of the Project, any application, permit certification, condition,
environmental determination, other approval, change in applicable laws and regulations, or
change in processing methods shall alter the applicant’s indemnity obligation.
12. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall
be prepared and submitted with the building permit detailing how the conditions of approval will
be addressed.
Building Division
13. A comprehensive plan review has not been completed for this CUP modification under
consideration by the Development Review Committee and compliance with applicable codes have
not been verified.
14. PERMITS. No work requiring Building Permits can commence without issuance of any required
Building Permits. Building Permit plan review, including review by the Santa Clara County Fire
Department and the Parks and Public Works Department, will be part of any required Building
Permit application process. No change in the character of occupancy or change to a different
group of occupancies as described by the Building Code shall be made without first obtaining a
Certificate of Occupancy from the Building Official.
15. ACCESSIBILITY. In addition to all new work complying with the Code for accessibility, when existing
buildings are altered or remodeled, they must be made accessible to persons with physical
disabilities in accordance with the CBC Section 11B-202, “Existing buildings and facilities”.
Additional Agency Review
16. ADDITIONAL REQUIREMENTS. Additional agencies may require conformance review or permits
for additional requirements, including but not limited to, Santa Clara County Environmental
Health Department, West Valley Sanitation, and West Valley Collection and Recycling.
Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008
408-796-1845 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
June 13th, 2023
Town of Los Gatos
Community Development Department 110
E. Main Street, Los Gatos CA 95030
Project Location:
Owner:
Application:
Project Description
25 W Main St. Los Gatos, CA 95030
Reveal 004 LLC, 655 North First St. Suite 550, San Jose, CA 95112
Architecture and Site Application(S-22-039) and Variance Application
(V-22-001) and Conditional use permit
The subject property located at 25 W Main Street, Los Gatos, CA has an existing 2-story historical
building on a gross lot size 3,133 SF. The scope is a tenant improvement 2,281 SF and addition 128 SF
for circulation space with a stairway and accessible site upgrades. Site adjustments include outdoor
deck 464 SF with an accessible ramp to a rear entry, trellis and string lights, trash area with wood
fence/ screen, and landscaping per commercial design guidelines. This project is also applying for a
conditional use permit for the proposed change of use to a restaurant, with full service alcohol.
In December 2019, the site was originally approved for a multi-family mixed-use project
(Architecture and Site Application S-19-005, Variance V-19-002, and conditional use permit
(U-19-001). This new project application significantly reduces the scope and preserves the existing
historical building.
EXHIBIT 5
Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008
408-315-2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
Project Location:
Owner:
Date:
25 W Main St. Los Gatos, CA 95030
Reveal 004 LLC, 655 North First St. Suite 550, San Jose, CA 95112
June 13t h , 2023
A letter of Justification of How the Project Meets the Town’s Commercial Design Guidelines
This project is to revitalize the historical building to make it more functional and meet the owner’s
needs by maintaining the value of the exterior simultaneously. The major change to the building is 1)
relocation of the front entry, 2) demolition of the storage room in the back and replacing it with code-
compliant stairway and 3) adding an outdoor deck for dining. The exterior material of the walls and details
such as trims will be carefully preserved or replaced in-kind according to the guidelines. The orginal corner
door will remain, but be inoperable. The following ordinances are applicable and included in this project.
Los Gatos Commercial Design Guidelines District C-2A
3.2.1 Facades should be setback from public street property lines no more than five feet a) The intent of
this guideline is to maintain retail continuity along block fronts in support of a strong pedestrian and retail
environment.
3.2.2 Open space on the parcel should be placed away from the front of the parcel
b) Open space should be located at the rear of the parcel or at the sides of the parcel away from the front
facade. This open space will allow for rear dining courtyards for restaurants, outdoor display areas for
businesses, enhanced entries to courtyards for small retail and personal service uses with an orientation to
the fronting street.
3.3.1 Maintain a building front module that is consistent with the remaining block front streetscape 3.3.2
Design buildings along North Santa Cruz Avenue and Main Street to be compatible with traditional
architectural styles
3.3.3 Emphasize display windows and storefront entries
3.3.4 Maintain transparent storefronts and public right-of-way walls
3.3.6 Utilize high quality storefront materials
Ordinance 1843 Los Gatos Historic Commercial District
5.Siding: The historic siding should be maintained on all sides of the historic buildings, and it should be
matched in repair or rehabilitation.
Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008
408-315-2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
6.Building Materials: The original materials shall be matched as closely as possible when rehabilitating a
structure.
7.Roofs: Roofs should be concealed behind parapets. The ends of gable roof should not be visible.
8.Windows and Doors: Existing historic windows and doors should be retained where possible; if not
possible, they should be replaced in kind. The preferred material for doors and windows is wood; plastic
materials should not be used in place of glass, but glass block may be approved if individual
circumstances warrant it. For new construction and additions, windows should be compatible with their
surroundings in proportions, size, type, subdivisions, and materials. Transom windows above display
windows should be maintained and/or restored; they are encouraged in new construction.
Reference:
Commercial Design Guidelines Town of Los Gatos
● chapter 3 C-2 District
● Appendix A Ordinace 1843 Los Gatos Historic Commercial District
Gordon Wong, AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Suite 109
Campbell, CA 95008
408‐315‐2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
To:
Project:
Town of Los Gatos, Planning Department
11 E0 Ma in St
Lo Gats o CAs, 9503 0
25 W Main St.
Lo Gats o CAs, 9503 0
Letter of Justification, FAR Variance
The development requests a variance to exceed the FAR requirements in a C-2 zone per Los Gatos
Municipal Code. Per Sec. 29.60.345. under Los Gatos Municipal Code, C-2 zone allows up to 0.6
FAR. The existing historical building is at 0.69 FAR. The project is proposing a 128 SF addition for a
staircase access to the second level. The dedication at the property frontage decreases the net lot area
from 3,133 sf to 2,871 sf. The proposed FAR is 0.79. This project is requesting for a variance to
exceed the 0.6 FAR.
See list of required findings.
Variance Report- FAR: Required Findings
I.Variances
a.FAR Requirement for C-2 Zone (reference diagram 1)
•Per Los Gatos Municipal Code Sec. 29.60.345. C-2 zone required FAR of 0.6
•The lot area per square footage of the existing building is 0.69
•The lot area per square footage of building with the proposed addition is 0.79
•Dedication for public right of way decreases the lot size.
II.Justification / Findings
a.Neighboring Properties Exceeding FAR Requirement for C-2 Zone (reference diagram 1)
•Within the 500 feet radius from 25 West Main Street, out of the 13 sites that fall under C-2 zone, 11
of them are over the required FAR of 0.6. Out of the 11 sites that are over, 8 are over the proposed
project
III.Benefits
a.The development is repurposing an existing historical building that is culturally significant to the Town of
Los Gatos
•The development is renovating the existing retail store on the street level and the second level to
propose a restaurant and bar with full service alcohol.
•All proposed windows, trim, siding, and colors are to match the existing historial building
Compliance to Town of Los Gatos Standards
I.Municipal Code Section 29.20.150 – Considerations in review of applications
a.Design of the proposed addition and remodeling of the existing building meet the considerations that are
indicated under town municipal code section 29.20.150.
b.Landscaping and site layout are designed so the project seems appropriate to the existing building and
neighboring property.
c.The scale of the proposed addition is like what is existing on site and the finish materials will match the
existing historic building to make the addition seamless.
d.Lighting is downlight and considered to fit with the site.
e.Existing retail is remodeled to be a restaurant with upgrades on accessibility.
II.Commercial Design Guideline
a.Design decisions of the proposed addition are made to meet the criteria listed under the Commercial
Design Guidelines Section 1.5 Common Design Guidelines, Section 3.2 Site Development (C-2A
Subdistrict), Section 3.3 Building Design (C-2A Subdistrict), Section 3.4 Los Gatos Historic Commercial
District, and Appendix A Historic Commercial District.
b.The existing building is a historical building and the proposed addition is designed to maintain and
reinforce the existing conditions by matching materials, color, and details. The design was carefully done
to preserve the character of Los Gatos.
c.The proposed addition matches the existing buildin and is at the rear of the building to minimize the affect
on the street facing facades.
d.The building materials and details will be in high quality and to match the existing conditions of the
historic building.
e.The proposed development will provide a landscaped area
f.All windows will be transparent to match the existing windows.
g.Trash areas is deatched at the rear of the lot
h.On-site utility elements (i.e. condenser unit for the mini-split system) will be placed towards at the rear
and screened by a retaining wall/ramp. This will not be visually seen from the public street.
500 FEET R A D IU S
11 MONTOBELLO WAY
35 W MAIN ST
21 W MAIN ST
25 W MAIN ST
140 W MAIN ST
100 W MAIN ST
88 W MAIN ST
78 W MAIN ST
50 W MAIN ST
14 W MAIN ST
23 E MAIN ST
11 E MAIN ST
81 W MAIN ST
135 W MAIN ST
500 FEET RADIUS
OVER FAR REQUIREMENT
UNDER FAR REQUIREMENT
PROPOSED DEVELOPMENT
DIAGRAM 1DESCRIPTION
Within the 500 feet radius of 25 W Main Street, 11 sites out of 13 sites are over the required FAR of 0.6
Out of the 11 sites that are over, 5 are over the proposed project
VARIANCE REQUEST
Neighboring buildings have created a context where they exceed the required FAR of 0.6
The proposal is asking for an exception on FAR requirement
14 W Main St
STREET ADDRESS
21 W Main St
35 W Main St
50 W Main St
78 W Main St
81 W Main St
88 W Main St
100 W Main St
135 W Main St
140 W Main St
11 Montobello Way
11 E Main St
23 E Main St
25 W Main St
12,437 SF
PARCEL AREA
6,533 SF
8,314 SF
9,847 SF
1,345 SF
10,759 SF
2,520 SF
5,848 SF
5,492 SF
8,783 SF
2,638 SF
1,660 SF
3,434 SF
3,833 SF
15,834 SF
TOTAL BUILDING AREA
3,753 SF
5,479 SF
4,004 SF
2,848 SF
6,888 SF
2,714 SF
5,205 SF
10,973 SF
24,767 SF
2,494 SF
3,320 SF
2,463 SF2,281 SF
0.57
FAR (E) CONDITITION
0.41
UNDER
UNDER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
OVER
1.27
0.66
2.12
0.64
1.08
0.89
2.00
2.82
0.95
2.00
0.720.79
500 FEET RADIUS F.A.R. STATUS
Gordon Wong, AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Suite 109
Campbell, CA 95008
408‐315‐2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
To:
Project:
Town of Los Gatos, Planning Department
25 W Main St. Los Gatos, CA 95030
Letter of Justification/ Variance Application
The development requests a variance in regards to no proposed parking on the site.
As required by Section 29.20.170 of the Town Code for granting a Variance application:
(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.
I.Variances
a.1 parking space request for variance
II.Justification / Findings
•There are 7 existing parking spaces due to the site being in a "parking district"
•This project will improve the exterior look of the historical building by providing new outdoor deck seating
area. This also encourages a pedestrian zone, to boost walkibility and connectivity which enhances postive
business activity in the area.
•Neighboring retail stores and restaurants are providing outdoor seating area without available parking
spaces. (See exhibits 1,2,3,4)
•The rear of the property is currently an unpaved dirt area. The project will improve the site by providing
more landscaped areas and planting with irrigation facilities. This is more environmentally beneficial than
proposing hard-scape/parking area.
•Previous proposals faced challenges with fitting parking, with an accessible van parking space and aisle,
into the rear side of the long and narrow shape of the lot. The back-up would have to go into the street and
past the sidewalk/walking area. This brought up concerns regarding the safety of pedestrians. By proposing
an outdoor deck/dining area with an accessble ramp, this solves the safety issue and encourages pedestrian
activity.
III.Benefits
The development is proposing exterior site improvements to comply with the town of Los Gatos commercial design
guidelines
•Maintaining and enhancing the pedestrian orientation of the existing Los Gatos Central Business District
•Respecting the historic roots of the community by providing more outdoor seating and space for social
interaction
•Supporting more environmentally responsible living by encouraging the pedestrian zone
•Maintaining landscaping appropriate to the village qualities of the district
•Prior proposal with rear parking raised concerns on the back-up clearance. This revised plan eliminates
these issues.
•Maintaining and encouraging diversity and providing visual interests and richness
110 E Main Street, Los Gatos, CA 95030
Exhibit 1
Orens Hummus / Restaurant
Address: 1 N Santa Cruz Ave, Los Gatos, CA 95030
Exhibit 2
Pizza My Heart / Restaurant
Address: 9 N Santa Cruz Ave, Los Gatos, CA 95030
Exhibit 4
Purple Onion / Café
14107 Winchester Blvd, Los Gatos, CA 95030
Exhibit 3
Coup De Thai / Restaurant
137 N Santa Cruz Ave, Los Gatos, CA 95030
Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008
408-315-2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
25 W Main St. Los Gatos, CA 95030
Reveal 004 LLC, 655 North First St. Suite 550, San Jose, CA 95112
June 13th, 2023
Project Location:
Owner:
Date:
Development Review Application - Letter of Justification and Written Description for application
to obtain Conditional Use Permit to change the proposed use to a restaurant with full alcohol service, and
outdoor patio dining area, located at 25 W. Main St., Los Gatos, CA 95030.
This project's goal is to revitalize the historical building and contribute to the local society by
adding a place of social value and provide more outdoor seating for interaction. The key idea behind
the project is to open a high quality restaurant with an outdoor deck. This will enhance the Los Gatos
Central Business District while maintaining and encouraging diversity and providing visual interests and
richness.
USE:
Quality restaurant with an outdoor deck for dining which operates as a single entity and all operations will
be connected. We anticipate serving a full menu of starters, entrees and other dishes. As well as pastries and
specialty coffee. The restaurant will primarily serve food and alcoholic beverages and provide an upscale
and comfortable environment, that maintains the charm of the town.
NUMBER OF SEATS:
The number of indoor seating 70. Outdoor seating is 25. Total= 95 seats.
OUTDOOR FURNITURE:
Outdoor furniture will be of high quality in terms of materials and appearance, no plastic furniture will be
used.
Conditional Use Permit- Jusitification Letter
Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB
710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008
408-315-2125 | Gordonkwong@Gkwarchitects.com
www.gkwarchitects.com
HOURS OF OPERATION:
We are requesting the ability to operate seven days a week. Sunday- Wednesday 7am-11pm, and Thursday-
Saturday 7am-1:30am. Food & Alcohol served at all times. The rear patio is visible from inside the restaurant
and staff will be monitoring the area during operation hours. Signs will be posted stating "Please respect and be
courteous to our neighbors in this late hour."
NUMBER OF EMPLOYEES:
The store will be operated by 8 employees – 1 general manager, 1 cashier/hostess, 1 bartender, 1-2 chefs, 1-2
waiters/waitresses, 1 bus person
ALCOHOL SERVICE:
We are requesting for full alcohol service for the restaurant.
Thank you for your consideration of this application. We look forward to bringing our concept to the
Town and are confident that it will enhance the shopping and dining experience of downtown Los Gatos. This
tenant improvement and rehabilitation of the historic building will provide desirable public convenience
and will not impair the integrity and character of the downtown C‐2 commercial zone. We are committed to
operating the restaurant in a safe, healthy, and professional manner, thus the business will not be detrimental
to public health, safety or general welfare, and is in harmony with various elements and objectives of the
general plan.
Other restaurants with Approved CUP Hours of Operation
1. Dio Deka, 210 E Main St
Sunday- Thursday 7am-11pm
Friday- Saturday 7am-12am
2.Gardino's Ristorante Italiano
49 and 51 N. Santa Cruz
Sunday-Thursday 10am-1am
Friday 10am-2am
3.Pizza My Heart, 9 N Santa Cruz Ave
Sunday-Thursday 11am-10pm
Friday- Saturday 11am-11pm
4. Chez Philippe,
34 & 36 N Santa Cruz Av
7am-1am Seven days a week
5. Lexington House,
40 N Santa Cruz Ave, Suite A
Sunday- Thursday 8am-12am
Friday- Saturdau 8am-12:30am
6. Round Table, 57 N. Santa Cruz
11am-1am Seven Days a week
7. The Palms, 115 N. Santa Cruz
Weekdays 11am-1am
Saturday- Sunday 9am-1am
8. Double D's, 354 N. Santa Cruz Ave
11am-2am Seven Days a week
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING
AUGUST 24, 2022
The Historic Preservation Committee of the Town of Los Gatos conducted a Regular Meeting on
August 24, 2022 at 4:00 p.m.
This meeting This meeting is being conducted utilizing teleconferencing and electronic means
consistent with Town Council Policy 2-01 entitled Town Agenda Format and Rules and Town
Resolution. In accordance with Town Policy and Resolution, the public may only view the
meeting online and not in the Council Chamber.
MEETING CALLED TO ORDER AT 4:00 PM
ROLL CALL
Present: Chair Timothy Lundell, Vice Chair Barry Cheskin, Planning Commissioner Kylie Clark,
and Committee Member Susan Burnett.
Absent: Planning Commissioner Steve Raspe
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1.Approval of Minutes – July 27, 2022
MOTION: Motion by Vice Chair Cheskin to approve the Consent Calendar.
Seconded by Commissioner Clark.
VOTE: Motion passed unanimously.
EXHIBIT 6
PAGE 2 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
PUBLIC HEARINGS
2. 150 Oak Hill Way
Request for Review PHST-22-016
Consider a Request to Remove a Pre-1941 Property from the Historic Resources
Inventory for Property Zoned R-1:20. APN 529-32-020.
PROPERTY OWNER: Matthias Knaur
APPLICANT: Barbara Chambers
PROJECT PLANNER: Ryan Safty
Ryan Safty, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Barbara Chambers
- Client’s grandmother and previous relatives have lived there. It was rented for many years
and is in disrepair. They would like to tear down or relocate the house to make parking
possible. They would like to take it off the Historic Resources Inventory.
Closed Public Comment.
Committee members discussed the matter.
• There is no real features, special character or historical value. Hopefully the
replacement will have some past character such as a gable roof, window styles, etc.
• Staff: The property is deemed historic solely based on the construction date.
• Some properties are just old and not historical.
• It would be nice to have it return to HPC when removed from Inventory and a new build
is proposed. Would like some say on the new structure.
• Staff: As a part of the approved 2040 General Plan there are implementation programs.
They would look at the inventory and consider any modifications.
• Staff: Those properties that are within a historic district, and allowed to be demolished,
would return to the HPC. If a property is not in a historic district, taken off the
inventory, and demolished, it would not return to the HPC. These properties would be
reviewed under the residential design guidelines, which include neighborhood
compatibility, building form, and consistency.
• Staff: The Planning Commission would look to the HPC for recommendations or special
studies. The Town Council would make the final determination.
PAGE 3 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
MOTION: Motion by Commissioner Clark to Remove a Pre-1941 Property from the
Historic Resources Inventory for Property Zoned R-1:20. Located at 150
Oak Hill Way. Based on the Findings in the Report. Seconded by Vice
Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
3. 39 Reservoir Road
Request for Review PHST-22-015
Consider a Request to Remove a Pre-1941 Property from the Historic Resources
Inventory for Property Zoned R-1D Located at 39 Reservoir Road. APN 529-33-022.
PROPERTY OWNER: Tuyet Pham
APPLICANT: Thanh Nguyen
PROJECT PLANNER: Ryan Safty
Ryan Safty, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Thanh Nguyen, Applicant
- He is representing the owner. The house has undergone many alterations from 1900 to
1990. The three units have many different exterior finishes. It is poorly constructed
without a foundation or footings. They want to upgrade the structure. Fixing the window
trims, siding damage, etc. will change the architecture of the house. They would like to
have it taken off the inventory.
Closed Public Comment.
Committee members discussed the matter.
• This house has a little more integrity and character than the prior project. We can’t
comment on the proposed structure. But we appreciate the architect maintaining the
look of the original structure with similar gables.
• This is not a close call. It has undergone so many alterations. I support having it
removed.
• I liked seeing the future project plans.
PAGE 4 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
• At what point does the committee’s focus shift from taking a property off the inventory
to keeping it as a historic property but with significant rehabilitation. The Bloomfield
survey did find merit with the property as recently as 1990.
• I like the look and feel of it. It’s not in that bad of shape. Keeping it on the inventory
allows HPC to have some purview.
• Staff: We can include in the minutes the committees’ feedback on their future plans.
• Staff: Leaving it on the Historic Inventory could potentially penalize the homeowners by
making it more expensive to proceed and trigger a technical demolition.
• The committee’s criteria for removal should be based on the substantial changes done
to the property.
• I haven’t studied the new plans enough to say it’s a technical demo, but we don’t want
to punish the applicant for sharing their plans.
• Just keeping something on the inventory to retain the power to review is not fair. It
should be removed based on whether it deserves to be on the inventory
• We don’t know if keeping it on the inventory triggers a technical demolition.
• Staff: The technical demo of a non-historic structure is allowed up to 50 percent. The
technical demo of a home in the historic inventory is restricted to a 25 percent demo.
MOTION: Motion by Chair Lundell to Remove a Pre-1941 Property from the
Historic Resources Inventory for Property Zoned R-1D. Located at 39
Reservoir Road. Property to be restored similar to the plans presented
includes the findings detailed in the application findings. Seconded by
Commissioner Clark.
VOTE: Motion passed unanimously.
Appeal rights were recited.
4. 25 W. Main Street
Architecture and Site Application S-22-039
Variance Application V-22-011
Requesting Approval for Construction of an Addition to a Contributing Building in the
Downtown Historic Commercial District, including Variances for Maximum Floor Area
and Driveway Length on Property Zoned C-2:LHP. APN 529-01-017.
PROPERTY OWNER: Reveal Corp.
APPLICANT: Gordon Wong, Gkw Architects
PROJECT PLANNER: Erin Walters
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
PAGE 5 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
Applicant presented the project.
Gordon Wong, Applicant
- Their goal was to have the lowest impact to the building. The front door was the biggest
issue. The current corner location posed accessibility and safety issues. The main addition
is a new exterior enclosed stairway located at the rear of the building to bring the building
up to code. The stairway enclosure does not alter the roof or the pop outs on the roof.
They will provide an accessible ramp and parking. These changes are good for fire and
mechanical upgrades.
Committee members asked questions of the applicant.
• Concerned about modifying the existing doors and windows around. The corner door
has been there at least 50 years. Can the door remain at the corner?
Gordon Wong, Applicant
- They found a photo from 1949 showing the front door located on the left of the front
elevation and not at the corner. The business was Sund T.V. Store.
Staff shared the 1949 photo on the computer screen.
Gordon Wong, Applicant
- The photo was hanging in a neighboring business. The original front door has become a
window now. They propose to keep the original siding, roof slopes, make, feel, texture, etc.
The front two windows need to be replaced. They are proposing real wood windows to be
replaced in kind. They are entirely made of wood by Milgard. Milgard is a brand name.
Theresa Warren, Co-Property Owner
- They have reduced the original project scope in half. The building has become dilapidated.
They want to get the historic building back into to a working state.
Closed Public Comment.
Committee members discussed the matter.
• Request to include in the motion the protected elements: transoms, parapet wall, one
big window, and the look of two big windows. Replace the windows in kind with wood
windows.
• The proposed plans include all the stated elements so it’s not necessary to add them
into the motion.
MOTION: Motion by Chair Lundell to Approve the Construction of an Addition to a
Contributing Building in the Downtown Historic Commercial District,
PAGE 6 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
including Variances for Maximum Floor Area and Driveway Length on
Property Zoned C-2:LHP, with the understanding that the application
includes a proposal for replacing windows as they appear on the plans.
Seconded by Vice Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
5. 202 University Avenue
Variance Application V-22-003
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. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Jennifer Armer for Sean Mullin
Jennifer Armer, Planning Manager, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Jay Plett, Applicant
- After the first HPC meeting, they scaled back on the size of the ADU. They worked with the
neighbors on the location of the ADU to preserve the view corridor. If the garage was not
located on a corner lot, the FAR would have been allowed. The garage should fit with the
ADU. There are 9 other garages with smaller side yard setbacks, 5 with smaller rear yard
setbacks; 2 garages with larger with floor areas; and 1 garage with a larger floor area of 880
square feet.
Closed Public Comment.
Committee members discussed the matter.
• Impressed that the view corridors of the neighbors were considered, and adjustments
made.
• Rare to see a project to return to show how they accommodated their neighbors.
PAGE 7 OF 7 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 24, 2022
• In favor of this project.
MOTION: Motion by Vice Chair Cheskin to Forward a Recommendation of Approval
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.
Seconded by Chair Lundell.
VOTE: Motion passed unanimously.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
6. The Committee can only discuss items on the agenda during public hearings. Please
send an email to Committee Liaison Jennifer Armer to propose future agenda items.
ADJOURNMENT
The meeting adjourned at 5:13 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
August 24, 2022 meeting as approved by the
Historic Preservation Committee.
/s/ Jennifer Armer, AICP, Planning Manager
This Page
Intentionally
Left Blank
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING
DECEMBER 14, 2022
The Historic Preservation Committee of the Town of Los Gatos conducted a Special Meeting on
December 14, 2022, at 4:00 p.m.
This meeting is being conducted utilizing teleconferencing and electronic means consistent with
Town Council Policy 2-01 entitled Town Agenda Format and Rules and Town Resolution. In
accordance with Town Policy and Resolution, the public may only view the meeting online and
not in the Council Chamber.
MEETING CALLED TO ORDER AT 3:01 PM
ROLL CALL
Present: Chair Timothy Lundell, Vice Chair Barry Cheskin, and Committee Member Susan
Burnett.
Absent: Planning Commissioner Kylie Clark and Planning Commissioner Steve Raspe.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1.Approval of Minutes – November 16, 2022
MOTION: Motion by Chair Lundell to approve the Consent Calendar. Seconded by
Committee Member Burnett.
VOTE: Motion passed unanimously.
EXHIBIT 7
PAGE 2 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
PUBLIC HEARINGS
2. 25 W. Main Street
Architecture and Site Application S-22-039
Variance Application V-22-011
Requesting Approval for Construction of an Addition to a Contributing Building in the
Downtown Historic Commercial District, including Variances for Maximum Floor Area
and Number of Required Parking Spaces on Property Zoned C-2:LHP. APN 529-01-017.
PROPERTY OWNER: Reveal Corp.
APPLICANT: Gordon Wong, Gkw Architects
PROJECT PLANNER: Erin Walters
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
Gordon Wong, Applicant
- Available for questions.
Committee members asked questions of the applicant.
Gordon Wong
- Provided background on the history of the building’s front doors. The existing corner door
will remain but be inoperable and a new operable door will be added to the left front
façade.
Jenny Wong
- The new addition to the rear will be visually distinguishable by utilizing vertical siding. The
siding color will match the original building.
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Vice Chair Cheskin to forward a recommendation of approval
to the Community Development Director for Construction of an Addition
to a Contributing Building in the Downtown Historic Commercial District,
including Variances for Maximum Floor Area and Number of Required
Parking Spaces on Property Zoned C-2:LHP. Seconded by Chair Lundell.
VOTE: Motion passed unanimously.
PAGE 3 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
3. 126 University Avenue
Minor Development in a Historic District Application HS-22-042
Requesting Approval for Construction of Exterior Alterations to an Existing Contributing
Single-Family Residence Located in the University-Edelen Historic District on Property
Zoned R-1D:LHP. APN 529-02-016.
PROPERTY OWNER: Jean-Philippe Persico
APPLICANT: Davide Giannella
PROJECT PLANNER: Savannah Van Akin
Savannah Van Akin, Assistant Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Davide Giannella, Applicant
- The purpose of the glass roof is to add light and openness to the basement. The rear wall
was recently added and is not historical. Materials, such as the siding and French doors,
match the existing house. Glass roofs are found in the Victorian era. A glass roof would be
less visible at a 6 feet level than a shingled roof. The French glass doors will have a grid.
Committee members asked questions of the applicant.
Davide Giannella, Applicant
- The metal dividers between the glass will be steel tubing painted to look like iron. They did
not consider a polygonal roof since it is a very small area of 4 x 5 feet.
- The two long windows can be divided into smaller sections to match the other windows and
doors.
Closed Public Comment.
Committee members discussed the matter.
• A flat shed roof seems modern.
• The glass roof is not viewable from street. No objection.
• The long windows will have six lites in each window in a pattern of 2 horizontal and 3
vertical sections.
PAGE 4 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
MOTION: Motion by Chair Lundell to Approve the Request for Construction of
Exterior Alterations to an Existing Contributing Single-Family Residence
Located in the University-Edelen Historic District on Property Zoned R-
1D:LHP. Making all the Required Findings. Provided that Applicant
Includes Dividing the Tall Vertical Windows into a matrix of 2 columns by
3 rows of lites per window. The dividers will consist of painted steel
tubing. Seconded by Vice Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
4. 35 Tait Avenue
Request for Review PHST-22-021
Requesting Approval for Construction of Exterior Alterations (Front Door Replacement)
to a Presumptive Historic Residence (Pre-1941) on Property Zoned R-1D.
APN 510-44-004.
APPLICANT: Dan Burnham
PROPERTY OWNERS: Steven and Katherine Erickson
PROJECT PLANNER: Savannah Van Akin
Savannah Van Akin, Assistant Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Dan Burnham, applicant, and Steven Erickson, owner
- They are renovating the interior. They would like to replace the exterior front door. The
trim will look the same. The existing door doesn’t fit correctly and leaks air.
Committee members asked questions of the applicant.
Steven Erickson, owner,
- Don’t know the door manufacturer at this moment.
Closed Public Comment.
PAGE 5 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
Committee members discussed the matter.
• The existing door looks okay. The proposed door is not consistent with the rest of the
house. The proposed door looks very modern.
• The proposed door doesn’t follow the style of the house.
• Slightly mitigated by the fact that the front door doesn’t face the street.
MOTION: Motion by Committee Member Burnett to Deny the Request for
Construction of Exterior Alterations (Front Door Replacement) to a
Presumptive Historic Residence (Pre-1941) on Property Zoned R-1D.
Seconded by Vice Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
5. 307 N. Santa Cruz Avenue
Request for Review PHST-22-022
Requesting Approval for Construction of Exterior Alterations (Retractable Awning and
Seating Area) to a Pre-1941 Commercial Building on Property Zoned C-2.
APN 510-14-048.
PROPERTY OWNER: Millen Family Partnership, LP.
APPLICANT: Mike Millen
PROJECT PLANNER: Ryan Safty
Ryan Safty, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Mike Millen, applicant
- They have not chosen a color yet. An earth tone is possible. Transparent material was
ruled out due to damage while folding. Glass was ruled out due to maintenance.
Committee members asked questions of the applicant.
Closed Public Comment.
PAGE 6 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
Committee members discussed the matter.
• Area is tucked away from view.
• Design is good.
• Need to call out a color choice in the motion.
MOTION: Motion by Committee Member Burnett to Approve the Request for
Construction of Exterior Alterations (Retractable Awning and Seating
Area) to a Pre-1941 Commercial Building on Property Zoned C-2. With
the Condition that the Awning be Earth Tone in Color. Seconded by Vice
Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
6. 16735 Shannon Road
Request for Review PHST-22-023
Consider a Request to Remove a Pre-1941 Property from the Historic Resources
Inventory for Property Zoned R-1:8. Located at 16735 Shannon Road.
APN 523-06-006.
PROPERTY OWNER/APPLICANT: Mohsen Houshmand Sarvestani
PROJECT PLANNER: Ryan Safty
Ryan Safty, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Mohsen Houshmand Sarvestani, applicant
- There is no waterproof paper behind the siding according to our contractor. There is no
way to repair the exterior siding and interior walls without waterproof paper. The exterior
walls are rotten. They will need to remove old exterior siding to install waterproof paper,
which would be considered a historic demolition.
- They could not find any similar or like-for-like material to replace the old, unique wood
siding.
Staff
- It is a challenge to find material that would match the profile of the existing siding. The
work could be exempt if repaired with like-for-like material. They could send the Building
PAGE 7 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
Official to see if the siding is irreparable. Their observation would be forwarded to the
Community Development Director for exemption. The other scenario would be to cover the
siding. On a historic home, covering up the existing siding is still considered demolition.
Closed Public Comment.
Committee members discussed the matter.
• The structure still has integrity. Trying to save the bungalow style. Cannot see any
damage. No proof of damage. Need further information on the damage.
• Willing to be flexible on the materials with the owner’s efforts to rehabilitate the home.
MOTION: Motion by Vice Chair Cheskin to Deny a Request to Remove a Pre-1941
Property from the Historic Resources Inventory for Property Zoned R-1:8.
Seconded by Chair Lundell.
VOTE: Motion passed unanimously.
Appeal rights were recited.
7. 253 W. Main Street
Minor Development in a Historic District Application HS-22-051
Requesting Approval to Modify the Previously Approved Front Door on a New Single-
Family Residence Located in the Broadway Historic District on Property Zoned R-1D:LHP.
APN 510-45-006.
PROPERTY OWNER: Mike and Kim Wasserman
APPLICANT: Bess Wiersema, Studio Three Design
PROJECT PLANNER: Sean Mullin
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Mike and Kim Wasserman, owners
- The replacement door is 300 years old and a family heirloom. They did not have it when the
plans were previously presented. It is replacing a modern glass door. Neighbors signed a
letter in support.
Committee members asked questions of the applicant.
PAGE 8 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
Closed Public Comment.
Committee members discussed the matter.
• The door does not fit the context of the home. The features need to fit the home or the
historic district. Maybe it could be installed elsewhere in the house.
• Would the original plans have been approved with this new door? It is not replacing an
existing historical door but the door in the plans. It is an unusual door.
• Inclined to approve the door based on the history and owner’s attachment to the door. The
neighbors expressed support to approve.
• The door is not consistent with the neighborhood.
• Not installed as a front door.
• The door is very prominent.
Open Public Comment for a specific question regarding the door being very prominent and not
consistent with the style of the house and neighborhood.
Mike and Kim Wasserman, owners
- The original door did not follow the guidelines either, yet it was approved. The new door is
made of wood and is a piece of art.
Bess Wiersema
- Entries in the Design Guidelines does not specifically refer to doors or door styles. They are
addressing entries with details, porches and walk ups. In a modified Tudor style home, a
heavy door that is wood and not see-through is appropriate. There was no discussion of the
prior door. The door looked like a series of French doors. The door sits deep back from the
front in a recessed porch. It may seem noticeable because the house is under construction.
All glass French doors are not necessarily seen in a historical district. We are meeting the
design guidelines. It is not a bungalow or a French cottage type house. It is a modified
Tudor style house. A heavy wood door is appropriate for a modified Tudor house.
Close Public Comment
Committee members discussed the matter.
• The previously proposed door was consistent with the house design.
• When building in a historic district should be consistent with the district style.
• On page 55 in the Design Guidelines, it says that all exterior elements subject to review
should be consistent with the proposed style. There are no other 300-year-old doors in Los
Gatos.
PAGE 9 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF DECEMBER 14, 2022
MOTION: Motion by Chair Lundell to Approve the Request to Modify the
Previously Approved Front Door on a New Single-Family Residence
Located in the Broadway Historic District on Property Zoned R-1D:LHP.
The motion failed due to lack of second.
MOTION: Motion by Committee Member Burnett to Deny the Request to Modify
the Previously Approved Front Door on a New Single-Family Residence
Located in the Broadway Historic District on Property Zoned R-1D:LHP.
Seconded by Vice Chair Cheskin.
VOTE: Motion passed 2-1. Chair Lundell opposed.
Appeal rights were recited.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
8. Annual Certified Local Government Report
Appreciation to Chair Tim Lundell for his service.
A new member will be joining in January 2023.
Susan Burnett will be joining the Planning Commission in 2023.
ADJOURNMENT
The meeting adjourned at 4:40 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
December 14, 2022 meeting as approved by the
Historic Preservation Committee.
/s/ Jennifer Armer, AICP, Planning Manager
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25 W Main Street, Los Gatos - Neighborhood Notification
Date of outreach: March 17th, 2022
Share Tea, 35 W Main Street
- Handed store manager flyers and briefly explained project, to be passed on to owner
- Store manager loved the concept and hoped that we could keep the old charm of the
building; wants more historical buildings to be maintained in downtown
Manaz, 45 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from tenant
Athletic Performance, 55 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- Tenant loves the idea of restaurant and is in support of bringing life back to building
(rather than it being empty)
Nimbus Salon, 65 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- Loves the concept
Zona Rosa, 81 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from tenant
Los Gatos Coffee Roasting Company, 101 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- Teri was super nice, had the store for 40 yrs; she is in support of the project
Centonove, 109 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from store manager
Posh Bagel, 125 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from store manager
GMS Art of Beauty, 140 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from store manager
Azuca, 100 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- Tenant was super friendly and in support of the project
EXHIBIT 8
Palapa Lounge, 88 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from store manager
Tangles, 65 W Main Street
- Handed tenant flyers and briefly explained project, to be passed on to owner
- No comment from store manager
2023.05.18- Feedback from Shari Flick-23 W Main street
Keep overlap of trim at top
Jcw- Yes we can keep the trim. The main exterior change is the existing window glass to be
replaced, window trim and frame to remain, and the left window to be converted back into a
door per photos from the 1920’s.
Has the owner chosen a tenant-
Jcw- Not yet. The owner has not chosen a tenant.
Trash enclosure height 6ft okay
Jcw- The trash cans are enclosed with a wood 6 ft fence/enclosure with landscape and planting
around for screening.
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FPARK AVENUEE MAIN STREETCON orth1 1 '-6 "R/W DEDICATION262 SF57'-4" REAR SETBACK4230' - 0"-1' - 6"57A00410(E) O.H. TEATHERP.L 26.12'P.L 120.96' 0' SETBACKP.L 120.50' 0' SETBACKP.L 26.08'1 0 '-0 "TENANT IMPROVEMENT2,153 SF92 7 '-1 0 "ADDITION 128 SF1113'-1"-2' - 6"814'-11"103'-10"1" / 12"1" / 12"F R O N T S B1'-6 "10'-0"10'-0"2'-6"PAVERS8'-4"GRC126'-3"PROJECT LOCATIONPARK AVEW MAIN STS SANTA CRUZ AVEBROADWAYN SANTA CRUZ AVEW MAIN STUNIVERSITY AVELUNDY LNMAPLE PLC O L L E G E A V E
DITTOS LNPAGEANT WAYE MAIN STHWY 17HWY 17SITE PLAN, PROPOSED, KEYNOTES1PROPOSED LANDSCAPINGRETAINING WALL, CONCRETEELECTRICAL METERGAS METERTRASH AREA, WOOD FENCE, 6'-0", 2Y GARBAGE, 1.5Y RECYCLE & COMPOSTEXTERIOR MECHANICAL UNITSDRY STACK RETAINING WALLKNOX BOX OUTDOOR DECK/DINING WITH TRELLIS AND STRING LIGHTS(E)STREET TREE, CALIFORNIA BAY, DIAMETER 18"WITH PROTECTIVE FENCING, SEE TREE PROTECTION AND FENCING NOTES BELOWROOFTOP VENT HOOD23457LEGENDCOPOWER POLE TETHERCLEAN OUT HYDRANTSETBACK LINE PROPERTY LINE BUILDING FOOTPRINT8SITE PLAN NOTES:1.IF ANY EXCAVATION EXCEEDS 5-FEET IN DEPTH OR REMOVES LATERAL SUPPORTFROM AN EXISTING BUILDING, AN ADJACENT PROPERTY, OR THE PUBLIC RIGHT OFWAY, THE PROJECT WILL HALTED UNTIL SHORING PLANS AND CALCULATIONSPREPARED BY A CA LICENSED ENGINEER ARE PROVIDED TO THE TOWN OF LOSGATOS BUILDING DIVISION FOR REVIEW AND APPROVAL. PROJECT MAY RESUMECONSTRUCTION ONCE SHORING PLANS HAVE BEEN APPROVED FOR CONSTRUCTIONAND INSTALLED ACCORDING TO APPROVED PLANS.2.CONTRACTOR TO VERIFY DESIGNS, DIMENSIONS, AND EXISTING CONDITIONS ON SITE.3.ESTIMATED CUT 0 CY/ FILL 29 CY9TREE PROTECTION NOTES1.PRUNING OR ROOT PRUNING MUST BE SUPERVISED BY AN ISA-CERTIFIED ARBORIST ORAN ASCA-REGISTERED ARBORIST. SEE SECTION 29.10.1010 OF THE TOWN CODE FORSPECIFICATIONS TODETERMINE IF A PRUNING PERMIT IS REQUIRED.TREE PROTECTION FENCING REQUIREMENTS:1.SIX-FOOT HIGH CHAIN LINK FENCING MOUNTED ON TWO-INCH DIAMETER GALVANIZEDIRON POSTS SHALL BE DRIVEN INTO THE GROUND AT LEAST TWO-FEET DEEP AT NOMORE THAN TEN-FOOT SPACING. WHEN STIPULATED, FOR EXISTING PAVINGAREASTHAT WILL NOT BE DEMOLISHED, POSTS MAY BE SUPPORTED BY CONCRETE BASE.2.POSTED EIGHT AND ONE-HALF-INCH BY ELEVEN-INCH SIGN ON EACH TREE FENCESTATING: “WARNING –TREE PROTECTION ZONE –THIS FENCE SHALL NOT BE REMOVEDAND IS SUBJECT TO PENALTY ACCORDING TO TOWN CODE 29.10.1025”3.LABELED PHOTOGRAPHS OF THE INSTALLED FENCING SHALL BE EMAILED TOTHEPROJECT PLANNER PRIOR TO ISSUANCE OF PERMITS.4.TREE PROTECTION FENCING IS REQUIRED TO REMAIN IN PLACE THROUGHOUTCONSTRUCTION. ANY PROTECTED TREE ON-SITE WILL REQUIRE REPLACEMENTACCORDING TO ITS APPRAISED VALUE IF IT IS DAMAGED BEYOND REPAIR AS A RESULTOF CONSTRUCTION.10RIGHT-OF-WAY DEDICATION (SEE CIVIL)(P) TRUNCATED DOME(P) ACCESSIBLE PATH OF TRAVEL1112A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:14:32 AMAs indicatedA000Site Plan,ProposedSite Plan, ProposedSCOPE OF WORKBUILDING INFORMATION MODELTENANT IMPROVEMENT 2,153 SF1ST FLOOR 1,073 SF2ND FLOOR 1,080 SFADDITION 128 SF SITE ADJUSTMENTS• OUTDOOR DECK 471 SF, TRELLIS AND STRING LIGHTS•LANDSCAPING PER COMMERCIAL DESIGN GUIDELINES• TRASH AREA WITH WOOD FENCE/SCREENPROJECT INFORMATION0'4'8'16'32'25 WEST MAIN ST.C A L I F O R N I AL O S G A T O SVICINITY MAPGeneralA000 Site Plan, ProposedA001 Site Plan, Existing & Exterior PhotosA002 Notes & Demolition PlanA003 Adjacent Building Plan, Shadow Study, LandscapeA004 Adjacent Building, Streetscape Elevations, AccessibilityA005 Fire, Egress & Occupancy Load AnalysisTopography1 of 1 Boundary Survey and Topographic MapCivilSheet 1 of 9 Town Notes, General Notes, Legend & Abbr.Sheet 2 of 9 DemolitionSheet 3 of 9 Site PlanSheet 4 of 9 Street Improvement PlanSheet 5 of 9 Grading and Drainage PlanSheet 6 of 9 Section & DetailsSheet 7 of 9 Blueprint for a Clean BaySheet 8 of 9 Erosion Control PlanSheet 9 of 9 Erosion DetailsArchitecturalA100 Floor Plan, ExistingA101 Architectural, Floor Plan, ProposedA200 Elevations, Existing & ProposedA300 Section & Roof PlanA301 Perspective Views & Diagram1/8" = 1'-0"1Site Plan, ProposedPROJECT LOCATION:APN:PROJECT JURISDICTION:ZONING:GENERAL PLAN USE:(E) OCCUPANCY:(P) OCCUPANCY:(E) USE(P) USEYEAR BUILT/OCCUPIED:MIN. LOT SIZE:GROSS LOT SIZE:NET LOT SIZE:AVG. SLOPE OF LOT:(E)GROSS FLOOR AREA:1ST LVL:2ND LVL:(P)GROSS FLOOR AREA:1ST LVL:1ST LVL ADDITION: 2ND LVL: RIGHT-OF-WAY DEDICATION:FAR:ALLOWED:EXISTING:PROPOSED:REQUIRED PARKING:RESTAURANT 2,281 SF(1/300 SF)PROPOSED PARKINGPARKING DISTRICT SPACESCONSTRUCTION TYPE:FIRE SPRINKLERS:25 W MAIN STREET, LOS GATOS, CA 95030529 - 01 - 017LOS GATOSC-2: LHP CENTRAL BUSINESS DISTRICT(LOS GATOS HISTORICAL COMMERCIAL DISTRICT)CENTRAL BUSINESS DISTRICTBA-2RETAILRESTAURANT1901N/A3,133 SF2,871 SF6%2,170 SF1,090 SF1,080 SF2,281 SF1,073 SF 128 SF1,080 SF 262 SFFLOOR AREA / LOT SIZE 60 % = 1,880 SF / 3,133 SF 69 % = 2,170 SF/ 3,133 SF 79 % = 2,281 SF/ 2,871 SF87 (1 SPACE REQUEST FOR PARKING VARIANCE)V-BYESSHEET INDEXSET BACKSFRONT:SIDE:REAR:STREET SIDE:MAX. HEIGHT:(E) HEIGHT:(P) HEIGHT:(REQUIRED / EXISTING / PROPOSED)10'-0" / 11'-9" / 1'-6"0'-0" / 0'-0" / 0'-0"0'-0" / 61'-8" / 57'-4" 10'-0" / 0'-0" / 0'-0"45'-0"21'-11"21'-11"THIS PROJECT PROPOSES A TENANT IMPROVEMENT FOR A RESTAURANT (2,153 SF) AND ADDITION (128 SF) TO THE HISTORIC TWO-STORY BUILDING. SCOPE INCLUDES A NEW CIRCULATION SPACE WITH A STAIRWAY AND ACCESSIBLE SITE UPGRADESAPPLICABLE CODEOWNER:PROJECT DIRECTORYREVEAL 004 LLC675 NORTH FIRST STREET, SUITE 550 SAN JOSE CA 95112408-314-0077 I INFO@REVEALCORP.COMARCHITECT:GKW ARCHITECTS, INC. 710 E. MCGLINCY LANE SUITE 109 CAMPBELL, CA 95008408-315-2125 I GORDONKWONG@GKWARCHITECTS.COMPUBLIC WORKS & PLAN SITE NOTESCIVIL ENGINEER:LC ENGINEERING598 E SANTA CLARA ST. STE 270 SAN JOSE CA 95112408-806-7187 I NLE@LCENGINEERING.NET1.CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING AREA ADJACENT TO WORK IS LEFT IN A CLEAN CONDITION.2.UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES BOARD, FOR ANY ACTIVITY,WHICH DISTURBS SOIL.3.CONTRACTOR IS RESPONSIBLE FOR ALL TEST, INSPECTIONS AND PROCEDURAL REQUIREMENTS PER CITY OF LOS GATOS.4. OPERABLE SMOKE DETECTORS MUST BE IN PLACE PRIOR TO RE-OCCUPY DWELLINGS5.PLUMBING & ELECTRICAL SURVEY REQUIRED FOR METER RELEASE.6. ADDITIONS, ALTERATIONS OR REPAIRS SHALL CONFORM TO ANY BUILDING OR STRUCTURE WITHOUT REQUIRING THE EXISTINGBUILDING OR STRUCTURE TO COMPLY WITH ALL THE REQUIREMENTS OF THE UBC, PROVIDED THE ADDITION ALTERATION ORREPAIR CONFORMS TO THAT REQUIRED FOR NE WBUILDING OR STRUCTURE PER UBC SECTION 3403.2.7.CONTRACTOR TO VERIFY SIZE & LOCATION OF ALL UTILITY CONNECTIONS. CONTRACTOR TO PROVIDE ALL NEW UTILITYCONNECTIONS AND/ OR UPGRADE EXISTING AS REQUIRED. CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS ANDAPPROVALS AS REQUIRED BY GOVERNING AGENCIES.8. CONTRACTOR SHALL OBTAIN ALL NECESSARY DEMOLITION PERMITS AND APPROVALS INCLUDING ASBESTOS ABATEMENT ASPART OF THE BASE BID9. PER CGBSC 301.1.1 - RESIDENTIAL BUILDINGS UNDERGOING PERMITTED ALTERATIONS, ADDITIONS OR IMPROVEMENTS SHALLREPLACE NONCOMPLIANT PLUMBING FIXTURES WITH WATER-CONSERVING PLUMBING FIXTURES. PLUMBING FIXTURESREPLACEMENT IS REQUIRED PRIOR TO ISSUNACE OF A CERTIFICATE OF FINAL COMPLETION, CERTIFICATE OF OCCUPANCY ORFINAL PERMIT APPROVAL BY THE LOCAL BUILDING DEPARTMENT.10.PER CGBSC 301.1.1 - WHERE ADDITION OR ALTERATION INCREASED THE BUILDING'S CONDITIONED AREA, VOLUME, OR SIZE,THE REQUIREMENTS OF CALGreen CHAPTER 4 SHALL APPLY ONLY TO AND WITHIN THE SPECIFIC AREA OF THE ADDITION ORALTERATION.1. 2022 CALIFORNIA BUILDING CODES PART 1, 6, 10 & 112. 2022 CALIFORNIA BUILDING CODES PART 2, 2.5, 3 - 5, 8 - 9, 123. 2022 CALIFORNIA RESIDENTIAL CODE PART 2.54.2022 CALIFORNIA ELECTRICAL CODE5.2022 CALIFORNIA MECHANICAL CODE6.2022 CALIFORNIA PLUMBING CODE7.2022 CALIFORNIA ENERGY CODE8.2022 CALIFORNIA FIRE CODE9. 2022 CALIFORNIA GREEN BUILDING CODES10. ALL OTHER STATE AND LOCAL LAWS, ORDINANCES AND REGULATIONS11. LOS GATOS MUNICIPAL CODE12.2022 CALIFORNIA HISTORIC BUILDING CODELAND SURVEYOR:LC ENGINEERING598 E SANTA CLARA ST. STE 270 SAN JOSE CA 95112408-806-7187 I NLE@LCENGINEERING.NETDEFERRED SUBMITTALS1.FIRE SPRINKLERSHPC/ SCOPE• ADDITION EXTERIOR MATERIAL TO BE VERTICAL SIDING,COLOR TO MATCH EXISTING HISORICAL BUILDING• EXISTING CORNER ENTRY TO REMAIN•LEFT ENTRY AND STOREFRONT WINDOWS TO BEREHABILITATED TO MATCH 1919-1952 FACADE, SEE A200•ALL OTHER EXTERIOR WINDOWS AND DOORS TO REMAIN,TRIM AND SIDING TO REMAIN, SEE DEMOLITION CALC ON A002•ROOF STRUCTURE TO REMAINRevision ScheduleNumber Description Date1 Planning2022.10.192 Planning2023.03.173 Planning2023.05.02EXHIBIT 9
1PARK AVENUECENTER OF STREET11' - 8" WALL TO P.L 120.96', 0' SIDE YARD SETBACKP.L 120.50', 0' SIDE YARD SETBACKP.L 26.12'P.L 26.08'E MAIN STREETCOOHOHOHOH43OHN orth8927651012345611TYPF R O N T S E T B A C K11' - 9 " (E )61' - 8" (E) REAR SETBACKA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:14:54 AM1/8" = 1'-0"A001Site Plan, Existing& Exterior PhotosSite Plan, Existing & Exterior PhotosBUILDING TO BE RENOVATED PER COMMERCIAL DESIGN GUIDELINESRETAINING WALL METAL BOX TO BE RELOCATEDMINI SPLIT CONDENSER WATER METER TO BE RESURFACEDGAS METER TO BE REPLACED / RELOCATEDELECTRICAL METER TO BE REPLACED / RELOCATEDSTORM WATER DRAINAGE TO REMAINTREE TO BE PROTECTED PER CITY CODEPG&E BOX/ ELECTRICAL VAULT TO REMAINUTILITY POLE TO REMAIN2TEATHER TO REMAINCLEAN OUT RELOCATED, SEE A000 AND CIVIL HYDRANTWATER VALVELEGENDCOLINE LEGEND SETBACK LINE PROPERTY LINE BUILDING OUTLINE OVERHEAD LINEOH5KEYNOTES, SITE PLAN, EXISTING6743189TREE PROTECTION NOTES:SEC. 29.10.1005. - PROTECTION OF TREES DURING CONSTRUCTION. (A) PROTECTIVE TREE FENCING SHALL SPECIFY THE FOLLOWING:1. SIZE AND MATERIALS. SIX (6) FOOT HIGH CHAIN LINK FENCING, MOUNTED ON TWO-INCH DIAMETER GALVANIZED IRON POSTS, SHALL BE DRIVEN INTO THE GROUND TO A DEPTH OF AT LEAST TWO (2) FEET AT NO MORE THAN TEN-FOOT SPACING. FOR PAVING AREA THAT WILL NOT BE DEMOLISHED AND WHEN STIPULATED IN A TREE PRESERVATION PLAN, POSTS MAY BE SUPPORTED BY A CONCRETE BASE. 2. AREA TYPE TO BE FENCED. TYPE I: ENCLOSURE WITH CHAIN LINK FENCING OF EITHER THE ENTIRE DRIPLINE AREA OR AT THE TREE PROTECTION ZONE (TPZ), WHEN SPECIFIED BY A CERTIFIED OR CONSULTING ARBORIST. TYPE II: ENCLOSURE FOR STREET TREES LOCATED IN A PLANTER STRIP: CHAIN LINK FENCE AROUND THE ENTIRE PLANTER STRIP TO THE OUTER BRANCHES. TYPE III: PROTECTION FOR A TREE LOCATED IN A SMALL PLANTER CUTOUT ONLY (SUCH AS DOWNTOWN): ORANGE PLASTIC FENCING SHALL BE WRAPPED AROUND THE TRUNK FROM THE GROUND TO THE FIRST BRANCH WITH TWO-INCH WOODEN BOARDS BOUND SECURELY ON THE OUTSIDE. CAUTION SHALL BE USED TO AVOID DAMAGING ANY BARK OR BRANCHES. 3. DURATION OF TYPE I, II, III FENCING. FENCING SHALL BE ERECTED BEFORE DEMOLITION, GRADING OR CONSTRUCTION PERMITS ARE ISSUED AND REMAIN IN PLACE UNTIL THE WORK IS COMPLETED. CONTRACTOR SHALL FIRST OBTAIN THE APPROVAL OF THE PROJECT ARBORIST ON RECORD PRIOR TO REMOVING A TREE PROTECTION FENCE. 4. WARNING SIGN. EACH TREE FENCE SHALL HAVE PROMINENTLY DISPLAYED AN EIGHT AND ONE-HALF-INCH BY ELEVEN-INCH SIGN STATING: "WARNING—TREE PROTECTION ZONE—THIS FENCE SHALL NOT BE REMOVED AND IS SUBJECT TO PENALTY ACCORDING TO TOWN CODE 29.10.1025." (B) ALL PERSONS, SHALL COMPLY WITH THE FOLLOWING PRECAUTIONS: 1. PRIOR TO THE COMMENCEMENT OF CONSTRUCTION, INSTALL THE FENCE AT THE DRIPLINE, OR TREE PROTECTION ZONE (TPZ) WHEN SPECIFIED IN AN APPROVED ARBORIST REPORT, AROUND ANY TREE AND/OR VEGETATION TO BE RETAINED WHICH COULD BE AFFECTED BY THE CONSTRUCTION AND PROHIBIT ANY STORAGE OF CONSTRUCTION MATERIALS OR OTHER MATERIALS, EQUIPMENT CLEANING, OR PARKING OF VEHICLES WITHIN THE TPZ. THE DRIPLINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE ENCROACHMENT OF THE CONSTRUCTION. 2. PROHIBIT ALL CONSTRUCTION ACTIVITIES WITHIN THE TPZ, INCLUDING BUT NOT LIMITED TO: EXCAVATION, GRADING, DRAINAGE AND LEVELING WITHIN THE DRIPLINE OF THE TREE UNLESS APPROVED BY THE DIRECTOR. 3. PROHIBIT DISPOSAL OR DEPOSITING OF OIL, GASOLINE, CHEMICALS OR OTHER HARMFUL MATERIALS WITHIN THE DRIPLINE OF OR IN DRAINAGE CHANNELS, SWALES OR AREAS THAT MAY LEAD TO THE DRIPLINE OF A PROTECTED TREE. 4. PROHIBIT THE ATTACHMENT OF WIRES, SIGNS OR ROPES TO ANY PROTECTED TREE. 5. DESIGN UTILITY SERVICES AND IRRIGATION LINES TO BE LOCATED OUTSIDE OF THE DRIPLINE WHEN FEASIBLE. 6. RETAIN THE SERVICES OF A CERTIFIED OR CONSULTING ARBORIST WHO SHALL SERVE AS THE PROJECT ARBORIST FOR PERIODIC MONITORING OF THE PROJECT SITE AND THE HEALTH OF THOSE TREES TO BE PRESERVED. THE PROJECT ARBORIST SHALL BE PRESENT WHENEVER ACTIVITIES OCCUR WHICH MAY POSE A POTENTIAL THREAT TO THE HEALTH OF THE TREES TO BE PRESERVED AND SHALL DOCUMENT ALL SITE VISITS. 7. THE DIRECTOR AND PROJECT ARBORIST SHALL BE NOTIFIED OF ANY DAMAGE THAT OCCURS TO A PROTECTED TREE DURING CONSTRUCTION SO THAT PROPER TREATMENT MAY BE ADMINISTERED. ( ORD. NO. 2240, § I(EXH. B), 6-2-15 ) 10NOTES1. GENERAL CONTRACTOR TO VERIFY EXISTING SITE CONDITIONS, STRUCTURES, DIMENSIONS2. ALL ELEMENTS IN BLUE ARE TO BE DEMOLISHED0'4'8'16'32'1/8" = 1'-0"1Site Plan, Existing12345611Revision ScheduleNumber Description Date2 Planning 2023.03.17
UPDNWALL DEMOLTION LOCATION OF (P) DOOREXTERIOR FINISH TO BE REMOVED FOR ADDITIONEXTERIOR FINISH TO BE REMOVED FOR ADDITION(E) DOOR TO BE NON-FUNCTIONINGDETAIL REFERENCENameElevationDATUM REFERENCEBUILDING SECTIONINTERIOR ELEVATIONIMPERVIOUS AREA PROPOSED AREA TOTAL AREA POST-PROJECT (SF)EXISTING AREA TOTAL SITE AREA = 2,871 SF TOTAL SITE AREA DISTURBED (SF) = 1,674 SFREPLACED NEW 1,090 SFTOTAL NEW & REPLACED IMPERVIOUS AREA PERVIOUS AREA 853 SF 1,960 SF870 SF557 SF1,584 SF870 SF557 SF17 SF---EXISTINGPROPOSEDPERVIOUS 1,584 SFIMPERVIOUS 1,090 SFPERVIOUS AREA 557 SFNEW IMPERVIOUS 742 SFNEW IMPERVIOUS 111 SFREPLACED IMPERVIOUS 17 SFPERVIOUS AREA 237 SFA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:15:03 AMAs indicatedA002Notes &Demolition PlanNotes & Demolition Plan0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'DEMOLITION BREAKDOWNFRONTTOTAL WALL SURFACE (SF)REARRIGHTLEFT% TOTAL374.56368526.84536.181805.5821.1WALLS TO BE REMOVED FACING PUBLIC STREET DEMOLITION OF AN HISTORIC STRUCTURE MEANS:1. REMOVAL OF MORE THAN TWENTY-FIVE (25) PERCENT OF THE WALL AREA FACING A PUBLIC STREET(S) AND/OR FIFTY (50) PERCENT OF ALL EXTERIOR WALL AREA; OR2. ENCLOSURE OR ALTERATION OF MORE THAN TWENTY-FIVE (25) PERCENT OF THE WALL AREA FACING A PUBLIC STREET AND/OR FIFTY (50) PERCENT OF THE EXTERIOR WALL AREA SO THAT THEY NO LONGER FUNCTION AS EXTERIOR WALLS.3. ALL REMAINING EXTERIOR WALL MUST BE CONTIGUOUS. NO NEW EXTERIOR WALL COVERING SHALL BE PERMITTED OVER THE EXISTING EXTERIOR WALL COVERING. THERE ARE EXCEPTIONS FOR REPLACEMENT, REPAIR, OR REMOVAL. PLEASE SEE SECTION 29.10.020 FOR EXCEPTIONSDEMOLITION CALC.(E) TOTAL WALL AREA= 374 SFWALL AREA REMOVED = 25.75 SFDEMOLITION CALC.(E) TOTAL WALL AREA= 368 SFWALL AREA REMOVED = 303.02 SFDEMOLITION CALC.(E) TOTAL WALL AREA= 526.84 SFWALL AREA REMOVED = 18.28 SFDEMOLITION CALC.(E) TOTAL WALL AREA= 536.18 SFWALL AREA REMOVED = 34.77 SFWALLREMOVAL (SF)25.75303.0218.2834.77381.821/8" = 1'-0"2Floor Plan, Level 1, Demo1/8" = 1'-0"3Floor Plan, Level 2, Demo1/8" = 1'-0"4Elevation, Front, Demo1/8" = 1'-0"5Elevation, Right, Demo1/8" = 1'-0"6Elevation, Left, Demo1/8" = 1'-0"7Elevation, Rear, Demo1. IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND SUBCONTRACTORS TO CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE DRAWINGS AND MAKE KNOWN ANY DISCREPANCIES PRIOR TO COMMENCING THEIR WORK.2. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE REGULATIONS INCLUDING BUT NOT LIMITED TO NATIONAL, CITY, STATE, LOCAL CODES AND ORDINANCES WHICH MAY BE IN EFFECT. ALL MATERIALS, INSTALLATION PROCEDURES AND PLANS SHALL BE APPROVED BY ALL APPLICABLE CODE ENFORCEMENT AUTHORITIES HAVING JURISDICTION, AND IT SHALL BE THE CONTRACTOR;S RESPONSIBILITY TO OBTAIN AND PAY FOR ALL NECESSARY PERMITS AND APPROVALS FOR THE WORK.3. THESE DRAWINGS ARE INTENDED FOR USE IN A NEGOTIATED CONSTRUCTION CONTRACT AND THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY MATERIAL AND / OR MANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL SAMPLES AND OR CUTS AS REQUIRED TO ASSIST OWNER OR HIS AGENT IN MAKING MATERIAL SELECTIONS. FOR THE PURPOSE OF ESTIMATING, THE CONTRACTORS SHALL USE THE MATERIALS SELECTED BY THE OWNER, OR IN ABSENCE OF SAME. SHALL PROVIDE AN ALLOWANCE AMOUNT AND SO CONDITION ANY COST ESTIMATE. ALL MATERIALS SPECIFIED IN THESE DRAWINGS SHALL BE INCLUDED IN SUCH ESTIMATE.4. NO GUARANTEE OF QUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THE ARCHITECTURAL DOCUMENTS, AND THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY OR ALL CONSTRUCTION DEFICIENCIES.5. THE GENERAL CONTRACTOR SHALL HOLD HARMLESS, INDEMNIFY AND DEFEND THE ARCHITECT FROM ANY ACTION INITIATED BY THE OWNER OR ANY SUBSEQUENT OWNERS FOR CONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCH CONDITIONS WHICH MAY BE BEYOND THE CONTROL OF THE ARCHITECT.6. ALL WORK SHALL COMPLY WITH AND RECORD THE CONDITIONS OF ALL EXISTING SITE IMPROVEMENTS INCLUDING PAVED AREAS. THE GENERAL CONTRACTOR SHALL MAKE KNOWN ALL EXISTING DAMAGED OR DISREPAIR ITEMS AND CONDITIONS THAT MAY WORSEN DUE TO THE CONSTRUCTION. ALL ITEMS IN GOOD CONDITION SHALL BE MAINTAIN IN THEIR PRESENT CONDITION AND ANY REPAIR OR DAMAGE WHICH OCCURS DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.7. CONTRACTOR SHALL THOROUGHLY EXAMINE THE SITE AND SATISFY HIM OR HERSELF AS OF THE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS OR HER WORK AND SHALL BE RESPONSIBLE FOR THE CORRECTNESS OF SAME. NO EXTRA COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR THE EXPENSES DUE TO HIS OR HER NEGLECT TO EXAMINE OR FAILURE TO DISCOVER CONDITIONS WHICH MAY AFFECT HIS OR HER WORK.8. ALL WORK SHALL BE COORDINATED WITH THE STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, ARCHITECTURAL, FIRE PROTECTION AND LIGHTING DRAWINGS APPLYING TO THIS PROJECT PRIOR TO SUBMITTING SHOP DRAWINGS FOR FABRICATION APPROVAL.9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE WITH ALL INVOLVED PARTIES AND PREPARE SHOP DRAWINGS.10. ALL NEW INTERIOR PAINT COLOR, FLOOR, WALLS AND CEILING FINISHES SHALL BE SELECTED BY OWNER AT THE TIME WHEN IT IS NECESSARY FOR THE COMPLETION OF THE PROJECT.11. THE CONTRACTOR SHALL PERFORM ALL CUTTING AND PATCHING REQUIRED TO COMPLETE THE WORK OR TO MAKE ITS PARTS FIT TOGETHER PROPERLY WITHOUT COMPROMISING THE QUALITY OF THE WORK.12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ADEQUATE BRACING, SHORING, AND PROTECTING ALL WORK DURING CONSTRUCTION, AGAINST DAMAGE, BREAKAGE, COLLAPSE, DISTORTIONS, AND OFF ALIGNMENTS ACCORDING TO CODES AND STANDARDS OF GOOD PRACTICE.13. ALL PUBLIC IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE LATEST ADOPTED CITY STANDARDS. THE STORING OF GOOD AND MATERIALS ON SIDEWALK AND/ OR STREET SHALL NOT BE ALLOWED UNLESS THE CONTRACTOR HAS APPLIED AND SECURED A SPECIAL PERMIT WHICH ALLOW SUCH STORAGE TO BE PLACED.14. OWNERSHIP OF DRAWINGS: THESE DRAWINGS ARE THE PROPERTY OF GKW ARCHITECTS --GORDON WONG, ARCHITECT, THE DRAWINGS SHALL NOT BE USED FOR ANY OTHER PURPOSE EXCEPT AS APPROVED BY THE ARCHITECT.15. LIMITATION OF THE WORK: THE LIMITS OF THE WORK ARE ESTABLISHED BY THE DRAWINGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING TRADESMEN WITH THESE LIMITS.16. PIOR TO ISSUANCE OF THE BUILDING PERMIT A SANITARY SEWER HOOKUP PERMIT (OR CLEARANCE LETTER) MUST BE OBTAINED AND A COPY OF THE PERMIT MUST BE SUBMITTED TO THE BUILDING DEPARTMENT. AABVACADADDLAFFASPHBBITUMBKGBLDGBMBRBURBDRBWCCABCBCEMCFCJCLCTLCLGCONCCPTDDDRE(E)EELECEPEXTFFDNFHFINFFFLFLUORFOCFOFFOSFRFSFSLFTGFURRABOVEASPHALT CONCRETEAREA DRAINADDITIONALABOVE FINISH FLOORASPHALTBITUMINOUSBACKINGBUILDINGBEAMBACKER RODBUILT-UP-ROOFBEDROOMBOTTOM OF WALLCABINETCATCH BASINCEMENTCUBIC FEETCONTROL JOINTCLOSETCENTERLINECEILINGCONCRETECARPETDECKDRAINEXISTINGEASTELECTRICALELECTRICAL PANELEXTERIORFOUNDATIONFIRE HYDRANTFINISHFINISH FLOORFLOW LINEFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF STUDFIRE RATEDFLOOR SINKFIRE SPRINKLERFOOTINGFURRINGGGALVGCGLGNDGWBGYPHHDBDHDRHDWRHDWDHTRHVACIININCANDINSULINTINVJJSTJTKKKITKPLLOCLTMMBMDFMECHMEMBMETMHMSCMTDMTLGALVANIZEDGENERAL CONTRACTORGLASSGROUNDGYPSUM WALL BOARDGYSUMHARDBOARDHEADERHARDWAREHARDWOODHEATERHEATING, VENT. & A.C.INCHINCANDESCENTINSULATIONINTERIORINVERTJOISTJOINTKIPSKITCHENKICK PLATELOCATIONLIGHTMACHINE BOLTMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMANHOLEMISCELLANEOUSMOUNTEDMETALN(N)NNICNOMNPNRNTSOOAOCODOFCIOFOIP(P)PENNPERFPERPPLPLPLASPLBGPLWDPNLPOCPPPREFABPSFPSIPTDPTRPTRWDQQQTYRRRADRCPRDREFREFLREFRRETREGRONEWNORTHNOT IN CONTRACTNOMINALNO PARKINGNON-RATEDNOT TO SCALEOVERALLON CENTEROUTSIDE DIAMETER/ DIMENSIONOWNER FURNISHED CONTRACTOR INSTALLEDOWNER FURNISHED OWNER INSTALLPROPOSEDPENETRATIONPERFORATEDPERPENDICULARPLATEPROPERTY LINEPLASTERPLUMBINGPLYWOODPANELPOINT OF CONNECTIONPERMEABLE PAVERSPREFABRICATEDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPRESSURE TREATEDPRESSURE TREATED WOODQUANTITYREVEAL OR RISERRADIUSREINFORCED CONCRETE PIPEROOF DRAINREFERENCEREFLECTEDREFRIGERATORRETAINING OR RETARDANTREGISTERROUGH OPENINGABBREVIATIONSSSCDSCHDSDSECTSEDSFSHRSHTSHTGSIMSJSLSLDSMSMDSOFSOGSPDSPEC/SSQSSSSDSTCSTDSTLSTORSTRLSYTT&BT>CTOCTOPTOSTRDTWUULUTILVVCPVERTVTRWWWCWDWDWW/OWPWPTWRSEE CIVIL DRAWINGS SCHEDULESTORM DRAINSECTIONSEE ELECTRICAL DRAWINGSSQUARE FOOT OR FEETSHOWERSHEETSHEATHINGSIMILARSEISMIC JOINTSEALANTSEE LANDSCAPE DRAWINGSSHEET METALSEE MECHANICAL DRAWINGSSOFFITSLAB ON GRADESEE PLUMBING DRAWINGSSPECIFICATIONSQUARESANITARY SEWERSEE STRUCTURAL DRAWINGSSOUND TRANSMISSION COEFFICIENTSTANDARDSTEELSTORAGESTRUCTURALSQUARE YARDTOP AND BOTTOMTONGUE AND GROOVETOP OF CURBTOP OF CONCRETETOP OF PAVINGTOP OF STEELTREADTOP OF WALLUNDERWRITERS LABORATORIESUTILITIESVITREOUS CLAY PIPEVERTICALVENT THROUGH ROOFWEST OR WIDTHWATER CLOSETWOODWINDOWWITHOUTWATER PROOFWORKING POINTWATER RESISTANTGRAPHIC SYMBOLSGENERAL NOTESIMPERVIOUS/PERVIOUS SITE CALCULATIONFRONTTOTAL WALL SURFACE (SF)RIGHTTOTAL374.56526.84901.4WALLREMOVAL (SF)25.7518.2844.03%4.88REMOVAL ALL WALL AREA21.1% < 50% = NOT DEMOLITIONREMOVAL WALL AREAFACING PUBLIC STREET4.88 % < 25% = NOT DEMOLITIONLEGENDWALLS TO BE REMOVED, ALL SIDESDEMOLITION NOTES:1. DRY ROT OR ANY OTHER DAMAGE DOES NOT EXEMPT THE PROJECT FROM ANYPROVISION SET FORTH BY SECTION29.10.09030. IF YOU FIND DRY ROT AND NEED TO REPAIR IT, STOP WORK AND CONTACT THE PLANNING DIVISION AT(408) 354-6872 TO DISCUSS THE CHANGES BEFORE YOU PROCEED.2. IF YOU ENCOUNTER AN UNANTICIPATED SITUATION THAT CHANGES THE SCOPE OF WORK, STOP WORK AND CONTACT THEPLANNING DIVISION AT (408) 354-6872 TO DISCUSS THE CHANGES BEFORE YOU PROCEED.3. THE INSTALLATION OF NEW DOORS OR WINDOWS WITHIN EXISTING DOOR AND WINDOW OPENINGS DOES NOT COUNT AS DEMOLITION.Revision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.17
FPARK AVENUEE MAIN STREETN orth21/23 W MAIN ST35, 45, & 55 W MAIN ST65 W MAIN 81 W MAIN ST14 W MAIN ST50 W MAIN 78 W MAIN 88 & 98 W MAINFREEWAY 17U N I VE R S I TY AV E
FREEWAY 17LUNDY LNPROJECT LOCATION101 W MAIN ST109 W MAIN PARK AVENUEE MAIN STREETN orth(E) O.H. TEATHERP.L 26.12'P.L 120.96'P.L 120.50'P.L 26.08'BUILDING/ TENANT IMPROVEMENT(E) STREET TREECALIFORNIA BAYDIAMETER 18"LANDSCAPE NOTES1. ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH COMPLETE IRRIGATION FACILITIES.2. SUBJECT TO WELO REVIEW.3. TOTAL LANDSCAPE AREA= 557 SFOUTDOOR DECK/ DINING AREAPER LOS GATOS COMMERCIAL GUIDELINES, 3.2.2.B) OPEN SPACE LOCATED AT REAR OF PARCEL, WHICH ALLOWS FOR A REAR DINING COURTYARDPERMEABLE PAVERSPER LOS GATOS COMMERCIAL GUIDELINES, 3.2.2.A) OPEN SPACE SHALL BE DEVOTED TO FUNCTIONAL USE OR LANDSCAPED AREAS.TRASH ENCLOSURE ON CONCRETE PADDRY STACK STONE WALLSTAMPED CONCRETE, WOOD TEXTURETRASH AREA IS SCREENED BY PLANTS, PER LOS GATOS COMMERCIAL GUIDELINESCRAPE MYRTLE TREELAGERSTROEMIA INDICA5 GAL MATURE SIZE 15'-25' HEIGHT 6'-15' SPREADBLACK MULCHPINK-FLOWERING JASMINEJASMINE POLYANTHUM5 GALMATURE SIZE, UP TO 10-15 FT HEIGHTDEER GRASSMUHLENBERGIA RIGENS5 GALMATURE SIZE 3'-4' HEIGHTITALIAN CYPRESS TREECUPRESSUS SEMPERVIRENS5 GALMATURE SIZE 30-40 FT HEIGHTPERMEABLE PAVERSCATALINA GRANA PAVERCOLOR: VICTORIANSTAMPED CONCRETEWOOD TEXTURE/ BROWNLEGENDDRYSTACK STONE WALLA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:15:27 AMAs indicatedA003Adjacent BuildingPlan, ShadowStudy, LandscapeAdjacent Building Plan, Shadow Study, LandscapeADJACENT PROPERTIES:• 21 W MAIN ST.• 23 W MAIN ST.• 35 W MAIN ST.• 45 W MAIN ST.• 55 W MAIN ST.CRAFTBOX (RETAIL)TANGLES (HAIR SALON)SHARETEA (CAFE)MANAZ, JOHNSON VALLEY CA (RETAIL)ATHLETIC PERFORMANCE (RETAIL)PROPOSED PROJECT PROPERTY:• 25 W MAIN ST.A-2- ASSEMBLY RESTAURANTADDRESSNAMEM- MERCANTILEB- BUSINESSB- BUSINESSM- MERCANTILEM- MERCANTILEUSE• 65 W MAIN ST.• 81 W MAIN ST.• 14 W MAIN ST.• 50 W MAIN ST.• 78 W MAIN ST.• 88 W MAIN ST.• 98 W MAIN ST.NIMBUS SALON (HAIR SALON)ZONA ROSA (RESTAURANT)14 WEST MAIN APARTMENTS (MULTI-FAMILY RESIDENTIAL)ICING ON THE CAKE (BAKERY)BOUTIQUE LA LUNE (RETAIL)PALAPA LOUNGE BEACHWEAR (RETAIL)OPTIQUE AMERICA (RETAIL)ADDRESSNAMEB- BUSINESSA-2- ASSEMBLYR-2- RESIDENTIALB- BUSINESSM- MERCANTILEM- MERCANTILEM- MERCANTILEUSE1" = 40'-0"7Adjacent Building Plan, Proposed6Shadow Study Summer Solstice 3PM4Shadow Study Summer Solstice 9AM5Shadow Study Summer Solstice 12PM1Shadow Study Winter Solstice 9AM2Shadow Study Winter Solstice 12PM3Shadow Study Winter Solstice 3PM1/8" = 1'-0"8Site Plan, Schematic Landscape, ProposedRevision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.17
W MAIN STGrade/1st F.F.0' -0"14 W MAIN ST25 W MAIN ST24'-7"21'-11"(P) OUTDOOR DECK(P) ADDITIONPARK AVENUE21 W MAIN STGrade/1st F.F.0' -0"25 W MAIN ST35 W MAIN ST 65 W MAIN ST 81 W MAIN STFREEWAY 17 UNDER BRIDGE32'-8"24'-8"20'-0"21'-11"LUNDY LNGrade/1st F.F.0' -0"88 & 98 W MAIN ST14 W MAIN ST78 W MAIN ST 50 W MAIN STUNIVERSITY AVEFREEWAY 17 UNDER BRIDGE25'-0"16'-0"25'-0"16'-0"NOTE:RISERS SHALL BE SOLID AND SLOPED OR UNDERSIDE OF THE NOSING SHALL HAVE AN ANGLE NOT LESS THAN 60 DEGREES FROM THE HORIZONTAL.THE STRIP SHALL BE OF A MATERIAL THAT IS AT LEAST AS SLIP RESISTANT AS THE OTHER TREADS OF THE STAIR.A PAINTED STRIP SHALL BE ACCEPTABLE AND SHALL EXTEND THE FULL WIDTH OF THE STEP. 11A004TRASH AREABUILDINGEXTERIOR MECHANICAL UNITS4A0047'-3"10'-6"3'-0" WOOD FENCE ON 6" CONCRETE CURBOUTDOOR DINING AREA8'-0"(E) PG&E POLETRELLIS/ WOOD POST3'-0" WOOD FENCE ON 6" CONCRETE CURBA00462'-6"9'-6" 18'-0" RAMP 6'-0" LANDING4'-6"21'-1"4'-0"4'-1"A0049A0047A00412North1" / 12"1" / 12"5'-0" 4'-0" RAMP 6'-0" LANDING1'-6"8'-4" PERMEABLE PAVERS3'-0" WOOD FENCE ON 6" CONCRETE CURB4WOOD FENCE HANDRAILTRELLIS/WOODEXISTING GRADESTRING LIGHTS3'-6"8" 5'-0" LANDING 4'-0" RAMP 6'-0" LANDING 6'-6" 8" 7"22'-10"2'-0"5"1'-0"HANDRAIL18'-0" RAMP 6'-0" LANDING 6"24'-6"1'-6"3'-6"1'-0"3'-0"3'-0"6"41'-2" 8'-0" 1'-2"10'-3"6'-0"WOOD SCREEN/ TRASH AREADRY STACK RETAINING WALL(E) POWER POLELANDSCAPING/ SCREENING, SEE/8A003WOOD SCREEN/ TRASH AREALANDSCAPE/SCREENINGA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:15:42 AMAs indicatedA004Adjacent Building,StreetscapeElevations,AccessibilityAdjacent Building, Streetscape Elevations, Accessibility1/16" = 1'-0"1Streetscape, Park Ave.1/16" = 1'-0"2Streetscape, W Main St. Looking South1/16" = 1'-0"3Streetscape, W Main St. Looking North6" = 1'-0"8Stairs1/4" = 1'-0"10Outdoor Deck, Accessibility1/4" = 1'-0"11Section, Ramp1/4" = 1'-0"4Section 21/4" = 1'-0"6Garbage Area, North1/4" = 1'-0"7Garbage Area, South1/4" = 1'-0"9Garbage Area East1/4" = 1'-0"12Garbage Area, WestRevision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.173 Planning 2023.05.024 Planning 2023.05.19
F####### SF#OLOLFOCCUPANT LOAD OCCUPANCYFLOOR AREAOCCUPANCY LOAD FACTOROCCUPANCY LOADEGRESS LENGTHFIRE EXTINGUISHER##'-##"FPARK AVENUEE MAIN STREETN orth10'-0"10'-0"9 '-8 "1 0 '-4 "R 22' - 0"R 42' - 0"OH, TETHERKNOX BOX LOCATIONEXITA1TACTILE EXIT SIGNAGE LOCATED AT ALL EXTERIOR EXIT DOORS3/4" RAISED WHITE SANS SERIF LETTERS ON 1/8" CLR. ACRYLIC W/ 4 SCREWS AS SHOWN TYP.1" TYPMIN. 6"VERIFYBRAILLE SYMBOLS CORRESPONDING TO SIGNS WRITTEN DIRECTIVE, TYP.::::::::1" TYPEXIT ROUTETACTILE EXIT SIGNAGE LOCATED AT INTERIOR DOORS THAT EXIT INTO CORRIDORS::::::::1" TYPVERIFY1" TYPVERIFYA2BTHIS DOOR TO REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED.SIGN TO FOLLOW PER CBC 1010.1.9.4 LOCKS AND LATCHES: (2) A READILY VISIBLE DURABLE SIGN IS POSTED ON THE EGRESS SIDE ON OR ADJACENT TO THE DOOR STATING: THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED. THE SIGN SHALL BE IN LETTERS 1 INCH HIGH ON A CONTRASTING BACKGROUND.1"-0"INTERNATIONAL SYMBOL OF ACCESSIBILITY (ISA)COMPLY WITH CBC FIGURE 11B-703.7.2.1THE SYMBOL SHALL CONSIST OF WHITE FIGURE ON A BLUE BACKGROUND. THE COLOR BLUE SHALL APPROXIMATE FS 15090 IN FEDERAL STANDARD 595C (CBC SEC. 11B-703.7.2.1).COLFOL136 SF1BARA-2200OLFOL194 SF1KITCHEN200OLFOL361 SF25OUTDOOR DININGA-215EXIT #1EXIT #2EXIT #3TRAVEL DISTANCE 66'A1A1A1BCCFOLFOL397 SF27DINING, 1ST LVLA-215OLFOL643 SF43DINING, 2ND LVLA-215EXIT #4TRAVEL DISTANCE 73.5'A2BFA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:15:54 AMAs indicatedA005Fire, Egress &Occupancy LoadAnalysisFire, Egress & Occupancy Load AnalysisOCCUPANT LOAD, EGRESS, LIFE SAFETY, & PLUMBING CALC.PER CBC TABLE 1004.5, MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANTFUNCTION OF SPACE OLF(SF/PERSON)ASSEMBLY GROUP A-215 GROSSPER CBC SECTION 1005.3.2 MEAN OF EGRESS OTHER THAN STAIRWAYS:EXIT # 1 & 2EXIT WIDTH REQUIRED = 14 OCCUPANTS X 0.2" = 2.7 => 32" MINEXIT PROVIDED 36"EXIT #3 & 4EXIT WIDTH REQUIRED = 63 OCCUPANTS X 0.2" =12.6" => 32" MINEXIT PROVIDED 36"PER CBC SECTION 1006.2.1 EGRESS BASED ON OCCUPANT LOAD AND COMMON PATH OF EGRESS TRAVEL DISTANCE:TWO EXITS OR EXIT ACCESS DOORWAYS FROM ANY SPACE SHALL BE PROVIDED WHERE THE DESIGN OCCUPANT LOAD OR THE COMMON PATH OF EGRESS TRAVEL WHEN DISTANCE EXCEEDS THE VALUES LISTED IN TABLE 1006.2.1LEVEL 1: MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE 66' < 75' = 1 EXIT DOORWAY REQUIREDLEVEL 2: MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE 40' < 75' WITH SPRINKLER SYSTEM = 1 EXIT DOORWAY REQUIREDPER CBC SECTION 1010.1.2.1 DIRECTION OF SWING:PIVOT OR SIDE-HINGED SWINGING DOORS SHALL SWING IN THE DIRECTION OF EGRESS TRAVEL WHERE SERVING A ROOM OR AREA CONTAINING AN OCCUPANT LOAD OF 50 OR MORE PERSONS OR A GROUP H OCCUPANCY.FIRST LEVEL UNIT OCCUPANT LOAD: 33 < 50 = OKAYSECOND LEVEL OCCUPANT LOAD: 48 < 50 = OKAYPER CBC SECTION 1013 EXIT SIGNS:WHERE REQUIRED. EXITS AND EXIT ACCESS DOORS SHALL BE MARKED BY AN APPROVED EXIT SIGN READILY VISIBLE FROM, ANY DIRECTION OF EGRESS TRAVEL. THE PATH OF EGRESS TRAVEL TO EXITS AND WITHIN EXITS SHALL BE MARKED BY READILY VISIBLE EXIT SIGNS TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL IN CASES WHERE THE EXIT OR THE PATH OF EGRESS IS NOT IMMEDIATELY VISIBLE TO THE OCCUPANTS. INTERVENING MEANS OF EGRESS DOORS WITHIN EXITS SHALL B ESUCH THAT NO POINT IN AN EXIT ACCESS CORRIDOR OR EXIT PASSAGEWAY IS MORE THAN 100 FEET OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS, FROM THE NEAREST VISIBLE EXIT SIGN.LEGEND20 FT WIDE FIRE APPARATUS DRIVEMINIMUM FIRE APPARATUS OUTSIDE TURNING RADIUS IS 42 FTFIRE APPARATUS CROSSES OVER CENTERLINE OF MAIN ST BY 6'-7" TO MEET MINIMUM OUTSIDE TURNING RADIUS OF 42 FTHEIGHT & AREA CALCS.SPRINKLER / AREA INCREASECONSTRUCTION TYPEALLOWABLE BUILDING HEIGHT & STORIES IN FEET ABOVE GRADE PLANE [CBC TABLE 504.4]OCC.CLASSALLOWABLE HEIGHTSPRINKLER / HEIGHT INCREASECONSTRUCTION TYPEALLOWABLE AREA DETERMINATION (FACTOR IN SQ. FT) [CBC TABLE 506.2]OCC.CLASSALLOWABLE AREA (SF)ALLOWABLE STORIESX<5TYPE OF CONSTRUCTION5 < X < 1010 < X < 30ALLIA, OTHERSIA, IB IIB, VB OTHERSOCCUPANCY GROUPA11, 1101 FIRE RESISTANCE RATINGS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION [CBC TABLE 602]FIRE SEPARATION DISTANCEALLX > 300THE DISTANCE MEASURED FROM THE BUILDING FACE TO ONE OF THE FOLLOWING:1. THE CLOSEST INTERIOR LOT LINE2. TO THE CENTERLINE OF A STREET3. TO AN IMAGINARY LINE BETWEEN TWO BUILDINGS ON THE LOTREQUIRED FIRE FLOWAUTOMATIC SPRINKLER SYSTEM: YESREQUIRED FIRE FLOW: 1000 GPM @ 20 PSI RESIDUAL PRESSURELEGENDHYDRANTPROPERTY LINE BUILDING OUTLINE FIRE APPARATUSA S TYPE VB 60 FT 2A S TYPE VB 120,000 SF1 HOURTYPE OF ASSEMBLYCBC TABLE 716.1(2) OPENING FIRE PROTECTION ASSEMBLIES, RATINGS AND MARKINGSREQ,D WALL RATINGMIN FIRE DOOR & FIRE SHUTTER ASSEMBLY RATING3/4 HOURDOOR VISION PANEL SIZEMAX SIZE TESTEDEXTERIOR WALLS1 HOUR 1 HOUR100 SQ. IN.FIRE BARRIERS / SHAFT ENCLOSURES0'4'8'16'32'FIRE SEPARATION DISTANCE-FSDMINIMUM DISTANCE OF PROJECTION [CBC TABLE 705.2]0' -0"MINIMUM DISTANCE FROM FSD LINEPROJECTIONS NOT PERMITTEDPROPOSED PROJECTION0"3' -1"24 INCHES0' -2"PROPOSED DISTANCE FROM FSD LINE0' -0"2' -11"1/8" = 1'-0"3Fire Analysis, ProposedBUSINESS 150 GROSSLEVEL 1 HAS 2 EXITSTHE MOST REMOTE POINT TO THE NEAREST EXIT, LEVEL 2 = 73.5' < 75', OKAYEXIT ACCESS TRAVEL DISTANCE, CBC 1006.3.4(2)MAXIMUM EXIT ACCESS TRAVEL DISTANCEOCCUPANCYA49MAC OCC LOAD PER STORY75 FTMAX. EXIT ACCESS TRAVEL DISTANCE12" = 1'-0"6International Symbol of AccessKITCHEN 200 GROSS1" = 10'-0"71st FFFUNCTIONAREAOLFOCCUPANTSOCCUPANTLOADBAR136 SF 200 0.68 1KITCHEN194 SF 200 0.97 1OUTDOOR DINING361 SF 15 24.08 25DINING, 2ND LVL643 SF 15 42.85 43DINING, 1ST LVL397 SF 15 26.47 27TOTAL: 5 971" = 10'-0"82nd F.FOCCUPANT LOAD CALCULATIONAREABARKITCHENOUTDOOR DININGDINING, 2ND LVLDINING, 1ST LVLSF397 SF115 SF194 SF364 SF643 SFOLF--303030OCCUPANT LOAD1113.2321.4313.23TOTAL 49.89 => 50 OCCUPANTSMALE 25FEMALE 25PLUMBING FIXTURE CALCULATIONWATER CLOSETMALE (1-50) FEMALE (1-25)URINALMALE (1-200)LAVATORYMALE (1-150) FEMALE (1-150)DRINKING FOUNTAIN(1-250)SERVICE SINK(1)1111111REQUIRED21211PLUMBING, OCCUPANT LOADPROPOSED212BOTTLE FILLING STATIONEXCEPTION PER CPC 415.2 1FIXTUREWATER CLOSETURINALLAVATORYDRINKING FOUNTAINSERVICE SINKSTORYFIRST STORY ABOVE OR BELOW GRADE PLANE Revision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.173 Planning 2023.05.02
GRADING AND DRAINAGE PLANS25 WEST MAIN STREET
PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
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DATE: 06/30/2022
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9SHEET OF TOWN NOTES, GENERAL NOTES, LEGEND & ABBREVIATIONS SCOPE OF WORKVICINITY MAPSHEET INDEX25 WEST MAIN STREET, LOS GATOS, CA 95030GRADING PERMIT APPLICATION NO. ASSESSOR'S PARCEL NO. 529-01-017GRADING AND DRAINAGE PLANSABBREVIATIONSPROPOSEDEXISTINGTO BE REMOVEDLEGENDTOWN OF LOS GATOS STANDARD GRADING NOTES“” TOWN OF LOS GATOS NPDES NOTESGENERAL NOTES1TABLE OF PROPOSED EARTHWORK QUANTITIES
GRADING AND DRAINAGE PLANS25 WEST MAIN STREETPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSGRADING PERMIT APPLICATION NO. REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: 06/30/2022NCNLNLNC9SHEET OF DEMOLITION2
GRADING AND DRAINAGE PLANS25 WEST MAIN STREET
PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS
GRADING PERMIT APPLICATION NO.
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9SHEET OF SITE PLAN3
RECORD OF SURVEY
215 M 26 GRADING AND DRAINAGE PLANS25 WEST MAIN STREETPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSGRADING PERMIT APPLICATION NO. REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: 06/30/2022NCNLNLNC9SHEET OF STREET IMPROVEMENT PLAN4
TOWN OF LOS GATOS ENCROACHMENT PERMIT NOTES:
“”
RECORD OF SURVEY
215 M 26 GRADING AND DRAINAGE PLANS25 WEST MAIN STREETPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSGRADING PERMIT APPLICATION NO. REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: 06/30/2022NCNLNLNC9SHEET OF GRADING AND DRAINAGE5
PARKINGPARK AVE.EX. BUILDINGFF 393.43PARK AVE.RAMPEX. BUILDINGFF 393.43W. MAIN STPATIOPARKINGGRADING AND DRAINAGE PLANS25 WEST MAIN STREET
PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS
GRADING PERMIT APPLICATION NO.
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9SHEET OF SECTION AND DETAILS6
GRADING AND DRAINAGE PLANS25 WEST MAIN STREET
PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS
GRADING PERMIT APPLICATION NO.
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9SHEET OF BLUEPRINT FOR A CLEAN BAY7
LEGEND GRADING AND DRAINAGE PLANS25 WEST MAIN STREETPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOSGRADING PERMIT APPLICATION NO. REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: 06/30/2022NCNLNLNC9SHEET OF EROSION CONTROL PLAN8
GRADING AND DRAINAGE PLANS25 WEST MAIN STREET
PARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS
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9SHEET OF EROSION DETAILS9
UPDN15'-8"215(E) RETAIL SPACE(E) BREAK ROOM47'-0"5'-9"12'-3"9'-11"15'-0"4'-1"4'-0"AD25'-9"FLOOR PLAN, LEVEL 1 & 2 EXISTING, LEGEND(E) DOOR TO BE DEMOLISHED(E) WINDOW TO BE DEMOLISHED(E) WALL TO BE DEMOLISHEDCOVERED PATIO TO BE DEMOLISHEDSTORAGE AREA TO BE DEMOLISHED 126B2'-11"10'-0"8'-7"3'-4"8'-0"NOTES:1. EXISTING WALLS ARE NOT IN STRAIGHT ALIGNMENT TO GRIDLINE.2. EXISTING WALLS MUST BE VERIFIED ON SITE.3. ELEMENTS IN BLACK ARE EXISTING TO REMAIN4. ELEMENTS IN DASHED BLUE ARE EXISTING TO BE DEMOLISHEDFLOOR PLAN, LEVEL 1 & 2 EXISTING, KEYNOTES3'-6" 8'-5"12'-2"43221'-9"4'-0"1'-9"4'-9"3'-11"7'-4"6'-1"2'-1"16'-0"10'-7"11'-1"5'-3"2'-1"2'-0"10'-9"4'-0"7'-0"10'-9"41'-10"21'-6"3'-0"14'-6"(E) DOOR TO BE NON-FUNCTIONING10'-11"3'-7"EXTERIOR FINISH TO BE REMOVED10'-8"1547'-0"11'-8"18'-0"9'-11"15'-0"4'-1"2'-11"(E) BEDROOM(E) BEDROOM(E) CL(E) CL(E) CL(E) CL(E) CL(E) BEDROOM (E) BEDROOM(E) BEDROOM(E) BEDROOM13'-2"4'-0"3'-3"AD25'-9"63'-5"2'-11"5'-9"3'-7"9'-1"439'-1"12'-0"13'-0"17'-11"9'-4"7'-4"9'-2"19'-2"3'-10"3'-10"16'-1"19'-7"3'-6"3'-6"16'-5"6'-10"12'-6"6'-5"13'-1"11'-7"5'-6"12'-5"15'-2"EXTERIOR FINISH TO BE REMOVEDA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:15:56 AM1/4" = 1'-0"A100Floor Plan,ExistingFloor Plan, Existing1/4" = 1'-0"1Floor Plan, Level 1, Existing1/4" = 1'-0"2Floor Plan, Level 2, Existing0'2'4'8'16'0'2'4'8'16'Revision ScheduleNumber Description Date2 Planning 2023.03.17
152A300DINING/ 1ST LVL(P) ENTRY STAIRWELL4A300ACD25'-9"10'-9"15'-0"18'-0"9'-11"15'-0"8'-4"7435'-0" CLEAR 6'-0" RAMP 6'-0" LANDINGUA6083D17003D1a6083D151'-3"2 R 3' - 0"6083D3N1E1E19'-2"4'-5"6'-9"6083D21 8 "7'-1"ALL-GENDER RESTROOMMECHMECH1" / 12"PONY WALL, 3'-0" HEIGHT4'-6"KITCHEN12'-1"16'-9"5'-0"3'-9"5'-1"6'-9"STORAGE & MOP SINK4'-2"OUTDOOR DININGBAR2'-0"3'-8"3'-0"6'-9"5'-1"71002DeW2eW2eW1e4'-0"8'-7"4'-0"2 4 "2'-0"2'-0"4 F1N1N3N15 152A300(P) STAIRWELL4A300ACD18'-0"9'-11"15'-0"8'-4"10'-9"15'-0"25'-9"7436083D9OPEN AREA DINING51'-3"10'-8"4'-10" 5'-8"2'-1"12'-11"17'-1"W13'-8"4'-9"10'-9"15'-0"7'-8"3'-8"(P) COLUMNE1E13'-8"3'-8"6'-5"1'-6"4'-3"7'-10"7'-7"4'-9"STORAGESTORAGE6083D146083D176083D1bWINE/ STORAGEWeWeWeWeWeWeWeWeWeALL-GENDER RESTROOM5'-10"STORAGE9'-6"13'-2"2'-9"3'-4"6'-3"N1N1N1N1N1F1E16083D155 CONCRETE STEPSFIRE RISERGAS WATER TANK (CRAWL SPACE)KNOX BOXVENT FOR HOODFLOOR PLAN, LEVEL 1 PROPOSED, LEGEND(P) NEW CONSTRUCTION DOOR(P) NEW CONSTRUCTION WINDOW(P) UNDER FLOOR ACCESS 30"x30"FLOOR PLAN, KEYNOTES123UA4FLOOR PLAN, NOTES1. CONTRACTOR TO VERIFY EXISTING BUILDING CONDITIONS, UTILITIES, DIMENSIONS ON SITE.2. PER CBC 11B-206.2.3. EXCEPTIONS 1. THE FOLLOWING TYPES OF PRIVATELY FUNDED MULTISTORY BUILDINGS DO NOT REQUIRE A RAMP OR ELEVATOR ABOVE AND BELOW THE FIRST FLOOR:1.2. ANY OTHER PRIVATELY FUNDED MULTISTORIED BUILDING THAT IS NOT A SHOPPING CENTER, SHOPPING MALL OR THE PROFESSIONAL OFFICE OF A HEALTH CARE PROVIDER OR A TERMINAL, DEPOT OR OTHER STATION USED FOR SPECIFIED PUBLICTRANSPORTATION OR AN AIRPORT PASSENGER TERMINAL AND THAT IS LESSTHAN THREE STORIES HIGH OR LESS THAN 3,000 SF PER STORY IF A REASONABLE PORTION OF ALL FACILITIES AND ACCOMMODATIONS NORMALLY SOUGHT AND USED BY THE PUBLIC IN SUCH A BUILDING ARE ACCESSIBLE TO AND USABLE BY PERSONS WITH DISABILITIES.5(A) EXTERIOR FINISH1. WOOD SIDING(B) W.P. MEMBRANE1. GRADE "D" BLDG. PAPER (2 LAYERS)(C) SHEATHING1. 5/8" CDX PLYWOOD2. 1/2" CDX PLYWOOD(D) FRAMING1. 2X4 STUDS2. 2X8 STUDS(E) INSULATION1. WALL INSULATION(F) DRYWALL1. 5/8" GYP. BD.2. 5/8" TYPE "X" GYP. BD.6'-5"7'-0" 3" 1'-6"(P)(P)(P)1'-6"7'-4"8'-9"1'-6"3'-0"1'-4"(T)(T)(A1,B1,C1,D1,E1,F2)1-HR FIRE RATEDWALL TYPES:WALL ASSEMBLY:WALL TYPES:WALL ASSEMBLY:N1(F1,D1,F1)(F1,D2,F1)(F2,D1,F2)1-HOUR FIRE RATEDN2F1E1(D1,F1)N3A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:16:01 AMAs indicatedA101Architectural,Floor Plan,ProposedArchitectural, Floor Plan, Proposed1/4" = 1'-0"1Floor Plan, Level 1, Proposed1/4" = 1'-0"2Floor Plan, Level 2, Proposed0'2'4'8'16'0'2'4'8'16'(P) Window ScheduleType Mark Count Window Type Width Height Sill Height Phase CreatedW1 1 Single Hung 2' - 6" 4' - 5" 1' - 11" New ConstructionW1e 1 Single Hung 2' - 9" 3' - 10" 3' - 0" ExistingW2e 2 Single Hung 2' - 9" 4' - 6 1/2" 1' - 7" ExistingWe 9 Double Hung 2' - 6" 4' - 5" 1' - 11" ExistingGrand total 13(P) Door ScheduleDoor Number Count Door Type Width HeightD1 2 Exterior Storefront, Single 3' - 0" 6' - 8"D1a 1 Exterior Storefront, Single 3' - 0" 7' - 0"D1b 1 Interior Single, Glass 3' - 0" 6' - 8"D2 1 Interior Single Flush 3' - 0" 6' - 8"D3 1 Exterior Single Flush 3' - 0" 6' - 8"D9 1 Interior Single, Glass 3' - 0" 6' - 8"D10 1 Interior Kitchen Door 3' - 0" 6' - 8"D11 1 Interior Kitchen Door 3' - 0" 6' - 8"D12 1 Interior Double Flush 6' - 0" 6' - 8"D13 1 Exterior Gate 8' - 0" 5' - 7"D14 1 Interior Single, Glass 3' - 0" 6' - 8"D15 1 Interior Single Flush 3' - 0" 6' - 8"D17 1 Interior Single, Glass 3' - 0" 6' - 8"Grand Total 141/4" = 1'-0"3Storefront CalloutRevision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.17
1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"Grade/1st F.F.0' -0"(D)(E)(R)21'-11"8'-9" 1'-1" 5'-1" 7'-0"(E) (E)(E)1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"3Grade/1st F.F.0' -0"21'-11"8'-9" 1'-1" 5'-1" 7'-0"43(P)(E)(P)(E) (E)(E)(E) DOOR TO BE NON-FUNCTIONINGA1013(P)61st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"(D)(D) (D)Grade/1st F.F.0' -0"21'-11"7'-0"5'-1"1'-1"8'-9"(R)STORAGE DEMOLITION1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"31Grade/1st F.F.0' -0"7'-0"5'-1"1'-1"8'-9"(P)21'-11"(P)(E)453'-6"STAMPED CONCRETE DECKTRELLIS,WOODGUARDRAIL21st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"Grade/1st F.F.0' -0"21'-11"7'-0"5'-1"1'-1"8'-9"(E) (E) (E)DEMOLISHED SHED1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"2Grade/1st F.F.0' -0"121'-11"7'-0"5'-1"1'-1"8'-9"(E) (E) (E)5LANDSCAPING,SEE/8A003TRELLIS/WOODW/ STRING LIGHTSMECHANICAL UNITSTRASH AREA10'-1"HOOD/VENT1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"(E)(D)Grade/1st F.F.0' -0"21'-11"7'-0"5'-1"1'-1"8'-9"(E)(E)(E)(E) (E) (E)STORAGE DEMOLITION1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"(P)1Grade/1st F.F.0' -0"27'-0"5'-1"1'-1"8'-9"(P)21'-11"3456'-0"TRASH AREASCREENED BY WOOD FENCE AND PLANTINGTRELLIS, WOODW/ STRING LIGHTS(E) CORNER FACADE TO REMAIN(E) DOOR TO BE NON-FUNCTIONING(E)(E)(E)(E)(E) (E)(E)6ELEVATION KEYNOTES/ MATERIAL123(E)(D)EXISTINGTO BE DEMOLISHEDELEVATION LEGEND4EXTERIOR VERTICAL SIDING/ JAMES HARDIECOLOR TO MATCH EXISTINGROOFING MATERIAL CLASS A COMPOSITION SHINGLES TO MATCH EXISTING WINDOW GLASS PANES TO BE REPLACED, TRIM AND FRAME TO REMAIN FIXTURES TO MINIMIZE GLARE AND LIGHT SPILL ONTO AREAS OFF OF THE BUILDING SITE. EXTERIOR LIGHTING TO BE DOWNLIT5WOOD FENCENOTE1. CONTRACTOR TO VERIFY DIMENSIONS, EXISTING CONDITIONS, STRUCTURES, UTILITIES ON SITE.2. OWNER ALLOWED TO CHOOSE ALTERNATIVE COMPLIANT PRODUCT.PROPOSEDTO BE REPLACED(P)(R)6ADDRESS IDENTIFICATION, CONTRAST WITH BACKGROUND, MIN 4 INCH HIGH, MIN STROKE 0.5 INCH, PER CBC SEC 505.11949-19521910A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:16:16 AMAs indicatedA200Elevations,Existing &ProposedElevations, Existing & Proposed1/8" = 1'-0"1Elevation, Front, Existing1/8" = 1'-0"3Elevation, Front, Proposed1/8" = 1'-0"5Elevation, Rear, Existing1/8" = 1'-0"7Elevation, Rear, Proposed0'4'8'16'32'PHOTO REFERENCE0'4'8'16'32'1/8" = 1'-0"2Elevation, Left, Existing1/8" = 1'-0"4Elevation, Left, Proposed1/8" = 1'-0"6Elevation, Right, Existing1/8" = 1'-0"8Elevation, Right, Proposed0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'0'4'8'16'32'Revision ScheduleNumber Description Date1 Planning 2022.10.192 Planning 2023.03.17
WHF 1st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"Grade/1st F.F.0' -0"3'-0"STAIRSKITCHENDINING/BARDINING21'-11"7'-0"5'-1"1'-1"8'-9"TYP7" RISECRAWL SPACE1231st T.O.P8' -9 5/16"2nd F.F9' -10 5/16"2nd T.O.P14' -11"T.O.R.21' -11 5/16"Grade/1st F.F.0' -0"21'-11"7'-0"5'-1"1'-1"8'-9"3'-0"RESTAURANT2111'-2"CRAWL SPACE48'-9"7'-6"DINING3 1/2" / 12"5 1/2" / 12"RIDGERIDGED.S.D.S.D.S.D.S.D.S.10'-8" 5'-2" 10'-5"
3 1/2" / 12"5 1/2" / 12"22'-11"11'-1"17'-0"8'-3"14'-6"11'-5"14'-2"D.S.RREEEEE5 1/2" / 12"5 1/2" / 12"13'-4" 12'-9"26'-0"51'-0"(E) PARAPET ROOF TO REMAINBUILDING FOOTPRINTDOWNSPOUT, TO CONNECT TO STORM WATER PIPERIDGE VENTEAVE VENTATTIC AREAROOFTOP VENT HOODLEGENDA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:16:45 AMAs indicatedA300Section & RoofPlanSection & Roof Plan1/8" = 1'-0"2Section, AA, Proposed0'4'8'16'32'1(E) ROOF PARAPET TO REMAIN2(E) WALL, (P) NSULATIONSECTION KEY NOTES1/8" = 1'-0"4Section, BB, Proposed0'4'8'16'32'0'2'4'8'16'STAIRCASE ATTIC VENT CALCS:• REQUIRED VENTILATION64 SF / 150 = 0.43 SF (61.44 SI)IDEAL RATIO (UPPER VENT : LOWER VENT) = 50% : 50% = 30.72 SI : 30.72 SIRIDGE VENT: (N.F.A. = 18 SI PER LINEAR FT)PROVIDED LENGTH = 3 FT3 x 18 = 48 SI EAVE VENT:(N.F.A. 7.06 SI PER VENT)PROVIDED HOLES = 47.06 x 4 = 28.24 SI TOTAL = 48 + 28.24 = 76.24 SI> 61.44 SI, OKAY1/4" = 1'-0"1Roof Plan, Proposed3(P) HANDRAIL4(E) DORMER/ ROOF, NEW INSULATIONNOTE:**ALL ROOF SHEATHING TO USE FIRE RETARDANT TREATED ROOF SHEATHING OR APPROVED EQUIVALENT**ALL ROOFING FINISH MATERIAL TO BE CLASS A AND SHALL MATCH EXISTING ROOF3Section View, Front5Section View, RearRevision ScheduleNumber Description Date2 Planning 2023.03.17
A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-C25 West Main St.SCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/2023Los Gatos, CA, 95030PROJECT REPJENNY C. WONG710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-18455/19/2023 10:16:56 AMA301Perspective Views& DiagramPerspective Views & DiagramTRASH AREASCREENED BY 6'-0" WOOD FENCE AND LANDSCAPINGLANDSCAPING, SEE A003OUTDOOR DECK/ DINING AREATRELLIS, STRING LIGHTINGWITH WOOD FENCE/ SCREENING, 3'-6"ADDITION/ STAIRCASEACCESSIBLE RAMP WITH HANDRAILSPERMEABLE PAVERSDRY STACKED RETAINING WALLWOOD FENCE 3'-6", ENCLOSING OUTDOOR DINING AREA(E) POWER POLE TO REMAIN(E) CORNER FACADE TO REMAIN(E) DOOR TO BE NON-FUNCTIONING(P) ENTRY DOOR TO BE REHABILITATED TO MATCH 1919-1952 PHOTO, SEE A200(E) HORIZONTAL SIDING TO REMAINCONCRETE RETAINING WALL(E) WINDOWS AND TRIM TO REMAIN, GLASS PANE TO BE REPLACED(E) ROOF STRUCTURE TO REMAINVERTICAL SIDING, COLOR TO MATCH EXISTINGRevision ScheduleNumber Description Date