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Staff Report with Exhibits 1-12.124 Garden Hill Drive
PREPARED BY: RYAN SAFTY 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: 11/08/2023 ITEM NO: 2 DATE: November 3, 2023 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider an Appeal of a Community Development Director Decision to Deny a Fence Height Exception Request for Construction of a Six-Foot Tall Fence Located Within the Required Front Yard Setback, Street Side Yard Setback, and Corner Sight Triangle on Property Zoned R-1:8. Located at 124 Garden Hill Drive. APN 424-23-084. Fence Height Exception Application FHE-23-005. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities. Property Owner: Rushikesh Kulkarni. Applicant/Appellant: Martin Lettunich. Project Planner: Ryan Safty. RECOMMENDATION: Deny the appeal and uphold the Community Development Director decision to deny a fence height exception request for construction of a six-foot tall fence within the required front yard setback, street side yard setback, and corner sight triangle on property zoned R-1:8, located at 124 Garden Hill Drive. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:8 – Single-Family Residential Applicable Plans & Standards: General Plan, Residential Design Guidelines Parcel Size: 8,712 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:8 South Residential Low Density Residential R-1:8 East Residential Low Density Residential R-1:8 West Residential Low Density Residential R-1:8 PAGE 2 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities; and ▪ As required by Section 29.40.320 of the Town Code for granting a Fence Height Exception. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located at the southwestern corner of Garden Hill Way and Garden Hill Drive, one block south of Lark Avenue and one block west of Highway 17 (Exhibit 1). The immediate neighborhood consists of single-family residential properties. Over the past few years, the subject property has been sold and redeveloped. A summary of this history is provided below: • November 15, 2017, the previous owner emailed the Town, asking if they can move their approximately five-foot tall fence out to the front and street-side property lines. Town staff informed them that this was not allowed per the then current Fence Ordinance as the area is within the corner sight triangle (Exhibit 10); • April of 2018, the property was sold; • August 6, 2019, the Town adopted a new Fence Ordinance with stricter regulations regarding front yard and street-side yard fence heights and locations, along with a new exception process; • August 24, 2020, Building Permit application B20-0574 was submitted for a 969-square foot addition to the front and rear of the residence (Exhibit 4). Town staff provided the following plan correction on September 2, 2020, during the review: “There is an existing five-foot high non-conforming fence located in the front yard setback. Generally, fences located in the front setback are required to be a maximum of three feet in height. In the future, should you wish to maintain or replace this fence, it shall be done in kind pursuant to Section 29.40.0325 of the Town Code.” The building permit was issued on January 10, 2021, and finaled by Town staff on June 29, 2022; PAGE 3 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 BACKGROUND (continued): • November 23, 2021, Building Permit application B21-1157 was submitted for an outdoor barbeque, arbor, and perimeter wall and fence (Exhibit 5). Town staff provided the following plan correction on December 14, 2021, during the review: “Sheet L-4, reduce the height of the corner wall and fence to a maximum of three feet when located within a required front or side yard abutting a street, driveway view area, traffic view area, or corner sight triangle unless an exception is granted by the Town Engineer and Community Development Director.” Following this comment, the plans were revised to show a fence and wall that complied with the Town’s height requirements. The building permit was issued on April 12, 2022, and finaled by Town staff on May 2, 2023; • On February 24, 2022, after receiving the comments from staff on B20-0574 and B21- 11157 and amending the plans to show three -foot tall fencing within the front yard setback, street side yard setback, and corner sight triangle, the owners applied for a Fence Height Exception (FHE-22-001). After working with staff and learning that staff could not support the exception request, the application was withdrawn on April 12, 2022; • On August 4, 2023, following a complaint, the Town issued an administrative warning (Exhibit 6) regarding an unpermitted six-foot tall fence at the corner of Garden Hill Drive; • On September 7, 2023, the subject Fence Height Exception application (FHE -23-005) was submitted (Exhibits 7 and 8), requesting approval to install a six-foot tall fence on top of a retaining wall along the front and street-side property lines and within the corner sight triangle; • On September 27, 2023, the Community Development Director and Town Engineer determined that the required exception findings could not be made, and denied the request (Exhibit 9); and • On October 5, 2023, the applicant and owners appealed this decision to the Planning Commission (Exhibit 11). Pursuant to Town Code Section 29.20.255, any interested person as defined by Town Code Section 29.10.020 may appeal to the Planning Commission any decision of the Planning Director. For residential projects, an interested person is defined as, “a person o r entity who owns property or resides within 1,000 feet of a property for which a decision has been rendered and can demonstrate that their property will be injured by the decision.” The appellant/owner meets the requirements. PAGE 4 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located at the southwestern corner of Garden Hill Way and Garden Hill Drive, one block south of Lark Avenue and one block west of Highway 17 (Exhibit 1). The immediate neighborhood consists of single-family residential properties. B. Project Summary and Zoning Compliance The property owner is appealing the Community Development Director decision to deny a fence height exception request for the construction of a six-foot tall wooden fence on top of an approximately two-foot tall retaining wall within the required front yard setback, street side yard setback, and corner sight triangle. DISCUSSION: A. Fence Height Exception The property owner has requested a fence height exception for construction of a six-foot tall wooden fence on top of an approximately two-foot tall retaining wall along the front corner of the property. The application requests exceptions to the required front yard setback, street-side setback, and corner sight triangle. Currently, there is an unpermitted three-foot tall bamboo screen attached to the approved three-foot tall wooden fence along the corner of the property. As noted in the Background Section above, the property has undergone substantial remodel and redevelopment over the past few years. Building Permit B21-1157 allowed construction of an outdoor patio; a six-foot tall fence along the southern (rear yard) and western (internal side yard) property lines and outside of the required front setback, street side setback, and corner sight triangle; and allowed construction of a three-foot tall garden wall along the eastern (street side yard) property line and a two-foot tall retaining wall along the northern (front yard) property line. As retaining walls adjust the grade behind them, fence height is measured from the higher edge of grade; per Town Code, a three-foot fence can be built above the retaining wall in the front or street-side setback if it complies with the Town Engineer’s corner sight triangle requirements (Exhibit 10). Town staff visited the site to take pictures, and prepared Exhibit 12 to highlight which areas of the perimeter fencing is approved and compliant versus non-permitted and non- compliant. The area in green identifies the areas of the perimeter fence and wal l that are compliant with code, while the area in red shows the portion of the fence that does not comply with code and requires an exception or modification. The front property line and PAGE 5 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 DISCUSSION (continued): street-side property lines are differentiated from each other, and the corner sight triangle area is also highlighted. Per Town Code Section 29.40.0315, fences and gates are limited to six feet in height with one foot of lattice on top (seven feet total), but are limited to, “three feet in height when located within a required front or side yard abutting a street, driveway view area, traffic view area, or corner sight triangle unless an exception is granted by the Town Engineer and Community Development Director.” The proposed fence is limited to three feet by Code, as it is within the required front yard setback, street side yard setback, and corner sight triangle. Town Code Section 29.40.0320, provided below, allows an exception to any of the fence regulations if a property owner can demonstrate that one of the following conditions exist. Sec. 29.40.0320. - Exceptions. An exception to any of these fence regulations may be granted by the Community Development Director. A fence exception application and fee shall be filed with the Community Development Department and shall provide written justification that demonstrates one (1) of the following conditions exist: (a) Adjacent to commercial property, perimeter fences or walls may be eight (8) feet if requested or agreed upon by a majority of the adjacent residential property owners. (b) On interior lots, side yard and rear yard fences, walls, gates, gateways, entry arbors, or hedges, behind the front yard setback, may be a maximum of eight (8) feet high provided the property owner can provide written justification that either: (1) A special privacy concern exists that cannot be practically addressed by additional landscaping or tree screening; or (2) A special wildlife/animal problem affects the property that cannot be practically addressed through alternatives. Documented instances of wildlife grazing on gardens or ornamental landscaping may be an example of such a problem. (c) At public utility facilities, critical infrastructure, and emergency access locations, exceptions may be granted where strict enforcement of these regulations will result in a security or safety concern. (d) A special security concern exists that cannot be practically addressed through alternatives. (e) A special circumstance exists, including lot size or configuration, where strict enforcement of these regulations would result in undue hardship. PAGE 6 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 DISCUSSION (continued): The Letter of Justification (Exhibit 8) cited conditions (b)(1) related to a special privacy concern, (b)(2) related to a special wildlife problem, (d) related to security, and (e) related to a special circumstance associated with the property configuration for justification of the exception request. For conditions (b)(1) and (b)(2), staff could not support the exception as subsection (b) only applies to the side and rear fences on interior lots. This is a corner lot, and the exception is for the front and street side yards; therefore, subsection (b) of Town Code Section 29.40.0320 is not applicable. For condition (d), the provided justification is as follows: “It is also a special security concern given the fact that my client has three young children who have no place to play outside but in that area. We see no alternative ways to address the safety of my client’s children other than to have a tall fence to keep the children in and the coyotes out […]. The fence at 3 feet high is not workable to avoid the threat from the coyotes.” Town staff could not support the exception request under condition (d) as the property is located in an urbanized, residential subdivision. If the potential of a coyote sighting were deemed a “special secur ity concern,” then most properties in the Town would be eligible. Additionally, the owners are allowed to construct a six-foot tall fence with one-foot of lattice above (seven feet total) if they move the fence location back to the meet the required front and street side yard setbacks. As noted in the Background Section above, the owners were notified before and throughout their remodel process that the fence height at this location is limited to three feet. They proceeded with their house addition and remodel plans, which impacted which areas of the lot were available for outdoor use. For condition (e), the provided justification is as follows: “My client is of East Indian descent. He belongs to a religion which places special importance on the sun and its east west passage through the sky. According to the tenants of his religion, he is to hold prayer sessions on the east side of his yard. He has tried to do so, but, prior to erecting the bamboo fence, the neighbors would stop and watch his private prayer sessions with his family. The lack of privacy with a short fence made it very difficult and uncomfortable for my client and his family to practice their faith.” Town staff could not support the exception request under condition (e). As noted in the Background Section above, the owners were notified before and throughout their remodel process that the fence height at this location is limited to three feet. They proceeded with their house addition and remodel plans, which impacted which areas of the lot were available for outdoor use. Additionally, the owners are allowed to construct a six-foot tall fence with one-foot of lattice above (seven feet total) if they move the fence location back to the meet the required front and street side yard setbacks. PAGE 7 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 DISCUSSION (continued): The Letter of Justification also argues that this is not a true road intersection, but instead a bend of a road, and therefore the corner sight triangle requirements should not be applicable. As a part of the Town’s review, the Town Engineer reviewed the request and confirmed that the corner sight triangle requirements are valid at this location, and also denied the exception request. For the reasons outlined in this section, the Town denied the exception request on September 27, 2023 (Exhibit 9). B. Appeal Analysis The Decision of the Community Development Director to deny the fence height exception was appealed on October 5, 2023 (Exhibit 11). The appeal form did not provide any additional reasoning for the request for the Town or Planning Commission to consider. The Planning Commission should review the previous exception justification points listed above to determine if the exception request can be approved. C. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities. PUBLIC COMMENTS: Written notice was sent to property owners and tenants within 300 feet of the subject property. At the time of preparation of this report, no public comment has been received. CONCLUSION: A. Summary The property owner is requesting that the Planning Commission reconsider the Community Development Director’s decision to deny the fence height exception to allow a new six-foot tall wooden fence within the required front yard setback, street side yard setback, and corner sight triangle. PAGE 8 OF 8 SUBJECT: 124 Garden Hill Drive/FHE-23-005 DATE: November 3, 2023 CONCLUSION (continued): B. Recommendation Staff recommends that the Planning Commission deny the appeal and uphold the Community Development Director decision to deny the fence height exception application based on the reasoning provided in this report. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Grant the appeal and approve the fence height exception with the findings in Exhibit 2 and the draft conditions provided in Exhibit 3; or 3. Grant the appeal with additional and/or modified conditions. EXHIBITS: 1. Location Map 2. Required Finding 3. Recommended Conditions of Approval if Appeal is Granted 4. Building Permit B20-0574 Approved Plans 5. Building Permit B21-1157 Approved Plans 6. Administrative Warning, Dated August 4, 2023 7. Project Plans, Received September 7, 2023 8. Letter of Justification, Received September 7, 2023 9. Fence Height Exception Denial Letter, Dated September 27, 2023 10. View Area Diagrams 11. Appeal of the Community Development Director Decision, Received October 5, 2023 12. Pictures of Subject Property LA R K A V SB HIGHWAY 17NB HIGHWAY 17NB 17 RAMP 85ARROYO GRANDE WYNB 17 RAMP LARKGARDEN HILL DRL A S A S T A S DR IVY H I L L W YLA CANADA CTLA CIENEGA CTHO L L Y H I L L W Y 124 Garden Hill Drive 0 0.250.125 Miles ° 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) - Updated 08-23-23 to link to "Town Assessor Data" (sm) EXHIBIT 1 This Page Intentionally Left Blank \\tlg-file\data\SHARE\PLANNING COMMISSION REPORTS\2023\11-08-2023\Item 2 - 124 Garden Hill Dr - FHE Appeal\Exhibit 2 - Required Finding.docx PLANNING COMMISSION – November 8, 2023 REQUIRED FINDINGS FOR: 124 Garden Hill Drive Fence Height Exception Application FHE-23-005 Consider an Appeal of a Community Development Director Decision to Deny a Fence Height Exception Request for Construction of a Six-Foot Tall Fence Located Within the Required Front Yard Setback, Street Side Yard Setback, and Corner Sight Triangle on Property Zoned R-1:8. APN 424-23-084. Categorically Exempt Pursuant to CEQA Guidelines Section 15305: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities. Property Owner: Rushikesh Kulkarni. Applicant/Appellant: Martin Lettunich. Project Planner: Ryan Safty. Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Required findings for granting a Fence Height Exception: Per Town Code Section 29.40.0320, the applicant has provided written justification that demonstrates one of the following conditions exist: ■ A special security concern exists that cannot be practically addressed through alternatives. ■ A special circumstance exists, including lot size or configuration, where strict enforcement of these regulations would result in undue hardship. EXHIBIT 2 This Page Intentionally Left Blank \\tlg-file\data\SHARE\PLANNING COMMISSION REPORTS\2023\11-08-2023\Item 2 - 124 Garden Hill Dr - FHE Appeal\Exhibit 3 - Recommended Conditions of Approval if Appeal is Granted.docx PLANNING COMMISSION – November 8, 2023 DRAFT CONDITIONS OF APPROVAL 124 Garden Hill Drive Fence Height Exception Application FHE-23-005 Consider an Appeal of a Community Development Director Decision to Deny a Fence Height Exception Request for Construction of a Six-Foot Tall Fence Located Within the Required Front Yard Setback, Street Side Yard Setback, and Corner Sight Triangle on Property Zoned R-1:8. APN 424-23-084. Categorically Exempt Pursuant to CEQA Guidelines Section 15305: New Construction or Conversion of Small Structures and Section 15301: Existing Facilities. Property Owner: Rushikesh Kulkarni. Applicant/Appellant: Martin Lettunich. Project Planner: Ryan Safty. 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. 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 EXHIBIT 3 \\tlg-file\data\SHARE\PLANNING COMMISSION REPORTS\2023\11-08-2023\Item 2 - 124 Garden Hill Dr - FHE Appeal\Exhibit 3 - Recommended Conditions of Approval if Appeal is Granted.docx 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 at 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. GENERAL project NOTES/requirements ShEET INDExX - notes GENERAL PROJECT INFORMATION vICINITY mAP PARCEL mAP jurisdiction approval stamp(s) Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted12/15/20Project InfoA0.1 Britt • Rowe m.a.r.PROJECT CONSULTANTS special notes Professional Stamp m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 950321.GOVERNING CODES: All work shall conform to the following codes and standards: A)2019 California Building Code (CBC) Title 24, Part 2 (Based on 2018 IBC) B)2019 California Residential Code (CRC) Title 24, Part 2.5 (Based on 2018 IRC) C)2019 California Electric Code (CEC) Title 24, Part 3 (Based on 2017 NEC) D)2019 California Mechanical Code (CMC) Title 24, Part 4 (Based on 2018 UMC) E)2019 California Plumbing Code (CPC) Title 24, Part 5 (Based on 2018 UPC) F)2019 California Energy Code Title 24, Part 6 G)2019 California Fire Code (CFC) Title 24, Part 9 (Based on 2018 IFC) H) 2019 CalGreen Building Code Title 24, Part 11 In addition to the codes referenced above, all work shall conform to all local ordinances and codes as applicable. Cross reference all code numbers and verify consistency as required. 2.All work done pursuant to these drawings and specifications shall comply with all ordinances and regulations which apply to the work and shall in any case conform to the latest edition(s) of the CRC/IRC/CBC/IBC (CA Residential Code/ International Residential Code & California Building Code/International Building Code) currently enforced and all city, county and/or state codes as applicable. 3.Britt Rowe shall not be held responsible for the design, coordination and/or implementation of any and all “Design-Build” work, including but not limited to the following: See the appropriate code references below for design and installation requirements. A)Electrical: Per CEC (California Electric Code) current edition. B)Mechanical: Per CMC (California Mechanical Code) current edition. C)Plumbing: Per CPC (California Plumbing Code) current edition. D)Fire Sprinklers: CFC (California Fire Code) Verify and address all additional local ordinances and codes which may apply to the specific “Design-Build” application as required. 4.Britt Rowe is not responsible for the design, coordination, or implementation of any work performed by consultants, including but not limited to, structural engineering, soil engineering, civil engineering, land surveying, electrical engineering, landscape architecture and/or Title 24 Energy compliance. 5.In addition to inspections required by CBC 110, the owner, contractor and/or structural engineer of record, acting as the owner’s agent, shall employ one or more special inspectors or jurisdiction approved Testing Agencies, who shall provide “Special Inspections” during the course of construction for the following types or work per CBC 1704, 1707 or 1708 including but not limited to: A)Concrete: Where the structural design exceeds a (F’c) of 2500 PSI B)On site structural welding, including welding of reinforcing steel. C)Drilled piers, caissons and structural masonry. D)Retrofit epoxy set hold downs and/or anchor bolts. Special inspector’s approvals/credentials shall be provided to the local jurisdiction upon request. 6.All general contractors and/or subcontractors shall be licensed with possession of the appropriate insurance policies ie: Workman’s Compensation, Liability, etc... and a valid business license within the jurisdiction of the subject property project site. 7.Britt Rowe is not responsible for the erection, fabrication and/or relative job safety. The general contractor and/or subcontractors shall comply with all required safety orders per CAL-OSHA requirements and regulations. 8.The general contractor and/or subcontractors are to verify ALL existing conditions and/or discrepancies before commencing with work in order to ensure conformance with the “Construction Documents”. ALL discrepancies shall be brought to the attention of Britt Rowe and/or the Structural Engineer of Record prior to commencement of construction. All requests for “Change Orders” shall be submitted in writing to Britt Rowe for approval. 9.Regardless of dimensions shown, all new work shall align exactly with existing work with respect to floor elevations, column centerlines, wall faces, etc... (UNO) 10.Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions regarding the intent related to the layout of the new work shall be brought to the attention of Britt Rowe, prior to the commencement of any work. The contractor shall immediately notify Britt Rowe of all discrepancies prior to the commencement of any work. 11.Preference shall be given to written/figured dimensions on the drawings over scaled measurements. The “Plans, Specifications and General Notes” are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if in all. In cases of direct conflict, the most restrictive shall govern. 12.All work shall be plumb, square and true and shall be of good “Workmanlike” quality as acceptable to the appropriate trade’s standard practices and those of the trade’s councils and/or organizations. 13.Any work and/or item not specifically called for in the drawings, but required for a complete and fully functioning installation consistent with the intent of the “Construction Documents” shall be supplied by the general contractor and/or subcontractors as required. 14.The intent of the “Construction Documents” is to include ALL labor, materials, equipment and transportation necessary for the complete and proper execution of the work. 15.The project “Specification Book” shall take precedence over noted specifications when applicable. 16.Civil, Soil and Structural Engineering specifications shall take precedence over any other specifications. 17.Britt Rowe retains all rights and ownership to all drawings and specifications. These documents may not be used in whole, or in part, without the expressed written consent from Britt Rowe. 18.The Owner/Developer/Client reserves the right to make alterations to the design during the course of construction. All changes shall be approved by the local building official and shall, in any case, comply with the current editions of the CRC, CBC, CMC, CPC, CFC, CEC and/or CES as required. 19.New Construction or remodeling is largely dependent upon existing site conditions and therefore a “Site Survey” is recommended and if provided, shall be generated by a licensed Land Surveyor or Registered Civil Engineer and shall contain the following information: Property corners, property lines, existing building(s), easements, topography lines, utilities and/or significant trees. If a Site Survey is NOT provided, Britt Rowe will not be held responsible for any and all discrepancies relating to the site and existing conditions. In any event, Britt Rowe shall not be responsible for work performed by others and provided for the purpose of completing the project. 20.all “deferred submittals” shall first be submitted to the registered design professional who shall review them and forward them to the building official with notation indicating the deferred submittal documents have been reviewed and have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until the deferred submittal documents have been approved by the applicable building official. BUILDING DESIGNER BRITT • ROWE 108 N. Santa Cruz Avenue Los Gatos, CA 95030 (408) 354.6224 (office) (408) 656-4732 (mike cell) (408) 656-1983 (tony cell) (415) 595-3458 (David Cell) peloncito@me.com T24 ENERGY ANALYST FRI ENERGY CONSULTANTS, INC. Mr. Nicholas Bignardi 21 N. Harrison Avenue, Suite 210 Campbell, CA 95008 (408) 866-1620 nick@friconsulting.com STRUCTURAL ENGINEER charles williams r.c.e. Mr. Charles Williams P.E. PO Box 1152 Mountain View, CA 94042 (650) 279-8756 clwrce@aol.com 9/12/19, 1’08 PM124 Garden Hill Dr - Google Maps Page 1 of 2https://www.google.com/maps/place/124+Garden+Hill+Dr,+Los+Gatos…35bae1852ae7’0xe7c37eeb7083d9b3!8m2!3d37.2489444!4d-121.9613975 Map data ©2019 200 ft 124 Garden Hill Dr Los Gatos, CA 95032 124 Garden Hill Dr Owner:Rishi and ashi kulkarni 124 garden hill drive los gatos, CA 95032 81.rishi@gmail.com Project Address:124 garden hill drive los gatos, CA 95032 APN:424-23-084 Lot Size:8,976 sf (.21 acres) Lot Slope:flat Zoning:r-1:8 Tract: 1520 (lot x) Occupancy Group:R3/U Type of Construction:V-B NOTE: CORNER LOT: LOT ORIENTATION IS DETERMINED BY LOT GEOMETRY AND NOT BY ADDRESS. SCOPE OF WORK: New Master bedroom and bath addition to the rear of an existing single story, single family residence. see plans. Attic height is less than 7’-0”H: Remodeled area = 1214 SF. Floor Areas (e) Living Area 1,214 sf (e) garage 457 SF (2-car cov.)allowable = 798 sf far: (0.0889) (n) living area addition 969 sf (n) covered porch 16 sf @ front entry (n) Total living Area 2,183 SF allowable = 2,856 sf far: (0.318) Setbacks Provided Required Front (per planning)(e) 20’-3”25’-0” Rear (per planning)20’-6” @ addition 20’-0" Left Side (per planning)(e) 7’-4”8’-0” Right Side (per planning)(e) 7’-11"8’-0” Coverages Proposed building @ grade 3464 sf dwelling, garage, porches, patios Building Height Proposed Allowed max. ridge (N) 18’-11”30’-0” Sht. ID Drawing Title A0.1 Title Sheet and General Project Info A0.2 CalGreen Notes misc.“Blueprint for a clean bay” A1.1 Site Plan - notes A1.2 Construction Management Plan A2.1 existing floor plan - demolition a2.2 existing exterior wall retention plan a2.3 existing exterior elevations A3.1 proposed floor plan a4.1 roof plan/notes/details A5.1 Exterior Elevations A5.2 Exterior Elevations A6.1 Building Cross Sections D.1 wall framing Details DW.1 Door/Window Schedules/notes E.1 proposed Electrical Plan EN.1 CA Electrical Code Notes - elect. legend en.2 CA Electrical Code Notes en.3 CA Energy Commission Notes en.4 CA Energy Commission Notes f.1 scc fire department job site safety GN.1 ca building code Notes GN.2 ca building code Notes GN.3 ca building code Notes m.1 ca mechanical notes p.1 ca plumbing code notes S.1 Foundation Plan - notes 1 S.3 Roof Framing Plan SD.1 Structural Details SD.2 Structural Details sd.3 Structural Details sd.4 Structural Details sd.5 Structural Details sd.6 Structural Details sd.7 Structural Details SN.1 Structural Notes SN.2 Structural Notes T24-1 Title 24 Energy calculations T24-2 Title 24 Energy calculations Sht. ID Drawing Title 2 RI RI RI R2 R2 10/29/20 12/13/20 MChavarin EXHIBIT 4 Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20Site PlanA1.1 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 950320 4'8'16' RI 10'-0"20'-0"10'-0" P.U.E. (e) 18'-7"8'-0"ssb15'-0"street side sb45'-5"(e) 21'-0"fsb20'-0" rsb 25'-0" front sb (e) 36"h picket fence(e) 6'-0H painted wood fence6'-6"36" min.(e) 7'-1" 0' -12" site plan 1/4" = 1'-0" 124 garden hill drive apn: 424-23-084 lot size: 8,976 sf (.21 acres) zoning: r-1:8 tract: 1520 (lot x) wui: no gas 400a elec. 120.82' 100.82'75.00'55.00'124 garden hill drive garden hill drive6'-6"w public parkway 4'-6"w public sidewalk (e) stamped conc. driveway (e) residence (e) garage (e) free-standing patio cover o/sand 8'-0" ssb 15'-0" street ssb 25'-0" fsbcenterline of street s58°34'20"Es31°25'40"wn58°34'20"ws31°25'40"w (e) residence r = 20'-0"(n) addition (n) addition front orientation per planning6" curb edge of paving courtyard porch (e) painted wood fence corner sight triangle(e) painted wood fence (5'-0"h) (e) painted wood fence (6'-0"h) ada ramp (n) walkway (e) 12" lgstreet tree(e) 12" lgstreet tree(e) 2" lgstreet tree(e) 2 " l g st r e e t t r e e(e) 26"mty. pine(e) painted wood fence (5'-0"h)end of sw/pw/curb(e) 2" tree(e) brick wall (+30"h) 18"w gutter(e) 18" multi-trunktree(e) 36"h painted picket fence (e) 36"h painted picket fence (e) 36"h picket fence(e) gravel45°ac cond. wm (e) conc. apron approach w w w e e (e) oh elec. lineg g (e) ug gasp.u.e. linerelocate water main w/pressure regulator and shut off front per planningleft street side per planning ss ss install c.o.@ plupgrade service as needed and provide underground.convert to ug utility per pgeuge uge provide straw wattles around entire project for the duration of construction to control storm water run-off during construction. SITE PLAN NOTES: 1.See Civil Engineer’s “Grading and Drainage Plan(s)” as applicable and/or required for topography, site work and underground construction (typ.) All grading shall be performed in accordance with all local codes and requirements. Civil Engineer’s plans shall take precedence over any architectural site plan(s) and/or landscape plan(s). 2.When required and as applicable, a licensed Civil Engineer or Licensed Land Surveyor shall provide written certification of setback compliance from property lines and all relative pad elevations for all new construction on the site. 3.Unless noted otherwise on Civil Engineering Plans (Grading and Drainage), the ground immediately adjacent to the foundation shall be sloped away from the building at a slope of 5% for a minimum distance of 10’-0” measured perpendicular to the face of the wall. If physical obstructions or lot lines prohibit 10’-0” of horizontal distance, a 5% slope shall be provided to an approved alternative method of diverting water away from the foundation. Drainage swale used for this purpose shall be sloped 2% where located within 10’-0” of the building foundation. Impervious surfaces within 10’-0” of the building foundation shall be sloped a minimum of 2% away from the building. CBC1804.4. See exception for allowable finish grade slope reduction to 2% away from structure. 4.When existing sewer laterals are approved for reuse, existing lines shall be televised and approved by the local sanitation district prior to final inspection. Provide a new clean out located @ the property line with an approved back flow prevention device approved by the sanitation department (as applicable). 5.in new construction, all utilities shall be installed underground (uno). See the utility provider’s plans and specifications for layout, details and service(s) to be provided. verify w/jurisdiction for special municipal requirements. 6.All trees marked on the “Site Plan” not scheduled for removal shall be protected by the appropriate tree protection measures identified by the consulting Arborist of record or local planning jurisdiction as applicable and required as a condition of approval. No equipment, materials or work shall commence until all tree protection fencing is installed. Tree protection fencing shall remain in place until the project is ready for final inspection. Any work required within the fenced protected area shall be performed with hand tools. 7.As applicable, see consulting Landscape Architect’s drawings for flatwork, paving, recreational fixtures, proposed planting and irrigation installations. 8.R319.1 Address identification. Buildings shall he provided with approved address identification. The address identification shall he legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not he spelled out. Each character shall be not less than 4 inches (102 mm) in height with a stroke width of not less than 0.5 inch (12.7 mm). Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building address cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address identification shall be maintained. IMPERVIOUS COVERAGE CALCULATIONS lot size = 8,976 sf ITEM LOCATION (E) IMPERVIOUS COVERAGE (N) IMPERVIOUS COVERAGE DIFFERENCE/TOTAL (E) RESIDENCE 1,214 SF -1,214 SF (N) ADDITION 969 SF + 969 SF (E) DRIVEWAY 431 SF -431 SF (N) front walk 128 SF + 128 SF (n) courtyard 151 sf + 151 sf (n) porch/pedestals 66 sf + 66 sf (N) door landings 77 sf + 77 sf Total 1,645 SF (18.3%)1,391 sf (15.4%)3,036 sf (33.9%) RI10/29/20 Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted12/15/20CMPA1.2 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 950320 4'8'16' RI construction management plan 1/4" = 1'-0" 124 garden hill drive apn: 424-23-084 lot size: 8,976 sf (.21 acres) zoning: r-1:8 tract: 1520 (lot x) wui: no gas 400a elec. 120.82' 100.82'75.00'55.00'124 garden hill drive garden hill drive(e) stamped conc. driveway residence garage (e) free-standing patio cover o/sand s58°34'20"Es31°25'40"wn58°34'20"ws31°25'40"w (e) residence r = 20'-0"edge of paving (e) painted wood fence (e) painted wood fence (5'-0"h) (e) painted wood fence (6'-0"h)(e) 12" lgstreet tree(e) 12" lgstreet tree(e) 2" lgstreet tree(e) 2 " l g st r e e t t r e e(e) 26"mty. pineend of sw/pw/curb(e) 2" tree(e) 18" multi-trunktreeac cond. (e) conc. apron approach e (e) oh elec. lineconvert to ug utility per pgeprovide straw wattles around entire project for the duration of construction to control storm water run-off during construction.(e) painted wood fence (6'-0"h)#1 #2 #3 #4 #6 #5 #7 #8 #9 #10 #10 (e) wooden fence to remain for security (e) wooden fence to remain for security #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 Bulk material storage and loading/unloading access gate (chain link) installed in (e) fence. Fence replaced upon completion concrete wash-out dumpster bin for daily debris loading typ. chain link job site security fencing project address and information signage Chain link access gate temporary toilet and power supply additional secure material storage job site parking along both streets abutting property Construction management plan notes: 1.solid and demolition waste management: Provide designated waste collection areas and containers on site away from streets, gutters, storm drains, and waterways. arrange for regular disposal. Waste containers shall be covered at all times, except when waste is to be deposited. See “construction waste management plan”. 2.Hazardous waste management: provide proper handling and disposal of hazardous waste materials by a licensed hazardous waster material handling contractor/hauler. Hazardous wastes shall be stored and properly labeled in sealed containers. 3.spill prevention and control: provide proper storage areas for liquid and solid materials, including chemicals and hazardous substances, away from streets, gutters, storm drains, and waterways. spills must be cleaned up immediately and contaminated soil disposed properly. 4.Material delivery, handling and storage: in general, materials should not be stockpiled on site. where temporary stockpiles are necessary and approved by the town of Los gatos, they shall be covered with a secure covering material and located in designated areas near construction entrances and away from drainage paths and waterways. Barriers shall be provided around storage areas where materials are in potential contact with run-off. 5.handling and disposal of concrete: when concrete trucks and equipment are washed on-site, concrete waste water shall be contained in designated containers or in a temporary lined water-tight pit where wasted concrete can harden for later removal.In no case shall fresh concrete be washed into the road right-of-way. 6.Sanitary/septic water management: temporary sanitary facilities shall be located away from drainage paths, waterways, and traffic areas. only licensed sanitary and septic waste haulers shall be used. 7.inspection and maintenance: areas of material and equipment storage sites and temporary sanitation facilities must be inspected weekly. problem areas shall be identified and appropriate additional and/or alternative measures implemented immediately. 8.job site security: install a secure construction fence at the perimeter of the property with lockable access gates for vehicles and material delivery. existing residential fencing may be used as an applicable portion of the required fencing. Provide a job site informational signage facing the public street as required by the Town of los gatos building department and santa clara county fire department. R212/13/20 Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20(e) Floor PlanA2.1 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 95032150703103103636 2628 26110 36386068 36383638 36383638281836383068710462868 0 2'4'8' 0' -12" left SW rear NW right NE Front SE (e) floor plan: demo 1/4" = 1'-0" (e) garage Area: 457 SF (e) living area: 1214 sf (e) covered porch: 92 sf (e) 2x DF Stud Wall to remain gas elec.twh2-car garage family room entry cov. porch breakfastkitchendining room bath: 2 master bedroom bath: 1 bedroom: 2bedroom: 3 d w ref.range ws shwr. (e) fp opening covered 18'-7" to pl (rear)20'-8" to plstreet side sideyard21'-2" to plint. sideyard1. each room is currently equipped with a mini-split local ductless htr/ac. to be removed 2. roof slope: 4/12 typ. w/asphalt shingles. 3. plaster exterior siding typ. 45'-5" to pl (front)cabinetremove masonry fireplace and chimney (e) 2x DF Stud Wall to demolish (n) door/window opening in (e) stud wall partial infill removepartialinfillinfill removereplace removeremove remove partialinfillinfillinfillreplaceDEMOLITION NOTES: (As applicable) 1.Scope of work to be removed and/or demolished shall be indicated on the drawings and shall include the demolition, removal and/or relocation of existing materials and/or assemblies necessary to install and/or construct the project as indicated on the proposed floor plans, elevations and other plans contained within the construction document set. All demolition shall coordinate with the extent of the proposed construction indicated on the approved plans and shall, in any case, conform to all local and state building codes. 2.The general contractor shall obtain an approved “j-number” from the bay area air quality management district (baaqmd) as applicable prior to any demolition. 3.The general contractor and/or subcontractors shall be provided the opportunity to visit the project site to become familiar with the scope of demolition required. 4.The general contractor shall be responsible for all demolition performed and shall design, construct and provide proper shoring and structural support/bracing as required throughout the demolition process and project construction as required per CAL OSHA requirements. 5.The general Contractor shall provide protective, construction fencing around the project site and will work within the confines of the site fencing whenever possible. However, depending upon site and structure conditions, alternative methods of demolition and alternative types of equipment may be used to ensure the safest and most efficient means of operation. This may involve modification of the site fencing from time to time in order to complete the demolition activities. coordination with the Property owner shall be required in advance. 6.All existing portions of the project that are designated to remain shall be protected from damage. Any question as to what shall remain shall be brought to the attention of the architect/designer and/or property owner prior to commencement of the work. 7.In accordance with the “construction Waste Management Plan”, all demolition debris that will not be recycled and/or salvaged for reuse by the property owner and/or general Contractor will be loaded into semi-end dumps and hauled to a disposal facility for further recycling or landfill. The “construction Waste Management Plan” provides detailed information on percentages of material to be recycled or disposed and the designated recycling and/or disposal facilities to be used. 8.Disconnect all electrical prior to any demolition by other trades. Disconnect, cap and clearly identify gas lines as required prior to any demolition by other trades. 9.During the course of demolition, it shall be the responsibility of the general contractor to use whatever methods required to limit the amount of airborne dust and dirt. Follow all “Bay Area Air Quality Management District” recommendations and requirements (as applicable) for all aspects of the demolition, including, as applicable, the removal of asbestos and/or any other hazardous materials located at the project site. 10.the general Contractor shall coordinate with the property owner or their authorized representative, to determine all existing equipment and devices to be retained by the owner. the general Contractor shall carefully remove all equipment and devices to be retained, preserve and store the equipment in a location designated by the owner. the general Contractor shall be responsible for removal, preservation, storage, and protection of all equipment and devices designated to be removed and re-installed. 11.Remove and replace all dry-rotted/termite damaged framing members as required and permitted. Remove (e) walls, windows and doors as indicated on the Demolition Plan. Reconstruct, relocate and/or replace per new floor plan. Remove (e) baseboards, crown and casing where walls, windows and doors are to be removed and replace per new finish plan/schedule as applicable. 12.Remove/relocate (e) electrical fixtures, switches and outlets as required. Upgrade main panel as required to service new electrical loads. Remove (e) circuits to sub-panel or main panel or to nearest active switch or junction box. Safely tie and cap all terminations as required. 13.Remove (e) floor covering in all areas of demolition and replace per finish schedule or plan. Remove all cabinetry as indicated on plans as applicable to the new layout. 9.Remove all rough plumbing, fixtures and hardware as indicated on plans as applicable. Cap terminations as required. 10.If utility service is to be interrupted, verify and confirm w/owner regarding timing to limit inconvenience. Provide temporary service as required and permitted by local jurisdiction. 11.Provide dumpster and haul away debris as required to maintain a clean job site. All construction interference with public streets, curbs, gutters and walkways shall be approved by the local jurisdiction and shall in any case kept cleaned and free of any debris that may interfere with their normal function. Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20(n) Floor PlanA3.1 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 95032W03 D03 D04 D07 W14 W04 W05 W07 W06 D05 W10 W11W08W09 D06 D15D17 D16 D22 D18 D13 D14 D10 D08 D09 D12 D01 W16 W02 W01D02 D25 W15 D19 D11 W12 W13 D20D21 D23 D24 0 2'4'8' W17 D.1 W1 D.1 W1 D.1 W4 D.1 W4 D.1 W5 D.1 W6 RI RI RI 3'-0" min. (e) 56'-10" verify 3'-0"32'-10"13'-2"addition(e) 56'-10" verify 11'-6"addition(e) 27'-6"verify13'-2"addition(e) 20'-6" verify 13'-0"2'-0"7'-11"13'-4"2'-0"3'-0"8'-6"13'-4"2'-4"10'-10"2'-4"10'-10"17'-2" 6'-6"4'-2"6'-6" 5'-7"5'-3"5'-7"5'-3"3'-1"3'-5"3'-5"3'-1"5'-11"5'-7"8'-1"19'-5"2'-8"10'-6"3'-10"5'-5"1'-4"5'-9"7'-5"9'-7"2'-3"8'-7"4'-6"6'-4" 5'-6"3'-0"2'-0"6'-0"6"4'-8"2'-8"3'-6"6'-1"3'-10"5'-5"3'-10"10'-8"2'-4"6'-2"6'-2"13'-6" @ courtyard wall 14'-10"2'-4"3'-6"4'-6"10'-2"7'-2"3'-6"3'-5"9'-5"8" 3'-6"6'-5"2'-4"2'-4"2'-0" 2'-4"4'-1"3'-6"8"1'-6" 4'-0"4'-0" 36" min. 36" min.36"min.6'-6" 2'-4"9'-1"2'-0"1'-7"3'-10"11'-0"5'-5"3'-10"10'-10"7'-1" 5'-5"5'-5"5'-0" 3'-2"3'-10"3'-10"7'-2"3'-6"2'-4"30" typ.30"typ.0' -12" LEFT SW Rear NW RIGHT NE FRONT SE (n) floor plan 1/4" = 1'-0" (e) garage Area: 457 SF (e) living area: 1214 sf (n) addition: 969 sf (n) covered porch: 16 sf (n) 2x DF Stud Wall to construct use 2x4 df#2 studs @ 16"oc (uno) gas 400a elec.(e) twh2-car garage entry cov. porch bedroom: 2 bedroom: 3 d w ws linen cl. bath: 2 cl. pwdr. guest bedroom g. bath kitchen family room living room (e) 2x df stud wall to remain master bedroom island ref.range ovenseatseat patio line of (e) wall line of (e) wall line of (e) wall 2x6 wall2x6 wall2x6 wallt. eg eg t. t. dw t. 20 min. fr door t.2%1%2%1% 1%2r2rvaulted clg. 9'-6" clg. tray clg. @ 8'-10"± 9'-6" clg. coffered clg. plate @ 8'-0" 9'-6" clg. 9'-6" clg. 9'-6" clg. 9'-6" clg.9'-6" clg. m. bath 9'-6" clg. 9'-6" clg. 9'-6" clg. 4/12 7/12 7/12 7/12 (e) conc. slab to remain infill wall where (e) masory fireplace is to be removed new concrete step into house: max. riser ht. = 7.75" 32"H ± low courtyard wall w/adhered stone veneer and cap 24" x 24" uf access drop-down firerated atticladder accessclg.clg.9'-6" clg. 9'-6" clg. clg. line of sloping ceiling down to 8'-0" plate ht.clg.clg.4040 niche50703080relocate twh and water softener to exterior side of wall and provide weather protective cabinet t.door @ grade (no landing) (e) door/window opening infill framed t.vent dryer to ext.42"w prefabricated ng, direct vent firreplace w/stone surround and hearth per crc: majestic: cdvr42sc7 (see d.1)max. riser = 7.75"LEFT SIDE PER PLANNING DEFINITION FRONT PER PLANNING DEFINITION RIGHT SIDE PER PLANNING DEFINITION REAR PER PLANNING DEFINITION 8'-0" clg. @ closet 8'-0" clg. @ soffit verify (e) panel size and upgrade to 400a min. contact pge new services dept. and install utility underground as required 100asp2x6 stud wall cl dining area 9'-6" clg.cldeskbuffetclg.8'-0" platedormer t. t. t. t.t. t. glass encl.t. glass encl.t. glass encl. t. new doors and windows: Please see sheet DW.1 for door/window schedule for the following information: 1. door and window sizes. 2. door and window material. attic access doors in the attic shall be 1-3/8" min. solid core or 20 minute rated panels, w/ self (or automatic) -closing and self-latching @ separation walls between the garage and residence. attic erv attic fau ge 7.8cf elec. dryer w/90 feet of long run venting: see specs @ this sheet: Y A6.1 Y A6.1 X A6.1 X A6.1 10/29/20, 4)14 PMGE® 7.8 cu. ft. Capacity Smart Front Load Electric Dryer with Steam and Sanitize Cycle - GFD85ESPNRS - GE Appliances Page 5 of 7https://www.geappliances.com/appliance/GE-7-8-cu-ft-Capacity-Smart…ont-Load-Electric-Dryer-with-Steam-and-Sanitize-Cycle-GFD85ESPNRS Dryer Cycles Bulky / Bedding Cottons Delicates Mixed Loads Perm Press Quick Dry Sanitize Steam Dewrinkle Steam Refresh Timed Dry Towels Washer Link Long Vent Capability Up to 90 feet Temperature Options High/Medium/Low/Extra Low/No Heat Control Type Capacitive Touch Power On/Off Rotary-Electronic w/LEDs Start/Pause Moisture Sensor Sensor Dry Style Front-Loading Dual Thermistors Yes Additional Cycles Air Fluff Delay Dry - up to 24 hours EcoDry Reduce Static Remote Start Sanitize Steam Dewrinkle Steam Refresh Dryness Levels Damp Dry Extra Dry Less Dry More Dry Timed Dry 120 Minutes Less Time - More Time + Presets (10,20,40,60,90) Wrinkle Care Cycle Yes Communication Washer Link Pedestal Optional Steam Dewrinkle Yes SteamRefresh Yes WiFi Connect Built-In 24 49-3000206 Rev 1 Installation Instructions EXHAUSTING THE DRYER (cont.) • DO NOT bend or collapse ducting. Use elbows if turns are necessary. • DO NOT use excessive exhaust length. Cut duct as short as possible. • DO NOT crush duct against the wall. • DO NOT set dryer on duct. • DO cut duct as short as possible and install straight into wall. • DO use elbows when turns are necessary. Elbows Using exhaust longer than specified length will: • Increase the drying times and the energy cost. • Reduce the dryer life. • Accumulate lint, creating a potential fire hazard. The correct exhaust installation is YOUR RESPONSIBILITY. Problems due to incorrect installation are not covered by the warranty. The MAXIMUM ALLOWABLE length of the exhaust system depends upon the type of duct, number of turns, the type of exhaust hood (wall cap) and all conditions noted on the chart. • Internal elbows added for side or bottom vent conversions must be included in the total elbow count. • Any elbow greater than 45° should be treated as a 90° elbow; one elbow of 45° or less may be ignored. • Two 45° elbows will be treated like one 90° elbow. • For the side exhaust installations, add one 90° elbow to the chart. • For every additional 90° elbow, reduce the allowable vent system length by 10 feet. • When calculating the total vent system length, you must add all the straight portions and elbows of the system (including the transition duct). EXHAUST LENGTH EXHAUST LENGTH FOR NORMAL VENT MODELS RECOMMENDED MAXIMUM LENGTH Exhaust Hood Types Recommended Use only for short run installations 4" DIA. 4" 4" DIA. 4" DIA. 2-1/2" No. of 90° Elbows Rigid Metal Rigid Metal 090 Feet60 Feet 160 Feet45 Feet 245 Feet35 Feet 335 Feet25 Feet 425 Feet15 Feet EXHAUST LENGTH FOR LONG VENT MODELS RECOMMENDED MAXIMUM LENGTH Exhaust Hood Types Recommended Use only for short run installations 4" DIA. 4" 4" DIA. 4" DIA. 2-1/2" No. of 90° Elbows Rigid Metal Rigid Metal 0 200 Feet 175 Feet 1 185 Feet 165 Feet 2175 Feet155 Feet 3165 Feet145 Feet 4155 Feet135 Feet 5145 Feet125 Feet RI RI GE Dryer: GFD85ESPNRS 10/29/20 A durable placard (minimum size of 4.5") must be permanently affixed on a wall near and visible from the dryer location. The placard shall state the actual length of the installed dryer exhaust vent and include the following language: warning: check the manufacturer installation instructions for any domestic dryer than will be installed at this location. the instructions should allow the dryer to be connected to an exhaust duct (vent) that is a maximum ___ feet long. do not remove this placard. Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20Roof Framing PlanA4.1 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 950320 2'4'8' A4.1 FL1 A4.1 FL3 A4.1 FL3 A4.1 FL1 roof plan 1/4" = 1'-0" roof slope: 7/12 typ. (uno) roofing material: class a, asphalt shingles typ. overhang: 12" typ. 4/12 7/12 7/12valleyflat roof: sloped 2% min. ib pvc single ply-80 membraneslope 2%valleyhiphiphipvalleyridgeridgehipridgeshed roof (3) "velux" fs-c04 tempered glass skylights (icc: esr-0199)ridgevalleyvalleyfl1 flashing: eave @ gutter standard Roofing material per exterior elevations. See Plans. Roof sheathing (CDX plywood or OSB) and specified underlayment. Underlayment laps over metal eave flashing. 26GA G.I. (or copper) flashing w/drip extending up roof a min. of 4". Flashing laps fascia (and gutter as applicable). Gutter (as occurs). See Roof Plan and exterior elevations. Some gutter products have eave flashing as an integral part of their construction. Roof rafters per framing plans. Fascia per exterior elevations. 5" min. fl3 flashing: valley Roofing material per exterior elevations and specified underlayment (CDX plywood or OSB). Maintain 5" clearance between roofing material @ valley. Valley rafter. 26GA G.I. (or copper) valley flashing w/hemmed edges turned up, full length w/1" crimp @ center Roofing material overlaps valley flashing 4" min. In locations of severe weather, provide bituminous sheet waterproofing, lapped over valley flashing @ both sides for full length of valley. attic ventilation calcs (crc r806) new roof area Area of Accessible Roof to be Ventilated 2,336 sf Length of Eave (LF) w/RR @ 16”OC 148’-11” lf Length of Eave (LF) w/RR @ 24”OC Number of Blocks w/(3) 2” Dia. Holes none: attic is insulated w/ccsf insulation (icc: esr-3159) number of Blocks w/(4) 2” Dia. Holes Ventilation Provided by Eave Blocks n/a Additional Ventilation Provided by Alternative Means n/a Total Venting Required n/a Total Venting Provided n/a roof material/FRAMING NOTES Roof Slope 7/12 (Typ.) Roofing Material Class A, 40 year asphalt roofing shingles. Color selected by owner. Overhang 12” typ. (uno) Sheathing 1/2” CDX plywood, nailed w/10d @ 6”OC edge and 10”OC field. Use 19/32” OSB sheathing as option. Provide radiant barrier plywood as required per T24 Calculations Underlayment 30# Asphalt roofing paper or equal. Install per manufacturer’s specifications Flashing Provide 26GA G.I. metal flashing @ ALL valleys, ridges, roof to wall intersections and roof penetrations per CBC Section 1503.2 1.rafters shall be provided with full depth closed cell spray foam insulation (icc: esr-3183) throughout attic: no venting required: see t24 and ca energy code for required hers inspection and verification. 2.Provide attic access per CRC R807.1. Minimum access opening shall be 22” x 30”. RI RI 10/29/20 Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20Ext. ElevationsA5.1 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 950328'-0"wall plate18'-11"ridge ht.10'-0"@ family room shed (beyond)2'-9"3'-3"7'-8"(n) Front elevation (SE)1/4" = 1'-0" left side per planning 7/12 class a, asphalt roofing shingles typ. @ all roof planes. g.i. gutters: profile per owner: option: copper 7/8" (3-coat) plaster siding typ. texture approved by owner adhered stone veneer @ courtyard site wall: pattern and color to be approved by owner. plaster siding @ porch plinths 2x painted fascia w/1x2 shingle mold and g.i. "z" edge flashing decorative louvered attic vents: cosmetic only returned eaves typ. sectional roll-up garage door fixed window @ garage gable 18'-11"garage 2'-9"(n) left side elevation (SW)1/4" = 1'-0" rear side per planning 7/12 class a, asphalt roofing shingles typ. @ all roof planes. g.i. gutters: profile per owner: option: copper adhered stone veneer @ courtyard site wall: pattern and color to be approved by owner. plaster siding @ porch plinths 7/8" (3-coat) plaster siding typ. texture approved by owner exterior landing per crc w/max. riser ht. = 7.75" exterior elevation finish schedule roofing Class A, asphalt shingles, o/minimum 30# building paper or equal, o/CDX or OSB “radiant barrier” roof sheathing as required by t24 calculations as applicable. Roof material colors and/or manufacturers shall be selected and approved by the property owner. Where roof slopes are less than 4/12, use (2) layers of roofing underlayment. CRC R905.2.2 and R905.7.2 exterior siding Exterior Walls: 7/8”, (3-coat) plaster siding, o/g.i. expanded metal lath, o/(2) layers of grade “d” building paper or equal, o/CDX plywood or osb wall sheathing, nailed @ 6/12 minimum. See engineer’s “Shear Wall Schedule” for specified plywood thickness and minimum nailing requirements. Non Shear Walls: Provide a minimum of 3/8” CDX plywood wall sheathing, “Full Wrap”. Nail w/8d @ 6/12 minimum. For remodel projects, only new walls shall receive full wrap sheathing (UNO). Wall Base: A minimum 0.019-inch (0.5 mm) (No. 26 galvanized sheet gauge), corrosion-resistant weep screed or plastic weep screed, with a minimum vertical attachment flange of 3-1/2 inches (89 mm) shall be provided at or below the foundation plate line on exterior stud walls in accordance with ASTM C 926. The weep screed shall be placed a minimum of 4 inches (102 mm) above the earth or 2 inches (51 mm) above paved areas and shall be of a type that will allow trapped water to drain to the exterior of the building. The weather-resistant barrier shall lap the attachment flange. The exterior lath shall cover and terminate on the attachment flange of the weep screed. doors & windows All exterior doors (with glass) and windows shall be constructed with dual paned, low “E” glazing. Tempered glazing shall be required per CRC Sections R308 and R311. Door and window manufacturer shall be selected and approved by the property owner. See Sheet DW.1 and DW.2 for additional door and window notes and schedules. accents See Exterior Elevations for additional wall and roof details and specifications. RI10/29/20 Britt Rowe shall retain all rights and ownership to all drawings and specifications. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Britt Rowe. All construction shall comply with all local & national building codes. All contractors shall verify all conditions to assure conformance to these codes. REVISIONS:# 408.354.6224 (office) 408.354.6514 (fax) www.britt-rowe.com 108 N. Santa Cruz Ave. Los Gatos, CA 95030 BR SCALE:DRAWING:DRAWN BY:printed:Noted11/11/20Ext. ElevationsA5.2 Britt • Rowe m.a.r.Professional Stamp Jurisdiction Stamps and/or Red Line Notes m.kulkarniRESIDENCE124 garden hill drivelos gatos, ca 9503218'-11"mx. ridge8'-0"(e) wall plate(n) rear elevation (NW)1/4" = 1'-0" right side per planning class a, asphalt roofing shingles typ. @ all roof planes. g.i. gutters: profile per owner: option: copper g.i. foundation drip screed @ base of structure per crc. 7/8" (3-coat) plaster siding typ. texture approved by owner 7/12 4/12± 2x painted fascia w/1x2 shingle mold and g.i. "z" flashing returned eaves @ gable ends "velux" fixed ventilating, tempered glass skylights (icc:esr-0199)8'-0"wall plate10'-0"@ shed roof18'-11"ridge ht.(n) right side elevation (nE)1/4" = 1'-0" front side per planning verify height of kitchen counter and splash (as applicable) before ordering this window exterior landing per crc w/max. riser ht. = 7.75" class a, asphalt roofing shingles typ. @ all roof planes. g.i. gutters: profile per owner: option: copper see sheet dw.1 for door and window information g.i. foundation drip screed @ base of structure per crc. 7/8" (3-coat) plaster siding typ. texture approved by owner exterior elevation finish schedule roofing Class A, asphalt shingles, o/minimum 30# building paper or equal, o/CDX or OSB “radiant barrier” roof sheathing as required by t24 calculations as applicable. Roof material colors and/or manufacturers shall be selected and approved by the property owner. Where roof slopes are less than 4/12, use (2) layers of roofing underlayment. CRC R905.2.2 and R905.7.2 exterior siding Exterior Walls: 7/8”, (3-coat) plaster siding, o/g.i. expanded metal lath, o/(2) layers of grade “d” building paper or equal, o/CDX plywood or osb wall sheathing, nailed @ 6/12 minimum. See engineer’s “Shear Wall Schedule” for specified plywood thickness and minimum nailing requirements. Non Shear Walls: Provide a minimum of 3/8” CDX plywood wall sheathing, “Full Wrap”. Nail w/8d @ 6/12 minimum. For remodel projects, only new walls shall receive full wrap sheathing (UNO). Wall Base: A minimum 0.019-inch (0.5 mm) (No. 26 galvanized sheet gauge), corrosion-resistant weep screed or plastic weep screed, with a minimum vertical attachment flange of 3-1/2 inches (89 mm) shall be provided at or below the foundation plate line on exterior stud walls in accordance with ASTM C 926. The weep screed shall be placed a minimum of 4 inches (102 mm) above the earth or 2 inches (51 mm) above paved areas and shall be of a type that will allow trapped water to drain to the exterior of the building. The weather-resistant barrier shall lap the attachment flange. The exterior lath shall cover and terminate on the attachment flange of the weep screed. doors & windows All exterior doors (with glass) and windows shall be constructed with dual paned, low “E” glazing. Tempered glazing shall be required per CRC Sections R308 and R311. Door and window manufacturer shall be selected and approved by the property owner. See Sheet DW.1 and DW.2 for additional door and window notes and schedules. accents See Exterior Elevations for additional wall and roof details and specifications. RI10/29/20 * Air Admittance Valve not Permitted *Island Loop Vent not Permitted. *Vent Pipe for the outdoor sink installation shall extend not less than 10 feet above the surrounding ground and shall be securely supported. CPC Section 906.4 * Provide a cover for the outdoor sink, which is required by the Town Building Division to allow the sink that is open to the sky to discharge into the sanitary sewer system per CPC Section 714.2 *The Sanitary Sewer Drainage System of the new outdoor kitchen must be separate and independent from the main dwelling with an independent connection with the public or private sanitary sewer system downstream from the main house sewer line to the street. CPC Section 311.0 2019 California Building Code, Vol. 1 & 2 2019 California Residential Code 2019 California Plumbing Code 2019 California Mechanical Code 2019 California Electrical Code 2019 California Energy Code 2019 California Existing Building Code 2019 California Historical Building Code 2019 California Green Building Standards 2019 California Fire Code 2018 International Code for Property Maintenance 2018 International Existing Building Code* *Chapters 9, 14 & Appendices A2, A3, A4 & A5 only REVISION M.C. MC EXHIBIT 5 This Page Intentionally Left Blank Community Development Department • 110 E. Main Street408.354.6872 • www.losgatosca.gov • www.facebook.com/losgatosca TOWN OF LOS GATOS CODE COMPLIANCE DIVISION August 4, 2023 Rushikesh Kulkarni and Ashwini Bhave 124 Garden Hill Drive Los Gatos, CA 95032 Administrative Warning Re: Code violation at 124 Garden Hill Dr, Los Gatos The Town of Los Gatos Community Development Department has received a concern regarding the above referenced property. The concern is regarding a sight distance issue with a six-foot-tall fence located on the corner of Garden Hill Drive. After consulting with the Town’s traffic Engineer, it was determined that the fence height must be brought down to no taller than three (3) feet in height in the corner sight triangle area. Pursuant to Town Code section 29.40.0315. - Height, materials and design, and location. (3) Fences, walls, gates, and hedges may not exceed three (3) feet in height when located within a required front or side yard abutting a street (as required by the zone), driveway view area, traffic view area, or corner sight triangle unless an exception is granted by the Town Engineer and Community Development Director. Trees, hedges, and vegetation within a corner sight triangle shall meet the requirements of section 26.10.065. EXHIBIT 6 Building plan B21-1157 above indicates where the fence is to be three feet in height. Accordingly, we are asking that the fence on the corner of Garden Hill Drive be maintained to a height no taller than three feet in height by September 1, 2023. I can be reached at ameyer@losgatosca.gov or 408-399-5746 if you should have any questions regarding this notice. Respectfully yours, Allen Meyer Code Compliance Officer Town of Los Gatos EXHIBIT 7 EXHIBIT 8 This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408)354-6872 Fax (408) 354-7593 September 27, 2023 Martin Lettunich 455 Los Gatos Blvd, Suite 101 Los Gatos, CA 95032 RE: 124 Garden Hill Drive Fence Height Exception (FHE-23-005) Requesting Approval for an Exception to Construct a Six (6) Foot Tall Fence Within the Required Front Yard Setback, Street-Side Yard Setback, and Corner Site Triangle on Property Zoned R-1:8. APN 424-23-084. APPLICANT: Martin Lettunich PROPERTY OWNER: Rushikesh Kulkarni The Los Gatos Community Development Department and the Town Engineer of the Parks and Public Works Department have reviewed the referenced application for a fence height exception pursuant to Section 29.40.0320. On September 27, 2023, the Los Gatos Community Development Department and Town Engineer have denied the request as the required findings could not be made. Additionally, the Town Engineer could not support the exception to the corner sight triangle per Town Code Section 26.10.065 – Obstructions at corners of intersecting streets. PLEASE NOTE: Pursuant to Section 29.20.255 of the Town Code, this decision may be appealed to the Planning Commission within 10 days of the denial date. Any interested person may appeal this decision to the Planning Commission. Appeals, with the completed Appeal Form and appeal fee payment, must be submitted within 10 days from the date of denial, or by 4:00 p.m., October 9, 2023. If you have any questions concerning this decision, please contact Project Planner Ryan Safty at (408)354-6802 or via email at RSafty@losgatosca.gov. Sincerely, Ryan Safty Associate Planner N:\DEV\PLANNING PROJECT FILES\Garden Hill Drive\124\FHE-23-005\Closing Documents\Action Letters\124 Garden Hill Drive - FHE-23-005 - Denial Action Letter 09-27-23.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 9 This Page Intentionally Left Blank 30’ RIGHT-OF-WAY/PROPERTY LINE 30’ NOT TO SCALE STREET STREET C L 30’ 30’ LEGEND: Corner Sight Triangle CORNER SIGHT TRIANGLE 200’ EDGE OF ROADWAY/FACE OF CURB RIGHT-OF-WAY/PROPERTY LINE NOT TO SCALE STREET STREET C L 200’ 200’ LEGEND: Traffic View Area TRAFFIC VIEW AREA EDGE OF ROADWAY/FACE OF CURB 200’ 15’ 15’ EXHIBIT 10 DRIVEWAY VIEW AREA FRONT AND STREET SIDE YARD AREA NOT TO SCALE NOT TO SCALE STREET SIDE YARD SETBACK REAR YARD SETBACK FRONT YARD SETBACK PROPERTY LINE LEGEND: Driveway View Area LEGEND: Front and Street Side Yard Area STREET SIDEWALK PROPERTY LINE DRIVEWAY 10’ 10’ Sidewalk Example STREET PROPERTY LINE DRIVEWAY 10’ 10’ No Sidewalk Example STREET SIDE YARD SETBACK STREET EXHIBIT 11 This Page Intentionally Left Blank y,//dϭϮApproved, 3' high compliantfence/wallNon-permitted 6' tall fencingwithin the front yard setback,street-side setback, andcorner sight triangleFront Property LineStreet-side Property LineCorner Sight Triangle