13 Desk Item.Item #13 - 212 Thurston Street Appeal
PREPARED BY: Maria Chavarin
Assistant Planner
__________________________________________________________________________________________
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development
Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 3/5/2024 ITEM NO: 13 DESK ITEM
DATE: March 5, 2024
TO: Mayor and Town Council
FROM: Laurel Prevetti, Town Manager
SUBJECT: Consider the Adoption of a Resolution Denying an Appeal of a Planning
Commission Decision that Approved the Demolition of an Existing Single-
Family Residence and Construction of a New Single-Family Residence with
Reduced Setbacks on a Non-Conforming Property Zoned R-1D. Located at
212 Thurston Street. APN 410-15-039. This Project is Categorically Exempt
Pursuant to the California Environmental Quality Act (CEQA) Guidelines,
Section 15303(a): New Construction or Conversion of Small
Structures. PROPERTY OWNER/APPLICANT: Meleah Guillardo. PROJECT
PLANNER: Maria Chavarin
REMARKS:
Attachment 9 includes a supplemental letter and plans received from the applicant on March 5,
2024.
ATTACHMENTS:
Previously received with the March 5, 2024 Staff Report:
1. December 13, 2024 Planning Commission Staff Report
2. January 10, 2024 Planning Commission Staff Report, with Exhibits 1-12
3. January 10, 2024 Planning Commission Verbatim Minutes
4. January 17, 2024 Planning Commission Action Letter
5. Appeal of the Planning Commission Decision, received January 22, 2024
6. Applicant’s Response to Appeal, Received February 20, 2024
7. Draft Resolution to Deny Appeal and Approve Project
Previously received with the March 5, 2024 Addendum Report:
8. Supplemental Appeal Letter, Received March 3, 2024
PAGE 2 OF 2 SUBJECT: 212 Thurston Street/S-23-009 DATE: March 5, 2024
ATTACHMENTS (continued):
Received with this Desk Item Report:
9. Suppledmental letter and plans, Received March 5, 2024
Meleah Guillardo
212 Thurston St.
Los Gatos, CA 95030
408.364.6993
March 5, 2024
Dear Los Gatos Town Council Members,
I am providing responses to the appellant’s most recent comments provided on March 3, 2024. I
have provided responses to his previous letters dated January 22, 2024, July 12, 2023, and July
7, 2023.
“Error or abuse of discretion by the Planning Commission for the ‘setback, condition of
approval for existing garage to remain’”
I would like to first highlight that the “Request for Approval for Demolition of an Existing
Single-Family Residence and Construction of a New Single-Family Residence with Reduced
Setbacks on a Non-Conforming Property Zoned R-1D” passed with the Planning Commission’s
vote of 5-1 on January 10, 2024. The Planning Commission is a competent group of individuals
who spent extensive time evaluating the application, reviewing the various Town of Los Gatos
department’s comments (Building, Planning, Engineering, Architecture, Fire), reviewing public
comments, and all Planning Commissioners even performed a neighborhood and site visit to
substantiate their decision.
As stated in my previous response to the appellant and throughout the full planning process,
there has never been an intent in my application to remove the existing garage, which has been
in its current condition and location since 1915. As part of the January 10, 2024 Planning
Commission meeting, I agreed to the added condition to repair the garage as part of my
construction plans to appease my neighbors’ concerns. The repair of the garage will include
fixing the roof, gutters and drainage concerns the appellant raises, which is also the first time
I’m hearing of this drainage concern from the appellant.
My garage is a legal, non-conforming structure. The appellant has cited the following Town
Code section as his basis for requesting the movement of the garage:
1. Sec. 29.10.245 to 29.10.255 - These codes are related to the expansion of
non-conforming buildings and do not apply to my existing garage, because I do not plan
to enlarge or change the use of the garage. There are no plans for my garage beyond
repair and therefore the setbacks under these codes do not apply.
Further the appellant cited the following codes that he believes the Planning Commissioners
violated:
2. Sec. 29.20.150 - This code relates to considerations in the review of applications. The
Planning Commissioners and various Town of Los Gatos departments thoroughly
ATTACHMENT 9
considered the various aspects of this code in their review and ultimately approved the
application.
3.Sec.29-20-160 to Sec.29.20.175 -These codes are related to conditions of approval.As
part of the January 10,2024 Planning Commission meeting,I have agreed to the terms
to repair my garage,which was added to appease my neighbors’concerns.
The appellant did not attend the January 10,2024 Planning Commission meeting.At this
meeting,not only was the condition of the garage discussed,but I also addressed that I planned
to keep the garage in its current location.The Planning Commission added a condition for me to
repair the garage concurrent with the construction of the new home to address the neighbors’
concerns.Further,this condition was accepted by the neighbors’who attended this public
meeting,which included the neighbors bordering 212 Thurston St.and whose property borders
the garage (105 Olive St.).
The Planning Commission did not err or abuse their powers regarding the garage.The
appellant’s request to demolish and move the garage based on the lack of any code violation,is
egregious and unreasonable.This would be a very expensive request on an already high cost
project to satisfy the appellant's apparent main garage setback concern,drainage,which I’ve
noted will be addressed when the garage is repaired.I have no intention of tearing down or
moving this garage.
“Planning Commission’s decision is not supported by substantial evidence in the record
as ‘setbacks do not conform to R1-D minimum setback requirements’”
The setbacks for the non-conforming lot were thoroughly discussed throughout the whole
planning process and at the Planning Commision meeting on January 10,2024.Again,I want to
address the competency and thoroughness of procedures performed by the Planning
Commission and Town of Los Gatos departments to ensure the setbacks were appropriate by
code and conformed with the neighborhood.The Planning Commissioners performed a
neighborhood and site visit to assess the setbacks and heights,to substantiate their approval of
the plan on January 10,2024.
The Planning Commission additionally asked my immediate neighbors who attending the
Planning Commission meeting and who border my home on Olive St.(105,103,and 101 Olive
St.)for their concerns regarding the setbacks and even offered them various scenarios (move
the house back to increase front setbacks,move the house forward and further reduce front
setbacks,or lower the height of the house,all to address their privacy and sunlight concerns),
but ultimately the neighbors determined that the current setbacks and heights best addressed
any privacy and sunlight concerns and they did not raise any further concerns on January 10,
2024.The appellant had the opportunity,like my neighbors,to raise his concerns regarding the
setbacks and height at the January 10,2024 meeting,but the appellant did not attend the
meeting nor raise any concerns on this date.
The Planning Commission voted in favor to approve the setbacks as they are.The Planning
Commission did not err or abuse their powers regarding the setbacks or building height.The
setbacks and height are appropriate for a non-conforming lot and the neighborhood,which
includes multiple 2 story homes (including the appellant’s)and non-conforming setbacks.
Additional concerns raised in the appellant’s letter have also been previously raised and
addressed during the planning process and at the Planning Commision meeting.One of my
neighbors’main concerns is privacy,which is also one of my main concerns,as my bedroom
and bathroom face into the Olive St.neighbors’yards.To address this privacy concern,I have
agreed to adjust the heights of my windows,have frosted glass bathroom windows,and will
plant privacy screening trees bordering the fences.To further address the privacy concerns,I
have submitted landscape architecture plans to demonstrate the location and type of screening
trees,English Laurel hedges,which are evergreen and drought tolerant.I will maintain these
privacy screening trees and their heights to protect my neighbors’privacy concerns as well as
my own.My neighbors also have the right to address any of their own privacy concerns on their
own properties.I have further provided a “shadow study”(refer to page A1 of submitted plans)
as part of my approved project plans,which did not indicate any significant sunlight impact for
my neighbors.This study has been reviewed and approved as part of my application by the
Planning Commission and Town of Los Gatos departments.As part of my planning application,I
also submitted documentation that I met my surrounding neighbors in person and who were
available (on Thurston St,Monterey Ave.,and immediate neighbors on Olive St.)and I notified
them of my project plans and none of them indicated strong concerns to my project.This
neighbor visit included meeting the appellant’s parents who are the primary occupants of 214
Thurston St.,who also did not raise any concerns during my visit and were happy to see the
existing home be torn down with new construction and did not mention any concerns about the
garage.They also did not attend the January 10,2024 Planning Commission meeting.
Town Council Members,I appreciate your time and consideration into my project and I hope that
you will agree with the Planning Commission’s approval.Please take into consideration the
thoroughness and time the Planning Commission,various Los Gatos departments,and my
team and myself have put into this project to ensure that it abides by the Town Codes and takes
neighbors’concerns seriously.I am a first time home owner and I am grateful for the opportunity
to build my dream home in this beautiful town that I grew up in and to be a good and
compromising neighbor.
Sincerely,
Meleah Guillardo
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AVERAGE LOT SLOPE: LESS THAN 4% (FLAT)MAX. ALLOWABLE FAR: 0.35 = 1,634 SQ.FT.FLOOR AREA (ALL NUMBERS IN SQ.FT.)1ST FLOOR 875.52ND FLOOR 757.2TOTAL 1,632.7 FAR=0.35BASEMENT 875.5[E] GARAGE 385COVERED PORCHES 242.9LIGHTWELLS 67.6TOTAL PROPOSED B'LDG COVERAGE1,571TOTAL [E] BUILDING COVERAGE 1,503.4PARKING SPACES:(1) COVERED + (1) UNCOVEREDAPPROXIMATELOCATION OFADJACENT HOUSEAPPROXIMATELOCATION OFADJACENT HOUSEAPPR
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E APPROXIMATELOCATION OFADJACENTDETACHEDGARAGEAPPROXIMATELOCATION OFADJACENTHOUSEAPPROXIMATELOCATION OFADJACENTHOUSERELOCATE [E]ELEC. METERTO THISLOCATIONUNDERGROUNDELEC, TEL, & TV[E] WATERMETERC.O.TOREMAIN4" SEWER LATERAL.CONTRACTOR TO V.I.F.TRENCH LOCATIONREMOVE [E]CONCRETESTEPS9' x 18'2NDPARKINGSPACELIGHT-WELLREMOVE [E]1-STORY HOUSEREMOVE[E] PORCH5'-1
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"5'-1"4'-8"4'-8"14'-10" DRIVEWAY WIDTHARCHITECTURALSHEET A1SITE PLAN, PROJECT DATA, SHADOWSTUDYSHEET A2FLOOR PLANS, ROOF PLANSHEET A3ELEVATIONSSHEET A4SECTIONS, STREETSCAPE & SITESECTIONCIVILSHEET 1GRADING & DRAINAGE NOTESSHEET 2BMP SHEETSHEET 3SITE PLAN & DEMO PLANSHEET 4DRAINAGE PLANSHEET 5SITE PROFILE, SECTION CUTS, &DETAILSSHEET 6UTILITY PLANSHEET 7CONSTRUCTION MANAGEMENT PLANSHEET 8EROSION & SEDIMENT CONTROLPLAN, NOTES AND DETAILSSHEET 9CONSTRUCTION SITE FIRE SAFETYD R A W I N G I N D E X15'-
0
"
-9"FRONT SETBACK NOTELANDSCAPING NOTETHE ADJACENT HOUSE SETBACKSARE 15'-0" AND MINUS 9", SO THEREQUIRED FRONT SETBACK IS THEAVERAGE = 15-0.75/2= 7.125'15'-
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NO LANDSCAPING IS PROPOSED - ALLDISTURBED AREAS IN THE FRONTYARD WILL BE COVERED WITH MULCHPRIOR TO FINAL INSPECTION12'-3"GRADING & DRAINAGE NOTEREFER TO GRADING & DRAINAGEPLANS PREPARED BY LEENGINEERING, DATED 6-29-23 FORALL GRADING, DRAINAGE, UTILITIES,AND IMPERVIOUS COVERAGEFIRE DEPARTMENT NOTES1.Fire Sprinklers Required: An automatic residential fire sprinkler systemshall be installed in new dwellings.2.Required Fire Flow: The minimum require fire flow for this project is500 Gallons Per Minute (GPM) at 20 psi residual pressure. Thisfireflow assumes installation of automatic fire sprinklers per CFC[903.3.1.3]3.Water Supply Requirements: Potable water supplies shall be protectedfrom contamination caused by fire protection water supplies. It is theresponsibility of the applicant and any contractors and subcontractorsto contact the water purveyor supplying the site of such project, andto comply with the requirements of that purveyor. Such requirementsshall be incorporated into the design of any water-based fireprotection systems, and/or fire suppression water supply systems orstorage containers that may be physically connected in any manner toan appliance capable of causing contamination of the potable watersupply of the purveyor of record. Final approval of the system(s) underconsideration will not be granted by this office until compliance withthe requirements of the water purveyor of record are documented bythat purveyor as having been met by the applicant(s). 2019 CFC Sec.903.3.5 and Health and Safety Code 13114.7.4. Address identification: New and existing buildings shallhave approved address numbers, building numbers orapproved building identification placed in a position that isplainly legible and visible from the street or road fronting theproperty. These numbers shall contrast with their background.Where required by the fire code official, address numbersshall be provided in additional approved locations to facilitateemergency response. Address numbers shall be Arabicnumbers or alphabetical letters. Numbers shall be a minimum of4 inches (101.6 mm) high with a minimum stroke width of 0.5inch (12.7 mm). Where access is by means of a private roadand the building cannot be viewed from the public way, amonument, pole or other sign or means shall be used toidentify the structure. Address numbers shall be maintained.CFC Sec. 505.1.5. Construction Site Fire Safety: All construction sites mustcomply with applicable provisions of the CFC Chapter 33 andour Standard Detail and Specification S1-7. Provideappropriate notations on subsequent plan submittals, asappropriate to the project. CFC Chp. 33.NOTES:1. A separate building permit is required for the PV system that is required by theCalifornia Energy Code Performance or Prescriptive standards. The separate PVsystem permit must be finaled prior to the issuance of Certificate of Occupancy.2. This Residence will comply with the Town's all electric appliance, electric vehicleand energy storage system requirements in accordance with Town Code.
MSPCMSPCMSPCMSPCMSPCMSPCMSPCMSPCMSPCMSPCA2BASEMENT FLOOR PLAN1/4"=1'-0"051015MASTERBEDROOMVAULTED CEILINGCOVERED PORCHGREAT ROOMLIGHTWELLBEDROOM 3BATH 3MASTERBATHDNFIRST FLOOR PLAN1/4"=1'-0"051015SECOND FLOOR PLAN1/4"=1'-0"051015MASTERCLOVESTIBULESTAIR HALLLINBEDROOM 2VAULTED CEILINGBATH 2CLO1'-6"10'-6"22'-6"20'-6"6'-6"4'-9"KITCHENENTRYCOVEREDPORCH6'-0"16'-6"1'-0"7'-6"5'-0"5'-0"13'-6"1'-6"8'-6"12'-0"6'-6"LAUNDRY /DOG WASHTHEATER /GAME ROOMCLOEQUIP.STOUPUPDN10'-0"12'-6"5'-6"5'-0"15'-6"7'-0"5'-6"7'-0"1'-6"14'-6"2'-6"10'-0"2'-0"
2'-0"8'-10"7'-0"1'-2"10'-0"2'-0"5'-4"6'-10"5'-4"18'-0"LIGHTWELLROOF PLAN1/4"=1'-0"051015SHADED AREA =UPPER ROOF2ND FLOOREXTERIOR WALL1ST FLOOREXTERIOR WALL /PORCH PERIMETERROOFING =STANDING SEAMMETAL ROOFINGTYPICAL ROOF SLOPE = 4:12AABBAABBAABBAABB1'-0" RAKEEAVE, TYP.1'-6" EAVE1'-0" EAVE6"6"6"EXTERIOR LIGHTING LEGENDLED RECESSED LIGHTING WITHMOTION & PHOTOCELL SENSORWAC LIGHTING: 'SODOR' LEDWALL LANTERN WITH MOTION &PHOTOCELL SENSORPLANSYMBOL IDFIXTURE NAME/MODELQUANTITYWATTAGE512MSPCNOTE: EXTERIOR LIGHTING SHALL BEDOWNWARD DIRECTED AND SHIELDED5121/2 BATHSOLAR PANELLOCATION2'-0"1'-0"6"5'-0"2'-0"1'-0"
8'-3"5'-6"8'-2"8'-10"
6"
6"10'-6"2'-0"9'-0"6'-0"7'-6"4'-9"4'-6"5'-6"8'-2"8'-10"
6"2'-0" EAVE,TYPICAL, U.N.O.2'-0" EAVE 6"6"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBGUILLARDO4-17-234212 THURSTON STAS NOTEDA PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23db10-11-2310-20-232'-0" EAVE
INTERIOREXTERIOR(2) 2x612" GYP. BOARDINSULATION12" PLYWOOD78" STUCCOINSIDEWINDOWLEDGEWINDOW JAMB @STUCCO FINISHNTS1WINDOW JAMB @STONE VENEERNTS212" PLYWOOD78" STUCCOADHERED STONE VENEER'MARVIN'CONTEMPORARYLINE'MARVIN'CONTEMPORARYLINEEXTERIORSTONEVENEERWINDOWLEDGE(2) 2x612" GYP. BOARD(2) 2x4INTERIOR2A21A2TYPICAL @STUCCO FINISHTYPICAL @STONE VENEERFINISH
A3STANDING SEAM METAL ROOFINGCOLOR: DARK BRONZE WITH MATTEFINISHCLAD-WOOD WINDOW W/ FACTORY-INSTALLED CASINGFRAME COLOR: BRONZE12ADHERED REALSTONE VENEERREAR (NORTHEAST) ELEVATION1/4"=1'-0"0510151ST FLR382.0'SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBGUILLARDO4-17-234212 THURSTON STAS NOTEDA PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23db10-11-2310-20-23FRONT (SOUTHWEST) ELEVATION1/4"=1'-0"051015RIGHT SIDE (SOUTHEAST) ELEVATION1/4"=1'-0"051015LEFT SIDE (NORTHWEST) ELEVATION1/4"=1'-0"05101510'-0" 1ST FLOOR PLATE HT, TYPICALADHERED REALSTONE VENEERCREAMYLIMESTONEMETAL GUARD RAILCOLOR: BLACK9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
10'-0" BSMT FLOOR
PLATE HT, TYPICAL
2ND FLR393.05'4, TYPICALBSMT FLR370.95'[F] 380.0'[E] 379.7'[E] GRADE,TYPICAL[F] GRADE,TYPICAL[E] 380.5'[F] 380.0'[F] 380.0'[E] 380.1'[F] 380.0'[E] 380.4'[F] 380.0'[E] 380.4'[F] 380.0'[E] 379.8'[F] 380.0'[E] 379.8'[E] 379.7'[F] 380.0'PAINTED STUCCOCOLOR: 'AFTERNOONTEA'OGEE GUTTERCOLOR: DARK BRONZEPAINTED ROOF BOARDS & TRIMSCOLOR: DARK BRONZE26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE)SOLAR PANEL LOCATION10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0 116" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE)
10'-0" 1ST FLOOR
PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE)
10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE)HIGHEST RIDGE405.95'4, TYPICAL124, TYPICAL129'-6" FRONT
COVERED PORCH PLATE
10'-0" BSMT FLOOR
PLATE HT, TYPICAL
17'-034"
A4SECTION A-A1/4"=1'-0"051015SECTION B-B1/4"=1'-0"051015GREAT ROOMENTRYCOVEREDPORCHTHEATER /GAME ROOMMASTERBATHMASTERCLOSTAIR HALLBEDROOM 3THEATER /GAME ROOMCLOGREAT ROOMMASTERBEDROOMVAULTED CEILINGSTAIR HALLLIN8'-912" (6'-8" MINHEADROOM REQU'D)VENTED ATTICVENTED ATTIC1ST FLR382.0'10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.2ND FLR393.05'26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE)
10'-0" BSMT FLOOR
PLATE HT, TYPICAL
BSMT FLR370.95'STOSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBGUILLARDO4-17-234212 THURSTON STAS NOTEDA PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23db10-11-2310-20-23STREETSCAPE LOOKING TOWARDS PROJECT SITE1/16"=1'-0"N SANTACRUZ STPROPOSED PROJECT SITE212 THURSTON ST210 THURSTON ST⅊⅊⅊⅊⅊⅊533 N SANTA CRUZ AVE214 THURSTON ST228 THURSTON ST232 THURSTON ST18'-9" ±26'-0" ±
21'-0" ±
26'-3"
15'-3" ±
18'-0" ±SITE CROSS SECTION WITH PROPERTY BEHIND AND ACROSS 1/16"=1'-0"⅊⅊⅊⅊⅊MONTEREY AVE529 MONTEREY AVE590 MONTEREY AVE531 N SANTA CRUZ AVE27'-0" ±
20'-0" ±
19'-0" ±20'-0" ±PROPOSED PROJECT SITE212 THURSTON ST⅊⅊⅊⅊⅊⅊OLIVE STTHURSTON ST590 MONTEREY AVE103 OLIVE ST20'-0" ±
16'-0" ±
2'-5"HIGHEST RIDGE405.95'124, TYPICAL124, TYPICAL26'-3"
9'-6" PLATE @ FRONT
COVERED PORCH
2'-0"
GRADING AND DRAINAGE PLANS
TOWN NOTES, GENERAL NOTES, LEGEND & ABBREVIATIONS
PROJECT NO.:
SCALE:
ENGR:
CHECK:
DRAWN:
DESIGN:
DATE:
NTSSHEET OF 1CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
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DESIGN:
DATE: 06/29/23
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2 SCOPE OF WORKVICINITY MAPTOWN OF LOS GATOS STANDARD GRADING NOTES TOWN OF LOS GATOS NPDES NOTESSHEET INDEX212 THURSTON STREET, LOS GATOS, CA 95030GRADING PERMIT APPLICATION NO. ASSESSOR'S PARCEL NO. 410-15-039GRADING AND DRAINAGE PLANSABBREVIATIONSTABLE OF PROPOSED EARTHWORK QUANTITIESLEGENDPROJECT DATATABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREASAVERAGE SLOPE
GRADING AND DRAINAGE PLANS
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NTSSHEET OF 2CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
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DESIGN:
DATE: 06/29/23
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2 BLUEPRINT FOR A CLEAR BAY
APN 410-15-038APN 410-15-076T H U R S T O N S T R E E T ( 4 0 ' R / W )EX GARAGETO REMAINEX BLDG
EX BLDGEX DWYTO REMAINAPN 410-15-039LOT SIZE = 4,671±A1 = 385 SFA2 = 667 SFFF = 383.5A3 = 1,206 SFAPN 410-15-038APN 410-15-076T H U R S T O N S T R E E T ( 4 0 ' R / W )EX GARAGETO REMAINEX BLDG
EX BLDGEX DWYTO REMAINAPN 410-15-039LOT SIZE = 4,671±A1 = 385 SFA2 = 667 SF1ST = 382.00LWPORCHLW381.96PORCH381.96B3 = 951 SFB4 = 120 SFB1=96 SFB2=51 SFB5=88 SFB6=36 SFBSMT = 370.95LANDING381.96GRADING AND DRAINAGE PLANS
DEMOLITION PLAN & SITE PLAN
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NTSSHEET OF 3CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
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DRAWN:
DESIGN:
DATE: 06/29/23
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NC
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2BASIS OF BEARINGSSITE PLANDEMOLITION PLANBASIS OF ELEVATIONSLEGEND
APN 410-15-038APN 410-15-076APN 410-15-034APN 410-15-035APN 410-15-036T H U R S T O N S T R E E T ( 4 0 ' R / W )EX GARAGETO REMAINEX BLDG
EX BLDGEX DWYTO REMAINAPN 410-15-039LOT SIZE = 4,671±1ST = 382.00LWPORCHLW381.96PORCH381.96BSMT = 370.95LANDING381.96GRADING AND DRAINAGE PLANS
GRADING AND DRAINAGE PLAN
GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
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DRAWN:
DESIGN:
DATE: 06/29/23
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2
4
SECTION B-B1ST = 382.0BSMT = 370.951ST = 382.0BSMT = 370.95PORCHSECTION A-ALDTHURSTON STGRADING AND DRAINAGE PLANS
BUILDING CROSS SECTIONS
GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
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DATE: 06/29/23
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2 DETAIL B - SUMP PUMP STATIONSWALE TYPICAL SECTION5DETAIL A - BUBBLER BOX
APN 410-15-038APN 410-15-076APN 410-15-034APN 410-15-035APN 410-15-036T H U R S T O N S T R E E T ( 4 0 ' R / W )EX GARAGETO REMAINEX BLDG
EX BLDGEX DWYTO REMAINAPN 410-15-039LOT SIZE = 4,671±1ST = 382.00LWPORCHLW381.96PORCH381.96BSMT = 370.95LANDING381.96GRADING AND DRAINAGE PLANS
UTILITY PLAN
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NTSSHEET OF 6CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
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DRAWN:
DESIGN:
DATE: 06/29/23
PT
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NC
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2
APN 410-15-038APN 410-15-076APN 410-15-034APN 410-15-035APN 410-15-036T H U R S T O N S T R E E T ( 4 0 ' R / W )EX BLDG
EX BLDG APN 410-15-039LOT SIZE = 4,671±1ST = 382.00LWPORCHLW381.96PORCH381.96BSMT = 370.95LANDING381.96GRADING AND DRAINAGE PLANS
EROSION CONTROL PLAN
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NTSSHEET OF 7CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
ENGR:
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DRAWN:
DESIGN:
DATE: 06/29/23
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2 LEGEND
GRADING AND DRAINAGE PLANS
EROSION CONTROL DETAILS
PROJECT NO.:
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NTSSHEET OF 8CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
ENGR:
CHECK:
DRAWN:
DESIGN:
DATE: 06/29/23
PT
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NC
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2
APN 410-15-038APN 410-15-076APN 410-15-034APN 410-15-035APN 410-15-036T H U R S T O N S T R E E T ( 4 0 ' R / W )EX GARAGETO REMAINEX BLDG
EX BLDGEX DWYTO REMAINAPN 410-15-039LOT SIZE = 4,671±1ST = 382.00LWPORCHLW381.96PORCH381.96BSMT = 370.95LANDING381.96GRADING AND DRAINAGE PLANS
CONSTRUCTION MANAGERMENT PLAN
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NTSSHEET OF 9CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS;AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.REV.: SEPT. 2016GRADING AND DRAINAGE PLANS212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE
PROJECT NO.:
SCALE:
ENGR:
CHECK:
DRAWN:
DESIGN:
DATE: 06/29/23
PT
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9SHEET OF REVISED PER ROUND 1 COMMENTS 09/14/23HV1
REVISED PER ROUND 2 COMMENTS 10/16/23HV2