Item 3 - Staff Report with Exhibits 1 through 9.123 Wilder
PREPARED BY: Sean Mullin, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 06/26/2024
ITEM NO: 3
DATE: June 21, 2024
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Technical Demolition of a Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed the
Floor Area Ratio (FAR) Standards and Requiring a Variance to Side Yard
Setback Requirements Located in the Almond Grove Historic District on
Property Zoned R-1D:LHP. Located at 123 Wilder Avenue. APN 510-18-008.
Architecture and Site Application S-23-039 and Variance Application
V-24-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301:
Existing Facilities. Property Owner: Boguslaw Marcinkowski and Brygida
Sas-Marcinkowski. Applicant: Jose De La O. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider approval of a request for technical demolition of a contributing single-family residence
and construction of a new single-family residence to exceed the floor area ratio (FAR) standards
and requiring a Variance to side yard setback requirements located in the Almond Grove
Historic District on property zoned R-1D:LHP, located at 123 Wilder Avenue.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-1D:LHP
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 6,226 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D:LHP
South Residential Medium Density Residential R-1D:LHP
East Residential Medium Density Residential R-1D:LHP
West Residential Medium Density Residential R-1D:LHP
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PAGE 2 OF 10
SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act (CEQA), Section 15301: Existing Facilities.
FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Section 15301: Existing
Facilities.
As required by Section 29.10.09030(e) of the Town Code fo r the demolition of an existing
residence.
The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except the requests to exceed the FAR standards and reduce the required side
setback.
As required by Section 29.40.075(c) of the Town Code for granting approval of an exception
to the FAR standards.
As required by Section 29.20.170 of the Town Code for granting a Variance application.
The project complies with the Residential Design Guidelines.
CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the west side of Wilder Avenue approximately 310 feet north
of the intersection with Bean Avenue in the Almond Grove Historic District (Exhibit 1). The
property is approximately 6,226 square feet and is developed with an existing 2,225-square
foot, two-story residence with a 470-square foot detached garage (Exhibit 4). The immediate
neighborhood is comprised of one- and two-story residences.
In September 2023, it was brought to the Town’s attention that work had occurred on the
residence without the required permits. Staff was able to observe that siding had been
removed and replaced on the sides and rear of the residence (Exhibit 5). Additionally, some
removal of the siding had occurred on the front of the residence. Section 29.10.020 defines
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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BACKGROUND (continued):
demolition (historic structure) as removal or enclosure of the exterior wall covering on more
than 25 percent of the walls facing a public street or 50 percent of all exterior walls. When a
project on a historic resource exceeds these limitations, the result is a technical demolition.
The extent of siding removal on the subject residence constitutes a technical demolition since it
was observed that the existing siding had been completely removed from the rear and side
elevations and portions of the front elevation. New cementitious horizontal siding had been
installed on portions of the side and rear elevations. On September 26, 2023, a Stop Work
Notice was issued by the Town for unlawful technical demolition related to removal of the
siding on the residence.
On October 5, 2023, the applicant was informed of the unlawful demolition. On October 22,
2023, the applicant filed an Architecture and Site application for the project. During technical
review of the application, staff identified that the project would also require approval of an
exception to the FAR standards since the existing residence exceeds the allowable FAR for the
property and a Variance to the required side setbacks since the residence is located three feet,
six inches from the side property line where five feet is required. The pending Architecture and
Site and Variance applications and future Building Permits are remed ies for these
circumstances.
On December 20, 2023, the Historic Preservation Committee (HPC) considered the request and
forwarded a recommendation of approval to the Planning Commission with the following
conditions (Exhibit 6):
Replace the installed horizontal cementitious lap siding with wood shingle siding to match
what was removed;
The existing ornate shingle pattern in the front gable end shall be replicated in the north
facing gable end; and
The new windows shall match the windows they are replacing. Full details of the new wood
windows shall be provided to the Town to ensure in-kind replacement.
The project is being considered by the Planning Commission due to the request to exceed the
maximum allowable FAR and the request for a Variance to the required side setback for a
single-family dwelling in the Almond Grove Historic District.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the west side of Wilder Avenue approximately 310 feet
north of the intersection with Bean Avenue in the Almond Grove Historic District (Exhibit 1).
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PAGE 4 OF 10
SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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PROJECT DESCRIPTION (continued):
The property is approximately 6,226 square feet and is developed with an existing 2,225-
square foot, two-story residence that is noted as a contributor to the historic district and a
470-square foot detached garage (Exhibit 4). The immediate neighborhood is comprised of
one- and two-story residences.
B. Project Summary
The application includes technical demolition of the existing single-family residence through
removal and replacement of the existing shingle siding (Exhibit 9). The project also requires
approval of an exception to the FAR standards and a Variance to the required side setback.
The residence exceeds the allowable FAR by 108 square feet. In addition, the residence
includes a side setback of approximately three feet, six inches, where five feet is required.
The existing structure would remain and no additional square footage is proposed.
C. Zoning Compliance
The subject property is approximately 6,226 square feet, where a minimum lot size of 5,000
square feet is required for a parcel in the R-1D zone. A single-family residence is permitted
in the R-1D zone. The proposed residence complies with the zoning regulations for height.
The applicant requests approval to exceed the allowable FAR for the residence and a
Variance to the Town Code for the required side setback.
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes technical demolition of the existing single-family residence through
removal and replacement of the existing shingle siding (Exhibit 9). As noted above, much of
the existing shingle siding has already been removed without the benefit of permits. Prior
to its removal, shingle siding covered all elevations of the residence (Exhibit 4). The
removal of siding on the side and rear elevations constitutes a technical demolition under
the Town Code. As a result of the technical demolition of the contributing residence, the
Town Code requires approval of an Architecture and Site application for a new single-family
residence.
The applicant proposes removal of the remaining existing shingle siding on portions of the
front elevation, as well as the installed cementitious horizontal siding on the side and rear
elevations (Exhibits 7 and 9). Shingle siding on the front elevation would be either stripped
and repainted or replaced in-kind. New shingle siding would be installed on all elevations to
match the residence prior to the unpermitted work. The ornate pattern of the shingles in
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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DISCUSSION (continued):
the front-facing gable end would be replicated in both the front- and north-facing gable
ends. Additionally, ten existing single-hung wood windows would be replaced in-kind with
single-hung, dual pane wood windows at the front of the house, located on the front and
side elevations (Exhibit 9, Sheet A-2). Lastly, the existing board and batten siding on the
detached garage would be replaced in-kind.
The applicant provided photos showing termite damage and rot in the existing wood shingle
siding and windows on the residence, and the board and batten siding on the garage
(Attachment 8).
The project also requires approval of an exception to the FAR standards , discussed in
Section B below, and a Variance to the required side setbacks, discussed in Section D below.
The residence exceeds the allowable FAR by 108 square feet. In addition, the residence
includes a side setback of approximately three feet, six inches, where five feet is required.
The existing structure would remain, and no additional square footage is proposed. The
applicant provided a Letter of Justification summarizing the project (Exhibit 7).
B. Neighborhood Compatibility
Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject
property is 0.34 (2,117 square feet). The existing residence to be restored has an FAR of
0.36 (2,225 square feet), exceeding the maximum allowable floor area by 108 square feet.
The table below reflects the current conditions of the residences in the immediate area and
the proposed project.
Immediate Neighborhood Comparison
Address Zoning House
SF
Garage
SF
Total
SF
Site
SF
Building
FAR
Exceed
FAR?
127 Wilder Ave. R-1D:LHP 1,215 0 1,215 6,134 0.20 No
131 Wilder Ave. R-1D:LHP 1,563 382 1,945 6,118 0.26 No
122 Wilder Ave. R-1D:LHP 1,912 559 2,471 5,597 0.34 No
124 Wilder Ave. R-1D:LHP 1,108 408 1,516 5,611 0.20 No
134 Wilder Ave. R-1D:LHP 2,270 0 2,270 6,650 0.37 Yes, by 9 sf
128 Wilder Ave. R-1D:LHP 1,975 484 2,459 6,134 0.32 No
115 Wilder Ave. R-1D:LHP 968 0 968 6,872 0.14 No
121 Wilder Ave. R-1D:LHP 1,692 220 1,912 6,103 0.28 No
114 Wilder Ave. R-1D:LHP 2,340 513 2,853 5,366 0.44 Yes, by 478 sf
123 Wilder Ave. (E & P) R-1D:LHP 2,225 470 2,695 6,226 0.36 Yes, by 108 sf
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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DISCUSSION (continued):
Based on Town and County records, the residences in the immediate neighborhood range in
size from 1,108 square feet to 2,340 square feet and building FARs range from 0.14 to 0.44.
The applicant is proposing a 2,225-square foot residence and a 470-square foot detached
garage on a 6,226-square foot parcel. The proposed residence would be the third largest in
terms of square footage and FAR in the immediate neighborhood.
Section 29.40.075(c) of the Town Code states that the deciding body may allow a FAR in
excess of the maximum allowed FAR if the following findings can be made:
1. The design theme, sense of scale, exterior materials, and details of the proposed project
are consistent with the provisions of the landmark and historic preservation overlay
zone and the adopted residential development standards; and
2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
Exhibit 7 contains the applicant’s Letter of Justification indicating that the residence is
existing, and the project does not include additional proposed floor area. While being
considered a new residence under the Architecture and Site application, the proposed
project would restore the existing residence to its appearance before the unpermitted work
took place. No additional massing or floor area is proposed. On December 20, 2023, the
HPC considered the project for compatibility with the Almond Grove historic District and for
consistency with the Residential Design Guidelines. The HPC forwarded a recommendation
of approval to the Planning Commission with conditions.
As provided above, the proposed residence would not be the only residence in the
immediate neighborhood to exceed allowable FAR. The residence would not be the largest
in the immediate neighborhood in terms of floor area or FAR. Since the residence is existing
and is being considered under this Architecture and Site application due to the removal of
existing siding resulting in a technical demolition, the existing massing, setbacks, and lot
coverage would continue to be compatible with the development on surrounding
properties.
C. Building Design
The applicant proposes to replace the siding on the residence in-kind, installing new wood
shingle siding on all elevations. The ornate shingle pattern present in the front -facing gable
end would be restored and repeated in the north-facing side gable end. Ten existing
windows would be replaced in-kind, with no change in appearance. Lastly, the existing
board and batten siding on the detached garage would be replaced in-kind. All work would
maintain the existing appearance of the residence.
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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DISCUSSION (continued):
On December 20, 2023, the HPC considered the req uest and forwarded a recommendation
of approval to the Planning Commission with the following conditions (Exhibit 6):
Replace the installed horizontal cementitious lap siding with wood shingle siding to
match what was removed;
The existing ornate shingle pattern in the front gable end shall be replicated in the
north-facing gable end;
The new windows shall match the windows they are replacing. Full details of the new
wood windows shall be provided to the Town to ensure in -kind replacement.
The current project plans respond to all the recommendations from the HPC.
D. Variance – Setbacks
The applicant is requesting a Variance from Section 29.40.740 of the Town Code for the
required side setback in the R-1D zone.
Pursuant to Town Code, the required side setback in the R-1D zone is five feet. The existing
residence is sited square to the front property line and street and the majority of the
residence complies with all setback requirements. Due to the angled side property lines,
several corners along the left side of the residence project into the required setback as the
residence steps into the property. These portions project approximately one -foot, six
inches into the require left side setback resulting in a setback of three feet, six inches from
the property line.
As required by Section 29.20.170 of the Town Code, the Planning Commission, on the basis
of the evidence submitted at the hearing, may grant a Variance if it finds that:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance deprives
such property of privileges enjoyed by other properties in the vicinity and under
identical zone; and
2. The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such property
is situated.
Regarding the first finding, the subject property includes parallel front and rear property
lines connected by angled side property lines. When siting a residence square to the front
property line, the angular nature of the side property lines causes the side setback area to
continually traverse toward the residence as it moves into the property. The subject
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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DISCUSSION (continued):
residence attempts to address this constraint by stepping the footprint of the structure
toward the centerline of the property along the left side property line. The result is not
completely successful in meeting the required left side setback as three corners of the
residence project into the required setback area, producing a left side setback of three feet,
six inches where five feet is required. While other properties in the immediate
neighborhood have similar configurations, several are developed with residences with
reduced side setbacks.
With regards to the second finding, a review of Town permit records shows that at least
three of the nine other properties in the immediate neighborhood include a residence with
side setbacks that do not meet the requirement of the zone. Granting the Variance would
not constitute a grant of special privilege to the subject property and would be consistent
with the limitations of other properties in the immediate neighborhood .
As indicated in the applicant’s Letter of Justification, the project would not add floor area or
change the existing setbacks (Exhibit 7). The project is considered a new residence under
this application since the unpermitted removal of the existing siding resulted in a technical
demolition. The proposed project would restore the existing residence to its former
appearance and the existing setbacks would not change and would remain compatible with
the immediate neighborhood where it has been located since the early 1900s.
E. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Sections 1530 1: Existing
Facilities. While the proposed removal of siding qualifies as a technical demolition, it is not
considered a new structure for the purposes of CEQA.
PUBLIC COMMENTS:
Project signage was installed on the site by June 3, 2024, in anticipation of the June 26, 2024,
Planning Commission hearing. Written notice was sent to property owners and tenants within
300 feet of the subject property. At the time of this report’s preparation, the Town has not
received any public comment.
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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CONCLUSION:
A. Summary
The applicant proposes approval of an Architecture and Site application for technical
demolition of a contributing single-family residence and construction of a new single-family
residence to exceed the floor area ratio (FAR) standards and requiring a Variance to side
yard setback requirements located in the Almond Grove Historic District. The applicant has
responded to all recommendations of the HPC, who forwarded a recommendation of
approval for the project. The proposed FAR exceedance and the Variance to the side
setback are consistent with the immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application and Variance application subject to the recommended conditions of approval
(Exhibit 3). If the Planning Commission finds merit with the proposed project, it should:
1. Make the finding that the proposed project is Categorically Exempt, pursuant to the
adopted Guidelines for the implementation of the California Environmental Quality Act,
Section 15301: Existing Facilities (Exhibit 2);
2. Make the finding as required by Section 29.10.09030(e) of the Town Code for the
demolition of an existing structure (Exhibit 2);
3. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) except the request to exceed the FAR standards
and the required side setback (Exhibit 2);
4. Make the findings as required by Section 29.40.075(c) of the Town Code for granting
approval of an exception to the FAR standards (Exhibit 2);
5. Make the required findings as required by Section 29.20.170 of the Town Code for
granting a Variance (Exhibit 2);
6. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
7. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
8. Approve Architecture and Site Application S-23-039 and Variance Application V-24-001
with the conditions contained in Exhibit 3 and the Development Plans in Exhibit 9.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
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SUBJECT: 123 Wilder Avenue/S-23-039 and V-24-001
DATE: June 21, 2024
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CONCLUSION (continued):
2. Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Photos of Residence Prior to Unpermitted Work
5. Photos of Current State of the Residence
6. Historic Preservation Committee Action Letter, December 20, 2023
7. Letter of Justification
8. Applicant’s Photos of Damage
9. Development Plans
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
EXHIBIT 1Page 27
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PLANNING COMMISSION – June 26, 2024
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
123 Wilder Avenue
Architecture and Site Application S-23-039
Variance Application V-24-001
Requesting Approval for Technical Demolition of a Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed the Floor
Area Ratio (FAR) Standards and Requiring a Variance to Side Yard Setback
Requirements Located in the Almond Grove Historic District on Property Zoned R-
1D:LHP. APN 510-18-008. Categorically Exempt Pursuant to CEQA Guidelines Section
15301: Existing Facilities.
Property Owner: Boguslaw Marcinkowski and Brygida Sas-Marcinkowski.
Applicant: Jose De La O.
Project Planner: Sean Mullin.
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301:
Existing Facilities.
Required finding for the technical demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structures was considered.
The extent of the unpermitted removal of siding constitutes an unlawful technical demolition.
On December 20, 2023, the Historic Preservation Committee reviewed the project and
forwarded a recommendation of approval with conditions requiring restoration o f the
residence through in-kind replacement of the removed shingle siding. The residence remains
on the Historic Resources Inventory as a contributor to the Almond Grove Historic District
since the project replaces the removed siding with in-kind shingle siding, retaining the
historical significance.
EXHIBIT 2 Page 29
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Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except the requests to exceed the FAR standards and reduce the
required side setback.
Required finding to exceed floor area ratio (FAR) standards:
■ As required by Section 29.40.075(c) of the Town Code for allowing a FAR in excess of
the FAR standards in the Town Code:
1. The design theme, sense of scale, exterior materials, and details of the proposed
project are consistent with the provisions of the Landmark and historic
Preservation Overlay Zone and the adopted residential development standards;
and
2. The lot coverage, setbacks, and FAR of the proposed project are compatible with
the development on surrounding lots.
Required findings for granting a Variance application:
■ As required by Section 29.20.170 of the Town Code for granting a Variance
application:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance
deprives such property of privileges enjoyed by other properties in the vicinity and
under identical zone; and
2. The granting of a variance does not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone
which such property is situated.
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single -family
residences not in hillside areas. The project was reviewed by the Historic
Preservation Committee and recommendations were provided to address the
consistency of the project with the surrounding neighborhood, Almond Grove Historic
District, and the Residential Design Guidelines.
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CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of
an Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION – June 26, 2024
CONDITIONS OF APPROVAL
123 Wilder Avenue
Architecture and Site Application S-23-039
Variance Application V-24-001
Requesting Approval for Technical Demolition of a Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed the Floor
Area Ratio (FAR) Standards and Requiring a Variance to Side Yard Setback
Requirements Located in the Almond Grove Historic District on Property Zoned R-
1D:LHP. APN 510-18-008. Categorically Exempt Pursuant to CEQA Guidelines Section
15301: Existing Facilities.
Property Owner: Boguslaw Marcinkowski and Brygida Sas-Marcinkowski.
Applicant: Jose De La O.
Project Planner: Sean Mullin.
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission dependin g on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood
lights shall be used unless it can be demonstrated that they are needed for safety or
security.
4. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit
must be submitted and signed by the property owner, project architect, project engineer
and contractor.
5. STORY POLES/PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project
identification signage on the project site shall be removed within 30 days of approval of
the Architecture & Site application.
6. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
7. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and
EXHIBIT 3 Page 33
shall remain through all phases of construction. Include a tree protection plan with the
construction plans.
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement (“the Project”) from the Town
shall defend (with counsel approved by Town), indemnify, and hold harmless the Town,
its agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers, or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition,
environmental determination, other approval, compliance or failure to comply with
applicable laws and regulations, and/or processing methods (“Challenge”). Town may
(but is not obligated to) defend such Challenge as Town, in its sole discretion,
determines appropriate, all at applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs , and expenses
(including, without limitation, staff time and in -house attorney’s fees on a fully-loaded
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and
other litigation expenses) arising out of or related to any Challenge (“Costs”), whether
incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town
upon demand any Costs incurred by the Town. No mo dification 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.
12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
13. PERMITS REQUIRED: A Building Permit is required for the renovation of the existing
structure consisting of exterior siding and window replacement.
14. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed.
16. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
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17. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compli ance
Forms must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
18. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
19. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the Building Permit.
The Town Special Inspection form must be completely filled-out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available online
at www.losgatosca.gov/building.
20. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available online
at www.losgatosca.gov/building.
21. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
22. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work
shall conform to the applicable Town ordinances. The adjacent public right -of-way shall
be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at
the end of the day. Dirt and debris shall not be washed into storm drainage facilities.
The storing of goods and materials on the sidewalk and/or the st reet will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner’s representative in charge shall be at the job site
during all working hours. Failure to maintain the public right-of-way according to this
condition may result in the issuance of correction notices, citations, or stop work orders
and the Town performing the required maintenance at the Owner’s expense.
23. PAYMENT OPTIONS:
a. All payments regarding fees and deposits can be mailed to:
Town of Los Gatos PPW – Attn: Engineering Dept
41 Miles Avenue
Los Gatos, CA 95030
Page 35
Or hand deliver/drop off payment in engineering lock box
Checks made out to “Town of Los Gatos” and should mention address and application
number on memo/note line.
24. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
25. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section
1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which
are available for download from the Town’s website.
26. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use
or occupancy of any non-residential condominium space, the buyer or the new or
existing occupant shall apply to the Community Development Department and obtain
approval for use determination and building permit and obtain inspection approval for
any necessary work to establish the use and/or occupancy consistent with th at
intended.
27. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to
the Town on a yearly basis. In addition to general coverage, the policy must cover all
elements encroaching into the Town’s right-of-way.
28. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their
representative shall notify the Engineering Inspector at least twenty -four (24) hours
before starting any work pertaining to on -site drainage facilities, grading or paving, and
all work in the Town's right-of-way. Failure to do so will result in penalties and rejection
of any work that occurred without inspection.
29. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or
Developer or their representative's operations. Improvements such as, but not limited
to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers,
thermoplastic pavement markings, etc., shall be repaired and replaced to a condition
equal to or better than the original condition. Any new concrete shall be free of stamps,
logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal
shall be removed and replaced at the Contractor’s sole expense and no additional
compensation shall be allowed therefore. Existing improvement to be repaired or
replaced shall be at the direction of the Engineering Constructio n Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their
representative shall request a walk-through with the Engineering Construction Inspector
before the start of construction to verify existing conditions.
30. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be
deposited with the Engineering Division of the Parks and Public Works Department prior
Page 36
to the commencement of plan check review.
31. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
32. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of permits or recordation of maps.
33. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
34. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner, Applicant and/or Developer.
35. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading
work taking place with this application and related applications/projects within a two
year time period are considered eligible for the grading permit process and will be
counted toward the quantities used in determining grading permit requirements. In the
event that, during the production of construction drawings and/o r during construction
of the plans approved with this application by the Town of Los Gatos, it is determined
that a grading permit would be required as described in Chapter 12, Article II (Grading
Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application
would need to be submitted by the Owner for review and approval by the Development
Review Committee prior to applying for a grading permit.
36. GRADING: Any grading work, cut/fill, earthwork or combination thereof (completed or
proposed on submitted plans) on the parcel over the upcoming two-year period are
combined with regards to grading permit thresholds. This also applies to adjacent
parcels with identical owners, applicants and or developers.
37. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading will be charged
accordingly.
38. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing
dust shall be watered as often as deemed necessary by the Town, or a minimum of
three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads,
parking areas, and staging areas at construction sites in order to insure proper control of
blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by
the Town Engineer, or at least once a day. Watering associated with on -site
construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall
Page 37
include at least one (1) late-afternoon watering to minimize the effects of blowing dust.
All public streets soiled or littered due to this construction activity shall be cleaned and
swept on a daily basis during the workweek to the satisfaction of the Town. Demolition
or earthwork activities shall be halted when wind speeds (instantaneous gust s) exceed
twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris
shall be covered. For sites greater than four (4) acres in area:
a. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed
stockpiles (dirt, sand, etc.).
b. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour.
c. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
d. Replant vegetation in disturbed areas as quickly as possible.
e. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
39. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of
the CASQA Stormwater Best Management Practices Handbooks for Construction
Activities and New Development and Redevelopment, the Town's grading and erosion
control ordinance, and other generally accepted engineering practices for erosion
control as required by the Town Engineer when undertaking construction activities.
40. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up
on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be
washed into the Town’s storm drains.
41. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
42. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The Owner’s
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in penalties
and/or the Town performing the required maintenance at the Owner’s expense
43. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
44. CONSTRUCTION HOURS: All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m.,
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-
Page 38
case basis, alternate construction hours. The Owner, Applicant and/or Developer shall
provide written notice twenty-four (24) hours in advance of modified construction
hours. Approval of this request is at discretion of the Town.
45. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and
9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be
allowed. No individual piece of equipment shall produce a noise level exceeding eighty-
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
46. WATER METER: Water meters shall be relocated within the property in question,
directly behind the public right-of-way line. The Owner, Applicant and/or Developer
shall repair and replace to existing Town standards any portion of concrete flatwork
within said right-of-way that is damaged during this activity prior to issuance of a
certificate of occupancy.
47. SANITARY SEWER CLEANOUT: Sanitary sewer cleanouts shall be relocated within the
property in question, within one (1) foot of the property line per West Valley Sanitation
District Standard Drawing 3, or at a location specified by the Town. The Owner,
Applicant and/or Developer shall repair and replace to existing To wn standards any
portion of concrete flatwork within said right-of-way that is damaged during this activity
prior to issuance of a certificate of occupancy.
48. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or
the commencement of any site work, the general contractor shall:
a. Along with the Owner, Applicant and/or Developer, setup a pre-construction
meeting with Eric Christianson, Senior Public Works Inspector
echristianson@losgatosca.gov (408) 354-6824 to discuss the project conditions of
approval, working hours, site maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions
of approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the
project conditions of approval will be posted on-site at all times during construction.
49. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-
of-way will only be allowed if it does not cause access or safety problems as determined
by the Town.
50. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as
limitations on works hours, protective enclosures, or other means to facilitate public
access in a safe manner may be required.
51. DRIVEWAY: The driveway conform to existing pavement on Wilder shall be constructed
in a manner such that the existing drainage patterns will not be obstructed.
52. DRIVEWAY APPROACH: The Owner, Applicant and/or Developer shall install a Town
standard residential driveway approach. The new driveway approach shall be
constructed per Town Standard Plans and must be completed and accepted by the
Page 39
Town before a Certificate of Occupancy for any new building can be issued. New
concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that
is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore.
53. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town
prior to recordation of a map. The joint trench plans sha ll include street and/or site
lighting and associated photometrics. A letter shall be provided by PG&E stating that
public street light billing will by Rule LS2A, and that private lights shall be metered with
billing to the homeowners’ association. Pole numbers, assigned by PG&E, shall be
clearly delineated on the plans.
54. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final
Certificate of Occupancy until all required improvements within the Town’s right-of-way
have been completed and approved by the Town.
55. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be
provided for cable television service. The Owner, Applicant and/or Developer is
required to obtain approval of all proposed utility alignments from any and all utility
service providers before a Certificate of Occupancy for any new building can be issued.
The Town of Los Gatos does not approve or imply approval for f inal alignment or design
of these facilities.
56. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed
subject to the following requirements:
a. The Town standard “T” trench detail shall be used.
b. A Town-approved colored controlled density backfill shall be used.
c. All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town
standards, or shall match the existing thickness, whichever is greater. The final lift
shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of
three-quarter (¾) inch medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending their
assessment of the quality of the trench paving. If required, the slurry seal shall
extend the full width of the street and shall extend five (5) feet beyond the
longitudinal limits of trenching. Slurry seal materials shall be approved by the Town
Engineering Construction Inspector prior to placement. Black sand may be required
in the slurry mix. All existing striping and pavement markings shall be replaced upon
completion of slurry seal operations. All pavement restorations shall be completed
and approved by the Inspector before occupancy.
Page 40
57. SIDEWALK REPAIR: The Owner, Applicant and/or Developer shall repair and replace to
existing Town standards any sidewalk damaged now or during construction of this
project. All new and existing adjacent infrastructure must meet current ADA standards.
Sidewalk repair shall match existing color, texture and design, and shall be constructed
per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti,
etc. Any concrete identified that is displaying a stamp or equal shall be removed and
replaced at the Contractor’s sole expense and no additional compensation shall be
allowed therefore. The limits of sidewalk repair will be determined by the Engineering
Construction Inspector during the construction phase of the project. The improvements
must be completed and accepted by the Town before a Certif icate of Occupancy for any
new building can be issued.
58. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any curb and gutter damaged now or during
construction of this project. All new and existing adjacent infrastructure must meet
Town standards. New curb and gutter shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor’s
sole expense and no additional compensation shall be allowed therefore. The limits of
curb and gutter repair will be determined by the Engineering Construction Inspector
during the construction phase of the project. The improvements must be completed
and accepted by the Town before a Certificate of Occupancy for any new building can be
issued.
59. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town
standards any valley gutter damaged now or during construction of this project. All new
and existing adjacent infrastructure must meet Town standards. New valley gutter shall
be constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of valley gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
60. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
61. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition
will require signed and notarized letters from all affected neighbors.
62. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a grading or building permit, the Owner and/or Applicant or their
representative shall work with the Town Building Department and Engineering Division
Page 41
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under
periods when soil is hauled on or off the project site. This may include, but is not limited
to provisions for the Owner and/or Applicant to place construction notification signs
noting the dates and time of construction and hauling activities, or providing addition al
traffic control. Coordination with other significant projects in the area may also be
required. Cover all trucks hauling soil, sand and other loose debris.
63. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is
responsible for ensuring that all contractors are aware of all storm water quality
measures and that such measures are implemented. Best Management Practices
(BMPs) shall be maintained and be placed for all areas that have been graded or
disturbed and for all material, equipment and/or operations that need protection.
Removal of BMPs (temporary removal during construction activities) shall be replaced at
the end of each working day. Failure to comply with the construction BMP will result in
the issuance of correction notices, citations, or stop work orders.
64. NPDES STORMWATER COMPLIANCE: In the event that, during the production of
construction drawings for the plans approved with this application by the Town of Los
Gatos, it is determined that the project will create and/or replace more than 2,500
square feet of impervious area, completion of the NPDES Stormwater Compliance Small
Projects Worksheet and implementation of at least one of the six low impact
development site design measures it specifies shall be completed and submitted to the
Engineering Division before issuance of a grading/building permit.
65. IMPAIRED WATER BODIES: Projects that discharge directly to CWA section 303(d) listed
water bodies shall implement appropriate source control, site design and treatment
measures for the listed pollutants of concern.
66. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause
hazardous domestic waste materials to be deposited in such a manner or location as to
constitute a threatened discharge, into storm drains, gutt ers, creeks or the San
Francisco Bay. Unlawful discharges to storm drains include, but are not limited to:
discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric
cleaning, equipment cleaning or vehicle cleaning.
67. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and
stabilizing/building on an area if grading is allowed during the rainy season. Interim
erosion control measures, to be carried out during construction and before installation
of the final landscaping, shall be included. Interim erosion control method shall include,
but are not limited to: silt fences, fiber rolls (with locations and details), erosion control
blankets, Town standard seeding specification, filter berms, check dams, retention
basins, etc. Provide erosion control measures as needed to protect downstream water
quality during winter months. The Town of Los Gatos Engineering Division of the Parks
and Public Works Department and the Building Department will conduct periodic NPDES
inspections of the site throughout the recognized storm season to verify compliance
with the Construction General Permit and Stormwater ordinances and regulations.
68. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
Page 42
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading
plan, building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-
free.
b. All haul trucks designated for removal of excavated soil and demolition debris from
site shall be staged off-site until materials are ready for immediate loading and
removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be
staged in areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day, or as deemed appropriate
by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-
out control device is also recommended to minimize mud and dirt-track-out onto
adjacent public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take
corrective action within forty-eight (48) hours. The Air District’s phone number shall
also be visible to ensure compliance with applicable regulations. Please provide the
BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-
ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when
average wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
69. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408)354-6872 Fax (408) 354-7593
December 21, 2023
Jose De La O
1126 Allerton Street
Redwood City, CA 94063
Via email
RE: 123 Wilder Avenue
Architecture and Site Application S-23-039
Requesting Approval for Technical Demolition of a Contributing Single-Family Residence and
Construction of a New Single-Family Residence to Exceed the Floor Area Ratio (FAR) Standards
and Requiring a Variance to Side Yard Setback Requirements Located in the Almond Grove
Historic District on Property Zoned R-1D:LHP. APN 510-18-008. Categorically Exempt
Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
Property Owners: Bogusla Marcinkowski and Brygida Sas-Marcinkowski
Applicant: Jose De La O
Project Planner: Sean Mullin
On December 20, 2023, the Los Gatos Historic Preservation Committee recommended approval of the
above request with the following conditions:
•Replace the installed horizontal cementitious lap siding with wood shingle siding to match what was
removed;
•The existing ornate shingle pattern in the front gable end shall be replicated in the north facing
gable end;
•The new windows shall match the windows they are replacing. Full details of the new wood
windows shall be provided to the Town to ensure in-kind replacement.
If you have any questions, I can be contacted by phone at (408) 354-6802 or by email at
SMullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Senior Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2023\Wilder Avenue, 123 - 12-20-23 Action Letter - HPC.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 6
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Justification Letter for work done at: 123 Wilder Ave. Los Gatos CA
The 10 windows that were replaced were in poor condition and needed to be replaced. The
replaced windows match the type and style of the rest of the windows in the house.
We have not changed the floor area ratio. (FAR) All that it was done is as disclosed on the scope
of work at sheet A-1
As for the setbacks, the existing setback did not change. Most cities that have similar guidelines
allow for repairs to be done without having to apply for any special permits.
And last, as we already stated on the scope of work, the contractor will remove the installed
hardy board siding and install wood shingle siding matching the original siding.
EXHIBIT 7
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EXHIBIT 8Page 63
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Page 76
N3'-6"
3'-6"
3'-6"15'-11"17'-0"10'-10"47'-9"35'-5"Existing
Landscaped
Ar ea
Existing
Gas Meter
Existing Two
Car Garage
(470 sq. ft.)
Existing
Electric
Meter
Existing
Wood Deck
Existing
Concrete
Driveway
Existing
Front Porch
Existing
House
Existing 4"
ABS C lean
Out
Li ne of
second f loor
Site Pla n Scale 1/8"=1'-0"
Pr operty Line 46.50 Feet
Existing
200amp. Main
Electrical Panel
Existing 4 "
ABS S ewer
Cleanouts
Existing
Landscaped
Area
Existing
Landsc aped
Area
Existing
Pavers Pati o
Existing Pavers WalkwayExisting
Water
Fountain
Existing
Wood Deck
Pr operty Line 46.50 Feet
Property Line 133.5 FeetProperty Line 153 FeetExisting
Landscaped
Area
Sidewalk
WILDER AVENUE
Existing
Water Meter
Existing C ity
Rain Gutter
(E)
A/C
(E)
W/H
(E)
Wood
Fence Property Line 133.5 FeetExisting 3/4 "
Copper Water Line
Existing 4 "
ABS sewer
pipe
Existing 4"
ABS sewer
pipe
Oct. 24, 2023
Of________
REVISIONS
DATE:
S heet________
4
A-1
1.Replace (10) wood framed windows at living
room with dual glazed double hung wood framed
windows.
2.Remodel existing bathroom by stairway that
include replac e existing tub with a shower.
3.Replaced wood shingle siding finish to be
restored by removing the hardy board s iding and
replace with wood shingle siding to match the
areas that remained at the front of the hous e.
4.Existing Wood Board & Batten siding at
garage to be replaced with same type new
siding.
Occupancy group: R3/U , Type(s) of construction: VB, 2022 CALIFORNIA RESIDENTIAL C ODE
WIND LOAD = 110 M .P.H., ROOF LIVE LOAD = 20 psf, FLOO R LIVE LOAD = 40 psf.
2022 CALIFORNIA ELECTRICAL CODE, 2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE, 2022 CALIFORNIA ENERGY C ODE
2022 CALIFORNIA FIRE CODE. Code editions under which this project is to be approved
AND ALL OTH ER STATE, MUNICIPAL, AND LOCAL ORDINANCES, CODES, RULES
AND R EGULATIONS.
1.CONTRACTOR SHALL VERIFY ALL
DIMENSIONS, ELEVATIONS, AND CONDITIONS
OF THE SITE AND EXISTING CONDITIONS
PRIOR TO COMMENCING CONSTRUCTION. IF
THERE ARE ANY DISCREPANCIES BETWEEN
THE EXISTING CONDITIONS AND THE
DRAWINGS AND SPECIFICATIONS, THE
CONTRACTOR SHALL NOTIFY THE OWNER
IMMEDIATELY IN W RITING. IN NO CASE SHALL
DIMENSIONS BE SCALED FROM PLANS,
SECTIONS, OR DETAILS ON THE DRAWINGS OR
CALCULATIONS.
2.ALL OMISSIONS AND CONFLICTS BETWEEN
THE VARIOUS ELEMENTS OF THE WORKING
DRAWINGS AND OR SPECIFICATIONS SHALL BE
BROUGHT TO THE ATTENTION OF THE
ENGINEER OR THE DESIGNER BEFORE
PROCEEDING WITH ANY WORK SO INVOLVED.
3.THE CONTRACTOR SHALL LOCATE AND
PROTECT ALL EXISTING UTILITY LINES AND
CONNECTIONS INCLUDING SEWER, WATER,
GAS, AND ELECTRIC SERVICES BEFORE AND
DURING HIS WORK.
4.WHERE A CONSTRUCTION DETAIL IS NOT
SHOWN OR NOTED, THE DETAIL SHALL BE
THE SAME AS FOR OTHER SIMILAR WORK.
5.NO PIPES, DUCTS, SLEEVES, CHASES,
ETC., SHALL BE PLACED IN SLABS, FOOTING,
BEAMS, OR WALLS UNLESS SPECIFICALLY
SHOWN OR NOTED, NOR SHALL ANY
STRUCTURAL MEMBER BE CUT FOR PIPES,
DUCTS, ETC., UNLESS OTHERWISE NOTED.
CONTRACTOR SHALL OBTAIN PRIOR
APPROVAL FOR INSTALLATION OF ANY
ADDITIONAL PIPES, DUCTS, ETC.
6.CONTRACTOR 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,
EXPECTING FOR LIABILITY ARISING FROM THE
SOLE NEGLIGENCE OF THE OWNER OR THE
ENGINEER.
7.CONTRACTOR SHALL TAKE
PRECAUTIONARY MEASURES TO ENSURE
THAT ALL PROPERTY IS PROTECTED
DURING THIS OPERATION. ANY DAMAGES OR
CHANGED CONDITIONS SHALL BE REPAIRED
AND RESTORED TO A CONDITION EQUAL TO
THAT EXISTING AT THE COMMENCEMENT
OF THE WORK. CONTRACTOR SHALL
RESTORE ANY DAMAGE AT HIS OWN EXPENSE.
8.THE DESIGN, ADEQUACY AND SAFETY
OF ERECTION BRACING, SHORING,
TEMPORARY SUPPORTS, ETC., IS THE
RESPONSIBILITY OF THE CONTRACTOR, AND
HAS NOT BEEN CONSIDERED BY THE
DESIGN ENGINEER, THE DESIGNER, THE
CONTRACTOR I S RESPONSIBLE FOR THE
STABILITY OF THE STRUCTURE PRIOR TO
THE APPLICATION OF ALL SHEAR WALLS,
GEN ERAL
SPEC IFICATION S
Sheet Index
VICINITY M AP NOT TO SCALE
Scope of Work
11
PROP OSED
HOUS E REMODEL
AT:123 WILDER AVENUE
LOS GATOS, CA 95030
PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comA-1 Site Plan
A-2 Existing Floor Plan.
A-3 Elevations.
A-4 Proposed Floor Plan.
BCB Blueprint for a clean bay.
BMPs Construction best management practices.
Santa Clara Valley urban runoff pollution
prevention program.
T24.1 Title 24 energy calculations .
T24.2 Single family residential mandatory
requirements summary.PHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206De ferred Submittals
Fire sprinklers will be required for this project.
Fire sprinkled plants to be submitted at a later
date as a deferred submittal.
Note: All construction sites must comply with
applicable provisions of the CFC Chapter 33
and the Santa Clara County Fire Department
Standard Detail and Specification S1-7
PR OPO SED
HOUS E RE MODEL
AT:123 W ILDER AVENUE
LOS GATOS , CA 95030
Parcel Siz e: 6226 sq. ft.
Existing hous e living s pace: 2225 sq. ft .
Existing garag e/W or k shop: 470 sq. ft.
APN: 510-18-008
Zone: R-1D:LHP
Required Setbacks:
Fron t: 15 ft
Side: 5 f t
Rear: 20 ft
Pr oposed/Existing Setb acks:
Fron t: 15'-11"
Righ t Sid e: 10'-10"
Left Side: 3'-6"
Rear: 47'-9"
PLANN IN G D ATA
DES IG N DATA
11
11
Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
11
22
11
22 March 29, 2024
Response to latest
plan review comments
22
22
BACKWAT ER VAL VE: Th e scope o f this proje ct may req uire the
insta llation of a s anitary sewe r
backwater valve per T own Ordinance 6.40.020.
The Town of L os Gatos Ordina nc e and We st V alle y Sa nitation
District (WVSD) require s backwater va lve s on drainage pip ing
serving fi xture s that have flood level rims less than 1 2 inches
above the e levation of th e next ups tre am manhole.
At the mom ent it is not expected that a backwater valve will be
nee de d but if during constructi on it is found tha t it is ne eded,
contractor to the nec essary actions to install it.
22
SPECIAL INSP ECTIONS: When a spe cial inspec tion is
required by CBC Section 1 704, the Arch ite ct or Enginee r of
Record shall prepare a n inspec tion program that shall be
submitte d to the Building Officia l for app roval pri or to issuance
of the Buildi ng Pe rmit. The T own Special Inspection fo rm must
be com plete ly fille d-out and si gne d by all requested p arties
p rior to permit iss uance.
22
Allo wa ble FAR/Floor Area: 2,11 7 SF
Garage 604 SF
22
22
22
22
22
22
22
22
N o structural framing be ing replaced.
N o foundation be ing replace d.
Therefor, this pro ject would not fall into the
definition of a new structure for the building de pt.
22
22
EXHIBIT 9Page 77
REF.WH(E) 2266SH(E) 2464SH(E) 2464SH(E) 5068(E) 2640SH(E) 2640SH(E) 2640SH
(E) 2644SH(E) 2644SH(E) 3250SH(E) 3250SH(E) 5068 (E) 2644SH (E) 2644SH(E) 2468(E) 2668 (E) 2668(E) 2020SC(E) 2020SC(E) 2868(E) 2034SH(E) 2034SH(E) 2034SH(E) 2656SH(E) 2620FX(E) 2656SH(E) 2620FX(E) 3068
(E) 2036PT(E) 2036PT(E) 2036PT(E) 2868(E) 2468(E) 61068(E) 32410SH(E) 2630SH(E) 2652(E) 2656SH(E) 2656SH(E) 2868 (E) 2656SH(E) 2656SH(E) 2656SH(E) 2656SH(E) 2656SH (E) 2668(E) 2468
UP
UP
UP
UP
6'-10 " x 7'-2"
12'-11" x 10'-10"
3'-7" x 3'-5"
5'-0" x 7'-3"
8'-2" x 8'-6"
20'-2 " x 16'-1"
3'-9" x 3'-6"
11'-10" x 12'-0"
5'-0" x 7'-1"20'-6" x 8'-7"3'-2" x 7'-1"
13 '-8" x 11 '-6"
9'-1" x 3'-2 "
11'-3" x 12'-0"
2'-5" x 3'-2"
11'-3" x 10'-11"
15 '-4" x 10 '-0"
6'-8" x 11 '-4"
8'-6" x 2 7'-3"
17'-5" x 6'-10"
18'-2" x 10 '-6"
(E)
Skylight
(E)
Skylight
(E)
Skylight
(E) Master
Bathroom
(E) Dressing
Room
(E)
Shower
(E) Walk i n
Closet
(E) Master Bedroom
(E) Hal lway
(E) Nook
(E) Kitchen
(E)
Laundry
Room(E) Bathroom
(E) Bedroom 2
(E) Closet (E)
Closet
(E) Dining Room
(E) Livi ng Room
(E) Media Room
(E) Study
(E) Deck
(E) Porch
(E) Porch
(E) Deck
EXISTING LOWER FLOOR PLAN Scale 1/4" = 1' - 0"
Existing b athtub
to be replaced
with a shower
Replace (10) wood
framed windows with
dual glazed double h ung
wood fr amed window s.(E) 2868(E) 4068(E) 2640DC (E) 2650SH2612(E) 2650SH(E) 2650SH
2612
(E) 2650SH
(E) 2020SC(E) 20510(E) 2020SC20 '-2" x 16'-1"
4'-6" x 8'-6"
3'-3" x 3'-4"
3'-0" x 5'-0 "
(E) Closet
(E) Bedroom 3
(E) Closet
EXISTING UPPER FLOOR PLAN Scale 1/4" = 1' - 0"
(E) Stairs
(2) 3-1/8 in. Star
Driv e Bugle Head
M ulti-Purpose
Framing Screws
@ 24" o.c.
2x4 studs
@ 16" o.c.
Ripped
2x4
2x8
reinforcement(2) 3-1/8 in. Star
Driv e Bugle Head
M ulti-Purpose
Framing Screws
@ 24" o.c.
2x4 studs
@ 16" o.c.
Ripped
2x4
2x8
reinforcement
Aging-in-Place Reinforc ement
Installation Detail at Tub/Shower
Reinforcement to
be installed 32"to
39.25" abov e the
finished floor
Contractor to install
a 2x8 reinf or cem ent
for future installation
of grab bars per
CR C R327
Bath tub and combi n ation bath tub and shower
rei nforcement sha ll b e c o ntinuous on over al l
s urrounding tub.
I n a d diti on a sec o nd b ack wa ll o f reinfo rcement for a
lo w e r grout b ar shall be pr ovide d with t he bo tt om edge
locat ed n o mor e than six inches abo ve the bat h tub rim.
Oct. 24, 2023
Of________
REVISIONS
DATE:
S heet________
4
A-2
11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
22 March 29, 2024
Response to latest
plan review comments
11
22
Detail for install ed
dou ble hu ng windows
Note: Installed windows
are same typ e and style
as existing windo ws
22
Page 78
REF.WH(N) 2266SH2 (N) 2666SH(E) 50682 (E) 2640SH(E) 2640SH
(E) 2644SH(E) 2644SH2 (E) 3250SH(E) 5068 (E) 2644SH (E) 2644SH(E) 2468(E) 2668 (E) 2668(E) 2020SC(E) 2020SC(E) 28682 (E) 2034SH2 (E) 2656SH2 (E) 2620FX(E) 3068
(N) 2036PT(N) 2036PT(N) 2036PT(E) 2868(E) 2468(E) 61 068(E) 32410SH(E) 2630SH(E) 26522 (N) 2656SH(E) 2868 2 (N) 2656SH3 (N) 2656SH
(E) 2468
(E) 2668UP
UP
UP
UP
4'-9"2'-6"9'-0"2'-2"5'-8"3'-11"2'-6"1'-4"3'-8"3'-2"5'-6"1'-11"2'-6"0'-4"2'-6"0'-3"2'-6"1'-11"1'-11"2'-8"2'-7"2'-6"0'-5"2'-6"1'-5"
11'-11"14'-0"
25'-11"
0'-6"5'-0"1'-9"
7'-3"
1'-3"3'-0"0'-10"
5'-1"
1'-8"2'-6"1'-4"2'-6"2'-3"5'-0"1'-0"4'-3"2'-6"0'-5"
16'-3 "7'-2"3'-10"2'-1"
29'-4"
0'-3"2'-4"0'-6"
3'-1"0'-10"
5'-0"1'-5"2'-6"0'-10"2'-6"4'-3"2'-7"2'-6"0'-4"2'-6"2'-5"4'-1"2'-0"0'-2"2'-0"0'-1"2'-0"0'-8"1'-5"3'-2"3'-1"1'-1"1'-4"2'-6"8'-9"2'-6"1'-8"11'-6"10'-4"11'-0"8'-9"16'-9"65'-10"5'-6"1'-1"2'-6"2'-6"1'-5"7'-6"0'-11"2'-0"1'-10"2'-0"1'-2"4'-1"3'-5"7'-11"6'-3"2'-3"7'-9"12'-4"3'-3"24'-1"71'-4"6'-10" x 7'-2 "
12 '-11" x 10'-10"
3'-7" x 3'-5"
5'-0" x 7'-3"
8'-2 " x 8'-6"
20 '-2" x 16'-1"
3'-9" x 3'-6"
11'-10" x 12'-0"
5'-0" x 7'-1"20'-6" x 8'-7"3'-2" x 7'-1"
9'-1" x 3'-2"
13'-8" x 11 '-6"
2'-5" x 3'-2 "
11'-3" x 10'-11"
15'-4" x 10'-0"
6'-10" x 11'-6"
11'-3" x 12'-0"
8'-6" x 27'-3"
17'-5 " x 6'-10 "
18'-2 " x 10'-6"
(E)
Skylight
(E)
Skylight
(E)
Skylight
(E) Master
Bathroom
(E) Dressing
Room
(E)
Shower
(E) Walk in
Closet
(E) Master Bedroom
(E) Hallway
(E) Nook
(E) Kitchen
(E)
Laundry
Room
Remodeled
Bathroom
(E) Bedroom 2
(E) Closet (E)
Closet
(E) Dining Room
(E) Deck
(E) Porch
(E) Porch
(E) Deck
PROPOSE D LOWER FLOOR PLAN Scale 1/4" = 1' - 0"
(E) Livi ng Room
(E) Media Room
(E) Study(E) 2868(E) 4068(E) 2640DC 2 (E) 2650SH2 (E) 2650SH
(E) 205102 (E) 2020SC2'-4"2'-6"16'-0"
4'-11"3'-7"20'-10"
29'-4"2'-2"5'-5"9'-2"16'-9"3'-5"1'-6"1'-3"1'-3"1'-3"1'-3"10'-3"16'-9"3'-5"14'-7"1'-3"1'-3"1'-3"1'-3"1'-3"
20'-10"3'-4"0'-3"4'-11"
29'-4"
20'-2 " x 16'-1"
4'-6" x 8'-6"
3'-3" x 3'-4"
3'-0" x 5'-0"
(E) Closet
(E) Bedroom 3
(E) Closet
PROPOSED UPPER FLOOR PLAN Scale 1/4" = 1' - 0"
(E) Stairs
(E) 3021PT(E) 2668(E) 32210DC (E) 3028DC(E) 3028PT(E) 32210PT
(E) 3968(E) 2868(E) 131070
(E) 3021DC2'-6"2'-6"5'-1"0'-1"3'-2"0'-3"
8'-0"4'-7"3'-6"6'-10"3'-1"
26'-0"6'-0"3'-0"0'-2"6'-0"3'-2"2'-9"10'-1"22'-0"0'-9"3'-0"2'-10"0'-7"2'-11"6'-7"11'-11"22'-0"1'-10"13'-10"0'-7"
16'-3 "9'-9"
26'-0"
15'-2" x 10'-6"
13'-8" x 9 '-5"
9'-0" x 1 0'-6"
6'-5" x 2'-9"
(E)
Skylight
(E) Skylight(E) Two Car Garage
(E) Shop Area
(E) Closet
(E) Wi ne Storage
EXISTING GARAGE FLOOR PLAN Scale 1/4" = 1' - 0"
(E) 131 070
FRONT FINISH ELEVATI ON SCALE 1/4"=1'-0 "
(E) 131 070
(E) 32210DC
REAR FI NISH ELEVATION SCALE 1/4"=1'-0"
(E) 32210DC
(E) 3028DC
LEFT SIDE FINISH ELEVATION SCALE 1/4"=1'-0 "
(E) 3028DC
(E) 3021PT
(E) 2668
(E) 3021DC
RIGHT SI DE FINISH ELEVATION SCALE 1/4"=1'-0 "
(E) 3021PT
(E) 2668
(E) 3021DC
Oct. 24, 2023
Of________
REVISIONS
DATE:
S heet________
4
A-3
11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Garage Elevation Notes
Roof:
Existing: Comp shingle roof to remain.
Exterior Finish:
Existing: Wood Board & Batten siding to be replaced with same type new siding.
Windows:
Existing: Existing windows to remain.
Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
11
11
11
11
22 March 29, 2024
Response to latest
plan review comments
1
A-2
1
A-2
22
Page 79
(E) 5068 (E) 3068
2 (N) 2656SH
(E) 2868
3 (N) 2656SH
(REVISED) FRONT FINI SH ELEVATION SCALE 1/4"=1'-0 "
Note: A door buzzer,
bell or ch ime shall
be hard wired at
primary entrance.
(E) 5068 (E) 3068
2 (N) 2656SH
(E) 2868
3 (N) 2656SH
(E) 5068
(E) 2640SH(E) 2644SH(E) 2644SH
(E) 2468
2 (E) 2650SH
(REVISED) REAR FINISH ELEVATI ON SCALE 1/4"=1'-0 "
(E) 5068
(E) 2640SH(E) 2644SH(E) 2644SH
(E) 2468
2 (E) 2650SH
2 (E) 2640SH(E) 2644SH
2 (E) 3250SH
2 (E) 2034SH
(E) 2644SH
2 (E) 2656SH
2 (E) 2620FX
2 (N) 2656SH
2 (E) 2650SH
(REVISED) RIGHT SIDE FINISH ELEVATION SCALE 1/4"=1'-0 "
2 (E) 2640SH(E) 2644SH
2 (E) 3250SH
2 (E) 2034SH
(E) 2644SH
2 (E) 2656SH
2 (E) 2620FX
2 (N) 2656SH
2 (E) 2650SH
(N) 2266SH2 (N) 2666SH
(E) 2020SC
(E) 3241 0SH
(E) 2020SC
(E) 2630SH
2 (E) 2020SC
(R EVISED) LEFT SIDE FINISH ELE VATION SCALE 1/4"=1'-0 "
(N) 2266SH2 (N) 2666SH
(E) 2020SC
(E) 3241 0SH
(E) 2020SC
(E) 2630SH
2 (E) 2020SC
Oct. 24, 2023
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SEC TION R703 EX TER IOR C OVER IN G
SEC TION R905 R EQU IR EMENTS
FOR R OOF C OVER IN GS
2022 CRC R905.2.2 Slope. Asphalt shingles shall be used only on roof slopes of twounits vertical in 12 units horizontal (17percent slope) or greater. For roof slopes from twounits vertical in 12 units horizontal (17-percent slope) up to four units vertical in 12 units
horizontal (33-percent slope), double underlayment application is required in accordancewith Section R905.1.1.
R905.1.1 Underlayment. Underlayment for asphalt shingles, clay and concrete tile, metal
roof shingles, mineral-surfaced roll roofing, slate and slate-type shingles, wood shingles,wood shakes, metal roof panels and photovoltaic shingles shall conform to the applicablestandards listed in this chapter. Underlayment materials required to comply with ASTM
D226, D1970, D4869 and D6757shall bear a label indicating compliance to the standarddesignation and, if applicable, type classification indicated in Table R905.1.1(1).Underlayment shall be applied in accordance with Table R905.1.1(2). Underlayment shall
be attached in accordance with Table R905.1.1(3).
R905.2.4.1 Wind resistance of asphalt shingles. Asphalt shingles shall be tested in
accordance with ASTM D7158. Asphalt shingles shall meet the classification requirementsof Table R905.2.4.1 for the appropriate ultimate design wind speed. Asphalt shinglepackaging shall bear a label to indicate compliance with ASTM D7158 and the required
classification in Table R905.2.4.1.
R905.2.5 Fasteners. Fasteners for asphalt shingles shall be galvanized steel, stainless
steel, aluminum or copper roofing nails, minimum 12-gage [0.105 inch (3 mm)] shank with a
minimum 3/8-inch-diameter (9.5 mm) head, complying with ASTM FI667, of a length topenetrate through the roofing materials and not less than ¾ inch (19.1 mm) into the roofsheathing. Where the roof sheathing is less than ¾ inch (19.1 mm) thick, the fasteners shall
penetrate through the sheathing.
R905.2.6 Attachment. Asphalt shingles shall have the minimum number of fasteners
required by the manufacturer’s approved installation instructions, but not less than fourfasteners per strip shingle or two fasteners per individual shingle. Where the roof slopeexceeds 21 units vertical in 12 units horizontal (21:12, 175-pcrcent slope), shingles shall be
installed in accordance with the manufacturer’s approved installation instructions.
From TABLE R905.1.1(2) for Asphalt shingles Section R905.2 Underlayment
application. For roof slopes from two units vertical in 12 units horizontal (2:12), up to fourunits vertical in 12 units horizontal (4:12), underlayment shall be two layers applied in thefollowing manner: apply a 19-inch strip of underlayment felt parallel to and starting at the
eaves. Starting at the eave, apply 36-inchwide sheets of underlayment, overlapping
successive sheets 19 inches. Distortions in the underlayment shall not interfere with theability of the shingles to seal. End laps shall be 4 inches and shall be offset by 6 feet. Forroof slopes of four units vertical in 12 units horizontal (4:12) or greater, underlayment shall
be one layer applied in the following manner: underlayment shall be applied shingle fashion,parallel to and starting from the eave and lapped 2 inches, Distortions in the underlaymentshall not interfere with the ability of the shingles to seal. End laps shall be 4 inches and shall
be offset by 6 feet.
R905.2.8.2 Valleys. Valley linings shall be installed in accordance with the manufacturer’s
instructions before applying shingles. Valley linings of the following types shall be permitted:1. For open valleys (valley lining exposed) lined with metal, the valley lining shall benot less than 24 inches (610 mm) wide and of any of the corrosion-resistant metals in Table
R905.2.8.2.2. For open valleys, valley lining of two plies of mineral-surfaced roll roofing,complying with ASTM D3909 or ASTM D6380 Class M, shall be permitted. The bottom layer
shall be 18 inches (457 mm) and the top layer not less than 36 inches (914 mm) wide.
3. For closed valleys (valley covered with shingles), valley lining of one ply of smoothroll roofing complying with ASTM D6380 and not less than 36 inches wide (914 mm) orvalley lining as described in Item 1 or 2 shall be permitted. Self-adhering polymer-modified
bitumen underlayment complying with ASTM D1970 shall be permitted in lieu of the liningmaterial.
2022 CRC SECTION R703 EXTERIOR COVERING
R703.1 General. Exterior walls shall provide the building with a weather-resistant exterior wall envelope. The exterior wall envelope
shall include flashing as described in Section R703.4.
R703.1.1 Water resistance. The exterior wall envelope shall be designed and constructed in a manner that prevents theaccumulation of water within the wall assembly by providing a water-resistant barrier behind the exterior cladding as required by
Section R703.2 and a means of draining to the exterior water that penetrates the exterior cladding. Exceptions:
1. A weather-resistant exterior wall envelope shall not be required over concrete or masonry walls designed in accordance withChapter 6 and flashed according to Section R703.4 or R703.8.
R703.1.2 Wind resistance. Wall coverings, backing materials and their attachments shall be capable of resisting wind loads in
accordance with Tables R301.2(2) and R301.2(3). Wind-pressure resistance of the siding, soffit and backing materials shall bedetermined by ASTM E330 or other applicable standard test methods. Where wind-pressure resistance is determined by designanalysis, data from approved design standards and analysis conforming to generally accepted engineering practice shall be used to
evaluate the siding, soffit and backing material and its fastening.
R703.2 Water-resistive barrier. Not fewer than one layer of water-resistive barrier shall be applied over studs or sheathing of all
exterior walls with flashing as indicated in Section R703.4, in such a manner as to provide a continuous water-resistive barrier behindthe exterior wall veneer. The water-resistive barrier material shall be continuous to the top of walls and terminated at penetrations andbuilding appendages in a manner to meet the requirements of the exterior wall envelope as described in Section R703.1. Water-resistive barrier materials shall comply with one of the following:
1. No. 15 felt complying with ASTM D226, Type 1.2. ASTM E2556, Type 1 or 2.3. ASTM E331 in accordance with Section R703.1.1.
4. Other approved materials in accordance with the manufacturer's installation instructions.No. 15 asphalt felt and water-resistive barriers complying with ASTM E2556 shall be applied horizontally, with the upper layerlapped over the lower layer not less than 2 inches (51 mm), and where joints occur, shall be lapped not less than 6 inches (152 mm).
R703.3.3 Fasteners. Exterior wall coverings and roof overhang soffits shall be securely fastened with aluminum, galvanized,stainless steel or rust-preventative coated nails or staples in accordance with Table R703.3(1) or with other approved corrosion-resistant fasteners in accordance with the wall covering manufacturer’s installation instructions. Nails and staples shall comply with
ASTM FI667. Nails shall be T-head, modified round head, or round head with smooth or deformed shanks. Staples shall have aminimum crown width of 7/16 inch (11.1 mm) outside diameter and be manufactured of minimum 16-gage wire. Where fiberboard,gypsum, or foam plastic sheathing backing is used, nails or staples shall be driven into the studs. Where wood or wood structural
panel sheathing is used, fasteners shall be driven into studs unless otherwise permitted to be driven into sheathing in accordance witheither the siding manufacturer’s installation instructions or Table R703.3.3.
R703.3.4 Minimum fastener length and penetration. Fasteners shall have the greater of the minimum length specified in Table
R703.3(1) or as required to provide a minimum penetration into framing as follows: 1. Fasteners for horizontal aluminum siding, steel siding, particleboard panel siding, wood structural panel siding in accordancewith ANSI/APA-PRP 210, fiber-cement panel siding and fiber-cement lap siding installed over foam plastic sheathing shall penetrate
not less than 1½ inches (38mm) into framing or shall be in accordance with the manufacturer’s installation instructions.2. Fasteners for hardboard panel and lap siding shall penetrate not less than 1½ inches (38 mm) into framing.3. Fasteners for vinyl siding and insulated vinyl siding installed overwood or wood structural panel sheathing shall penetrate not
less than 1¼ inches (32 mm) into sheathing and framing combined. Vinyl siding and insulated vinyl siding shall be permitted to beinstalled with fasteners penetrating into or through wood or wood structural sheathing of minimum thickness as specified by themanufacturer’s instructions or test report, with or without penetration into the framing. Where the fastener penetrates fully through thesheathing, the end of the fastener shall extend not less than ¼ inch (6.4mm) beyond the opposite face of the sheathing. Fasteners for
vinyl siding and insulated vinyl siding installed over foam plastic sheathing shall be in accordance with Section R703.11.2. Fastenersfor vinyl siding and insulated vinyl siding installed over fiberboard or gypsum sheathing shall penetrate not less than 1¼ inches (32mm) into framing.
4. Fasteners for vertical or horizontal wood siding shall penetrate not less than 1½ inches (38mm) into studs, studs and woodsheathing combined, or blocking.5. Fasteners for siding material installed over foam plastic sheathing shall have sufficient length to accommodate foam plastic
sheathing thickness and to penetrate framing or sheathing and framing combined, as specified in Items 1 through 4.
11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Elevation Notes
Roof:
Existing: Comp shingle roof to remain.
Proposed: Comp shingle roof to match existing.
Exterior Finish:
Replaced wood shingle siding finish to be restored by removing
the hardy board siding and replace with wood shingle siding to
match the areas that remained at the front of the house.
Windows:
Existing: Existing windows to remain.
Proposed: New windows to match existing.Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
11
11
11 11
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N ote to con tractor : T he
Historic Prese rvatio n
Comm ittee approv al
included a condition
th at the existing or nate
shingle pat tern in t he
fr ont gable en d shall be
re plicated
22 March 29, 2024
Response to latest
plan review comments
22
Ad dre ss iden tification : Ne w and existing bu ilding s sh all have approv ed address numbe rs,
build ing numb ers or approved b uil din g i dentification place d in a positi on th at is plainly
le gib le and visib le from th e street o r ro ad fronting th e p rop erty. T hese nu mbe rs sha ll
con trast with th eir backgrou nd.
Where require d b y the fire code offi cia l, a ddress numbers shal l be provid ed in ad ditional
app ro ved loca ti ons to facilitate emergen cy respo nse. Address numbe rs shal l be Arabic
numbers or a lphabetica l letters.
Numb ers sh all b e a min imum o f 6 inch es (101.6 mm) high with a min imum stroke width o f
0.5 inch (12.7 mm). Whe re acce ss i s by me ans of a priva te road and the bui ld ing cannot
be viewe d from the pub lic way, a monu me nt, pole o r other s ign or mea ns shall be used to
id entify the structu re. Add re ss n umb ers sh all b e maintain ed. C FC Sec. 50 5.1 .
R703.4 Flashing. Approved corrosion-resistant flashing shall be applied shingle-fashion in amanner to prevent entry of water into the wall cavity or penetration of water to the buildingstructural framing components. Self-adhered membranes used as Hashing shall comply with
AAMA 711. Fluid-applied membranes used as flashing in exterior walls shall comply with AAMA714. The flashing shall extend to the surface of the exterior wall finish. Approved corrosion-resistant flashings shall be installed at the following locations:
1. Exterior window and door openings. Flashing at exterior window and door openings shallbe installed in accordance with Section R703.4.1.2. At the intersection of chimneys or other masonry construction with frame or stucco walls,
with projecting lips on both sides under stucco copings.3. Under and at the ends of masonry, wood or metal copings and sills.4. Continuously above all projecting wood trim.5. Where exterior porches, decks or stairs attach to a wall or floor assembly or wood-frame
construction.6. At wall and roof intersections.7. At built-in gutters.
R703.5.3 Horizontal wood siding. Horizontal lap siding shall be installed in accordance with themanufacturer’s recommendations. Where there are no recommendations the siding shall be lappednot less than 1 inch (25 mm), or ½ inch (12.7 mm) if rabbeted, and shall have the ends caulked,
covered with a batten or sealed and installed over a strip of flashing.
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11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
22 March 29, 2024
Response to latest
plan review comments
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11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
22 March 29, 2024
Response to latest
plan review comments
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11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030T24.1
Sheet 1
of 2Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
22 March 29, 2024
Response to latest
plan review comments
Page 83
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11 PROPOSED HOUSE REMODEL AT:123 WILDER AVENUELOS GATOS, CA 95030T24.2
Sh eet 2
of 2Owner Info:Name: Peter PomianekPhone Number: 650-245-7985Email: pomiansf@yahoo.comPHONE # (650) 793-1491EMAIL jose@jmdesigners.com______________________________________Designed by: Jose Jimenez1005 West Eighth StreetStockton California 95206Feb. 6, 2024
Respons e to comments from
Planning Department letter
dated December 13, 2023
22 March 29, 2024
Response to latest
plan review comments
Page 84