Staff Report with Exhibits 1 through 10. 16590 Garden Lane
PREPARED BY: Erin M. Walters
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/08/2025
ITEM NO: 4
DATE: January 3, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval for Technical Demolition of an Existing
Single-Family Residence, Construction of a New Single-Family Residence, and
a Variance for the Required Front Setback on Property Zoned R-1:8. Located
at 16590 Garden Lane. APN 424-19-054. Architecture and Site Application S-
24-049 and Variance Application V-24-002. Categorically Exempt Pursuant to
CEQA Guidelines Section 15303: New Construction or Conversion of Small
Structures. Property Owner/Applicant: Sunayana Bedi. Project Planner: Erin
Walters.
RECOMMENDATION:
Consider a request for approval for technical demolition of an existing single-family residence,
construction of a new single-family residence, and a variance for the required front setback on
property zoned R-1:8, located at 16590 Garden Lane.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8, Single-Family Residential
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 12,064 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Commercial Mixed Use Commercial CH
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
PAGE 2 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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CEQA:
Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or
Conversion of Small Structures.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
▪ As required by Section 29.10.09030(e) of the Town Code for the demolition of an existing
residence.
▪ As required by Section 29.20.170 of the Town Code for granting a Variance application.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of meeting the required front setbacks.
▪ The project is in compliance with the Residential Design Guidelines for single-family
residences not located in hillside areas.
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 project site is located on the south side of Garden Lane approximately 700 feet west of
Gateway Drive (Exhibit 1). The subject property is 12,064 square feet and developed with a
single-story, 1,539-square foot single-family residence with a detached 612-square foot garage.
On September 23, 2021, the property owner applied for a Building Permit for an addition and
remodel to an existing single-story residence at the subject site. The property owner, designer,
civil engineer, and contractor submitted a demolition plan and signed the Demolition Affidavit
acknowledging their understanding of the Town’s demolition requirements for a non-historic
structure per Town Code (Attachment 4).
On July 26, 2023, the Town project planner, and Town Building inspector met on site with the
property owners, designer, and contractor to discuss the Town’s demolition policy, demolition
plan, Demolition Affidavit, and consequences if the project becomes a demolition.
PAGE 3 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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On August 7, 2023, Building Permit B21-0900 was issued for the addition and remodel.
On October 24, 2023, the contractor requested a site visit by the Chief Building Official and
planning staff to review the existing conditions of a portion of the exterior walls.
On October 27, 2023, the Building Official, Senior Building Inspector, and project planner met
on site with the contractor, property owners, and project designer to review the conditions of
the existing exterior walls. Following the review of a portion of the existing walls, the
Community Development Director approved the replacement of in-kind non-repairable wall
resulting in no change to its exterior appearance or character per Section 29.10.020 of the
Town Code as the existing exterior walls did not have appropriate framing. The in-kind
replacement walls were required to be rebuilt at the same height as the height of existing walls.
Pursuant to Town Code Section 29.10.020 - Demolition (non-historic structures) means removal
of more than fifty (50) percent of the exterior walls. The following is exempt from this definition:
a. Repair. The removal and replacement of in-kind non-repairable wall resulting in no change
to its exterior appearance or character if approved by the Community Development Director.
On November 28, 2023, a revised demolition plan was approved for the subject project.
On July 23, 2024, it was brought to Planning staff’s attention by the project Building Inspector,
that more than 50 percent of the exterior walls (framing) had been removed at the subject site
without notification of or approval by the Community Development Department prior to
removal (Attachment 5). This constitutes an unlawful demolition per Town Code and per the
revised signed Demolition Affidavit (Attachment 6). A stop work was issued for the Building
Permit, the applicant was directed to apply for an Architecture and Site application for a
technical demolition of the residence.
On September 12, 2024, the applicant applied for an Architecture and Site Application for the
technical demolition of the existing single-family residence and to construct a new single-family
residence. In addition, the applicant applied for a Variance application to request a reduced
front setback due to the requirement of 10-foot right-of-way dedication required by the Parks
and Public Works Department. Pursuant to Town Code the applicant has paid double
application fees for the work unlawfully completed. A stop work order on construction for
Building Permit B21-0900 remains in place until the proper Planning permits have been
obtained.
The proposed project is the same scope of work as the approved Building Permit.
PAGE 4 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the south side of Garden Lane approximately 700 feet
west of Gateway Drive (Exhibit 1). The property is developed with a single-family residence
and a detached garage. Single-family residential development surrounds the property to the
west, north and east. Commercial development is located behind the subject residential
property.
B. Project Summary
The applicant proposes technical demolition of an existing single-family residence,
construction of a new single-family residence, and a variance for the required front setback
(Exhibit 7).
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The proposed residence is in
compliance with the allowable floor area, height, lot coverage, and on-site parking
requirements for the property. The project is in compliance with the allowable setbacks
with the exception of a request for a reduced front setback requiring a Variance due to the
required 10-foot right-of-way dedication.
DISCUSSION:
A. Architecture and Site Application
The existing one-story residence is 1,539 square feet with a 613-square foot detached
garage. The applicant proposes to add a 1,004-square foot addition to the existing residence
and add a 524-square foot attached garage. The applicant proposes to demolish the existing
detached garage. The proposed Development Plans are included in Exhibit 10.
A summary of the floor area for the existing residence and proposed residence is included in
the table below.
Floor Area Chart
Existing SF Demolition Proposed
Addition
Total SF Maximum
Allowed SF
Main House - 1st Floor 1,539 1,004 2,543 3,220
Detached Garage 613 613 0 902
Attached Garage 524 524 902
PAGE 5 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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The proposed project materials include stucco siding, concrete roofing tiles, metal clad
windows, and composite cement fiber window and door trim. The design meets the
Residential Design Guidelines and was approved through a Building Permit prior to the
project’s technical demolition.
The applicant has provided a Project Description and a Letter of Justification (Exhibit 7). The
applicant has provided photographs of the existing site conditions (Exhibit 8).
B. Neighborhood Compatibility
The subject property is 10,734 square feet with a maximum allowable floor area of 3,220
square feet for the residence, and 902 square feet for the garage. The maximum allowable
FAR for the residence and any accessory structure is 0.30. The table below reflects the
current conditions of the residences in the immediate neighborhood based on County
records and the proposed project.
FAR Comparison - Neighborhood Analysis
Address Zoning Residential
SF
Garage
SF
Total
SF
Lot Area
SF
Residential
FAR
No. of
Stories
211 Oakwood Way R-1:8 1,685 428 2,113 8,276 0.20 1
215 Oakwood Way R-1:8 1,154 428 1,582 7,405 0.16 1
253 Oakdale Drive R-1:8 1,976 428 2,404 10,545 0.19 1
252 Oakdale Drive R-1:8 1,660 428 2,088 10,019 0.17 1
256 Garden Lane R-1:8 1,232 462 1,694 8,712 0.14 1
249 Garden Lane R-1:8 1,781 437 2,218 8,712 0.20 1
245 Garden Lane R-1:8 1,965 528 2,493 13,504 0.15 1
16570 Garden Lane R-1:8 4,745 240 4,985 12,268 0.31 2
16590 Garden Lane (E) R-1:8 1,539 613 2,152 12,064 0.13 1
16590 Garden Lane (P) R-1:8 2,543 524 3,067 10,734 0.23 1
* Residential square footage does not include garages.
**The total square footage numbers do not include below grade square footage.
Seven of the eight properties in the immediate neighborhood are developed as one-story
residences. The property sizes within the immediate neighborhood range from 7,405 square
feet to 13,504 square feet. Based on Town and County records, the residences in the
immediate neighborhood range in size from 1,154 square feet to 4,745 square feet. The FAR
of the residences in the immediate neighborhood range from 0.14 to 0.31. The applicant is
proposing a 2,543-square foot residence and a FAR of 0.23 on a 10,734-square foot parcel.
The proposed project would not result in the largest in terms of square footage or FAR in
the immediate neighborhood.
PAGE 6 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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C. Right-of-Way Dedication
The project requires a 10-foot right-of-way dedication along Garden Lane, reducing the
gross lot size from 12,064 square feet to a net lot size of 10,734 square feet. The 10-foot
right-of-way dedication creates a nonconforming front yard setback of 16 feet, one-inch
where a minimum of 25 feet is required.
D. Variance Application
The applicant is requesting a Variance from Town Code Section 29.40.405(a) to allow a
reduced front yard setback of 16 feet, one-inch where a minimum of 25 feet is required for
R-1:8 zoned properties.
As required by Section 29.20.170 of the Town Code, the deciding body, on the basis of the
evidence submitted at the hearing, may grant a Variance if it finds that:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location, or surroundings, the strict application of this ordinance deprives
such property of privileges enjoyed by other properties in the vicinity and under
identical zone; and
2. The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such property
is situated.
The applicant has provided the following justifications for the required Variance findings
(Exhibit 7):
1. In regard to the first finding, during permitted construction of an addition and remodel
to an existing single-story residence more than fifty percent of the exterior wall framing
was removed resulting in a technical demolition of the house. A 10-foot right-of-way
dedication is required as part of the Architecture and Site application, therefore this
requirement reduces the originally provided front setback from 25 feet, seven-inches to
16 feet, one-inch where a 25-foot minimum front yard setback is required. Because of
special circumstances applicable to the property, as that the residence is under
construction with approved building permits with an established front façade setback
and that the property is being required to provide a 10-foot right-of-way dedication the
strict application of this ordinance deprives such property of privileges enjoyed by other
properties in the vicinity and under identical zone; and
2. In regard to finding two, 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 the property is situated.
PAGE 7 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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E. Tree Impacts
On April 29, 2024, the Town Arborist visited the site and provided an arborist report
providing the current condition of the trees on site (Exhibit 9). Tree protection will be
provided on site per the report recommendations.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
Project identification signage was installed on the site and written notice was sent to property
owners and tenants located within 300 feet of the subject property. At the time of drafting the
report no public comments have been received.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for the technical
demolition of an existing one-story residence and the construction of a new one-story
residence. The proposed project is not the largest in terms of square footage or FAR in the
immediate neighborhood. The project is in compliance with the objective standards of the
Town Code related to allowable floor area, height, lot coverage, and on-site parking
requirements. Due to the approved Building Permit project resulting in a technical
demolition, the project is subject to a 10-foot public right-of-way dedication. The applicant
requests a Variance from the Town Code Section to allow a reduced front yard setback of 16
feet, 1 inch where a minimum of 25 feet is required for R-1:8 zoned properties to maintain
the established front façade setback of the residence that is currently under construction.
The proposed project is the same scope of work as the approved Building Permit. A stop
work order on construction has been issued for Building Permit B21-0900, until the proper
Planning permits have been obtained.
B. Recommendation
Staff recommends that the Planning Commission consider the request and, if merit is found
with the proposed project, take the following steps to approve the Architecture and Site
application and Variance application:
PAGE 8 OF 8
SUBJECT: 16590 Garden Lane/S-24-049 and V-24-002
DATE: January 3, 2025
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1. Find that the proposed project is Categorically Exempt pursuant to the adopted
Guidelines for the implementation of the California Environmental Quality Act, Section
15303: New Construction or Conversion of Small Structures (Exhibit 2);
2. Make the findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of existing structures (Exhibit 2);
3. Make the required findings as required by Section 29.20.170 of the Town Code for
granting a Variance (Exhibit 2);
4. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) with the exception of the required front setbacks
(Exhibit 2);
5. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2);
6. 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
7. Approve Architecture and Site application S-24-049 and Variance application V-24-002
with the conditions contained in Exhibit 3 and the development plans in Exhibit 10.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Demolition Affidavit, signed May 12, 2023
5. Notice of Unlawful Demolition
6. Demolition Affidavit, signed April 30, 2024
7. Project Description and Letter of Justification
8. Site Photographs
9. Arborist Report
10. 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 1
This Page
Intentionally
Left Blank
PLANNING COMMISSION – January 8, 2025
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16590 Garden Lane
Architecture and Site Application S-24-049
Variance Application V-24-002
Consider a Request for Approval for Technical Demolition of an Existing Single-Family
Residence, Construction of a New Single-Family Residence, and a Variance for the
Required Front Setback on Property Zoned R-1:8. APN 424-19-054. Categorically
Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or Conversion
of Small Structures.
Property Owner/Applicant: Sunayana Bedi.
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 15303: New Construction
or Conversion of Small Structures.
Required finding for the demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of an
existing residence:
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 as it was
removed from the Historic Resources Inventory prior to application submittal;
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structures was considered.
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 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.
EXHIBIT 2
Required compliance with the Zoning Regulations:
■ The project complies with the objective standards of Chapter 29 of the Town Code
(Zoning Regulations) with the exception of meeting the required front setbacks.
Required compliance with the Residential Design Guidelines:
■ The project complies with the Residential Design Guidelines for single-family
residences not located in hillside areas.
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code for granting approval of an
Architecture and Site application.
PLANNING COMMISSION – January 8, 2025
CONDITIONS OF APPROVAL
16590 Garden Lane
Architecture and Site Application S-24-049
Variance Application V-24-002
Consider a Request for Approval for Technical Demolition of an Existing Single-
Family Residence, Construction of a New Single-Family Residence, and a Variance for
the Required Front Setback on Property Zoned R-1:8. APN 424-19-054. Categorically
Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or
Conversion of Small Structures.
PROPERTY OWNER/APPLICANT: Sunayana Bedi.
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC, or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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. 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.
5. 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.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report for the project, on file in the
Community Development Department. These recommendations must be incorporated in
the building permit plans and completed prior to issuance of a building permit where
applicable.
7. TREE FENCING: Protective tree fencing and other protection measures consistent with
Section 29.10.1005 of the Town Code shall be placed at the drip line of existing trees prior
to issuance of demolition and building permits and shall remain through all phases of
construction. Include a tree protection plan with the construction plans.
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
EXHIBIT 3
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
11. PROJECT IDENTIFICATION SIGN: The project identification sign on the project site shall be
removed within 30 days of approval of the Architecture & Site application.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement (“the Project”) from the Town shall
defend (with counsel approved by Town), indemnify, and hold harmless the Town, its
agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition, environmental
determination, other approval, compliance or failure to comply with applicable laws and
regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to)
defend such Challenge as Town, in its sole discretion, determines appropriate, all at
applicant’s sole cost and expense. Applicant shall bear any and all losses, damages,
injuries, liabilities, costs and expenses (including, without limitation, staff time and in-
house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel,
expert witness fees, court costs, and other litigation expenses) arising out of or related to
any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third
party, and shall pay to the Town upon demand any Costs incurred by the Town. No
modification of the Project, any application, permit certification, condition, environmental
determination, other approval, change in applicable laws and regulations, or change in
such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s
sole cost and expense. No modification of the Project, any application, permit
certification, condition, environmental determination, other approval, change in
applicable laws and regulations, or change in processing methods shall alter the
applicant’s indemnity obligation.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A revision to the existing Building Permit B21-0900 will be required
with revisions clouded and corresponding revision explanation letter.
15. APPLICABLE CODES: The applicable codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12.
16. 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.
17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
18. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
19. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.40.020. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
20. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
21. 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.
22. 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.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
23. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner’s representative in charge shall be at the job site during all working
hours. Failure to maintain the public right-of-way according to this condition may result in
the issuance of correction notices, citations, or stop work orders and the Town performing
the required maintenance at the Owner’s expense.
24. 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
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.
25. 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.
26. 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.
27. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or
occupancy of any non-residential condominium space, the buyer or the new or existing
occupant shall apply to the Community Development Department and obtain approval for
use determination and building permit and obtain inspection approval for any necessary
work to establish the use and/or occupancy consistent with that intended.
28. 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.
29. 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.
30. 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 Construction Inspector and shall comply with all Title 24 Disabled Access
provisions. The restoration of all improvements identified by the Engineering Construction
Inspector shall be completed before the issuance of a certificate of occupancy. The Owner,
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.
31. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited
with the Engineering Division of the Parks and Public Works Department prior to the
commencement of plan check review.
32. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
33. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
permits or recordation of maps.
34. 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.
35. 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.
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 include at least one (1) late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling
soil, sand, or other loose debris shall be covered. 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 improvements and construction activities, including the
delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited
to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The
Town may authorize, on a case-by-case basis, alternate construction hours. The Owner,
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. DELAYED/DEFERRED REPORTS AND REVIEWS: TLGPPW strongly recommend that reports
requiring a peer review be submitted and completed prior to committee approval/building
permit stage. Note that these reviews may require a design change by the applicant and/or
additional studies. Applicants who chose to defer assume risk that required changes may
send project back to planning stage.
47. 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.
48. PRIVATE UTILITIES: Private utilities in town right of way is prohibited and should be located
on parcel which it serves, unless otherwise allowed via easement.
49. FOR PLANTERS: The Owner, Applicant and/or Developer shall apply for an encroachment
permit for the proposed planters within the public sidewalk and/or Town’s right-of-
way. The Owner, Applicant and/or Developer shall work with Parks and Public Works
Department staff to arrive at a mutually agreeable solution that addresses safety and
aesthetic issues. If no solution is reached, the vegetative screening requirement shall be
waived. A Private Improvements in the Public Right-of-Way (formerly Indemnity)
Agreement will be required if planters are proposed to be located within the Town’s right-
of-way. A copy of the recorded agreement shall be submitted to the Engineering Division
of the Parks and Public Works Department prior to the issuance of any grading or building
permits.
50. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The
property owner shall enter into an agreement with the Town for all existing and proposed
private improvements within the Town’s right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times and
shall indemnify the Town of Los Gatos. The agreement must be completed and accepted
by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at
the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or
building permits.
51. 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.
52. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be
the sole responsibility of the Owner, Applicant and/or Developer to obtain any and all
proposed or required easements and/or permissions necessary to perform the grading
herein proposed. Proof of agreement/approval is required prior to the issuance of any
Permit.
53. EASEMENTS: Show 10’ PUE on plans per title report.
54. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a building permit. An arborist report may be necessary. Please contact Tammy
Robnett-Illges, Engineering Administrative Assistant trobnett-illges@losgatosca.gov (408)
399-5771 for more information.
55. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication
shall be recorded before any grading or building permits are issued:
a. Garden Lane: A 10’ foot, (1,374 sq. foot area) right-of-way along Garden Lane shall be
dedicated in fee.
56. 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 final alignment or design of these facilities.
57. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
58. PLAN REVIEW COMMENTS: Review of this Developmental proposal is limited to
acceptability of site access, water supply and may include specific additional requirements
as they pertain to fire department operations, and shall not be construed as a substitute
for formal plan review to determine compliance with adopted model codes. Prior to
performing any work, the applicant shall make application to, and receive from, the Building
Department all applicable construction permits.
59. The fire department has no comments or conditions. The plans are approved as submitted.
60. This project deem approval and will be using 2019 Town Codes.
61. This review shall not be construed to be an approval of a violation of the provisions of the
California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming
to give authority to violate or cancel the provisions of the fire code or other such laws or
regulations shall not be valid. Any addition to or alteration of approved construction
documents shall be approved in advance [CFC, Ch.1, 105.3.6].
5/12/2023
5/11/2023
EXHIBIT 4
5/12/2023GurmeetSingh
5/11/20235/11/23
X
16590 Garden Ln. Los Gatos CA
B21-0900
Zion Builders, Jose Garcia - 5/11/2023
From: Erin Walters
Sent: Tuesday, July 23, 2024 12:38 PM
To: Sunayana Bedi
Cc: Robert Gray <RGray@losgatosca.gov>; Jennifer Armer <JArmer@losgatosca.gov>; Roy Alba
<ralba@losgatosca.gov>; Kyle Moore <KMoore@losgatosca.gov>
Subject: Technical Demolition - 16590 Garden Lane -B21-0900 - Stop Work and Apply for Architecture
and Site Application
Good Afternoon Sunayana,
It has been brought to staff’s attention that more than 50% of the exterior walls (framing) have been
removed at 16590 Garden Lane (B21-0900) without notifying the Planning Division prior to
removal. This constitutes an unlawful demolition per the Town Code and the Demolition Affidavit for
non-historic structures. An exterior wall encompasses the total height and width of studs/architectural
element uses in framing the side of the building. See attached signed Demolition Affidavit.
Penaltfes for Unlawful Demolitfon
Per Town Code Section Sec. 29.10.09030 (g) A property owner who has unlawfully demolished a
structure shall file the required Planning and Building Department applications and pay the required fees
as established by resolution for new applications and for work unlawfully completed.
Architecture and Site Applicatfon (Planning Applicatfon and Public Hearing Required)
Per Town Code apply for an Architecture and Site Application for the approval for technical demolition of
an existing single-family residence and construction of a new single-family residence.
Link to Application: https://www.losgatosca.gov/DocumentCenter/View/361/Development-Review-
Application-Package-PDF?bidId=
See application and submittal requirements on page 7 and 8.
-Submit a pre-application for a A&S application via the Town’s online permitting system.
https://www.losgatosca.gov/897/Planning
-A project planner will review to determine if the application materials are complete.
-Fees will be collected by the project planner.
a.Fees: $13,360.06 x 2 = $26,720.12 (Per Town Code double application fees for work
unlawfully completed.)
Future Building and Engineering Applicatfon associated with the A&S:
Please note per Town Code double application fees for work unlawfully completed.
Existfng Building Permit B21-0900:
A stop work has been placed on the existing building permit B21-0900. Contact Robert Gray, Chief
Building Official, if you have questions.
EXHIBIT 5
For reference here is a link to the Demolition Affidavit:
https://www.losgatosca.gov/DocumentCenter/View/8030/Demolition-Affidavit?bidId=
Please let me know if you are available to discuss the Architecture and Site Application process on
Wednesday, July2 4 at noon on the phone or at the planning counter at Town Hall.
Appeal Rights: Per Town Code Section 29.20.255. - Appeals from the decision by the Planning Director.
Any interested person as defined in section 29.10.020 may appeal to the Planning Commission any
decision of the Planning Director: (4) Determination of an unlawful demolition and/or the penalty and
the cost assessment for the unlawful demolition. Per Town Code Section 29.20.260. - Notice of appeal.
The appellant must file a written notice of appeal with the Planning Director not more than ten (10) days
after the date of mailing of written notification of the Planning Director's decision
Sincerely,
Erin Walters ● Associate Planner
Community Development Department ● 110 E. Main Street, Los Gatos CA 95030
Ph: 408.354.6867 ● 408-354-6872
www.losgatosca.gov ● ewalters@losgatosca.gov
COMMUNITY DEVELOPMENT HOURS:
Counter Hours: 8:00 AM – 1:00 PM, Monday – Friday
Phone Hours: 8:00 AM – 5:00 PM, Monday – Friday
All permit submittals are to be done online via our Citfzen’s Portal platiorm. All other services can be
completed at the counter. For more informatfon on permit submittal, resubmittal, and issuance, please
visit the Building and Planning webpages.
General Plan update, learn more at https://www.losgatosca.gov/GeneralPlan
Housing Element update, learn more at www.losgatosca.gov/HousingElement
Confidentfality Disclaimer
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DEMOLITION AFFIDAVIT
Historic Structures (Located in an historic district, on an historic site, or constructed prior to 1941)
Demolition: The definition of demolition as set forth in Section 29.10.020 of the Zoning Regulations is
attached.
Demolition (historic structures) means:
•Removal of more than twenty-five (25) percent of the wall area facing a public street(s) and/or fifty (50)
percent of all exterior wall area; or
•Enclosure or alteration of more than twenty-five (25) percent of the wall area facing a public street and/or
fifty (50) percent of the exterior wall area so that they no longer function as exterior walls.
All remaining exterior walls must retain the existing exterior wall covering. No new exterior wall covering shall
be permitted over the existing exterior wall covering. There are exemptions for replacement, repair, or
removal. Please see Section 29.10.020 for exemptions.
•Exterior wall covering means the exterior finished surface of an exterior wall (i.e. stucco, siding, or shingles).
NonHistoric Structures Demolition: The definition of demolition as set forth in Section 29.10.020 of the
Zoning Regulations is attached.
Demolition (nonhistoric structures) means:
•Removal of more than fifty (50) percent, as measured linearly, of all exterior walls.
•An exterior wall encompasses the total height and width of the studs/structural elements used in framing
the side of the building.
•Measurement of existing exterior walls, for the purpose of demolition calculation, is a linear measurement
of the perimeter of each floor of the building (the perimeter of the first floor plus the perimeter of the
second floor).
There is an exemption for repair. Please see Section 29.10.020 for the exemption.
Additional Information:
•Dry rot or any other damage does not exempt the project from any provision set forth by Section
29.10.09030. If you find dry rot and need to repair it, STOP WORK and contact the Planning Division at
(408) 354-6872 to discuss the changes BEFORE YOU PROCEED.
•If you encounter an unanticipated situation that changes the scope of work, STOP WORK and contact the
Planning Division at (408) 354-6872 to discuss the changes BEFORE YOU PROCEED.
•The installation of new doors or windows within existing door and window openings does not count as
demolition.
•Existing exterior wall framing may not be removed from the existing wall plane, stored elsewhere, and/or
replaced.
•Existing exterior wall framing must remain within the existing wall plane.
•The height of the existing wall framing may be increased to accommodate a taller plate height if kept within
the existing wall plane.
•The existing top and bottom plate of the wall framing shall remain, and portions may not be removed. If
cut, this section of wall framing will be counted as removed.
•Existing exterior wall framing may be lifted if kept within the existing wall plane to be attached to a new
foundation or below-grade square footage.
I have read and understand all the information on this page:
_________________________________________ __________________________________________
Property Owner (Sign & Date) Architect of Record (Sig & Date)
_________________________________________ __________________________________________
Engineer of Record (Sign & Date) Contractor of Record (Sign & Date)
4/30/2024
EXHIBIT 6
The information contained in this application is considered part of the public record. Therefore, it will appear in both
the public record file for the site address, which is available upon request, and on the permitting system on the official
Town of Los Gatos website at www.losgatosca.gov. Rev. 8/12
DEMOLITION AFFIDAVIT (continued)
Read this entire page, initial by your title, sign, and date at the bottom.
__________ Property Owner: I certify that I have reviewed the proposed plans and understand all the
implications of the proposed scope of work as it pertains to the demolition affidavit. I understand that an
unlawful demolition will result in a stop work order, fee penalties, and additional review (as a new structure)
as prescribed by the Town. Furthermore, I am ultimately responsible for all persons working on this project.
__________ Architect of Record: I certify that I have reviewed the project demolition plan/colorized
elevations and verify that it is accurate, does not propose a demolition as defined by the Town, and that the
structural plans do not conflict with the demolition plans. I understand that an unlawful demolition will result
in a stop work order, fee penalties, and additional review (as a new structure) as prescribed by the Town. This
certification does not apply to work of any other consultant or contractor that is inconsistent with the plan
that I have prepared or otherwise approved for this project.
__________ Engineer of Record: I certify that I have reviewed the project demolition plan/colorized
elevations, and the structural plans do not conflict with the demolition plans. I understand that an unlawful
demolition will result in a stop work order, fee penalties, and additional review (as a new structure) as
prescribed by the Town. This certification does not apply to work of any other consultant or contractor that is
inconsistent with the plan that I have prepared or otherwise approved for this project.
__________ Contractor of Record: I certify that I have reviewed the proposed plans and understand all the
implications of the proposed scope of work as it pertains to the demolition affidavit. I certify that I have
reviewed the project demolition plan/colorized elevations, and the structural plans do not conflict with the
demolition plans. I understand that an unlawful demolition will result in a stop work order, fee penalties, and
additional review (as a new structure) as prescribed by the Town.
I, Engineer of Record, Architect of Record, Property Owner, and Contractor of Record, hereby certify that I
have read and fully understand Section 29.10.020 of the Town Code (attached) concerning the definition of
an historic structure and the definition of a demolition and that I have read and fully understand Section
29.10.09030 (f) through (I) of the Town Code (attached) concerning penalties associated with unlawful
demolition. I understand that if an unlawful demolition occurs, this application and permit will be subject
to an additional development review process including a public hearing for which new requirements may be
imposed and any existing nonconforming conditions will need to be addressed. New requirements may
include undergrounding of electrical service, sidewalk improvements, and right-of-way dedication.
This property is is not historic.
PROJECT ADDRESS
Building Permit Number
Engineer of Record (sign, print, and date)
Property Owner (sign, print, and date)
Architect of Record (sign, print, and date)
Contractor of Record (sign, print, and date)
4
16590 Garden Lane, Los Gatos, CA 95032
SB
Sunayana Bedi 4/30/2024
B23-0805
Excerpts from Los Gatos Town Code
Chapter 29
Section 29.10.020
Demolition (historic structures) means:
(1) Removal of more than twenty-five (25) percent of the wall(s) facing a public street(s) (or a street facing
elevation if the parcel is a corridor lot or is landlocked) or fifty (50) percent of all exterior walls; or
(2) Enclosure or alteration (i.e.: new window and/or window relocation) of more than twenty-five percent of
the walls facing a public street (or a street facing elevation if the parcel is a corridor lot or is landlocked) or
fifty (50) percent of the exterior walls so that they no longer function as exterior walls; or
All remaining exterior walls must retain the existing exterior wall covering. No new exterior wall covering shall
be permitted over the existing exterior wall covering. The following are exempt from this definition:
a. Replacement. The exterior wall covering may be removed if the covering is not original to the structure.
b. Repair. The removal and replacement of in kind non-repairable exterior wall covering resulting in no
change to its exterior appearance or historic character if approved by the deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure and which has no historic
significance, as determined by the Historic Preservation Committee. Demolition shall be determined by
subsections (1) and (2) above for the original structure, where walls enclosed by additions shall be considered
as exterior walls.
Demolition (non historic structures) means removal of more than fifty (50) percent of the exterior walls. The
following is exempt from this definition:
a. Repair. The removal and replacement of in kind non-repairable wall resulting in no change to its exterior
appearance or character if approved by the Community Development Director.
Excerpts from Los Gatos Town Code
Chapter 29
Section 29.10.09030
Sec. 29.10.09030. Demolitions.
(a) Scope. Applications for demolition permits (Uniform Building Code, section 301(a), or any successor
section) filed with the Building Department shall be submitted to the Planning Director for approval unless
such permit is required as part of a code enforcement action by the Building Official, Council, or other
authorized agency.
(b) Approval of permits. The Planning Director may approve the demolition permit application if:
(1) It is accompanied by a building permit for a replacement structure which meets all town
regulations and has received all required approvals, or
(2) It is for demolition of an accessory building or structure.
(c) Demolition of historic structures. A demolition permit for a historic structure may only be approved if:
(1) The structure poses an imminent safety hazard; or
(2) The structure is determined not to have any special historical, architectural or aesthetic interest
or value.
Any request to demolish an historic structure shall be reviewed by the Historic Preservation Committee. All
applications to demolish an historic structure which has been identified as a contributor to an existing historic
district, a potential historic district, or is eligible for local designation shall be accompanied by a detailed
report describing all aspects of the structure's physical condition and shall incorporate pertinent information
from the Town's Historic Resources Inventory describing the structure's historical and architectural
characteristics. This report shall be prepared by a qualified person knowledgeable in historic preservation
under contract with the Town at the applicant's expense. Applications for all other historic structures
proposed for demolition shall be accompanied by a detailed report describing all aspects of the structure's
physical condition prepared by an architect, licensed design professional or registered civil engineer at the
applicant's expense.
(d) Architecture and site approval required. Issuance of a demolition permit requires architecture and site
approval if:
(1) The conditions of subsection (b)(1) are not met, or
(2) An application is for demolition of an accessory building or structure and the Planning Director
determines for any reason that the accessory building or structure ought not to be demolished.
(e) Findings. In architecture and site approval proceedings, the deciding body shall consider:
(1) Maintaining the Town's housing stock.
(2) Preservation of historically or architecturally significant buildings or structures.
(3) Property owner's desire or capacity to maintain the structure.
(4) Economic utility of the building or structure.
(f) Verification that work will not result in a demolition: Prior to issuance of a building permit and/or zoning
approval for an addition where the work will result in the removal of over forty (40) percent of the exterior
walls, the developer shall submit written verification from a registered structural engineer, certifying that the
exterior walls shown to remain are structurally sound and will not be required to be removed for the addition.
Prior to issuance of a building permit, the property owner and contractor shall sign an affidavit to the town
that they are aware of the town's definition of a demolition and the penalties associated with an unlawful
demolition.
(g) Penalties for unlawful demolition: A property owner who has unlawfully demolished a structure shall:
(1) File the required Planning and Building Department applications and pay the required fees as
established by resolution for new applications and for work unlawfully completed.
(2) Be subject to the greater of the following penalties set by the Planning Director as an
administration order:
a. If the structure has a Landmark Historic Preservation designation a fine equaling fifteen (15)
percent of the building permit valuation at the time of demolition, as determined by the Planning Director; or
b. If the structure was an historic residence and does not have a Landmark Historic Preservation
overlay zone, the fine shall be equal to ten (10) percent of the building permit valuation at the time of
demolition, as determined by the Planning Director.
If no building permit was issued, the fine shall be assessed on the building permit filed for the replacement
structure.
(3) In all cases, no changes to the previously approved plans may be made except as determined by
the Planning Director to meet current zoning and building code requirements. No building permits for new
construction at this site shall be approved until the required applications have been filed and approved and
the required penalty fee has been paid.
(h) Collection of penalty fees. The Town may collect the assessed penalty fees by use of all legal means
including the recordation of a lien.
(1) Whenever the amount on the penalty fee pursuant to this chapter has not been satisfied in full
within ninety (90) days and/or has not been successfully challenged by a timely writ of mandate, this
obligation may constitute a lien against the real property on which the violation has occurred.
(2) The lien provided herein shall have no force and effect until recorded with the county recorder.
Once recorded, the administration order shall have the force and effect and priority of a judgment lien
governed by the provisions of sections 697.340 of the Code of Civil Procedure and may be extended as
provided in sections 683.110 to 683.220, inclusive, of the Code of Civil Procedure.
(3) Interest shall accrue on the principal amount of the judgment remaining unsatisfied pursuant to
law.
(4) Prior to recording any such lien, the Planning Director shall prepare and file with the Town Clerk a
report stating the amounts due and owing.
(5) The Town Clerk shall fix a time, date and place for hearing such report and any protests or
objections thereto by Town Council.
(6) The Planning Director shall cause written notice to be served on the property owner not less than
ten (10) days prior to the time set for the hearing.
a. Demolition for Corrective Maintenance. If during the construction process for an approved
construction the developer has determined that the structure is in a deteriorated condition that cannot be
repaired, an architecture and site application can be filed requesting a demolition without a penalty provided
the following conditions have been met:
1. Construction work has ceased, and
2. The work completed prior to filing the application does not classify as a demolition, and
3. Documentation has been provided to justify the necessity of the demolition, and
4. No changes to the previously approved plans will be made except as determined by the Planning
Director to meet current zoning and building code requirements. If a planning filing fee was paid for the
original addition, this fee shall be credited to the architecture and site application fee. If the Development
Review Committee determines that the application cannot be approved, the applicant shall pay the credited
fee for the architecture and site application if the application is appealed to the Planning Commission.
(j) Salvage of Building Materials. When demolition of a structure is allowed, the town shall provide the
developer of the structure to be demolished with information about the salvaging of building materials. At
least ten (10) days prior to the date when the demolition is scheduled to commence, the developer shall
provide the Planning Director with written notice, and an advertisement published in a newspaper of general
circulation, of the availability of materials for salvage, including the name and telephone number of a contact
person. Upon request, the Planning Director may make this information available to persons who may be
interested in contacting the owner(s) to arrange for possible salvage of building materials. No salvaging of
materials shall occur until a demolition permit has been approved by the Building Department.
(Ord. No. 1316, §§ 3.65.010--3.65.040, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1789, § V, 5-15-89; Ord. No.
1887, § I, 2-3-92; Ord. No. 2083, § I, 5-7-01; Ord. No. 2285, § I, 6-18-19; Ord. No. 2295, § I, 11-19-19)
N:\DEV\FORMS\Planning\2023-24 Forms\Demolition Affidavit 10/2022
PROPOSED PROJECT
The existing single family detached house is approximately 1,539 square feet with a detached garage of approximately 612 square feet.
We applied for building permit to demolish the detached garage, remodel the existing house and add approximately 927 square feet to the existing house and add approximately 524 square feet to build a new attached 2 car garage. We received building permit approval on 8/7/2023.
Per the demolition affidavit, less than 50% of the exterior framing was to be removed. However, while framing, and unbeknownst to us, more than 50% of the framing was removed.
The project changed hands from one Contractor to another Contractor. Unfortunately, the new Contractor removed more than 50% of the exterior framing, without our knowledge, informing us or our approval. All development thus far has been done by City’s approval and we certainly had every intention to inform the City of any change, if any, had we known, but this partial exterior framing removal was unbeknown to us and we were not privy to it.
As a result of this action by the Contractor, a stop-work order was issued on 7/23/2024, which resulted in a technical demolition. We were also informed on 7/23/2024 that we have to apply for an Architecture and Site application as the project had resulted in a demolition.
We are now requesting approval of the demolition of the existing house to consort a brand new single family detached, 1 story house of approximately 2,433 square feet with an attached 2 car garage of approximately 524 square feet.
We request expeditious approval please, as we stand to loose a lot of time, money and workers, if this project is delayed. Thank You!
Respectfully,
__________________________________________________________
Sunayana Bedi
Owner
sunayana.bedi@yahoo.com
650.669.3466
EXHIBIT 7
LETTER OF JUSTIFICATION # 2
The project requires a 10 foot right of way dedication along Garden Lane. Consequently, this reduces the proposed front setback and requires a Variance application/fees.
Pursuant to Section 29.20.170 of the Town Code
The deciding body, on the basis of the evidence submitted at the hearing, may grant a variance if it finds that:
(1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zone; and
(2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
Based on the justification above, we request a variance.
Respectfully,
__________________________________________________________
Sunayana Bedi
Owner
sunayana.bedi@yahoo.com
650.669.3466
EXHIBIT 8
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-8529
June 9, 2023
Ms. Erin Walters, Associate Planner
TOWN OF LOS GATOS
Planning Department
110 E. Main Street
Los Gatos, California 95030
Re: Arborist Report – 16590 Garden Lane – B-21-0900
Dear Ms. Walters,
On May 24, 2023, I conducted a site visit at 16590 Garden Lane for the proposed one-story addition
and new driveway per your request and have prepared an Arborist Report. See attached tree inventory
map and site plan and site photographs.
There are a total of 12 protected trees on-site.
Tree Inventory Table
Tree
Number
Species
Name
Trunk
Canopy
Condition Expected
Impact
Remove or
Save
1 Valley Oak 32 ft Good Low Save
2 Deodar Cedar 30 ft Poor Low Save
3 Deodar Cedar 25 ft Poor Low Save
4 Deodar Cedar 25 ft Fair Low Save
5 Deodar Cedar 27 ft Fair Low Save
6 Coast
Redwood
25 ft Fair Save
7 Coast
Redwood
20 ft Good High Save
8 Coast
Redwood
20 ft Good High* Save
9 Red Ceader 15 ft Poor Moderate Save
10 Deodar Cedar 20 ft Good Low Save
11 Deodar Cedar 32 ft Good Low Save
12 Wild Cherry N/A Dead – fell over
in storm
N/A Remove
Recommendations:
1.Update existing tree locations to show actual location of tree. On site plans label tree number and
diameter.
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
EXHIBIT 9
2. Applicant’s team to provide diameter of each tree, fill in table above.
3. *Tree impact depends on proposed scope of work. Applicant to provide new design for garage and
driveway. Arborist to review revised design.
4. Tree protection and tree protection signage must be installed prior to issuance of a building permit.
5. The applicant’s team may choose to apply for a tree removal permit for Trees 2-5 and Tree 8.
Replacement trees or in-lieu fees will be required per Town Code.
6. Retain the services of a certified or consulting arborist who shall serve as the project arborist for
periodic monitoring of the project site and the health of those trees to be preserved. The project
arborist shall be present whenever activities occur which may pose a potential threat to the health
of the trees to be preserved and shall document all site visits.
7. Applicant to include tree table on page A-5.
8. Applicant to print Arborist report on a sheet of the building plans.
For additional questions, please contact me at (408) 761-4530.
Sincerely,
Rob Moulden, Town Arborist
Attachment 1 – Tree Inventory Map and Site Plan.
Existing and Proposed Site Plan
Attachment 2 – Site Photographs.
Tree
Number
Species Name Photograph
1 Valley Oak
2 Deodar Cedar
3 Deodar Cedar
4 Deodar Cedar
5 Deodar Cedar
6 Coast Redwood
7 Coast Redwood
8 Coast Redwood
9 Red Cedar
10 Deodar Cedar
11 Deodar Cedar
12 Wild Cherry N/A – Dead Fallen Tree – To be removed
Attachment 3 –
Town Code Sec. 29.10.1005. - Protection of trees during construction
(a) Protective tree fencing shall specify the following:
(1) Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter
galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more
than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree
preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline
area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type
II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter
strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only
(such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to
the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used
to avoid damaging any bark or branches.
(3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or
construction permits are issued and remain in place until the work is completed. Contractor shall
first obtain the approval of the project arborist on record prior to removing a tree protection fence.
(4) Warning sign. Each tree fence shall have prominently displayed an eight and one-half-inch by
eleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be removed and is
subject to penalty according to Town Code 29.10.1025."
(b) All persons, shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the dripline, or tree protection
zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be
retained which could be affected by the construction and prohibit any storage of construction
materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The
dripline shall not be altered in any way so as to increase the encroachment of the construction.
(2) Prohibit all construction activities within the TPZ, including but not limited to: excavation,
grading, drainage and leveling within the dripline of the tree unless approved by the Director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within
the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected
tree.
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the dripline when feasible.
(6) Retain the services of a certified or consulting arborist who shall serve as the project arborist
for periodic monitoring of the project site and the health of those trees to be preserved. The project
arborist shall be present whenever activities occur which may pose a potential threat to the health
of the trees to be preserved and shall document all site visits.
(7) The Director and project arborist shall be notified of any damage that occurs to a protected
tree during construction so that proper treatment may be administered.
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY: ESLREVIEWED BY: ESLSCALE: AS SHOWJOB NO: A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSSHEET INDEXPROJECT DATAEXISTINGCONDITIONSPROPOSEDPROJECTBEDI RESIDENCE16590 GARDEN LANE, LOS GATOS, CA.ARCHITECTURE AND SITE APPLICATION S-24-049- AND VARIANCE APPLICATION V-24- 0xxLOCATIONPROJECT TEAM“ABBREVIATIONSCOVER SHEETA - 1GENERAL NOTESDEMILOTION PLAN SHEET NOTESWASTE MANAGEMENT PLANVEHICLE & CONTRUCTION EQUIPMENT SERVICE AND STORAGESTANDARD EROSION CONTROL NOTESFIRE DEPARTMENT NOTESTANDARD BEST MANAGEMENT PRACTICE NOTESVICINITY MAPSFLOOR AREA RATIO CALCULATIONPLANNING DATA··SCOPE OF WORKAREA CALCULATIONADDITIONAL NOTESEXISTINGDEMOLITION PROPOSEDADDITIONTOTALREQUIREDEXHIBIT 10
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSCALGREENRESIDENTIALMANDATORYA - 2C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Res
idential Manda
tory39e3e733.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSChapter 4 – RESIDENTIAL MANDATORY MEASURESDivision 4.1 – PLANNING AND DESIGNStorm water drainage and retention during construction4.106.2Projects which disturb less than 1 acre of soil and are not part of a larger common planof development shall manage storm water drainage during construction.Grading and paving4.106.3Construction plans shall indicate how the site grading or drainage system will manageall surface water flows to keep water from entering buildings.Exception: Additions and alterations which do not alter the existing drainage path.Electric vehicle (EV) charging for new construction• Comply with Section 4.106.4.1, 4.106.4.2 or 4.106.4.3 for future installation and useof EV chargers.• Electric vehicle supply equipment (EVSE) shall be installed in accordance with theCalifornia Electrical Code, Article 625.Exceptions:4.106.41. On a case-by-case basis where the local enforcing agency has determined EVcharging and infrastructure are not feasible based upon 1 of the following:1.1. Where there is no commercial power supply.1.2. Verification that meeting requirements will alter the local utility infrastructuredesign requirements on the utility side of the meter increasing costs to thehomeowner/developer by more than $400.00 per dwelling unit.2. Accessory Dwelling Units and Junior Accessory Dwelling Units withoutadditional parking facilities.Note: For definitions of Accessory Dwelling Units and Junior Accessory Units, seeCALGreen Chapter 2.Page 2 of 16C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Residential Mandatory
f81db6e3
.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSEV charging: 1- & 2-family dwellings/townhouses with attached private garages• Install a listed raceway to accommodate a dedicated 208/240-volt branch circuit foreach dwelling unit.• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).4.106.4.1• Raceway shall originate at the main service or subpanel and terminate into a listedcabinet, box or other enclosure in close proximity to the proposed location of an EVcharger.• Raceways are required to be continuous at enclosed, inaccessible, or concealedareas and spaces.• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.Identification4.106.4.1.1Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging as “EV CAPABLE”. The racewaytermination location shall be permanently and visibly marked as “EV CAPABLE.”EV charging for multifamily dwellings• Applies to all multifamily dwelling units with parking facilities on the site.4.106.4.2• 10% of the total number of parking spaces provided for all types of parking facilities,but in no case less than 1, shall be electric vehicle charging spaces (EV spaces)capable of supporting future EVSE. Calculations for the number of EV spaces shallbe rounded up to the nearest whole number.Note: Construction documents are intended to demonstrate the project’s capabilityand capacity for facilitating future EV charging. There is no requirement for EV spacesto be constructed or available until EV chargers are installed for use.Page 3 of 16C:\Users\Gelmer Design
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l Mandatory94b47776.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSEV charging space (EV space) locations4.106.4.2.1Construction documents shall indicate the location of proposed EV spaces. Wherecommon use parking is provided at least 1 EV space shall be located in the commonuse parking areas and shall be available for use by all residents.EV charging stations (EVCS)When EV chargers are installed, EV spaces (required by Section 4.106.4.2.2, Item 3,)shall comply with at least 1 of the following options:4.106.4.2.1.11. The EV space shall be located adjacent to an accessible parking space meetingthe requirements of the California Building Code, Chapter 11A, to allow use ofthe EV charger from the accessible parking space.2. The EV space shall be located on an accessible route to the building, as definedin the California Building Code, Chapter 2.Exception: EVCS designed and constructed in compliance with the California BuildingCode Chapter 11B are not required to comply with Section 4.106.4.2.1.1 andSection 4.106.4.2.2, Item 3.EV charging space (EV space) dimensions4.106.4.2.2EV spaces shall be designed to comply with the following:1. The minimum length of each EV space shall be 18 feet.2. The minimum width of each EV space shall be 9 feet.3. 1 in every 25 EV spaces, but not less than 1, shall also have an 8-foot wideminimum aisle. A 5-foot wide minimum aisle shall be permitted provided theminimum width of the EV space is 12 feet.a. Surface slope for this EV space and aisle shall not exceed 1 unit verticalin 48 units horizontal (2.083% slope) in any direction.Page 4 of 16C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Residential Mandatorybb7bc83c.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSSingle EV space required• Install a listed raceway capable of accommodating a 208/240-volt dedicated branchcircuit.• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).4.106.4.2.3• Raceway shall originate at the main service or subpanel and shall terminate into alisted cabinet, box or enclosure in close proximity to the proposed location of the EVspace.• Construction documents shall identify the raceway termination point.• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.Multiple EV spaces required4.106.4.2.4• Construction documents shall indicate the raceway termination point and proposedlocation of future EV spaces and EV chargers. Construction documents shall alsoprovide information on amperage of future EVSE, raceway method(s), wiringschematics, and electrical load calculations to verify electrical panel servicecapacity and electrical system, including any on-site distribution transformer(s),have sufficient capacity to simultaneously charge all EVs at all required EV spacesat the full rated amperage of the EVSE.• Plan design shall be based upon a 40-ampere minimum branch circuit.• Required raceways and related components planned to be installed underground,enclosed, inaccessible or in concealed areas and spaces shall be installed at thetime of original construction.Identification4.106.4.2.5Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging purposes as “EV CAPABLE” inaccordance with the California Electrical Code.Page 5 of 16C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Residential Manda
toryb8236c1e.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSEV charging for hotels and motels4.106.4.3• Applies to all newly constructed hotels and motels.• Construction documents shall identify the location of EV spaces.Note: Construction documents are intended to demonstrate the project’s capabilityand capacity for facilitating future EV charging. There is no requirement for EV spacesto be constructed or available until EV chargers are installed for use.Number of required EV spaces4.106.4.3.1Table 4.106.4.3.1 shows the number of required EV spaces based on the total numberof parking spaces provided for all types of parking facilities.EV charging space (EV space) dimensions4.106.4.3.2EV spaces shall be designed to comply with the following:• Minimum length of each EV space shall be 18 feet.• Minimum width of each EV space shall be 9 feet.Single EV space required (similar to 4.106.4.2.3)• Install a listed raceway capable of accommodating a 208/240-volt dedicated branchcircuit.• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).4.106.4.3.3• Raceway shall originate at the main service or subpanel and shall terminate into alisted cabinet, box or enclosure in close proximity to the proposed location of the EVspace.• Construction documents shall identify the raceway termination point.• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.Page 6 of 16C:\Users\Gelmer Design\Downloads\PDF
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Mandatory9477daa6.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSMultiple EV spaces required (similar to 4.106.4.2.4)4.106.4.3.4• Construction documents shall indicate the raceway termination point and proposedlocation of future EV spaces and EV chargers. Construction documents shall alsoprovide information on amperage of future EVSE, raceway method(s), wiringschematics and electrical load calculations to verify electrical panel service capacityand electrical system, including any on-site distribution transformer(s), havesufficient capacity to simultaneously charge all EVs at all required EV spaces at thefull rated amperage of the EVSE.• Plan design shall be based upon a 40-ampere minimum branch circuit.• Required raceways and related components planned to be installed underground,enclosed, inaccessible or, in concealed areas and spaces shall be installed at thetime of original construction.Identification (similar to 4.106.4.2.5)4.106.4.3.5Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging purposes as “EV CAPABLE” inaccordance with the California Electrical Code.Accessible EV spaces4.106.4.3.6In addition to the requirements in Section 4.106.4.3, EV spaces for hotels/motels andall EVSE, when installed, shall comply with the accessibility provisions for EV chargingstations in the California Building Code, Chapter 11B.Division 4.2 – ENERGY EFFICIENCYScope4.201.1&5.201.1• Standards for residential buildings do not require compliance with levels ofminimum energy efficiency beyond those required by the 2019 California EnergyCode.Page 7 of 16• Energy efficiency requirements for low-rise residential (Section 4.201.1) and high-rise residential/hotels/motels (Section 5.201.1) are now in both residential andnonresidential chapters of CALGreen.C:\Users\Gelmer Design
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l Mandatory74e4aa5e.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSDivision 4.3 – WATER EFFICIENCY AND CONSERVATIONWater conserving plumbing fixtures and fittingsPlumbing fixtures and fittings shall comply with the following:4.303.1.1 − Water closets: ≤ 1.28 gal/flush.4.303.1.2 − Wall mounted urinals: ≤ 0.125 gal/flush; all other urinals ≤ 0.5gal/flush.4.303.14.303.1.3.1 − Single showerheads: ≤ 1.8 gpm @ 80 psi.4.303.1.3.2 − Multiple showerheads: combined flow rate of all showerheadscontrolled by a single valve shall not exceed 1.8 gpm @ 80 psi, oronly 1 shower outlet is to be in operation at a time.4.303.1.4.1 − Residential lavatory faucets: maximum flow rate ≤ 1.2 gpm @ 60psi; minimum flow rate ≥ 0.8 gpm @ 20 psi.4.303.1.4.2 − Lavatory faucets in common and public use areas of residentialbuildings: ≤ 0.5 gpm @ 60 psi.4.303.1.4.3 − Metering faucets: ≤ 0.2 gallons per cycle.4.303.1.4.4 − Kitchen faucets: ≤ 1.8 gpm @ 60 psi; temporary increase to 2.2gpm allowed but shall default to 1.8 gpm.Standards for plumbing fixtures and fittings4.303.2Plumbing fixtures and fittings shall be installed in accordance with the CaliforniaPlumbing Code, and shall meet applicable standards referenced in Table 1701.1 of theCalifornia Plumbing Code.Outdoor potable water use in landscape areas4.304.1New residential developments shall comply with a local water efficient landscapeordinance or the current California Department of Water Resources’ Model WaterEfficient Landscape Ordinance (MWELO), whichever is more stringent.Division 4.4 – MATERIAL CONSERVATION & RESOURCE EFFICIENCYRodent proofing4.406.1Annular spaces around pipes, electric cables, conduits or other openings insole/bottom plates at exterior walls shall be closed with cement mortar, concretemasonry or a similar method acceptable to the enforcing agency to prevent passage ofrodents.Page 8 of 16
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSA - 3CALGREENRESIDENTIALMANDATORYC:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Residential Mandatoryf7d1f576.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSConstruction waste management• Recycle and/or salvage for reuse a minimum of 65% of the nonhazardousconstruction and demolition waste in accordance with either Section 4.408.2,4.408.3 or 4.408.4, or meet a more stringent local construction and demolitionwaste management ordinance.4.408.1• Provide documentation to the enforcing agency per Section 4.408.5.Exceptions:1. Excavated soil and land-clearing debris.2. Alternative waste reduction methods developed by working with local enforcingagencies if diversion or recycle facilities capable of compliance with this item donot exist or are not located reasonably close to the jobsite.3. The enforcing agency may make exceptions to the requirements of this sectionwhen isolated jobsites are located in areas beyond the haul boundaries of thediversion facility.Construction waste management plan4.408.2Submit a construction waste management plan meeting Items 1 through 5 inSection 4.408.2. Plans shall be updated as necessary and shall be available forexamination during construction.Waste management company4.408.3Utilize a waste management company, approved by the enforcing agency, which canprovide verifiable documentation that diverted construction and demolition wastematerials meet the requirements in Section 4.408.1.Page 9 of 16C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen
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ial Mandatory2376055d.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSWaste stream reduction alternative [LR]4.408.4&4.408.4.1• Projects that generate a total combined weight of construction and demolition wastedisposed in landfills, which do not exceed 2 pounds per square foot of the buildingarea, shall meet the minimum 65% construction waste reduction requirement inSection 4.408.1.Operation and maintenance manual4.410.1At the time of final inspection, a manual, compact disc, web-based reference or othermedia acceptable to the enforcing agency which covers 10 specific subject areas shallbe placed in the building.Recycling by occupants4.410.2Where 5 or more multifamily dwelling units are constructed on a building site, providereadily accessible area(s) that serves all buildings on the site and is identified for thedepositing, storage and collection of nonhazardous materials for recycling, including(at minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals,or meet a lawfully enacted local recycling ordinance, if more restrictive.Exception: Rural jurisdictions that meet and apply for the exemption in PublicResources Code Section 42649.82 (a)(2)(A) et seq. are not required to comply with theorganic waste portion of this section.Division 4.5 – ENVIRONMENTAL QUALITYFireplaces - General4.503.1Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installedwoodstove or pellet stove shall comply with U.S. EPA New Source PerformanceStandards (NSPS) emission limits as applicable, and shall have a permanent labelindicating they are certified to meet the emission limits. Woodstoves, pellet stoves, andfireplaces shall also comply with all applicable local ordinances.Page 10 of 16• Projects that generate a total combined weight of construction and demolition wastedisposed in landfills, which do not exceed 3.4 pounds per square foot of the buildingarea shall meet the minimum 65% construction waste reduction requirement inSection 4.408.1.C:\Users\Gelmer Des
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.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSProtection of mechanical equipment during construction4.504.1At the time of rough installation, during storage on the construction site and until finalstartup of the heating, cooling and ventilating equipment, all duct and other related airintake and distribution component openings shall be covered. Tape, plastic,sheetmetal or other methods acceptable to the enforcing agency to reduce the amountof water, dust and debris entering the system may be used.Adhesives, sealants and caulksAdhesives, sealants and caulks used on the project shall meet the requirements of thefollowing standards unless more stringent local or regional air pollution or air qualitymanagement district rules apply:4.504.2.11. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealantprimers, and caulks shall comply with local or regional air pollution control or airquality management district rules where applicable or SCAQMD Rule 1168 VOClimits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products shallalso comply with the Rule 1168 prohibition on the use of certain toxic compounds(chloroform, ethylene dichloride, methylene chloride, perchloroethylene andtrichloroethylene), except for aerosol products, as specified in Subsection 2.2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulkingcompounds (in units of product, less packaging, which do not weigh more than 1pound and do not consist of more than 16 fluid ounces) shall comply withstatewide VOC standards and other requirements, including prohibitions on useof certain toxic compounds, of California Code of Regulations (CCR), Title 17,commencing with Section 94507.Paints and coatings4.504.2.2Architectural paints and coatings shall comply with VOC limits in Table 1 of theAir Resources Board Architectural Suggested Control Measure, as shown inTable 4.504.3, unless more stringent local limits apply. The VOC content limit forcoatings that do not meet the definitions for the specialty coatings categories listed inTable 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat, orNonflat-high Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36,and 4.37 of the 2007 California Air Resources Board, Suggested Control Measure, andthe corresponding Flat, Nonflat, or Nonflat-high Gloss VOC limit in Table 4.504.3 shallapply.Page 11 of 16C:\Users\Ge
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l Mandatoryebd47ca1.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSAerosol paints and coatings4.504.2.3&4.504.2.4• Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC inSection 94522(a)(2) and other requirements, including prohibitions on use of certaintoxic compounds and ozone depleting substances, in Sections 94522(e)(1) and(f)(1) of California Code of Regulations, Title 17, commencing with Section 94520;and in areas under the jurisdiction of the Bay Area Air Quality Management Districtshall additionally comply with the percent VOC by weight of product limits ofRegulation 8, Rule 49.• Documentation is required per Section 4.504.2.4.Carpet systemsCarpet installed in the building interior shall meet the testing and product requirementsof 1 of the following:1. Carpet and Rug Institute’s Green Label Plus Program.4.504.32. California Department of Public Health, “Standard Method for the Testing andEvaluation of Volatile Organic Chemical Emissions from Indoor Sources UsingEnvironmental Chambers,” Version 1.1, February 2010 (also known asSpecification 01350).3. NSF/ANSI 140 at the Gold level.4. Scientific Certifications Systems Indoor Advantage™ Gold.Carpet cushion4.504.3.1Carpet cushion installed in the building interior shall meet the requirements of theCarpet and Rug Institute’s Green Label program.Carpet adhesive4.504.3.2Carpet adhesives shall meet the requirements of Table 4.504.1.Page 12 of 16C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen Residential Mandatory84210fa5.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSResilient flooring systemsWhere resilient flooring is installed, at least 80% of floor area receiving resilient flooringshall comply with 1 or more of the following:4.504.41. Products compliant with the California Department of Public Health, “StandardMethod for the Testing and Evaluation of Volatile Organic Chemical Emissionsfrom Indoor Sources Using Environmental Chambers,” Version 1.1, February2010 (also known as Specification 01350), certified as a CHPS Low-EmittingMaterial in the Collaborative for High Performance Schools (CHPS) HighPerformance Products Database.2. Products certified under UL GREENGUARD Gold (formerly the GreenguardChildren & Schools program).3. Certification under the Resilient Floor Covering Institute (RFCI) FloorScoreprogram.4. Meet the California Department of Public Health, “Standard Method for theTesting and Evaluation of Volatile Organic Chemical Emissions from IndoorSources Using Environmental Chambers,” Version 1.1, February 2010 (alsoknown as Specification 01350).Composite wood products• Hardwood plywood, particleboard and medium density fiberboard composite woodproducts used on the interior or exterior of the building shall meet the requirementsfor formaldehyde as specified in the Air Resources Board’s Air Toxics ControlMeasure for Composite Wood (17 CCR 93120 et seq.), as shown in Table 4.504.5.4.504.5&4.504.5.1• Definition of Composite Wood Products: Composite wood products includehardwood plywood, particleboard, and medium density fiberboard. “Compositewood products” do not include hardboard, structural plywood, structural panels,structural composite lumber, oriented strand board, glued laminated timber,prefabricated wood I-joists, or finger-joined lumber, all as specified in CCR,Title 17, Section 93120.1(a).Page 13 of 16• Documentation is required per Section 4.504.5.1.C:\Users\Gelmer Design\Downloads\PDF Images\2019 Calgreen
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toryc3010e56.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTION4.505.2REQUIREMENTSConcrete slab foundationsConcrete slab foundations or concrete slab-on-ground floors required to have a vaporretarder by the California Building Code, Chapter 19, or the California ResidentialCode, Chapter 5, respectively, shall also comply with this section.Capillary breakA capillary break shall be installed in compliance with at least 1 of the following:4.505.2.11. A 4-inch thick base of ½ inch or larger clean aggregate shall be provided with avapor retarder in direct contact with concrete and a concrete mix design, whichwill address bleeding, shrinkage, and curling, shall be used. For additionalinformation, see American Concrete Institute, ACI 302.2R-06.2. Other equivalent methods approved by the enforcing agency.3. A slab design specified by a licensed design professional.Moisture content of building materialsBuilding materials with visible signs of water damage shall not be installed. Wall andfloor framing shall not be enclosed when the framing members exceed 19% moisturecontent. Moisture content shall be verified in compliance with the following:1. Moisture content shall be determined with either a probe-type or a contact-typemoisture meter. Equivalent moisture verification methods may be approved bythe enforcing agency and shall satisfy requirements in Section 101.8.4.505.32. Moisture readings shall be taken at a point 2 feet to 4 feet from the gradestamped end of each piece to be verified.3. At least 3 random moisture readings shall be performed on wall and floor framingwith documentation acceptable to the enforcing agency provided at the time ofapproval to enclose the wall and floor framing.Insulation products which are visibly wet or have a high moisture content shall bereplaced or allowed to dry prior to enclosure in wall or floor cavities. Manufacturers’drying recommendations shall be followed for wet-applied insulation products prior toenclosure.Page 14 of 16C:\Users\Gelmer Des
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.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSBathroom exhaust fansEach bathroom shall be mechanically ventilated and shall comply with the following:1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside thebuilding.4.506.12. Unless functioning as a component of a whole house ventilation system, fansmust be controlled by a humidity control.a. Humidity controls shall be capable of manual or automatic adjustmentbetween a relative humidity range of ≤ 50% to a maximum of 80%.b. A humidity control may be a separate component to the exhaust fan and isnot required to be integral or built-in.Note: For CALGreen, a bathroom is a room which contains a bathtub, shower, ortub/shower combination. Fans or mechanical ventilation is required in each bathroom.Heating and air-conditioning system designHeating and air-conditioning systems shall be sized, designed and equipment selectedusing the following methods:1. The heat loss and heat gain is established according to ANSI/ACCA 2Manual J – 2016 (Residential Load Calculation), ASHRAE handbooks or otherequivalent design software or methods.4.507.22. Duct systems are sized according to ANSI/ACCA 1 Manual D – 2016(Residential Duct Systems), ASHRAE handbooks or other equivalent designsoftware or methods.3. Select heating and cooling equipment according to ANSI/ACCA 3Manual S – 2014 (Residential Equipment Selection) or other equivalent designsoftware or methods.Exception: Use of alternate design temperatures necessary to ensure the systemsfunction are acceptable.Page 15 of 16C:\Users\Ge
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l Mandatory353ac235.png2019 CALGREEN RESIDENTIAL MANDATORY MEASURESEFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODESECTIONREQUIREMENTSCHAPTER 7 – INSTALLER & SPECIAL INSPECTOR QUALIFICATIONSInstaller trainingHVAC system installers shall be trained and certified in the proper installation of HVACsystems and equipment by a recognized training or certification program. Examples ofacceptable HVAC training and certification programs include, but are not limited to, thefollowing:702.11. State certified apprenticeship programs.2. Public utility training programs.3. Training programs sponsored by trade, labor or statewide energy consulting orverification organizations.4. Programs sponsored by manufacturing organizations.5. Other programs acceptable to the enforcing agency.Special inspection702.2When required by the enforcing agency, special inspectors must be qualified and ableto demonstrate competence to the enforcing agency in the discipline in which they areinspecting.Documentation703.1Documentation of compliance shall include, but is not limited to, constructiondocuments, plans, specifications, builder or installer certification, inspection reports, orother methods acceptable to the local enforcing agency. Other specific documentationor special inspections necessary to verify compliance are specified in appropriatesections of CALGreen.Page 16 of 16
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringPROPOSED SITE PLAN - 1/8"=1'SITE PLANNOTESA - 4SYMBOLOGYEXISTING SITE PLAN - 1/16"=1'DRIVEWAY DETAIL
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringARBORISTREPORTA - 5
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSEXISTING FLOORPLANA - 6SYMBOLOGYNOTESEXISTING FLOOR PLAN - 1/4"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringEXISTINGELEVATIONSA - 7EXISTING FRONT ELEVATIONS - 1/4"=1'EXISTING REAR ELEVATIONS - 1/4"=1'EXISTING LEFT ELEVATIONS - 1/8"=1'EXISTING RIGHT ELEVATIONS - 1/8"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSSYMBOLOGYKEYNOTESNOTESPROPOSED FLOORPLANA - 830" MIN24" MIN 5' MIN VENT TERMINATION12" MINIMUMABOVE ROOF8' MINIMUMFROM WALL18" MIN.DETAILSPROPOSED FLOOR PLAN - 1/4"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringPROPOSEDELEVATIONSA - 9PLAN SPECIFICATIONSNOTESCITY STAMPSKEYNOTESDETAILSSLOPE16590PROPOSED FRONT ELEVATIONS - 1/4"=1'PROPOSED REAR ELEVATIONS - 1/4"=1'PROPOSED RIGHT ELEVATIONS - 1/4"=1'PROPOSED LEFT ELEVATIONS - 1/4"=1'
CITY STAMPSSYMBOLOGYNOTES.392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringATTIC VENTILATION CALCULATION.PROPOSED ROOF PLAN - 1/4"=1'PROPOSED ROOFPLANA - 10
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringFOUNDATIONVENT ANDSECTIONA - 11CITY STAMPSPROPOSED FOUNDATION FLOOR PLAN - 1/4"=1'UNDER FLOOR VENTILATION CALCULATION.KEYNOTESSECTION 1 - 1/4"=1'SECTION 2 - 1/4"=1'SECTION 3 - 1/4"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringCITY STAMPSEXISTING ANDPROPOSED AREASA - 12PROPOSED AREASEXISTING AREAS - 1/4"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringPROPOSEDELECTRICALFLOOR PLANE - 1CITY STAMPSSYMBOLOGY” ” ”– – ’– – – ELECTRICAL GENERAL NOTESROOM OUTLETSDRYER EXHAUST VENT PER 504.32019 CMCSHEET NOTESGFCI OUTLETS (GROUND FAULT CIRCUITINTERRUPTER) CEC210.8MECHANICAL AND PLUMBING NOTESCFM CALCULATIONPROPOSED FLOOR PLAN - 1/4"=1'
392 WHITNEY WAY,MORGAN HILL, CA 95037EMAIL: ADMIN@GD-SE.COMTEL: 408-659-558016590 GARDEN LANE, LOS GATOS, CA
REVISION SIGN:DATE DESCRIPTION
BUILDING SUBMITTAL BEDI RESIDENCEDATE: 10 / 16 / 2024DESIGNER BY:ESLREVIEWED BY:ESLSCALE: AS SHOWJOB NO:A - 21 - 21SHEET NO.10/16/2024 Structural EngineeringARCHITECTURALARCHITECTURAL (CONT.)ELECTRICALMECHANICALCALGREEN:GENERAL NOTESCITY STAMPSE - 2