Staff Report with Exhibits 1 through 11.16500 Marchmont Dr
PREPARED BY: Suray Nathan
Assistant 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: 5
DATE: January 3, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct a New Single-Family Residence
with Reduced Front and Side Yard Setbacks on a Nonconforming Vacant
Property Zoned R-1:8. Located at 16500 Marchmont Drive. APN 532-08-017.
Categorically Exempt Pursuant to CEQA Guidelines Section 15303(a): New
Construction or Conversion of Small Structures. Property Owners: Ahmad
Shamsoddini, Elham Eshraghi, and Mehrdad Alipour. Applicant: Tony Jeans.
Project Planner: Suray Nathan.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8 – Single-Family Residential, 8,000 square-foot minimum
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 5,116 square feet
Surrounding Area:
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion
of Small Structures.
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:10
East Residential Low Density Residential R-1:10
West Residential Low Density Residential R-1:8
PAGE 2 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303(a): New
Construction or Conversion of Small Structures;
▪ As required by Section 29.10.265 of the Town Code for modification of zoning rules on
nonconforming lots, including setback requirements;
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except for the requested front and side yard setback reductions; and
▪ The project is in compliance with the Residential Design Guidelines for single-family
residences not located in the hillside area.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the west side of Hilow Road, just south of the corner of
Marchmont Drive and Hilow Road (Exhibit 1). All surrounding properties are zoned for and
developed with single-family residential uses. The property is a 5,116-square foot vacant lot
and is zoned R-1:8.
On January 10, 2024, the Town approved a Senate Bill 9 (SB 9) Urban Lot Split that was
submitted by the current applicant for this Architecture and Site application. The Urban Lot
Split divided a 12,426-square foot lot into two parcels: a 7,310-square foot lot developed with a
1,950-square foot single-story dwelling, and the subject property, a 5,116-square foot vacant
lot.
The R-1:8 zone requires a minimum lot size of 8,000 square feet and a minimum lot width of 60
feet. The subject property is 5,116 square feet with a lot width of 54 feet. Therefore, the
subject property is nonconforming as to lot size and lot width. The only nonconforming
property within the immediate neighborhood is the other parcel created through the SB 9
Urban Lot Split, which has a lot size of 7,310 square feet.
On June 11, 2024, the applicant applied for an Architecture and Site Application (S-24-021) for a
proposed 1,468-square foot single-story residence with an attached 510-square foot garage,
1,081 square feet of below-grade square footage, and a 512-square foot basement-level
Accessory Dwelling Unit (ADU). The proposed residence includes reduced front and side yard
setbacks.
PAGE 3 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
The proposed project meets the technical requirements of the Town Code for floor area,
building coverage, parking, and height. The project is being referred to the Planning
Commission to consider whether the reduced setbacks are consistent with other homes in the
immediate neighborhood.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the west side of Hilow Road, just south of the corner of
Marchmont Drive and Hilow Road, approximately a quarter of a mile south of Shannon
Road and half a mile west of Los Gatos Boulevard (Exhibit 1). All surrounding properties are
zoned for and developed with single-family residential uses.
B. Project Summary
The applicant is proposing a new 1,468-square foot single-story residence with an attached
510-square foot garage, 1,081 square feet of below-grade square footage, and a 512-square
foot basement-level ADU. The proposed residence includes a front setback of 16 feet,
where 25 feet is required by the zone, side yard setbacks of six feet on both sides, where
eight feet is required by the zone, and a height of 20 feet, 11 and a half inches, where a
maximum height of 30 feet is allowed by the zone.
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The parcel is 5,116 square feet
where the minimum for an R-1:8 zone parcel is 8,000 square feet, and therefore, it is
considered nonconforming. The applicant is requesting an exception pursuant to Town
Code Section 29.10.265, which allows the Planning Commission to consider modification of
any rule of the zone, including front, side, and rear yard requirements, by the terms of an
architecture and site approval so that the building and its use will be compatible with the
neighborhood.
DISCUSSION:
A. Architecture and Site Analysis
Pursuant to Town Code Section 29.40.075, the maximum allowable square footage for the
5,116-square foot property is 1,791 square feet for a residence and 512 square feet for a
garage. The applicant is proposing a new 1,468-square foot single-story residence with an
attached 510-square-foot garage, 1,081 square feet of below-grade square footage, and a
512-square foot basement-level ADU (Exhibit 11). Pursuant to state law, the ADU will be
processed under a ministerial building permit and is not the subject of this Architecture and
Site application.
PAGE 4 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
The applicant has provided a Letter of Justification detailing the project (Exhibit 4). The
project proposes a traditional style residence with details consistent with the neighborhood
(Exhibit 11). Proposed exterior materials include: a composite shingle roof; gray/beige
stucco siding; black wood-clad windows with divided lights; 14-inch square wood columns;
wood railing; and a cedar-stained wood garage door at the front façade (Exhibit 5). The
proposed one-story residence includes a 1,468-square foot main floor, a 510-square foot
attached garage, 1,081 square feet of below-grade square footage, and a 512-square foot
basement ADU. A summary of the floor area for the proposed residence is included in the
table below.
Floor Area Summary
Allowed SF Proposed SF
First Floor 1,791 1,468
Below Grade Area N/A 1,087
Garage 512 510
B. Site Design
The proposed residence would be centered between the side property lines, extending two
feet into each required side setback (Exhibit 11). The residence also extends nine feet into
the required front setback, but would comply with the required rear setback. An attached
two-car garage would be located on the south side of the residence and served by a
driveway taking access from Hilow Road. The proposed site design provides a street
presence that is consistent with the immediate neighborhood.
C. Building Design
The proposed residence is designed in a generic traditional architectural style, with
gray/beige stucco siding, black wood-clad windows with divided lights, 14-inch square wood
columns, wood railing, and a cedar-stained wood garage door at the front façade (Exhibit 5).
The proposed hipped roof has grey composite shingles.
The Town’s Consulting Architect reviewed the proposed residence on June 14, 2024
(Exhibit 6). In the report, the Consulting Architect noted that the proposed residence is
modest in size in a generic-traditional architectural style. Its height is limited by placing
roughly half of the floor space in a cellar configuration. The Consulting Architect identified
six issues and concerns and provided recommendations for changes to increase
compatibility with the Residential Design Guidelines and the immediate neighborhood. In
response to these recommendations, the applicant made modifications to the design of the
residence and submitted a letter responding to the recommendations (Exhibit 7). The
Consulting Architect’s issues and recommendations are provided below, followed by the
applicant’s response in italics.
1. While the overall height of the house would be limited by virtue of the partially below-
grade configuration, the eave line would be considerably higher than other homes in its
PAGE 5 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
immediate neighborhood. That would not be consistent with Residential Design
Guideline 3.3.2. Recommendation: Redesign the entry porch to be compatible with
other homes in the neighborhood. Recommendations include eliminating the stone
façade and adding landscaping to buffer the view of the tall porch eave line.
Entry Porch Design:
a. Stone accents eliminated.
b. Residential Design Guideline 3.10.1:
i. The column design has been amended to painted wood construction.
ii. A well-proportioned beam has been added above the porch columns and is
visible from both inside and outside of the porch.
iii. The railings have been amended to painted wood construction.
iv. The vertical balusters will be constructed with simple square balusters.
v. The porch stairs are specified to match the finish of the porch flooring.
vi. The landscape plan includes plantings to buffer the porch eave line.
2. The proposed metal roofing would be out of character in this neighborhood. Select a
roofing material that is more consistent with the material, color, and texture of other
homes in the immediate neighborhood.
The standing seam metal roof has been removed, and grey composite shingles have
been proposed to be more consistent in material, color, and texture with nearby
neighborhood homes.
3. Avoid designs that allow the garage to dominate the street façade and limit the
prominence of the garage by recessing the garage door to be consistent with Residential
Design Guideline 3.4.1.
The garage door has been recessed to be consistent with Residential Design Guideline
3.4.1.
4. Residential Design Guideline 3.10.4 states that chimneys should extend to ground level
and avoid cantilevers above ground level. Extend the proposed cantilevered chimney to
grade consistent with Residential Design Guideline 3.10.4.
The applicant has added corbels to the cantilevered chimney; however, has not extended
the chimney to grade to be consistent with Residential Design Guidelines 3.10.4 as
recommended by the Town’s Consulting Architect.
5. Wood trim is encouraged on stucco houses, and divided lights are common in many
home styles in Los Gatos. Add trim at all windows to be consistent with Residential
Design Guideline 3.7.4.
Window trim has been added to all doors and windows, and all windows now include
divided lights.
PAGE 6 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
6. The proposed columns are too small for the scale of this house. Increase the size of the
columns on the rear façade to be consistent with Residential Design Guideline 3.10.1.
The size of the columns at the rear balcony have been increased.
D. Tree Impacts
The subject property contains seven trees: three Siberian Elms; one Olive; one Deodar
Cedar; one Aleppo Pine; and one Pepper tree. The project proposes removal of five of the
protected trees (Exhibit 11, Sheet A1.1). Pursuant to Section 29.10.0970 of the Town Code,
fruit trees less than 18 inches in diameter may be removed without a tree removal permit.
The Consulting Arborist provided recommendations for tree preservation and
recommended planting 15 replacement trees of 15-gallon size to offset the proposed tree
removal (Exhibit 8). The development plans show that 23 trees would be planted to offset
the tree removal.
E. Parking
Pursuant to Section 29.10.150(c)(1) of the Town Code, a single-family residence requires
two on-site parking spaces. The applicant has satisfied the requirement by including an
attached two-car garage (Exhibit 11, Sheet A2.1).
F. Neighborhood Compatibility
The immediate neighborhood is predominantly one-story single-family residences. Based
on Town and County records, the residences in the immediate area range in size from 1,618
square feet to 4,723 square feet. The floor area ratios range from 0.12 to 0.27. The
proposed residence would be 1,468 square feet with a floor area ratio of 0.29. Pursuant to
Town Code, the maximum allowable square footage for the 5,116-square foot lot is 1,791
square feet with a maximum floor area ratio of 0.35. The table below reflects the current
conditions of the immediate neighborhood:
Address Zoning
House
Floor
Area
Garage
Floor
Area
Total
Floor
Area
Lot Size House
FAR
No. of
Stories
16500 Marchmont Dr (E) R-1:8 N/A N/A N/A 5,116 N/A N/A
16500 Marchmont Dr (P) R-1:8 1,468 510 1,978 5,116 0.29 1
16500 Marchmont Dr Par 1 R-1:8 1,950 435 2,385 7,310 0.27 1
16501 Marchmont Dr R-1:8 1,618 899 2,517 13,550 0.12 1
159 Cardinal Ln R-1:10 2,258 492 2,750 12,720 0.18 1
160 Robin Wy R-1:10 2,858 500 3,358 14,374 0.20 1
135 Longmeadow Dr R-1:10 2,854 441 3,295 16,552 0.17 1
139 Longmeadow Dr R-1:10 4,723 789 5,512 25,384 0.19 1
201 Marchmont Dr R-1:10 2,101 507 2,608 9,928 0.21 1
PAGE 7 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
The proposed residence would be the largest home in the immediate neighborhood in
terms of FAR, but the smallest in terms of floor area.
G. Setbacks
The vacant property was created by the applicant through an Urban Lot Split under SB 9,
resulting in a nonconforming parcel size of 5,116 square feet and a nonconforming lot width
of 54 feet. The proposed project includes an exception to the required front and side yard
setbacks (Exhibit 11). Pursuant to the Town Code, the required front setback is 25 feet, and
the proposed front setback is 16 feet. The required side yard setback is eight feet, and the
proposed side setbacks are six feet on each side.
Town Code Section 29.10.265 allows modification of any rule of the zone, including front,
side, and rear yard setback requirements, under an Architecture and Site application if it is
found that the building and its use will be compatible with the neighborhood. The applicant
provided information on neighborhood compatibility in Exhibits 6 and 10.
The applicant provided a Letter of Justification for the reduced setbacks (Exhibit 9). In their
letter, the applicant notes that the property is nonconforming in terms of size and width,
making it appropriate to consider reduced setbacks. The applicant also notes that the
property’s frontage on Hilow Road is unusual to the neighborhood pattern. Lastly, the
applicant provided an exhibit showing the approximate distance of neighboring residences
to their property lines and edge of the street to demonstrate the compatibility of the
proposed setbacks with the neighborhood. This includes the property to the north of the
subject property, which is the other parcel created through the SB 9 Urban Lot Split.
Regarding the nonconforming characteristics of the property, staff notes that they did not
exist prior to the SB 9 lot split. The applicant determined the subject property’s size and
width, consistent with the requirements of SB 9. The property’s frontage on Hilow Road is
unique for the neighborhood, but also resulted from the SB 9 lot split. Regarding the
consistency of the proposed reduced setbacks within the neighborhood, the applicant’s
exhibit provides dimensions, but does not indicate whether the measured setbacks are
front, side, or street-side. The following table reflects the setbacks provided in Town
records.
Address Zoning
Required
Front Yard
Setback
Proposed
or
Existing
Front
Yard
Setback
Required
Side
Yard and
Street
Side
Yard
Setbacks
Proposed
or Existing
Side Yard/
Street Side
Setbacks
16500 Marchmont Dr (Parcel 2) R-1:8 25' 16' 8’ 6’
16500 Marchmont Dr (Parcel 1) R-1:8 25' 25' 8’/15’ 11’/15’
PAGE 8 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
16501 Marchmont Dr R-1:8 25' 25'-11" 8’/15’ 16’-11”/18’
159 Cardinal Lane R-1:10 25' 26'-6" 10’/15’ 5’/16’-2”
160 Robin Way R-1:10 25' 30' 10’/15’ 8’/16’
201 Marchmont Dr R-1:8 25' 25’ 8’/15’ *
*No Town records were found.
The neighborhood analysis shows that the subject house is the only one that does not
conform to the front yard setback; however, two houses do not conform to the side yard
setback. As such, staff is unable to make the finding that the proposed reduced front yard
setback is compatible with the neighborhood, as required by Town Code Section 29.10.265.
H. Neighbor Outreach
The applicant provided a map showing the homes visited along with a list of the names of
the neighbors they consulted (Exhibit 10). The applicant mentioned that they have
consulted with several neighbors who have verbally expressed support for the project. At
the time of preparation of this report, no public comment has been received.
I. 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:
Story poles and project signage were installed on the subject property prior to mailing of
notices for the public hearing. Written notice was sent to property owners and residents
within 300 feet of the subject property. At the time of preparation of this report, no public
comment has been received.
CONCLUSION:
A. Summary
The applicant requests approval to construct a new single-family residence with reduced
front and side yard setbacks on a nonconforming vacant property. The proposed residence
includes a front setback of 16 feet, where 25 feet is required, and side setbacks of six feet,
where eight feet is required. The R-1:8 zone requires a minimum lot size of 8,000 square
feet and a minimum lot width of 60 feet. The subject property is 5,116 square feet with a lot
width of 54 feet. Therefore, the subject property is nonconforming as to lot size and lot
width. Town Code Section 29.10.265(3) allows the Planning Commission to modify the front
and side yard setback requirement of a nonconforming lot if it is found that the building and
its use will be compatible with the neighborhood.
PAGE 9 OF 9
SUBJECT: 16500 Marchmont Drive/S-24-021
DATE: January 3, 2025
B. Recommendation
Based on the analysis provided above, staff recommends that the Planning Commission
deny the Architecture and Site application as the proposed reduced front setback is not
compatible with the neighborhood as required by Town Code Section 29.10.265.
C. Alternatives
Alternatively, the Commission can:
1. Approve the application by taking the following actions:
a. Make the finding that the proposed project is categorically exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality
Act, Section 15303: New Construction or Conversion of Small Structures (Exhibit 2);
b. Make the finding as required by Section 29.10.265 of the Town Code for allowing an
exception to setbacks on a non conforming property (Exhibit 2);
c. Make the finding that the project complies with the objective standards on Chapter
29 of the Town Code except the requested front and side yard setback reduction
(Exhibit 2);
d. 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);
e. Make the finding that the project is in compliance with the Residential Design
Guidelines for single-family residences not located in hillside areas (Exhibit 2); and
f. Approve Architecture and Site Application S-24-021 with the draft conditions
contained in Exhibit 3.
2. Continue the matter to a date certain with specific direction; or
3. Approve the application with additional and/or modified conditions.
EXHIBITS:
1. Location Map
2. Required Findings
3. Recommended Conditions of Approval
4. Letter of Justification
5. Color and Materials Board
6. Consulting Architect’s Report
7. Applicant’s Response to the Consulting Architect's Report
8. Consulting Arborist’s Report
9. Letter of Justification for reduced setbacks
10. Applicant’s neighborhood outreach efforts
11. Development Plan
This Page
Intentionally
Left Blank
MARCHMONT D
R HILOW RDTOPPING WY
CARDINAL LN
ROBIN WYLONGMEADOW DRSTONYBROOK RDBLUEBERRY HILL DRROSA
L
I
E
C
T
16500 Marchmont Drive
0 0.250.125 Miles
°
Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
EXHIBIT 1
This Page
Intentionally
Left Blank
N:\DEV\PLANNING PROJECT FILES\Marchmont Drive\16500\S-24-021\Public Meeting Documents\Planning Commission\
PLANNING COMMISSION – January 8, 2025
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
16500 Marchmont Drive
Architecture and Site Application S-24-021
Consider a Request for Approval to Construct a New Single-Family Residence with
Reduced Front and Side Yard Setbacks on a Nonconforming Vacant Property Zoned
R-1:8. APN 532-08-017. Categorically Exempt Pursuant to CEQA Guidelines Section
15303(a): New Construction or Conversion of Small Structures.
Property Owners: Ahmad Shamsoddini, Elham Eshraghi, and Mehrdad Alipour
Applicant: Tony Jeans
Project Planner: Suray Nathan
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(a): New
Construction or Conversion of Small Structures.
Required finding for a setback exception on a non-conforming property:
■ As required by Section 29.10.265 of the Town Code for modification of zoning rules
on nonconforming lots, including setback requirements:
1. The subject property is nonconforming with regard to lot size; and
2. The front and side setbacks of the new residence are compatible with the
neighborhood.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code
except for the requested front and side yard setback reductions.
Required compliance with the Residential Design Guidelines:
■ The project design is in compliance with the Residential Design Guidelines for single-
family residences not located in the hillside area in that the Town’s Consulting
Architect has reviewed the proposal, and recommendations were provided to
address consistency with the immediate neighborhood to which the applicant
responded with design changes and/or justification.
EXHIBIT 2
N:\DEV\PLANNING PROJECT FILES\Marchmont Drive\16500\S-24-021\Public Meeting Documents\Planning Commission\
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
PLANNING COMMISSION – January 8, 2025
CONDITIONS OF APPROVAL
16500 Marchmont Drive
Architecture and Site Application S-24-021
Consider a Request for Approval to Construct a New Single-Family Residence with
Reduced Front and Side Yard Setbacks on a Nonconforming Vacant Property Zoned
R-1:8. APN 532-08-017. Categorically Exempt Pursuant to CEQA Guidelines Section
15303(a): New Construction or Conversion of Small Structures.
Property Owners: Ahmad Shamsoddini, Elham Eshraghi, and Mehrdad Alipour
Applicant: Tony Jeans
Project Planner: Suray Nathan
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC, or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. STORY POLES/PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project
identification signage on the project site shall be removed within 30 days of approval of
the Architecture & Site application.
4. 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.
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 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
EXHIBIT 3
must be landscaped.
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. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement (“the Project”) from the Town shall
defend (with counsel approved by Town), indemnify, and hold harmless the Town, its
agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition, environmental
determination, other approval, compliance or failure to comply with applicable laws and
regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to)
defend such Challenge as Town, in its sole discretion, determines appropriate, all at
applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses
(including, without limitation, staff time and in-house attorney’s fees on a fully-loaded
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other
litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred
by Applicant, Town, or awarded to any third party, and shall pay to the Town upon
demand any Costs incurred by the Town. No modification of the Project, any application,
permit certification, condition, environmental determination, other approval, change in
applicable laws and regulations, or change in such Challenge as Town, in its sole
discretion, determines appropriate, all the applicant’s sole cost and expense. No
modification of the Project, any application, permit certification, condition, environmental
determination, other approval, change in applicable laws and regulations, or change in
processing methods shall alter the applicant’s indemnity obligation.
12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
13. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing
single-family residence. A separate Building Permit is required for the construction of the
new single-family residence. An additional Building Permit will be required for the PV
System if the system is required by the California Energy Code.
14. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
EXHIBIT 3
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
16. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
17. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application from the Building Department Service Counter. Once the demolition form has
been completed, all signatures obtained, and written verification from PG&E that all
utilities have been disconnected, return the completed form to the Building Department
Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets
of site plans showing all existing structures, existing utility service lines such as water,
sewer, and PG&E. No demolition work shall be done without first obtaining a permit from
the Town.
18. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation, and retaining wall design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
19. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth, or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
20. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as specified
in the Soils Report, and that the building pad elevations and on-site retaining wall
locations and elevations have been prepared according to the approved plans. Horizontal
and vertical controls shall be set and certified by a licensed surveyor or registered Civil
Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
21. 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.
22. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing,
no more than 1 inch out of plane with the immediate interior floor level and with an
18-inch clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
23. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
24. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
25. 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.
26. 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.
27. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
28. 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.
29. 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.
30. 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.
31. 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.
32. 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.
33. 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.
34. 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.
35. 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.
36. 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.
37. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
38. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of permits or recordation of maps.
39. 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.
40. 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.
41. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading
work taking place with this application and related applications/projects within a two year
time period are considered eligible for the grading permit process and will be counted
toward the quantities used in determining grading permit requirements. In the event that,
during the production of construction drawings and/or during construction of the plans
approved with this application by the Town of Los Gatos, it is determined that a grading
permit would be required as described in Chapter 12, Article II (Grading Permit) of the
Town Code of the Town of Los Gatos, an Architecture and Site Application would need to
be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
42. 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.
43. 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.
44. 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).
45. 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.
46. 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.
47. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
48. 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
49. 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.
50. 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.
51. 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.
52. 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.
53. WATER METER: Water meters currently in public right-of-way shall be relocated within
the property in question, within 30” of the property line / the public right-of-way line.
The Owner, Applicant and/or Developer shall repair and replace to existing Town
standards any portion of concrete flatwork within said right-of-way that is damaged
during this activity prior to issuance of a certificate of occupancy.
54. SANITARY SEWER CLEANOUT: Sanitary sewer cleanouts currently in public right-of-way
shall be relocated within the property in question, within one (1) foot of the property line
per West Valley Sanitation District Standard Drawing 3, or at a location specified by the
Town. The Owner, Applicant and/or Developer shall repair and replace to existing Town
standards any portion of concrete flatwork within said right-of-way that is damaged
during this activity prior to issuance of a certificate of occupancy.
55. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the
commencement of any site work, the general contractor shall:
a) Along with the Owner, Applicant and/or Developer, setup a pre-construction meeting
with Eric Christianson, Senior Public Works Inspector echristianson@losgatosca.gov
(408) 354-6824 to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b) Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the project
conditions of approval will be posted on-site at all times during construction.
56. 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.
57. 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.
58. 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.
59. 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.
60. GRADING PERMIT A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). All grading work taking place with this application and related
applications /projects within a two year time period are considered eligible for the grading
permit process and will be counted toward the quantities used in determining grading
permit requirements. After the preceding Architecture and Site Application has been
approved by the respective deciding body and the appeal period has passed, the grading
permit application with grading plans and associated required materials shall be
submitted via email to the PPW engineer assigned to the A&S review. Plan check fees
(determined after initial submittal) shall be sent to the Engineering Division of the Parks
and Public Works Department located at 41 Miles Avenue. Unless specifically allowed by
the Director of Parks and Public Works, the grading permit will be issued concurrently
with the building permit. The grading permit is for work outside the building footprint(s).
Prior to Engineering signing off and closing out on the issued grading permit, the Owner’s
soils engineer shall verify, with a stamped and signed letter, that the grading activities
were completed per plans and per the requirements as noted in the soils report. A
separate building permit, issued by the Building Department, located at 110 E. Main
Street, is needed for grading within the building footprint.
61. 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.
62. DEDICATIONS: The following shall be dedicated via parcel map or separate instrument.
The dedication shall be recorded before any post planning permits are issued:
a) Private Utility Easement (PUE): Ten (10) feet wide, along westerly property line to the
Marchmont Drive right-of-way.
63. 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.
64. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of
involved parties shall accompany any proposed private easement. A new private utility
easement/private ingress/egress easement shall be recorded, and an electronic copy (PDF)
of the recorded agreement shall be submitted to the Engineering Division of the Parks and
Public Works Department, prior to issuance of a grading or building permit. A realigned
access driveway shall be completed prior to the issuance of grading or building permit.
65. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject
to the following requirements:
a) The Town standard “T” trench detail shall be used.
b) A Town-approved colored controlled density backfill shall be used.
c) All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d) The total asphalt thickness shall be a minimum of three (3) inches, meet Town
standards, or shall match the existing thickness, whichever is greater. The final lift shall
be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of three-
quarter (¾) inch medium asphalt.
e) The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f) A slurry seal topping may be required by the construction inspector depending their
assessment of the quality of the trench paving. If required, the slurry seal shall extend
the full width of the street and shall extend five (5) feet beyond the longitudinal limits
of trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix. All existing striping and pavement markings shall be replaced upon completion of
slurry seal operations. All pavement restorations shall be completed and approved by
the Inspector before occupancy.
66. SIDEWALK IN-LIEU FEE: A curb and sidewalk in-lieu fee of $12,685.00 shall be paid prior to
issuance of a grading or building permit. This fee is based on 59 linear feet of curb at
$7,375.00 per linear foot and 265 square feet of 4.5-foot wide sidewalk at $20.00 per
square foot in accordance with Town policy and the Town’s Comprehensive Fee Schedule.
The final curb and sidewalk in-lieu fee for this project shall be calculated using the current
fee schedule and rate schedule in effect at the time the fee is paid. A separate
encroachment offsite improvement process is required for any public improvements
designed to qualify for in-lieu fee reimbursement. Approval from the Town Engineer and
PPW is required before any encroachment offsite improvement process can begin.
67. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
68. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a grading/building permit the
Owner shall pay the project's proportional share of transportation improvements needed
to serve cumulative development within the Town of Los Gatos. The fee amount will be
based upon the Town Council resolution in effect at the time the building permit is issued.
The amount based on the current resolution is $10,421.76. The fee shall be paid before
issuance of any grading or building permit. The final traffic impact mitigation fee for this
project shall be calculated from the final plans using the current fee schedule and rate
schedule in effect at the time, using a comparison between the existing and proposed uses.
69. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a grading or building permit, the Owner and/or Applicant or their
representative shall work with the Town Building Department and Engineering Division
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under
periods when soil is hauled on or off the project site. This may include, but is not limited to
provisions for the Owner and/or Applicant to place construction notification signs noting
the dates and time of construction and hauling activities, or providing additional traffic
control. Coordination with other significant projects in the area may also be required.
Cover all trucks hauling soil, sand and other loose debris.
70. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream
manhole and/or flushing inlet cover at the public or private sewer system serving such
drainage piping shall be protected from backflow of sewage by installing an approved type
backwater valve. Fixtures above such elevation shall not discharge through the backwater
valve, unless first approved by the Building Official. The Town shall not incur any liability or
responsibility for damage resulting from a sewer overflow where the property owner or
other person has failed to install a backwater valve as defined in the Uniform Plumbing
Code adopted by the Town and maintain such device in a functional operation condition.
Evidence of West Sanitation District’s decision on whether a backwater device is needed
shall be provided prior to the issuance of a building permit.
71. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted
to the Engineering Division of the Parks and Public Works Department. A maximum of two
(2) weeks is allowed between clearing of an area and stabilizing/building on an area if
grading is allowed during the rainy season. Interim erosion control measures, to be carried
out during construction and before installation of the final landscaping, shall be included.
Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls
(with locations and details), erosion control blankets, Town standard seeding specification,
filter berms, check dams, retention basins, etc. Provide erosion control measures as
needed to protect downstream water quality during winter months. The Town of Los Gatos
Engineering Division of the Parks and Public Works Department and the Building
Department will conduct periodic NPDES inspections of the site throughout the recognized
storm season to verify compliance with the Construction General Permit and Stormwater
ordinances and regulations.
72. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-free.
b) All haul trucks designated for removal of excavated soil and demolition debris from site
shall be staged off-site until materials are ready for immediate loading and removal
from site.
c) All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d) As practicable, all haul trucks and other large construction equipment shall be staged in
areas away from the adjacent residential homes.
e) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out
control device is also recommended to minimize mud and dirt-track-out onto adjacent
public roads.
f) All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g) All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
h) Post a publicly visible sign with the telephone number and person to contact at the lead
agency regarding dust complaints. This person shall respond and take corrective action
within forty-eight (48) hours. The Air District’s phone number shall also be visible to
ensure compliance with applicable regulations. Please provide the BAAQMD’s
complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367).
i) All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed twenty (20) miles per hour.
j) Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A1) Approved automatic sprinkler
systems in new and existing buildings and structures shall be provided in the locations
described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more
restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section,
firewalls and fire barriers used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or
penetrations. 1. An automatic sprinkler system shall be provided throughout all new
buildings and structures, other than Group R occupancies, except as follows: a. Buildings
and structures not located in any Wildland-Urban Interface and not exceeding 1,200
square feet of fire area. b. Buildings and structures located in any Wildland-Urban
Interface Fire Area and not exceeding 500 square feet of fire area. c. Group S-2 or U
occupancies, including photovoltaic support structures, used exclusively for vehicle
parking which meet all of the following: i. Noncombustible construction. ii. Maximum
5,000 square feet in building area. iii. Structure is open on not less than three (3) sides
nor 75% of structure perimeter. iv. Minimum of 10 feet separation from existing
buildings, or similar structures, unless area is separated by fire walls complying with
California Building Code 706. d. Canopies, constructed in accordance with CBC 406.7.2,
used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and not
exceeding 5,000 square feet of fire area. 2. An automatic sprinkler system shall be
installed throughout all new buildings with a Group R fire area. Exception: Accessory
Dwelling Unit, provided that all of the following are met: a. The unit meets the definition
of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b.
The existing primary residence does not have automatic fire sprinklers. c. The accessory
dwelling unit does not exceed 1,200 square feet in size. d. The unit is on the same lot as
the primary residence. e. The unit meets all apparatus access and water supply
requirements of Chapter 5 and Appendix B of the 2022 California Fire Code. 3. An
approved automatic fire sprinkler system shall be installed in new manufactured homes
(as defined in California Health and Safety Code Sections 18007 and 18009) and
multifamily manufactured homes with two dwelling units (as defined in California
Health and Safety Code Section 18008.7) in accordance with Title 25 of the California
Code of Regulations. 4. An automatic sprinkler system shall be installed throughout
existing buildings with a Group R fire area when additions are made causing the fire area
to exceed 3,600 square feet. Exception: Additions where all of the following are met: a.
Building addition does not exceed 500 square feet. b. The resultant structure meets all
water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire
Code. 5. An automatic sprinkler system shall be provided throughout existing Group A,
B, E, F, L, M, S and U buildings and structures, when additions are made that increase
the fire area to more than 3,600 square feet or that create conditions described in
Sections 903.2.1 through 903.2.18. 6. Any change in the character of occupancy or in
use of any building with a fire area equal to or greater than 3,600 square feet which, in
the opinion of the fire code official or building official, would place the building into a
more hazardous division of the same occupancy group or into a different group of
occupancies and constitutes a greater degree of life safety 1 or increased fire risk 2 ,
shall require the installation of an approved fire automatic fire sprinkler system.
Sprinklers require for new house.
74. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is
500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes
installation of automatic fire sprinklers per CFC [903.3.1.3]
75. WATER SUPPLY REQUIREMENT: (As Noted on Sheet A1) Potable water supplies shall be
protected from contamination caused by fire protection water supplies. It is the
responsibility of the applicant and any contractors and subcontractors to contact the
water purveyor supplying the site of such project, and to comply with the requirements
of that purveyor. Such requirements shall be incorporated into the design of any water-
based fire protection systems, and/or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance capable of
causing contamination of the potable water supply of the purveyor of record. Final
approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7.
76. ADDRESS IDENTIFICATION: (As Noted on Sheet A1) New and existing buildings shall have
approved address numbers, building numbers or approved building identification placed
in a position that is plainly legible and visible from the street or road fronting the
property. These numbers shall contrast with their background. Where required by the
fire code official, address numbers shall be provided in additional approved locations to
facilitate emergency response. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or
other sign or means shall be used to identify the structure. Address numbers shall be
maintained. CFC Sec. 505.1.
77. CONSTRUCTION SITE FIRE SAFETY: (As Noted on Sheet A1) All construction sites must
comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification S1-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project. CFC Chp. 33.
T.H.I.S. DESIGN & DEVELOPMENT P.O.Box 1518, Los Gatos, CA 95031
Tel: 408.354.1863 Fax: 408.354.1823
Town of Los Gatos
110E Main St,
Los Gatos CA 95030
Attn: Planning
September 4th, 2024
16500 Marchmont Drive, Parcel #2
Project Description & Justification
Plancheck Comment 1(i) - Added to Description & Justification:
The home is a single story residence, complying with FAR, with an attached ADU Compliant
with the Zoning Code and Guidelines (except as previously noted in this Justification). We have
additionally responded to the Consulting Architect’s comments and made some minor changes.
The rear-facing Balcony is 35 ft from the property line and, at a 5ft elevation above finished
grade, is not a privacy issue. Neighbors have been supportive of the plans.
Planning:
The owners purchased the property six months ago and have completed an ULS under SB-
9 rules.
The plan is for two of the co-owners to move into the existing home and raise their family
there while developing the vacant lot for sale, so that they can afford Los Gatos house
prices.
The original proposal was that the new home would comprise 2 separate dwelling units to
comply with the Town Ordinance for SB-9 and be submitted for ministerial approval, to
accelerate the process. We proceeded down that path, with a primary floor and a lower
level basement and incorporated a forward-facing second story bonus room over the
garage as the only “upstairs” room.
The SB-9 “objective design standards” posed one headache – a 25 ft front setback, which
did not follow the neighborhood pattern of 15 ft setbacks along this section of Hilow as it
transitions to Cardinal – which we decided to live with for expediency.
Once we completed the design concepts, we spoke to several neighbors – most
significantly Todd and Kristin Harris next door at 159 Cardinal – and visited their home. To
my surprise, the orientation of their rear yard entertaining area faces Hilow and their views
would be interrupted by the planned second story bonus room over the garage.
Because this house will be for sale and the owners will be living next door, they were not
wedded to the second story bonus room even though they like it as a feature. So we asked
several neighbors whether they would prefer to see a second story window on the front
EXHIBIT 4
façade (with the house set back), or a single story façade (with the house shifted forward to
match the neighborhood). The answer was a resounding “Build a lower profile house
with a setback matching the neighborhood pattern”.
So we re-designed the home as a single story with a lower profile roof, giving a height
reduction of 4ft, and were able to maintain the neighbors’ open field of view. We are now
submitting for A&S approval of this project – requesting a reduced Hilow front-setback (of
16ft rather than 25ft) – conforming to the neighborhood pattern. The side setbacks for this
narrow lot are proposed at 6 ft (rather than the standard 8ft), but this would be more than
the 4 ft permissible setbacks for an SB-9 project. Please look at Sheets SC1.0 and SC1.1
to consider Neighborhood Compatibility in terms of front and Side Setbacks. We believe
that this home is compatible with the neighborhood as proposed.
As this is a full A&S application, we recognize that we will have to extend frontage
improvements across the property, which in an SB-9 application would not be required. But
we really believe that this is a good compromise for all concerned (the Town, neighbors and
the owners) – with the owners taking a significant gamble (both financial and in terms of
time) that the Town will support their and the neighbors’ wishes.
We will show, in our presentation to the DRC, the SB-9 design that we had originally
developed, and is our back-up plan if the Town does not like the plans we have submitted.
We do believe that we have neighbor support for this approach and will be communicating
with them more as we continue through the process.
The end result is that this project requests a single story, low profile single family home,
with a basement. In addition it asks for what can be considered an ADU (or a small SB-9
second unit – to comply with the aspirations of the Town SB-9 Ordinance). As this is
presented as an A&S Application, some street frontage improvements are proposed –
although neighborhood opinions vary on this because some neighbors would prefer no
street widening, so as to keep the street less conducive to speeding.
If there are any questions, please call me at (408)354-1833
Thank you
Tony Jeans
COLOR AND MATERIALS – 16705 HILOW RD
ROOF – COMPOSITION [GREY]
WINDOWS – WOOD CLAD [BLACK]
EXTERIOR FINISH – STUCCO
COLOR – LIGHT GREY/BEIGE
EXHIBIT 5
This Page
Intentionally
Left Blank
June 14, 2024
Ms. Suray NathanCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031
RE: 15600 Marchmont Drive
I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on
the design are as follows:
NEIGHBORHOOD CONTEXT
The site is located on a short side street in an established neighborhood of one story homes with a range of
traditional architectural styles. Several new homes have been proposed and reviewed in the surrounding neigh-
borhood. Photos of the site and its surrounding neighborhood are shown on the following page.
EXHIBIT 6
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 2
View along Hillow RoadSite to left
EXISTING HOUSE ON THE SITE: Hillow Road Facade
House immediately adjacent to the site on Hillow Road
Nearby Home
THE SITE: Hillow Road Frontage
Nearby Home
Nearby Home Nearby Home
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 3
PROPOSED PROJECT
Proposed Front Elevation
Proposed Rear Elevation
Proposed Right Side Elevation
Proposed Left Side Elevation
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 4
ISSUES AND CONCERNS
The proposed home is modest in size in a generic-traditional architectural style. Its height is limited by placing
roughly half of the floor space in a cellar configuration. There are, however, a few concerns to be addressed.
1. While the overall height of the house would be limited by virtue of the partially below grade configura-
tion. The eave line would be considerably higher than other homes in its immediate neighborhood. That
would not be consistent with Residential Design Guideline 3.3.2.
3.3.2 Height and bulk at front and side setbacks
• Avoid eave lines and roof ridge lines that are substantially taller than the adjacent houses
2. The stone proposed for the front facade porch is not carried consistently around the other home facades.
This would not be consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• In general, it is best to select a clear and distinctive architectural style rather than utilizing generic design
elements or mixing elements from different architectural styles.
• Building massing, roof pitches, materials, window types and proportions, design features (e.g., roof dor-
mers), and other architectural features should be consistent with the traditions of the selected style.
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 5
3. The proposed metal roofing would be out of character with this neighborhood.
4.. The chimney is suspended on the side facade without extending to grade which would not be consistent
with Residential Design Guideline 3.10.4.
3.10.4 Chimneys
• Chimneys should extend to ground level. Avoid cantilevers above the ground.
5. The windows appear to be set in to the wall without trim which would not be consistent with Residential
Design Guideline 3.7.4.
3.7.4 Design the windows with attention to matching the traditional details of the architectural style
• Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around
the windows. The trim width should be matched to the style, but in general, should not be less than 3
1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than
one-sixth of the opening width.
• Projecting window sills and heads are strongly encouraged unless the architectural style would not nor-
mally have those features.
• Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches
from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.
6. The columns on the rear facade are too small for the scale of this house.
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 6
RECOMMENDATIONS
1. Redesign the entry porch to be compatible with other homes in the neighborhood. Recommendations
include:
• Eliminate the stone.
• Design the porch to be consistent with Residential Design Guideline 3.10.1.
3.10.1 Porches and Entries
• Select columns that are traditional to the architectural style of the house. Take care in selecting columns
with an appropriate width to height ratio for the style. Except for a very few styles, the columns should
have appropriate caps and bases with proportions typical of the style.
• Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so
that it looks like a convincing structural member. It should be visible both from inside and outside of the
porch. A common problem is to make this element of the porch too small or to face it with a material
(e.g., siding) that would not carry the weight above if it were structural. For most architectural styles,
molding and trim will divide the beam vertically into three major elements of varying height.
• Railings should generally be constructed of wood unless the specific architectural style allows for metal or
stone. Provide both top and bottom rails with the bottom rail raised above the porch floor level.
• Vertical balusters should be appropriate to the architectural style. Some are quite simple while others may
have special shapes.
• Take care in designing porch stairs. They generally should match the porch floor (e.g., wood) or the side-
walk material if other than concrete (e.g., brick).
Note: All porches are expected to be usable and have a minimum depth of 6 feet or preferably more.
• Add landscaping to buffer the view of the tall porch eave line.
16500 Marchmont Drive
Design Review Comments
June 14, 2024 Page 7
2. Select a roofing material that is more consistent with the material, color and texture of other homes in
the immediate neighborhood.
3. Recess the garage door to be consistent with Residential Design Guideline 3.4.1.
3.4.1 Limit the prominence of garages
• Recess garage doors as much as possible from the garage facade.
4. Extend the chimney to grade consistent with Residential Design Guideline 3.10.4.
5. Add trim at all windows to be consistent with Residential Design Guideline 3.7.4.
3.7.4 Design the windows with attention to matching the traditional details of the architectural style
• Divided lights (i.e., larger window panes broken up into smaller pieces) are common in many home
styles found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be
consistent in the proportions (i.e., the ratio of the horizontal to the vertical dimension) of the smaller
panes. Do not use snap in flat grids to simulate divided lights. Use either true divided lights or one of
the newer window systems that have dimensional muntins on both the exterior and interior of the glass
along with a spacer muntin between the panes of glass. Use consistently for windows on all sides of the
house.
6. Increase the size of the columns on the rear facade.
Suray, please let me know if you have any questions or if there are any issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
This Page
Intentionally
Left Blank
T.H.I.S. DESIGN & DEVELOPMENT P.O.Box 1518, Los Gatos, CA 95031
Tel: 408.354.1863 Fax: 408.350.1823
Town of Los Gatos
P.O. Box 949
110 East Main Street
Los Gatos, CA. 95031
Suray Nathan
September 4, 2024
Address: 16705 Hilow Road
Consulting Architect Review: Cycle 1
RE: S-24-021
The following is an itemized response letter to the cycle 1 consulting architect plan check comments generated
by the Cannon Design Group dated June 14, 2024. All items listed and revised have been “clouded” and
marked with a revision date on the appropriate drawing sheets.
RECOMMENDATIONS:
1.Entry Porch Design:
a.Stone accents eliminated.
b.Residential Design Guideline 3.10.1:
i.The column design has been amended to painted wood construction.
ii.A well-proportioned beam has been added above the porch columns and is visible from
both inside and outside of the porch.
iii.The railings have been amended to painted wood construction.
iv.The vertical balusters will be constructed with simple square balusters.
v.The porch stairs are specified to match the finish of the porch flooring.
vi.The landscape plan includes plantings to buffer the porch eave line.
2.The roofing material has been amended to class “A” composition roofing to match neighborhood styles.
3.The garage door is now recessed to be consistent with Residential Design Guideline 3.4.1.
4.The chimney has been amended by reducing the size/bulk and adding corbels.
5.Add trim at all windows and doors to be consistent with Residential Design Guideline 3.7.4:
a.Window trim has been added to all doors and windows.
b.The window design now includes divided lights at all windows.
6.The size of the columns at the rear balcony have been increased.
Tony Jeans
For THIS Design
EXHIBIT 7
This Page
Intentionally
Left Blank
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
June 11, 2024
Monarch Consulting Arborists LLC
P.O. Box 1010
Felton, CA 95018
ARBORIST REVIEW
AUTHORIZATION TO PROCEED
Monarch Consulting Arborists LLC is hereby authorized to proceed in the review of the trees in
the vicinity of the proposed development and recommendations for the preservation of existing
trees for the following project (Purchase Order #FY24-355):
16500 Marchmont Drive
Architecture and Site Application S-24-021
Requesting Approval for Construction of a New Two-Story Single-Family Residence on
Property Zoned R-1:8. APN 532-08-017. The Project is Categorically Exempt Pursuant to
the California Environmental Quality Act (CEQA) Guidelines, Section 15303(a): New
Construction.
PROPERTY OWNER(S): Ahmad Shamsoddini; Elham Eshraghi; Mehrdad Alipour
APPLICANT: Tony Jeans
The cost of preparing the report shall not exceed $2,000. Any work required to complete the
review in excess of this amount shall be authorized by the Town prior to its completion.
By_____
Suray R. Nathan
Assistant Planner
By: _______________________________________
Monarch Consulting Arborists LLC
Richard Gessner, Consulting Arborist/Owner
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95031
EXHIBIT 8
This Page
Intentionally
Left Blank
T.H.I.S. DESIGN & DEVELOPMENT P.O.Box 1518, Los Gatos, CA 95031
Tel: 408.354.1863 Fax: 408.350.1823
REQUEST FOR REDUCED SETBACKS AT 16705 HILOW ROAD
REDUCED FRONT SETBACK (25 ft reduced to 16 ft)
When this neighborhood was created, it was done so in an unusual manner – with primary
Roadways and secondary Alleyways. This can be seen from the Subdivision maps which created
the underlying subdivision and introduced the concept of “Building, Air and Light” Setbacks of 25
feet at the front of each property, but only 8ft Building/Air/Light setbacks along the Alleyways.
Hilow Road is one of the Alleyways, and as such properties facing Hilow (in this general
neighborhood) are dramatically closer to the street than is usual. On the NEIGHBORHOOD CONTEXT
PLAN and NEIGHBORHOOD SETBACK COMPARISON shown on Plan Sheet SC1.0 you can see that the
setbacks to Hilow Road are all in the neighborhood of 6 -12-15 ft. It should be noted that the
physical roadway
We are requesting that the new home to be built at 16705 Hilow Road be granted the same
setback as the neighboring homes, so as not to create a neighborhood anomaly – which would
look ridiculous in this context. It should be noted that the neighboring home at 16500 Marchmont
Drive has never faced Marchmont – but rather faces Hilow Road also – so they have requested a
new address of 16701 Hilow Road, which will make the addresses make more sense.
REDUCED SIDE SETBACKS (8ft REDUCED TO 6ft)
This property is a 5,000 sq ft lot in a neighborhood of larger (10,000 sq ft) parcels and with a legal
non-conforming width of 54 ft (60 ft Zoning minimum). As such it is appropriate to consider a
reduced side setback for this property. In similar situations in other parts of the Town a 5 ft side
setback is common, however we have chosen to keep it as a 6 ft setback as we feel that we have
created a design that works well in this situation.
Again – this is an unusual location when considering ‘frontage’ and ‘side setbacks’ in that there are
no other homes that ‘front’ directly on Hilow Road within 3 blocks. The only home that truly fronts
on Hilow Road in a similar manner, is the neighboring home to the North – which is undergoing a
significant remodel. When completed, it will have a neighboring address of 16701 Hilow Road and
a corresponding side setback of 4ft (less than the 6ft proposed).
It is in this context that I feel that this home should be judged. A new home that is designed to
conform to the neighborhood pattern in an unusual streetscape, but which will work well as it is
designed.
It should be noted that this parcel was created using SB9, and the side setback available could be
4ft, rather than the 6ft we have elected to use in this instance.
Thank you
Tony Jeans
EXHIBIT 9
This Page
Intentionally
Left Blank
EXHIBIT 10
EXHIBIT 11
5FtOVERFLOW GRATE____RIM 383.5, INV 381.5& PROPOSED PRIVATEUTILITY EASEMENT160161162163165166O164/|____TREE PROTECTION
1 ATJ 10-2-24 PLANCHECK COMMENTS #2 - CONSTRUCTION ENTRANCE
CONSTRUCTION ENTRANCE
1
||||||||||||||||_________|||||||||||||_|||||||||______________________________|||||__________|NEW PAVERDRIVEWAY +WALKWAYS123456 TREE TABLE__________________________Evergreen Tree 24" Box - SCREEN X 9Evergreen Hedge 15galDeciduous Tree 24" Box - SCREEN X 9All Replacement Trres + Shrubs to beDrought Tolerant species and at least50% to be California Native VarietalsPlanter Shrubs 5 gal - DECOR X 8||||||||||||||||||||||||||||||||||||||||||________________________________________________________________________________________LANDSCAPING SHALL COMPLY WITH MWELO REGULATIONSAND FOLLOW BEST PRECTICES FOR WATER CONSERVATIONLANDSCAPE PLAN1.1- DECOR. X 5REAR YARDREAR YARDPROPOSEDONE-STORYRESIDENCEBASEMENT160161162163165166 No. SPECIES SIZE COND. ACTION160 Pepper 22" FAIR SAVE161 Siberian Elm 18" POOR REMOVE162 Siberian Elm 24" POOR REMOVE163 Siberian Elm 26" POOR REMOVE164 Olive 2/2/4" FAIR REMOVE165 Deodar Cedar 10" FAIR REMOVE166 Aleppo Pine 9" FAIR REMOVE____________________________________ REPLACEMENT TREES + SHRUBS (13 x 15 gal OR 24" Box REQUIRED)____________________________________164 Plancheck Comments #2 10-2-24111
____________________________________________|||||||||||||||||||6FT 4FTSIDE SETBACKSCOMPARATIVE SETBACKS TO HILOW ROAD (FRONT)FRONT SETBACK 16FT HILOW RD PROPOSED STREET SETBACK 12FT AT CARDINAL FRONTAGE STREET SETBACK 19FT AT CARDINAL FRONTAGE__________________________________________STREET SETBACK 15FT STREET SETBACK 6FT ______________________ PROPOSED16705 HILOW EXISTING AT 16500 MARCHMONT16705 Hilow RdH I L O W R O A DPlancheck Comments 8-24-24
EAST SIDE OF HILOW/CARDINAL LANE
149 CARDINAL 159 CARDINAL
- THIS PROJECT CONTINUES FROM CARDINAL LANE- THERE ARE NO HOUSES FRONTING ON HILOW HERE
159 CARDINAL (AT CORNER)16500 MARCHMONT MARCHMONT DRIVE 16501 MARCHMONT
WEST SIDE OF HILOW/CARDINAL (OPPOSITE SIDE OF STREET)
201 MARCHMONT (BEHIND TREES)MARCHMONT DRIVE 139 LONGMEADOW (BEHIND FENCE)
139 LONGMEADOW(FRONT OF HOUSE)
135 LONGMEADOW (BEHIND FENCE)
135 LONGMEADOW(FRONT OF HOUSE)
160 ROBIN WAY (AT CARDINAL)
PROPOSED PROJECT(SCHEMATIC RENDERING)
150 CARDINAL
16705 Hilow Rd
Plancheck Comments 8-24-24
,.....,,.,...-:it ►0.1.f -t O AC _,,, Qi ;; •• 3 ' """""'"-"-"""""'
OCIN.r.!
L .. ------,..,2018 s,,,...,...""',.,,
Oct >Im ., .. -,,-< ~ --~---~
-Cc] l:___I --. i .. --"~
<fu;;jb
T,1--1,1,5 Deel9n
DESIGN and DEVELOPMENT
jillilliliiiiililllllillillllllillllllllllllllllliliiliiiiiiiiiiililiililiiiiiliiiiililiililiiiliililiilillliiiililliiiililliiiiiiiiiiiliiiiiiiiiiiiiiiiiiiiiiiiiliiiiiiiiiiiiiiiiiiiiii j
P.O. eox 1518 Lo• c;atoe, CA. 95031
VOICE, 408.354.1833
www.thl&dee19n.com
lli!IIIIIIIIIIIIIIIIIIUIUIOUll!llll!IIIIIHIUIBUIUIUlll!lllllllllillllllUIIIIIUIIIIIJll)lllllillUHIIIIIIIOllllllllll(llllilliilllllilinllllillllliilllliliiiliHIUllilll!I
proposed new two-e,tor~
residence, basement and ADU for the,
6~AM60DDINI RESIDENCE
Los Gatos, CA 9S032
A.P.N. S32 -OB -011
R -
I
bur Id r n9 department stamp
cq::y'lgt,\ le)
TONY JEAl'-le
Thi. = ,:.ONtltut.a. Ol'tslnal =wi;;;::a ""1'8'lai prmr ..
ai-, in&trument or asrvrcs b!J the dsaigner Tons ~-'TnsMI
dc:>C<.Mllo9nt.& ffllli! not l:>s utilized and/or c:t.ipilc.tted witl,out tN
p«mlfflan ,:,f the ds•lgn,=r In lli'lt!ns. The, deo.lg, 1'$m.!llna th= &0is
E'.;f::!M cl Te, Jsane and/er "T.l,U,5 Peelgn'.
Revisions,
streetscape
2023 -31
Ma~ 23, 2024 6Cl .. O
L_-------------------------------------------------------------------------------------'-----------~
f
t • ~
1