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Item 3 - Staff Report with Exhibits 1 through 12.14341 Browns Lane 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: 03/26/2025 ITEM NO: 3 DATE: March 21, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family Residence and Construct a New Single-Family Residence on Property Zoned R-1:8. Located at 14341 Browns Lane. APN 409-14-035. Architecture and Site Application S-24-017. Categorically Exempt Pursuant to CEQA Guidelines Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Roberto E. Flamenco. Applicant: Gordon Wong. Project Planner: Suray Nathan. RECOMMENDATION: Consider a request for approval to demolish an existing single-family residence and construct a new single-family residence on property zoned R-1:8, located at 14341 Browns Lane. 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: 9,502 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-1:8 East Residential Low Density Residential R-1:8 West Residential Low Density Residential R-1:8 Page 183 PAGE 2 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 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 29.10.09030 (e) of the Town Code for the demolition of an existing residence.  The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations.  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 Browns Lane, approximately 130 feet north of Wedgewood Avenue (Exhibit 1). The property is 9,502 square feet and developed with an existing 832-square foot single-story residence and a 240-square foot shed (Exhibit 12). Surrounding properties are developed with predominantly one-story single-family residences. On June 4, 2024, the applicant applied for an Architecture and Site Application for a proposed 2,580-square foot two-story residence with an attached 507-square foot garage, and an attached 385-square foot Accessory Dwelling Unit (ADU). The proposed project meets the technical requirements of the Town Code for floor area, setbacks, building coverage, parking, and height. The project is being referred to the Planning Commission based on concerns related to neighborhood compatibility, as the proposed residence will be the largest in terms of floor area ratio (FAR) in the immediate neighborhood, and the applicant has not addressed all of the Consulting Architect’s recommendations. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the west side of Browns Lane, approximately 130 feet north of Wedgewood Avenue (Exhibit 1). All surrounding properties are zoned for single- family residential development. Page 184 PAGE 3 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 B. Project Summary The applicant is proposing to demolish the existing 832-square foot single-story residence and construct a new 2,580-square foot two-story residence with a 507-square foot attached garage and an attached 385-square foot ADU (Exhibit 12). C. Zoning Compliance A single-family residence is permitted in the R-1:8 zone. The project meets the objective standards of the zoning code for floor area, setbacks, building coverage, parking, and height. DISCUSSION: A. Architecture and Site Analysis The applicant is proposing to demolish the existing residence and construct a new 2,580- square foot two-story single-family residence with a 507-square foot attached garage and a 385-square foot attached ADU. The site is a flat lot, and the proposed building is contained within the building envelope. The height of the proposed residence is 28 feet, seven inches, where a maximum of 30 feet is allowed. Consistent with state law, the proposed ADU is not the subject of this application and requires a ministerial building permit. A summary of the floor area for the proposed residence is included in the table below. Floor Area Summary Proposed SF Maximum Allowed SF Second Floor 1,541 -- First Floor 1,039 -- Total 2,580 2,946 Garage 507 827 ADU 385 1,200 The applicant provided a Project Description and a Letter of Justification summarizing the project (Exhibits 4 and 5), a Materials and Color Board (Exhibit 6), and Development Plans (Exhibit 12). B. Neighborhood Compatibility The immediate neighborhood consists of predominantly one-story single-family residences. Based on Town and County records, the residences in the immediate area range in size from 704 square feet to 2,585 square feet. The FAR ranges from 0.09 to 0.19. The proposed residence would be 2,580 square feet with a FAR of 0.27. The proposed residence would be the largest home in the immediate neighborhood in terms of FAR and the second largest in terms of square footage. Pursuant to Town Code, the maximum allowable square footage Page 185 PAGE 4 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 for the 9,502-square foot lot is 2,946 square feet with a maximum FAR of 0.31. 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 14341 Browns Ln (E) R-1:8 832 0 832 9,502 0.09 1 14341 Browns Ln (P) R-1:8 2,580 507 3,087 9,502 0.27 2 14331 Browns Ln R-1:8 1,262 0 1,262 9,478 0.13 1 14340 Browns Ln R-1:8 748 440 1,188 6,893 0.11 1 14330 Browns Ln R-1:8 2,487 625 3,112 13,041 0.19 1 17311 Wedgewood Ave R-1:8 1,649 345 1,994 8,576 0.19 1 17291 Wedgewood Ave R-1:8 2,585 774 3,359 12,225 0.21 2 17275 Wedgewood Ave R-1:8 704 418 1,122 7,800 0.09 1 The applicant’s justification states that despite having the largest FAR, the proposed home will not be the largest in terms of square footage and the owners require greater space for their large family (Exhibit 5). C. Building Design The proposed residence is designed in a traditional architectural style, with white Hardie Board vertical cement siding, straight-edged shingles at the entryway and on the dormer window above the garage, ebony-colored fiberglass-clad wood double-hung windows with simulated divided lites, and a white cedar wood garage door at the front façade (Exhibit 6). The proposed gable roof is to be fitted with cinder black composite shingles. The design also proposes a 96-square foot second-floor balcony and 26-square foot first-floor covered porch at the rear elevation. The Town’s Consulting Architect initially reviewed the proposed residence on June 11, 2024, and was supportive of the design, stating that it was well designed in a traditional architectural style (Exhibit 7). The Consulting Architect recommended that the stone façade and divided lite windows introduced at the front façade be carried consistently on all façades to meet Residential Design Guidelines 3.2.2 and 3.7.4. The applicant removed the stone façade and applied simulated divided light windows throughout all sides to meet the recommendations of the Consulting Architect. The Consulting Architect provided a second review on October 28, 2024, due to substantial changes to the initial design (Exhibit 8). The applicant stated the design changes were primarily precipitated by shifting the proposed garage 17 feet back to meet the Santa Clara County Fire Department turnaround standards (Exhibit 12, Sheet G000). However, the Consulting Architect noted in the report that the revised design conflicts with the previous design and other homes in its immediate neighborhood. The Consulting Architect made three recommendations to increase compatibility with the Residential Design Guidelines Page 186 PAGE 5 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 and the immediate neighborhood. The Consulting Architect’s issues and recommendations are provided below, followed by the applicant’s response in italics (Exhibit 9). 1. Restore the previously proposed garage/bedroom wing roof slopes and match its ridge and first-floor eave heights to those of the main part of the house. We lowered the roof over the garage to the first-floor eave line and reduced the size of the second-floor gabled dormer. We are insistent on keeping the pitch of the shed dormer since this affects the waterproofing of the roof and the alignment of fascia boards/materials. 2. Widen the roof dormer to provide more interior volume in the bedrooms. We have reduced the overall footprint of the second floor. This enabled us to bring back the gable over the garage to maintain the strong first-floor eave line. 3. Match the dormer roofing material to the nearby main structure roofing. The overall height of the building has been reduced by one-foot, two and one-half inches. The roofing material remains consistent between the shed dormer for the bay over the garage and the shed dormer for the entrance to the main residence. The applicant implemented recommendation number three, but has not implemented recommendations one and two of the Town’s Consulting Architect. D. Tree Impacts The Town’s Consulting Arborist prepared a report for the site and made recommendations for the project (Exhibit 10). The subject property contains four protected trees: two Coast Redwoods; one Pecan; and one Plum tree. No trees are proposed for removal, and the Town’s Consulting Arborist recommendations for tree protection have been included in the Conditions of Approval (Exhibit 3). 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 this requirement by including an attached two-car garage (Exhibit 12, Sheet A 101). F. Neighbor Outreach The applicant has been in communication with the surrounding neighbors regarding the proposed project. A summary of their outreach efforts is included as Exhibit 11. At the time of preparation of this report, no public comment has been received. Page 187 PAGE 6 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 Aspects of the communication with a neighbor include concerns regarding privacy from the second-story windows and balcony placement at the rear of the house (Exhibit 12, Sheet G004). The applicant addressed the rear neighbors’ privacy concerns by incorporating the following into the proposed design:  Obscured/frosted glass on the second-story bedroom windows located at the rear elevation facing the neighbors at 14344 Rinconada Drive and 14330 Rinconada Drive; and  Inset the proposed rear balcony by five feet, three inches from 26 feet, five inches to 31 feet, two inches from the property line, and increased the balcony railing height to 46 inches. G. CEQA Determination 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. PUBLIC COMMENTS: Story poles are not required for this project pursuant to the Town’s Story Pole Policy (Resolution 2024-017), and project signage was installed on the subject property prior to the 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 is requesting approval of an Architecture and Site application to demolish an existing single-family residence and construct a new single-family residence on property zoned R-1:8. The project is consistent with the property's zoning and General Plan Land Use designation. The project complies with the objective standards of the Town Code related to allowable floor area, setbacks, building coverage, parking, and height. The proposed residence would be the largest home in the immediate neighborhood in terms of FAR and the second largest in terms of floor area. The project was reviewed by the Town’s Consulting Architect who provided three recommendations to increase the consistency of the project with the Residential Design Guidelines. The applicant responded to the Consulting Architect’s feedback by implementing one of the three recommendations. The project is being referred to the Planning Commission based on concerns related to neighborhood compatibility, as the proposed residence will be the largest in terms of FAR in Page 188 PAGE 7 OF 7 SUBJECT: 14341 Browns Lane/S-24-017 DATE: March 21, 2025 the immediate neighborhood, and the applicant has not addressed all of the Consulting Architect’s recommendations. 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: 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(a): 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 finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); 4. Make the finding required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); 5. 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 6. Approve Architecture and Site application S-24-017 with the conditions contained in Exhibit 3 and the development plans in Exhibit 12. C. Alternatives Alternatively, the Planning Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBITS: 1. Location Map 2. Required Findings 3. Recommended Conditions of Approval 4. Project Description 5. Letter of Justification 6. Materials and Color Board 7. Consulting Architect’s Report, dated June 11, 2024 8. Consulting Architect's Report, dated October 28, 2024 9. Applicant’s Response to the Consulting Architect's Report, dated February 20, 2025 10. Consulting Arborist’s Report, dated July 17, 2024 11. Summary of Applicant’s Neighborhood Outreach 12. Development Plans Page 189 This Page Intentionally Left Blank Page 190 SB HI G H W A Y 8 5 WEDGEWOOD AV NB HI G H W A Y 8 5 BROWNS LNLA RINCONADA DR14341 Browns Lane 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 1Page 191 This Page Intentionally Left Blank Page 192 N:\DEV\PLANNING PROJECT FILES\Browns Ln\14341\S-24-017\Public Meeting Documents\Planning Commission\ PLANNING COMMISSION – March 26, 2025 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 14341 Browns Lane Architecture and Site Application S-24-017 Consider a Request for Approval to Demolish an Existing Single-Family Residence and Construct a Single-Family Residence on Property Zoned R-1:8. APN 409-14-035. Categorically Exempt Pursuant to CEQA Guidelines Section 15303 (a): New Construction or Conversion of Small Structures. Property Owners: Roberto E Flamenco Applicant: Gordon Wong 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 the demolition of a single-family residence: ■ As required by Section 29.10.09030 (e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or historical significance; 3. The property owner does not desire to maintain the structures as they exist; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). Required compliance with the Residential Design Guidelines: ■ The project is in compliance with the Residential Design Guidelines for single-family residences not located in hillside areas. EXHIBIT 2 Page 193 N:\DEV\PLANNING PROJECT FILES\Browns Ln\14341\S-24-017\Public Meeting Documents\Planning Commission\ CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. Page 194 PLANNING COMMISSION – March 26, 2025 CONDITIONS OF APPROVAL 14341 Browns Lane Architecture and Site Application S-24-017 Consider a Request for Approval to Demolish an Existing Single-Family Residence and Construct a Single-Family Residence on Property Zoned R-1:8. APN 409-14-035. Categorically Exempt Pursuant to CEQA Guidelines Section 15303 (a): New Construction or Conversion of Small Structures. Property Owners: Roberto E Flamenco Applicant: Gordon Wong 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, Development Review Committee, 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 and 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 Page 195 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 Page 196 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. A door buzzer, bell or chime shall be hard wired at primary entrance. Page 197 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 THE FOLLOWING CONDITIONS SHALL BE ADDRESSED OR NOTED ON THE CONSTRUCTION PLANS SUBMITTED FOR ANY BUILDING OR GRADING PERMIT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 28. PAYMENT OF PARKS AND PUBLIC WORKS (“PPW”) ENGINEERING PLAN CHECK FEE AND INSPECTION FEE – At the time of the first construction submittal, the Applicant shall submit to the Town Engineer for approval a detailed construction project cost estimate prepared and stamped by the Applicant’s civil engineer. The cost estimate shall break out on-site and off-site improvements separately. This cost estimate will be used to determine the Engineering Plan Check Fee. A final construction cost estimate shall be provided once the project plans are approved. This cost estimate will be used to determine the Engineering Inspection Fee. The Engineering Inspection Fee must be paid prior to the issuance of any construction related permit. Page 198 29. STORM DRAINAGE FEE – The Applicant shall pay Storm Drainage Fees in accordance with the Town’s Adopted Schedule of Fees and Charges in effect at the date of application for the future construction of drainage facilities serving new buildings, improvements, or structures to be constructed which substantially impair the perviousness of the surface of land. The estimated fee, based on the site area of 0.22 acres, is $1,109.02. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the Town Council in place at the time of the building permit submittal. The Applicant shall pay this fee to PPW prior to issuance of the first building permit. 30. CONSTRUCTION ACTIVITIES MITIGATION FEE (ORDINANCE 2189) – Per the Town’s Comprehensive Fee Schedule, the project is subject to the Town’s Construction Activities Mitigation Fee based on the square footage of new buildings. The current fee is $1.43 per square foot of new residential and non-residential building area. The fee shall be calculated based on the square footage total for all units shown on the construction plans to the approval of the Town Engineer. The plans indicate a total 3,840 square feet resulting in an estimated preliminary total fee of $5,491.20. Payment of this fee shall pe paid prior to issuance of the first building permit and paid at the fee rate in effect at the time the fee is paid. 31. TREE REMOVAL PERMIT – The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal of existing trees on-site or in the public right-of-way prior to the issuance of a building permit or demolition building permit, whichever is issued first. Tree removals shall be consistent with the arborist report and approved entitlement plans. 32. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard Plans to the approval of the Town Engineer. Street improvements, all street sections, the design of all off-site storm drainage facilities shall be in accordance with most current Town Standard Specifications and Standard Plans approved by the Town Engineer. Improvements deemed necessary by the Town Engineer shall be shown on the Improvement Plans. 33. EXISTING FACILITY PROTECTION AND REPAIR – All existing public utilities shall be either protected in place, relocated, or repaired. The Applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed because of the Applicant’s operations. This includes sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing improvements in the area that are not intended to be removed and replaced. The Applicant shall request a walk-through with the PPW construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to issuance of the first certificate of occupancy of the project. 34. UNDERGROUND UTILITIES – All new services to the development shall be placed underground in accordance with the various utility regulations. Underground utility plans must be submitted to the Town and approved by the Town Engineer prior to installation. 35. UTILITY RESPONSIBILITIES – The Applicant is responsible for the maintenance of existing stormwater drainage facilities, including piped and open channel stormwater conveyances in private areas. The Applicant is responsible for all expenses necessary to connect to the Page 199 various utility providers. Currently, the public storm sewer system is owned and maintained by the Town of Los Gatos, the water system in Los Gatos is owned and maintained by San José Water Company, and the sanitary sewer system in Los Gatos is owned and maintained by West Valley Sanitation District. Any alterations of the approved utilities listed must be approved by the Town prior to any construction. 36. UTILITY COMPANY COORDINATION – The Applicant shall negotiate any necessary right-of- way or easements with the various utility companies in the area, subject to the review and approval by the Town Engineer and the utility companies. Prior to the approval of the site plan for construction, the Applicant shall submit “Will Serve” letters from PG&E, San José Water, West Valley Sanitation District, West Valley Collections and Recycling, and AT&T (or the current “Carrier of Last Resort”) with a statement indicating either a list of improvements necessary to serve the project or a statement that the existing network is sufficient to accommodate the project. Coordination of the stormwater conveyance system will be addressed during the Grading Permit review. 37. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The Applicant is responsible for ensuring that all contractors including subcontractors are aware of all stormwater quality measures and implement such measures. The Applicant shall perform all construction activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter 12 – Grading, Erosion and Sediment Control, and the National Pollutant Discharge Elimination System (NPDES) General Permit. Failure to comply with these rules and regulations will result in the issuance of correction notices, citations, or a project stop order. 38. SITE DRAINAGE – Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drains (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language using methods approved by the Town Engineer on all storm inlets surrounding and within the project parcel. Furthermore, storm drains shall be designed to serve exclusively stormwater. Dual-purpose storm drains that switch to sanitary sewer are not permitted in the Town of Los Gatos. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 39. OFF-SITE DRAINAGE – The Applicant shall not alter any existing drainage patterns without an approved Grading Permit. 40. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be no earthwork disturbance or grading activities between October 15th and April 15th of each year unless approved by the Town Engineer. In order to be considered for approval, the Applicant must submit a Winterization Erosion Control Plan certified by a California certified QSD to the Town Engineer for review and approval. If grading is allowed during the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on the exposed area. The submission of a certified plan does not guarantee approval. Any approved and executed plan must be kept on-site while the project is in construction. Page 200 41. EROSION CONTROL– The Applicant shall prepare and submit interim and final erosion control plans to the Town Engineer for review and approval. The interim erosion control plan(s) shall include measures carried out during construction before final landscaping is installed. Multiple phases of interim erosion control plans may be necessary depending on the complexity of the project. Interim erosion control best management practices may include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures, filter berms, check dams, retention basins, etc. The Applicant shall install, maintain, and modify the erosion control measures as needed to continuously protect downstream water quality. In the event an emergency modification is deemed necessary, the Applicant must implement necessary measures to protect downstream waterways immediately and then submit the changes made within 24-hours to the Town Engineer for review and approval. The erosion control plans shall be in compliance with applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). Any fees or penalties assessed against the Town in response to the Applicant’s failure to comply with the Permit must be paid by the Applicant. The Applicant must permit Town staff onsite to conduct periodic NPDES inspections throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 42. PRECONSTRUCTION MEETING – After the issuance of any Grading or Encroachment permit and before the commencement of any on or off-site work, the Applicant shall request a pre-construction meeting with the PPW Inspector to discuss the project conditions of approval, working hours, site maintenance, and other construction matters. At that meeting, the Applicant shall submit a letter acknowledging that: a. They have read and understand these project Conditions of Approval; b. They will require that all project sub-contractors read and understand these project Conditions of Approval; and, c. They ensure a copy of these project Conditions of Approval will be posted on-site at all times during construction. 43. OVERHEAD UTILITY CLEARANCE – For projects that have overhead utility lines on-site that travel over new buildings, the Applicant shall obtain a letter from the utility company indicating that there is adequate overhead clearance from the utility to the proposed building. The letter shall be submitted with the first set of improvement plans submitted. The plans shall show the existing utility pole, any necessary proposed pole protection (including overhead clearance warning identification), and shall be confirmed satisfactory with the utility company. The letter shall be to the approval of the Town Engineer. 44. TEMPORARY CONSTRUCTION EASEMENT – Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the project to obtain any and all proposed or required easements and/or permissions necessary to perform any work on neighboring private property herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. Page 201 THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 45. RECORD DRAWINGS – The Applicant shall submit a scanned PDF set of stamped record drawings and construction specifications for all off-site improvements to the Department of Parks and Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The Applicant shall also provide the Town with an electronic copy of the record drawings in the AutoCAD Version being used by the Town at the time of completion of the work. The Applicant shall also submit an AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. 46. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed during construction. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired or replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the PPW Inspector shall be completed before the issuance of a certificate of occupancy. The Applicant shall request a walk- through with the PPW Inspector before the start of construction to verify existing conditions. 47. PAVEMENT RESTORATION – Due to construction activities, new utility cuts along the project frontage, and the anticipated project’s truck traffic, the Applicant shall grind and provide a 2.5” overlay with asphalt concrete the south side of Los Gatos-Saratoga Road along the entire property length between the center median island and the property frontage. Prior to overlay, any base failure repair or required dig-outs identified by the PPW Inspector shall be completed. The Town Engineer shall approve the roadway repair prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME 48. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the public right-of-way. 49. PUBLIC WORKS CONSTRUCTION NOTICE – The contractor shall notify the PPW Inspector at least ten (10) working days prior to the start of any construction work. At that time, the Contractor shall provide an initial project construction schedule and a 24-hour emergency telephone number list. Page 202 50. PROJECT CONSTRUCTION SCHEDULE – The contractor shall submit the project schedule in a static PDF 11”x17” format and Microsoft Project, or an approved equal. The Contractor shall identify the scheduled critical path for the installation of improvements to the approval of the Town Engineer. The schedule shall be updated monthly and submitted to the PPW Inspector in the same formats as the original. 51. PROJECT CONSTRUCTION HANDOUT – The Contractor shall provide to the Town Engineer an approved construction information handout for the purpose of responding to questions the Town receives regarding the project construction. 52. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a qualified supervisor on the job site during construction. 53. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall be removed as deemed appropriate by the Town Engineer. 54. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any PPW permit shall comply with Town Code Section 16.20.035 which restricts construction to the weekday between 8:00 a.m. and 6:00 p.m. and Saturday 9:00 a.m. to 4:00 p.m. No work shall be done on Sundays or on Town Holidays unless otherwise approved by the Town Engineer. Please note that no work shall be allowed to take place within the Town right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under Encroachment Permit may be performed on the weekend unless prior approvals have been granted by the Town Engineer. The Town Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Onsite project signage must state the project construction hours. The permitted construction hours may be modified if the Town Engineer finds that the following criteria is met: a. Permitting extended hours of construction will decrease the total time needed to complete the project without an unreasonable impact to the neighborhood. b. Permitting extended hours of construction is required to accommodate a construction requirement such as a large concrete pour or major road closure. Such a need would be presented by the project's design engineer and require approval of the Town Engineer. c. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the Town may waive any of the remaining requirements outlined below. d. The exemption will not conflict with any other condition of approval required by the Town to mitigate significant environmental impacts. e. The contractor or property owner will notify residential and commercial occupants of adjacent properties of the modified construction work hours. This notification must be provided three days prior to the start of the extended construction activity. f. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public. g. The Town Engineer may revoke the extended work hours at any time if the contractor or owner of the property fails to abide by the conditions of extended work hours or if Page 203 it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. h. The waiver application must be submitted to the PPW Inspector ten (10) working days prior to the requested date of waiver. 55. PROJECT CONSTRUCTION BMPs – All construction activities 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 ordinances, the project specific temporary erosion control plan, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 56. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction: a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. b. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour. c. 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. d. 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 times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to ensure proper control of blowing dust for the duration of the project. e. Watering on public streets and wash down of dirt and debris into storm drain systems is prohibited. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the PPW Inspector, 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 late-afternoon watering to minimize the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the Town Engineer. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be coordinated with the San José Water Company. f. 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 Construction Inspector. g. Construction grading activity shall be discontinued in wind conditions in excess of 25 miles per hour, or that in the opinion of the PPW Inspector cause excessive neighborhood dust problems. h. Site dirt shall not be tracked into the public right-of-way and shall be cleaned immediately if tracked into the public right-of-way. Mud, silt, concrete and other construction debris shall not be washed into the Town’s storm drains. Page 204 i. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. j. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. k. Prior to issuance of any permit, the Applicant shall submit any applicable pedestrian or traffic detour plans to the satisfaction of the Town Engineer for any lane or sidewalk closures. The temporary traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans and in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of- way. l. During construction, the Applicant shall make accessible any or all public and private utilities within the area impacted by construction, as directed by the Town Engineer. m. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The Applicant shall require the soils engineer submit to daily testing and sampling reports to the Town Engineer. 57. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the Applicant shall submit a truck hauling route that conforms to Town of Los Gatos Standards for approval. Note that the Town requires a Haul Permit be issued for any hauling activities. The Applicant shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project unless otherwise approved by the Town Engineer, shall be: Wedgewood Ave to Wimbledon Dr to Winchester Blvd to Highway 85 North, or to Lark Ave to Highway 17 North or South, or to Los Gatos Blvd to Highway 85 South. A letter from the Applicant confirming the intention to use the designated haul route shall be submitted to the Town Engineer for review and approval prior to the issuance of any Town permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the Applicant. 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 Town Engineer. The Applicant must provide an approved method of cleaning tires and trimming loads on site. All material hauling activities shall be done in accordance with applicable Town ordinances and conditions of approval. 58. PROJECT CLOSE-OUT – Prior to requesting a Final Inspection, the Applicant shall submit to the Town Engineer a letter indicating that all project conditions have been met, and all improvements are complete. All work must be completed to the satisfaction of the Planning Director and Town Engineer prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, storm drainage, underground utilities, etc., shall be completed and attested to by the Town Engineer before approval of occupancy of any unit. Where facilities of other Page 205 agencies are involved, including those for water and sanitary sewer services, such installation shall be verified as having been completed and accepted by those agencies. In addition, the Applicant shall submit an itemized final quantities list of all public improvements constructed on-site and within the public right-of-way. The final quantities list shall be prepared by the project engineer and be to the approval of the Town Engineer. The final quantities list shall be broken out into on-site and off-site improvements based on the format provided by the Town. Until such time as all required improvements are fully completed and accepted by Town, the Applicant shall be responsible for the care, maintenance, and any damage to such improvements. Town shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Applicant. 59. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction Parking Plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Town Engineer prior to issuance of Town permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§15.40.070). 60. SITE WATER DISCHARGE – In accordance with the Town Code, Prohibition of Illegal Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve in coordination West Valley Sanitation District the discharge of uncontaminated pumped ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Town Engineer. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES 61. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – Post construction storm water pollution prevention requirements shall include: a. The Applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private stormwater facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair if the treatment facility is no longer able to meet performance standards or has Page 206 deteriorated. Any abatement activity performed on the Applicant’s property by Town staff will be charged to the Applicant at the Town’s adopted fully-loaded hourly rates. b. Maintenance of the storm drain inlets “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org. c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. d. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations. e. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system. f. It is the responsibility of the property owner(s)/homeowners association to implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 62. GENERAL: 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. 63. MODIFIED FIRE SPRINKLERS REQUIRED: (As Noted on Sheet G000) 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. Approved AMMR PC 24-4669 for a modified NFPA 13D system. A copy of the Alternate Means/Methods application form and this comment letter, with approval signature shall be made part of the building permit drawing set, to be routed to Santa Clara County Fire Department for final approval. 64. 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]. 65. FIRE DEPARTMENT (ENGINE) ROADWAY TURNAROUND REQUIRED: (As Noted on Sheet G005) Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Provide an approved fire department engine driveway turnaround with a minimum radius of 50 feet outside and 30 feet inside. Maximum grade in any direction shall be 5%. Installations shall Page 207 conform with Fire Department Standard Details and Specifications D-1. [CFC Section 503.2.5]. 66. 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. 67. 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. 68. 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. Page 208 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com Project Description for 14341 Browns Lane APN 409-14-035 January 15th, 2025 Suray Nathan, Assistant Planner Community Development Department City of Los Gatos 110 E. Main St. Los Gatos, CA 95030 Dear Mr. Nathan, On behalf of our client, Roberto Flamenco, we have prepared a written description & justification letter for the proposed residential development at 14341 Browns Lane in Los Gatos. Project Description The proposed project consists of a two-story single family residence with an attached accessory dwelling structure (a total of 3,472 SF of construction). The site is approximately 9,502 SF and consists of one parcel (APN 409-14-035). The project will replace two separate buildings; one of which is a one-story single family residence (~832 SF) and the other is an accessory shed structure (~240 SF). There is only one dwelling unit on the current property and there are no existing ADUs on the property. The proposed single family residence has a first floor footprint of 1,039 SF - with an attached ADU (385 SF) and an attached two-car garage (507 SF). The second floor of the new residence is 1,541 SF and features a private balcony patio. The new residence features 3 bedrooms and 3.5 bathrooms.The attached ADU is contained within the first floor footprint, with its own separate entry, and features 1 bedroom, 1 bathroom and 1 kitchenette. The proposal also includes a new driveway providing access to the new attached garage and some site work to enhance the accessibility of the site. The permeable paver driveway is oversized to meet Santa Clara County Fire Department Turnaround standards. The proposed project will also preserve and retain the plum tree located in the rear yard. In order to promote the privacy of the neighbors, the private 2nd floor balcony is inset and features a 42” high railing. The rear windows shall have opaque or frosted glass. Zoning Conformance & Immediate Neighborhood The property’s net lot area is 9,502 square feet and is located in a R-1-8 zone within the general plan for Low Density Residential. The immediate neighborhood consists of 6 properties that are also zoned as R-1-8. The proposed residence conforms to the R-1-8 zoning requirements. The required zoning requirements are a 25 feet front setback, 20 feet rear setback, 8 feet side setback, and maximum height of 30 feet. The proposed residence is 26.9 feet from the front property line (PL), 20 feet from the rear PL, 28.9 feet from the north side PL, 8.25 feet from the south side PL, and has a height of 28.6 feet. The proposed residence is in the traditional style with a strong first floor eave line that matches the surrounding neighborhood. Despite being taller than the immediate neighbors, the house features steeper sloping roofs to bring the eave line of the residence down to match the immediate neighborhood. The house features a custom garage door with simple panels and wood grain texture to reduce the emphasis of the garage on the front facade. The front facade design is EXHIBIT 4 Page 209 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com articulated so that the garage plane is set further back from the entry plane of the house (Residential Design Guidelines 2.4.1 & 3.4.1). The house’s roofing material includes 3-ply presidential asphalt shingles and standing seam metal with a matte finish. The asphalt composite shingles match the roofing materials used in the immediate neighborhood and only smaller portions of the roof will be covered in the metal material. The house features articulated gable pop outs & shed dormers with one gable along the main axis of the residence (3.5.2). This is also in conformance with the immediate neighborhood since multiple neighboring homes feature gable pop outs. The proposed residence also features a recessed entry under the roof eave which is similar to every neighboring residence (2.3.3). The final feature the house incorporates are the simulated divided windows that are carried across every facade. These windows will have dimensional muntins on both exterior & interior of the glass (3.7.4). We have included specifications for the windows and roof on sheet A400 of our submittal drawings for further review. Front Facade of Proposed Residence @ 14341 Browns Lane Page 210 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com Neighborhood Map Compatibility to Immediate Neighborhood Front Facade of 14340 Browns Lane Single story - Medium Pitch Roof - Gable - Straight Facade Wide - Recessed Entry Under Eave Front Facade of 17291 Wedgewood Ave (Existing Home) Single story - Medium Pitch Roof - Hip - Straight Facade Wide - Recessed Entry Under Eave Front Facade of 17291 Wedgewood Ave (Under Construction) Two story - Medium Pitch Roof - Hip w/ Gable pop outs - Straight Facade Wide - Narrow Porch Entry Page 211 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com Front Facade of 14331 Browns Lane Single story - Medium Pitch Roof - Hip - Straight Facade Wide - Recessed Entry Under Eave Front Facade of 14330 Browns Lane Single story - Medium Pitch Roof - Gable w/ Gable pop outs- Straight Facade Wide - Recessed Entry Under Eave GKW Architects, Inc Gordon K Wong & Joshua Liu Page 212 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com Justication Letter for 14341 Browns Lane APN 409-14-035 March 12th, 2025 Planning Commission City of Los Gatos 110 E. Main St. Los Gatos, CA 95030 Justification Letter Dear Planning Commissioners, We are the Architectural Firm in charge of this project and are writing on behalf of Roberto Flamenco & Paula Mendez, who are the owners of the property at 14341 Browns Lane. We would like to thank you in advance for taking the time to review this project. We believe you will find that the proposed design not only meets all of the residential design guidelines but has been thoughtfully crafted in consideration of the neighbors. The owner intends to construct a new home on the property rather than remodel the existing residence due to the poor condition of the structure, which was built in 1948. The dilapidated condition of the existing structure is no longer suitable within the context of the immediate neighborhood and is due for an upgrade. A straightforward addition to the existing 832 square feet of space will not suffice to accommodate Roberto’s growing family. The owner envisions this home as his forever home and has dedicated significant effort toward realizing this dream. Furthermore, Roberto hopes to host his long-awaited wedding ceremony at his new home with his wife, an event that has been postponed year after year due to their hectic work schedules. Roberto and his wife have successfully operated a well-established general construction company, completing hundreds of residential projects across the South Bay. They take great pride in their craftsmanship and plan to build this home themselves. Their commitment to detail and professionalism is widely recognized by their clients, who can attest to the high standards of their work. Should they have the opportunity to undertake this project, it is assured that the construction quality will be exceptional and that the finished home will greatly enhance the surrounding neighborhood. The attached ADU is designed not as a rental unit, but as a flexible space for accommodating visits from the owner’s parents or in-laws who reside out of state. The owners have a large family and intend for the home to provide a comfortable environment for spending family time, entertaining friends and neighbors, and offering ample space for relatives and future children to live with them. We have also worked directly with our immediate neighbors to address some concerns that have been brought to our attention. Certain neighbors were concerned about their privacy, especially with the rear 2nd floor windows looking directly into their yard. To address these concerns, we have inset the rear balcony further into the house to create a 31+ ft separation from the rear property line. The railings of the proposed balcony will also be 46” high, which is greater than the standard railing height, to further emphasize this separation. We have also proposed that the 2nd floor windows be frosted or opaque to reduce the visibility into adjacent yards. Some neighbors have also expressed concerns about the overall appearance and size of the house, which we have responded to by reducing the overall height of the house by 1+ ft and reducing the square footage of the house by over 400 square feet. The house will not be the largest home in the neighborhood. Our team has allocated a significant amount of time to balance the roof of the house to: a) EXHIBIT 5Page 213 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com ensure that it will not have any leaks or issues down the line and b) reduce the scale of the house and bring back the strong first floor eave line that was recommended by the Town’s consulting architect. Finally, there were concerns in regards to the oversized driveway at the front yard, which we clarified was for the fire truck turnaround. This will increase the safety of the immediate neighborhood since the fire department can more efficiently maneuver on Browns Lane during emergencies. Despite having the largest FAR in the immediate neighborhood, the proposed home will not be the largest in terms of square footage. Design elements have been implemented into the home to protect the privacy of the neighbors, such as frosted windows and an inset 2nd floor balcony; and the well-being of the neighborhood has been thoroughly considered in the design of the proposed residence. In conclusion, our team has taken all the necessary steps to comply with the Town Residential Design Guidelines, ensure that the privacy of neighbors’ is maintained, and positively contribute to the surrounding community. GKW Architects, Inc Gordon K Wong & Joshua Liu Page 214 21 5 6 3 42 6 7891010 910 1ROOF MATERIAL: 2ROOF MATERIAL: 3FASCIA BOARD COLOR: 4GUTTER COLOR: 5EXTERIOR MATERIAL & COLOR: 6EXTERIOR MATERIAL & COLOR: 7GARAGE DOOR: 8ENTRY DOORS: 9WINDOW: 10TRIM COLOR: CERTAINTEED - LANDMARK PRO 'CINDER BLACK' PAC-CLAD - MTL. STANDING SEAM 'IRON ORE' SHERWIN-WILLIAMS 'SW6258 TRICORN BLACK' BLACK JAMES HARDIE - CEMENT PANEL 'WHITE' JAMES HARDIE - SHINGLE STRAIGHT EDGE 'WHITE' CUSTOM CEDAR PAINTED 'WHITE' SHERWIN-WILLIAMS 'SW6258 TRICORN BLACK' MARVIN - ELEVATE, WOOD-CLAD FIBERGLASS,SIMULATED DIVIDED LITES (SDL) 'EBONY' SHERWIN-WILLIAMS 'SW9542 NATURAL WHITE' 1 FRONT ELEVATION 2 3 4 5 6 7 9 10 8 MATERIALS & COLOR FLAMENCO-MENDEZ RESIDENCE 14341 BROWNS LN, LOS GATOS, CA 95032 EXHIBIT 6Page 215 This Page Intentionally Left Blank Page 216 June 11, 2024 Ms. Suray NathanCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031 RE: 14341 Browns Lane Dear Suray: 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 and narrow cul-de-sac in an older neighborhood of mostly one and two story homes with a range of traditional architectural styles. Photos of the site and its surrounding neighborhood are shown on the following page. EXHIBIT 7Page 217 14341 Browns Lane Design Review Comments June 11, 2024 Page 2 View down Browns LaneSite to leftTHE SITE House immediately to the left House immediately to the right Nearby house across Browns LaneHouse immediately across Browns Lane Nearby house Nearby house Page 218 14341 Browns Lane Design Review Comments June 11, 2024 Page 3 PROPOSED PROJECT Proposed Front Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Left Side Elevation Page 219 14341 Browns Lane Design Review Comments June 11, 2024 Page 4 ISSUES AND CONCERNS The proposed home is well designed in a traditional architectural style. While the proposed two story structure is taller than immediate neighbors, this is an unusual site with a very limited number of parcels along an alley- width street. It is adjacent to similar nearby streets with older homes where I have previously reviewed transi- tions to larger homes over the past few years. The proposed design has a strong first floor eave line consistent with other nearby houses and a portion of the second floor is contained within the garage roof form. I identified only a couple of issues of concern: 1. The stone base and divided light windows are two elements that are proposed on the front facade but 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. Page 220 14341 Browns Lane Design Review Comments June 11, 2024 Page 5 2. There is a distinction shown on the drawings for two roof areas on the front and rear facades that have no descriptive notes so it is hard to anticipate their appearance in the context of the other roofs. 3. The garage door material is not described. If it is a glass and metal door, as it appears it might be on the drawings, it may not be consistent with Residential Design Guideline 3.4.1. 3.4.1 Limit the prominence of garages • Avoid designs that allow the garage to dominate the street facade. Glass and metal garage doors, as shown on the two examples below, would be very much out of character for this neighborhood. Page 221 14341 Browns Lane Design Review Comments June 11, 2024 Page 6 RECOMMENDATIONS 1. Stone and/or divided light windows utilized on the front facade should be carried around consistently on all facades consistent with Residential Design Guideline 3.2.2. If the divided light windows are used, they should be true or simulated divided windows consistent with Residential Design Guideline 3.7.4. See example illustrations below. 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. 2. Clarity the materials for the two roof elements which are currently not clearly described. 3. Clarify the proposed garage door materials. Solid panels are recommended. 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 Page 222 October 28, 2024 Ms. Suray NathanCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031 RE: 14341 Browns Lane Dear Suray: I reviewed the drawings, evaluated the neighborhood context and prepared a review letter for staff in June. Substantial changes have been made to a portion of the structure that warrant a second review.. My comments and recommendations on the revised design are as follows: NEIGHBORHOOD CONTEXT The site is located on a short and narrow cul-de-sac in an older neighborhood of mostly one and two story homes with a range of traditional architectural styles. Photos of the site and its surrounding neighborhood are shown on the following page. EXHIBIT 8Page 223 14341 Browns Lane Design Review Comments October 28, 2024 Page 2 View down Browns LaneSite to leftTHE SITE House immediately to the left House immediately to the right Nearby house across Browns LaneHouse immediately across Browns Lane Nearby house Nearby house Page 224 14341 Browns Lane Design Review Comments October 28, 2024 Page 3 PROPOSED PROJECT Front Elevation Rear Elevation Right Side Elevation Left Side Elevation PREVIOUS DESIGN CURRENT DESIGN Page 225 14341 Browns Lane Design Review Comments October 28, 2024 Page 4 ISSUES AND CONCERNS The originally proposed home submitted in June was well designed in a traditional architectural style. While the proposed two story structure would be taller than immediate neighbors, the design emphasized one story eave heights and a scale that were compatible with the surrounding smaller homes. Only a few recommen- dations for changes were made. The applicant made changes to the design as recommended, but also made major changes to the garage and second floor bedroom wing that are very much in conflict with the previ- ous design, the overall design of the home and other homes in its immediate neighborhood. Specific changes included the following: 1. The garage and bedroom wing were moved back from the front face of the main house form. Page 226 14341 Browns Lane Design Review Comments October 28, 2024 Page 5 2. The roof slopes for the garage/bedroom wing where changed to a much lower slope than the main roof forms which would not be consistent with Residential Design Guideline 3.5.1. 3.5.1 Unify roof pitches • Utilize the same slope for all primary roofs. • Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style. 3. The eave heights of the garage/bedroom wing has been raised substantially which has greatly reduced this portion of the home’s integration with the main body of the house. Page 227 14341 Browns Lane Design Review Comments October 28, 2024 Page 6 Page 228 14341 Browns Lane Design Review Comments October 28, 2024 Page 7 RECOMMENDATIONS 1. Restore the previously proposed garage/bedroom wing roof slopes and match its ridge and first floor eave heights to those of the main part of the house 2. Widen the roof dormer to provide more interior volume in the bedrooms. 3. Match the dormer roofing material to the nearby main structure roofing. Page 229 14341 Browns Lane Design Review Comments October 28, 2024 Page 8 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 Page 230 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com February 20th, 2025 Response Letter to Town of Los Gatos’ Consulting Architect - Cannon Design Group Project address: 14341 Browns Lane, Los Gatos 1.Restore the previously proposed garage/bedroom wing roof slopes and match its ridge and first-floor eave heights to those of the main part of the house. BEFORE AFTER We lowered the roof over the garage to the 1st floor eave line and reduced the size of the 2nd floor gabled dormer. BEFORE AFTER We are insistent on keeping the pitch of the shed dormer since this affects the waterproofing of the roof and the alignment of fascia boards / materials. EXHIBIT 9Page 231 Gkw Architects, Inc., AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Ste. 109, Campbell, CA 95008 408-796-1845 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com 2. Widen the roof dormer to provide more interior volume in the bedrooms BEFORE AFTER We have reduced the overall footprint of the 2nd floor. This enabled us to bring back the gable over the garage to maintain the strong first floor eave line. 3. Match the dormer roofing material to the nearby main structure roofing. BEFORE AFTER The overall height of the building has been reduced by 1’-2.5”. The roofing material remains consistent between the shed dormer for the bay over the garage and the shed dormer for the entrance to the main residence. Thank you for your comments regarding our revised plans. Please let us know if you have any further questions or comments. GKW Architects, Inc Gordon K Wong & Joshua Liu Page 232 Tree Inventory, Assessment, and Protection Report 17341 Browns Lane Los Gatos, CA 95032 Prepared for: Town of Los Gatos July 17, 2024 Prepared By: EXHIBIT 10Page 233 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Table of Content Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report ................................................................................2 Observations .........................................................................................................2 Tree Inventory .........................................................................................................2 Analysis .................................................................................................................4 Discussion .............................................................................................................4 Condition Rating .....................................................................................................4 Expected Impacts ...................................................................................................5 Tree Protection .......................................................................................................5 Conclusion ............................................................................................................6 Recommendations ...............................................................................................7 Bibliography ..........................................................................................................8 Glossary of Terms .................................................................................................9 Appendix A: Tree Inventory Map and Site Plan ................................................11 A1: Existing Plan and Tree Locations ...................................................................11 A2: Proposed Plan ................................................................................................12 Appendix B: Tree Inventory and Assessment Tables ......................................13 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 234 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix C: Photographs ..................................................................................14 C1: Coast redwood #167 .....................................................................................14 C2: Plum #168 ......................................................................................................15 C3: Coast redwood #169 .....................................................................................16 C4: Pecan #170 ....................................................................................................17 Appendix D: Tree Protection Guidelines ...........................................................18 D1: Plan Sheet Detail S-X (Type I) ........................................................................18 D2: Plan Sheet Detail S-Y (Type III) ......................................................................19 D3: Section 29.10.1005. - Protection of Trees During Construction ....................20 Tree Protection Zones and Fence Speciﬁcations .................................................20 All persons, shall comply with the following precautions .....................................21 Prohibited Activities ..............................................................................................21 Monitoring ............................................................................................................22 Root Pruning .........................................................................................................22 Boring or Tunneling ...............................................................................................22 Tree Pruning and Removal Operations .................................................................22 Appendix E: Tree Protection Signs ....................................................................23 E1: English ............................................................................................................23 E2: Spanish ...........................................................................................................24 Qualiﬁcations, Assumptions, and Limiting Conditions ...................................25 Certiﬁcation of Performance.............................................................................26 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 235 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Summary The applicant is requesting approval for demolition of an existing single-family residence and construction of a new two- story single-family residence on property zoned R-1:8. APN 409-14-035. The inventory contains four (4) trees comprised of three (3) different species. There are no Large Protected trees, two (2) Exempt fruit trees, and no Street Trees. Coast redwood #167 is in fair condition while the remaining trees are in good shape. No protected trees are expected to be highly impacted and only Exempt plum #168 is to be removed. Tree protection should consist of exclusion into the side and rear setbacks by placing fence in front of the existing fences at that setback distance. There were two (2) protected trees appraised for a rounded depreciated value of $5,940.00. Introduction Background  The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on July 10, 2024. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 26 Page 236 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 •The plans reviewed for this assignment were as follows (Table 1). Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic 04/30/23 G000 Yes GW Architect Proposed Site Plan 04/30/24 G001 Yes GW Architect Erosion Control Grading and Drainage Utility Plan and Hook-up locations Exterior Elevations 04/30/24 A200, A300 Yes GW Architect Landscape Plan Irrigation Plan T-1 Tree Protection Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 26 Page 237 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 The inventory contains four (4) trees comprised of three (3) different species. There are no Large Protected trees, two (2) Exempt 1 2 fruit trees, and no Street Trees . 3 Table 2: Tree Inventory and Assessment Tree Species I.D. Number Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Status Notes coast redwood (Sequoia sempervirens) 167 30 35 Fair Protected Adjacent property Plum (Prunus domestica)168 10 20 Good Exempt coast redwood (Sequoia sempervirens) 169 20 20 Fair Protected Adjacent property pecan (Carya illinoinensis)170 8, 8 30 Fair Exempt Adjacent property Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Paciﬁc madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (ﬁfty-seven-inch circumference). Species listed in 29.10.0970 subsection (2).2 Street tree means a tree in a public place, or along or within a public street or right-of-way.3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 26 Page 238 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). There were two (2) protected trees appraised for a rounded depreciated value of $5,940.00. Appraisal worksheets are available upon request. Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. Coast redwood #167 is in fair condition while the remaining trees are in good shape. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 26 Page 239 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Expected Impacts Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. No protected trees are expected to be highly impacted and only Exempt plum #168 is to be removed. Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. There are two tree protection zones determined which include the “calculated” and “specified”. The “calculated” tree protection zone is determined by a multiplication factor based on species tolerance, tree age/vigor/health, and trunk diameter. The “specified” tree protection zone is adjusted in size and shape to accommodate the existing infrastructure, planned construction, and specific site constraints. This “specified” zone includes tree canopy conformation, visible root orientation, size, condition, maturity, and species tolerances (Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. 2023). Tree protection should consist of exclusion into the side and rear setbacks by placing fence in front of the existing fences at that setback distance. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 26 Page 240 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Conclusion The applicant is requesting approval for demolition of an existing single-family residence and construction of a new two-story single- family residence on property zoned R-1:8. APN 409-14-035. The inventory contains four (4) trees comprised of three (3) different species (two coast redwoods, on plum and one pecan). There are no Large Protected trees, two (2) Exempt fruit trees, and no Street Trees. Coast redwood #167 is in fair condition while the remaining trees are in good shape. No protected trees are expected to be highly impacted and only Exempt plum #168 is to be removed. The applicant is not required to replace the Exempt plum. Tree protection should consist of exclusion into the side and rear setbacks by placing fence in front of the existing fences at that setback distance. There were two (2) protected trees appraised for a rounded depreciated value of $5,940.00. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 26 Page 241 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Recommendations 1.Place tree numbers on all the plans. 2.Place tree protection in front of the existing fences and at the rear and side setbacks distances. 3.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 4.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 5.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 6.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 26 Page 242 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Bibliography Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. Managing trees during construction, Third edition. Champaign, IL: International Society of Arboriculture, 2023. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 26 Page 243 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Glossary of Terms calculated tree protection zone: A TPZ calculated using the trunk diameter and a multiplication factor based on species tolerance to construction and tree age. It is often plotted on a plan as a circle or other arbitrary shape and can be used as a guide for establishing the specified TPZ. critical root zone: a conceptual soil area containing the minimal amount of all the essential parts of the root zone needed to sustain tree health and structural integrity. There are no universally accepted methods to calculate the CRZ. basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. cost Approach: An indication of value by adding the land value to the depreciated value of improvements. defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. form: Describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 26 Page 244 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. specified tree protection zone (specified TPZ): a TPZ that is adjusted in size or shape to accommodate the existing infrastructure, planned construction, and aspects of the site, as well as the tree canopy conformation, visible root orientation, size, condition, maturity, and species response to construction. straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. structure: Evaluation focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are b drought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 26 Page 245 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix A: Tree Inventory Map and Site Plan A1: Existing Plan and Tree Locations Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 26 #167 #168 #169 #170 Page 246 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 A2: Proposed Plan  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 26 Page 247 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Calculated Protection Radii (ft.) coast redwood (Sequoia sempervirens)167 30 35 Fair Low Protected $3,360.00 20 Plum (Prunus domestica)168 10 20 Good High Exempt N/A 7 coast redwood (Sequoia sempervirens)169 20 20 Good Low Protected $2,280.00 13 pecan (Carya illinoinensis)170 8, 8 30 Good Low Exempt N/A 8 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 26 Page 248 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix C: Photographs C1: Coast redwood #167  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 26 Page 249 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 C2: Plum #168 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 26 Page 250 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 C3: Coast redwood #169 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 26 Page 251 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 C4: Pecan #170 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 26 Page 252 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 26 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel postsinstalled at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional treeprotection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protectionarea. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" signlaminated in plastic spacedevery 50' along the fence. URBAN TREE FOUNDATION © 2014OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •All tree maintenance and care shall be performed by a qualiﬁed arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be speciﬁed in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. •All maintenance is to be performed according to ISA Best Management Practices. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for speciﬁcations of TPZ radii.6’-0”Modiﬁed by Monarch Consulting Arborists LLC, 2019 Page 253 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 D2: Plan Sheet Detail S-Y (Type III)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 26EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATETO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R C HI TECTST ATEOF CAL I F O R NIAAL ENDACSP 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAWFILLED BURLAPWATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTIONZONE. SEE SPECS FORREQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Speciﬁcations and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN.Page 254 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Speciﬁcations 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.” Text on the signs should be in both English and Spanish (Appendix E).  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 26 Page 255 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 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. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 26 Page 256 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 26 Page 257 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Appendix E: Tree Protection Signs E1: English  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 26 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 Page 258 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 26 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 Page 259 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 26 Page 260 17341 Browns Lane Tree Inventory, Assessment and Protection Report July 17, 2024 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2024, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 26 Page 261 This Page Intentionally Left Blank Page 262 Neighborhood Notification for 14341 Browns Lane Between April 16th 2024 – March 6th 2025 14331 Browns Lane •Owner Not Home 14330 Browns Lane •Owner Not Home during first visit on April 16th •Owner eventually reached out through a phone call regarding privacy and size of the house. We explained how we updated the design to reduce the overall size of the house, adjust the roofline to reduce the scale, and explained the oversized driveway to fit in the fire truck turnaround. The owner was overall pleased with the changes we proposed to the design. 14340 Browns Lane •Spoke to Kyle (Kathy’s Son) and gave a brief summary of the project •Kathy & Lamar are in support of our project 14361 Browns Lane / 17291 Wedgewood Ave •Owner Not Home 17275 Wedgewood Ave •Owner Not Home 14344 Rinconada Dr •Spoke to Will Maynard & Wife and gave a brief summary of the project •We exchanged emails from our first meeting on April 16th til March 6th, addressing concerns regarding privacy and the size of the house. We described how we are proposing frosted windows on the rear 2nd floor windows, an inset 2nd floor balcony, and reducing the overall size of the house. •We have attached the email conversation we had with the neighbors to this document 14350 Rinconada Dr •Jeremy & Amy Gaustad •We gave a brief overview of the project and Amy told us a bit about her neighborhood 14330 Rinconada Dr •Spoke to Eric, who stated he was a renter •Requested us to put up a new fence at the rear of the property EXHIBIT 11Page 263 Page 264 The below diagram doesn't do an adequate job of illustrating just how much someone standing on the second floor can see, so I'm attaching two photos. I placed a stake in the ground in our yard 20' from the fence line - the distance I estimate a 5' (below average height) person would be able to see the ground at given a 6' fence. I added a line parallel to the fence in red to highlight where the stake meets the ground. One photo faces 14341 Browns Ln, the other faces my house. For the latter, I held my camera above my head with my back against the fence - I'm 6' tall - and took a photo with the stake aligned to the bottom of the frame. This provides a very rough approximation of what someone could theoretically see. A vast majority of our gardens, pool, patio, and grassy areas are exposed. The existing tree is insufficient, especially since it provides no privacy benefit for half of the year (when it has no foliage, as is the case now). Your plan still disregards many of the town's following planning guidelines, as I outlined previously in my first response: 2.3.1. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. 2.3.2. Avoid structures with height and bulk at the front and side setback lines which are significantly greater than those of adjacent homes 3.11.2 Minimize privacy intrusions on adjacent residences Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. Where possible, second floor windows that might intrude on adjacent property privacy should have sill heights above eye level or have frosted or textured glass to reduce visual exposure. Landscaping may be used to mitigate privacy concerns so long as the landscaping does not deny solar access to living spaces and actively used yard areas of neighboring homes. Avoid placing windows in locations that would look into adjacent neighbors’ windows or active private yard spaces I was very detailed in my last reply and I'm disappointed that it doesn't seem like many of my concerns were taken into consideration in good faith. We can talk through this more in a meeting if you want, but my response so far remains unchanged from the last time you asked for my comments. I still oppose this house being a two-story structure. If it is decided to be a two-story structure anyway, the building height needs to be reduced, and the windows facing my property must have sill heights above eye level (over 6') or be otherwise obscured by frosted or textured glass. Sincerely, Will Maynard 408.596.9966 3/11/25, 2:04 PM Gkw Architects Mail - 14341 Browns Lane - Meeting to Discuss https://mail.google.com/mail/u/0/?ik=28d79d9564&view=pt&search=all&permthid=thread-a:r1652581591675561320&simpl=msg-a:r585154329640083…2/6 Page 265 Page 266 Page 267 Page 268 Page 269 This Page Intentionally Left Blank Page 270 FRONT YARD REAR YARD NEW CONSTRUCTIONSINGLE FAMILY HOUSE 2,580+ GARAGE 507 SF 2 ROW5' - 0"25' - 0" FRONT SETBACK24' - 10 1/2" PL TO ROOF O.H.E G 1 S200 49' 55"W PL 112.49'N660 08' 47"W PL 88.27' N200 48' 00"E PL 103.00'S720 18' 07"E PL 88.34' RIGHT OF WAY BROWNS LN 3 4 4UESIDE S.B. 8' - 0"SIDE S.B. 8' - 0"REAR S.B.20' - 0"TTL WIDTH OF I&EE & PUE10'-0"EXT. FINISH 9' - 9" PL TO PL TO EXTERIOR FINISH26' - 3 1/2"(P) ADU 385 SFUNDER SEPARATE PERMIT #169 #170 #167 UEUE UE 5 5 6 IEE5'-0"ICC PUE5'-0"C WEDGEWOOD AVEW SS SS7 4 5 W SS#168 PROPERTY LINE TO EXTERIOR FINISH46' - 0"EXTERIOR FINISH26' - 10 1/2" PL TOEXTERIOR FINISH 28' - 11" PL TO EXTERIOR FINISH 30' - 0 1/2" PL TO EXTERIOR FINISH20' - 0" PL TOEXT FINISH 8' - 3" PL TO PROJECT LOCATION WEDGEWOOD AVE WIMBLEDON DRW VA L L E Y F W YLORA DRMULBERRY DRLA RINCONADA DRBROWNS LN1. 2. 3. 4. 5. GENERAL NOTES CONTRACTOR SHALL FIELD VERIFY LOCATIONS OF UTILITIES, SITE CONDITIONS, DIMENSIONS, STRUCTURES PRIOR TO START OF WORK.IN EVENT OF ANY DISCREPANCIES OR POTENTIAL CONFLICTS, NOTIFY THE ARCHITECT IN WRITING PRIOR TO STARTING EACH PORTION OF THE WORK.FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION AT A MINIMUM OF 5% FOR AT LEAST 10 FEET FROM THE STRUCTURE. CBC 1804.4NO LANDSCAPING WILL BE INCLUDED AND FRONT YARD WILL BE MULCHED PRIOR TO BUILDING FINALPER THE TOWN'S UNDERGROUNDING REQUIREMENTS, ALL NEW, RELOCATED, OR TEMPORARILY REMOVED UTILITY SERVICES, INCLUDING TELEPHONE, ELECTRIC POWER AND ALL OTHER COMMUNICATIONS LINES SHALL BE INSTALLED UNDERGROUND. PLEASE NOTE THIS ON ALL APPLICABLE SHEETS AND CALLOUT “(N) UNDERGROUND ELECTRIC LINE TO BE INSTALLED” ON ALL SITE PLANS AND DRAWINGS THAT SHOW UTILITIESCONTRACTOR TO FIELD VERIFY RIM AND INVERT ELEVATIONS FOR ALL EXISTING AND PROPOSED GRAVITY STRUCTURES, AND EXISTING AND PROPOSED STORM DRAIN AND SANITARY SEWER PIPE DIAMETER, MATERIAL AND SLOPE. CONCRETE MULCH GRAVEL PERMEABLE PAVERS PROPERTY LINE BUILDING FOOTPRINT SETBACK CENTERLINE UNDERGROUND ELECTRICAL (E) WATER LINE (E) SEWER LINE UE CONCRETE WALKWAY RELOCATED UTILITY SERVICE TO BE UNDERGROUNDED LANDSCAPE, SHRUBS (N) PAINTED REDWOOD FENCE, 3 FT (N) PAINTED REDWOOD FENCE, 6 FT + 1 FT LATTICE DRIVEWAY MATERIAL, PAVERS/ FIRE APPARATUSAPPLICATION & COMMENT LETTER FOR SCCFD ALTERNATE MEANS OF REVIEW ATTACHED ON G005 ARTIFICIAL TURF (N)ELECTRICAL PANEL, 200 AMP GAS METER, RELOCATED (TO BE CONFIRMED W/ BLDG DEPT.) WATER METER, RELOCATED, SEE C7 CLEANOUT, SEE CIVIL PLANS SHEET C7 1 2 SITE PLAN, PROPOSED, KEYNOTES 3 SITE PLAN, PROPOSED, LEGEND 4 5 E G 6 W C W SS 7 /2 G004 /2 G004 S200 49' 55"W PL 112.49'N660 08' 47"W PL 88.27' N200 48' 00"E PL 103.00'S720 18' 07"E PL 88.34' BUILDING FOOTPRINT VEGETATED AREA PERMEABLE PAVERS DOWNSPOUT WITH SPLASH BLOCK, TYP.ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:05 PM G000 General, ProjectInfo & Site Plan,Proposed General, Project Info & Site Plan, ProposedSCOPE OF WORK PROJECT LOCATION:14341 BROWNS LN, LOS GATOS, CA 95032 APN:409-14-035 ZONING:R-1-8 GENERAL PLAN:LOW DENSITY RESIDENTIAL EXISTING USE:SINGLE FAMILY RESIDENTIAL LOT SIZE:9,502 SF CONSTRUCTION TYPE:VB - MODIFIED SPRINKLERS(ENHANCED NFPA 13D SYSTEM WILL BE INSTALLED AS A DEFERRED SUBMITTAL) MAX. HEIGHT:30 FTPROPOSED HEIGHT28 FT 6.9 IN MAX. LOT COVERAGE:40%(P) LOT COVERAGE:2,018 / 9,502 = 0.212 21.2 % < 40% {OK} (SEE A103 FOR DETAILED BREAKDOWN) MAX. F.A.R.:0.31 FOR RESIDENCE (PER LOS GATOS MUNI CODE SEC. 29.40.075)0.10 FOR ADU (PER SEC. 29.10.320)0.087 FOR GARAGE (PER SEC. 29.40.075)SETBACKS:FRONT:25 FTREAR:20 FTSIDE:8 FT FLOOR AREA BREAKDOWN:EXISTING (SINGLE STORY)(E) RESIDENCE:832 SF(E) SHED:240 SF PROPOSED (SEE A104 FOR DETAILED FLOOR AREA BREAKDOWN) (P) RESIDENCE:1ST FLOOR:1,039 SFADU:385 SF2ND FLOOR:1,541 SF(P) GARAGE:507 SF FAR CALCULATIONSMAX FAR, PRIMARY HOUSE = 0.31 x 9,502 = 2,946 SF MAX DISCOUNTED FAR, ADU = 0.10 x 9,502 = 950 SFMAX FAR, GARAGE = 0.087 x 9,502 = 827 SF(P) PRIMARY HOUSE=2,580 SF< 2,946 SF {OK} (P) ADU=385 SF< 950 SF {OK} (P) GARAGE=507 SF < 827 SF {OK} DEMOLISHEXISTING SINGLE FAMILY (SINGLE STORY RESIDENCE) 832 SF & ACCESSORY STRUCTURE / SHED 240 SFNEW CONSTRUCTIONNEW SINGLE FAMILY RESIDENCE 2,580 SF - ATTACHED ADU 385 SF, UNDER SEPARATE MINISTERIAL PERMIT- ATTACHED GARAGE 507 SF OWNER:ROBERTO FLAMENCO14341 BROWNS LN, LOS GATOS, CA 95032(831) 566-9040 | ROBEFLAMENCO@YAHOO.COM ARCHITECT:GKW ARCHITECTS INC. 710 E. MCGLINCY LN. STE 109, CAMPBELL CA 95008 (408) 315-2125 | GORDONKWONG@GKWARCHITECTS.COM CIVIL ENGINEER:CIVIO CONSULTING | NGUYEN CAM1669 FLANIGAN DRIVE, SUITE E, SAN JOSE, CA 95121(408) 568-9212 | SNGCAM@YAHOO.COM STRUCTURAL ENGINEER:WESLEY LIU, ENGINEERING, INC.7246 SHARON DRIVE #0, SAN JOSE, CA 95129(408) 973-1839 | WESLEYLIU@YAHOO.COM TITLE 24 CONSULTANT:CARSTAIRS ENERGY INC. | TIMOTHY CARSTAIRS 2238 BAYVIEW HEIGHTS DRIVE SUITE E, LOS OSOS, CA 93402(805) 904-9048 | TITLE24@YAHOO.COM FIRE PROTECTION:SURE FIRE PROTECTION | TIM GERBER JR4141 PESTANA PLACE, FREMONT, CALIFORNIA 94538(510) 766-6679 | TIM@SUREFIREPROTECTION.COM WATER:SAN JOSE WATER COMPANY ELECTRICITY:PACIFIC GAS AND ELECTRIC SANITATION:WEST VALLEY SANITATION DISTRICT PROJECT DIRECTORY FLAMENCO-MENDEZ RESIDENCE C A L I F O R N I AL O S G A T O S Sheet NumberSheet Name General G000General, Project Info & Site Plan, Proposed G001General, Notes & Site Plan, Existing G002General, Green Building Checklist 1 G003General, Green Building Checklist 2 G004General, Enlarged Site & Privacy Plan, Proposed G005General, Fire Analysis, Fire Flow Letter & AMMR G006General, Streetscape & Shadow / Sun Study Survey S1Survey, Boundary & Topographic Map Civil C1Civil, Town Notes, General Notes, Legend & Abbreviations C2Civil, Blueprint for a Clean Bay C3Civil, Demolition Plan C4Civil, Site Plan C5Civil, Grading & Drainage Plan C6Civil, Building Cross Sections C7Civil, Utility Plan C8Civil, Erosion Control Plan C9Civil, Erosion Control Details C10Civil, Construction Management Plan Architecture A100Architectural, Floor Plan & Existing Conditions A101Architectural, 1st Floor Plan, Proposed A102Architectural, 2nd Floor Plan, Proposed A103Architectural, Roof Plan, Existing & Proposed, & Area Diagram A200Architectural, Elevations, Existing & Proposed A300Architectural, Sections, Proposed A400Architectural, Exterior Material Specifications BUILDING MODEL PROJECT INFORMATION VICINITY MAP SHEET INDEX 1" = 10'-0"1 Site Plan, Proposed TABLE OF BUILDING DISTANCES FROM PROPERTY LINE REAR - WEST EXISTING - BUILDING SETBACK PROPOSED - BUILDING SETBACK 12' - 6" 20' - 0" LEFT - SOUTHRIGHT - NORTHFRONT - EAST 39' - 4 1/2" 26' - 10 1/2" 15' - 10" 8' - 3"28' - 11" 63 - 2" North 0'5' 10' 20'40' 1" = 30'-0"3 Downspout & Splashblock Diagram TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS TOTAL AREA POST-PROJECT (SF) IMPERVIOUS AREA TTL NEW & REPLACED IMPERVIOUS AREA 2,896 6,606 NEW PROPOSED AREA (SF)EXISTING AREA (SF) 3,069 6,433 0 6,433 2,896 TOTAL SITE AREA 9,502 SFTOTAL SITE AREA DISTURBED= 9,502 SF REPLACED PERVIOUS AREA173 2,896 PARKING BREAKDOWN:EXISTING (G001) (E) 2 EXTERIOR SPACES PROPOSED (G000)(P) 2 INTERIOR SPACES, GARAGE Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 5 Staff Tech Rev #4 2025.02.06 • ••••• 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE APPLICABLE CODES THIS RESIDENCE WILL COMPLY WITH THE TOWN’S ALL ELECTRIC APPLIANCE, ELECTRIC VEHICLE AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCE WITH TOWN CODE A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIRED BY THE CALIFORNIA ENERGY CODE PERFORMANCE OR PRESCRIPTIVE STANDARDS. THE SEPARATE PV SYSTEM PERMIT MUST BE FINALED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY • •••• 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODETOWN OF LOS GATOS MUNICIPAL CODEALL OTHER STATE AND LOCAL LAWS, ORDINANCES AND REGULATIONS 1.2. 3. 4.5. 6.7. 8. 9. 10. 11. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING AREA ADJACENT TO WORK IS LEFT IN A CLEAN CONDITION.UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES BOARD, FOR ANY ACTIVITY, WHICH DISTURBS SOIL.CONTRACTOR SHALL SCRAPE ALL SMOKE OR FIRE DAMAGED MEMBERS CLEAN. ANY FRAMING MEMBERS THAT LOSE MORE THAN 1/16" OF MATERIAL PER SURFACE MUST BE REPLACED OR REPAIRED. SMOKE DAMAGED MEMBERS MUST BE CLEANED AND SEALED.CONTRACTOR IS RESPONSIBLE FOR ALL TEST, INSPECTIONS AND PROCEDURAL REQUIREMENTS PER TOWN OF LOS GATOS.OPERABLE SMOKE DETECTORS MUST BE IN PLACE PRIOR TO RE-OCCUPY DWELLINGS PER TOWN OF LOS GATOS SECTION 17.20.540PLUMBING & ELECTRICAL SURVEY REQUIRED FOR METER RELEASE.ADDITIONS, ALTERATIONS OR REPAIRS SHALL CONFORM TO ANY BUILDING OR STRUCTURE WITHOUT REQUIRING THE EXISTING BUILDING OR STRUCTURE TO COMPLY WITH ALL THE REQUIREMENTS OF THE UBC, PROVIDED THE ADDITION ALTERATION OR REPAIR CONFORMS TO THAT REQUIRED FOR NEW BUILDING OR STRUCTURE PER CBC SECTION 3403.2.CONTRACTOR TO VERIFY SIZE & LOCATION OF ALL UTILITY CONNECTIONS. CONTRACTOR TO PROVIDE ALL NEW UTILITY CONNECTIONS AND/ OR UPGRADE EXISTING AS REQUIRED. CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS AND APPROVALS AS REQUIRED BY GOVERNING AGENCIES.CONTRACTOR SHALL OBTAIN ALL NECESSARY DEMOLITION PERMITS AND APPROVALS INCLUDING ASBESTOS ABATEMENT AS PART OF THE BASE BIDPER CGBSC 301.1.1 - RESIDENTIAL BUILDINGS UNDERGOING PERMITTED ALTERATIONS, ADDITIONS OR IMPROVEMENTS SHALL REPLACE NONCOMPLIANT PLUMBING FIXTURES WITH WATER-CONSERVING PLUMBING FIXTURES. PLUMBING FIXTURES REPLACEMENT IS REQUIRED PRIOR TO ISSUNACE OF A CERTIFICATE OF FINAL COMPLETION, CERTIFICATE OF OCCUPANCY OR FINAL PERMIT APPROVAL BY THE LOCAL BUILDING DEPARTMENT.PER CGBSC 301.1.1 - WHERE ADDITION OR ALTERATION INCREASED THE BUILDING'S CONDITIONED AREA, VOLUME, OR SIZE, THE REQUIREMENTS OF CALGreen CHAPTER 4 SHALL APPLY ONLY TO AND WITHIN THE SPECIFIC AREA OF THE ADDITION OR ALTERATION. SITE PLAN & PUBLIC WORK NOTES TABLE OF EXISTING TREES CONDITION COAST REDWOOD (SEQUOIA SEMPERVIRENS) PLUM (PRUNUS DOMESTICA) FAIR GOOD CANOPY DIA. (FT)TRUNK DIA. (IN)I.D. NUMBER 167 168 35 2010 30 COAST REDWOOD (SEQUOIA SEPERVIRENS) PECAN (CARYA ILLINOINENSIS) STATUS LOCATION 169 170 8, 8 20 20 30 FAIR FAIR PROTECTED EXEMPT EXEMPT PROTECTED ADJ. PROP ADJ. PROP ADJ. PROP SUBJECT PROP 5 EXHIBIT 12Page 271 CONCRETE PAD DETAIL REFERENCE Name ElevationDATUM REFERENCEX#OR#KEY NOTE BUILDING SECTION #WALL TYPE INTERIOR ELEVATION APPROXIMATE LINE OF WORK 101ADOOR TYPE 1 REVISION A00WINDOW TYPE REMOVE ROOM TAG1.00 S200 49' 55"W PL 112.49'N660 08' 47"W PL 88.27' N200 48' 00"E PL 103.00'S720 18' 07"E PL 88.34'RIGHT OF WAY5' - 0"FRONT SETBACK25' - 0"RIGHT OF WAY FRONT YARD REAR YARD BROWNS LN 22 (E) SHED 240 SF TO BE DEMOLISHED G E OHOH(E) SINGLE FAMILY RESIDENCE 832 SF TO BE DEMOLISHED #169 SIDE S.B. 8' - 0"REAR SETBACK20' - 0"SIDE S.B. 8' - 0"PL TO EXT. FINISH10' - 6 1/2"PL TO EXT. FINISH12' - 6 1/2"39' - 4 1/2"PL. TO EXT FINISH 15' - 10 1/2" 63' - 2" 30' - 6" #170 #168 #167 TOTAL WIDTH OF I&E.E. & P.U.E.10' - 0"I&E.E & P.U.E.5' - 0"WM WEDGEWOOD AVEW SS SITE PLAN, EXISTING, KEYNOTES 1 1. NOTES CONTRACTOR SHALL FIELD VERIFY LOCATIONS OF UTILITIES, SITE CONDITIONS, DIMENSIONS, STRUCTURES PRIOR TO START OF WORK.IN EVENT OF ANY DISCREPANCIES OR POTENTIAL CONFLICTS, NOTIFY THE ARCHITECT IN WRITING PRIOR TO STARTING EACH PORTION OF THE WORK. CONCRETE GRASS PROPERTY LINE BUILDING FOOTPRINT SETBACK CENTERLINE OVERHEAD ELECTRICAL STRUCTURES TO BE DEMOLISHED OH 2 CONCRETE WALKWAY UTILITY POLE GAS METER, SERVICE TO BE RELOCATED ELECTRICAL PANEL, TO BE UPGRADED SITE PLAN, EXISTING, KEYNOTES G E ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:09 PM G001 General, Notes &Site Plan, ExistingGeneral, Notes & Site Plan, ExistingAABVACADADDLAFFASPH B BITUMBKGBLDGBMBRBURBDRBW CCABCBCEMCFCJCLCTLCLGCONC CPT DDDR E(E)EELECEPEXT FFDNFHFIN FFFLFLUORFOCFOFFOSFRFSFSLFTGFURR ABOVEASPHALT CONCRETEAREA DRAINADDITIONALABOVE FINISH FLOORASPHALT BITUMINOUSBACKING BUILDINGBEAMBACKER RODBUILT-UP-ROOFBEDROOMBOTTOM OF WALL CABINETCATCH BASINCEMENTCUBIC FEETCONTROL JOINT CLOSETCENTERLINECEILINGCONCRETECARPET DECKDRAIN EXISTINGEAST ELECTRICALELECTRICAL PANELEXTERIOR FOUNDATIONFIRE HYDRANTFINISHFINISH FLOORFLOW LINEFLUORESCENTFACE OF CONCRETEFACE OF FINISH FACE OF STUDFIRE RATEDFLOOR SINKFIRE SPRINKLERFOOTINGFURRINGGGALVGCGLGNDGWBGYP HHDBDHDRHDWRHDWDHTRHVAC IININCANDINSULINTINV JJSTJT KKKITKP LLOCLT MMBMDFMECHMEMBMETMHMSC MTDMTL GALVANIZEDGENERAL CONTRACTORGLASS GROUNDGYPSUM WALL BOARDGYSUM HARDBOARDHEADERHARDWAREHARDWOODHEATERHEATING, VENT. & A.C. INCHINCANDESCENTINSULATIONINTERIORINVERT JOISTJOINT KIPSKITCHENKICK PLATE LOCATIONLIGHT MACHINE BOLTMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMANHOLEMISCELLANEOUS MOUNTEDMETAL N(N)NNICNOMNPNRNTS O OAOCODOFCI OFOI PPENNPERFPERPPLPLPLASPLBGPLWDPNLPOC PPPREFABPSFPSIPTDPTRPTRWDQ QQTY R RRADRCPRDREFREFLREFRRETREGRO NEWNORTHNOT IN CONTRACTNOMINALNO PARKINGNON-RATEDNOT TO SCALE OVERALL ON CENTEROUTSIDE DIAMETER/ DIMENSIONOWNER FURNISHED CONTRACTOR INSTALLEDOWNER FURNISHED OWNER INSTALL PENETRATIONPERFORATEDPERPENDICULARPLATEPROPERTY LINEPLASTER PLUMBINGPLYWOODPANELPOINT OF CONNECTIONPERMEABLE PAVERSPREFABRICATEDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPRESSURE TREATEDPRESSURE TREATED WOOD QUANTITY REVEAL OR RISERRADIUSREINFORCED CONCRETE PIPEROOF DRAINREFERENCEREFLECTEDREFRIGERATORRETAINING OR RETARDANTREGISTERROUGH OPENING ABBREVIATIONS S SCDSCHDSDSECTSEDSFSHRSHTSHTGSIMSJSL SLDSMSMDSOFSOGSPDSPEC/SSQSSSSDSTCSTDSTL STORSTRLSY TT&B T&GTCTOCTOPTOSTRDTW UULUTIL V VCPVERTVTR W WWCWDWDWW/OWPWPTWR SEE CIVIL DRAWINGS SCHEDULESTORM DRAINSECTIONSEE ELECTRICAL DRAWINGSSQUARE FOOT OR FEET SHOWERSHEETSHEATHINGSIMILARSEISMIC JOINTSEALANTSEE LANDSCAPE DRAWINGSSHEET METALSEE MECHANICAL DRAWINGSSOFFITSLAB ON GRADESEE PLUMBING DRAWINGSSPECIFICATION SQUARESANITARY SEWERSEE STRUCTURAL DRAWINGSSOUND TRANSMISSION COEFFICIENTSTANDARDSTEELSTORAGESTRUCTURALSQUARE YARD TOP AND BOTTOMTONGUE AND GROOVETOP OF CURBTOP OF CONCRETETOP OF PAVINGTOP OF STEELTREADTOP OF WALL UNDERWRITERS LABORATORIESUTILITIES VITREOUS CLAY PIPEVERTICALVENT THROUGH ROOF WEST OR WIDTHWATER CLOSETWOODWINDOWWITHOUTWATER PROOFWORKING POINTWATER RESISTANT GRAPHIC SYMBOLS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16.17. IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND SUBCONTRACTORS TO CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE DRAWINGS AND MAKE KNOWN ANY DISCREPANCIES PRIOR TO COMMENCING THEIR WORK.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE REGULATIONS INCLUDING BUT NOT LIMITED TO NATIONAL, CITY, STATE, LOCAL CODES AND ORDINANCES WHICH MAY BE IN EFFECT. ALL MATERIALS, INSTALLATION PROCEDURES AND PLANS SHALL BE APPROVED BY ALL APPLICABLE CODE ENFORCEMENT AUTHORITIES HAVING JURISDICTION, AND IT SHALL BE THE CONTRACTOR;S RESPONSIBILITY TO OBTAIN AND PAY FOR ALL NECESSARY PERMITS AND APPROVALS FOR THE WORK.THESE DRAWINGS ARE INTENDED FOR USE IN A NEGOTIATED CONSTRUCTION CONTRACT AND THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY MATERIAL AND / OR MANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL SAMPLES AND OR CUTS AS REQUIRED TO ASSIST OWNER OR HIS AGENT IN MAKING MATERIAL SELECTIONS. FOR THE PURPOSE OF ESTIMATING, THE CONTRACTORS SHALL USE THE MATERIALS SELECTED BY THE OWNER, OR IN ABSENCE OF SAME. SHALL PROVIDE AN ALLOWANCE AMOUNT AND SO CONDITION ANY COST ESTIMATE. ALL MATERIALS SPECIFIED IN THESE DRAWINGS SHALL BE INCLUDED IN SUCH ESTIMATE.NO GUARANTEE OF QUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THE ARCHITECTURAL DOCUMENTS, AND THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY OR ALL CONSTRUCTION DEFICIENCIES.THE GENERAL CONTRACTOR SHALL HOLD HARMLESS, INDEMNIFY AND DEFEND THE ARCHITECT FROM ANY ACTION INITIATED BY THE OWNER OR ANY SUBSEQUENT OWNERS FOR CONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCH CONDITIONS WHICH MAY BE BEYOND THE CONTROL OF THE ARCHITECT.ALL WORK SHALL COMPLY WITH AND RECORD THE CONDITIONS OF ALL EXISTING SITE IMPROVEMENTS INCLUDING PAVED AREAS. THE GENERAL CONTRACTOR SHALL MAKE KNOWN ALL EXISTING DAMAGED OR DISREPAIR ITEMS AND CONDITIONS THAT MAY WORSEN DUE TO THE CONSTRUCTION. ALL ITEMS IN GOOD CONDITION SHALL BE MAINTAIN IN THEIR PRESENT CONDITION AND ANY REPAIR OR DAMAGE WHICH OCCURS DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.CONTRACTOR SHALL THOROUGHLY EXAMINE THE SITE AND SATISFY HIM OR HERSELF AS OF THE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS OR HER WORK AND SHALL BE RESPONSIBLE FOR THE CORRECTNESS OF SAME. NO EXTRA COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR THE EXPENSES DUE TO HIS OR HER NEGLECT TO EXAMINE OR FAILURE TO DISCOVER CONDITIONS WHICH MAY AFFECT HIS OR HER WORK.ALL WORK SHALL BE COORDINATED WITH THE STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, ARCHITECTURAL, FIRE PROTECTION AND LIGHTING DRAWINGS APPLYING TO THIS PROJECT PRIOR TO SUBMITTING SHOP DRAWINGS FOR FABRICATION APPROVAL.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE WITH ALL INVOLVED PARTIES AND PREPARE SHOP DRAWINGS.ALL NEW INTERIOR PAINT COLOR, FLOOR, WALLS AND CEILING FINISHES SHALL BE SELECTED BY OWNER AT THE TIME WHEN IT IS NECESSARY FOR THE COMPLETION OF THE PROJECT.THE CONTRACTOR SHALL PERFORM ALL CUTTING AND PATCHING REQUIRED TO COMPLETE THE WORK OR TO MAKE ITS PARTS FIT TOGETHER PROPERLY WITHOUT COMPROMISING THE QUALITY OF THE WORK.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ADEQUATE BRACING, SHORING, AND PROTECTING ALL WORK DURING CONSTRUCTION, AGAINST DAMAGE, BREAKAGE, COLLAPSE, DISTORTIONS, AND OFF ALIGNMENTS ACCORDING TO CODES AND STANDARDS OF GOOD PRACTICE.ALL PUBLIC IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE LATEST ADOPTED CITY STANDARDS. THE STORING OF GOOD AND MATERIALS ON SIDEWALK AND/ OR STREET SHALL NOT BE ALLOWED UNLESS THE CONTRACTOR HAS APPLIED AND SECURED A SPECIAL PERMIT WHICH ALLOW SUCH STORAGE TO BE PLACED.OWNERSHIP OF DRAWINGS: THESE DRAWINGS ARE THE PROPERTY OF GKW ARCHITECTS -- GORDON WONG, ARCHITECT, THE DRAWINGS SHALL NOT BE USED FOR ANY OTHER PURPOSE EXCEPT AS APPROVED BY THE ARCHITECT.LIMITATION OF THE WORK: THE LIMITS OF THE WORK ARE ESTABLISHED BY THE DRAWINGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING TRADESMEN WITH THESE LIMITS.ANY EXISTING TO REMAIN SHALL BE IN GOOD CONDITION PRIOR TO THE PLANNING FINAL INSPECTION.NEW LANDSCAPING SHALL COMPLY WITH STATE WATER EFFICIENCY STANDARDS. GENERAL NOTES 1" = 10'-0"1 Site Plan, Existing 0'5' 10' 20'40' TABLE OF EXISTING TREES CONDITION COAST REDWOOD (SEQUOIA SEMPERVIRENS) PLUM (PRUNUS DOMESTICA) FAIR GOOD CANOPY DIA. (FT)TRUNK DIA. (IN)I.D. NUMBER 167 168 35 2010 30 COAST REDWOOD (SEQUOIA SEPERVIRENS) PECAN (CARYA ILLINOINENSIS) STATUS LOCATION 169 170 8, 8 20 20 30 FAIR FAIR PROTECTED EXEMPT EXEMPT PROTECTED ADJ. PROP ADJ. PROP ADJ. PROP SUBJECT PROP North Revision Schedule Number Description Date 2 Staff Tech Rev #1 2024.07.12 Page 272 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:18 PM G002 General, GreenBuilding Checklist1General, Green Building Checklist 1Revision Schedule Number Description Date Page 273 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:27 PM G003 General, GreenBuilding Checklist2General, Green Building Checklist 2Revision Schedule Number Description Date Page 274 8' - 0"PER PLAN1' - 0"LATTICE1' - 0"6' - 0" OR 3' - 0" (AS INDICATED ON PLAN)4X4 POST W/ MITER CUT 2X10 PRESSURE TREATED KICKER W/ LAG SCREWS 1X8 BOARDS W/ 1" OVERLAP (8",6" PATTERN) 1X2 LATTICE (2) 1X2 SANDWICHED TOP STRINGER 2X4 TOP CAP POSTS SET IN CONCRETE 12" X 24" W/ MIN. 6" GRAVEL FOOT & BITUTHENE WRAP (2) 1X2 SANDWICHED BOTTOM STRINGER 1.2. NOTES: ALL MATERIAL TO BE ROUGH CON-HEART REDWOOD UNLESS STATEDFASTENERS TO BE GALVANIZED SCREWS FOR STRINGERS & GALVANIZED FINISHING NAILS FOR NAILING & FENCE BOARDS PROPERTY LINELINE O F S I G H T30.00°REQUIRED REAR SETBACK 20' - 0"SETBACK LINE6' - 0"14341 BROWNS LANE 2ND FLOOR BALCONY SETBACK 31' - 2" EXISTING PLUM TREERAILING46" BUILDING EXTERIOR SETBACK 28' - 3 1/2" 5 A103 PL 148.89' PL 169.75'WEDGEWOOD AVEPL 150.00' PL 150.00' PL 119.75'PL 53.50'PL 92.00'PL 70.00'PL 53.50'PL 113.00'PL 114.00'PL 67.21'PL 118.75' 14331 BROWNS LANE409-14-036 1 STORY14341 BROWNS LANE 409-14-035 14340 BROWNS LANE409-14-0101 STORY 14330 BROWNS LANE409-14-0111 STORY 17291 WEDGEWOOD AVE409-14-013 2 STORY 17311 WEDGEWOOD AVE409-14-0141 STORY 17275 WEDGEWOOD AVE409-14-0091 STORY 14344 RINCONADA DR409-14-0191 STORY 14330 RINCONADA DR409-14-0201 STORY PL 102.99' BROWNS LN20' - 0"20' - 0" CURB TO C U R B 30' - 4" 14361 BROWNS LANE409-14-0351 STORY BROWNS LANE10' - 0"4 G004 FRONT SB25' - 0"SIDE SB 8' - 0"REAR SB20' - 0"SIDE SB 8' - 0" DIST PL 11' - 5" FRONT S B 25' - 0"REAR SB20' - 0"SIDE SB 8' - 0"FRONT SB25' - 0"DIST PL 8' - 0" FRONT S B 25' - 0"REAR SB 20' - 0"SIDE SB8' - 0"SIDE SB8' - 0"REAR SB 20' - 0"SIDE SB8' - 0"SIDE SB8' - 0"REAR SB20' - 0"REAR SB20' - 0"WM W WM WM WM SSSSWSSWSSWSSW SS W C SSE G UEUEUE UE SS2 G004 Sim FRONT SB25' - 0"FRONT SB25' - 0"SIDE SB 8' - 0" SIDE SB 8' - 0"SIDE SB 8' - 0" SIDE SB 8' - 0" SIDE SB 8' - 0" SIDE SB 8' - 0"SIDE SB 8' - 0" REAR SB 20' - 0" FRONT S B 25' - 0" #169 #170 #167 #168 OHOH213' - 3/4"TO EXTERIOR WALL OF RESIDENCE195' - 1/2"TO EXTERIOR WALL OF RESIDENCE3 FT FENCE6 FT FENCE6 FT FENCE 3 FT FENCE6 FT FENCE6 FT FENCE PROPERTY LINE BUILDING FOOTPRINT SETBACK CENTERLINE (P) UNDERGROUND UTILITIES (E) WATER LINE (E) SEWER LINE (E) OVERHEAD LINE, TO BE REMOVED (E) SEWER MANHOLE (E) WATER METER, TO BE RELOCATED UE (N) ELECTRICAL PANEL, 200 AMP GAS METER, RELOCATED (TO BE CONFIRMED W/ BLDG DEPT.) RELOCATED WATER METER, REFER TO C4 CLEANOUT, SEE CIVIL PLANS SHEET C7 ENLARGED SITE PLAN, KEYNOTES ENLARGED SITE PLAN, LEGEND E G W C W SS SS WM OH 14344 RINCONADA DREXTERIOR WALL238' - 11 1/2" BALCONY TO EXTERIOR WALL OF RESIDENCE ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:32 PM G004 General, EnlargedSite & PrivacyPlan, Proposed General, Enlarged Site & Privacy Plan, Proposed 1/2" = 1'-0"2 Typ. Fence Detail 1/8" = 1'-0"4Sight-line & Privacy Digram - Balcony 1/16" = 1'-0"1Neighborhood Plan - Utilities & Setbacks North0'8' 16' 32'64' 0'1' 2'4'0'4' 8' 16'32' Revision Schedule Number Description Date 1 Planning 2024.02.13 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 5 Staff Tech Rev #4 2025.02.06 5 Page 275 PL 88.27'PL 88.35'PL 102.98' PL 112.51'PL 89.22'PL 148.89' PL 169.75'WEDGEWOOD AVEPL 150.00' PL 150.00'PL 60.50'PL 68.00'PL 132.00' PL 119.75' PL 119.75'PL 60.50'PL 53.50'PL 92.00'PL 70.00'PL 53.50'PL 113.00'PL 114.00'PL 108.00'PL 67.21'PL 118.75' PL 138.30' PL 54.00'PL 94.00' PL 81.19'PL 81.47'PL 81.87' 14331 BROWNS LANE409-14-036 1 STORY14341 BROWNS LANE409-14-035 14340 BROWNS LANE409-14-0101 STORY 14330 BROWNS LANE409-14-0111 STORY 17291 WEDGEWOOD AVE 409-14-013 2 STORY 17311 WEDGEWOOD AVE 409-14-0141 STORY 17275 WEDGEWOOD AVE409-14-009 1 STORY 17265 WEDGEWOOD AVE 409-14-0082 STORY 14344 RINCONADA DR409-14-0191 STORY 14330 RINCONADA DR409-14-0201 STORY 14314 RINCONADA DR 409-14-0412 STORYPL 65.50'PL 266.68'PL 266.68'PL 262.93'PL 112.52'PL 88.27'PL 102.99'PL 88.35'BROWNS LN153'82'15'65'32' 97' 17323 WEDGEWOOD AVE409-14-0151 STORY 100' - 11" 20' - 0" 2 0' - 0" CURB TO C U R B30' - 4" G005 2 Sim 17291 WEDGEWOOD AVE1 STORY BROWNS LANE10' - 0"LEGEND FIRE HOSE PULL FIRE HYDRANT FIRE TURNAROUND PER CFC SEC. 503 & SCCFD SDS D-1 00 ' 00 "14341 BROWNS LANE S200 49' 55"W PL 112.49'N660 08' 47"W PL 88.27' N200 48' 00"E PL 103.00'S720 18' 07"E PL 88.34' RIGHT OF WAY BROWNS LN12' - 0"20' - 0"40' - 0"50' - 0"R 2 0 ' - 0 " 70' - 0" BUILDING FOOTPRINT AREA SHALL SUPPORT 75,000 LBS TURNAROUND SHALL BE UNOBSTRUCTED 6' - 11"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:42:39 PM G005 General, FireAnalysis, FireFlow Letter &AMMR General, Fire Analysis, Fire Flow Letter & AMMRADJACENT NEIGHBORHOOD ANALYSIS 14330 BROWNS BUILDING HEIGHT (FT) 17 FT # OF STORIES 1 14340 BROWNS 15 FT 1 14331 BROWNS 16 FT 1 ADDRESS COMMENTS 14341 BROWNS 28.7 FT 2 26.5 FT 217265 WEDGEWOOD 1" = 30'-0"1 Site Analysis & Neighborhood Plan 17275 WEDGEWOOD 17291 WEDGEWOOD 17311 WEDGEWOOD 14.5 FT 1 28 FT 2 21 FT 1 14314 RINCONADA 29 FT 2 14330 RINCONADA 16.5 FT 1 14344 RINCONADA 16.5 FT 1 *PROPERTIES IN GRAY ARE GIVEN LESS EMPHASIS DUE TO PROXIMITY TO SITE 1/16" = 1'-0"2 Fire Turnaround 0'8' 16' 32'64'North Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 Page 276 7:27 PM June 21 4:53 AM 9:00 AM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 14341 BROWNS 17291 WEDGEWOOD AVE 7:27 PM June 21 4:53 AM 12:00 PM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 14341 BROWNS 17291 WEDGEWOOD AVE 7:27 PM June 21 4:53 AM 3:00 PM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 14341 BROWNS 17291 WEDGEWOOD AVE 4:49 PM December 217:23 AM 9:00 AM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 17291 WEDGEWOOD AVE 14341 BROWNS 4:49 PM December 217:23 AM 12:00 PM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 14341 BROWNS 17291 WEDGEWOOD AVE 4:49 PM December 217:23 AM 3:00 PM W S E N 14331 BROWNS LANE 14330 BROWNS LANE 14340 BROWNS LANE 17265 WEDGEWOOD AVE 17275 WEDGEWOOD AVE 14341 BROWNS 17291 WEDGEWOOD AVE GRADE0' - 0" (E) T.O.P9' - 4" T.O.R28' - 6 31/32" (E) T.O.R17' - 0 3/32"PROPOSED HEIGHT28' - 7"17291 WEDGEWOOD28' - 0"17291 WEDGEWOOD AVE 14341 BROWNS LN 14331 BROWNS LN Max Bldg Height30' - 0" 17291 WEDGEWOOD AVE UNDER CONSTRUCTION 2-STORY RESIDENCE @ 17291 WEDGEWOOD AVE 17291 WEDGEWOOD13' - 5 1/2"EXISTING ELEVATION17311 WEDGEWOOD20' - 9"14331 BROWNS16' - 0 1/2"GRADE0' - 0" (E) T.O.P9' - 4" T.O.R28' - 6 31/32" (E) T.O.R17' - 0 3/32" Max Bldg Height30' - 0"PROPOSED HEIGHT28' - 7"14330 BROWNS LN14340 BROWNS LN 17275 WEDGEWOOD AVE PROPOSED OUTLINE OF REAR-EAST ELEVATION @ 14341 BROWNS LN 17275 WEDGEWOOD14' - 3"14330 BROWNS17'-2 1/2"EXISTING ELEVATION14340 BROWNS 14' - 10 1/2"14361 BROWNS LN17291 WEDGEWOOD AVE (TAKEN FROM BROWNS LN)14331 BROWNS LN 14330 BROWNS LN 14340 BROWNS LN 17275 WEDGEWOOD AVE (TAKEN FROM WEDGEWOOD)ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:02 PM G006 General,Streetscape &Shadow / SunStudyGeneral, Streetscape & Shadow / Sun Study1 Summer Solstice Study, 9 AM2Summer Solstice Study, 12 PM3Summer Solstice Study, 3 PM 4 Winter Solstice Study, 9 AM5Winter Solstice Study, 12 PM6Winter Solstice Study, 3 PM 1/16" = 1'-0"7Streetscape, Along Subject Property, West 1/16" = 1'-0"8Streetscape, Across Subject Property, East ADJACENT NEIGHBORHOOD ANALYSIS 14330 BROWNS BUILDING HEIGHT (FT) 17 FT # OF STORIES 1 14340 BROWNS 15 FT 1 14331 BROWNS 16 FT 1 ADDRESS COMMENTS 14341 BROWNS 28.6 FT 2 26.5 FT 217265 WEDGEWOOD 17275 WEDGEWOOD 17291 WEDGEWOOD 14.5 FT 1 28 FT 2 Revision Schedule Number Description Date 3 Staff Tech Rev #2 2024.11.05 Page 277 Email: koenw@wilsonlandsurveys.com www.wilsonlandsurveys.com Page 278 SCOPE OF WORK1.GRADE DRIVEWAY, HOUSE SITE2.PAVE DRIVEWAY & WALKWAY3.SEED/LANDSCAPE ALL DISTURBED AREASSHEET INDEXC1.TOWN NOTES, GENERAL NOTES,LEGEND & ABBREVIATIONSC2.BLUEPRINT FOR A CLEAN BAY SHEETC3. DEMOLITION PLANC4.GRADING AND DRAINAGE PLANC5.BUILDING CROSS SECTIONS AND IMPERVIOUS AREA EXHIBITSC6.EROSION CONTROL PLANC7.EROSION CONTROL DETAILSC8.CONSTRUCTION MANAGEMENT PLANABAGGREGATE BASEACASPHALT CONCRETEA/CAIR CONDITIONERADAREA DRAINAEANCHOR EASEMENTBB BUBBLER BOXBLDGBUILDINGBSL BUILDING SETBACK LINEBW BACK OF WALKBWL BOTTOM OF WALLCATVCABLE TELEVISIONCEDCOBBLE ROCK ENERGY DISSIPATORCG CURB & GUTTERCLCENTERLINECLFCHAIN LINK FENCECO SANITARY SEWER CLEANOUTCOP CURB OPENINGCONC CONCRETECSDCOUNTY STANDARD DETAILDE DRAINAGE EMITTERDI DRAINAGE INLETDOCDOCUMENTDS DOWNSPOUTDWYDRIVEWAYEAEASEMENTELEV ELEVATIONEM ELECTRIC METERE(OH) ELECTRIC OVERHEADE(UG) ELECTRIC UNDERGROUNDEP EDGE OF PAVEMENTEVELECTRIC VAULTEX EXISTINGFC FACE OF CURBFD FOUNDFF FINISH ELEVATION OF SUBFLOORFG GROUND FINISH GRADEFH FIRE HYDRANTFLFLOW LINEFMFORCED MAINFSFIRE SERVICEFTFEETG GARAGE SLAB ELEVATION/GAS LINEGPEGENERAL PUBLIC EASEMENTGSBGRADING SETBACKGM GAS METERHP HI POINTIEEINGRESS/EGRESS EASEMENTINV INVERTIPIRON PIPEJPJOINT POLELIP LIP OF GUTTERLRDALEAST RESTRICTIVEDEVELOPMENT AREALS LANDSCAPED AREAMAX MAXIMUMMBOOK OF MAPS AT PAGEMHMANHOLEMIN MINIMUMN&S NAIL AND SILVERNTS NOT TO SCALEOH OVERHEADOG ORIGINAL GROUNDOSOFFSETPPAVEMENT FINISH GRADEPA PATIOPAD PAD ELEVATIONFDCFIRE DEPARTMENT CONNECTIONPL PROPERTY LINEPEE PEDESTRIAN EQUESTRIAN EAPERF PERFORATEDPMPARCEL MAPPP POWER POLE PROP PROPOSEDPSDEPRIVATE STORM DRAINAGE EASEMENTPSE PUBLIC SERVICE EASEMENTPUE PUBLIC UTILITY EASEMENTPVMT PAVEMENTPVC POLYVINYL CHLORIDER RADIUSRW RETAINING WALLREROAD EASEMENTREM REMOVER/W RIGHT OF WAYSBSETBACKSD STORM DRAINSDE STORM DRAIN EASEMENTSE SLOPE EASEMENTSS SANITARY SEWER/LATERALSSE SANITARY SEWER EASEMENTSTA STATIONSTD STANDARD DETAILSW SIDEWALKTOB TOP OF BANKTC TOP OF CURBTEMP TEMPORARYTOC TOP OF COVERTOETOE OF BANKTG TOP OF GRATETPF TREE PROTECTION FENCETW TOP OF WALLTYP TYPICALUEUTILITY EASEMENTVG VALLEY GUTTERW WATERWCE WIRE CLEARANCE EASEMENTWEWATER EASEMENTWLK WALKWAYWM WATER METERWOE WIRE OVERHANG EASEMENTWV WATER VALVEWVSDWEST VALLEY SANITATION DISTRICTOF SANTA CLARA COUNTYABBREVIATIONSGRADING AND DRAINAGE PLANS14341 BROWNS LANE, LOS GATOS, CA 95032GRADING PERMIT APPLICATION NO. .ASSESSOR'S PARCEL NO. 409-14-035TOWN OF LOS GATOS STANDARD GRADING NOTES1.ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS, THEADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARDSPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISE ON THESEPLANS AND DETAILS.2.NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A GRADINGPERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENTLOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030.3.A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKSAND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALLCALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TOANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE:a.A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITEMAINTENANCE AND OTHER CONSTRUCTION MATTERS;b.ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ ANDUNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE CERTAIN THAT ALLPROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND THEM PRIOR TO COMMENCINGWORK AND THAT A COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE POSTED ONSITE AT ALL TIMES DURING CONSTRUCTION.4.APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THECORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF, DURING THE COURSEOF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST AND SAFETY REQUIRES AMODIFICATION OR DEPARTURE FROM THE TOWN SPECIFICATIONS OR THESE IMPROVEMENT PLANS,THE TOWN ENGINEER SHALL HAVE FULL AUTHORITY TO REQUIRE SUCH MODIFICATION ORDEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE.5.APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, ANDCOMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER ANY RIGHTSOF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOTCONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS.6.EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BE HAULEDAWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S).7.IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE ANDPROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA(UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURSBUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK.8.ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDSESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES.9.THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULESAND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE SHALL INCLUDE,WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS ESTABLISHED BY ORPURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLICAUTHORITY.10.THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALLTIMES DURING CONSTRUCTION.11.HORIZONTAL AND VERTICAL CONTROLS SHALL BE SET AND CERTIFIED BY A LICENSED SURVEYOROR REGISTERED CIVIL ENGINEER QUALIFIED TO PRACTICE LAND SURVEYING, FOR THE FOLLOWINGITEMS:a.RETAINING WALL: TOP OF WALL ELEVATIONS AND LOCATIONS (ALL WALLS TO BE PERMITTEDSEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDING DIVISION).b.TOE AND TOP OF CUT AND FILL SLOPES.12.PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEW THEFINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FOR FOUNDATIONS, RETAININGWALLS, SITE GRADING, AND SITE DRAINAGE ARE IN ACCORDANCE WITH THEIR RECOMMENDATIONSAND THE PEER REVIEW COMMENTS. THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THENBE CONVEYED TO THE TOWN EITHER BY LETTER OR BY SIGNING THE PLANS.SOILS ENGINEER ______________________________________________REFERENCE REPORT NO.______________________, DATED______________LETTER NO. ____________, DATED ______________, 20 ___, SHALL BE THOROUGHLYCOMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/LETTERS AREHEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN.13.DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THEAPPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST FORTY-EIGHT (48)HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BE ON-SITE TO VERIFY THATTHE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THE DESIGN-LEVEL GEOTECHNICAL REPORTAND/OR PROVIDE APPROPRIATE CHANGES TO THE REPORT RECOMMENDATIONS, AS NECESSARY.ALL UNOBSERVED AND/OR UNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDERSOILS ENGINEER OBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIREDCHANGES PRIOR TO WORK BEING PERFORMED).14.THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BE DOCUMENTED IN AN"AS-BUILT" LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS ENGINEER AND SUBMITTEDFOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMITIS GRANTED.15.ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN ASAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE IS NEEDED,THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE TOWN OF LOS GATOSPARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT LEAST ONE (1) WEEK INADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTENAPPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC ORPRIVATE RIGHT-OF-WAY.16.THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS THATARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLIC AT ALL TIMES.17.OWNER/APPLICANT: ________________________ PHONE: ________________18.GENERAL CONTRACTOR:______________________ PHONE: ________________19.GRADING CONTRACTOR: ______________________PHONE: ________________20.CUT: __________ CYEXPORT: ___________ CYFILL: __________ CYIMPORT: ___________ CY21.WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONS TOPROPERLY MAINTAIN DUST CONTROL.22.THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVAL PERMITSAND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVAL PERMITS AREREQUIRED PRIOR TO THE APPROVAL OF ALL PLANS.23.A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLICRIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATERIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE RESPONSIBLECOORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES.24.NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATERACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OR OTHERACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BY THE TOWNENGINEER.25.IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER TO MAKE SURE THAT ALL DIRTTRACKED 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 STORMDRAINS.26.GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OFCONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY PERFORMED BY APERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THESTORING OF GOODS AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL NOT BEALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENTPUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THEEND OF THE DAY. FAILURE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THISCONDITION MAY RESULT IN PENALTIES AND/OR THE TOWN PERFORMING THE REQUIREDMAINTENANCE AT THE DEVELOPER'S EXPENSE.27.GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS AND REQUIREMENTS OF THEPROJECT STORM WATER POLLUTION CONTROL PLAN AND/OR STORM WATER POLLUTIONPREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOS STORM WATER QUALITY MANAGEMENTPROGRAM, NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) AND ANY OTHERPERMITS/REQUIREMENTS ISSUED BY THE STATE OF CALIFORNIA REGIONAL WATER QUALITYCONTROL BOARD. PLANS (INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NODIRECT STORMWATER DISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWNSTREETS OR INTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVEDSTORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS. MAINTENANCE OFPRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BE THE SOLE RESPONSIBILITY OFTHE OWNER. DISCHARGES OR CONNECTION WITHOUT TREATMENT BY AN APPROVED ANDADEQUATELY OPERATING STORMWATER POLLUTION PREVENTION DEVICE OR OTHER APPROVEDMETHOD SHALL BE CONSIDERED A VIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWNOF LOS GATOS STORMWATER ORDINANCE.TOWN OF LOS GATOS NPDES NOTES1.SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGSTRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATERPERMIT.2.STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROMTHE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLETRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATERPERMIT.3.APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED MATERIALS,WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITETO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF AS REQUIREDBY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.4.RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITESAND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM.5.ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OFTHE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD HOUSEKEEPING MEASURES FORTHE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.6.AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTEMATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.7.CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOTCARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL OTHER THANSTORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY ANINDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT OR THESTATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDEBUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS,SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOODPRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS,LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTINGOR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANINGOR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLEWATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCHMATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITEPHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL INACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS.8.DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THATHAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED. DISCHARGING OF CONTAMINATEDSOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATEDGROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANTDISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATERQUALITY CONTROL BOARD.302190(831) 566-9040(831) 566-9040(831) 566-9040VICINITY MAPNTSCONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FORLIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.SHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 TOWN NOTES, GENERAL NOTES, LEGEND AND ABBRIVIATIONSC11TRAFFIC SIGNAL CONDUITCABLE TELEVISION LINEROADSIDE SIGN & SIGN CODETREE/SHRUBFENCEPULL BOXLIGHTING CONDUITIRRIGATION LINETELEPHONE LINENATURAL GAS LINEELECTRICAL LINESTORM DRAIN LINESANITARY SEWER LINEWATER LINEOVERHEAD LINEPOWER POLESTREET LIGHTFIRE HYDRANTVALVEWATER METERxxxxxxxxR1WTDSOHGIRETVTWOHSGETVR1IRDSTANDARD MONUMENTACCURB AND GUTTERSIDEWALKCENTER LINEPROPERTY LINEEDGE OF PAVEMENTBENCH MARKDRIVEWAYSTORM DRAIN INLETMANHOLEPLCLLTSTSLPROPOSEDEXISTINGEASEMENT LINExxxTWOHSGETVR1IRDTSLTO BE REMOVEDJPJPLEGENDLOT LINEWWELECTRICAL METEREEEJPCONTOUR LINES100100WRETAINING WALLPCCSTORM DRAIN MANHOLESANITARY SEWER MANHOLESANITARY SEWER CLEANOUTSCODSCODSCODPLPLCLDESCRIPTION20-1--579--0.5--0.50.5--1--128210.5-0.5--0.50.520-2--71302,8652,86502,8656,4369,501±9,501±3,0696,4326,432204TOTALTABLE OF PROPOSED EARTHWORK QUANTITIESAREA DESCRIPTIONBASEMENTLANDSCAPE/OUTDOORDRIVEWAY/ACCESSPOOLACCESSORY BUILDINGATTACHED GARAGEIMPORT/EXPORT (CY)MAX FILLDEPTH (FT)FILL (CY)MAX CUTHEIGHT (FT)CUT (CY)HOUSE FOOTPRINTTABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREASPERVIOUS AREATOTAL NEW & REPLACED IMPERVIOUS AREAIMPERVIOUS AREATOTAL AREAPOST-PROJECT (SF)NEWREPLACEDPROPOSED AREA (SF)EXISTINGAREA (SF)TOTAL SITE AREA DISTURBED: SF(INCLUDING CLEARING, GRADING OR EXCAVATING)TOTAL SITE AREA:SFPROJECT DATA1PROJECT ADDRESS:14341 BROWNS LANE, LOS GATOS, CA 95032 2PROJECT OWNER:3ASSESSORS PARCEL NUMBER:409-14-0354EXISTING USE:RESIDENCE5EXISTING ZONING:R-1-86PROPOSED USE:RESIDENCE7PROPOSED ZONING:R-1-88SITE AREA:9,501 SF9APPLICANT/DEVELOPER:ROBERTO FLAMENCO10CONSULTANTS:A. ARCHITECT:B. STRUCTURAL ENGINEERING:WESLEY LIU ENGINEERING, INC.7246 SHARON DRIVE #0, SAN JOSE, CA 95129(408) 973-1839C. SURVEYOR:D. CIVIL ENGINEER:CIVIO CONSULTING1669 FLANIGAN DRIVE, SUITE E, SAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COMTEL (408) - 785 - 893811WATER SUPPLY:SAN JOSE WATER COMPANY12SANITARY SEWER DISPOSAL:WEST VALLEY SANITATION DISTRICT (WVSD)13GAS AND ELECTRIC:PACIFIC GAS AND ELECTRIC14TELEPHONE:15CABLE:16STORM DRAIN:WEST VALLEY CLEAN WATER PROGRAM17FIRE PROTECTION:SANTA CLARA COUNTY CENTRAL FIRE PROTECTION DISTRICT18DATUM:20BENCHMARK INFORMATIONROBERTO FLAMENCOBASIS OF BEARINGS19GKW ARCHITECTS710 E MCGLINCY LANE, SUITE 109, CAMPBELL, CA 95008TEL: 408-796-1845ROBERTO FLAMENCOROBERTO FLAMENCOROBERTO FLAMENCOGAS METERGGGWILSON LAND SURVEYS261 CARLTON COURT, LOS GATOSTEL: (408) 427-2279USAROFEBEYOU DIGCALLDUNORGREDNUSERVICEALERT 1-800-227-2600 1-800-227-2600Page 279 SHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 BLUEPRINT FOR A CLEANBAYC22 Construction Best Management Practices (BMPs)Construction projects are required to implement year-round stormwater BMPs.Materials, Waste, and Sediment ManagementEquipment Management &Spill ControlEarthmovingConcrete Management &DewateringPaving/Asphalt WorkPainting & Paint RemovalPavingPainting Cleanup and RemovalConstruction Entrances and Perimeter Establish and maintain effective perimeter controls, and stabilize all constructionentrances and exits to sufficiently control erosion, sediment discharges andtracking of sediment offsite. Sweep or vacuum immediately any tracking of sediment offsite and securesediment source to prevent further tracking. Never hose down streets orsidewalks.Non-Hazardous Materials and Dust Control Berm and cover stockpiles of sand, dirt or other construction material with tarpswhen rain is forecast or when they are not in use. Weigh down and secure tarpsfor wind protection. Keep materials off the ground (e.g., store bagged materials on wood pallets, storeloose materials on tarps not pavement, etc.). Use captured water from other activities (e.g., testing fire lines) for dust control. Ensure dust control water doesn’t leave site or discharge to storm drains. Onlyuse enough to control dust. Contain and dispose of excess water properly.Hazardous Materials Label all hazardous materials and hazardous wastes (such as pesticides, paints,thinners, solvents, fuel, oil, and antifreeze) in accordance with City, County, Stateand Federal regulations. Store hazardous materials and wastes in watertight containers, store inappropriate secondary containment, and cover them at the end of every workday,during wet weather or when rain is forecast. Follow manufacturer’s application instructions for hazardous materials and donot use more than necessary. Do not apply chemicals outdoors when rain isforecast within 24 hours. Arrange for appropriate disposal of all hazardous wastes. Have all pertinentSafety Data Sheets (i.e., SDS/MSDS/PSDS) onsite.Waste Management Inform trash-hauling contractors that you will accept only watertight dumpstersfor onsite use. Repair/replace any dumpster that is not watertight or leaking. Cover and maintain dumpsters. Check frequently for leaks. Place dumpstersunder roofs or cover with tarps or plastic sheeting secured around the outsideof the dumpster. If the dumpster leaks, place a plastic liner underneath thedumpster to collect leaks. Never clean out a dumpster by hosing it down on theconstruction site – clean with dry methods, clean offsite or replace dumpster. Place portable toilets and hand wash stations away from storm drains. Make surethey are equipped with containment pans (secondary containment) and are ingood working order. Check frequently for leaks. Dispose of all wastes and demolition debris properly per SDS and applicableregulations. Recycle or compost materials and wastes as feasible and appropriate,including solvents, water-based paints, vehicle fluids, broken asphalt andconcrete, wood, and cleared vegetation. Dispose of liquid residues from paints, thinners, solvents, glues, and cleaningfluids as hazardous waste per SDS. Keep site free of litter (e.g., lunch items, water bottles, cigarette butts and plasticpackaging).Prevent litter from uncovered loads by covering loads that are being transportedto and from site.Storm drain polluters may be liable for fines of up to $10,000 per day!Vehicle and Equipment Maintenance Designate an area of the construction siteequipped with appropriate BMPs, well awayfrom creeks or storm drain inlets, for auto andequipment parking and storage. Perform major maintenance, repair jobs, andvehicle/equipment washing offsite. If refueling or vehicle maintenance must be doneonsite, work in a bermed area away from stormdrains and over a drip pan or drop cloths bigenough to collect fluids. Recycle or dispose offluids as hazardous waste. If vehicle or equipment cleaning must be doneonsite, clean with water only in a bermed areathat will not allow rinse water to run into gutters,streets, storm drains, or creeks. Do not clean vehicles or equipment onsite usingsoaps, solvents, degreasers, or steam cleaningequipment, and do not use diesel oil to lubricateequipment or parts onsite.Spill Prevention and Control Always keep spill cleanup materials (e.g.,rags, absorbents, and cat litter) available at theconstruction site. Maintain all vehicles and heavy equipment.Inspect frequently for leaks. Use drip pans tocatch leaks until repairs are made. Clean up leaks, drips and other spillsimmediately using dry cleanup methodswhenever possible (absorbent materials, cat litterand/or rags) and dispose of cleanup materialsproperly. Sweep up spilled dry materials immediately.Never attempt to “wash them away” with wateror bury them. Clean up spills on dirt areas by digging up andproperly disposing of contaminated soil.Report significant spills to the appropriate localspill response agencies immediately. If the spillposes a significant hazard to human health andsafety, property or the environment, report it tothe State Office of Emergency Services at (800)852-7550 (24 hours).Grading and Earthwork Schedule grading and excavation work during dryweather. Prevent sediment from migrating offsite and protectstorm drain inlets, drainage courses and creeksby installing and maintaining appropriate BMPstailored to the site’s specific characteristics andconditions. Examples of such BMPs may includesilt fences, gravel bags, fiber rolls, temporaryswales, compost socks, etc. Ensure that BMPsare installed in accordance with manufacturer’sspecifications and properly maintained throughoutthe duration of construction activities. Stabilize all denuded areas and install and maintaintemporary erosion controls (such as erosion controlfabric or bonded fiber matrix) until vegetation isestablished. Remove existing vegetation only when necessary.Plant temporary vegetation to prevent erosionon slopes or in areas where construction is notimmediately planned. Keep excavated soil and/or transfer it to dumptrucks, onsite, not in the streets.Ensure all subcontractors working onsite areimplementing appropriate BMPs.Contaminated Soils If any of the following conditions are observed,test for contamination and contact the RegionalWater Quality Control Board and the local agency:1) Unusual soil conditions, discoloration, or odor.2) Abandoned underground tanks. 3) Abandonedwells. 4) Buried barrels, debris, or trash. If the above conditions are observed, document anysigns of potential contamination, clearly mark areasand fence/tape them off so they are not disturbed byconstruction activities.Landscaping Protect stockpiled landscaping materials from windand rain by storing them under tarps year-round. Stack bagged material on pallets and under cover. Discontinue application of any erodible landscapematerial within 2 days before a forecast rain eventor during wet weather. Store materials onsite, not in the street.Dewatering Discharges of groundwater or captured runoff fromdewatering operations must be properly managed anddisposed. When possible, send dewatering dischargeto landscaped area or sanitary sewer. If discharging tothe sanitary sewer, obtain permission from the localwastewater treatment plant. Divert water originating from offsite away from allonsite disturbed areas. When dewatering, notify and obtain approval fromthe local municipality before discharging water to astreet gutter or storm drain. Filtration or diversionthrough a basin, tank, or sediment trap may berequired. In areas of known or suspected contamination,call the local agency to determine whether thegroundwater must be tested. Pumped groundwatermay need to be collected and hauled offsite fortreatment and proper disposal. For additional information, refer to the CASQA’sSheet NS-2 “Dewatering Operations.”Concrete Management Store both dry and wet concrete-related materialsunder cover, protected from rainfall and runoff andaway from storm drains or creeks. Store materialsoff the ground on pallets. Protect dry materials fromwind. Avoid pouring concrete in wet weather or whenrainfall is imminent to prevent concrete that has notcured from contacting stormwater runoff. Wash out concrete equipment/mixers/trucks offsite,or onsite only in designated washout containers/areaswhere the water will flow into a temporary linedwaste pit and in a manner that will prevent leachinginto the underlying soils. (See CASQA ConstructionStormwater BMP Handbook for temporary concretewashout facility details). Do not wash sweepings from exposed aggregateconcrete into the street or storm drain. Collect andreturn sweepings to aggregate base stockpile ordispose properly. Make sure that construction waste (e.g., concrete,stucco, cement wastewater, or residual materials)is collected, removed, and disposed of only atauthorized disposal areas. Do not dispose ofconstruction waste in storm drains, ditches, streets,creeks, dirt areas, or the sanitary sewer. Avoid paving and seal coating in wetweather or when rain is forecast toprevent materials that have not cured fromcontacting with stormwater runoff. Cover storm drain inlets and manholeswhen applying seal coat, slurry seal, fogseal, or similar materials. When construction is complete, removeall covers from storm drain inlets andmanholes. Collect and recycle or properly dispose ofexcess abrasive gravel or sand. Do NOTsweep or wash it into gutters, storm drains,streets, dirt areas, or the sanitary sewer.Sawcutting & Asphalt/Concrete Removal Protect storm drain inlets during sawcutting. When making saw cuts, use as little wateras possible. Residue from saw cutting, coring andgrinding operations shall be picked up bymeans of a vacuum device. Shovel, absorb, or vacuum saw cut slurrydeposits and dispose of all waste properlyand as soon as reasonably possible.Sawcutting residue should not be left onpavement surface. If saw cut slurry enters a storm draininlet, clean it up immediately and notifythe local municipality.Copper Architectural FeaturesDischarges to storm drains generated by installing, cleaning, treating or washing copperarchitectural features, is a violation of the municipal stormwater ordinance and may be subjectto a fine. These BMPs must be implemented to prevent prohibited discharges to storm drains:During InstallationIf possible, purchase copper materials that have been pre-patinated at the factory.If patination done on site, implement one or more of the following BMPs:1. Discharge the rinse water to landscaping. Ensure that the rinse water doesnot flow to the street or storm drain. Block off storm drain inlet if needed.2. Collect rinse water in a tank and pump to the sanitary sewer. Contact yourlocal sanitary sewer agency before discharging to the sanitary sewer.3. Collect the rinse water in a tank and haul off-site for proper disposal.Consider coating the copper materials with an impervious coating that prevents furthercorrosion and runoff. This will also maintain the desired color for a longer time,requiring less maintenance.During Maintenance such as, power washing roof, re-patination, or re-application ofimpervious coating:Block storm drain inlets as needed to prevent runoff from entering storm drains.Discharge the wash water to landscaping or to the sanitary sewer (with permission fromthe local sanitary sewer agency). If this is not an option, haul the wash water off-site forproper disposal.February 2024, WVCWA 4/24 Never clean brushes or rinsepaintcontainers to landscaping, dirtareas or into a street, gutter, stormdrain, or creek. For water-based paints, paint outbrushes to the extent possible, andthen rinse into a drain connected to thesanitary sewer. Never pour paint downa storm drain inlet. For oil-based paints, paint out brushesto the extent possible, and then cleanwith thinner or solvent in a propercontainer. Filter and reuse thinners andsolvents. Dispose of excess liquids ashazardous waste. Sweep up or collect paint chips anddust generated from non-hazardous drystripping and sand blasting into plasticdrop cloths and dispose of as trash. Chemical paint stripping residue andchips and dust from marine paintsor paints containing lead, mercury,or tributyltin must be disposed of ashazardous waste. Lead- based paintremoval requires a state-certifiedcontractor.Page 280 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMPL N66°08'47"W 88.27'PL S20°49'55"W 112.49'PL S72°18'07"E 88.34'A5 = 829 SF5' IEE PUE 10' IEE 5' IEE JPA3 = 223 SFA6 = 216 SFA2 = 711 SFA4 = 137 SFA7 = 521 SFSFF = 499.15JPEX JPTO BERELOCATEDEX CONCA1 = 432 SF FF = 501.10EX BLDGEX BLDG30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOODTREE PROTECTIONFENCE (TYP.)AREA OR ITEM TO BE REMOVEDS = AVERAGE SLOPE OF THE AREA IN PERCENTL = TOTAL LENGTH OF CONTOUR LINES IN FEETA = AREA EXPRESSED IN ACERSS = AWHEREI = CONTOUR INTERVAL 0.0023 x ( I ) x ( L )S = 0.21280.0023 x ( 1 ) x ( 476.8 )= 5.1%AREA OR ITEM TO REMAINEXISTING TREE TO BE REMOVEDEXISTING TREE TO REMAINLEGENDTREE PROTECTION FENCESHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 DEMOLITION PLANC33AVERAGE SLOPE CALCULATION1 inch = ft.( IN FEET )GRAPHIC SCALE01020105-APN 409-14-035AREA = 9,501 SQ FT(0.2181 ACRES)FROMTOTREE PROTECTION FENCE DETAILNTSNOTES:1.SIX-FOOT HIGH CHAIN LINK FENCING MOUNTED ON TWO-INCH DIAMETER GALVANIZEDIRON POSTS SHALL BE DRIVEN INTO THE GROUND AT LEAST TWO-FEET DEEP AT NOMORE THAN TEN-FOOT SPACING. WHEN STIPULATED, FOR EXISTING PAVING AREASTHAT WILL NOT BE DEMOLISHED, POSTS MAY BE SUPPORTED BY CONCRETE BASE.2.POSTED EIGHT AND ONE-HALF-INCH BY ELEVEN-INCH SIGN ON EACH TREE FENCESTATING: "WARNING - TREE PROTECTION ZONE - THIS FENCE SHALL NOT BEREMOVED AND IS SUBJECT TO PENALTY ACCORDING TO TOWN CODE 29.10.1025"3.LABELED PHOTOGRAPHS OF THE INSTALLED FENCING SHALL BE EMAILED TO THEPROJECT PLANNER PRIOR TO ISSUANCE OF PERMITS.4.TREE PROTECTION FENCING IS REQUIRED TO REMAIN IN PLACE THROUGHOUTCONSTRUCTION.5.ANY PROTECTED TREE ON-SITE WILL REQUIRE REPLACEMENT ACCORDING TO ITSAPPRAISED VALUE IF IT IS DAMAGED BEYOND REPAIR AS A RESULT OFCONSTRUCTION.6' HIGH STEEL FENCE POSTS6' CHAIN LINK FENCE. POST TO BEAT DRIP LINE OF TREE WHERE EVERPOSSIBLE ON AT LOCATIONS SHOWNON PLANDRIP LINE OF TREEPage 281 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMPL N66°08'47"W 88.27'PL S20°49'55"W 112.49'PL S72°18'07"E 88.34' 5' IEE PUE 10' IEE 5' IEE ADU(SEPARATE PERMIT)MAIN HOUSE1ST FF = 501.50PERVIOUS DWYB1 = 1,615 SF10.00'20.00'70.00'50.00'40.00'10.00' R=20 .0 0'W E D G E W O O D A V E N U ECL ELECTRIC TRANSMISSIONLINE EA PER 926 M 21-22GARAGEB7 = 2,249 SFEX CONCLANDING501.46PORCH501.46LANDING501.0 LANDING500.46B6 = 86 SFB3 = 93 SFB4 = 11 SFB5 = 144 SFB2 = 426 SFFIRE TRUCK TURNAROUND30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOODRELOCATE EX. WATER METERSHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 SITE PLANC441 inch = ft.( IN FEET )GRAPHIC SCALE01020105-APN 409-14-035AREA = 9,501 SQ FT(0.2181 ACRES)PROPOSED BUILDINGPROPOSED PERVIOUS PAVERPROPOSED PORTLAND CEMENT CONCRETELEGENDEX CONC TO REMAINFIRE TRUCK TURNAROUNDFROMTOPage 282 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMPL N66°08'47"W 88.27'PL S20°49'55"W 112.49'PL S72°18'07"E 88.34' 5' IEE PUE 10' IEE 5' IEE 499.8 FG(499.24 OG)(499.0 OG)(499.8 OG)(500.46 OG)C622C68' SB8' SB20' SB 25' SB ADU(SEPARATEPERMIT)MAIN HOUSE1ST FF = 501.50PERVIOUS DWY499.9 P(500.44 P)(500.2 P)(500.44 P)(499.85 P)(500.44 P)GARAGE10' MIN 10' MINC62C62500.0FL/HPBB498.5 TG(SEE DETAILON SHEET C6)499.3 FL499.76 FL499.53 FL499.45 FL499.21 FL499.05 FL498.61 FLBB499.8 TG10'500.25 FG(499.95 OG)499.65 FL499.75 FG(499.5 OG)499.85 FG(499.26 OG)500.5 FG5% MIN (499.0 OG)(499.05 OG)498.55 FL498.66 FL5% MIN1%500.5 FG500.15 FG500.35 FG500.5 P500.5 FG5%MIN500.5 FG500.5 FG499.86 P500.25 PLANDING501.46PORCH501.46500.5 P500.5 P500.29 P500.29 P500.25 P500.35 FG500.35 FGLANDING501.0 500.35 FG500.5 P500.4 FG500.4 FG500.31 FGLANDING500.46500.21 FG500.15 FG500.0 FG5% MIN 5%MIN500.5 FG500.35 FG499.89 FL5%MIN499.02 P5%MIN5%MIN5%MINSWALE S=0.5% MIN (TYP)499.4 P4.17%2%(499.9 P)5%MIN500.1 P(500.15 P)1.32%2.00%EX CONC TO REMAINCONFORM TO EX P10.2'±EX DWY 1.8'MIN12' MIN 5% MIN 5%MIN5%MIN(499.0 OG)499.20 FG(498.94 OG)NEW FENCE (SEE DETAIL ON SHEET C6)30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOOD500.3 FGSHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 GRADING & DRAINAGE PLANC551 inch = ft.( IN FEET )GRAPHIC SCALE051052.5-APN 409-14-035AREA = 9,501 SQ FT(0.2181 ACRES)Page 283 4905005104905005100+000+501+001+10PLMAIN HOUSE1ST FF = 501.5ADUFF = 501.55%MINSWALEDWYSEE STRUCTURAL PLANFOR DETAIL (TYP)NEW FENCE(SEE DETAILON SHEET C6)LANDING501.0PL5%MINSWALE5%MINPERVIOUS PAVER2%MIN4905005104905005100+000+501+001+20PL5'IEEPUE10' IEE5'IEEPLGARAGE500.5 P500.29 P500.25 P5%MINNEW FENCE(SEE DETAILON SHEET C6)SWALEBROWN LANEPERVIOUS PAVERGRADE BREAK2%MINCONFORM TO EX PEX CONCNOTES:1.DESIGN, MATERIAL AND CONSTRUCTION GUIDELINES TO FOLLOW INTERLOCKINGCONCRETE PAVEMENT INSTITUTE GUIDE SPECIFICATIONS.2.APPLY WATERPROOF MEMBRANE VERTICALLY AGAINST HOUSE FOUNDATIONPRIOR TO PLACING SUBBASE AND BASE.3.USE SOIL BERMS FOR LONGITUDINAL SOIL SUBGRADE SLOPES EXCEEDING 2%4.CAST-IN-PLACE CONCRETE CURBS CAN BE WITHOUT PAVERS ON TOP. IN SUCHCASES, CURBS SHOULD BE LEVEL WITH CONCRETE PAVER FIELD.5.THE UPPER PAVEMENT SUBGRADE SOIL AND THE AGGREGATE BASE COURSESHOULD BE COMPACTED TO A MINIMUM 95 PERCENT OF MAXIMUM DRYDENSITY, AS TESTED BY THE GEOTECHNICAL ENGINEER.6.THE PAVER SYSTEM DRAINAGE, EDGE RESTRAINTS, BEDDING SAND,MAINTENANCE, AND OTHER ASPECTS OF THE DESIGN AND CONSTRUCTIONSHOULD BE IN ACCORDANCE WITH THE SPECIFICATIONS OF THE PAVER SYSTEMMANUFACTURERTYPICAL PERMEABLE CONCRETE PAVER SECTIONNTSVARY#4 REBAR, 12" OCBOTH WAYCONCRETE WALKWAYNTSVARYGEOTEXTILESOIL SUBGRADE & SCARIFIED12" COMPACTED TO ATLEAST 90% RELATIVEMAXIMUM DENSITYASTM NO. 8, 9, OR 89 JOINT FILLASTM NO. 8 BEDDING 2" THICKCONCRETE PAVERS 3 1/8" THICK3/4" CLEAN CRUSHED ROCK OR CL IIPERMEABLE BASEROCK COMPACTED TOAT LEAST 92% RELATIVE MAXIMUMDENSITY 10" MIN THICKCAST-IN-PLACE CONC.EDGE MIN 4 IN.WIDE-MORTAR ORPOLYMER ADHEREDPAVERS TO TOPSHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 BUILDING CROSS SECTIONSC664" PCC OVER6" CLASS II AB6" PCC OVER6" CLASS II ABCONCRETE DRIVEWAYNTSSECTION 1 - 1SCALE 1" = 5'SECTION 2 - 2SCALE 1" = 5'1 inch = ft.( IN FEET )GRAPHIC SCALE051052.53" MIN3:1 MAX3: 1 MAXSWALE TYPICAL SECTIONNTSOG/FG18" MINRIVER ROCK (MED.)BUBBLER BOXNOTES:1.RIGID PLASTIC, A.C., C.I., OR STEEL PIPE ALLOWED TO BOX FROM PUMP2.BOX SHALL BE SET WITH ADJACENT GRADES SLOPING AWAY TOPREVENT RAINWATER & LANDSCAPE WATER FROM ENTERING.3.BOX SHALL BE SET IN LANDSCAPED AREA TO FACILITATE PERCOLATION.4.BOX SHALL NOT HAVE CONCRETE BOTTOM TO FACILITATE PERCOLATION.5.BOX MUST BE LOCATE AT LEAST 10 FEET FROM BACK OF SIDEWALKAND 3 FEET MINIMUM AWAY FROM SIDE AND REAR PROPERTY LINES,APPROPRIATELY LOCATED IN SWALE, VEGETATED OR RETENTION AREA.NTS24" 12" 4"GRATE LID 12"x12"GRAVITY FLOWFF34" PLYWOODHANGERMAX FGFG5% MINSEESTRUCTURALPLAN2.5"0.75"AFLASHING ISNEEDED IF A<8"(SEE ARCHITECTURALPLAN FOR DETAIL)DETAIL BAT BUILDING FOUNDATIONNTSFGFLCONCRETE FOOTING2' MINOGSEE ARCHITECTURAL PLANFOR FENCING DETAILS4"x4" POST W/6' SPACING6" MAX 2"x6" PRESSURETREATED REDWOOD5% MINDETAIL AFENCE DETAIL AT PERIMETERNTSPLPage 284 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMPL N66°08'47"W 88.27'PL S20°49'55"W 112.49'PL S72°18'07"E 88.34' 5' IEE PUE 10' IEE 5' IEE SADU(SEPARATE PERMIT)MAIN HOUSE1ST FF = 501.50GEPERVIOUS DWYJPCOGARAGEEX CONCCONNECTTO EX WW 30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOODSHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 UTILITY PLANC771 inch = ft.( IN FEET )GRAPHIC SCALE01020105-APN 409-14-035AREA = 9,501 SQ FT(0.2181 ACRES)NOTE:UTILITY LOCATIONS AS SHOWN ARE APPROXIMATE ONLY.CONTRACTOR TO VERIFY LOCATIONS OF ALL EXISTINGUTILITIES BEFORE COMMENCING CONSTRUCTION.1Page 285 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMPL N66°08'47"W 88.27'PL S20°49'55"W 112.49'PL S72°18'07"E 88.34'SEX CONCEX CONC TO REMAIN30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOODFIBER ROLLSTEMPORARY DRAINAGE INLET PROTECTIONTEMPORARY GRAVEL CONSTRUCTION ENTRANCE/EXISTLEGEND:SHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 EROSION CONTROL PLANC88 3/4" CLEANCRUSHED1 inch = ft.( IN FEET )GRAPHIC SCALE01020105-APN 409-14-035AREA = 9,501 SQ FT(0.2181 ACRES)Page 286 ROADWAYLCFLOW PLANFOR PAVED AREAS EXPOSED TO TRAFFICTEMPORARY DRAINAGE INLET PROTECTION CSECTION C-CGENERAL EROSION AND SEDIMENT CONTROL NOTES:4. THIS PLAN IS INTENDED TO BE USED FOR INTERIM EROSION AND SEDIMENT CONTROL ONLY AND IS NOT TO BE USED FOR FINALELEVATIONS OR PERMANENT IMPROVEMENTS.5. DEVELOPER WILL SUBMIT TO THE COUNTY/CITY MONTHLY (AT THE FIRST OF EACH MONTH BETWEEN OCT 15TH AND APRIL 15TH)CERTIFICATIONS THAT ALL EROSION/SEDIMENT MEASURES IDENTIFIED ON THE APPROVED EROSION CONTROL PLAN ARE IN PLACE. IFMEASURES ARE NOT IN PLACE, DEVELOPER SHALL PROVIDE THE COUNTY/CITY WITH A WRITTEN EXPLANATION OF WHY THE MEASURE ISNOT IN PLACE AND WHAT WILL BE DONE TO REMEDY THIS SITUATION.6. OWNER/CONTRACTER SHALL BE RESPONSIBLE FOR MONITORING EROSION AND SEDIMENT CONTROL MEASURES PRIOR, DURING, AND AFTERSTORM EVENTS.7. REASONABLE CARE SHALL BE TAKEN WHEN HAULING ANY EARTH, SAND, GRAVEL, STONE, DEBRIS, PAPER OR ANY OTHER SUBSTANCE OVERANY PUBLIC STREET, ALLEY, OR OTHER PUBLIC PLACE. SHOULD ANY BLOW, SPILL, OR TRACK OVER AND UPON SAID PUBLIC OR ADJACENTPRIVATE PROPERTY, IMMEDIATE REMEDY SHALL OCCUR.8. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE.9. DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE MAINTAINEDSO AS TO MINIMIZE SEDIMENT LADEN RUNOFF TO ANY STORM DRAINAGE SYSTEM, INCLUDING EXISTING DRAINAGE SWALES AND WATERCOURSES.1O. CONSTRUCTION OPERATIONS SHALL BE CARRIED OUT IN SUCH A MANNER THAT EROSION AND WATER POLLUTION WILL BE MINIMIZED. STATEAND LOCAL LAWS CONCERNING POLLUTION ABATEMENT SHALL BE COMPILED WITH.11. CONTRACTOR SHALL PROVIDE DUST CONTROL AS REQUIRED BY THE APPROPRIATE FEDERAL, STATE AND LOCAL AGENCY REQUIREMENTS. 3. CONTRACTOR: _________________________________________________ADDRESS: __________________________________________________24-HOUR PHONE NUMBER: _______________________________________CONSTRUCTION SUPERINTENDENT: ___________________________________ADDRESS: ___________________________________________________24-HOUR PHONE NUMBER: _________________________________________1. CONTRACTOR/OWNER: __________________________________________ ADDRESS: __________________________________________ PHONE NUMBER:__________________________________________ IT SHALL BE THE OWNER'S RESPONSIBILITY TO MAINTAIN CONTROL OF THE ENTIRE CONSTRUCTION OPERATION AND TO KEEP THE ENTIRESITE IN COMPLIANCE WITH THE SOIL EROSION CONTROL PLAN.2. CIVIL ENGINEER: _____________________________________________ ADDRESS: ______________________________________________ PHONE NUMBER:______________________________________________MAINTENANCE NOTESEROSION AND SEDIMENT CONTROL MEASURES1.THE FACILITIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL EROSION AND SEDIMENT DURING THE RAINY SEASON, OCTOBER 15 TOAPRIL 15. FACILITIES ARE TO BE OPERABLE PRIOR TO OCTOBER 1 OF ANY YEAR. GRADING OPERATIONS DURING THE RAINY SEASON WHICHLEAVE DENUDED SLOPES SHALL BE PROTECTED WITH EROSION CONTROL MEASURES IMMEDIATELY FOLLOWING GRADING ON THE SLOPES.2.THIS PLAN COVERS ONLY THE FIRST WINTER FOLLOWING GRADING WITH ASSUMED SITE CONDITIONS AS SHOWN ON THE EROSIONCONTROL PLAN. PRIOR TO SEPTEMBER 15, THE COMPLETION OF SITE IMPROVEMENT SHALL BE EVALUATED AND REVISIONS MADE TO THISPLAN ARE NECESSARY WITH THE APPROVAL OF THE COUNTY/CITY ENGINEER. PLANS RESUBMITTED FOR THE COUNTY/CITY APPROVALPRIOR TO SEPTEMBER 1 OF EACH SUBSEQUENT YEAR UNTIL ARE TO BESITE IMPROVEMENTS ARE ACCEPTED BY THE COUNTY/CITY.3.CONSTRUCTION ENTRANCES SHALL BE INSTALL PRIOR TO COMMENCEMENT OF GRADING. ALL CONSTRUCTION TRAFFIC ENTERING ONTO THEPAVED ROADS MUST CROSS THE STABILIZED CONSTRUCTION ENTRANCE WAYS.4.CONTRACTOR SHALL MAINTAIN STABILIZED ENTRANCE AT EACH VEHICLE ACCESS POINT TO EXISTING PAVED STREETS. ANY MUD OR DEBRISTRACKED ON TO PUBLIC STREETS SHALL BE REMOVED DAILY AND AS REQUIRED BY THE COUNTY/CITY.5.IF HYDROSEEDING IS NOT USED OR IS NOT EFFECTIVE BY 10/10, THEN OTHER IMMEDIATE METHODS SHALL BE IMPLEMENTED, SUCH ASEROSION CONTROL BLANKETS OR THREE-STEP APPLICATIONS OF 1) SEED, MULCH, FERTILIZER 2) BLOWN STRAW 3) TRICKIFIER ANDMULCH.6.INLET PROTECTION SHALL BE INSTALLED AT OPEN INLETS TO PREVENT SEDIMENT FROM ENTERING THE STORM DRAIN SYSTEM. INLETSNOT USED IN CONJUNCTION WITH EROSION CONTROL ARE TO BE BLOCKED TO PREVENT ENTRY OF7.LOTS WITH HOUSES UNDER CONSTRUCTION WILL NOT BE HYDROSEEDED. EROSION PROTECTION FOR EACH LOT WITH A HOUSE UNDERCONSTRUCTION SHALL CONFORM TO THE TYPICAL LOT EROSION CONTROL DETAIL SHOWN ON THIS SHEET.8.THIS EROSION AND SEDIMENT CONTROL PLAN MAY NOT COVER ALL THE SITUATIONS THAT MAY ARISE DURING CONSTRUCTION DUE TOUNANTICIPATED FIELD CONDITION. VARIATIONS AND ADDITIONS MAY BE MADE TO THIS PLAN IN THE FIELD. NOTIFY THE REPRESENTATIVEOF ANY FIELD CHANGES.9.GRADING WORK BETWEEN OCTOBER 15 AND APRIL 15 IS AT THE DISCRETION OF COUNTY/CITY.1.MAINTENANCE IS TO BE PERFORMED AS FOLLOWS:A. REPAIR DAMAGES CAUSED BY SOIL EROSION OR CONSTRUCTION AT THE END OF EACH WORKING DAYB. SWALES SHALL BE INSPECTED PERIODICALLY AND MAINTAINED AS NEEDED.C. SEDIMENT TRAPS, BERMS, AND SWALES ARE TO BE INSPECTED AFTER EACH STORM AND REPAIRS MADE AS NEEDED. D. SEDIMENT SHALL BE REMOVED AND SEDIMENT TRAP RESTORED TO ITS ORIGINAL DIMENSIONS WHEN SEDIMENT HAS ACCUMULATED TO A DEPTH OF 1 FOOT.E. SEDIMENT REMOVED FROM TRAP SHALL BE DEPOSITED IN A SUITABLE AREA AND IN SUCH A MANNER THAT IT WILL NOT ERODE.F. RILLS AND GULLIES MUST BE REPAIRED.2.SAND BAD INLET PROTECTION SHALL BE CLEANED OUT WHENEVER SEDIMENT DEPTH IS ONE HALF THE HEIGHT OF ONE SAND BAG.3.EXPOSED SLOPE SHALL BE PROTECTED WITH JUTE NET AND/OR HYDROSEED. HYDROSEED SHALL BE A HOMOGENEOUSLY MIX OF SLURRYCONTAINING NOT LESS THAN 44 LBS OF ORGANIC MULCHING AMENDMENT PLUS FERTILIZER, CHEMICAL ADDITIVES AND SOLIDS FOR EACH100 GALLONS OF WATER.STABILIZED CONSTRUCTION ENTRANCE/EXITCASQA DETAIL TC-13CRUSHED AGGREGATE GREATER THAN 3"BUT SMALLER THAN 6"FILTER FABRICORIGINAL GRADEOR FOUR TIMES THE CIRCUMFERENCEOF THE LARGEST CONSTRUCTION VEHICLE TIRE,WHICHEVER IS GREATERWIDTH ASREQUIRED TOACCOMMODATEANTICIPATEDTRAFFICEXISTING PAVED ROADWAY NOTE:CONSTRUCTION SEDIMENT BARRIERAND CHANNELIZE RUNOFF TOSEDIMENT TRAPPPING DEVICETEMPORARY PIPECULVERT AS NEEDEDDITCH 20' R MINFIBER ROLLSCASQA DETAIL SE-514' MAX4' MAXFIBER ROLLS4' MAX4' MAXSLOPEVARIES12" MIN 4" MAX ENTRENCHMENT DETAILNOT TO SCALETYPICAL FIBER ROLL INSTALLATIONNOT TO SCALESHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 EROSION CONTROL DETAILSC99 INSTALL A FIBER ROLL NEARSLOPE WHERE ITTRANSITIONS INTO A STEEPERSLOPENOTE:INSTALL FIBER ROLLALONG A LEVEL CONTOUR.VERTICAL SPACINGMEASURED ALONG THEFACE OF THE SLOPEVARIES BETWEEN 8 FTAND 20FTROBERTO FLAMENCO14341 BROWNS LANE, LOS GATOS, CA 95032(831) 566-9040CIVIO CONSULTING1669 FLANIGAN DRIVE, SUITE E, SAN JOSE, CA 95121CONCRETE WASTE MANAGEMENTCASQA DETAIL WM-82BBSTAPLE DETAILCONCRETEWASHOUTCONCRETE WASHOUT SIGN DETAIL(OR EQUIVALENT)NOTES:1.ACTUAL LAYOUT DETERMINED IN FIELD.2.3.THE CONCRETE WASHOUT SIGN SHALL BEINSTALLED WITHIN 30FT. OF THE TEMPORARYCONCRETE WASHOUT FACILITY.SECTION B-BNOT TO SCALEPLANNOT TO SCALETYPE "ABOVE GRADE WITH STRAW BALES"BINDING WIRESTRAW BALE10 MIL PLASTIC LININGSTAPLES(2 PER BALE)NATIVE MATERIAL(OPTIONAL)WOOD OR METAL STAKES(2 PER BALE)STRAW BALE(TYP)10 MIL PLASTIC LININGSTAPLE(TYP)10' MINVARIES 4"2"1/8" DIA.STEEL WIREPLYWOOD 48"x24"PAINTED WHITEBLACK LETTERS6" HEIGHT1/2" LAG SCREWSWOOD POST 3"x3"x8'3'3'SEE PLANSECTION A-ANOT TO SCALE12" MIN UNLESS OTHERWISESPECIFIED BY A SOIL ENGINEERGRAVEL BAGSDRAINAGE INLET WITHSEDIMENT CONTROL BAGCURB OR DIKESEDIMENT CONTROL BAGCURB OR DIKEGRAVEL BAGSDRAINAGE INLETGRAVEL BAGSFLOWFLOWROAD WAYFIBER ROLL 8" MIN0.8"x0.8" WOOD STAKESMAX 4 FT SPACINGACACATCH BASINMATCH EXISTING GRADEPage 287 B R O W N S L A N E ( P R I V A T E S T R E E T )-10" PLUMSADU(SEPARATE PERMIT)MAIN HOUSE1ST FF = 501.50PERVIOUS DWYGARAGEEX CONC30" COAST REDWOOD#167#168#169#1708", 8" PECAN20" COAST REDWOODCLEAN UP AREAPORTABLE TOILETDEBRIS BOXCONCRETEWASHOUTCONSTRUCTIONMATERIAL STORAGEAREAPROJECT SCHEDULESECURITY FENCECONSTRUCTION TEMPORARY PARKING BEGIN ENDDEMOLITION2/04/2025 2/24/2025GRADING & FOUNDATION EXCAVATION2/24/20255/24/2025BUILDING CONSTRUCTION5/24/2025 7/30/2026CONSTRUCTION SITE FIRE SAFETY:ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARDDETAILS AND SPECIFICATION S1-7.SHEETOF 10 SHEETSDATEBY REVISIONS DATE: SCALE:AS NOTED DESIGN:XP CHECK:SN PROJECT #:2024-001 GRADING AND DRAINAGE PLANS14341 BROWNS LANE GRADING PERMIT APPLICATION NO. CIVIO CONSULTING1669 FLANIGAN DRIVE #ESAN JOSE, CA 95121EMAIL: OFFICE@CIVIOCONSULTING.COM RESPOND TO 2nd ROUND COMMENTSSN11-13-20241 CONSTRUCTION MANAGEMENT PLANC1010 CONSTRUCTION TEMPORARY PARKING 1 inch = ft.( IN FEET )GRAPHIC SCALE01020105Page 288 11'-7"17'-5"10'-10 1/2"8'-10"10'-10 1/2" 5'-6"3'-9"5'-5 1/2"5'-6" 11'-6"9'-7 1/2"13'-3"11'-3 1/2" 123 A B C 11' - 9 1/2"16' - 2" 27' - 11 1/2" 2'-2 1/2"3'-11 1/2"2'-8 1/2"36' - 0"22' - 3"13' - 9"- A2003 A200 7 A200 5 A2001 1 9'-3"- FLOOR PLAN, EXISTING, LEGEND (E) WALL TO BE REMOVED (E) WINDOW TO BE REMOVED (E) DOOR TO BE REMOVED (E) WALL TO BE REMAIN (E) WINDOW TO BE REMAIN (E) DOOR TO BE REMAIN ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:03 PM A100 Architectural,Floor Plan &ExistingConditions Architectural, Floor Plan & Existing Conditions 1/4" = 1'-0"1Floor Plan, Existing 1 EXISTING SHED FIRST FLOOR PLAN, EXISTING, KEYNOTES 0'2' 4'8'16' 1.2. GENERAL NOTES: CONTRACTOR TO VERIFY EXISTING ELEMENTS / DIMENSIONSELEMENTS IN BLUE ARE TO BE DEMOLISHED WHILE ELEMENTS IN BLACK ARE TO REMAIN North Revision Schedule Number Description Date Page 289 U.C.Refr.A2004 A200 A200 A200 8 2 6 123 B C 7' - 3"5' - 3"19' - 3"3' - 0"3' - 6" 3' - 8 1/2"11' - 9 1/2"16' - 2"12' - 1"22' - 7" 69' - 10" 4 5 E 20'-11"12'-6" MIN 20' X 20' 2-CAR GARAGE D F 34' - 9"1.B1.A3.A PA 5'-0"4'-2"4'-0"CL PA 3'-3"10'-0"FAMILYDININGKITCHEN ADU, UNDER SEPARATE MINISTERIAL PERMIT PANTRY SHOWER 3'-8"HALF BATH 2'-2" ENTRY / VEST CL 5'-10" 19' - 0 1/2"15' - 6" 6' - 1"3' - 3 1/2"6' - 1" 5'-1" 1 A300 2 A300 4' - 5 1/2" 3' - 3 1/2" 3' - 3 1/2"4' - 6" LNDYW/D 3' - 6"15' - 6 1/2" 2'-2" KITCHENETTE -G006 7 2 2 1 3 A300 HVAC 19' - 1 1/2"15' - 8"6' - 3 1/2"SIDE SETBACK LINE11' - 11"2' - 9 1/2" 2' - 5 1/2"4' - 2 1/2"10' - 7"3' - 3 1/2"8' - 0 1/2"E2 E2 22'-0"1'-1"3'-6"5'-0"5'-0"5'-7"6'-10"7'-0"UP 6'-7"5'-3" OPEN TO ABOVE2'-2"FRONT SETBACK LINEPROPERTY LINE3 BAR -- -21' - 11"0"REAR SETBACK LINESIDE SETBACK 8'-0" 6'-3" PROPERTY LINE TO EXTERIOR FINISH 8' - 3" - -1'-8" 1'-8" 7'-6 1/2"1'-8"1. 1.2.3. 1. 1. 2. (A) EXTERIOR FINISH JAMES HARDIE (B) W.P. MEMBRANE1. GRADE "D" BLDG. PAPER (2 LAYERS) (C) PLYWD. SHEATHING1. 1/2" CDXPLYWOOD2. 5/8" TYPE X GYPSUM SHEATHING (D) FRAMING/ STUD2X4 WOOD2X6 WOOD2X8 WOOD (E) INSULATIONPER TITLE 24 (F) DRYWALL1/2" GYP. BRD. 5/8" TYPE X GYP. BRD. WALL TYPES: WALL ASSEMBLY:UL LISTING: (A1, B1, C2, D1, E1, F2) ASTM E119 (A1, B1, C2, D2, E1, F2) ASTM E119 (F2, D1, F2) (F2, D2, F2) E1 E2 N1 N2 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 3/18/2025 1:34:04 PM A101 Architectural, 1stFloor Plan,ProposedArchitectural, 1st Floor Plan, Proposed 1/4" = 1'-0"11st Floor Plan, Proposed 0'2' 4'8'16' 1 SEPARATE ENTRY FOR ADU. 60" x 60" LEVEL LANDING, NO MORE THAN 1 INCH OUT OF PLANE WITH IMMEDIATE INTERIOR FLOOR LEVEL & WITH 18-INCH CLEAR AT INTERIOR STRIKE EDGE COFFERED CEILING LINE OF SECOND FLOOR ABOVE FIRST FLOOR PLAN, PROPOSED, KEYNOTES 1.2.3.4. 5. 6. 7. 8. 9. 10.11. GENERAL NOTES CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IN GRAY ARE EXISTING WHILE ELEMENTS IN BLACK ARE PROPOSED.LANDING MINIMUM 36" DEEP LANDING AND NOT MORE THAN 1 1/2" LOWER THAN TRESHOLD FOR OUTSWINING DOORS.WINDOWS HAVE THE BOTTOM OF THE CLEAR OPENING NOT MORE THAN 44 INCHES ABOVE THE FLOOR OPENS DIRECTLY TO STREET, PUBLIC ALLEY YARD, OR COURT THAT OPENS TO A PUBLIC RIGHT OF WAY. CRC SECTION R310DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. CRC SECTION R308.4..5WATER RESISTANT GYPSUM BACKING BOARD SHALL NOT BE USED OVER A VAPOR RETARDER IN SHOWER OR BATHTUB COMPARTMENTS. CRC R307.2 AND R702.4CLEAR SPACE AROUND A TOILET SHALL MEASURE A MNIMUM 15" FROM CENTERLINE OF TOILET TO WALL OR BARRIOR ON EACH SIDE, AND A MINIMUM 24" IN FRONT OF THE TOILET.SHOWER PAN DIMENSIONS MUST BE A MINIMUM AREA OF 1024 SQ. INCHES AND A MINIMUM FINISH DIMENSION OF 30" IN ANY DIRECTION.SHOWER DOORS SHALL OPEN A MINIMUM 22" UNOBSTRUCTED OPENING FOR EGRESS.STAIR RISE (MAXIMUM 7 - 3/4") AND RUN (MINIMUM 10") FROM NOSING TO NOSING. WHERE TREAD DEPTH IS LESS THAN 11", A NOSING OF 3/4" MINIMUM TO 1-1/4" MAXIMUM IS REQUIRED. North 2 3 WALL LEGEND Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 Page 290 A2004 A200 A200 A200 8 2 6 12 C 4 5 E D 1.B1.A3.A B.1 1 A300 2 A300 69' - 10" 3' - 6" 3' - 8 1/2"11' - 9 1/2"12' - 9"15' - 6"22' - 7"32' - 9"7' - 3"5' - 3"20' - 3"BEDRM 4 VESTIBULE M. BEDRM PORCH BATH 2 BATH 3 M BATH WIC 15'-7 1/2" 14'-6" LNDY 16'-4"3'-4"6'-9 1/2"CL 3'-4"14'-6"9'-10 1/2"4'-6"2'-5 1/2"-G006 7 3 A300 2'-10 1/2" 1'-6"ATTICE2 10'-5"3' - 0 1/2"9' - 0"3' - 6" 3'-6" BEDRM 1 DOWN 7'-8 1/2"2'-2"13'-0"SIDE SETBACK LINEFRONT SETBACK LINEPROPERTY LINE3 37' - 8 1/2" CEILING HEIGHT 9'-0" CEILING HEIGHT 10'-0" CEILING HEIGHT 10'-0" CEILING HEIGHT 10'-0" -- -5'-8 1/2"3 REAR SETBACK LINE 2' - 8 1/2"SIDE SETBACK 8'-0" 7' - 6 1/2"8' - 0" 3'-10 1/2" 3'-10 1/2" 7' - 0"1' - 6" 2'-2" ATTIC 10'-1"8'-1"5'-4"5'-10"16'-1 1/2"12'-5"14'-4"5'-5"4 (EG) (OP) (EG) (EG) (OP) (EG) (OP) 5'-6"4'-0"3'-6"5'-0" 4'-0"DECORVAULT FLAT 5'-2"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:08 PM A102 Architectural, 2ndFloor Plan,ProposedArchitectural, 2nd Floor Plan, Proposed 1/4" = 1'-0"12nd Floor Plan, Proposed 0'2' 4'8'16' 1 2 DECOR COFFERED CEILING LINE OF FIRST FLOOR BELOW 42" RAILING SECOND FLOOR PLAN, PROPOSED, KEYNOTES 1.2.3.4. 5. 6. 7. 8. 9. 10.11. GENERAL NOTES CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IN GRAY ARE EXISTING WHILE ELEMENTS IN BLACK ARE PROPOSED.LANDING MINIMUM 36" DEEP LANDING AND NOT MORE THAN 1 1/2" LOWER THAN TRESHOLD FOR OUTSWINING DOORS.WINDOWS HAVE THE BOTTOM OF THE CLEAR OPENING NOT MORE THAN 44 INCHES ABOVE THE FLOOR OPENS DIRECTLY TO STREET, PUBLIC ALLEY YARD, OR COURT THAT OPENS TO A PUBLIC RIGHT OF WAY. CRC SECTION R310DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. CRC SECTION R308.4..5WATER RESISTANT GYPSUM BACKING BOARD SHALL NOT BE USED OVER A VAPOR RETARDER IN SHOWER OR BATHTUB COMPARTMENTS. CRC R307.2 AND R702.4CLEAR SPACE AROUND A TOILET SHALL MEASURE A MNIMUM 15" FROM CENTERLINE OF TOILET TO WALL OR BARRIOR ON EACH SIDE, AND A MINIMUM 24" IN FRONT OF THE TOILET. SHOWER PAN DIMENSIONS MUST BE A MINIMUM AREA OF 1024 SQ. INCHES AND A MINIMUM FINISH DIMENSION OF 30" IN ANY DIRECTION.SHOWER DOORS SHALL OPEN A MINIMUM 22" UNOBSTRUCTED OPENING FOR EGRESS.STAIR RISE (MAXIMUM 7 - 3/4") AND RUN (MINIMUM 10") FROM NOSING TO NOSING. WHERE TREAD DEPTH IS LESS THAN 11", A NOSING OF 3/4" MINIMUM TO 1-1/4" MAXIMUM IS REQUIRED. North 3 Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 4 (T) (EG) TEMPERED EGRESS OPAQUE / FROSTED GLASS(OP) Page 291 3" / 1'-0"10" / 1'-0"10" / 1'-0"10" / 1'-0"10" / 1'-0"6" / 1'-0"6" / 1'-0"6' - 6 1/2"28' - 11 1/2"3' - 9 1/2"41' - 7"1234 4' - 0"17' - 9 1/2"10' - 6"17' - 9"1' - 6 1/2" 10' - 0"4' - 6" 46' - 0 1/2"16' - 0"7' - 0 1/2"19' - 8"13' - 7 1/2"6" / 1'-0"SIDE SETBACK LINEFRONT SETBACK LINE 1' - 0" EAVES 1' - 0"1' - 0"1' - 0"0' - 6" EAVES 0' - 6" EAVES1' - 0" 1' - 6"2' - 0" EAVES1' - 6"1' - 6"1' - 6"5' - 0"41' - 10"4' - 3"11' - 0"11' - 0 1/2"5' - 5 1/2"44' - 10"1' - 6" EAVES1' - 6" EAVES6" / 1'-0"REAR SETBACK LINE 14' - 6"6" / 1'-0"10" / 1'-0"10" / 1'-0"6" / 1'-0"6" / 1'-0"1'-1" / 1'-0"6" / 1'-0"1'-1" / 1'-0"69' - 1"2' - 3 1/2" EAVES39' - 4"1' - 6"1' - 1"0' - 11 1/2" EAVES 1' - 6"22' - 0"3' - 0 1/2" EAVES1' - 0"1' - 0"1' - 0" EAVES 1' - 6" 31' - 2 1/2" 15' - 11 1/2"15' - 3" 15' - 1 1/2"39' - 1"12' - 0"27' - 1"22' - 10"1 BUILDING AREA SUMMARY (P) PRIMARY HOUSE 2,580 SF - 1ST FLOOR 1,039 SF - 2ND FLOOR 1,541 SF (P) ADU (UNDER SEPARATE PERMIT)385 SF (P) ATTACHED 2-CAR GARAGE 507 SF - FRONT PORCH 43 SF - REAR PORCH 26 SF - ADU ENTRY PORCH18 SF - 2ND FLOOR BALCONY96 SF (P) TOTAL PORCH AREA (NOT COUNTABLE AREA):183SF (P) ATTIC SPACE, COUNTABLE:0 SF (P) LOT COVERAGE: 1039 SF (1ST FLOOR) + 385 SF (ADU) + 507 SF (GARAGE) + 43 SF (FRONT PORCH) + 26 SF (REAR PORCH) + 18 SF (ADU ENTRY PORCH) = 2,018 SF (P) FLOOR AREA: 2,580 SF (PRIMARY HOUS)E + 0 SF( ATTIC, COUNTABLE)= 2,580 SF (P) GARAGE AREA: 507 SF COUNTED SEPARATELY (P) 1ST FLOOR AREA: 1039 SF COUNTABLE AREA (P) REAR PORCH AREA: 26 SF NOT COUNTED (P) SIDE ENTRY, ADU AREA: 18 SFNOT COUNTED (P) FRONT ENTRY AREA: 43 SFNOT COUNTED DELINEATED LINE FOR ADU DELINEATED LINE FOR GARAGE (P) ADU AREA: 385 SF COUNTED SEPARATELY OPEN TO ABOVE(STAIRWELL COUNTED ON 2ND FLOOR) UP (P) 2ND FLOOR AREA: 1541 SFCOUNTABLE AREA (P) 2ND FLOOR PORCH AREA: 96 SFNOT COUNTED (P) ATTIC NOT COUNTED (P) ATTICNOT COUNTED (P) ATTIC, ABOVE FIRST FLOOR NOT COUNTED5 A103 DOWN 7' - 0"(P) ATTIC, ABOVE 2ND FLOOR NOT COUNTABLE SQUARE FOOTAGE 7' - 0"CEILING HEIGHT10' - 0"WIC (P) ATTIC, BEHIND BEDRM NOT COUNTABLE SQUARE FOOTAGE 5' - 3 1/2"6' - 6"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:13 PM A103 Architectural, RoofPlan, Existing &Proposed, & AreaDiagram Architectural, Roof Plan, Existing & Proposed, & Area Diagram 1/8" = 1'-0"1 Roof Plan, Proposed 0'4' 8' 16'32' 1 ASPHALT SHINGLE ROOF ROOF PLAN, EXISTING, KEYNOTES 1.2. NOTES CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT. 1/8" = 1'-0"2 Roof Plan, Existing 0'4' 8' 16'32' 1 2 ASPHALT SHINGLE ROOF STANDING SEAM METAL ROOF 2X TYP. FASCIA GUTTER ROOF PLAN, PROPOSED, KEYNOTES 3 4 1.2. 3. NOTES CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IN BLUE ARE TO BE DEMOLISHED WHILE ELEMENTS IN BLACK ARE TO REMAIN North North AREA BREAKDOWN TABLE AREA DESCRIPTION 1ST FLOOR 2ND FLOOR TOTAL MAX ALLOWABLE EXISTINGPROPOSED COUNTABLE ATTIC 1,027 SF 1,553 SF 0 SF 2,580 SF 832 SF (+ 240 SF SHED) 0 SF 0 SF 1,072 SF BELOW GRADE SQUARE FOOTAGE (EXEMPT)0 SF0 SF GARAGE507 SF ADU 0 SF 0 SF392 SF 2,946 SF 827 SF 950 SF 1/8" = 1'-0"3First Floor Plan, Floor Area Diagram 1/8" = 1'-0"4Second Floor Plan, Floor Area Diagram 3/16" = 1'-0"5Attic Height, Cross Section AREA BREAKDOWN ROOF PLANS - EXISTING & PROPOSED ADU UNDER SEPARATE PERMIT Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 Page 292 GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"1' - 5"8' - 0"9' - 0"1' - 0"9' - 0"CL 613 12 2 6" 1'-0" Max Bldg Height30' - 0" 11 1'-1" 1'-0" 6" 1'-0" 6" 1'-0" GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"1' - 7" 9' - 0" 1' - 0" 9' - 0"8' - 0" 1' - 5" (EG) (EG)(T) (T) 4 12 62 3 9 13 10'-6 1/2"9'-0"3'-9" Max Bldg Height30' - 0" 10TYP. (T) GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"1' - 5"8' - 0"9' - 0"1' - 0"9' - 0"1' - 7"(EG)(EG)(EG) (T)(T)(T)(T)(T) 5 162 73 7' - 11"7' - 11"CLCL7' - 11"7' - 10"6' - 3"6' - 3"CL (T) CL 9 12 10" 1'-0" 10" 1'-0" 131 4' - 6" 4' - 6" 14 15'-0 1/2"7'-6 1/2" Max Bldg Height30' - 0" 119 11 GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"1' - 5"8' - 0"9' - 0"1' - 0"9' - 0"1' - 7"5 (T) 13' - 1 1/2"13' - 1 1/2"CL 12 9 11 Max Bldg Height30' - 0" 8 GRADE0' - 0" (E) T.O.P9' - 4" 1st Level FF1' - 7" (E) T.O.R17' - 0 3/32"17' - 0"7' - 8"7' - 9"1' - 7"1E2E GRADE0' - 0" (E) T.O.P9' - 4" 1st Level FF1' - 7" (E) T.O.R17' - 0 3/32"17' - 0"1' - 7" 7' - 9"7' - 8"1E2E 1E2E GRADE0' - 0" (E) T.O.P9' - 4" 1st Level FF1' - 7" (E) T.O.R17' - 0 3/32"17' - 0"7' - 8"7' - 9"1' - 7"1E2E 1E2E GRADE0' - 0" (E) T.O.P9' - 4" 1st Level FF1' - 7" (E) T.O.R17' - 0 3/32"17' - 0"7' - 8"7' - 9"1' - 7"1E 2E ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:31 PM A200 Architectural,Elevations,Existing &Proposed Architectural, Elevations, Existing & Proposed 1/8" = 1'-0"4Right-North Elevation, Proposed 1/8" = 1'-0"8Rear-West Elevation, Proposed 1/8" = 1'-0"6Front-East Elevation, Proposed 1/8" = 1'-0"2Left-South Elevation, Proposed 1/8" = 1'-0"1Left-South, Existing 1/8" = 1'-0"7Rear-West, Existing 1/8" = 1'-0"5Front-East, Existing 1/8" = 1'-0"3Right-North, Existing ELEVATIONS, PROPOSED, KEYNOTES & MATERIALS 2 4 5 6 7 8 (T) (EG) 1. 2. 3. 4. 5.6. 7. REGISTERED CIVIL ENGINEER OR LICENSED LAND SURVEYOR SHALL CERTIFY HEIGHT OF BUILDING DOES NOT EXCEED 26 FEET. THE WRITTEN CERTIFICATION SHALL BE SUBMITTED TO THE BUILDING OFFICIAL PRIOR TO ROOF SHEATHING INSPECTION AND SHALL TAKE INTO ACCOUNT THE ADDED HEIGHT WITH THE INSTALLATION OF THE ROOFING MATERIALS AND UNDERLAYMENT.GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS. WEEP SCREED A MINIMUM OF 26 GA CORROSION RESISTANT WEEP SCREED W/ A MINIMUM VERTICAL ATTACHMENT FLANGE OF FOUNDATION PLATE LINE ON ALL EXTERIOR STUD WALLS W/ STUCCO. THE SCREED SHOULD BE PLACED A MINIMUM OF 4" ABOVE THE EARTH OR 2" ABOVE PAVED AREAS AND SHALL BE OF A TYPE WHICH WILL TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES HIGH WITH A MINIMUM STROKE WIDTH OF 1/2 INCH. NUMBERS SHALL NOT BE SPELLED OUT. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND (CRC 319.1)FF LEVEL (0' - 0") IS EQUIVALENT TO ASML (228.85). PLEASE SEE CIVIL PLANS SHEET LC4 % LC5 FOR MORE INFORMATION.WEEP SCREED A MINIMUM OF 26 GA CORROSION RESISTANT WEEP SCREED W/ A MINIMUM VERTICAL ATTACHMENT FLANGEOF FOUNDATION PLATE LINE ON ALL EXTERIOR STUD WALLS. THE SCREED SHOULD BE PLACES A MINIMUM OF 4" ABOVE THE EARTH OR 2" ABOVE PAVED AREAS AND SHALL BE OF A TYPE WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING.ALL PERMANENT EXTERIOR LIGHT FIXTURES SHOULD UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. 1 STANDING SEAM METAL ROOF, NON-REFLECTIVE & MATTE FINISH 2X TYP. FASCIA BOARD PRE-PRIMED/ PAINTED 2X DRIP SILL WITH SLOPE ACCORDION DOOR CONCRETE STOOP GUTTER ADDRESS NUMBER (SEE NOTE BELOW) DECORATIVE CORBEL ADVANTAGE PLUS EXTERIOR TRIM EXTERIOR LIGHT, TO HAVE SHIELD SO BULB LIGHT IS DIRECTED TO THE GROUND TEMPERED EGRESS 9 10 0'4' 8' 16'32'0'4' 8' 16'32' 0'4' 8' 16'32'0'4' 8' 16'32' 0'4' 8' 16'32'0'4' 8' 16'32' 0'4' 8' 16'32'0'4' 8' 16'32' NOTES 11 12 13 14 ASPHALT SHINGLE ROOF TO BE DEMOLISHED JAMES HARDIE SHINGLE SIDING JAMES HARDIE PANEL SIDING W/ VERTICAL BATS ASPHALT SHINGLE ROOF, TRIPLE PLY CUSTOM GARAGE DOOR, WOOD GRAIN TEXTURED, RAISED PANEL NOTE: OWNER ALLOWED TO CHOOSE ALTERNATIVE COMPLIANT SPECIFICATION. SEE A400 FOR MATERIAL SPECIFICATIONS 1E 2E ELEVATIONS, EXISTING, KEYNOTES & MATERIALS LAP SIDING TO BE DEMOLISHED (1) FRONT YARD - LOOKING AT MAIN HOUSE (2) SIDE YARD - LOOKING AT FRONT GATE(4) SIDE YARD - LOOKING AT MAIN HOUSE (3) REAR YARD - LOOKING AT MAIN HOUSE (E) EXTERIOR PHOTOS 3 Revision Schedule Number Description Date 1 Planning 2024.02.13 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 4 Staff Tech Rev #3 2025.01.06 Page 293 GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"8' - 0"9' - 0"1' - 0"9' - 0"1' - 7"GARAGE BEDRM 2 ATTIC 5698 4 7 Max Bldg Height30' - 0"1' - 5"7"1'-0"1'-1" 1'-0" 1'-1" 1'-0" 6" 1'-0" 6" 1'-0" 6" 1'-0"9'-0"6'-5"10'-7"HEIGHT3' - 11 1/2"GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"1' - 7"9' - 0"1' - 0"9' - 0"8' - 0"GARAGEKITCHEN ADU WCDININGOFFICEKITCHENETTE BEDRM 2LAUNDRYVESTM. BEDRM ATTIC ATTIC CRAWL SPACEMIN 18"1' - 6"2 10 1 8 3 Max Bldg Height30' - 0"1' - 5"CEILING HEIGHT10' - 0"CEILING HEIGHT9' - 0"9'-0"10'-7"HEIGHT2' - 10" HEIGHT3' - 8 1/2"GRADE0' - 0" T.O.R28' - 6 31/32" 1st Level FF1' - 7" T.O.P, Level 110' - 7" 2nd Level FF11' - 7" T.O.P, Level 220' - 7"28' - 7"8' - 0"9' - 0"1' - 0"9' - 0"1' - 7"CRAWL SPACEMIN1' - 6"STAIR WELL 4" SPHERE MAY NOT PASS THROUGH RUN 11"RISE7"11 10" 1'-0" 10" 1'-0"9'-0"18'-8 1/2"8'-8 1/2"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:36 PM A300 Architectural,Sections,ProposedArchitectural, Sections, Proposed 1/4" = 1'-0"2Section BB 1/4" = 1'-0"1Section AA 0'2' 4'8'16' 0'2' 4'8'16' SECTION, PROPOSED, KEYNOTES 1 FOUNDATION, SEE STRUCTURAL CONCRETE SLAB FLOOR JOISTS, SEE STRUCTURAL HEADER, SEE STRUCTURAL RADIANT BARRIER ROOF SHEATHING 2X TYP. FASCIA BOARD PRE-PRIMED/ PAINTED STANDING SEAM METAL ROOF ASPHALT SHINGLE ROOF TYP. 24 GA. GALV. SHEET METAL GUTTER & DOWN SPOUT FIRE STOP INSULATION @ VAULTED CEILING 2 3 4 5 6 7 8 9 10 1. 2. 3. 4. 5. 6. 7. 8. GENERAL NOTES THE RISER HEIGHT SHALL BE NOT MORE THAN 7 3/4 INCHES. THE RISER SHALL BE MEASURED VERTICALLY BETWEEN LEADING EDGES OF THE ADJACENT TREADS. (CRC - R311.7.5.1)THE TREAD DEPTH SHALL BE NOT LESS THAN 10 INCHES. THE TREAD DEPTH SHALL BE MEASURED HORIZONTALLY BETWEEN THE VERTICAL PLANES OF THE FOREMOST PROJECTION OF ADJACENT TREADS AND AT A RIGHT ANGLE TO THE TREAD'S LEADING EDGE. (CRC - R311.7.5.2)HANDRAILS SHALL NOT BE LESS THAN 34" 0R MORE THAN 38" IN HEIGHT ABOVE THE STAIR NOSING. HANDRAILS SHALL BE CONTINUOUS PER FLIGHT OF STAIRS. HANDRAILS SHALL BE 1-1/12" CLR. OF ALL ADJACENT FIN. MAT'LS AND ENDS SHALL RETURN TO OR TERMINATE IN NEWEL POSTS OR SAFE TERMINALS. HANDRAILS SHALL BE 1-114-2" IN CROSS-SECTIONAL DIMENSION OR APPROVED EQUAL AND BE SMOOTH WITH NO SHARP EDGES/COR. STAIR & RAILING SUPPLIER SHALL SATISFY ALL BUILDING DEPARTMENT APPROVAL REQUIREMENTS FOR THE PRODUCTS THEY PROVIDE OR INSTALL. THE GURADRAIL CONST. SHALL BE ABLE TO RESIST A LOAD OF 20 LBS PER LIN. FT. APPLIED HORIZONTALLY ALONG THE RAIL.REQUIRED GUARDS SHALL NOT HAVE OPENINGS THAT ALLOW THE PASSAGE OF A SPHERE 4 INCHES IN DIAMETER FROM THE WALKING SURFACE REQUIRED GUARD HEIGHT.FOR OCCUPANCIES IN GROUP R-3, WHERE TOP OF THE GUARD SERVES AS A HANDRAIL ON THE OPEN SIDES OF STAIRS, THE TOP OF THE GUARD SHALL NOT BE LESS THAN 34 INCHES AND NOT MORE THAN 38 INCHES MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS. THE HANDRAIL CONSTRUCTION SHALL BE ABLE TO RESIST A LOAD OF 200 LBS APPLIED IN ANY DIRECTIONS AT ANY POINT ALONG THE TOP RAIL WHERE HANDRAILS ARE NOT CONTINUOUS BETWEEN FLIGHTS, THE HANDRAILS SHALL EXTEND HORIZONTALLY NOT LESS THAN 12 INCHES BEYOND THE TOP RISER AND CONTINUE TO SLOPE FOR THE DEPTH OF ONE TREAD BEYOND THE BOTTOM RISER. THE EXTENSIONS OF HANDRAILS SHALL BE IN THE SAME DIRECTION OF THE FLIGHTS OF STAIRS AT STAIRWAYS. 1/4" = 1'-0"3Section CC 0'2' 4'8'16' 11 Revision Schedule Number Description Date 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 5 Staff Tech Rev #4 2025.02.06 5 5 5 Page 294 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C Flamenco Residence14341 Browns LaneLos Gatos, CA 95032SCALE AS INDICATEDR E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408) 796-1845 LIC# 34045GKW Architects.comKEVIN YU, JOSHUA LIUPROJECT REPRESENTATIVES710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95121(408)796-184508/31/2025 2/20/2025 2:43:43 PM A400 Architectural,Exterior MaterialSpecifications Architectural, Exterior Material SpecificationsEXTERIOR MATERIALS - STANDING SEAM METAL ROOF EXTERIOR MATERIALS - OUTDOOR WALL SCONCEEXTERIOR MATERIALS - WINDOWS NOTE: OWNER ALLOWED TO CHOOSE ALTERNATIVE COMPLIANT SPECIFICATION. NOTE: OWNER ALLOWED TO CHOOSE ALTERNATIVE COMPLIANT SPECIFICATION.NOTE: OWNER ALLOWED TO CHOOSE ALTERNATIVE COMPLIANT SPECIFICATION. WINDOWS TO BE FIBERGLASS EXTERIOR TRIM MATERIAL - ADVANTAGE PLUS Revision Schedule Number Description Date 2 Staff Tech Rev #1 2024.07.12 3 Staff Tech Rev #2 2024.11.05 Page 295 Page 296