The URL can be used to link to this page

Planning Commission Packet - 06-25-2025Page 1 TOWN OF LOS GATOS PLANNING COMMISSION AGENDA JUNE 25, 2025 110 EAST MAIN STREET TOWN COUNCIL CHAMBERS 7:00 PM Emily Thomas, Chair Kendra Burch, Vice Chair Jeffrey Barnett, Commissioner Susan Burnett, Commissioner Joe Sordi, Commissioner Steven Raspe, Commissioner Rob Stump, Commissioner IMPORTANT NOTICE This is a hybrid/in-person meeting and will be held in-person at the Town Council Chambers at 110 E. Main Street and virtually through the Zoom webinar application (log-in information provided below). Members of the public may provide public comments for agenda items in- person or virtually through the Zoom webinar by following the instructions listed below. The live stream of the meeting may be viewed on television and/or online at www.LosGatosCA.gov/TownYouTube. PARTICIPATION The public is welcome to provide oral comments in real-time during the meeting in three ways: Zoom webinar (Online): Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join: https://losgatosca- gov.zoom.us/j/84581980917?pwd=HBC1JDVAnIv95RNwWbWOUU0PKq949O.1. Passcode: 943933. You can also type in 845 8198 0917 in the “Join a Meeting” page on the Zoom website at https://zoom.us/join and use passcode 943933. When the Chair announces the item for which you wish to speak, click the “raise hand” feature in Zoom. If you are participating by phone on the Zoom app, press *9 on your telephone keypad to raise your hand. Telephone: Please dial (877) 402-9753 for US Toll-free or (636) 651-3141 for US Toll. (Conference code: 602463). If you are participating by calling in, press #2 on your telephone keypad to raise your hand. In-Person: Please complete a “speaker’s card” located on the back of the Chamber benches and return it to the Vice Chair before the meeting or when the Chair announces the item for which you wish to speak. NOTES: (1) Comments will be limited to three (3) minutes or less at the Chair’s discretion. (2) If you are unable to participate in real-time, you may email planning@losgatosca.gov with the subject line “Public Comment Item #__” (insert the item number relevant to your comment). (3) Deadlines to submit written public comments are: - 11:00 a.m. the Friday before the Planning Commission meeting for inclusion in the agenda packet. - 11:00 a.m. the business day before the Planning Commission meeting for inclusion in an addendum. - 11:00 a.m. on the day of the Planning Commission meeting for inclusion in a desk item. Page 1 Page 2 MEETING CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE VERBAL COMMUNICATIONS (Members of the public may address the Commission on matters not listed on the agenda and are within the subject matter jurisdiction of the Commission. Unless additional time is authorized by the Commission, remarks shall be limited to three minutes.) CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Before the Planning Commission acts on the consent agenda, any member of the Commission may request that any item be removed from the consent agenda. At the Chair’s discretion, items removed from the consent calendar may be considered either before or after the Public Hearings portion of the agenda.) 1. Draft Minutes of the June 11, 2025, Planning Commission Meeting PUBLIC HEARINGS (Applicants/Appellants and their representatives may be allotted up to a total of five minutes maximum for opening statements. Members of the public may be allotted up to three minutes to comment on any public hearing item. Applicants/Appellants and their representatives may be allotted up to a total of three minutes maximum for closing statements. Items requested/recommended for continuance are subject to the Commission’s consent at the meeting.) 2. Consider a Request for Approval to Demolish an Existing Single-Family Residence, Construct a New Single-Family Residence, Site Improvements Requiring a Grading Permit, and a Zone Change from O (Office) to R-1:8 (Single-Family Residential, Minimum Lot Size of 8,000 Square Feet). Located at 14331 Capri Drive. APN 406-32-004. Architecture and Site Application S-24-043 and Zone Change Application Z-23-005. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction, and Section 15061(b)(3): Common Sense Exemption. Property Owner: Ravi Kiran Vallamdas. Applicant: Gordon K. Wong. Project Planner: Ryan Safty. REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT SUBCOMMITTEE REPORTS / COMMISSION MATTERS ADJOURNMENT (Planning Commission policy is to adjourn no later than 11:30 p.m. unless a majority of the Planning Commission votes for an extension of time.) ADA NOTICE In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Clerk’s Office at (408) 354-6834. Notification at least two (2) business days prior to the meeting date will enable the Town to make reasonable arrangements to ensure accessibility to this meeting [28 CFR §35.102-35.104]. NOTE The ADA access ramp to the Town Council Chambers is under construction and will be inaccessible through June 2025. Persons who require the use of that ramp to attend meetings are requested to contact the Clerk’s Office at least two (2) business days prior to the meeting date. Page 2 Page 3 NOTICE REGARDING SUPPLEMENTAL MATERIALS Materials related to an item on this agenda submitted to the Planning Commission after initial distribution of the agenda packets are available for public inspection at Town Hall, 110 E. Main Street, Los Gatos and on the Town’s website at www.losgatosca.gov. Planning Commission agendas and related materials can be viewed online at https://losgatos-ca.municodemeetings.com/. Planning Commission meetings are broadcast Live on KCAT, Channel 15 (on Comcast) on the 2nd and 4th Wednesdays at 7:00 p.m. Live and Archived Planning Commission meetings can be viewed by going to: www.LosGatosCA.gov/TownYouTube Page 3 This Page Intentionally Left Blank Page 4 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 06/25/2025 ITEM NO: 1 DRAFT MINUTES OF THE PLANNING COMMISSION MEETING JUNE 11, 2025 The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on Wednesday, June 11, 2025, at 7:00 p.m. MEETING CALLED TO ORDER AT 7:00 PM ROLL CALL Present: Chair Emily Thomas, Vice Chair Kendra Burch, Commissioner Jeffrey Barnett, Commissioner Susan Burnett, Commissioner Steve Raspe, Commissioner Joseph Sordi, Commissioner Rob Stump Absent: None. PLEDGE OF ALLEGIANCE VERBAL COMMUNICATIONS None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1. Approval of Minutes – May 28, 2025 MOTION: Motion by Commissioner Stump to approve adoption of the Consent Calendar. Seconded by Commissioner Barnett. Commissioner Raspe indicated that he was not present for the May 28, 2025 Planning Commission meeting and would recuse himself from voting on the motion. VOTE: Motion passed unanimously with Commissioner Raspe recused. Page 5 PAGE 2 OF 4 MINUTES OF PLANNING COMMISSION MEETING OF JUNE 11, 2025 PUBLIC HEARINGS 2. 45 Reservoir Road Architecture and Site Application S-22-048 APN 529-33-054 Applicant: Gary Kohlsaat, Architect Property Owner: Farnaz Agahian Project Planner: Sean Mullin Consider a request for approval to construct a new single-family residence with a reduced rear yard setback, site improvements requiring a Grading Permit, and removal of large, protected trees on a nonconforming vacant property zoned R-1:20. Categorically exempt pursuant to CEQA Guidelines Section 15303: New Construction. Commissioner Burnett indicated having a friend who lives on Reservoir Road, so she would recuse herself from participating in the public hearing to avoid the appearance of bias. Commissioner Sordi disclosed that he was not a member of the Planning Commission during the Planning Commission and Town Council hearings regarding Item 2; however, he had reviewed the hearing videos and minutes and was familiar with project and actions taken, and he had visited the site. Commissioner Stump clarified that he had visited the site in January. Chair Thomas indicated that she had interacted with the applicant after the last Planning Commission meeting, but they did not discuss the application. Sean Mullin, Planning Manager, presented the staff report. Opened Public Comment. Gary Kohlsaat, Architect The majority of what we are asking tonight are exceptions, and most of these exceptions are going to happen whether the house is as big as it was before, or whether it is 800 square feet, so it is inevitable that they will have four if not five of these exceptions for any project that would be on this lot. All the exceptions we are asking for: 1) the firetruck turnaround, which is the fill; 2) the retaining wall for that; 3) we’re out of the LRDA for the majority of the home, because the road takes up all the LRDA, and the road and firetruck turnaround is non-negotiable, and it is not possible to reroute the road.; 4) doing grading with a cut over 4 feet in the rear; 5) an exception on the tandem garage; and 6) an exception to the rear setback. We have moved the house back away from the road. Overall, we have reduced the massing, reduced the size, and reduced the excavation required. Putting a house on this property is a much safer and more fire-resistant option than to leave it vacant, because the unhealthy trees will only get worse, but we will remove them and plant healthy trees, so this is a positive for the neighborhood, especially with the firetruck turnaround. Page 6 PAGE 3 OF 4 MINUTES OF PLANNING COMMISSION MEETING OF JUNE 11, 2025 Lee Quintana I’m speaking as an individual resident, not as a member of the Historic Preservation Committee. I believe the resolution in the staff report did not really reflect the Town Council’s discussion. I won’t concentrate on the setbacks or most of the exceptions, because this is a bad site and some exceptions are needed in order to allow development. However, the maximum allowable square feet for this extremely constrained site is 1,600; that is for a site that doesn’t have maximum constraints, but this one has everything that would constrain the site, and so calls for a much smaller home not maximizing the FAR. The Town’s consulting architect, Larry Cannon, said the mass and scale was not compatible with the neighborhood and to fix it might require some changes. I would like to propose a change that would address the concern of the house not being set back far enough from the street without reducing square footage, and that is to drastically reduce the size of the outdoor foyer entrance or even push it into the round area around the staircase; and reduce the size of the loggia, or at a minimum remove the roof from the loggia; that is what gives this house a more massive look. Gary Kohlsaat, Architect We are not sure what Ms. Quintana is referring to in the consulting architect’s report about this house not fitting the site, because we wouldn’t be here if we didn’t pass muster with staff by following Mr. Cannon’s recommendations. Mr. Cannon’s main comment was that the house was too close to the street, so we have pushed it back, but we also showed the Council several examples on Rogers Street and Reservoir Road of walls, houses, fences, and garages out there, so this is not out of character, and this is a very tight site. Also, this site has been reduced from 10,000 square feet to 4,600 square feet to determine the FAR, a drastic reduction to get the 1,600 or whatever it is. We are not seeking the maximum square footage, and it is a significant difference when you look at the percentage. The loggia has been one of the biggest elements of the house since the beginning; it is for outdoor entertaining, it has a view, and it not very large, about the size of a living room. It is an outdoor living room, and I don’t believe Mr. Cannon cited the loggia’s roof as a problem for massing. It is a flat roof that will provide shade, which creates depth and reduces the overall scale. Closed Public Comment. Commissioners discussed the matter. MOTION: Motion by Commissioner Barnett to approve an Architecture and Site Application for 45 Reservoir Road. Seconded by Vice Chair Burch. Commissioners discussed the matter. VOTE: Motion passed 5-1 with Commissioner Stump dissenting and Commissioner Burnett recused. Page 7 PAGE 4 OF 4 MINUTES OF PLANNING COMMISSION MEETING OF JUNE 11, 2025 OTHER BUSINESS REPORT FROM THE COMMUNITY DEVELOPMENT DEPARTMENT Joel Paulson, Director of Community Development • Town Council met June 3rd: o Special meeting regarding the Genuine Automotive project and approved the project. o Regular meeting during which the new Fire Hazard Severity Zones map was introduced. SUBCOMMITTEE REPORTS/COMMISSION MATTERS Committee Name None. Commission Matters None. ADJOURNMENT The meeting adjourned at 8:05 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the June 11, 2025 meeting as approved by the Planning Commission. _____________________________ /s/ Vicki Blandin Page 8 PREPARED BY: Ryan Safty Associate 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: 06/25/2025 ITEM NO: 2 DATE: June 20, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Demolish an Existing Single-Family Residence, Construct a New Single-Family Residence, Site Improvements Requiring a Grading Permit, and a Zone Change from O (Office) to R-1:8 (Single-Family Residential, Minimum Lot Size of 8,000 Square Feet). Located at 14331 Capri Drive. APN 406-32-004. Architecture and Site Application S- 24-043 and Zone Change Application Z-23-005. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction, and Section 15061(b)(3): Common Sense Exemption. Property Owner: Ravi Kiran Vallamdas. Applicant: Gordon K. Wong. Project Planner: Ryan Safty. RECOMMENDATION: Consider a request for approval to demolish an existing single-family residence, construct a new single-family residence, site improvements requiring a Grading Permit, and a zone change from O (Office) to R-1:8 (Single-Family Residential, minimum lot size of 8,000 square feet), located at 14331 Capri Drive. PROJECT DATA: General Plan Designation: Low Density Residential Current Zoning Designation: O, Office Applicable Plans and Standards: General Plan, Residential Design Guidelines Parcel Size: 13,092 square feet Page 9 PAGE 2 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 Surrounding Area: CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction, and Section 15061(b)(3): Common Sense Exemption. FINDINGS:  The (Architecture and Site application) project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, 15303: New Construction.  The (Zone Change application) is not subject to the California Environmental Quality Act, Section 15061(b)(3), in that it can be seen with certainty that there is no possibility that the proposed amendments to the Town Code will have a significant effect on the environment.  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 complies with the Residential Design Guidelines.  The project is consistent with the General Plan and its Elements. CONSIDERATIONS:  As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The Planning Commission will provide a recommendation to the Town Council who will render the final decision on the proposal. Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:8 South Residential Low Density Residential R-1:8 East Commercial Neighborhood Commercial C-1 West Residential Low Density Residential R-1:8 Page 10 PAGE 3 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 BACKGROUND: The subject property is located at the southwest corner of Capri Drive and Vasona Avenue (Exhibit 1). The 13,092-square foot lot is zoned O (Office) and is currently developed with a 1,128-square foot single-family residence and a detached, 1,150-square foot, two-story structure which includes two permitted Accessory Dwelling Units (ADU), one on each floor. The applicant submitted an Architecture and Site application to demolish the existing residence and construct a new, two-story single-family residence and associated site grading, and a Zone Change application to change the property zoning from O (Office) to R-1:8 (Single-Family Residential) to match the existing and proposed use and underlining General Plan Land Use Designation of Low Density Residential. The existing residence was built in 1940 and therefore was considered historic per Town Code as it was built prior to 1941. In 2023, the applicant submitted for Historic Preservation Committee review to remove the pre-1941 property from the Historic Resources Inventory. On June 28, 2023, the Historic Preservation Committee approved the request. The existing ADUs were permitted in 1989 and are allowed to remain. The proposed project requests a zone change from O (Office) to R-1:8 (Single-Family Residential) and therefore requires a recommendation from the Planning Commission with a final decision being made by the Town Council. Additionally, the proposed residence would result in the first two-story home, largest residence in terms of square footage by 1,237 square feet, and largest residence in terms of FAR in the immediate neighborhood. The applicant also has not addressed all of the Consulting Architect’s recommendations. Therefore, the application requires Planning Commission consideration, with the final decision on both the Architecture and Site and Zone Change applications being made by the Town Council. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is 13,092 square feet, located at the southwest corner of Capri Drive and Vasona Avenue (Exhibit 1). The property is currently developed with a 1,128-square foot single-family residence and a detached, 1,150-square foot, two-story structure including two permitted ADUs. Single-family residential development surrounds the property with a commercial use located across Capri Drive, east of the subject site. B. Project Summary The applicant proposes construction of a new two-story residence with site improvements requiring a Grading Permit, and a zone change from O (Office) to R-1:8 (Single-Family Residential) (Exhibit 4). Page 11 PAGE 4 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 C. Zoning Compliance A single-family residence is a permitted use in the R-1:8 zone. The proposed residence, with approval of the zone change, is in compliance with the maximum allowable floor area, building height, setbacks, lot coverage, and on-site parking requirements for the property, applicable to the R-1:8 zone. DISCUSSION: A. Architecture and Site Analysis Pursuant to Town Code Section 29.40.075, the maximum allowable square footage for the 13,092-square foot property is 3,731 square feet for a residence and 1,012 square feet for a garage. The applicant proposes demolition of the existing single-family residence and construction of a new 3,511-square foot two-story residence with a 498-square foot attached garage (Exhibit 11). The existing two-story, 1,150-square foot structure containing the two existing ADUs would remain. Although the ADUs are not being reviewed with this application as they are existing and were previously approved, the overall maximum allowable square footage is a part of the Architecture and Site review process. Pursuant to Town Code Section 29.10.320(d)(1), ADUs are allowed a ten percent increase in the floor area ratio standards. The 13,092- square foot property receives an extra 1,200 square feet for an ADU, and the existing ADU structures are below this additional allowance at 1,150 square feet. A summary of the floor area for the existing and proposed residence is included in the table below. The applicant provided a Letter of Justification summarizing the project (Exhibit 5), photographs of the existing site (Sheet G003, Exhibit 11), and Development Plans (Exhibit 11). Floor Area Summary Existing SF Proposed SF Allowed SF Main Residence First Floor Second Floor Total 1,128 -- 1,128 1,637 1,874 3,511 -- -- 3,731 Below-Grade Area 0 0 -- Garage 0 498 1,012 ADU (not a part of this review) 1,150 1,150 Extra 1,200 Page 12 PAGE 5 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 B. Building Design The proposed residence would be two-stories and of Spanish Mediterranean style. The residence would be approximately 27 feet in height when the maximum of the zone is 30 feet. The existing ADU structure to remain has no distinguishable architectural style, is approximately 20 feet tall, and would be located 10 feet west of the proposed new residence. Proposed exterior materials for the new residence include: a clay tile roof; stucco siding with painted redwood fascia boards and projecting trim; black aluminum gutters; Andersen 400 Series vinyl-clad wood windows; Spanish style garage door with stained wood finish; and wrought iron railing and window décor (Sheet A200, Exhibit 11). The front door would be oriented along Capri Drive, with the garage and vehicular access along Vasona Avenue. Covered patios are proposed on the ground floor along each street frontage, and second- story balconies are proposed along each street frontage, limiting the presence of privacy concerns as the balconies overlook the street. The Town’s Consulting Architect reviewed the proposed residence in November 2023 and noted that the property is located in an older neighborhood of mostly one-story traditional homes along with an adjacent two-story ADU and one nearby home with a partial second story (Exhibit 6). In the Issues and Concerns Section of the report, the Consulting Architect notes that the proposed house is considerably larger than other homes in the immediate neighborhood and would not be consistent with the following Residential Design Guidelines (RDG):  2.3.1 – Design two-story houses in predominantly one-story neighborhoods to blend with the smaller homes.  2.3.2 – Avoid structures with height and bulk at front and side setback lines which are significantly greater than those of the adjacent homes.  3.2.1 – Select an architectural style with sensitivity to the surrounding neighborhood.  3.3.2 – Height and bulk at front and side setbacks.  3.3.3 – Provide visual relief for two story walls.  3.6.2 – Design home entries with sensitivity to the architectural style.  3.6.3 – Design entries with sensitivity to the surrounding neighborhood.  3.7.1 – Arrange windows in patterns and groupings consistent with the architectural style and surrounding neighborhood.  3.7.4 – Design the windows with attention to matching the traditional details of the architectural style. In the Recommendations Section of the report, the Consulting Architect notes that the majority of the issues and concerns are a result of the home size and building mass compared to the surrounding neighborhood and that the applicant should work to reduce Page 13 PAGE 6 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 the size and mass of the proposal. In addition, the Consulting Architect provided nine recommendations for smaller changes to simplify the design and improve the project’s compatibility with the surrounding neighborhood. The Consulting Architect’s recommendations are provided below, with the applicable RDG section in parenthesis, followed by the applicant’s response in italics. The full response from the applicant is included in Exhibit 7. 1. Lower the second-floor plate height from 10 feet to 9 feet (RDG 2.3.1, 2.3.2, 3.3.2).  This recommendation was incorporated. 2. Simplify the front façade by removing the projecting formal entry (RDG 3.6.2, 3.6.3).  Simplifying the front façade will result in a loss of a focal point and the ‘grand-ness’ when looking from the street side. We believe it is best to keep the projecting formal entry as it ties the façade together. Example neighboring properties with projecting formal entries were provided (Exhibit 7). 3. Provide larger windows on the Family Room front façade for more visual variety (RDG 3.7.1, 3.7.4).  This recommendation was incorporated. 4. Detail the windows to be more consistent with the proposed architectural style. Two options are possible that are consistent with the style - window frames or frameless windows with deeply recessed windows. Window sashes should be wide enough to be consistent with the style. Vinyl or metal cladding over wood are common modern equivalents to traditional wood windows. If trim is used, soften the color contrast with the house body color (RDG 3.7.4).  This recommendation was incorporated by softening the window trim color. 5. Add projecting trim to visually separate the floors (RDG 2.3.1, 2.3.2, 3.3.2, 3.3.3).  This recommendation was incorporated. 6. Add trim at the bottom of the projecting bay on the right side elevation and enlarge the size of the supporting corbels. Exposed roof rafter tails were shown in a very limited area: eliminate them or carry them consistently around all eaves (RDG 3.3.3, 3.6.2).  This recommendation was incorporated. 7. Substantially recess the garage door (not related to a referenced RDG).  This recommendation was incorporated with a 12-inch recess. 8. Change the extended roof overhang at the Master Bedroom on the rear elevation to a hip roof (not related to a referenced RDG).  This cannot be done as it will result in a cricket in between the two hips. In addition, the roof was carefully designed in a way to reduce the amount of ‘pointy’ peaks while keeping the simplicity of the ridge lines (Exhibit 7). 9. Add windows to the garage on the rear façade to break up the current blank wall (not related to a referenced RDG).  This recommendation was incorporated. Page 14 PAGE 7 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 C. Neighborhood Compatibility The immediate neighborhood contains one-story residences and existing commercial and office uses across Capri Drive. Based on Town and County records, the residences in the immediate neighborhood range in size from 364 square feet to 2,274 square feet. The FARs range from 0.018 to 0.265. Pursuant to Section 29.40.075 of the Town Code, the maximum house FAR for the subject property is 0.285 (3,731 square feet), and the maximum garage FAR is 0.077 (1,012 square feet). The proposed residence would have a FAR of 0.268 (3,511 square feet). The proposed residence would be the largest in terms of house floor area by 1,237 square feet and the largest in terms of FAR by 0.003. The proposed garage would have a FAR of 0.038 (498 square feet). As noted above, an existing 1,150-square foot ADU structure exists on the site and would remain with the proposal, but it does not impact the FAR comparison. The proposed residence would comply with the maximum allowed floor area and height for the property; but would be the first two-story home in the immediate neighborhood; would be the tallest home in the immediate neighborhood; and would be the largest home in the immediate neighborhood in terms of both square footage and FAR. The Residential Design Guidelines states that, in the context of a design’s neighborhood compatibility, “the greatest attention will be given to the immediate neighborhood where nearby homeowners are most likely to be confronted with the new house on a daily basis, and where other residents driving by are most likely to see the new structure in the context of the nearby homes.” The Residential Design Guidelines also include some consideration of the surrounding neighborhood, although less weight is given in the consideration of homes located at a greater distance from a project site. Although each are one property outside of Page 15 PAGE 8 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 the immediate neighborhood, the properties at 589 and 594 Vasona Avenue are each two- stories and have larger FARs. 594 Vasona Avenue would be larger in terms of square footage by 422 square feet, and 589 Vasona Avenue would be taller by roughly four inches. The applicant has provided justification for the home size, mass, and design within their response to the Consulting Architect’s Report in Exhibit 7 (pages 9-11). Additionally, the existing ADU structure on the property is two-stories and is proposed to remain. D. Grading The project includes site improvements with cumulative grading quantities exceeding 50 cubic yards, which requires approval of a Grading Permit. The Town’s Parks and Public Works Engineering staff have included a condition of approval requiring submittal and evaluation of a Grading Permit in parallel with the required Building Permits (Exhibit 4). E. Tree Impacts There are 12 trees located on the subject property, nine of which are protected trees. No protected trees are proposed for removal, and the only tree proposed for removal (Tree #196) is a fruit tree and is not defined as a protected tree in the Town Code and therefore is not required to obtain a Tree Removal Permit or provide replacement trees. Although not required, the applicant is proposing to plant three 24-inch box olive trees along the rear yard. The recommended conditions of approval include a condition requiring tree protection measures for the protected trees consistent with Section 29.10.1005 of the Town Code (Exhibit 4), as recommended by the Consulting Arborist in Exhibit 8. F. Parking Section 29.10.150(c)(1) of the Town Code requires that a single-family residence provide two off-street parking spaces. The proposed project includes an attached two-car garage to meet this requirement. G. Zone Change Analysis To facilitate the Architecture and Site application for a new single-family residence, the applicant is requesting approval of a zone change from O to R-1:8. Residential is not a permitted use in the O zone, and residential uses are only allowed in the O zone with a Conditional Use Permit when a part of a mixed-use project. The proposal to demolish and replace the existing single-family residence necessitates this zone change. The property is zoned O, but has a General Plan Land Use Designation of Low Density Residential, which, “provides for single-family residential properties located on generally level terrain.” The surrounding neighboring properties on the west side of Capri Drive all have a Low Density Residential General Plan Designation and are zoned R-1:8 (Exhibit 1). Page 16 PAGE 9 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 The proposed zone change from O to R-1:8 is consistent with both the General Plan and surrounding neighborhood. The applicant proposes a new single-family residence on a R-1:8 zoned property. Single- family residential is a permitted use in the R-1:8 zone. The 13,092-square foot property complies with the 8,000-square foot minimum lot size, as well as the minimum frontage and depth requirements for R-1:8 properties. The proposed new residence would comply with all applicable R-1:8 zoning requirements, including maximum allowable floor area, building height, setbacks, lot coverage, and on-site parking requirements. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants located within 300 feet of the subject property. At time of publication of this report, no public comments have been received. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application to demolish an existing single-family residence, construct a new two-story single-family residence, and a Zone Change application for a zone change from O to R-1:8. The proposed zone change is consistent with the underlining General Plan Land Use Designation for the property and is consistent with the zoning of the surrounding neighborhood. The proposed residence is in compliance with the R-1:8 objective standards of the Town Code for allowable floor area, height, setbacks, lot coverage, and on-site parking requirements. The proposed project would result in the first two-story home, largest residence in terms of square footage, by 1,237 square feet, and the largest residence in terms of FAR, by 0.003, in the immediate neighborhood. The project was reviewed by the Town’s Consulting Architect who noted that the proposed house is larger than other homes in the immediate neighborhood and provided recommendations to address the consistency of the project with the Residential Design Guidelines. The applicant responded to the Consulting Architect’s issues and recommendations through design revisions with the exception of meeting two recommendations. It should be noted that by slightly increasing the immediate neighborhood definition, the applicant provided justification for the home size, height, massing, and design in their Letter of Justification and Response to Consulting Architect’s Report (Exhibits 5 and 7). Additionally, the existing ADU on the property is two-stories and is proposed to remain. Page 17 PAGE 10 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 B. Recommendation Architecture and Site Application Based on the analysis above, staff recommends that the Planning Commission forward a recommendation to the Town Council for denial of the Architecture and Site application based on concerns related to size, compatibility with the immediate neighborhood, and consistency with the Residential Design Guidelines, as discussed in this report. Zone Change Application Based on the analysis above, staff recommends that the Planning Commission forward a recommendation to the Town Council for approval of the Zone Change application by taking the following actions: 1. Make the finding that the project (Zone Change application) is not subject to the California Environmental Quality Act Section 15061(b)(3), in that it can be seen with certainty that there is no possibility that the proposed amendment to the Town Code will have a significant effect on the environment; 2. Make the finding that the proposed zone change is consistent with the General Plan and its Elements (Exhibit 2); and 3. Forward a recommendation of approval of Zone Change application Z-23-005 with the conditions contained in Exhibit 4. C. Alternatives Architecture and Site Application Alternatively, the Commission can: 1. Forward a recommendation to the Town Council for approval of the application by taking the following actions: a. Make the finding that the proposed project (Architecture and Site application) is Categorically Exempt, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction (Exhibit 2); b. Make the findings as required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures (Exhibit 2); c. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); d. Make the finding that the project complies with the Residential Design Guidelines (Exhibit 2); Page 18 PAGE 11 OF 11 SUBJECT: 14331 Capri Drive/S-24-043, Z-23-005 DATE: June 20, 2025 e. 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 f. Forward a recommendation of approval of Architecture and Site application S-24- 043 with the conditions contained in Exhibit 4 and the development plans in Exhibit 11. 2. Forward a recommendation to the Town Council for approval of the Architecture and Site application with additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. Zone Change Application Alternatively, the Planning Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Forward a recommendation to the Town Council for denial of the application. EXHIBITS: 1. Location Maps (including General Plan Land Use Designations and Existing Zoning) 2. Required Findings and Considerations (Architecture and Site and Zone Change applications) 3. Draft Ordinance for Zone Change, with Exhibit A 4. Recommended Conditions of Approval 5. Letter of Justification 6. Consulting Architect’s Report 7. Applicant’s Response to Consulting Architect Report 8. Consulting Arborist’s Report 9. Applicant’s Response to Consulting Arborist Report 10. Applicant’s Summary of Neighborhood Outreach 11. Development Plans Page 19 This Page Intentionally Left Blank Page 20 A STKNOWLES DR WINCHESTER BLCAPRI DRVASONA AV NB HIGH W A Y 8 5 WINCHESTER CISB HIGH W A Y 8 5 ON RAMP HIGHWAY 85 E NB 85 FROM SCHOOL ST 14331 Capri Drive 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm) EXHIBIT 1Page 21 HighDensityResidential NeighborhoodCommercial Low Density Residential Low Density Residential MediumDensityResidential NeighborhoodCommercial A STCAPRI DRKNOWLES DR VASONA AV WINCHESTER BLMARKET STSCHOOL CTMARKET ST 14331 Capri DriveExisting Land Use Designation Page 22 C-1 R-1:8 O:PD C-1 CM:PDRD O R-1:8 CM O O:PD R-M:5-12:PD R-1:8:PD O A STCAPRI DRKNOWLES DR VASONA AV WINCHESTER BLMARKET ST SCHOOL CTORANGE CT 14331 Capri DriveExisting Zoning Page 23 This Page Intentionally Left Blank Page 24 PLANNING COMMISSION – June 25, 2025 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 14331 Capri Drive Architecture and Site Application S-24-043 Consider a Request for Approval to Demolish an Existing Single-Family Residence, Construct a New Single-Family Residence, and Site Improvements Requiring a Grading Permit. APN 406-32-004. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction. PROPERTY OWNER: Ravi Kiran Vallamdas. APPLICANT: Gordon K. Wong. PROJECT PLANNER: Ryan Safty. FINDINGS Required findings for CEQA: ■ The project (Architecture and Site application) is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. Required finding for the demolition of existing structures: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or historical significance. 3. The property owner does not desire to maintain the structure as it exists; and 4. The economic utility of the structures was considered. 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 complies with the Residential Design Guidelines for single-family residences not located in hillside areas. The project was reviewed by the Town’s Consulting Architect for compliance with the Town’s Residential Design Guidelines. The Consultant noted that the proposed house is considerably larger than other homes in the immediate neighborhood and provided nine recommendations to simplify the design and improve the project’s compatibility with the surrounding neighborhood. The applicant revised the project plans to address seven out of the EXHIBIT 2 Page 25 nine recommendations, and provided justification for the other two that were not addressed. The applicant also provided justification for the home size by expanding the immediate neighborhood and finding homes that are larger and taller than the proposed home. 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 26 PLANNING COMMISSION – June 25, 2025 REQUIRED FINDINGS FOR: 14331 Capri Drive Zone Change Application Z-23-005 Consider a Request for a Zone Change from O (Office) to R-1:8 (Single-Family Residential, Minimum Lot Size of 8,000 Square Feet). APN 406-32-004. Categorically Exempt Pursuant to CEQA Guidelines Section 15061(b)(3): Common Sense Exemption. PROPERTY OWNER: Ravi Kiran Vallamdas. APPLICANT: Gordon K. Wong. PROJECT PLANNER: Ryan Safty. FINDINGS Required findings for CEQA: ■ That the project (Zone Change application) is not subject to the California Environmental Quality Act, Section 15061(b)(3), in that it can be seen with certainty that there is no possibility that the proposed amendment to the Town Code to bring the zoning into conformance with the General Plan Land Use Designation will have a significant effect on the environment. Required consistency with the Town’s General Plan: ■ The proposed zone change is consistent with the General Plan and its Elements in that the proposed zoning is consistent with the existing General Plan Land Use Designation. Page 27 This Page Intentionally Left Blank Page 28 1 of 2 Ordinance Council Meeting Date DRAFT ORDINANCE AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AMENDING THE ZONING CODE FROM O (OFFICE) TO R-1:8 (SINGLE-FAMILY RESIDENTIAL, MINIMUM LOT SIZE OF 8,000 SQUARE FEET) FOR PROPERTY LOCATED AT 14331 CAPRI DRIVE. NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Los Gatos as follows: SECTION I. The Town Code of the Town of Los Gatos is hereby amended to change the zoning of the property at 14331 Capri Drive (Santa Clara County Assessor Parcel Number 406-32-004) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from O (Office) to R-1:8 (Single-Family Residential, minimum lot size of 8,000 square feet). SECTION II. This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on the ____ day of _______ 2025, and adopted by the following vote as an ordinance of the Town of Los Gatos at a regular meeting of the Town Council of the Town of Los Gatos on the ____ day of _______ 2025. This ordinance takes effect 30 days after it is adopted. In lieu of publication of the full text of the ordinance within fifteen (15) days after its passage a summary of the ordinance may be published at least five (5) days prior to and fifteen (15) days after adoption by the Town Council and a certified copy shall be posted in the office of the Town Clerk, pursuant to GC 36933(c)(1). EXHIBIT 3 Page 29 2 of 2 Ordinance Council Meeting Date COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: _______________________________ MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: ___________________________________ TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA Page 30 VASONACTWINCHESTER CICAPRI DRKNOWLES DR WINCHESTER BLVDTOWN OF LOS GATOS Application No. Change of zoning map amending the Town Zoning Ordinance.Zone ChangePrezoning From: O: To: R-1:8 Z-23-005 A.P.N. #409-32-004 Forwarded by Planning CommissionApproved by Town CouncilClerk Administrator Date: Mayor Date: Ord: § 14331 Capri Drive EXHIBIT APage 31 This Page Intentionally Left Blank Page 32 PLANNING COMMISSION – June 25, 2025 DRAFT CONDITIONS OF APPROVAL 14331 Capri Drive Architecture and Site Application S-24-043 Zone Change Application Z-23-005 Consider a Request for Approval to Demolish an Existing Single-Family Residence, Construct a New Single-Family Residence, Site Improvements Requiring a Grading Permit, and a Zone Change from O (Office) to R-1:8 (Single-Family Residential, Minimum Lot Size of 8,000 Square Feet). APN 406-32-004. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction, and Section 15061(b)(3): Common Sense Exemption. PROPERTY OWNER: Ravi Kiran Vallamdas. APPLICANT: Gordon K. Wong. PROJECT PLANNER: Ryan Safty. TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. 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. The lighting plan shall be reviewed during building plan check. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Richard Gessner, identified in the Arborist report, dated as received December 3, 2023, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 6. 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. 7. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24- inch box size replacement tree. New trees shall be double staked with rubber ties and EXHIBIT 4 Page 33 shall be planted prior to final inspection and issuance of occupancy permits. 8. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. The final landscape plan shall be reviewed by the Town’s consultant prior to issuance of building permits. 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. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 10. 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 applications. 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. Page 34 Building Division 13. PERMITS REQUIRED: a. A Demolition Permit is required for the demolition of the existing single-family residence and detached structures. b. A Building Permit is required for the construction of the new single-family residence and attached garage. c. A separate Building Permit will be required for the PV System and must be finaled prior to the issuance of Certification of Occupancy. 14. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes. 15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 16. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 18. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application for the removal of each existing structure. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, submit the completed form to the Building Department with the Air District’s J# Certificate, PG&E verification, and 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. 19. 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. 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. Page 35 22. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: 23. 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. 24. All passage doors shall be at least 32-inch-wide doors on the accessible floor level. 25. 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. 26. A door buzzer, bell or chime shall be hard wired at primary entrance. 27. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any required sanitary sewer backwater valve on the plans and provide its location. 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. 28. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 29. 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. 30. CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPs): The Town standard West Valley Clean Water Authority Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal. The specification sheet is available online at www.losgatosca.gov/building. 31. 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. Page 36 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. 32. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner’s expense. 33. PAYMENT OPTIONS: All payments regarding fees and deposits can be mailed to: Town of Los Gatos PPW – Attn: Engineering Dept 41 Miles Avenue Los Gatos, CA 95030 Or hand deliver/drop off payment in engineering lock box Checks made out to “Town of Los Gatos” and should mention address and application number on memo/note line. 34. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 35. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 36. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. 37. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 38. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and Page 37 all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 39. FENCES: Any fencing proposed within two hundred (200) feet of an intersection shall comply with Town Code Section §23.10.080. Fences between all adjacent parcels will need to be located on the property lines/boundary lines. Any existing fences that encroach into the neighbor’s property will need to be removed and replaced to the correct location of the boundary lines before a Certificate of Occupancy for any new building can be issued. Waiver of this condition will require signed and notarized letters from all affected neighbors 40. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner, Applicant and/or Developer or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 41. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 42. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 43. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of permits or recordation of maps. 44. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 45. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner, Applicant and/or Developer. 46. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading work taking place with this application and related applications/projects within a two year time period are considered eligible for the grading permit process and will be Page 38 counted toward the quantities used in determining grading permit requirements. In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit. 47. GRADING: Any grading work, cut/fill, earthwork or combination thereof (completed or proposed on submitted plans) on the parcel over the upcoming two-year period are combined with regards to grading permit thresholds. This also applies to adjacent parcels with identical owners, applicants and or developers. 48. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 49. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. For sites greater than four (4) acres in area: a. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). b. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour. c. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. d. Replant vegetation in disturbed areas as quickly as possible. e. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). 50. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. Page 39 51. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains. 52. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 53. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner’s expense 54. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 55. CONSTRUCTION HOURS: All improvements and construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner, Applicant and/or Developer shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 56. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty- five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 57. DELAYED/DEFERRED REPORTS AND REVIEWS: TLGPPW strongly recommend that reports requiring a peer review be submitted and completed prior to committee approval/building permit stage. Note that these reviews may require a design change by the applicant and/or additional studies. Applicants who chose to defer assume risk that required changes may send project back to planning stage. 58. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. Page 40 59. GEOTECHNICAL/GEOLOGICAL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner’s engineer(s), and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner, Applicant and/or Developer. 60. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of an encroachment, grading or building permit, the Developer or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Developer to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 61. ON-SITE/OFF-SITE PARKING: Parking spaces shall be paved with a compacted base not less than four (4) inches thick, surfaced with asphaltic concrete or Portland cement concrete pavement or other surfacing (e.g.: permeable paving materials, interlocking pavers and ribbon strip driveways) approved by the Town Engineer. 62. WATER METER: Water meters currently in public right-of-way shall be relocated within the property in question, within 30” of the property line / the public right-of-way line. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 63. SANITARY SEWER CLEANOUT: Sanitary sewer cleanouts currently in public right-of-way shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 64. PRIVATE UTILITIES: Private utilities in town right of way is prohibited and should be located on parcel which it serves, unless otherwise allowed via easement 65. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner, Applicant and/or Developer, setup a pre-construction meeting with Eric Christianson, Senior Public Works Inspector echristianson@losgatosca.gov (408) 354-6824 to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction. Page 41 66. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right- of-way will only be allowed if it does not cause access or safety problems as determined by the Town. 67. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 68. GRADING PERMIT REQUIRED: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). All grading work taking place with this application and related applications /projects within a two year time period are considered eligible for the grading permit process and will be counted toward the quantities used in determining grading permit requirements. After the preceding Architecture and Site Application has been approved by the respective deciding body and the appeal period has passed, the grading permit application with grading plans and associated required materials shall be submitted via email to the PPW engineer assigned to the A&S review. Permit fees (determined after initial submittal) are based on the values in the fee schedule in effect during the entitlement review, grading permit application submittal or approval, whichever is greater. Payment shall be sent to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 69. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a building permit. An arborist report may be necessary. Please contact Tammy Robnett-Illges, Engineering Administrative Assistant trobnett- illges@losgatosca.gov (408) 399-5771 for more information. 70. GEOTECHNICAL/GEOLOGICAL ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as-built” letter/report prepared by the Owner’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 71. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner, Applicant and/or Developer is Page 42 required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 72. SIDEWALK IN-LIEU FEE: A curb and sidewalk in-lieu fee of $34,615.00 shall be paid prior to issuance of a grading or building permit. This fee is based on 161 linear feet of curb at $125.00 per linear foot and 724 square feet of 4.5-foot wide sidewalk at $20.00 per square foot in accordance with Town policy and the Town’s Comprehensive Fee Schedule. The final curb and sidewalk in-lieu fee for this project shall be calculated using the current fee schedule and rate schedule in effect at the time the fee is paid. A separate encroachment offsite improvement process is required for any public improvements designed to qualify for in-lieu fee reimbursement. Approval from the Town Engineer and PPW is required before any encroachment offsite improvement process can begin. 73. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town standards any valley gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New valley gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of valley gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 74. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 75. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 76. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, Page 43 but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 77. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust- free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track- out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334- ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 78. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be Page 44 provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 79. 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. 80. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] 81. WATER SUPPLY REQUIREMENTS: 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. 82. ADDRESS IDENTIFICATION: 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 6 inches 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. 83. CONSTRUCTION SITE FIRE SAFETY: 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 45 This Page Intentionally Left Blank Page 46 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408‐315‐2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos, Planning Department 110 E Main St Los Gatos, CA 95030 Address: 14331 Capri Drive Los Gatos, CA 95032 Planning Application For 14331 Capri Drive To whom may concern, On behalf of our client, Ravi Kiran Vallamdas and family, we would like to submit a Planning Application for the proposed housing project at 14341 Browns Lane in Los Gatos. Project Description The proposed project consists of a two-story single family residence with an attached garage ( a total of 3,511 SF + garage of 498 SF of construction). The site is approximately 13,092 SF and consists of one parcel (APN 406-32-004). The project will replace the existing one-story single family residence (~1,128 SF), while the two-story detached accessory dwelling unit (one on 1st floor and one on 2nd floor) (~1,150 SF) will be remained. The proposed single family residence has a first floor footprint of 1,637 SF – with an attached two-car garage (498 SF). The second floor of the new residence consists of 1,874 SF and features two private balconies. The new residence features 4 bedrooms and 4.5 bathrooms. The proposal also includes a new driveway providing access to the new attached garage and some site & landscape work to enhance the accessibility of the site. The style of the new residence is Spanish Mediterranean. In addition, the project requests an approval for zone change from Zone O to Zone R-1:8 in order to comply with the rest of the surrounding neighborhood and the general plan. The project seeks the Town’s approval of Community Development Review. Mission GKW Architects is a local firm and we operate very much like a family. We strive to not only create the best solution for our clients but also enhance every community that we impact through our designs. Our biggest mission is to promote growth inside and outside of our office. We are extremely excited to present this project to the Town and very eager to collaborate with Ravi Kiran Vallamdas to move this project forward. EXHIBIT 5Page 47 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408-315-2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos, Planning Department 110 E Main St Los Gatos, CA 95030 Address: 14331 Capri Drive Los Gatos, CA 95032 App. No.: AS-24-043 From: Gkw Architects, Inc. Letter of Justification For Zone Change This application is requesting a zone change from O (Office) to R-1:8 (Single-Family Residential). The existing condition of the site consists of a single-family residence and a two -story detached accessory dwelling units (one on first floor and one on 2nd floor). In addition, the zoning of the adjacent neighborhood is R-1:8, except for the property facing roughly Northeast which is zone C1. Yet, that property is not really part of the neighborhood as the right of way is facing out towards Winchester Blvd. Proceeding forward with the zone change from O to R-1:8, which we believed, will be beneficial to the whole area as it matches the surrounding residential neighborhood. We also recognized that the Town of Los Gatos’s general plan land use indicates the area to be Low Density Residential which adds supporting evidence to the zone change. Furthermore, it doesn’t make sense to keep the existing zone (Office) as developing future office space does not conform with the existing residential neighborhood. With the Town’s approval, this will make it feasible for the property owner’s wishes to construct a future proposed single family residence through Architectural & Site Review after the zone change. The proposed single family residence will replace the existing one-story single family residence, while the two-story detached accessory dwelling unit will remain. The new proposed single residence will enrich the neighborhood and enhance the land value throughout. Page 48 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408-315-2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos, Planning Department 110 E Main St Los Gatos, CA 95030 Address: 14331 Capri Drive Los Gatos, CA 95032 App. No.: AS-24-043 From: Gkw Architects, Inc. Statement – Why The Existing House Can’t Be Remodeled Initially, this project was subjected to Minor Residential Application per Town of Los Gatos’ requirements for tech demo. However, the project had limited evidence to support the current design features such as massing, height, and floor area due to the constraints of surrounding neighborhood boundary. With the Planner’s guidance, this project was converted from Minor Residential Application to Architectural & Site Review Application to remove the constraints and allow further evidence to support this project’s design features. Sincerely, Gkw Architects, Inc. Page 49 This Page Intentionally Left Blank Page 50 November 22, 2023 Mr. Ryan Safty Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 14331 Capri Drive Dear Ryan: 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 in an older neighborhood of mostly one story traditional homes along with an adjacent two story ADU unit and one nearby home with a partial second story. Photos of the site and its surrounding neighborhood are shown on the following page. EXHIBIT 6 Page 51 14331 Capri Drive Design Review Comments November 22, 2023 Page 2 ADU immediately to the right on Vasona AvenueTHE SITE: Capri Drive Front House immediately to the left (Capri Drive) Nearby house to the right on Vasona Avenue House to the left on Capri Drive House to the right on Vasona Avenue House immediately across Vasona Avenue Nearby two story house across Vasona Avenue Page 52 14331 Capri Drive Design Review Comments November 22, 2023 Page 3 PROPOSED PROJECT Proposed Front Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Left Side Elevation Page 53 14331 Capri Drive Design Review Comments November 22, 2023 Page 4 ISSUES AND CONCERNS The proposed house is considerably larger than other homes in the immediate neighborhood with the sole ex- ception of the immediately adjacent ADU structure on the same parcel. This would not be consistent with the community expectations of the Town’s Residential Design Guidelines. Specific issues include the following: Page 54 14331 Capri Drive Design Review Comments November 22, 2023 Page 5 2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller homes. Two-story houses may not be appropriate for every neighborhood. For neighborhoods dominated by one-story homes, an effort should be made to limit the house to one-story in height or to accom- modated second floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. Some techniques include: • A combination of one and two story masses. • Roof segments separating the first and second floor facades • Porches with eave height similar to adjacent homes. • Second floor area contained within the roof form. • Deep recessed entries, porches and windows. 2.3.2 Avoid structures with height and bulk at front and side setback lines which are significantly greater than those of the adjacent homes 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood • Styles with front facade eaves at the first floor level will be easier to adapt to predominantly one story neighborhoods than styles with two story, unbroken front facades Page 55 14331 Capri Drive Design Review Comments November 22, 2023 Page 6 3.3.2 Height and bulk at front and side setbacks • Avoid eave lines and roof ridge lines that are substantially taller than the adjacent houses. • The design of two story homes constructed adjacent to one story houses should include techniques to minimize their visual impact and provide transitions in scale. Some techniques include: - Step down to one story elements near the side setbacks - Provide substantial side setbacks for the entire house - Provide substantial second floor side setbacks - Use hip roofs at the sides rather than gables 3.3.3 Provide visual relief for two story walls Some techniques include: • Belly bands • Pop outs and bay windows • Material and color changes • Chimneys • Wide overhangs with projecting brackets • Juliet balconies • Window boxes and pot shelves • Landscaped trellises and lattices 3.6.2 Design home entries with sensitivity to the architectural style 3.6.3 Design entries with sensitivity to the surrounding neighborhood • Avoid large and formal entries unless that is the norm for nearby houses. It is often best to start the design consideration with an entry type (e.g., projecting or under eave porch) that is similar to nearby homes. 3.7.1 Arrange windows in patterns and groupings consistent with the architectural style and sur- rounding neighborhood • Many architectural styles have individual windows that are grouped into patterns of two, three or more windows. Be conscious of this fact, and organize the windows to complement the style. 3.7.2 Match window types and proportions to the architectural style and to the surrounding neigh- borhood • Select window types to complement the style of the house. Each architectural style generally has one or two window types that are traditional to the style. Double hung windows, for example, are common features of Victorian and Craftsman Styles while casement windows are seen frequently in Mission and Spanish Eclectic styles. • Most architectural styles feature windows that have either vertical or square proportions. Avoid horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of that shape. Horizontal groupings of vertical and square windows are one means of providing visual balance to a facade design. • Limit the number of different window types 3.7.4 Design the windows with attention to matching the traditional details of the architectural style Page 56 14331 Capri Drive Design Review Comments November 22, 2023 Page 7 RECOMMENDATIONS Many of the concerns regarding the project’s consistency with the Residential Design Guidelines are the result of the home’s proposed floor area and building mass compared to many nearby homes. Potential internal floor area and building mass reductions could involve the elimination or modification in one of the two Master Bedrooms, the large Theater Room or other interior spaces, but any changes that reduce the floor area should be the responsibility of the applicant. The recommendations below focus on smaller changes to simplify the design and improve its compatibility with its immediate neighborhood. FRONT ELEVATION: Currently Proposed FRONT ELEVATION: Recommendation Page 57 14331 Capri Drive Design Review Comments November 22, 2023 Page 8 RIGHT SIDE ELEVATION: Currently Proposed LEFT SIDE ELEVATION: Currently Proposed LEFT SIDE ELEVATION: RECOMMENDED RIGHT SIDE ELEVATION: Recommendation Page 58 14331 Capri Drive Design Review Comments November 22, 2023 Page 9 REAR ELEVATION: Currently Proposed 1. Lower the second floor plate height from 10 feet to 9 feet. 2. Simplify the front facade by removing the projecting formal entry. 3. Provide larger windows on the Family Room front facade for more visual variety. 4. Detail the windows to be more consistent with the proposed architectural style. Two options are possible that are consistent with the style - window frames or frameless windows with deeply recessed windows. Window sashes should be wide enough to be consistent with the style. Vinyl or metal cladding over wood are common modern equivalents to traditional wood windows. If trim is used, soften the color contrast with the house body color. 5. Add projecting trim to visually separate the floors. 6. Add trim at the bottom of the projecting bay on the right side elevation and enlarge the size of the sup- porting corbels. Exposed roof rafter tails were shown in a very limited area: eliminate them or carry them consistently around all eaves. 7. Substantially recess the garage door. 8. Change the extended roof overhang at the Master Bedroom on the rear elevation to a hip roof. 9. Add windows to the garage on the rear facade to break up the current blank wall. REAR ELEVATION: Recommended Page 59 14331 Capri Drive Design Review Comments November 22, 2023 Page 10 Ryan, let me know if there are any questions or issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon Page 60 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408-315-2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos, Planning Department 110 E Main St Los Gatos, CA 95030 Address:14331 Capri Drive Los Gatos, CA 95032 App. No.: AS – 24-043 Responses to Consulting Architect Report Gkw Responses in Blue 1.Lower the second floor plate height from 10 feet to 9 feet.This is adjusted. 2.Simplify the front façade by removing the projecting formal entry.Simplifying the front façade will result in loss of focus point and the grand-ness when looking fromthe street side.We believe it is best to keep the projecting formal entry as it ties the façade together.Neighboring houses with projecting formal entry:589 Vasona Ave14333 Capri Dr14335 Capri Dr14261 Capri Dr In addition, please see separate attachment “14331 Capri Dr – Letter of Justification For DesignFeatures” for further details and justification. 3.Provide larger windows on the Family Room front façade for more visual variety.Per recommendation, larger windows are provided on the Family Room front façade for more visualvariety.4.Detail the windows to be more consistent with proposed architectural style. Two options are possible thatare consistent with the style – window frames or frameless windows with deeply recessed windows. Window sashes should be wide enough to be consistent with the style. Vinyl or metal cladding over woodare common modern equivalents to traditional wood windows. If trim is used, soften the color contrast with the house body color.Window detail/trim’s color is revised to be soften.5.Add projecting trim to visually separate the floors.Per recommendations, projecting trim to visually separate the floors is added. 6.Add trim at the bottom of the projecting bay on the right side elevation and enlarge the size of thesupporting corbels. Exposed roof rafter tails were shown in a very limited area: eliminate them or carrythem consistently around all eaves.Per recommendations, supporting corbels are enlarged and exposed roof rafter tails are removed. 7.Substantially recess the garage door.Per recommendation, garage door is recessed in by 12 inches. 8.Change the extended roof overhang at the Master Bedroom on the rear elevation to a hip roof. EXHIBIT 7Page 61 This cannot be done as it will result a cricket in between two hips. In addition, the roof was carefully designed in a way to reduce the amount of “pointy” peak while keeping the simplicity of the ridge lines. Please see separate attachment “14331 Capri Dr – Letter of Justification For Shed Roof” for further details and justification. 9. Add windows to the garage on the rear façade to break up the current blank wall. Windows are added on the rear façade of the garage to break up the current blank wall. Page 62 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408‐315‐2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos Community Development Department 110 E Main St, Los Gatos CA 95030 Address: 14331 Capri Dr Los Gatos, CA 95032 City Record #: AS-24-043 Letter of Justification (Design Features) To Whom it May Concern: On behalf of Ravi Kiran Vallamdas and family, we are pleased to present this new project to the Town of Los Gatos with evidence to support this project's design features (size, height, floor area, massing, and style). Projected Entry Feature: 14331 Capri Dr (Proposed project) – 5 ft depth covered entry Page 63 Evidence from neighboring residence: 589 Vasona Ave – Roughly 6.5 ft depth 1 ½ story tall covered entry Page 64 14259 Capri Dr – 5 ft depth covered entry Page 65 750 Pollard Rd – 3 feet depth covered entry Page 66 731 Pollard Rd – 2.5 ft depth covered entry Page 67 398 Knowles Dr – 4 ft depth 1 ½ story tall covered entry Conclusion: These neighboring residences, within 0.25 miles radius, indicate the use of projected entry. Despite of the Los Gatos Residential Guidelines stating “Avoid large and formal entries unless that is the norm for nearby houses,” we believed that the formal projecting entry for this project ultimately ties the design together and gives that grandness factor. Reference: 3.6.3 Design Entries with sensitivity to the surrounding neighborhood 3.6.4 Entry details are encouraged Massing and FAR: Page 68 14331 Capri Dr •2 Stories, 27' - 2" tall •FAR: 26.8% •Prominent roof shape: Hip Page 69 589 Vasona Ave •2 stories, roughly 29 ft tall in height •FAR: 30.3% •Prominent roof shape: Hip Page 70 398 Knowles Dr & 388 Knowles Dr •2 stories, both roughly 27ft tall in height •FAR: 30.2% (398 Knowles Dr) & 24.6% (388 Knowles Dr) •Prominent roof shape: Hip Conclusion: These neighboring residences, within 0.25 miles radius, indicate similar size based on the usage of two- story building design. Not only that, this brings us into conclusion that the proposed project (14331 Capri Dr) is not the largest building in the neighborhood with only FAR of 26.8%. There are many houses around the neighborhood, (not shown on the justification letter) has FAR greater than 26.8% in relative to the lot size. In addition, majority of the neighborhood consists of soft roof slope, lack of steep roof slope, and primary hip shape roof with some gable at the entry. Architectural Style: Page 71 14331 Capri Dr – Spanish Mediterranean 14333 Capri Dr – Spanish Mediterranean Page 72 14259 Capri Dr – Spanish Mediterranean / Ranch style hybrid  Matching usage of clay tyle roof Conclusion: These neighboring residences, settled on the same street “Capri Dr”, indicate similar use of architectural style “Spanish Mediterranean”. Similar exterior materials are proposed to match with these two “Capri Dr” homes; i.e., clay tile roofing and beige color stucco. COMPLIANCE WITH RESIDENTIAL DEVELOPMENT STANDARDS The proposed home specifically addresses the Residential Design Guidelines as follows: Neighborhood Harmony & Compatibility: The neighborhood character is very eclectic and trending towards transitional, so this modern take on a Spanish Mediterranean style will fit right in. In addition, the direct neighboring property at the south side is a Spanish Mediterranean as well. Scale & Massing: The proposed home has 25 ft front setback to the front of the house, and 30 ft 7 in to the front door and 80 ft to the garage. The house has been carefully articulated with roof elevation lines and walls pushed in and out that break up each elevation. The second floor on the left side has been inset to provide additional relief, and there are two bedrooms on the second floor on the right elevation. All roof types have been introduced to help reduce the overall building heights and emphasize horizontal lines which help to ground the building. In addition, this proposed residence is not the largest in comparison of other houses stated in the justification letter. Exterior Materials: High quality materials adorn this home, including the use of smooth-troweled 3-coat stucco, and aluminum framed windows and doors. The bermuda blend clay tile roofing contrasts the house colors for a more consistent display. Page 73 Energy Conservation: The house will employ high quality dual glazed, low E wood windows, ultra-high performance insulation packages and high efficiency mechanical systems for heating, cooling and domestic hot water. Strategically placed high windows throughout the house will illuminate the interior to reduce the need for artificial lighting during the daytime. Cross ventilation is provided to allow natural cooling in order to reduce the need for A/C. Privacy: The two story home does not pose any privacy issues to any adjacent neighbor. The windows that are not oriented to the front and back have higher sills and are for lighting and illumination to the main house only. In addition, the proposed balcony does not face towards directly to any of the neighboring property. However, it was discussed with the Town of Los Gatos, which the property “14299 Capri Dr” is a potential large mass development with multi-stories. In that case, the balcony should not have any effect on property “14299 Capri Dr”. FURTHER RESPONSES TO THE FOLLOWING COMMENTS: CONCLUSION This house has been conceived from the beginning to be compatible with both the neighborhood and the site. The size, mass, color and exterior style are in keeping with the surrounding properties and will enhance the neighborhood. Los Gatos Single and Two Family Residential Design Guidelines - 2.2.3 Maintain a strong street presence on both street-facing facades of corner lots 2.2.4 Relate any street visible fences and gates to the house facades 2.3.4 Use roof forms and pitches that are similar to other houses in the neighborhood 2.4.2 Minimize the impact of garage doors on the streetscape 2.4.5 Mitigate the impact of driveways on the streetscape 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood 3.2.2 Design for architectural integrity 3.3.1 Develop the house plans and elevations together  Avoid complex floor plans that require complicated building mass and roof forms 3.3.2 Height and bulk at front and side setbacks  Use hip roofs at the sides rather than gables  Avoid bay windows and other features that compete with the entry as the home’s focal point  Corner lots need to be treated with extra care when designing a new house or an addition to soften the visual mass and height and to enliven the street frontage 3.3.3 Provide visual relief for two story walls  Pop outs and bay windows 3.4.1 Limit the prominence of garages  Avoid designs that allow the garage to dominate the street façade  Recess garage doors as much as possible from the garage façade 3.4.3 Integrate garage doors into the design with appropriate details  Wood doors are encouraged  Use wood trim similar to the house windows 3.5.2 Avoid excessive roof form complexity 3.5.3 Relate roof overhangs to the architectural style and to the surrounding neighborhood 3.6.1 Provide a clear expression of entry Page 74  Orient the entry to the street front. It should be visible from the street.  Provide a separate walkway from the sidewalks to the entry if that is the common pattern for adjacent and nearby homes. Avoid using the driveway as the walkway to the entry unless that is the norm for the neighborhood. In cases where the driveway is used, consider the use of modular pavers or decorative banding. 3.6.2 Design home entries with sensitivity to the architectural style  Most architectural styles have a distinctively unique entry type. 3.6.4 Entry details are encouraged 3.7.1 Arrange windows in patterns and groupings consistent with the architectural style and surrounding neighborhood 3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood  Select window types to complement the style of the house.  Most architectural styles feature windows that have either vertical or square proportions. Avoid horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of that shape.  Limit the number of different window types and proportions to enhance the visual unity of the house design. 3.7.3 Match window materials to the architectural style and to the surrounding neighborhood 3.7.4 Design the windows with attention to matching the traditional style of the architectural style  Most architectural styles – except Mission, Spanish Eclectic or Modern  Projecting window sills and heads are strongly encourage unless the architectural style would not normally have those features.  Wood trim is also encouraged on stucco homes unless the window frames are recessed at least 6 inches from the outside face of the wall.  Divided lights are common in many home style found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be consistent in the proportions 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 system that have dimensional muntins on both the exterior and interior of the glass along with a space muntin between the panes of glass. Use consistently for windows on all sides of the house. 3.8.1 Use high quality materials  Use materials and mixes of materials that are consistent with the architectural style selected.  Avoid rough textured stucco in favor of a smooth sand finish. 3.10.2 Balconies  Avoid balconies that project more than 3 feet form the face of the building unless they are tpical of the architectural style. 3.10.5 Roof flashing and vents  Paint flashing and vents to match the color of the roof. 3.11.2 Minimize privacy intrusions of adjacent residences  Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors  When allowed, the design of railings should be tailer to the privacy corns of neighbors. Open railings should only be used when privacy concerns are minimal. Page 75 Page 76 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408‐315‐2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos Community Development Department 110 E Main St, Los Gatos CA 95030 Address: 14331 Capri Dr Los Gatos, CA 95032 City Record #: AS-24-043 Letter of Justification (Shed Roof) To Whom it May Concern: On behalf of Ravi Kiran Vallamdas and family, we are pleased to present this new project to the Town of Los Gatos with evidence to support the proposed features of this project design. Shed Roof @ Master Bedroom Page 77 East, Proposed with Shed Roof @ Master Bedroom Page 78 North, Proposed with shed room @ Master Bedroom Page 79 South, Proposed with shed roof @ Master Bedroom West, Proposed with shed roof @ Master Bedroom Page 80 Design without shed roof @ Master bedroom, instead with hip and valley within 16 inches from the exterior wall Page 81 East, Proposed without shed roof @ Master Bedroom Page 82 North, Proposed without shed roof @ Master Bedroom Page 83 South, Proposed without shed roof @ Master Bedroom West, Proposed without shed room @ Master Bedroom Page 84 Conclusion: By comparing the elevations, the peak of the roof has increased by 11 inches without adding the shed roof at the master bedroom. In addition, North and South elevations indicate the excessively sharp peak at the center of the roof which makes the whole roof shape overly convoluted and awkward. By adding the shed roof at the master bedroom side, the peak of the roof softens as a result of no awkward shape peaks. In addition, this is compatible with Los Gatos Residential Guidelines – Building Design Section 3.5 as follows: 3.5 Roofs 3.5.1 Unify Roof pitches  Utilize the same slope for all primary roof  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 3.5.2 Avoid excessive roof form complexity  Avoid multiple floor plan pop outs that produce multiple roof gables. Where roof eave variation is desired, consider vertical wall extensions and dormer roofs 3.5.3 Relate roof overhangs to the architectural style and to the surrounding neighborhood  Some architectural styles (e.g., Mission and Spanish Eclectic) often come in small and large overhang versions. In those circumstances, tailor the roof overhangs to the general character of the surrounding homes. 3.5.4. Design dormers with attention to the architectural style and the neighborhood  Avoid dormer sizes that are out of scale with the roof and contrary to traditional designs  Gable dormers, single or an aggregate of multiple dormers, should rarely exceed 50% of the width of the roof. Shed dormers can be wider. Page 85 This Page Intentionally Left Blank Page 86 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Tree Inventory, Assessment, and Protection Report 14331 Capri Drive Los Gatos, CA 95032 Prepared for: Town of Los Gatos December 4, 2023 Prepared By: Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 1 EXHIBIT 8 Page 87 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 .............................................................................................................5 Condition Rating .....................................................................................................5 Expected Impact Level ...........................................................................................6 Mitigation for Removals ..........................................................................................7 Tree Protection .......................................................................................................8 Conclusion ............................................................................................................9 Recommendations .............................................................................................10 Bibliography ........................................................................................................11 Glossary of Terms ...............................................................................................12 Appendix A: Tree Inventory Map and Site Plan ................................................14 A1: Existing Site Plan and Tree Locations ............................................................14 A2: Propose Site Plan and Tree Protection Conﬁguration ....................................15 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 88 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Appendix B: Tree Inventory and Assessment Tables ......................................16 Appendix C: Photographs ..................................................................................17 C1: Olives #190 and #191 ....................................................................................17 C2: Fan palm #192 and stone pine #193 .............................................................18 C3: Trees #186 though #189 ................................................................................19 Appendix D: Tree Protection Guidelines ...........................................................20 D1: Plan Sheet Detail S-X (Type I) ........................................................................20 D2: Plan Sheet Detail S-Y (Type III) ......................................................................21 D3: Section 29.10.1005. - Protection of Trees During Construction ....................22 Tree Protection Zones and Fence Speciﬁcations .................................................22 All persons, shall comply with the following precautions .....................................23 Prohibited Activities ..............................................................................................23 Monitoring ............................................................................................................24 Root Pruning .........................................................................................................24 Boring or Tunneling ...............................................................................................24 Tree Pruning and Removal Operations .................................................................24 Appendix E: Tree Protection Signs ....................................................................25 E1: English ............................................................................................................25 E2: Spanish ...........................................................................................................26 Qualiﬁcations, Assumptions, and Limiting Conditions ...................................27 Certiﬁcation of Performance.............................................................................28 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 89 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Summary The applicant is requesting approval for a zone change from O (Office) to R-1:8 (Single-Family Residential, Minimum Lot Size of 8,000 square feet). APN: 406-32-004. Categorically exempt pursuant to the California Environmental Quality Act, Section 15061(b)(3): Common Sense Exemption. There are no Large Protected trees, two are Exempt fruit trees and on fan palm (Washingtonia robusta) is Exempt species listed in 29.10.0970 subsection (2), and there are no Street Trees. Six trees are in good condition, five fair, and one in poor shape which is incense cedar #189. One Exempt orange tree #196 is likely to be removed. The two olives (#190 and #191) along the north side of the proposed new house are in close proximity and could be moderately impacted. The remaining nine trees will not be affected by the proposed plan. There are several trees around the front of the property which include the two olives, #190 and #191, and stone pine #193. The trees have good tolerance to construction impacts and the existing house acts as a kind of place holder for the specified tree protection zone. The calculated tree protection zone is between 14 and 19 feet. The specified tree protection zone will need to be established just inside the property setback to allow for construction. There were nine trees (9) protected trees appraised for a rounded depreciated value of $81,000.00 (two exempt oranges and one fan palm omitted). 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 November 28, 2023. 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 28 Page 90 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 •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 No Proposed Site Plan 10/31/2023 G000 Yes GKW Architects Erosion Control No Grading and Drainage No Utility Plan and Hook-up locations No Exterior Elevations No Landscape Plan No Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 28 Page 91 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 The inventory contains twelve trees comprised of nine different species (Chart 1). There are no Large Protected trees, two are 1 Exempt fruit trees and on fan palm is Exempt species listed in 29.10.0970 subsection (2), and no Street Trees . 2 3 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 28 Quantity Page 92 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were nine trees (9) protected trees appraised for a rounded depreciated value of $81,000.00 (two exempt oranges and one fan palm omitted). Appraisal worksheets are available upon request. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 28 Page 93 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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. Six trees are in good condition, five fair, and one in poor shape which is incense cedar #189 (Chart 2). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 28 Quantity Page 94 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Expected Impact Level 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. One Exempt orange tree #196 is likely to be removed (Chart 3). The two olives (#190 and #191) along the north side of the proposed new house are in close proximity and could be moderately impacted. The remaining nine trees will not be affected by the proposed plan, which consists of construction largely within the footprint of the existing structure. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 28 Quantity Page 95 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Mitigation for Removals The table below indicates the recommended replacement values (Table 2). The applicant will not be required to replace any protected trees. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. The landscape plan does not indicate any replacement trees. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions—Hillsides. Table 2: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1) Replacement Requirement (2)(4) Single Family Residential Replacement Option (3)(4) 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or ﬁve 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 28 Page 96 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 and should encompass the critical root zone. There are two tree protection zones determined which include the “calculated” and “specified” tree protection zones. The “calculated” tree protection zone is determined by a multiplication factor based on species tolerance, tree age/vigor/health, and trunk diameter (Table 3). 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). There are several trees around the front of the property which include the two olives, #190 and #191, and stone pine #193. However all three trees have good tolerance to construction impacts and the existing house acts as a kind of place holder for the specified tree protection zone. The calculated tree protection zone is between 14 and 19 feet. The specified tree protection zone will need to be established just inside the property setback to allow for construction. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 28 Page 97 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Conclusion The plans are to demolish the existing main structure and build a new two story house. The inventory contains twelve trees comprised of nine different species. There are no Large Protected trees, two are Exempt fruit trees and on fan palm is Exempt species listed in 29.10.0970 subsection (2), and no Street Trees. Six trees are in good condition, five fair, and one in poor shape which is incense cedar #189. One Exempt orange tree #196 is likely to be removed. The two olives (#190 and #191) along the north side of the proposed new house are in close proximity and could be moderately impacted. The remaining nine trees will not be affected by the proposed plan, which consists of construction largely within the footprint of the existing structure. The applicant will not be required to replace any protected trees. There are several trees around the front of the property which include the two olives, #190 and #191, and stone pine #193. The trees have good tolerance to construction impacts and the existing house acts as a kind of place holder for the specified tree protection zone. The calculated tree protection zone is between 14 and 19 feet. The specified tree protection zone will need to be established just inside the property setback to allow for construction. There were nine trees (9) protected trees appraised for a rounded depreciated value of $81,000.00 (two exempt oranges and one fan palm omitted). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 28 Page 98 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Recommendations 1.Place tree numbers on all the plans including the Grading and Drainage plans. Make sure the plans and tree removals are consistent between the plan sets. Provide access to trees not assessed through the property on the south side. 2.Remove Exempt orange #196. Place fence inside the setback to protect trees #190, #191, #192, and #193. Trees in the back of the site #186 though #189 are not near proposed improvements and are already segregated by a fence. 3.Place 4-6 inches of mulch inside the tree protection zone. Install temporary irrigation or soaker hoses in the TPZ. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requires about 200 minutes to deliver one inch of water to a garden. This number is affected by the length of the hose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as a standard faucet flow rate.). Infrequent deeper watering is preferred. 4.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. 5.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. 6.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.” 7.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 10 28 Page 99 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. 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 11 28 Page 100 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 12 28 Page 101 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 13 28 Page 102 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Appendix A: Tree Inventory Map and Site Plan A1: Existing Site Plan and Tree Locations Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 28 CONCRETE PADDETAIL REFERENCENameElevationDATUM REFERENCEOR#KEY NOTEBUILDING SECTION#WALL TYPEINTERIOR ELEVATIONAPPROXIMATE LINE OF WORK101ADOOR TYPE1REVISIONA00WINDOW TYPEREMOVEROOM TAG1.00PL 67.80'PL 150.00'PL 130.00'PL 87.80'CAPRI DRIVEVASONA AVEPROPERTY LINECENTER LINE OF ROAD/ RIGHT-OF-WAYBUILDING FOOTPRINTSETBACK(E) OVERHEAD UTILITIES(E) SANITARY SEWER LINE, CAST IRON(E) WATER LATERAL(E) GAS METER(E) WATER METER(E) 200 AMP ELECTRICAL PANEL(E) AC CONDENSOR TO REMAINLEGENDOHSITE PLAN, KEYNOTES, EXISTING1WSSGEACNOTES1. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS, DESIGNS, AND EXISTING CONDITIONS ON SITE.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.3. FOR ADDITIONS PROVIDE A FOOTING HIGH ENOUGH TO GET 5% DRAINAGE 10' AWAY FROM FOUNDATION VIA SWALE OR FRENCH DRAIN-R401.3; R403.1.7.3 AND 4" TO STUCCO WEEP SCREED OR 6" TO SIDING IF EXPOSED DIRT AND 2" TO STUCCO WEEP SCREED OR SIDING WITH A 4" SLAB SLOPED 2%SSSSSSW0'4'8'16'32'CENTER OF ROAD30' - 0"North30' - 9"37' - 0"RESIDENCE TO BE DEMOLISHED 1,100 SF(E) SINGLE FAMILYWGGESS1TREE TO BE REMOVEDFRONT S.B.25' - 0"REAR S.B.20' - 0"SIDE S.B.8' - 0"FRONT S.B.20' - 0"PARTIAL ENCLOSURE360 SFSHED220 SFNOT PART OF SCOPE OF WORKGARAGE ~ 600 SFADU @ 2ND FLOOR ~ 550 SFA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CVALLAMDAS RESIDENCELOS GATOS, CA 95129Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM#RENEWAL 08/31/202314331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1REV DATE DESCRIPTION10/31/2023 5:47:41 PMAs indicatedG001Abbreviations,Notes, & SitePlan, ExistingAbbreviations, Notes, & Site Plan, Existing1. 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.2. 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.3. 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.4. 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.5. 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.6. 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.7. 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.8. 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.9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE WITH ALL INVOLVED PARTIES AND PREPARE SHOP DRAWINGS.10. 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.11. 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.12. 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.13. 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.14. 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.15. 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.16. ANY EXISTING TO REMAIN SHALL BE IN GOOD CONDITION PRIOR TO THE PLANNING FINAL INSPECTION.17. NEW LANDSCAPING SHALL COMPLY WITH STATE WATER EFFICIENCY STANDARDS.GRAPHIC SYMBOLSAABVACADADDLAFFASPHBBITUMBKGBLDGBMBRBURBDRBWCCABCBCEMCFCJCLCTLCLGCONCCPTDDDRE(E)EELECEPEXTFFDNFHFINFFFLFLUORFOCFOFFOSFRFSFSLFTGFURRABOVEASPHALT CONCRETEAREA DRAINADDITIONALABOVE FINISH FLOORASPHALTBITUMINOUSBACKINGBUILDINGBEAMBACKER RODBUILT-UP-ROOFBEDROOMBOTTOM OF WALLCABINETCATCH BASINCEMENTCUBIC FEETCONTROL JOINTCLOSETCENTERLINECEILINGCONCRETECARPETDECKDRAINEXISTINGEASTELECTRICALELECTRICAL PANELEXTERIORFOUNDATIONFIRE HYDRANTFINISHFINISH FLOORFLOW LINEFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF STUDFIRE RATEDFLOOR SINKFIRE SPRINKLERFOOTINGFURRINGGGALVGCGLGNDGWBGYPHHDBDHDRHDWRHDWDHTRHVACIININCANDINSULINTINVJJSTJTKKKITKPLLOCLTMMBMDFMECHMEMBMETMHMSCMTDMTLGALVANIZEDGENERAL CONTRACTORGLASSGROUNDGYPSUM WALL BOARDGYSUMHARDBOARDHEADERHARDWAREHARDWOODHEATERHEATING, VENT. & A.C.INCHINCANDESCENTINSULATIONINTERIORINVERTJOISTJOINTKIPSKITCHENKICK PLATELOCATIONLIGHTMACHINE BOLTMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMANHOLEMISCELLANEOUSMOUNTEDMETALN(N)NNICNOMNPNRNTSOOAOCODOFCIOFOIP(P)PENNPERFPERPPLPLPLASPLBGPLWDPNLPOCPPPREFABPSFPSIPTDPTRPTRWDQQQTYRRRADRCPRDREFREFLREFRRETREGRONEWNORTHNOT IN CONTRACTNOMINALNO PARKINGNON-RATEDNOT TO SCALEOVERALLON CENTEROUTSIDE DIAMETER/ DIMENSIONOWNER FURNISHED CONTRACTOR INSTALLEDOWNER FURNISHED OWNER INSTALLPROPOSEDPENETRATIONPERFORATEDPERPENDICULARPLATEPROPERTY LINEPLASTERPLUMBINGPLYWOODPANELPOINT OF CONNECTIONPERMEABLE PAVERSPREFABRICATEDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPRESSURE TREATEDPRESSURE TREATED WOODQUANTITYREVEAL OR RISERRADIUSREINFORCED CONCRETE PIPEROOF DRAINREFERENCEREFLECTEDREFRIGERATORRETAINING OR RETARDANTREGISTERROUGH OPENINGSSCDSCHDSDSECTSEDSFSHRSHTSHTGSIMSJSLSLDSMSMDSOFSOGSPDSPEC/SSQSSSSDSTCSTDSTLSTORSTRLSYTT&BT&GTCTOCTOPTOSTRDTWUULUTILVVCPVERTVTRWWWCWDWDWW/OWPWPTWRSEE CIVIL DRAWINGS SCHEDULESTORM DRAINSECTIONSEE ELECTRICAL DRAWINGSSQUARE FOOT OR FEETSHOWERSHEETSHEATHINGSIMILARSEISMIC JOINTSEALANTSEE LANDSCAPE DRAWINGSSHEET METALSEE MECHANICAL DRAWINGSSOFFITSLAB ON GRADESEE PLUMBING DRAWINGSSPECIFICATIONSQUARESANITARY SEWERSEE STRUCTURAL DRAWINGSSOUND TRANSMISSION COEFFICIENTSTANDARDSTEELSTORAGESTRUCTURALSQUARE YARDTOP AND BOTTOMTONGUE AND GROOVETOP OF CURBTOP OF CONCRETETOP OF PAVINGTOP OF STEELTREADTOP OF WALLUNDERWRITERS LABORATORIESUTILITIESVITREOUS CLAY PIPEVERTICALVENT THROUGH ROOFWEST OR WIDTHWATER CLOSETWOODWINDOWWITHOUTWATER PROOFWORKING POINTWATER RESISTANTGENERAL NOTESABBREVIATIONS1" = 10'-0"1Site Plan, Existing#186 #187 #188 #189 #190 #191 #192 #193 #194 #195 #197 #196 Page 103 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 A2: Propose Site Plan and Tree Protection Conﬁguration Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 28PL 67.80'PL 150.00'PL 130.00'PL 87.80'VASONA AVEPROPERTY LINECENTER LINE OF ROAD/ RIGHT-OF-WAYBUILDING FOOTPRINTSETBACK(E) OVERHEAD UTILITIES(E) SANITARY SEWER LINE, CAST IRON(E) WATER LATERAL(E) GAS METER(E) WATER METER(E) 200 AMP ELECTRICAL PANEL(E) AC CONDENSOR TO REMAINLEGENDOHSITE PLAN, KEYNOTES, PROPOSEDWSSGEACWCENTER OF ROAD30' - 0"CAPRI DRIVESSSSSSNorth0'4'8'16'32'WGEREAR SETBACK20' - 0"SIDE S.B.8' - 0"FRONT S.B.25' - 0"G20' - 11"SIDE S.B.15' - 0"1STUCCO FENCE WALL CONCRETE WALKWAYCONCRETE DRIVEWAY23321(P) RESIDENCENOT PART OF SCOPE OF WORKGARAGE ~ 600 SFADU @ 2ND FLOOR ~ 550 SFPARTIAL ENCLOSURE360 SFSHED220 SFA TTS LACEFOILICENSEDARCHITE CT FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CVALLAMDAS RESIDENCELOS GATOS, CA 95129Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM#RENEWAL 08/31/202314331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1REV DATEDESCRIPTION10/31/2023 5:47:40 PM1" = 10'-0"G000Coversheet & SitePlan, ProposedCoversheet & Site Plan, Proposed• 2022 CALIFORNIA BUILDING CODE• 2022 CALIFORNIA RESIDENTIAL CODE• 2022 CALIFORNIA MECHANICAL CODE• 2022 CALIFORNIA PLUMBING CODE• 2022 CALIFORNIA ELECTRICAL CODE• 2022 CALIFORNIA ENERGY CODE• 2022 CALIFORNIA FIRE CODE • 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE• CITY OF LOS GATOS MUNICIPAL CODE• ALL OTHER STATE AND LOCAL LAWS, ORDINANCES AND REGULATIONS1. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING AREA ADJACENT TO WORK IS LEFT IN A CLEAN CONDITION.2. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES BOARD, FOR ANY ACTIVITY, WHICH DISTURBS SOIL.3. CONTRACTOR IS RESPONSIBLE FOR ALL TEST, INSPECTIONS AND PROCEDURAL REQUIREMENTS PER CITY OF SAN JOSE.4. OPERABLE SMOKE DETECTORS MUST BE IN PLACE PRIOR TO RE-OCCUPY DWELLINGS PER CITY OF LOS GATOS CODES.5. PLUMBING & ELECTRICAL SURVEY REQUIRED FOR METER RELEASE.6. 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 UBC SECTION 3403.2.7. 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.8. CONTRACTOR SHALL OBTAIN ALL NECESSARY DEMOLITION PERMITS AND APPROVALS INCLUDING ASBESTOS ABATEMENT AS PART OF THE BASE BID9. PER 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 ISSUANCE OF A CERTIFICATE OF FINAL COMPLETION, CERTIFICATE OF OCCUPANCY OR FINAL PERMIT APPROVAL BY THE LOCAL BUILDING DEPARTMENT.10. 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.SCOPE OF WORKBUILDING INFORMATION MODELPROJECT INFORMATIONSITE & PUBLIC WORK NOTESAPPLICABLE CODESVICINITY MAPVALLAMDAS RESIDENCEC A L I F O R N I AL O S G A T O SPROJECT LOCATIONVASONA AVEDARDANELLI LN.CAPRI DRKNOWLES DRKNOWLES DRLOS GATOS CREEKLOS GATOS CREEK TRAILWINCHESTER CIRKNOWLES DRNORMAN Y. MINETA HWYW VALLEY FWY85WINCHESTER BLVDSheet ListSheet Number Sheet NameGeneralG000 Coversheet & Site Plan, ProposedG001 Abbreviations, Notes, & Site Plan, ExistingG002.1 General, Green Building Check ListG002.2 General, Green Building Check ListG003 Existing Conditions & Material AnalysisG004 Demolition Plan & Proposed AnalysisG005 Neighborhood & Adjacent Building AnalysisG006 Streetscape & Shadow StudyArchitecturalA100 Architectural, 1st level, Floor Plan, ExistingA101 Architectural, 1st Level, Floor Plan, ProposedA102 Architectural, 2nd Level, Floor Plan, ProposedA103 Architectural, Roof Plan, ExistingA104 Architectural, Roof Plan, ProposedA200 Architectural, Elevations, Existing & Proposed1" = 10'-0"1Site Plan, ProposedZONE CHANGE APPLICATION:-ZONE CHANGE REQUEST FROM O TO R-1:8MINOR RESIDENTIAL APPLIICATION: RESIDENTIAL REMODEL & ADDITION-DEMOLISH NO MORE THAN 50% OF EXISTING ONE -STORY SINGLE FAMILY RESIDENCE-PROPOSED ADDITION TWO -STORY SINGLE FAMILY RESIDENCE -HISTORICAL LIST REMOVAL (TOWN'S HISTORIC PRESERVATION COMMITTEE) -APPROVED-OFFICE ZONING TO R-1 ZONING CONVERSIONOWNER:RAVI KIRAN VALLAMDAS14331 CAPRI DRIVE, LOS GATOS, CA 95032(408) 807-3229 | RAVI.JSP@GMAIL.COMARCHITECT:GKW ARCHITECTS, INC.GORDON K WONG, AIA, LEED GA, CSLB710 E MCGLINCY LANE SUITE 109, CAMPBELL CA 95008 (408) 315-2125 | GORDONKWONG@GKWARCHITECTS.COMPROJECT LOCATION:14331 CAPRI DRIVE, LOS GATOS, CA 95032APN:406-32-004ZONING:O ZONE CONVERTED TO R-1:8 ZONE(E) LOT AREA:13,080 SF / 0.3 ACRESEXISTING LAND USE:SINGLE FAMILY RESIDENTIALOCCUPANCY:R-3CONSTRUCTION TYPE:TYP- VBFLOOR AREA BREAKDOWN:(E) FIRST FLOOR AREA: 1,147 SF(E) EXISTING DETACHED GARAGE: ~600 SF(E) DETACHED ADU @ 2ND FLOOR: ~550 SF(P) FIRST FLOOR AREA: 1,530 SF(P) SECOND FLOOR AREA: 1,610.47(P) ATTACHED GARAGE: 441.65 SF(P) TOTAL FLOOR AREA: 3,140.47 SF (WITHOUT DETACHED ADU)FLOOR AREA RATIO CALCULATION:FAR SF CALC. ALLOWED: +/- 3,740 SF (28.6%)(E) FAR: 8%(P) FAR: 24%MAX. HEIGHT:35 FTMAX. STORIES:2(E) STORIES:1 STORY(P) STORIES:2 STORYLOT COVERAGE:MAX LOT COVERAGE (%): 13,080 SF X .40 = 5,232 SFPROPOSED LOT COVERAGE (OK) 33%= 4,320.47 SF / 13,080 SFSETBACKS:FRONT: 25 FTSIDE, INTERIOR: 8 FTREAR, INTERIOR: 20 FTSIDE ABUTTING: 15 FT #186 #187 #188 #189 #190 #191 #192 #193 #194 #195 #196 #197 X Page 104 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Appendix B: Tree Inventory and Assessment Tables Table 2: 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.) incense cedar (Calocedrus decurrens)186 34 30 Good Low Protected $12,500.00 23 coast live oak (Quercus agrifolia)187 30 35 Good Low Protected $18,800.00 20 juniper (Juniperus chinensis)188 6, 10, 8 15 Fair Low Protected $3,940.00 9 incense cedar (Calocedrus decurrens)189 36 35 Poor Low Protected $9,000.00 24 olive (Olea europaea)190 12, 14 25 Good Moderate Protected $8,000.00 12 olive (Olea europaea)191 13, 10, 23 25 Good Moderate Protected $18,700.00 19 fan palm (Washingtonia robusta)192 19 15 Good Low Exempt $4,190.00 13 stone pine (Pinus pinea)193 28 35 Fair Low Protected $7,300.00 19 orange (Citrus sinensis)194 5, 6 10 Fair Low Exempt $860.00 5 pittosporum (Pittosporum undulatum)195 5, 5, 5, 5, 2 10 Fair Low Protected $2,050.00 7 orange (Citrus sinensis)196 6, 6 10 Good High Exempt $1,420.00 6 camphor (Camphora cinnamomum)197 6 10 Fair Low Protected $710.00 4 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 28 Page 105 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 Appendix C: Photographs C1: Olives #190 and #191  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 28 Page 106 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 C2: Fan palm #192 and stone pine #193 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 28 Page 107 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 C3: Trees #186 though #189 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 28 Page 108 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 20 28 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 109 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 21 28EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN 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 110 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 22 28 Page 111 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 23 28 Page 112 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 24 28 Page 113 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 25 28 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 Page 114 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 28 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 115 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 27 28 Page 116 14331 Capri Drive Tree Inventory, Assessment and Protection Report December 4, 2023 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 2023, 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 28 28 Page 117 This Page Intentionally Left Blank Page 118 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408-315-2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos Community Development Department Address:14331 Capri Dr Los Gatos, CA 95032 City Record #: AS-24-043 & Z-23-005 Responses to Consulting Arborist Report September 11, 2024 Gkw responses in blue Recommendations 1.Place tree numbers on all plans including the Grading and Drainage plans. Make sure the plans and tree removals are consistent between the plan sets. Provide access to trees not assessed through the property onthe south side.This is addressed. All trees have been numbers on all plans. 2.Remove Exempt orange #196. Place fence inside the setback to protect #190, #191, #192, and #193. Treesin the back of the site #186 through #189 are not near proposed improvements and are already segregatedby a fence.Exempt orange #196 is removed accordingly. Fence is provided to protect #190, #191, #192, and #193.Please see tree protection plan on sheet G007. 3.Place 4-6 inches of mulch inside the tree protection zone. Install temporary irrigation or soaked hoses in theTPZ. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requiresabout 200 minutes to deliver one inch of water to a garden. This number is affected by the length of thehose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as astandard faucet flow rate.) Infrequent deeper watering is preferred.This is noted. Please see tree protection plan on sheet G007. 4.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 CaliforniaContractors License. Tree maintenance and care shall be specified in writing according to AmericanNational Standard for Tree Care Operations: Tree, Shrub, and Other Woody Plant Management: StandardPractices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. Allmaintenance is to be performed according to ISA Best Management Practices.This is noted. Please see tree protection plan on sheet G007. 5.Refer to Appendix D for general tree protection guidelines including recommendations for arboristassistance while working under trees, trenching, or excavation within a trees drip line or designatedTPZ/CRZ.This is noted. Please see tree protection plan on sheet G007. 6.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, andutility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 TreeProtection Plan.” EXHIBIT 9Page 119 This is understood. Tree protection fence locations and guidelines are provided on the plans. Please refer to sheet G007 for Tree Protection Plan. 7. 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 proper distances. This is understood and noted on the plans, please see tree protection plan on sheet G007. Page 120 Gordon Wong, AIA, Architect, LEED GA, CSLB 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 408-315-2125 | Gordonkwong@Gkwarchitects.com www.gkwarchitects.com To: Town of Los Gatos Community Development Department 110 E Main St, Los Gatos CA 95030 Address:14331 Capri Dr Los Gatos, CA 95032 City Record #: AS-24-043 Neighbor Outreach Project Location: 14331 Capri Dr, Los Gatos, CA 95032 Owner: Ravi Kiran Vallamdas Address: 14333 Capri Dr Owner: Michelle McCormickDate: 2025.06.12 Summary: Was concerned about the height and the trees; however, was acceptance in the end. Mentioned that she was following the project and the application process very closely. Praised the design and was hoping that the construction will not take too long. Lived in the neighborhood for + 40 years. Address: 14335 Capri Dr Owner: Alex EicholtzDate: 2025.06.12Summary: No concerns, likes the design. Interested in the construction as they're builders. Address: 14288 Capri Dr Owner: N/A, no one was at home Date: 2025.06.12 Address: 14287 Capri Dr Owner: N/A, no one was at home Date: 2025.06.12 Address: 581 Vasona Ave Owner: LucyDate: 2025.06.12 Summary: No concerns, thinks the design is very beautiful. Was surprised about the height of the story poles. Address: 590 Vasona Ave Owner: N/A, Property is gated, unable to get to the front door Date: 2025.06.12 EXHIBIT 10Page 121 Address: 592 Vasona Ave Tenant: N/A, no was at home. Dog was aggressively barking. Date: 2025.06.12 Address: 594 Vasona Ave Owner: N/A, no one was at home.Date: 2025.06.12 Page 122 SITE PLAN LEGEND PROPERTY LINE CENTER LINE OF ROAD/ RIGHT-OF-WAY BUILDING FOOTPRINT SETBACK (E) OVERHEAD UTILITY (P) SEWER LATERAL (P) WATER SERVICE LINE (P) JOINT UTILITY TRENCH (P) GAS METER (P) WATER METER (P) ELECTRICAL PANEL, 200 AMPS (P) AIR CONDENSER, EXTERIOR UNIT OH W SS G E AC W CAPRI DRIVE SS SS SS North 1 SITE PLAN, PROPOSED, KEYNOTES STUCCO FENCE WALL W/ RAILING, 42" MAX. HEIGHT WALKWAY, CONCRETE DRIVEWAY, PORTLAND CEMENT CONCRETE WOOD FENCE MIN. 72" HEIGHT ELECTRICAL PANEL, 200 AMPS WATER METER 2 3 3 2 1 (P) RESIDENCE2-STORY PL 67.80'PL 150.00'PL 130.00'PL 87.80'R-1:8 PROPOSED REAR S.B.20' - 0"R-1:8 PROPOSED SIDE S.B. 15' - 0"R-1:8 PROPOSED FRONT SETBACK25' - 0"4 4 2 G006 R-1:8 PROPOSED INTERNAL SIDE S.B. 8' - 0" 28"24" 32" 24" 28" 5" #189 30" #188#187#186 #191 #193 #192 19" #195 #197 6" 5" #194 1. 2. SITE PLAN NOTES: INDICATES TREE SPECIEMAN ID # PER ARBORIST REPORT. PLEASE REFER TO TREE PROTECTION PLAN ON SHEET G007 FOR MORE INFORMATION.CONTRACTOR TO VERIFY ALL DIMENSIONS AND DESIGN. #### (E) DETACHED ADU2-STORY TO REMAIN FIRE SEPARATION DISTANCE+ 10' - 0"RIGHT OF WAYE W W E SSSSSSWWWJTJTJTJT AC OH OH SS W VASONA AVE2 G E SS SS SS 5 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:26:15 PM 1" = 10'-0" G000 Project Info & SitePlan, ProposedProject Info & Site Plan, Proposed•••••••• 2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE SCOPE OF WORKBUILDING INFORMATION MODEL PROJECT INFORMATIONVICINITY MAP VALLAMDAS RESIDENCE C A L I F O R N I AL O S G A T O S PROJECT LOCATION VASONA AVEDARDANELLI LN.CAPRI DRKNOWLES DR KNOWLES DR LOS G A T O S C R E E K LOS GA T O S C R E E K T R AI L WINCHESTER CI R KNOWLES D R NORMA N Y . M I N E T A H W Y W VALL E Y F W Y 85WINCHESTER BLVDSheet List Sheet NumberSheet Name General G000 Project Info & Site Plan, Proposed G001 Abbreviations, Notes, & Site Plan, Existing G002.1 General, Green Building Check List G002.2 General, Green Building Check List G003 Existing Conditions & Proposed Analysis G004 Neighborhood & Adjacent Building Analysis G005 Streetscape & Shadow Study G006 Site Analysis & Details G007 Tree Protection Plan G008 Landscape Plan, Proposed Survey T1 Topo & Boundary Survey Civil C1 Grading & Drainage Plan C1.1 Cross Section C2 Utility Plan C3 Erosion Control Plan C4 Detail Sheet C4.1 Detail Sheet C5 Construction BMPs Architectural A100 Floor & Roof Plans, Existing A100.1 Floor Plan, Existing, Detached ADU A101 Floor Plan, Level 1, Proposed A102 Floor Plan, Level 2, Proposed A103 Roof Plan, Proposed A200 Elevations, Existing & Proposed A300 Sections, Proposed 1" = 10'-0"1 Site Plan, Proposed ZONE CHANGE APPLICATION:-ZONE CHANGE REQUEST FROM O TO R-1:8 (TO BE APPROVED WITH ARCHITECTURAL & SITE REVIEW) MINOR RESIDENTIAL APPLIICATION: RESIDENTIAL REMODEL & ADDITION-DEMOLISH NO MORE THAN 50% OF EXISTING ONE - STORY SINGLE FAMILY RESIDENCE-PROPOSED ADDITION TWO - STORY SINGLE FAMILY RESIDENCE OWNER:RAVI KIRAN VALLAMDAS14331 CAPRI DRIVE, LOS GATOS, CA 95032(408) 807-3229 | RAVI.JSP@GMAIL.COM ARCHITECT:GKW ARCHITECTS, INC. GORDON K WONG, AIA, LEED GA, CSLB710 E MCGLINCY LANE SUITE 109, CAMPBELL CA 95008 (408) 315-2125 | GORDONKWONG@GKWARCHITECTS.COM PROJECT LOCATION:14331 CAPRI DRIVE, LOS GATOS, CA 95032 APN:406-32-004 ZONING:O ZONE CONVERTED TO R-1:8 ZONE (E) LOT AREA:13,092 SF / 0.3 ACRES EXISTING LAND USE:SINGLE FAMILY RESIDENTIAL OCCUPANCY:R-3 CONSTRUCTION TYPE:TYP- VB MAX. HEIGHT:30 FT MAX. STORIES:2 (E) STORIES:1 STORY (P) STORIES:2 STORIES (E) SETBACKS PER ZONE O: FRONT:25 FTSIDE, INTERIOR:10 FTSIDE, ABUTTING:15 FTREAR:20 FT FLOOR AREA BREAKDOWN: (E) FIRST FLOOR AREA (PRIMARY):1,128 SF (E) DETACHED ADU:~1150 SF (TO BE REMAINED) (E) SHED + (E) PARTIAL ENCLOSURE:~123 SF + 242 SF (TO BE DEMO) (E) TOTAL FLOOR AREA:2,401 SF (P) FIRST FLOOR AREA (PRIMARY):1,637 SF (P) SECOND FLOOR AREA (PRIMARY):1,874 SF (P) ATTACHED GARAGE:498 SF (P) TOTAL FLOOR AREA: 3,511 SF (PRIMARY) + 1150 SF (ADU) = 4,661 SF MAX. FAR ALLOWED (ADU):1,200 SF MAX. FAR ALLOWED (MAIN RESIDENCE):+/- 3,797 SF (28.6%) (E) FAR:8% (P) FAR:26.8% [OK] MAX. GARAGE ALLOWED:+/- 1,008 SF (P) GARAGE:498 SF [OK[ LOT COVERAGE: MAX LOT COVERAGE:40% (13,092 SF X .40 = 5,237 SF) PROPOSED LOT COVERAGE2,944.78 SF / 13,092 SF = 22.5% [OK] AVG. SLOPE OF THE PROPERTY:1.53% FIRE SPRINKLERS:PROVIDED SHEET INDEX 1. 2. 3. A SEPARATE BUILDING PERMIT IS REQUIRED FOR THE PV SYSTEM THAT IS REQUIRED FOR THE PV SYSTEM THAT IS REQURIED BY THE CALIFORNIA ENERGY CODE PERFORMANCE OR PRESCRIPTIVE STANDARDS. THE SEPARATE PV SYSTEM PERMIT MUST BE FINALED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCPANCY.THIS RESIDENCE WILL COMPLY WITH THE TOWN'S ALL ELECTRIC APPLIANCE, ELECTRIC VEHICLE AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCE WITH TOWN CODE.5' X 5' LEVEL LANDING, NO MORE THAN 1 INCH OUT OF PLANE WITH THE IMMEDIATE INTERIOR FLOOR LEVEL PER TOWN RESIDENTIAL ACCESSIBILITY STANDARDS. TOWN OF LOS GATOS - GENERAL NOTES & REQUIREMENTS APPLICABLE CODES (P) SETBACKS PER ZONE R-1:8: FRONT:25 FTSIDE, INTERIOR:8 FTSIDE, ABUTTING:15 FTREAR:20 FT ••• ARCHITECTURAL & SITE REVIEW:DEMOLITION OF EXISTING ONE-STORY SINGLE FAMILY RESIDENCEDEMOLITION OF EXISTING DETACHED GARAGE & ADUPROPOSED NEW CONSTRUCTION (RESIDENTIAL BUILDING - TWO-STORY SINGLE FAMILY RESIDENCE 0'5' 10' 20'40' ••CITY OF LOS GATOS MUNICIPAL CODEALL OTHER STATE AND LOCAL LAWS, ORDINANCES AND REGULATIONS EXHIBIT 11Page 123 CONCRETE PAD DETAIL REFERENCE Name ElevationDATUM REFERENCEOR#KEY NOTE BUILDING SECTION #WALL TYPE INTERIOR ELEVATION APPROXIMATE LINE OF WORK 101ADOOR TYPE 1 REVISION A00WINDOW TYPE REMOVE ROOM TAG1.00 PL 67.80'PL 150.00'PL 130.00'PL 87.80' SS SS SSCENTER OF ROAD30' - 0"(E) SINGLE FAMILYRESIDENCE TO BE DEMOLISHED1,128 SF W G E CO FRONT S.B. PER ZONE O25' - 0"REAR S.B.20' - 0"SIDE S.B. PER ZONE O 10' - 0" SIDE S.B. PER ZONE O 15' - 0" (E) PARTIAL ENCLOSURE242 SF (E) SHED123 SF E G ADU SIDE S.B.4' - 0"ADU REAR S.B.4' - 0"12' - 5"1 SITE PLAN, EXISTING, KEYNOTES DETACHED GARAGE/ ADU TO BE REMAINED STAIRS TO BE REMAINED TREE TO BE REMOVED OVERHEAD UTILITY TO BE REMOVED SEWER LATERAL TO BE REMOVED PORTION OF WATER SERVICE LINE TO BE REMOVED GAS METER TO BE REMOVED ELECTRIC PANEL TO BE REMOVED WATER METER TO BE RELOCATED 2 1 2 28"24" 32" 14" 24" 28" 5" #189 30" #188#187#186 #190 #191 #193 #192 19" #195 #197 6" #196 6" 5" #194 3 1. 2. SITE PLAN NOTES: INDICATES TREE SPECIEMAN ID # PER ARBORIST REPORT. PLEASE REFER TO TREE PROTECTION PLAN ON SHEET G007 FOR MORE INFORMATION.CONTRACTOR TO VERIFY ALL DIMENSIONS AND DESIGN. #### (E) DETACHED ADU2-STORY TO REMAIN1150 SF G E W SS WWOH OH OH OH OH OH SITE PLAN, EXISTING, LEGEND PROPERTY LINE CENTERLINE OF ROAD/ RIGHT-OF-WAY BUILDING FOOTPRINT SETBACK (E) OVERHEAD UTILITY (E) SEWER LATERAL, CAST IRON (E) WATER SERVICE LINE (E) GAS METER (E) WATER METER (E) ELECTRICAL PANEL, 100 AMPS OH W SS G E W OH OH OH SS VASONA AVECAPRI DRIVE North 4 4 5 5 6 6 SS W ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:02 PM As indicated G001 Abbreviations,Notes, & SitePlan, ExistingAbbreviations, Notes, & Site Plan, Existing1. 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. AABVACADADDLAFFASPH BBITUMBKGBLDGBMBRBURBDRBW CCABCBCEMCFCJCLCTLCLGCONCCPT DDDR E(E)EELECEPEXT FFDNFHFINFFFLFLUORFOCFOFFOSFRFSFSLFTGFURR ABOVEASPHALT CONCRETEAREA DRAINADDITIONALABOVE FINISH FLOORASPHALT BITUMINOUSBACKINGBUILDINGBEAMBACKER RODBUILT-UP-ROOFBEDROOMBOTTOM OF WALL CABINETCATCH BASINCEMENTCUBIC FEETCONTROL JOINTCLOSETCENTERLINECEILINGCONCRETECARPET DECKDRAIN EXISTINGEASTELECTRICALELECTRICAL PANELEXTERIOR FOUNDATIONFIRE HYDRANTFINISHFINISH FLOORFLOW LINEFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF STUDFIRE RATEDFLOOR SINKFIRE SPRINKLERFOOTINGFURRINGGGALVGCGLGNDGWBGYP HHDBDHDRHDWRHDWDHTRHVAC IININCANDINSULINTINV JJSTJT KKKITKP LLOCLT MMBMDFMECHMEMBMETMHMSCMTDMTL GALVANIZEDGENERAL CONTRACTORGLASSGROUNDGYPSUM WALL BOARDGYSUM HARDBOARDHEADERHARDWAREHARDWOODHEATERHEATING, VENT. & A.C. INCHINCANDESCENTINSULATIONINTERIORINVERT JOISTJOINT KIPSKITCHENKICK PLATE LOCATIONLIGHT MACHINE BOLTMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMANHOLEMISCELLANEOUSMOUNTEDMETAL N(N)NNICNOMNPNRNTS OOAOCODOFCI OFOI P(P)PENNPERFPERPPLPLPLASPLBGPLWDPNLPOCPPPREFABPSFPSIPTDPTRPTRWDQ QQTY RRRADRCPRDREFREFLREFRRETREGRO NEWNORTHNOT IN CONTRACTNOMINALNO PARKINGNON-RATEDNOT TO SCALE OVERALLON CENTEROUTSIDE DIAMETER/ DIMENSIONOWNER FURNISHED CONTRACTOR INSTALLEDOWNER FURNISHED OWNER INSTALL PROPOSEDPENETRATIONPERFORATEDPERPENDICULARPLATEPROPERTY LINEPLASTERPLUMBINGPLYWOODPANELPOINT OF CONNECTIONPERMEABLE PAVERSPREFABRICATEDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPRESSURE TREATEDPRESSURE TREATED WOOD QUANTITY REVEAL OR RISERRADIUSREINFORCED CONCRETE PIPEROOF DRAINREFERENCEREFLECTEDREFRIGERATORRETAINING OR RETARDANTREGISTERROUGH OPENINGSSCDSCHDSDSECTSEDSFSHRSHTSHTGSIMSJSLSLDSMSMDSOFSOGSPDSPEC/SSQSSSSDSTCSTDSTLSTORSTRLSY TT&BT&GTCTOCTOPTOSTRDTW UULUTIL VVCPVERTVTR WWWCWDWDWW/OWPWPTWR SEE CIVIL DRAWINGS SCHEDULESTORM DRAINSECTIONSEE ELECTRICAL DRAWINGSSQUARE FOOT OR FEETSHOWERSHEETSHEATHINGSIMILARSEISMIC JOINTSEALANTSEE LANDSCAPE DRAWINGSSHEET METALSEE MECHANICAL DRAWINGSSOFFITSLAB ON GRADESEE PLUMBING DRAWINGSSPECIFICATIONSQUARESANITARY 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 1" = 10'-0"1 Site Plan, Existing ABBREVIATIONSGENERAL NOTES GRAPHIC SYMBOLS SITE PLAN & PUBLIC WORK NOTES 1.2. 3.4.5.6. 7. 8. 9. 10. 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 IS RESPONSIBLE FOR ALL TEST, INSPECTIONS AND PROCEDURAL REQUIREMENTS PER CITY OF SAN JOSE.OPERABLE SMOKE DETECTORS MUST BE IN PLACE PRIOR TO RE-OCCUPY DWELLINGS PER CITY OF LOS GATOS CODES.PLUMBING & 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 UBC 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 ISSUANCE 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. 0'5'10'20'40' Page 124 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:09 PM G002.1 General, GreenBuilding CheckListGeneral, Green Building Check ListPage 125 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:14 PM G002.2 General, GreenBuilding CheckListGeneral, Green Building Check ListPage 126 DNUP A B C D P2 P1 P3 2ND LEVEL 1ST LEVEL B(A) EXISTING SINGLE FAMILY RESIDENCE - FRONT PERSPECTIVE (B) EXISTING SINGLE FAMILY RESIDENCE - SIDE PERSPECTIVE (C) EXISTING SINGLE FAMILY RESIDENCE - SIDE PERSPECTIVE (D) EXISTING SINGLE FAMILY RESIDENCE - REAR PERSPECTIVE (E) EXISTING SINGLE FAMILY RESIDENCE - SIDE PERSPECTIVE (F) EXISTING TREES (G) EXISTING TREES (H) EXISTING SINGLE FAMILY RESIDENCE & DETACHED ADU (I) EXISTING PARTIAL ENCLOSURE (J) EXISTING SHED (K) EXISTING DETACHED ADU & PARTIAL ENCLOSURE (L) EXISTING DETACHED ADU & ACCESSORY STRUCTURES ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:22 PM As indicated G003 ExistingConditions &Proposed AnalysisExisting Conditions & Proposed Analysis 1" = 20'-0"1 Site Area Analysis, Existing 1" = 20'-0"2 Site Area Analysis, Proposed 1.2.3.4. PROJECT PLAN HISTORICAL LIST REMOVAL (TOWN'S HISTORIC PRESERVATION COMMITTEE) - APPROVEDOFFICE ZONING TO R-1 ZONING CONVERSION PLANNING PHASEBUILDING PHASE PROJECT SETBACKS (AFTER REZONE) PER R-1:8 ZONING FRONT SETBACK:25 FTSIDE SETBACK:8 FTREAR SETBACK:20 FTSIDE ABUTTING:15 FT MAX SF CALCULATION (MAIN RESIDENCE) (E) LOT AREA: 13,092 SF FAR = 0.35 - (( [ A - 5 ] / 25) X 0.20 ) FAR = 0.35 - 0.064 FAR = 0.284 MAX SF = +/- 3,797 SF PROPOSED SF CALCULATION (MAIN RESIDENCE) (E) RESIDENCE: 1,128 SF TO BE DEMO'D (E) DETACHED ADU 1,150 SF TO BE REMAINED PORTION OF (E) RESIDENCE TO BE CONVERTED TO GARAGE:N/A (P) FIRST FLOOR AREA:1,637 SF (P) SECOND FLOOR AREA:1,874 SF (P) ATTACHED GARAGE 498 SF SUMMARY (SF) AFTER CHANGES (N) LVL 1:1,637 SF (N) LVL 2:1,874 SF TOTAL SF (MAIN RESIDENCE):3,511 SF (N) GARAGE:498 SF FLOOR AREA BREAKDOWN @ SITE A DESCRIPTION (E) SINGLE FAMILY FLOOR AREA (SF) 1128 SF B 1150 SF C 242 SF D 123 SF (E) PARTIAL ENCLOSURE (E) SHED (E) DETACHED ADU EXISTING A DESCRIPTION FLOOR AREA (SF) B C D P1 1637 SF(P) 1ST STORY P2 1874 SF(P) 2ND STORY P3 498 SF(P) ATTACHED GARAGE PROPOSED NOTE: BLUE TEXT TO REPRESENT DEMO 1150 SF(E) DETACHED ADU Page 127 DN PL 150.00'PL 87.80'VASONA AVECAPRI DRIVE NorthPL 123.08'PL 123.08'PL 130.00' PL 135.22' PL 65.00'PL 65.00' PL 82.58'PL 50.00'PL 84.18'PL 15.00 ' PL 83.00'PL 214.99'PL 76.92'PL 73.62 'PL 100.00'PL 100.00'PL 54.45' PL 54.45'PL 100.00'PL 80.00'PL 34.45' PL 297.00'PL 24.44'PL 230.0 0 ' PL 101.4 4 'PL 131.95'PL 32.09' 594 VASONA AVE 2 STORY592 VASONA AVE1 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14335 CAPRI DR1 STORY14333 CAPRI DR1 STORY 14288 WINCHESTER BLVD1 STORY 14331 SUBJECT SITE2 STORY PL 67.80'PL 130.00'REAR S.B.20' - 0"SIDE S.B. 15' - 0" S.S.B. 8' - 0"FRONT S.B.25' - 0"REAR S.B.20' - 0"S.S.B. 8' - 0" S.S.B. 8' - 0" FRONT S.B. 25' - 0" REAR S.B. 20' - 0"S.S.B.8' - 0"S.S.B.8' - 0"S.S.B. 8' - 0"S.S.B.8' - 0"REAR S.B.20' - 0"FRONT S.B.25' - 0"S.S.B. 15' - 0" S.S.B. 8' - 0" FRONT S.B. 25' - 0" REAR S.B. 20' - 0"S.S.B.8' - 0"S.S.B.8' - 0"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:25 PM 1" = 30'-0" G004 Neighborhood &Adjacent BuildingAnalysisNeighborhood & Adjacent Building Analysis 1" = 30'-0"1Site Analysis, Adjacent Properties 14288 WINCHESTER BLVD, LOS GATOS, CA 95032 14335 CAPRI DR, LOS GATOS, CA 95032 592 VASONA AVE, LOS GATOS, CA 95032 14287 CAPRI DR, LOS GATOS, CA 95032 14333 CAPRI DR, LOS GATOS, CA 95032 590 VASONA AVE, LOS GATOS, CA 95032 594 VASONA AVE, LOS GATOS, CA 95032 581 VASONA AVE, LOS GATOS, CA 95032 Page 128 (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32" 14333 CAPRI DR14335 CAPRI DR 14287 CAPRI DR VASONA AVE15' - 0"24' - 0"16' - 6"14' - 0"27' - 2"594 VASONA AVE 14331 CAPRI DR (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32" 590 VASONA AVE 592 VASONA AVE CAPRI DR 594 VASONA AVE 14' - 9"24' - 0"21' - 6"27' - 2"20' - 3"14331 CAPRI DR 5 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY 14333 CAPRI DR1 STORY 14331 SUBJECT SITE2 STORY 590 VASONA AVE1 STORY 14287 CAPRI DR1 STORY 581 VASONA AVE1 STORY ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:50 PM 1/16" = 1'-0" G005 Streetscape &Shadow StudyStreetscape & Shadow Study 1/16" = 1'-0"1East, Proposed Streetscape CAPRI DR STREETSCAPE ELEVATIONS: 1. ADDRESS: 14335 CAPRI DR, LOS GATOS, CA 95032 APN: 406-32-006 HEIGHT:~16.5 FT 2. ADDRESS: 14333 CAPRI DR, LOS GATOS, CA 95032 APN: 406-32-005 HEIGHT:~15 FT 3. ADDRESS: 14287 CAPRI DR, LOS GATOS, CA 95032 APN: 406-28-015 HEIGHT:~14 FT 1/16" = 1'-0"4North, Proposed Streetscape VASEONA AVE STREETSCAPE ELEVATIONS: 1. ADDRESS: 590 VASONA AVE, LOS GATOS, CA 95032 APN: 406-32-003 HEIGHT:~21.5 FT 2. ADDRESS:592 VASONA AVE, LOS GATOS, CA 95032 APN: 406-32-049 HEIGHT:~14.75 FT 3. ADDRESS:594 VASONA AVE, LOS GATOS, CA 95032 APN: 406-32-048 HEIGHT:~24 FT 2 Summer Solstice 9AM3Summer Solstice Noon5Summer Solstice 3PM 6 Winter Solstice 9AM7Winter Solstice Noon8Winter Solstice 3PM 5 5 Page 129 DN VASONA AVECAPRI DRIVENorth 1 SITE ANALYSIS, PROPOSED, KEYNOTES VEHICLE, TYP. CORNER SIGHT TRIANGLE PER TOWN OF LOS GATOS STD. PLAN NO. ST-232 TRAFFIC VIEW AREA PER TOWN OF LOS GATOS STD. PLAN NO. ST-232 2 3 (P) RESIDENCE PL 67.80'PL 150.00'PL 130.00'PL 87.80' 24" 28" 5"14' - 0"16' - 0"10' - 0"5' - 0" 14' - 6"16' - 0"20' - 0"10' - 0"PER TOWN STANDARD PLANS ST-232199' - 6"590 VASONA AVE 14287 CAPRI DR14333 CAPRI DR14335 CAPRI DR PER TOWN STANDARD PLANS ST-232 199' - 6" 47' - 3"29' - 6"20' - 0"DISTANCE PER ASSHTO200' - 0"DISTANCE PER ASSHTO200' - 0" 14287 CAPRI DR 14287 CAPRI DR 1 3 2 PUBLIC STREET POSTED SPEED LIMIT (MPH) 25 30 35 40 MINIMUMDISTANCE (FT) 200 250 325 400 ASSHTO DISTANCE TO STREET CL. 30' - 0" DISTANCE TO STREET CL. 30' - 0"DISTANCE TO STREET CL30' - 0"SURFACE TRANSITIONSURFACE TRANSITION 2 G006 0' - 6"(E) DETACHED ADU2-STORY (P) Grade502' - 0"3' - 0"PROPERTY LINEPUBLIC STREET SUBJECT PROPERTY 1. 2. 3. NOTES: FOLIAGE AT MATURITY AND BERM, IF ANY, SHALL NOT EXCEED 3 FT IN HEIGHTA VISUAL CLEARANCE FROM THE STREET TO 15 FT IN HEIGHT SHALL BE MAINTAINED WITH ALL TREE FOLIAGE WITHIN THE SITE TRIANGLE.A VISUAL CLEARANCE FROM THE SIDEWALK TO 7 FT IN HEIGHT SHALL BE MAINTAINED WITH ALL TREE FOLIAGE WITHIN THE SITE TRIANGE. (E) Grade501' - 7 11/32"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:54 PM As indicated G006 Site Analysis &DetailsSite Analysis & Details 1/16" = 1'-0"1Site Analysis, Proposed 1/4" = 1'-0"2 Section, Street Visual Clearance Page 130 DN DN PL 67.80'PL 150.00'PL 130.00'PL 87.80' (P) RESIDENCE (E) DETACHED ADU2-STORY #189 #188#187#186 #191 #193 #192 #195 #197 #194 A B C PL 67.80'PL 150.00'PL 130.00'PL 87.80' (E) RESIDENCE #189 #188#187#186 #190 #191 #193 #192 #195 #197 #194 (E) PARTIAL ENCLOSURE (E) SHED #196 (E) DETACHED ADU2-STORY ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:17:57 PM As indicated G007 Tree ProtectionPlanTree Protection Plan 1/16" = 1'-0"2 Tree Plan, Proposed 0'8'16'32'64' 1/16" = 1'-0"1 Tree Plan, Existing 0'8'16'32'64' TABLE 1: TREE INVENTORY & ASSESSMENT TABLESPER ARBORIST REPORT DATED DEC 4, 2023 186 TREE SPECIES INCENSE CEDAR (CALOSEDRUS DECURRENS) TRUNK DIAMETER (IN) 34 18730 1886, 10, 8 18936 JUNIPER (JUNIPERUS CHINENSIS) INCENSE CEDAR (CALOCEDRUS DECURRENS) COAST LIVE OAK (QUERCUS AGRIFOLIA) EXISTING ID #CANOPY DIAMETER (IN) 30 35 15 35 PHYSICAL CONDITION GOOD GOOD FAIR POOR EXPECTED IMPACT LOW LOW LOW LOW PROTECTION STATUS PROTECTED PROTECTED PROTECTED PROTECTED SAVED, REMOVED, OR PRUNED SAVED SAVED SAVED SAVED REASON FOR REMOVAL 190OLIVE (OLEA EUROPAEA)12, 14 19113, 10, 23 19219 19328 FAN PALM (WASHINTONIA ROBUSTA) STONE PINE (PINUS PINEA) OLIVE (OLEA EUROPAEA) 25 25 15 35 GOOD GOOD GOOD FAIR MODERATE MODERATE LOW LOW PROTECTED PROTECTED EXEMPT PROTECTED REMOVED PRUNED SAVED PRUNED 194ORANGE (CITRUS SINENSIS)5, 6 1955, 5, 5, 5, 2 1966, 6 1976 ORANGE (CITRUS SINENSIS) CAMPHOR (CAMPHORA CINNAMOMUM) PITTOSPORUM (PITTOSPORUM UNDULATUM) 10 10 10 10 FAIR FAIR GOOD FAIR LOW LOW HIGH LOW EXEMPT PROTECTED EXEMPT PROTECTED SAVED SAVED REMOVED SAVED LOCATION IS IN CONFLICT WITH THE PROPOSED DRIVEWAY LOCATION IS IN CONFLICT WITH THE PROPOSED BUILDING FOOT PRINT A TREE SPECIES OLIVE (OLEA EUROPAEA) INITIAL PLANTING SIZE 24" PROPOSED ID #HEIGHT (FT) 25 - 30 WIDTH OF DRIPLINE (FT) 25 - 30 FENCING --- --- --- REASON FOR PROPOSE 1. 2. 3. 4. MITIGATION FOR REMOVAL PER ARBORIST'S RECOMMENDATIONS: THE TABLE ABOVE INDICATES THE RECOMMENDED REPLACEMENT VALUES (TABLE 2).TO MEASURE AN ASYMMETRICAL CANOPY OF A TREE, THE WIDEST MEASUREMENT SHALL BE USED TO DETERMINE CANOPY SIZE.OFTEN, IT IS NOT POSSIBLE TO REPLACE A SINGLE LARGE, OLDER TREE WITH AN EQUIVALENT TREE(S). IN THIS CASE, THE TREE MAY BE REPLACED WITH A COMBINATION OF BOTH THE TREE CANOPY REPLACEMENT STANDARD AND IN-LIEU PAYMENT IN AN AMOUNT SET FORTH BY TOWN COUNCIL RESOLUTION PAID TO THE TOWN TREE REPLACEMENT FUND.SINGLE FAMILY RESIDENTIAL REPLACEMENT OPTION IS AVAILABLE FOR DEVELOPED SINGLE FAMILY RESIDENTIAL LOTS UNDER 10,000 SQUARE FEET THAT ARE NOT SUBJECT TO THE TOWN'S HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES. ALL 15-GALLON TREES MUST BE PLANTED ON-SITE. ANY IN-LIEU FEES FOR SINGLE FAMILY RESIDENTIAL SHALL BE BASED ON 24" BOX TREE RATES AS ADOPTED BY TOWN COUNCIL.REPLACEMENT TREES SHALL BE APPROVED BY THE TOWN ARBORIST AND SHALL BE OF A SPECIES SUITED TO THE AVAILABLE PLANTING LOCATION, PROXIMITY TO STRUCTURES, OVERHEAD CLEARANCES, SOIL TYPE, COMPATIBILITY WITH SURROUNDING CANOPY AND OTHER RELEVANT FACTORS. REPLACEMENT WITH NATIVE SPECIES SHALL BE STRONGLY ENCOURAGED. REPLACEMENT REQUIREMENTS IN THE HILLSIDES SHALL COMPLY WITH THE HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES APPENDIX A AND SECTION 29.10.0987 SPECIAL PROVISIONS - HILLSIDES. REPLACEMENT REQUIREMENT PER CANOPY SIZE OF REMOVED TREE BOLIVE (OLEA EUROPAEA)24"25 - 3025 - 30------REPLACEMENT REQUIREMENT PER CANOPY SIZE OF REMOVED TREE COLIVE (OLEA EUROPAEA)24"25 - 3025 - 30------REPLACEMENT REQUIREMENT PER CANOPY SIZE OF REMOVED TREE SIZE @ MATURITY --- --- --- --- 10 FT OR LESS TABLE 2: TOWN OF LOS GATOS TREE CANOPY - REPLACEMENT STANDARD CANOPY SIZE OF REMOVED TREE (1)REPLACEMENT REQUIREMENT (2)(4)SINGLE FAMILY RESIDENTIAL REPLACEMENT OPTION (3) (4) TWO 24 INCH BOX TREESTWO 15 GALLON TREES MORE THAN 10 FT TO 25 FTTHREE 24 INCH BOX TREESTHREE 15 GALLON TREES MORE THAN 25 FT TO 40 FTFOUR 24 INCH BOX TREES OR TWO 36 INCH BOX TREESFOUR 15 GALLON TREES MORE THAN 40 FT TO 55 FTSIX 24 INCH BOX TREES; OR THREE 36 INCH BOX TREES NOT AVAILABLE GREATER THAN 55 FTTEN 24 INCH BOX TREES; OR FIVE 36 INCH BOX TREES NOT AVAILABLE NTS3Type I Tree Protection NTS4Type II Tree Protection NTS5Type III Tree Protection 1. 2. 3. 4. SECTION 29.10.1005 - PROTECTION OF TREES DURING CONSTRUCTION: TREE PROTECTION ZONES & FENCE SPECIFICATIONSSIZE AND MATERIALS: SIX (6) FOOT HIGH CHAIN LINK FENCING, MOUNTED ON TWO-INCH DIAMETER GALVANIZED IRON POSTS, SHALL BE DRIVER 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, POSTS MAY BE SUPPORTED BY A CONCRETE BASE. 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 TH EGROUND 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.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. 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). 1. 2. 3. 4. PLAN NOTES PER ARBORIST'S RECOMMENDATIONS: PLACE 4 - 6 INCHES OF MULCH INSIDE THE TREE PROTECTION ZONE. INSTALL TEMPORARY IRRIGATION OR SOAKED HOSES IN THE TPZ. MONITOR WATERING TIMES OR AMOUNTS TO ENSURE ADEQUATE SOIL SATURATION. (A 5/8” SOAKER HOSE REQUIRES ABOUT 200 MINUTES TO DELIVER ONE INCH OF WATER TO A GARDEN. THIS NUMBER IS AFFECTED BY THE LENGTH OF THE HOSE AND THE OVERALL RATE OF FLOW FROM THE FAUCET. A GOOD RULE OF THUMB IS TO EXPECT ABOUT ½ GPM AS A STANDARD FAUCET FLOW RATE.) INFREQUENT DEEPER WATERING IS PREFERRED.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.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.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 PROPER DISTANCES. Page 131 DN PL 67.80'PL 150.00'PL 130.00'PL 87.80' (P) RESIDENCE GRASS CONCRETE WALKWAY FRONT YARD STUCCO WALL/ FENCE MULCH PORTLAND CEMENTCONCRETE DRIVEWAY CONCRETE STAMPED CONCRETE LOW WATER, DROUGHT TOLERANCE PLANTS A B A B A B A B B A B A B A B C D C D C D CDCDCD (E) DETACHED ADU2-STORY C D E E E #189 #188#187#186 #191 #193 #192 #195 #197 #194 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:01 PM 1" = 10'-0" G008 Landscape Plan,ProposedLandscape Plan, Proposed0'5'10'20'40' 1" = 10'-0"1 Landscape Plan, Proposed PLANT LEGEND AND NOTES NERIUM LAVANDULA PITTOSPORUM LOMANDRA SYMBOLSPECIESSIZEWATERWUCOLS A B C D E NERIUM DEANDAR PETITE PINK LAVANDULA MUNSTEAD PITTOSPORUM TOBIRA LOMANDRA BREEZE OLEA EUROPAEA 5 GALLON 5 GALLON 5 GALLON 5 GALLON 24-INCH BOX LOW LOW LOW LOW LOW 0.3 0.3 0.3 0.3 0.3 1.2.3. 4. 5.6.7. NOTES: VERIFY LANDSCAPE DEMOLITION PRIOR TO CONSTRUCTIONPROTECT EXISTING TREES TO REMAIN THROUGHOUT CONSTRUCTION.CONTRACTOR TO SUBMIT SOIL SAMPLE TO LAB FOR FERTILITY ANALYSIS AND RECOMMENDATIONS FOR SOIL PREPARATION PRIOR TO PLANTING (IF NEEDED).VERIFY LOCATION OF ALL UNDERGROUND UTILTIIES PRIOR TO CONSTRUCTION AND ADJUST LOCATION OF PROPOSED TREES, ETC. AS NEEDED. DOUBLE STAKE ALL TREES.VERIFY LAYOUT OF PLANTING IN FIELD.SPREAD 3" OF WOOD CHIP MULCH (PROCHIP EARTHTONE) OR EQUAL. SHREDDED BARK WILL NOT BE ACCEPTED. OLEA 5 Page 132 Email: koenw@wilsonlandsurveys.comwww.wilsonlandsurveys.comKenneth D. WilsonKenneth D. Wilson12/20/2023Page 133 Page 134 Page 135 Page 136 Page 137 Page 138 Page 139 Page 140 -- - - - - -- 3 4 A B C A200 1 A2005 A2007 A200 32a 30' - 6" 16' - 6"14' - 0" North 15' - 0"16' - 0"12' - 9"14' - 5" 3' - 6"9' - 5"5' - 2"2' - 8"12' - 10"9' - 0"10' - 0"2' - 8"6' - 8"1' - 6" 8' - 4"6' - 4"14' - 5"9' - 5"7' - 0"1 2 2 2 2 3 4 16' - 1"20' - 4"36' - 5"7' - 6"39' - 9"47' - 3"33' - 9" 4' - 7"24' - 4"4' - 10" 33' - 9"7' - 6"39' - 9"RIDGEHIPHIPHIPHIPHIPHIP1 24" / 1'-0"4" / 1'-0" 4" / 1'-0"4" / 1'-0"4" / 1'-0" 4" / 1'-0"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:03 PM 1/4" = 1'-0" A100 Floor & RoofPlans, ExistingFloor & Roof Plans, Existing 1/4" = 1'-0"1Floor Plan, Lvl 1, Existing 1 2 CONCRETE PORCH TO BE DEMO'D CONCRETE STEP TO BE DEMO'D POST TO BE DEMO'D RESIDENCE TO BE DEMO'D FLOOR PLAN, EXISTING, KEYNOTES 0'2'4'8'16' 1.2.3.4. 5. 6. 7. 8. 9. 10.11. 12.13. GENERAL NOTES: CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IS 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. PLEASE SEE WALL SCHEDULES ON SHEET A400PLEASE SEE WINDOW & DOOR SCHEDULES ON SHEET A400 3 4 1/4" = 1'-0"2Roof Plan, Existing 0'2'4'8'16' 1 2 ROOF TO BE DEMO'D CHIMNEY TO BE DEMO'D ROOF PLAN, EXISTING, KEYNOTES Page 141 UP DN 2A 2C 2.1 2B 2.22.3 KITCHEN BATHBDRM BDRM STORAGE3' - 6"5' - 11"6' - 7"6' - 11"CL 12' - 5"18' - 11"23' - 3"2' - 6"8' - 11"6' - 7"2' - 4"2' - 9"19' - 7"9' - 7"10' - 0"29' - 11" 22' - 7"7' - 4" 1 9' - 2"2' - 6"4' - 3"4' - 0"9' - 11"6' - 8"11' - 2"1' - 6"1' - 11" 8' - 10" 19' - 5"9' - 0"2A 2C 2.1 2B 2.22.3 LIVING BDRMBATHKITCHEN 8' - 0"STR CL9' - 6"PORCH 1 ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:05 PM 1/4" = 1'-0" A100.1 Floor Plan,Existing,Detached ADUFloor Plan, Existing, Detached ADU1 DETACHED ADU TO BE REMAINED FLOOR PLAN, EXISTING, KEYNOTES 0'2'4'8'16' 1.2. GENERAL NOTES: CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT. 1/4" = 1'-0"1ADU Plan, Lvl 1, Existing 0'2'4'8'16' 1/4" = 1'-0"2ADU Plan, Lvl 2, Existing Page 142 WHRange DW RefrigeratorOven A2006 A200 A200 A200 4 8 2HVACM. BDRM STAIRS M. BATH 9' - 0" KITCHENSOFFIT CLG 9'4' - 0"4' - 8"4' - 7"4' - 10"10' - 0"3' - 2"PAENTRY FOYER DININGSOFFIT CLG 9' 1a2b3 4 6 A B C D 1' - 0"18' - 0"1' - 9"14' - 9"14' - 0"7' - 6"2' - 6" 59' - 6" 5 1 A300 2 CAR - GARAGE 4' - 7" 2' - 9"9' - 6"2' - 9" 2a 9' - 0"DECORFAMILY 5' - 0"16' - 1"20' - 4"3' - 0"44' - 5"1/2 BATH STORAGE 6' - 0"1b 2 A300 8' - 4"2' - 2" CL North 2c 5' - 7"11' - 11"2 2 8' - 0" CL6' - 0"5' - 5" 2' - 4"20' - 8" 3' - 4"21' - 0"3' - 9" 5' - 0" 1' - 8" PUJA 5' - 0" LAUNDRY A.A 19' - 2"3' - 0"BUILT-IN CABSCL 1' - 0" 12' - 9"14' - 6"3' - 10"3' - 10"2' - 3" 11' - 4"2' - 6"20' - 8" 2' - 3"9' - 0"PATIO 19' - 5" 2 3 4 4 4 FRONT SETBACK LINE SIDE SETBACK LINESIDE SETBACK LINE2ND STORY OUTLINE3' - 0"5' - 0"1' - 6"2ND STORY OUTLINEATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:08 PM 1/4" = 1'-0" A101 Floor Plan, Level1, ProposedFloor Plan, Level 1, Proposed 1/4" = 1'-0"1Floor Plan, Lvl 1,Proposed 1 2 DECOR COFFERED CEILING RAISED PLATFORM CONCRETE STEP DOWN FLOOR PLAN, PROPOSED, KEYNOTES 0'2'4'8'16' 1.2.3.4. 5. 6. 7. 8. 9. 10.11. 12.13. GENERAL NOTES: CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IS 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. PLEASE SEE WALL SCHEDULES ON SHEET A400PLEASE SEE WINDOW & DOOR SCHEDULES ON SHEET A400 3 4 Page 143 A200 A200 A200 4 8 2 4 6 A B C 5 1 A300 5' - 6" M. BDRM BDRM 2 BDRM 3 BATH AA2' - 2" 14' - 1" BALCONY 8' - 8" 16' - 2"16' - 10"2a 7' - 6"3' - 6"11' - 4"2' - 2"12' - 2" 15' - 9" BALCONY OFFICE / GUEST CL FLOATING TUB SHOWER5' - 0"5' - 0"6' - 0"9' - 11"5' - 0"5' - 0" M. BATH CL HALL 15' - 9"3' - 11"6' - 0"2 A300 3' - 3"8' - 0"5' - 6"6' - 0"7' - 0"6' - 0"15' - 5"12' - 9"3' - 6"3' - 2" 2' - 6" BATH LAUNDRY3' - 4"SOFFIT North6' - 2"5' - 0" 1c2c G00543' - 6"THEATER 16' - 1"20' - 4"3' - 0"39' - 5"2 55' - 9" 15' - 3"6' - 3"24' - 3"7' - 6"2' - 6" 10' - 0" 5' - 0" WIC 17' - 4"8' - 6"CL CL A.A 14' - 9"10' - 4"10' - 4"7' - 10" 8' - 3"9' - 3"3' - 11"SHELVINGSHELVING6' - 7"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:10 PM 1/4" = 1'-0" A102 Floor Plan, Level2, ProposedFloor Plan, Level 2, Proposed 1/4" = 1'-0"1Floor Plan, Lvl 2, Proposed 1 DECOR COFFERED CEILING FLOOR PLAN, PROPOSED, KEYNOTES 0'2'4'8'16' 2 1.2.3.4. 5. 6. 7. 8. 9. 10.11. 12.13. GENERAL NOTES: CONTRACTOR TO VERIFY ALL FIELD MEASUREMENTS.REFER TO ELEVATIONS FOR ALL EXT. ELEMENTS ALIGNMENT.ELEMENTS IS 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. PLEASE SEE WALL SCHEDULES ON SHEET A400PLEASE SEE WINDOW & DOOR SCHEDULES ON SHEET A400 Page 144 5" / 1'-0"5" / 1'-0" 5" / 1'-0" 2 3/4" / 1'-0" 5" / 1'-0"3" / 1'-0"D.S.D.S. North25' - 5"15' - 11"5' - 3" 16' - 4" 4' - 9"20' - 6"37' - 6"1' - 0"4' - 6"1' - 5"15' - 10"3' - 9"17' - 6"3' - 9"20' - 2"9' - 9"20' - 2"5' - 0"41' - 3"55' - 0"D.S.D.S. D.S.46' - 8"63' - 9" RIDGE RIDGERIDGERIDGERIDGERIDGE RIDGEHIPVALLEYPITCH BREAKVALLEYHIP PITCH BREAKSHED SHED5" / 1'-0"HIPHIPVALLEYHIPHIPVALLEYHIP5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0" 5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0" RIDGEVALLEY HIPHIP10' - 1"29' - 10"10' - 1"22' - 0"19' - 4"5" / 1'-0"D.S.D.S.D.S.D.S.SHED 1' - 6"1' - 6" 2' - 10" 1' - 6" 0' - 6"1' - 6"1' - 6" 1' - 6"HIPHIPD.S.D.S.D.S.1' - 6"1' - 6"1' - 6"1' - 0"1' - 0"1' - 6"1' - 6"1' - 6"1' - 0"1' - 6" 0' - 6"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:12 PM 1/4" = 1'-0" A103 Roof Plan,ProposedRoof Plan, Proposed 1/4" = 1'-0"1Roof Plan, Proposed 0'2'4'8'16' 1 CLAY TILE ROOF, MIN. CLASS C RATING FASCIA GUTTER DOWNSPOUTS ROOF PLAN, PROPOSED, KEYNOTES 2 3 4 Page 145 F.F.503' - 0" 1 (E) TOP511' - 0" (E) Grade501' - 7 11/32"8' - 0"1' - 5"9' - 5"F.F.503' - 0" 1 (E) TOP511' - 0" (E) Grade501' - 7 11/32"8' - 0"1' - 5"9' - 5"F.F.503' - 0"1 (E) TOP511' - 0" (E) Grade501' - 7 11/32"8' - 0"1' - 5"9' - 5"F.F.503' - 0" 1 (E) TOP511' - 0" (E) Grade501' - 7 11/32"1' - 5"8' - 0"9' - 5"(P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32"6' - 2"9' - 0"1' - 0"10' - 0"1' - 0"27' - 2"6 (E) Grade501' - 7 11/32" (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32"27' - 2"6' - 2"9' - 0"1' - 0"10' - 0"1' - 0"(E) Grade501' - 7 11/32" (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32"27' - 2"1' - 0"10' - 0"1' - 0"9' - 0"6' - 2"(E) Grade501' - 7 11/32" (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32"27' - 2"6' - 2"9' - 0"1' - 0"10' - 0"1' - 0"7' - 6"7' - 6"1 (E) Grade501' - 7 11/32" 63 CLAY ROOF TILES, BROWNVEREA STUCCO, ACCESSIBLE BEIGESHERWIN WILLIAMS FASICA BOARD, REDWOOD PAINTED FINISH W/ VAN DYKE BROWNSHERWIN WILLIAMS GUTTER ALUMINUM W/ BLACK PAINTGUTTER SUPPLY ACCORDION DOOR,ALUMINUM W/ BLACK PAINTPANORAMIC SLIDING WINDOW,400 SERIESANDERSEN GARAGE DOOR, SPANISH STYLEWOOD STAINED FINISH,CUSTOM RAILING WROUGHT IRON CUSTOM ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:36 PM As indicated A200 Elevations,Existing &ProposedElevations, Existing & Proposed 1/8" = 1'-0"1East, Existing 1/8" = 1'-0"5North, Existing 1/8" = 1'-0"7South, Existing 1/8" = 1'-0"3West, Existing 1/8" = 1'-0"6North, Proposed 1/8" = 1'-0"8South, Proposed 1/8" = 1'-0"4West, Proposed 1/8" = 1'-0"2East, Proposed 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' 1 ELEVATIONS, EXISTING, KEYNOTES BUILDING TO BE DEMOLISHED 1 2 ELEVATIONS, PROPOSED, KEYNOTES ADDRESS IDENTIFICATION PER SCCFD STANDARDS EXTERIOR WALL LIGHTING ARCHITECTURAL FEATURE - WROUGHT IRON DECOR RAILING STUCCO TRIM CORBEL ELEVATIONS, EXISTING, KEYNOTES 3 4 MATERIAL & COLOR, LEGEND 5 1.2. 3. NOTES: CONTRACTOR TO VERIFY ALL DIMENSION AND DESIGN ON SITE.ADDRESS IDENTIFICATION: 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 6 INCHES HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7 MM). WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDIGN 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. 505.1ALL EXTERIOR LIGHTING WILL BE DOWNWARN DIRECTED WITH BULBS SHIELDED FROM VIEW. 6 Page 146 (P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32" CRAWL SPACE ATTIC BDRM GARAGEDININGLAUNDRYFOYER M. BDRMHALL 27' - 2"1' - 0"10' - 0"1' - 0"9' - 0"6' - 2"(E) Grade501' - 7 11/32"4' - 10"9' - 0"(P) Grade502' - 0" Level 1, TOP513' - 0" F.F.503' - 0" F.F. Lvl 2514' - 0" Level 2, TOP523' - 0" TOR529' - 2 1/32" CRAWL SPACE ENTRYFOYERSTAIRS BALCONYOFFICEHALL ATTIC 27' - 2"6' - 2"9' - 0"1' - 0"10' - 0"1' - 0"(E) Grade501' - 7 11/32"10' - 0"9' - 0"4' - 10"ATTS LAC E FO ILICENS E D ARCHIT ECTF O RNIAGORD KONW GNO RENEWAL 03/01/2013 4 0 4 53-C VALLAMDAS RESIDENCELOS GATOS, CA 95032Project Schedule Revision SCALE R E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COM# RENEWAL 08/31/2023 14331 Capri DriveKEVIN YU PROJECT REP710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 796-1845KEVINYU@GKWARCHITECTS.COM1 REV DATE DESCRIPTION 2024.11.29 PLANNING 2 2024.06.06 PLANNING 3 2024.09.11 PLANNING 4 2025.01.08 PLANNING 5 2025.04.30 PLANNING 5/14/2025 4:18:40 PM 1/4" = 1'-0" A300 Sections,ProposedSections, Proposed 1/4" = 1'-0"1Section AA 1/4" = 1'-0"2Section BB 1 DECOR COFFERED CEILING SECTIONS, PROPOSED, KEYNOTES 1. 2. A.B.3. 4. 5. 6. 7. 8. GENERAL SECTION NOTES: PROVIDE MINIMUM CLEARANCE BETWEEN TOP PLATE OF INTERIOR PARTITIONS AND BOTTOM CHORD OF TRUSSES, S.S.D.IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS, OR STAGGERED STUDS PER C.R.C. SECTION R302.11 AS FOLLOWS,VERTICALLY AT THE CEILING AND FLOOR LEVELSHORIZONTALLY AT INTERVALS NOT EXCEEDING 10'AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS, AND COVE CEILINGS PER CRC SECTION R302.11.IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN PER CRC SECTION 302.11.AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILIGNS AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTOIN. THE MATERIAL FILLING THIS ANNULAR SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E 136 REQUIREMENTS.FIREBLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQUIRED AT THE LINE OF DWELLING UNIT SEPARATION.WITHIN CONCEALED SPACES OF EXTERIOR WALL FINISH AND OTHER EXTERIOR ARCHITECTURAL ELEMENTS WHERE PERMITTED TO BE COMBUSTIBLE CONSTRUCTION PER CBC SECTION 1406, OR WHERE ERECTED WITH COMBUSTIBLE FRAMES AT MAXIMUM INTERVALS OF 20 FEET, SO THAT THERE WILL BE NO OPEN SPACE EXCEEDING 100 SQUARE FEET PER CBC SECTION 717.26WHERE WOOD FURRING STRIPS ARE USED, THEY SHALL BE ON AN APPROVED WOOD OF NATURAL DECAY RESISTANCE OR PRESERVATIVE-TREATED WOOD. IF CONTINUOUS, SUCH ELEMENTS SHALL HAVE CLOSED ENDS, WITH 4-INCH MINIMUM SEPARATION BETWEEN SECTIONS PER CBC SECTION 717.2.6 EXCEPTIONS: (PER CBC 717.2.6) 2. FIREBLOCKING SHALL NOT BE REQUIRED WHERE INSTALLED ON NONCOMBUSTIBLE FRAMING AND THE FACE OF THE EXTERIOR WALL FINISH EXPOSED TO THE CONCEALED SPACE IS COVERED BY ONE OF THE FOLLOWING MATERTIALS:2.1 ALUMINUM HAVING A MINIMUM THICKNESS OF 0.019 INCH.2.2 CORROSION-RESISTANT STEEL HAVING A BASE METAL. THICKNESS NOT LESS THAN 0.016 INCH AT ANY POINT.2.3 OTHER APPROVED NONCOMBUSTIBLE MATERIALS 2 0'2'4'8'16' 0'2'4'8'16' Page 147 Page 148