418 University Ave - Staff Report and Exhibits 1-11
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/10/2018
ITEM NO: 4
DATE: JANUARY 3, 2018
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-17-018 AND VARIANCE
APPLICATION V-17-002. PROJECT LOCATION: 418 UNIVERSITY AVENUE.
PROPERTY OWNER: CYNTHIA BEVERAGE AND TIMOTHY CANEPA.
APPLICANT: BESS WIERSEMA, STUDIO 3 DESIGN.
REQUESTING APPROVAL OF A VARIANCE FOR CONSTRUCTION OF AN
ACCESSORY STRUCTURE THAT DOES MEET SETBACK REGULATIONS AND
APPROVAL FOR CONSTRUCTION OF AN ADDITION TO A SINGLE-FAMILY
RESIDENCE THAT WILL EXCEED THE ALLOWABLE FLOOR AREA RATIO ON
PROPERTY ZONED R1-D. APN 529-06-066.
DEEMED COMPLETE: DECEMBER 1, 2017
FINAL DATE TO TAKE ACTION: JUNE 1, 2018
RECOMMENDATION:
Approval of the Architecture and Site application and denial of the Variance application .
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: Single-Family Residential Downtown, R-1D
Applicable Plans & Standards: General Plan and Residential Design Guidelines
Parcel Size: 5,468 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Single Family Med. Density Residential R-1D
East Single Family Med. Density Residential R-1D
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
FINDINGS:
▪ As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
▪ As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
▪ As required by Section 29.40.075(c) of the Town Code for granting approval to exceed the
maximum allowable floor area.
▪ As required by Section 29.20.170 of the Town Code for granting a Variance application.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The 5,468-square foot lot currently contains a 1,289-square foot historic one-story home with a
216-square foot detached garage and 250 square feet of below grade square footage.
The project is being referred to the Planning Commission because the applicant is requesting
approval of an Architecture and Site application to exceed the maximum allowable floor area
ratio (FAR) by 408 square feet and a Variance application for one-foot right side and rear yard
setbacks for a detached garage, where a minimum setback of three feet is required. The
residence would also have the largest FAR in the immediate neighborhood with regards to FAR
based on Town and County records.
South Single Family Med. Density Residential R-1D
West Single Family Med. Density Residential R-1D
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PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing an addition to the historic (pre-1941) single-family residence.
The project would include a 61-square foot addition to the first floor, a new 951-square
foot second story addition, a 595-square foot expansion of the existing below grade square
footage, and a new 446-square foot detached garage with reduced setbacks. The
proposed home would have a maximum height of 26 feet, five inches. The total proposed
living floor area is 2,301 square feet. The materials for the addition would consist of
wooden horizontal siding and trim and a composition shingle roof to match the existing
structure.
Letters of justification for the project are included in Exhibits 4 through 6 and the current
development plans are attached as Exhibit 11.
B. Location and Surrounding Neighborhood
The project is located at 418 University Avenue on the east side of University Avenue,
approximately 145 feet north of the Los Gatos-Saratoga Road and University Avenue
intersection (Exhibit 1). Surrounding properties contain single-family dwellings to the
north, east, south, and west.
C. Zoning Compliance
The proposed project complies with the height limitations, primary structure setbacks, and
parking requirements. The zoning permits a single-family dwelling and allows the dwelling
to exceed the maximum allowable floor area subject to specific findings.
DISCUSSION:
A. Historic Preservation Committee
The proposed project was considered by the Town’s Historic Preservation Committee (HPC)
on May 24, 2017. At the meeting, the HPC reviewed the proposed exterior modifications
and second story addition to the pre-1941 building. Meeting minutes are included as
Exhibit 8. The Committee recommended approval of the proposal with modifications to the
plans, which included: matching new siding elements to the existing siding in a horizontal
manner; and an option to modify the rear sliding doors to match the window details
elsewhere on the home. The applicant has modified the new siding elements to match the
existing siding, but did not make modifications to the rear sliding doors.
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Modifications are reflected in the attached development plans (Exhibit 11). A color and
materials board will be available at the hearing.
B. Variance
The applicant is requesting a variance to project into the required right side and rear yard
setbacks to accommodate the proposed detached garage. The applicant and property
owner have provided written justification for the variance (Exhibits 5 and 6), which includes
the need to increase the number of on -site parking spaces for the property due to its close
proximity to the intersection of Los Gatos-Saratoga Road and University Avenue. The
property owner states that recent changes to the stop light and traffic lanes at the adjacent
intersection have resulted in a dangerous situation for parking cars on the street and
backing out of the existing driveway (Exhibit 6). The letter states that locating the detached
structure two feet into the minimum three-foot right side yard setback would allow for a
more aligned access to the garage and provide sufficient space to maneuver a second
vehicle into the garage. Additionally, the letter states that if the garage were to be shifted
to the left from the right side setback, the driveway would not align with the garage and
would also conflict with the existing footprint of the home that is proposed to remain.
The existing 216-square foot detached garage has a four-foot, 10-inch right side setback and
a six-foot, 10-inch rear setback. The new 446-square foot detached garage proposes a
one-foot setback along the rear and right side yards. The new garage would not meet the
minimum requirements for a two-car garage, as Town Code requires a minimum inside
dimension of 20 feet by 20 feet. The applicant has proposed a detached garage with a
depth of 21 feet, five-inches and width of 15 feet, five-inches at the entrance of the garage.
The applicant has provided a map (Exhibit 5) showing properties in the immediate
neighborhood and greater neighborhood with similar setbacks based on aerial maps and
field visits. Within the immediate neighborhood as defined by the Residential Design
Guidelines, the adjacent property to the north, located at 407 University Avenue has an
accessory building on the property line. The applicant’s document cites that there are
several structures in the adjacent area with nonconforming setbacks, located outside of the
immediate neighborhood.
While the new detached garage will be in a similar location as the existing garage, a
detached garage with three-foot right side and rear yard setbacks, could be constructed
with a similar layout that would still allow for additional cars to be parked on-site off of
University Avenue. Based on this analysis, staff does not recommend the Planning
Commission make the required findings as detailed below in Section C. for granting a
variance. The Planning Commission must make both the findings provided below, in
addition to reviewing the design for compatibility with the immediate neighborhood
(Attachments 5 and 7) to approve the detached garage as proposed.
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C. Findings to Grant a Variance
As required by Section 29.20.170 of the Town Code, the deciding body, on the basis of the
evidence submitted at the hearing, may grant a variance if it finds tha t:
(1) Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance deprives
such property of privileges enjoyed by other properties in the vicinity and under
identical zone; and
(2) The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such p roperty
is situated.
D. Floor Area Ratio
The immediate neighborhood is made up of single- and two-story residences. Based on
Town and County records, the surrounding residences range in size from 784 square feet to
3,141 square feet. The FARs range from 0.13 to 0.41. The applicant is proposing a
residence of 2,301 square feet on a 5,468-square foot parcel with a 0.42 FAR. Pursuant to
Town Code, the maximum house square footage for the lot size is 1,893 square feet with a
0.35 FAR.
The following Neighborhood Analysis table reflects current conditions of the immediate
neighborhood.
ADDRESS House Garage Lot Area
House
FAR Stories
Exceeds Max
FAR
412 University 3,141 0 10,900 0.29 2 No
420 University 2,180 441 5,450 0.40 2 292 s.f. over
424 University 1,630 220 5,500 0.30 2 No
407 University 784 264 6,050 0.13 1 No
409 University * 1,864 0 7,200 0.26 1 No
419 University 2,393 657 7,248 0.33 2 No
425 University 2,984 462 7,248 0.41 2 578 s.f. over
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431 University * 1,895 600 7,248 0.26 1 No
418 University (N) 2,301 446 5,468 0.42 2 408 s.f. over
418 University (E) 1,289 216 5,468 0.24 1 No
*409 University and 431 University contain legal accessory dwelling units
The proposal would result in the fourth largest home square footage in the immediate
neighborhood. The proposal would also result in the largest FAR in the immediate
neighborhood with a 0.42 FAR. The property with the second largest FAR in the immediate
neighborhood (425 University) has a 0.41 FAR. A reduction of at least 32 square feet would
be required in order for the project to propose a 0.41 FAR. Pursuant to Town Code, the
maximum allowed square footage for the site is 1,893 square feet with a 0.35 FAR. The
project proposes a 2,301-square foot home, requesting approval to exceed the allowable
square footage by 408 square feet. Justification for the exception is provided by the
applicant in Exhibit 4 and an analysis of the homes in the immediate neighborhood is
included in Exhibit 7.
E. Findings to Exceed the Floor Area Ratio
As required by Section 29.40.075(c) of the Town Code, the deciding body may allow a Floor
Area Ratio in excess of the Floor Area Ratio derived by the formulas in subsections (b)(1), (2),
and (3) above if it makes the following findings. Staff’s analysis is below each finding in italic
type.
(1) The design theme, sense of scale, exterior materials, and details of the proposed project
are consistent with the provisions of:
a. Any applicable landmark and historic preservation overlay zone; and
The project site is not in a landmark and historic preservation overlay zone. However,
the project site has a preliminary rating and is considered to contribute to the Town’s
historic feel, but has had some alterations. This project was brought to the HPC on
March 24, 2017, where it received a recommendation of approval with modifications
to the plans, which include matching new siding elements to the existing siding in a
horizontal manner and an option to modify the rear sliding doors to match the window
details elsewhere on the home (Exhibit 8).
b. Any applicable specific plan; and
Not applicable.
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c. The adopted residential development standards; and
The scale and mass of the proposed addition is consistent with the scale and massing
of homes in the immediate neighborhood and is consistent with the historic nature of
the home as reviewed by the HPC.
(2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
The proposal is compatible with existing development on surrounding lots in terms of lot
coverage and setbacks. The applicant setback the second floor to between eight feet,
seven inches and approximately 14 feet from the front façade. Two other lots in the
immediate neighborhood have FARs that exceed current FAR requirements, but the
proposal would result in the largest FAR in the immediate neighborhood.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At the time of this report’s preparation, the Town has not received any public comment s.
CONCLUSION:
A. Summary
The proposed project would allow the applicant to construct a 1,012-square foot addition to
the existing historic one-story residence. As proposed the project would create a 2,301-
square foot two-story residence, 845 square feet of below grade square footage, and a 446-
square foot detached garage that does not comply with setback regulations. As discussed in
this report, the project is requesting to exceed the maximum allowable FAR by 408 square
feet and a variance to grant one-foot rear and right side setbacks for the detached garage.
The setbacks of the detached garage are not compatible with the immediate neighborhood
and the findings to support the variance cannot be made; specifically, that:
1. The strict application of the Town Code would not deprive the property owner of
privileges enjoyed by others in the immediate neighborhood; and
2. That by granting the variance both the effective front and side setbacks for the property
would be less than those in the immediate neighborhood and would therefore be
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granting special privileges inconsistent with the limitations upon other properties in t he
vicinity.
B. Recommendation – Architecture and Site application
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303: New
Construction or Conversion of Small Structures of the California Environmental Quality
Act as adopted by the Town (Exhibit 2); and
2. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
3. Make the required findings as required by Section 29.40.075 of the Town Code for
granting approval to exceed the maximum FAR (Exhibit 2); and
4. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture and Site application (Exhibit 2); and
5. Approve Architecture and Site Application S-17-018 with the conditions contained in
Exhibit 3 and development plans in Exhibit 11.
C. Alternatives – Architecture and Site application
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
D. Recommendation – Variance application
Based on the analysis above, staff recommends denial of the Variance application based on
concerns related to the neighborhood compatibility of the garage setbacks as discussed in
this report.
E. Alternatives – Variance application
Alternatively, the Commission can:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303: New
Construction or Conversion of Small Structures of the California Environmental Quality
Act as adopted by the Town (Exhibit 2); and
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2. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
3. Make the required findings as required by Section 29.20.170 of the Town Code for
granting a Variance (Exhibit 2); and
4. Approve Variance Application V-17-002 with the conditions contained in Exhibit 3 and
development plans in Exhibit 11.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations (two pages)
3. Recommended Conditions of Approval (ten pages)
4. Letter of Justification for Exception to Floor Area Ratio, received December 18, 2017 (one
page)
5. Letter of Justification for Variance from Applicant, received November 7, 2017 (five pages)
6. Letter of Justification for Variance from Property Owner, received August 30, 2017 (five
pages)
7. Neighborhood Analysis, received November 7, 2017 (18 pages)
8. May 24, 2017, Historic Preservation Committee Minutes (four pages)
9. Arborist Report, received December 5, 2017 (four pages)
10. Public Comments received by 11:00 a.m. Friday, January 5, 2018 (one page)
11. Development Plans, received December 11, 2017 (14 sheets)
Distribution:
Cynthia Beverage and Timothy Canepa, 418 University Avenue, Los Gatos, CA 95030
Bess Wiersema, 638 University Ave, Los Gatos, CA 95032
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PLANNING COMMISSION – January 10, 2018
REQUIRED FINDINGS & CONSIDERATIONS FOR:
418 University Avenue
Architecture and Site Application S-17-018
Variance Application V-17-002
Requesting approval of a variance for construction of an accessory structure that
does meet setback regulations and approval for construction of an addition to a
single-family residence that will exceed the allowable floor area ratio on property
zoned R1-D. APN 529-06-066.
PROPERTY OWNER: Cynthia Beverage and Timothy Canepa
APPLICANT: Bess Wiersema, Studio 3 Design
FINDINGS
Required findings for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required Compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single-family
homes not in hillside residential areas.
Required findings for exceeding the maximum Floor Area Ratio:
■ As required by Section 29.40.075(c) of the Town Code, the deciding body may allow a FAR in
excess of the FAR derived by the formulas in subsections (b)(1), (2), and (3) above if it makes
the following findings:
(1) The design theme, sense of scale, exterior materials and details of the proposed project
are consistent with the provisions of:
a. Any applicable landmark and historic preservation overlay zone; and
b. Any applicable specific plan; and
c. The adopted residential development standards; and
(2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
EXHIBIT 2
Required findings for granting a Variance application:
■ As required by Section 29.20.170 of the Town Code for granting a Variance application:
(1) Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance deprives
such property of privileges enjoyed by other properties in the vicinity and under identical
zone; and
(2) The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such property is
situated.
CONSIDERATIONS:
Considerations in review of Architecture & Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION –January 10, 2018
CONDITIONS OF APPROVAL
418 University Avenue
Architecture and Site Application S-17-018
Variance Application V-17-002
Requesting approval of a variance for construction of an accessory structure that
does meet setback regulations and approval for construction of an addition to a
single-family residence that will exceed the allowable floor area ratio on property
zoned R1-D. APN 529-06-066.
PROPERTY OWNER: Cynthia Beverage and Timothy Canepa
APPLICANT: Bess Wiersema, Studio 3 Design
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 Planni4ng Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
6. 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. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must
be submitted and signed by the property owner, project architect, project engineer and
contractor.
10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Town Arborist’s report dated as received December 7,
2017, for the project, on file in the Community Development Department.
EXHIBIT 3
These recommendations must be incorporated in the building permit plans, and
completed prior to issuance of a building permit where applicable.
11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. A comprehensive plan review has not been completed for this project for consideration by
the Development Review Committee or Town Council. Advisory Comment may be
provided by the Building Division as part of a cursory review. Comprehensive Plan check
and review will be part of the separate building permit application process. Once the
Development Review Committee and/or Planning Commission approvals have been
obtained, submit complete sets of construction drawings to the Building Counter. No
construction work can be commenced without an appropriate building permit.
15. PERMITS REQUIRED: A Building permit is required for the renovation and addition to an
existing single-family residence. An additional Building permit is required for the
demolition and construction of a new detached garage.
16. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2017, are the 2016 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12.
17. 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.
18. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum
size 30” x 42”.
19. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and
a Bay Area Air Quality Management District Application from the Building Department
Service Counter. Once the demolition form has been completed, all signatures obtained,
and written verification from PG&E that all utilities have been disconnected, return the
completed form to the Building Department Service Counter with the Air District’s J#
Certificate, PG&E verification, and three (3) sets of site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
20. 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.
21. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
22. 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
23. 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.
24. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
25. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut
within 10 feet of chimneys.
26. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
27. 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 from the Building
Division Service Counter or online at www.losgatosca.gov/building.
28. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available at the
Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building.
29. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
30. 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 Developer'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 Developer's expense.
31. APPROVAL: This application shall be completed in accordance with all of 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.
32. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Applicant/Developer to obtain any necessary encroachment permits
from affected agencies and private parties, including but not limited to, Pacific Gas and
Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department
of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the
Town Engineering Division of the Parks and Public Works Department prior to releasing
any permit.
33. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The
property owner shall enter into an agreement with the Town for all existing and proposed
private improvements within the Town’s right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times
and shall indemnify the Town of Los Gatos. The agreement must be completed and
accepted by the Director of Parks and Public Works, and subsequently recorded by the
Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of
any permits. Please note that this process may take approximately four (4) weeks.
34. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of work that went on without
inspection.
35. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Developer'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 Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
36. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
37. 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.
38. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review
at the Engineering Division of the Parks and Public Works Department.
39. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits.
40. 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
Applicant’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.
41. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos,
Community Development Department.
42. 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
Applicant.
43. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork
quantities and a table of existing and proposed impervious areas. 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). A separate building permit, issued by the Building Department on E. Main
Street, is needed for grading within the building footprint.
44. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading
activities and operations shall not commence until after the rainy season, as defined by
Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended.
45. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
46. UTILITIES: The 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 Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve or imply approval for
final alignment or design of these facilities.
47. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation.
The Town Engineer shall determine the appropriate setback based on the depth of the
utility, input from the project soils engineer, and the type of foundation.
48. UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utility
easements. The deed restrictions shall specify that no trees, fences, structures or
hardscape are allowed within the easement boundaries, and that maintenance access
must be provided. The Town will prepare the deed language and the Applicant's surveyor
shall prepare the legal description and plat. The Applicant shall pay any recordation costs.
49. SIDEWALK CLOSURE: Any proposed blockage or partial closure of the 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.
50. SIDEWALK REPAIR: The Developer shall repair and replace to existing Town standards any
sidewalk damaged now or during construction of this project. All new and existing
adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. The limits of
sidewalk repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
51. CURB AND GUTTER REPAIR: The Developer shall repair and replace to existing Town
standards any curb and gutter damaged now or during construction of this project. All
new and existing adjacent infrastructure must meet Town standards. New curb and
gutter shall be constructed per Town Standard Details. New concrete shall be free of
stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or
equal shall be removed and replaced at the Contractor’s sole expense and no additional
compensation shall be allowed therefore. The limits of curb and gutter repair will be
determined by the Engineering Construction Inspector during the construction phase of
the project. The improvements must be completed and accepted by the Town before a
Certificate of Occupancy for any new building can be issued.
52. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
53. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but
not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
54. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
55. 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.
56. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Developer 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 of the project
site. This may include, but is not limited to provisions for the Developer/Owner 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.
57. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, 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.
58. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan sheet (full-size) within the plan
set that shall incorporate at a minimum the site security fencing, employee parking,
construction staging area, materials storage area(s), concrete washout(s) and proposed
outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines
document for additional information.
59. BEST MANAGEMENT PRACTICES (BMPs): The Applicant 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.
60. SITE DESIGN MEASURES: All projects shall incorporate 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.
61. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted
to the Engineering Division of the Parks and Public Works Department. A maximum of two
(2) weeks is allowed between clearing of an area and stabilizing/building on an area if
grading is allowed during the rainy season. Interim erosion control measures, to be carried
out during construction and before installation of the final landscaping, shall be included.
Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls
(with locations and details), erosion control blankets, Town standard seeding specification,
filter berms, check dams, retention basins, etc. Provide erosion control measures as
needed to protect downstream water quality during winter months. The Town of Los Gatos
Engineering Division of the Parks and Public Works Department and the Building
Department will conduct periodic NPDES inspections of the site throughout the recognized
storm season to verify compliance with the Construction General Permit and Stormwater
ordinances and regulations.
62. 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-five (25) miles per hour (MPH). All trucks
hauling soil, sand, or other loose debris shall be covered.
63. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to public
storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay”
NPDES required language. On-site drainage systems for all projects shall include one of the
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include
storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to
vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be
placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. No
improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream
or down slope property.
64. 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.
65. 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 Developer'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 Developer's expense.
66. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
67. FIRE SPRINKLERS REQUIRED (basement only): CRC Section R313.2, #2 is amended to read:
In all basements and in existing basements that are expanded. Exception: Existing
basements that are expanded by not more than 50%. NOTE: The owner(s), occupant(s),
and any contractor(s) or subcontractor(s) are responsible for consulting with the water
purveyor of record in order to determine if any modification or upgrade of the existing
water service is required. A State of California licensed (C-16) Fire Protection Contractor
shall submit plans, calculations, a completed permit application and appropriate fees to
this department for review and approval prior to beginning their work. Sec. 6.150.020 - as
Fire protection amendments. LGTC.
68. 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). 2016 CFC sec.903.3.5 and Health and Safety Code 13114.7.
69. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
70. 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. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign
or means shall be used to identify the structure.
N:\DEV\CONDITIONS\2018\University 418.docx
18 December 2017
To: Jocelyn Puga, Town of Los Gatos
RE: Updated Letter of Justification : 418 University Avenue
Dear Jocelyn,
This project proposes to remodel and add to an existing 2 bedroom I 2 bathroom family home creating a 4
bedroom home for a blended family with aging parents. The home proposes to maintain the architectural
characteristics of the "folk national" styled house: simple trim detalls, narrow horizontal siding, square parsons
styled posts at columns at porches, low pitched roofs and articulated mullion patterns are some of the details
maintained and repeated in the new home. After meeting with the HPC, additional detailed were refined and
accommodated, and the HPC approved the proposal.
The new second story addition, in combination with the basement remodel and addition is required on this tight
site. Two story homes are prevalent in the immediate and expanded neighborhood, the proposed home is in
keeping with the pattern of the neighborhood. The proposed home is over the allowable FAR by 408 SF (allowed
FAR= 1,893 SF, proposed = 2,301 SF). As proposed, the home is not the largest in the neighborhood, nor is it the
only home exceeding the allowable FAR. In the immediate neighborhood there are two additional homes at/over
42% FAR (420 University at FAR of 0.40, 419 University at FAR of 0 .33). The proposed home is also smaller than
both it's immediately adjacent neighbors (420 Univ-2,180 SF and 419 Univ-2,393 SF). The two homes in the
immediate neighborhood which exceed their FAR are 420 University (exceeds by 292 SF) & 425 University (exceeds
by 578 SF/ 2,984 SF & 0.41 FAR).
In keeping with the pattern of the neighborhood is a detached garage, located In the rear corner of the property.
Reduced setbacks are requested due to the hardship of parking and access in this neighborhood due to the
proximity to the busy light at University and Hwy 9. In the past couple of years, there have been several accidents
immediately in front of the property, and driveway access, getting cars off the street, and providing safe parking
has become a significant priority for the homeowner (see letter detailing issues from owner). The reduced garage
setbacks allow more driveway space and easier access along the (existing, narrow driveway. The proposed garage
is under the allowable FAR (allowed = 541 SF, proposed = 446 SF) and accommodates two cars. The proposed
garage is also keeping architecturally with the character of the house.
The owner has socialized the plans with the neighbors, and received positive feedback and support.
Please also see the letter from the owner detailing this effort.
Warm Rega rds,
Bess W iersema
Principal + Owner, Studio3 Design
STUD I 0 H REE °..~.§.1 ,.~0 .~ EXHIBIT 4
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7 November 2017
TO: Jocelyn Puga
RE: 418 University Avenue, variance request/ letter of justification
Jocelyn,
The current proposal requests to reduce the detached garage structure setbacks to 1' on both the side
and rear of the property. This reduction helps to increase the amount of on-site parking which is
specifically critical to the site. The site is located 3 parcels in from the busy intersection of Highway 9
and University Avenue. Recent changes to the stop light and traffic lanes has further caused congestion
and dangerous parking and access to this residential property. Please note the letter submitted by the
owner detailing multiple recent accidents in front of this residence, all related to traffic, speeding cars
colliding with parked cars, as well as now cars crossing the double yellow line to race to the green arrow
at the stop light. (since the writing of the letter from the owner, there has been another accident
resulting in a totaled car as well.) We believe this certainly constitutes the finding required for a variance
as a "special circumstance". Please see the attached diagram showing that with the reduced setbacks,
we can fit 3 cars (using the 10'X20' car I garage footprint) in the driveway without encroaching in the
front setback or impeding the sidewalk. The reduced side setback also allows for a more direct access/
alignment to the garage for practical ease of use. If the garage was shifted further to the left, the
driveway would not align, and conflict with the existing side footprint of the home.
The second variance finding can be met showing that the property would not be granted a special
privilege, as there are already six neighboring homes with reduced side and rear setbacks at garages/
accessory structures. Please see the attached detail showing that these homes, with images and actual
setbacks noted, ranging from O' side setback to 2' side setback. These were all field verified by my team.
We believe that both grounds for granting a variance can be met based upon this information, and
respectfully request support in this from the Planning Department. Please advise on Planning
Commission schedule, we look forward to closing this matter as quickly as possible and moving forward
with our permit set.
Regards,
Principal, studio3 design inc.
STUD I D TH R EE D_.~.~.1 .~0 ••
EXHIBIT 5
ADJACENT
2-STORY
RESIDENCE
420 UNIVERSITY AVE.
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Findings from Town records:
1. 440 University Ave.
Has a detached garage w ith 1' side setback.
2. 441 University Ave .
Has an accessory building on side property line with O' side setback.
3. 437 University Ave.
Has a certificate of occupancy for accessory building with O' side setback.
Findings from neighborhood photos and site measures.
1. 436 University Ave.
The accessory structure has a O' side setback
2. 444 University Ave.
The accessorv structure has a 2' side setback.
3. 407 University Ave
The accessory structure has 1' side setback.
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We like to request reduced setbacks allowing our garage to be closer to the lot line.
We love Los Gatos and have lived at this location for 20 years. In that time we've made many lifelong
friendships and feel like this town is our home. We walk or jog the creek trail daily and love the sense of
community in the town.
That said, over the years, our proximity to the intersection at highway 9 and University is not without its
challenges. We've had two cars totaled while parked on University and another car side swiped (photos
below). Having more than one car in the driveway often requires juggling of cars which is difficult given
how close we are to the intersection. The new changes at University and Highway 9 have made getting
in and out of the driveway and juggling cars even more challenging. Cars whip around the corner from
Highway 9 onto University at high speeds and cars making a left from University onto Highway 9 often
drive on the wrong side of the road to make the left turn right in front of our driveway (this happens
multiple times per day). See photos below. As an aside regarding the safety of the new intersection,
I've actually been physically struck by a car that was rolling the red from Highway 9 to University while I
was in the crosswalk (driver claimed the sun was in his eyes, although I'm not quite sure why you'd want
to roll a right at ... 10-15 mph on a red with the sun in your eyes ... ).
Our driveway is about a foot away from the fence so backing a car into the garage requires some
weaving to get the car into the garage. Moving the garage close to the lot line allows for a straighter
shot into the garage allowing u~ to back a car into one of the slots without any maneuvering. Moving
the garage as far back as possible will provide sufficient space to safely maneuver a second car into the
garage. This will improve the aesthetics, safety and functionality of our driveway and garage. We'd
rather not have a situation where putting a car in the garage is a stressful activity. Getting into the
driveway in the first place is often a stressful activity. We plan on making the rest of our backyard an
edible garden .
Best,
Tim & Cynthia RECt:JVED
AUG j 0 zn1 l
TOWN OF LOS GATOS
PLANNING DIVISION
EXHIBIT 6
Photos of the accident that totaled our parked Honda hybrid (driver actaully flipped his car)
One of our cars that was side-swiped.
Series of three photos showing an example of car driving on the wrong side of the road (and double
yellow lines) to make a left onto highway 9.
•
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STUDIO THREE DES GN
ARCHITECfU .. £ IHTERf O .. S
418 UNIVERSITY AVE *
Neighborhood Analysis
A 166 Saratoga Los Gatos Rd • 418 University Ave
B 407 University Ave r 420 University Ave
C 409 University Ave J 424 University Ave
D 419 University Ave K 469 Wraight Ave
E 425 University Ave L 471 Wraight Ave
F 429 I 431 University Ave M 473 Wraight Ave
G 100 Saratoga Los Gatos N 475 Wraight Ave
H 412 University Ave 0 477 Wraight Ave
EXHIBIT 7
Town of Los Gatos
How to Read Your Neighborhood
Workbook
A 166 Saratoga Los Gatos Rd
Commercial BuildinQ Lot Size: 4630 SF
Commercial Space: 1 739 SF FAR: NIA
Facade Materials: Stucco, stone Roof Materials: Gravel
cladding, wood siding
~ccessorv Buildina : NIA Accessorv Bu ildina Setback: NIA
1963 N/A
Notes:
B 407 University Ave
Sinole Familv Lot Size: 6,050 SF
Livina Space: 784 SF FAR: 13%
Facade Materials: Stucco Roof Materials : Clav Tile
Accessory Bui lding: 264 SF Garage Accessory Building Setback: 1' Side,
10' Rear
1928 SnaniSh Colonial
Allowed FAR : 34% Notes:
C 409 University Ave
Single Family Lot Size: 7,200 SF
LivinQ Scace: 1,864 SF FAR:26%
Facade Materials: Wood Sidina Roof Materials: Asphalt Composition
Accessory Building : Guest House Accessory Building Setback: 3' Side,
4' Rear
1900 Folk National
Allowed FAR : 33% Notes :
D 419 University Ave
Single Family Lot Size: 7 248 SF
LivinQ Space: 2 393 SF FAR:33%
Facade Materials: Wood Sidina Roof Materials: Asphalt Composition
Accessory Build ing: 657 SF Garage Accessory Build ing Setback: 3' Side ,
5' Rear
1919 Queen Anne
Allowed FAR: 33% Noles: 1 439 SF Cellar
Town of Los Gatos
How to Read Your Neighborhood
Workbook
E 425 University Ave
Sincile Family Lot Size: 7 248 SF
Livina Soace: 2 984 SF FAA:41%
Facade Materials: Wood Sidina Roof Materials : Asohalt Comoositi on
Accessory Building: 462 SF Garage Accessory Building Setback: 5' Side,
5' Rear
1918 Queen Anne
Allowed FAR: 33% Notes: Over FAR by 578 SF
F 429 / 431 University Ave
Multi-Family Lot Size: 7,248 SF
Livina Space: 1 895 SF FAR: 26%
Facade Materials: Wood Sidina Roof Materials: Asohalt Comoositi on
Accessory Building: 400 SF Garage Accessory Building Setback: 5' Side,
5' Rear
1931 Folk National
Allowed FAR: 33%
G 100 Saratoga Los Gatos Rd
Commercial Lot Size: 16, 594 SF
Commercial Space: 11,025 SF FAR: 66%
Facade Materials : Stucco Roof Materials: Clay Ti les
Accessory Buildina : NIA ~ccessorv Buildin!I Setback : NIA
2003 Soanish Colonial
Notes:
H 412 University Ave
Sin11le Family Lot Size: 10,900 SF
Livina Space : 3, 141 SF FAR : 29%
Facade Materials: Wood Sidina Roof Materials : Asohalt Comoosition
Accessorv Bui ldina : Storage Accessorv Build ina Setback : 11' Side
1900 Queen Anne
Allowed Far: 30% Notes:
Town of Los Gatos
How to Read Your Neighborhood
Workbook
418 University Ave
Sinale Familv Lot Size: 5,468 SF
Livina Space: 1 289 SF FAA :23%
Facade Materials: Wood Sidina Roof Materials : Asphalt Composition
Accessory Building: 216 SF Garage Accessory Building Setback: 4' side,
7' rear
1900 Folk National
Allowed FAR: 34% Notes:
420 University Ave
Sinale Familv Lot Size: 5,450 SF
Livina Soace: 2, 180 SF FAR: 40"/o
Facade Materials: Wood Sidina Roof Materials: Asphalt Composition
~ccessory Building: 441 SF Garage Accessory Building Setback: 4' Side,
S Rear
1989 Queen Anne
Allowed FAR: 34.6% Note : Over FAR by 292 SF
J 424 University Ave
Single Familv Lot Size: 5 500 SF
Livina Space: 1 630 SF FAR:30"1o
Facade Materials: Wood Siding and Roof Materials: Asphalt Composition
Shingles
Accessory Building: 220 SF Garage ~essory Building Setback : 5'
interior side, 1 O' rear
1938 Queen Anne
Allowed FAR: 34% Notes :
K 469 Wraight Ave
Sinale Family Lot Size : 5,500 SF
Livina Soace : 1 825 SF FAR: 33%
Facade Materials: Wood Sidina Roof Materials: Shinales
~ccessorv Buildina: NIA Accessory Building Setback : NIA
1940 Folk National
Al lowed FAR : 34 % Notes:
Town of Los Gatos
How to Read Your Neighborhood
Workbook
L 471 Wraight Ave
Lot Size: 5 500 SF
FAR:31%
M 471 Wraight Ave
Sinale Family Lot Size: 5,500 SF
Living Space: 788 SF FAR: 14%
Facade Materials : Wood Sidina Roof Materials: Asohal t Comoosition
~essorv Buildina: NIA Accessorv Buildina Setback: N/A
1945 Folk National
Allowed FAR: 34% Notes:
N 475 Wraight Ave
Single Family Lot Size: 5 500 SF
Living Space: 1 890 SF FAR:34%
Facade Materials: Wood Sidina Roof Materials: Asohalt Comoosition
Accessorv Building: N/A Accessory Building Setback: NIA
1945 Folk National
Allowed FAR: 34% Notes:
0 477 Wraight Ave (Proposed)
Lot Size: 43 560 s ft.
FAA : 38%
I
Town of Los Gatos
Garage Doors
-~ D~ .
~
-..
~
1 CarWide 2CarsWide
Frequency Frequency
x 5ormore 5 or more
2-4 x 2-4
0-1 0-1
Garage Location on the site
Alley
.--Garage
' I 141~ House
Stnet
Alley Access
Frequency
5 or more
2-4
x 0-1
Building Heights
1 Story
Frequency
x 5ormore
2-4
0-1
·-·, +--Gar11ge
I
[fH-
Stnllt
Rear Garage
Frequency
x Sor more
2-4
0-1
gable, hip or shed
domntra
1 % Story
Frequency
5ormore
2-4
x 0-1
r--
g~ D
-,r-'''·
3 Cars Wide
Frequency :
5 or more
2-4
x 0-1
r·-·-·,
I I
I
'4--fi-House
• G8111ge
I
street
2 Car Front
Frequency
5 or more
2-4
x 0-1
1and2 Story
Frequency
5 or more
2-4
x 0-1
How to Read Your Neighborhood
Workbook
Neighborhood Pattern
Immediate Neighborhood Parcels
r·-·-·,
I .
I
·House
: a.rage .
I
2 Car Back
Frequency
5ormore
2-4
x 0-1
~ .. _i L -·
r-·-·-·, .
. .
I I Tl' ! ..:J ! House i (""~fl i Garage
Stiwt
Side Loaded
Frequency
5 or more
2-4
x 0-1
gable, hip or shed
dormers
J
2 Story 2 Story plus
Frequency Frequency
x 5ormore 5or more
2-4 2-4
0-1 x 0-1
Town of Los Gatos .. .
Craftsman Bungalow
Frequency
5 or more
2-4
x 0-1
Spanish I Mission Revival
Frequency
5 or more
x 2-4
0-1
Colonial I Greek Revival
Frequency
x Sor more
2-4
0-1
How to Read Your Neighborhood
Workbook
Architectural S 1
Immediate Neighborhood Parcels
Victorian
Frequency
5 or more
x 2-4
0-1
Italianate
Frequency
Sor more
2-4
x 0-1
Town of Los Gatos
European Romantic
Frequency
Sor more
2-4
x 0-1
Ranch
Frequency ...
Sor more
2-4
x 0-1
Modem
Frequency
5 or more
2 -4
x 0-1
How to Read Your Neighborhood
Workbook
Architectural Styl
Immediate Neighborhood Parcels
Builder Contemporary
Frequency
Sor more
2-4
x 0-1
other Historic Style
Frequency
5 or more
2-4
x 0-1
Other Non-Historic Style
Frequency
Sor more
x 2-4
0-1
Town of Los Gatos
Building Height on Adjacent Parcels
Parcel 2
1 Story
1 Yz Story
x 2Story
1and2 Story
2 Story Plus
Street Presence
,..·-·-·· . .
Parcel 3
1 Story
1 Yz Story
x 2Story
1and2 Story
2 Story Plus
r·-~-•, . .
How to Read Your Neighborhood
Workbook
Immediate Neighborhood Parcels
,..·-·-··
CORNER
Straight Facade Wide Straight Facade Narrow L Shape T Shape Other ( Diagram )
Frequency
x Sor more
2-4
0-1
Entries
Recessed : In Wall or
Under Roof
Frequency
5ormore
x 2-4
0-1
Frequency
x 5ormore
2-4
0-1
Attached : With Low
Eave
Frequency
5ormore
2-4
x 0-1
Frequency ~ ' .. Frequency Frequency ·
5 or more 5 or more 5 or more
x 2-4 2-4 x 2-4
0-1 x 0-1 0-1
Attached : Wdh High Narrow Porch Wide Porch
Eave
Frequency Frequency Frequency
5ormore x 5ormore 5ormore
2-4 2-4 x 2-4
x 0-1 0-1 0-1
Town of Los Gatos
Roof Forms
~ q;&
.,, -.· ---1
All Gable Roofs All Hip Roofs
Frequency :-Frequency
x 5ormore Sor more
2-4 x 2-4
0-1 0-1
Roof Pitches
I D I I-'o I
Flat Low Pitch
Frequency Frequency
5ormore Sor more
x 2-4 2-4
0-1 x 0-1
Gable and Hip Mix
Frequency
5 or more
x 2-4
0-1
(!Lr
Moderate Pitch
Frequency
x 5 or more
2-4
0-1
How to Read Your Neighborhood
Workbook
! I l··--1··-,
! I 1 l!c !J..~
l -! tEJ:fI~i
R 1 o 2
I .... iediate N ·~hb\.mood Parcels
·..;
Flat I Low Slope Other ( Diagram )
Frequency Frequency
Sor more 5 or more
x 2-4 2-4
0-1 x 0-1
~ G'~
Steep Pitch Very Steep Pitch
Frequency Frequency
x Sor more 5 or more
2-4 2-4
0-1 x 0-1
Town of Los Gatos
Roof Overhangs
l~
I~ 8" l
or i ...... j .
None (6" or less)
Frequency
Sor more
2-4
x 0-1
Roof Eaves
Open
Frequency
5ormore
2-4
x 0-1
Roof Features
None
Frequency
x 5ormore
2-4
0-1
(~
~ ..
Small (18" or less)
Frequency
x 5ormore
2-4
0-1
Open with exposed
rafter tails
Frequency
Sor more
2-4
x 0-1
~
/'
(
I over]
1 .. 18" -
Large (Over 18"}
Frequency
x
5ormore
2-4
0-1
Closed
eofflt
Closed
Frequency
x Sor more
2-4
0-1
•hed
dormer
Gable or Hip Dormer Shed Dormers
Frequency Frequency
Sor more 5 or more
x 2-4 2-4
0-1 x 0-1
How to Read Your Neighborhood
Workbook
Ru
Immediate Neighborhood Parcels
Town of Los Gatos
Prominent Window Proportions
vertli;al wlndo-square windows
t
I l I I l
-· -· ·-..
-· ·-: ;_.,_J -L-
n n
Vertical Square
Frequency Frequency
x 5ormore 5ormore
2-4 x 2-4
0-1 0-1
Predominant Window Type
I t
D
Double Hung
Frequency
x 5ormore
2-4
0-1
Window Divisions
None
~ l
D
Frequency
x 5ormore
2-4
0 -1
-::. 1$ '
DD
Casement
Frequency
5ormoie
x 2-4
0-1
II
!I
D
Panes at top
Frequency
5ormore
2-4
x 0-1
hortzontel windows
---
Horizontal
Frequency
5ormore
2-4
x 0-1
Sliding
Frequency
5ormore
x 2-4
0-1
Panes both
Frequency
5 or more
x 2-4
0-1
How to Read Your Neighborhood
Workbook
Win u
-. --.. --·-· -·...:::~.-r,:---T
i ~11 ,~·-· ]J;~, I ~1 1 fa
j!·f.l~·fs'. , .. ;.11 f10!-~ Ii~_! , 1.-.LJ_L..J __ __L _, __ ..,; jl
' Interior Parcel l eom.r Parcel • ________ .....J_ ________ _
Immediate Neighborhood Parcels
FIXED
Awn ing Other ( Diagram )
Frequency Frequency
5 or more 5ormore
2-4 2-4
x 0-1 x 0-1
Panes at transom Other ( Diagram }
Frequency Frequency
5ormore 5ormore
2-4 2-4
x 0-1 x 0-1
Town of Los Gatos
Window Material
Wood or wood-look
Frequency
x 5ormore
2-4
0-1
Metal
Frequency
5 or more
x 2-4
0-1
How to Read Your Neighborhood
Workbook
r
I
i
I [L.1~1J
~ ... --~-·--· i illI~l51
Immediate Neighborhood Parcels
Window Groupings {Check those that are the most common on the houses nearby)
alngle window•
groups of
1bree or l'llOf9 window•
I l I 1 I 1 I .. ... -
.J! , ' .': _i .~· '.-..• JJ..1 ... ! ".i.L
n , n -n n IT
Singles Pairs Ribbon Symmetrical
Frequency Frequency : Frequency Frequency
x 5ormore x 5ormore 5ormore 5ormore
2-4 2-4 x 2-4 2-4
0-1 0-1 0-1 x 0-1
Special Window Shapes ( Check all that are common on an individual house }
Bay Windows First
Floor
Frequency
5 or more
2-4
x 0-1
Bay Windows
Second Floor
Frequency
5 or more
2-4
x 0-1
Arched Heads
Frequency
5ormore
2-4
x 0-1
Estate Style
Windows
Frequency
5ormore
2-4
x 0-1
Assymmetrical
Frequency
5ormore
2-4
x 0-1
Other ( Diagram )
Frequency
5ormore
2-4
x 0-1
Town of Los Gatos
Door Sizes Door Setting
D [3]
Single Double Door Only
Frequency Frequency Frequency
x 5ormore 5ormore x 5ormore
2-4 x 2-4 2-4
0-1 0-1 0-1
Door Details
D i:=::: ~
Plain Panels Panels and Glass
Frequency Frequency Frequency
5ormore x Sor more Sor more
2-4 2-4 x 2-4
x 0-1 0-1 0-1
How to Read Your Neighborhood
Workbook
D
r-----·--
r ---;) If;! i~iS1 I ~1f 1 t
l ~ • l er 7!tl5l i -11 I ~,T-1,,· !ili--1·~ . Li.J_...LL' I ' . I I.
! l
j_lnterlor ~l ~~ Pa~l-
lmmediate Neighborhood Parcels
~D --:o ff9
~
Sidelights Transom
Frequency .: . Frequency
5ormore 5ormore
2-4 2-4
x 0-1 x 0-1
~ ~
Divided Panes Shaped Door Head
Frequency Frequency
Sor more Sor more
x 2-4 2-4
0-1 x 0-1
Town oflos Gatos
Accent Materials In the neighborhood
Stone WaH Bases
Brick Wall Bases
Stone Chimneys
Brick Chimneys
Other
Primary Wall Materials
Wood Siding
Frequency
x Sor more
2-4
0-1
Roof Materials
Composition
Shingles
Frequency
)( 5ormore
2-4
0-1
,.. -
Shingles
Frequency
5ormore
x 2-4
0-1
Wood Shakes
Frequency
5 or more
2 -4
x 0-1
Stucco
Frequency
5ormore
x 2-4
0-1
Tile or Concrete Flat
Frequency
Sor more
2-4
x 0-1
How to Read Your Neighborhood
Workbook
M s
1111mediate Neighborhood Parcels
Brick or Stone
Frequency
5 or more
2-4
x 0-1
Tile or Concrete
Arched
Frequency
5ormore
x 2-4
0 -1
Mix of Materials
Frequency
5 or more
2-4
x 0-1
Metal
Frequency
Sor more
2-4
x 0-1
Town of Los Gatos
Front Yard Fence
Frequency
5or more
x 2-4
0-1
Stone or Brick Base
Frequency
5 or more
2-4
x 0-1
Shaped or Detailed
Entry Columns
Frequency
5 or more
x 2-4
0-1
Front Yard Arbor
Frequency
5ormore
2-4
x 0-1
Trellises
Frequency
5ormore
2-4
x 0-1
How to Read Your Neighborhood
Workbook
Ac ent Details
! Interior Parcel Comer Parcel ..__ ___ . ·--~-· -··-·-· --·
Immediate Neighborhood Parcels
Stone or Brick Chimney Shutters Brackets Gable Infill Texture
Frequency
5 or more
2-4
x 0-1
Column Caps and
Bases
Frequency
5 or more
2 -4
x 0-1
Frequency ~ Frequency
5ormore 5ormore
2-4 2-4
x 0-1 x 0-1
Detailed Columns and Half Timber Beams
Railings
Frequency Frequency
5ormore 5 or more
2-4 2-4
x 0-1 x 0-1
Frequency
5or more
2-4
x 0-1
Tower I Turrets
Frequency
5ormore
2-4
x 0-1
Other Distinctive Features in the Immediate Neighborhood and the Broader Neighborhood ( Within 1 Block )
Town of Los Gatos
How to Read Your Neighborhood
Workbook
Summary of predominant neighborhood characteristics
;:il'!IP.f'J " mr<><> "I' mun; ~~~·, ,.,...,., 111 Ultl 1r111Tresm~ ,::l r1~911uorno0d
Neighborhood Patters
Garage Doors Garage Location Building Heights
x 1 Car Wide Alley Access x 1 Story
2 Cars Wide x Rear Garage 1 %Story
3 Cars Wide 2 Car Front 1and2 Story
2CarBack x 2Story
Side Load 2 Stories Plus
Architectural Styles
Craftsman Bungalow x Colonial Revival Modem
Spanish/Mission Revival European Romantic x Other Historic Style
x Victorian Ranch Other Non-Historic Style
Greek Revival Builder Contemporary
Form and Massing
Street Presence Entnes
x Straight Facade : Wide x Recessed : in Wall or Under
x Straight Facade : Narrow
L-Shape
T Shape : Narrow Forward
Comer
Roof
Attached : With Low Eave
Attached : With High Eave
x Narrow Porch
x Wide Porch
Roofs
Roof Forms Roof Overhangs RoofEaves ;'
x All Gable Roofs None (6" or less) Open
x All Hip Roofs x Small ( 18" or less) Open with exposed rafters
Gable and Hip Mix Large (over 18') x Closed
Flat/Low Slope
Other
Roof Pitches Roof Feature
Flat x None
LowPttch x Gable Dormers
x Moderate Pitch Shed Dormers
x steep Pitch
Very Steep Pitch
Town of Los Gatos
Windows
Predominant Window Window Divisions
Proportions x None
x Vertical Panes at Top
x Square x Panes at top and bottom
Horizontal Panes at transom
Other
Predominant Window Type Window Material
x Double Hung x I Wood or wood-like
Casement I Metal
x Sliding
Awning
Other
Doors
Door Size Door Setting
x I Single x Door Only
x I Double Sidelights
Transom
Materials
Accent Materials Primary Wall Material
Stone Wall Bases x Wood Siding
Brick Wall Bases x Shingles
Stone Chimneys Stucco
Btick Chimneys Brick or Stone
Other Mix of Materials
Accent Details
x Front Yard Fences Shutters
Front Yard Enby Arbor Brackets
Trellises Gable Infill Texture
Stone or Brick Bases x Shaped or Detailed Entry
Stone or Brick Chimneys Columns
Other Distinctive Features in the immediate neighborhood .
How to Read Your Neighborhood
Workbook
Window Groupings
x Singles
x Pairs
Ribbon
Symmetrical
Asymmetrical
Special Window Shapes
Bay Windows : First Floor
Bay Windows : Second Floor
Arched Heads
Estate Style Windows
Other
Door Detail
Plain
x Panels
x Panels and Glass
Divided Glass Panes
Shaped Door Head
Roof Materials
x Composition Shingles
Wood Shakes
Tile or Concrete : Flat
Trle or Concrete : Arched
Metal
Column Caps and Bases
Detailed Porch Railings
Half Timber Beams
Towers/Turrets
Other Distinctive Features in the broader neighborhood. (Within one block each direction)
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITl'EE REPORT
MINUTES OP THE HISTORIC PRESERVATION COMMITTEE MEETING
MAY24,2017
The Historic Preservation Committee of the Town of Los Gatos conducted a Regular Meeting on
May 24, 2017, at 4:00 p.m.
ROLL CALL
Present: Chair Leonard Pacheco, Vice Chair Nancy Derham, Committee Member Robert Cowan,
Committee Member Matthew Hudes, Committee Member Thomas O'Donnell
Absent: None
MEETING CALLED TO ORDER AT 4:00 P.M.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes -March 22, 2017
MOTION:
VOTE:
PUBLIC HEARINGS
2.
Motion by Committee Member Thomas O'Donnell to approve the
consent calendar. Seconded by Committee Member Robert Cowan.
Motion passed 4-0-1, Committee Member Matthew Hudes not present.
approval of an application for a mi r residential development in a historic
erior modification to a ributing single-famlly home in the
oned R-lO:LHP. APN 529-03-008.
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www.losgatosca.gov
EXHIBIT 8
PAGE2 OF4
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING MAY 24, 2017
MOTION: Motion by Chair Leona~ PaCheco·to continue this matter to the June 28,
2017 Historic Preservation Committee Meeting. Seconded by CQmmlttee
Member Matthew H\ld,.,s.
VOTE: Motion passed unanimously.
3. 418 University Avenue
Architecture and Site Application S-17•018
Requesting a recommendation of a project for construction of a new second-story
additlon on a pre-1941 residence on property zoned Rl-0. APN 529·06-066.
PROPERTY OWNER: Timothy Canepa and Cynthia Beverage
APPLICANT:· Bess Wiersema
PROJECT PLANNER; Jocelyn Puga
Opel')ed and (:losed Public Comment.
Committee Members discussed the matter.
MOTION: Motion by Committee Member Thomas O'Donnell to recommend
approval with the following recommendations: new siding elements
should match the existing siding In a horizontal manner a.nd the applicant
may choose to modify the rear sliding doors to match the window detalls
elsewhere on the ~ome. Seconded by Committee Member Matthew
Hµdes.
VOTE: Motion passed unanimously.
4. 231 University Avenue
Architecture and Site Application S-17-019
Requesting approval for demolition of a contributin$ single .. family residence and
construction of a new single·family residence In the University-:Edelen Historic .District
on property zoned R:-lO:LHP. APN 529-04-072.
PROPERTY OWNER: Glenn and Joan Cross
APPLICANT: Jay Plett
PROJECT PLANNER: Sean Mullin
Op~ned and closed Pvblic Comment.
Committee Members discussed the matter.
N:\DEV\HlSTORlC PRESERVATION\HPCmin\ltes\2017\5·24-17 Mins.d~ 7/6/21J17 8:22AM
PAGE3 OF4
MINUTES OF THE HISTORIC PRESERVATION COMMITrEE MEETING MAY 24, 2017
MOTION: Motion by Committee Member Robert Cowan to recommend approval
of the request as proposed. Seconded by Committee Member Thomas
O'Donnell.
VOTE: Motion passed unanimously.
5. 76 Alpine Avenue
Requesting a determination regarding the historic significance or architectural merit of a
primary structure constructed prior to 1941. APN 529-37-008.
PROPERTY OWNERS: Sal and Jane Brogna
APPLICANT: Tobin Dougherty Architects
PROJECT PU\NNER: Sally Zarnowitz
Opened and closed Public Comment.
Committee Members discussed the matter.
MOTION: Motion by Chair Leonard Pacheco to determine that the recent additions
have compromised the integrity of the primary structure located at 76
Alpine Avenue such that the structure no longer has historic significance
or architectural merit. Seconded by Committee Member Robert Cowan.
VOTE: Motion passed 4-1, Committee Member Matthew Hudes -nay.
6. 15996 Linda Avenue
Requesting approval for replacement in kind of non-repairable exterior wall covering on
a primary structure constructed prior to 1941. APN 523-25-048 .
PROPERTY OWNER/APPLICANT: Carlos Marron
PROJECT PU\NNER: Levi Hill
Opened and closed Public Comment.
Committee Members discussed the matter.
MOTION :
VOTE:
Motion by Committee Member Robert Cowan to approve the request
with the recommendation of keeping the new material consistent in
thickness with the current material to the satisfaction of Town staff.
Seconded by Committee Member Thomas O'Donnell.
Motion passed unanimously.
N:\DEV\HISTORIC PRESERVATION\HPOnlnutes\2017\S-24·17 Mins.docx 7/6/2017 8:22 AM
PAGE40F4
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING MAY 24, 2017
OTHER BUSINESS
None
ADJOURNMENT
The meeting adjourned at 6:00 p.m.
APPROVED AS TO FORM:
Sally Zarnowitz
Planning Manager
N:\OEV\HISTORIC PMSERVATION\HPCmlnutes\2017\5-24-17 Mlns.docx 7 /ti/71J17 8:22 AM
TOWN OF Los GATOS
PARKS AND PuBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX ( 408) 354-6824
A Tree Review of
The Proposed Addition and Construction of Second Story
418 University Ave
Los Gatos, California 95032
Property Owner: Cynthia Beverage & Tom Canepa
Architect: Studio 3 Design
APN: 529-06-066
Project File# S-17-018/Zoned R-lD
Submitted to:
Jocelyn Shoopman
Associate Planner
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, California 95030
Submitted by:
Robert Moulden
Los Gatos Town Arborist
ISA Certified Arborist: #WE-0532A
SERVICE CENTER
41 MILES A VENUE
Los GATOS, CA 95030
EXHIBIT 9
TOWN OF Los GATOS
PARKS A."ll"D PL"BLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
Introduction
SERVICE CENTER
41 Mn.ES A VENUE
Los GATOS, CA 95030
I have been requested by Los Gatos Community Development Department to review the
potential impacts on 4 trees associated with the addition and construction of a second story
at 418 University A venue.
Trees on Site
Tree #1 is a large Raywood Ash with a diameter of approximately 14" and a height of 25'.
The tree is located at the Western side of the property and is located in the To\\11 ofLos Gatos
parking strip. This tree is in poor health.
Tree #2 is small Privet located against the fence line on Northern border of the property ·with
a diameter of 1 O" and a height of 10'. This tree is healthy but is essentially what is called a
volunteer which was probably the result of bird droppings.
Tree #3 is a medium Maple with a diameter of 13" and a height of 18'. This tree is located
along the Eastern fence line of the property. This tree is in good health.
Tree #4 is a large Pepper tree located on neighboring property (412 University Avenue) with
a diameter of 38" and a height of 30'. This tree shows good vigor.
Recommendations
Tree #1 -Raywood Ash is in poor health and is on Town property. At some point this tree
should be removed. I would recommend that as part of this project that the tree be removed
by homeowner and the Town of Los Gatos will grind stump and replace with something more
suitable at the end of the project.
Tree #2 -The small Privet will not be affected by the project; however, I would recommend
that as part of this application that the tree be removed if desired by the homeowner for
construction access.
Tree #3 -Maple should not be affected during this project. I would recommend tree protective
fencing be installed 6 ' from base of the tree and in place for the duration of the project.
Tree #4 -the Pepper tree on neighboring property. Although this tree shows good vigor, I
have concerns about the viability of this tree in the long term. The main trunk and large
branches have lg. cavities and extensive rot. The applicant is proposing to repave the
driveway next to this tree. I do not believe that the installation of paver ~i ll affect the health
of this tree. I have recommended to applicant that they work with neighbor to consider
removal as I believe that at some point this tree will fail.
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399·5770
FAX(408)354-6824
SERVICE CENTER
41 Mn.Es A VENUE
Los GATOS, CA 95030
1. If new plant material is installed under the canopies it should be drought tolerant
materials.
2 . Any trenching for new irrigation should be designed outside of the canopies.
3. I would reeommend a thin layer of mulch beneath the unpaved area of the canopies
and maintained throughout the project.
4. The Contractor shall adhere to the Town Code relating to Protection of Trees
during construction:
Sec.29.10.1005. -Protection of trees during construction
(a) Protective tree fencing shall specify the following:
1) Size and materials: A five ( 5) or 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 10-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 drip line 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
cut-out only (such as downtown): orange plastic fencing shall be wrapped
around the tnmk from the ground to the first branch with 2-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 begins and remain in place until final
landscaping is required. 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 8.5 x
11-inch sign stating: "Warning-Tree Protection Zone-this fence shall not
be removed and is subject to penalty according to Town Code 29 .10.1025".
(b) All persons shall comply with the following precautions:
1) Prior to the commencement of construction, install the fence at the drip
line, or tree protection zone (TPZ) when specified in an approved arborist
report, around any tree and/or vegetation to be retained which could be
TOWN OF Los GATOS
PARKS A.~D PuBLIC WORKS DEPARTMENT
PH01'"E (408) 399-5770
FAX(408)354-6824
SERVICE CE~ER
41 Mn.Es A VE"-"UE
Los GATOS, CA 95030
affected by the construction and prohibit any storage of construction
materials or other materials or vehicles inside the fence. The drip line shall
not be altered in any way so as to increase the encroachment of the
construction.
2) Prohibit excavation, grading, drainage and levelling within the drip line of
the tree unless approved by the director.
3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful
materials within the drip line of or in drainage channels, swales or areas
that may lead to the drip line 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 drip
line when feasible.
6) Retain the services of the certified or consulting arborist for periodic
monitoring of the project site and the health of those trees to be preserved.
The certified or consulting arborist shall be present whenev er activitie s
occur which poses a potential threat to the health of the trees to be
preserved.
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.
No recommendations for replacement at this time, although any n ew trees that the owner plants
should be installed with watering tubes and staked.
PUBLIC COMMENT
Public comments received by 11:00 a.m.,
Friday, January 5, 2018
NONE
EXHIBIT 10
This Page
Intentionally
Left Blank
A1.1SCALE:N/AINDEXVICINITY MAPOwner:Cynthia Beverage + Tim Canepa418 University AvenueLos Gatos, California 95032PROJECT INFO.Designer:Studio 3 DesignContact: Bess Wiersemabess@studio-three.com638 University AvenueLos Gatos, California 95032ph: (408) 292-3252fax: (253) 399-1125PARCEL MAPPROJECT DATAPROJECT ADDRESS:418 UNIVERSITY AVENUEA.P.N. :529-06-066LOT AREA: (FROM PARCEL MAP)5,468 SF (0.13 ACRES)YEAR BUILT:1933 (PER TOWN RECORDS)ZONING: R1-DOCCUPANCY:R3CONSTRUCT TYPE:TYPE VBSETBACKSALLOWEDFRONT:15'-0"SIDE:5'-0" REAR: 20'-0"BUILDING HEIGHT ALLOWEDEXISTINGPROPOSEDMAIN RESIDENCE:30'- 0"(MAX) 18'-5 1/2" 27'-2"SQUARE FOOTAGE ALLOWEDEXISTINGPROPOSEDHABITABLE HOUSE:FIRST FLOOR: 1,289 SF 1,289 SFADDITION: 61 SFSECOND FLOOR: 0 SF 0 SFADDITION: 951 SFTOTAL:1,897 SF 1,289 SF* 2,301 SF**CELLAR: 250 SF 845 SFGARAGE: 541 SF 216 SF 446 SF* Existing square footage from county records** 408 sf over allowed floor areaFLOOR AREA RATIO CALCULATIONWhere A = 5,468 SF / 1000HOUSE = .35 - ( [ A - 5 ] ) x .2 = .35 - (.016 x .2) = .35 -.0032 = .347 25= .347 x 5,468 SF = 1,893 SFGARAGE= .10 - ( [ A - 5 ] ) x.07 = .10 - (.016 x .07) = .10 - .00112 = .09925 = .099 x 5,468 SF = 540 SF****** Allowed accessory structure lot coverage = 15% x 2,974 sf = 446 sfBUILDING COVERAGE: LOT COVERAGE:FIRST FLOOR:1,289 SF (24%) FIRST FLOOR: 1,289 SF (24%)ADDITION: 61 SF (1%) ADDITION: 61 SF (1%)COVERED FRONT PORCH: 122 SF (2%) COVERED FRONT PORCH: 122 SF (2%)GARAGE / SHED: 216 SF (4%) GARAGE / SHED:216 SF (4%)ADDITION: 230 SF (4%) ADDITION:230 SF (4%)TOTAL1,918 SF (35%) LIGHTWELL:331 SF (6%) PAVED WALKWAY: 291 SF (5%) DRIVEWAY: 1,120 SF (20%) TOTAL 3,660 SF (66%)A1.1 Cover SheetA1.2 Existing + Proposed Site PlansA1.3 Tech Demo DiagramsBG.1 GreenPoint Rated Existing Home ChecklistA2.1 Existing + Proposed Basement PlansA2.2 Existing + Proposed First Floor PlansA2.3 Proposed Second Floor PlanA2.4 Existing + Proposed Roof PlansA3.1 Existing + Proposed Exterior ElevationsA3.2 Existing + Proposed Exterior ElevationsA3.3 Existing + Proposed Exterior ElevationsA3.4 Proposed Exterior Elevations (Light Well)A3.5 Existing + Proposed Exterior Elevations (Garage)A4.1 Building SectionsPROJECT DESCRIPTIONThe following codes are currently in effect:2016 California Building Code2016 California Residential Code2016 California Electrical Code2016 California Mechanical Code2016 California Plumbing Code2016 California Energy Code2016 California Fire Code2016 California Existing Building Code2015 International Existing Building CodeCODES USEDThis project includes the addition and remodel of an existing one-story residence (1,289 sf) to anew two-story residence (2,301 sf). First floor addition includes expanding the existing kitchenand dining room. First floor remodel includes converting the existing master suite to a new livingroom and adding new interior stairs. Second floor is completely new. Existing basement (348 sf)is expanded to a new basement (865 sf) with a light well under the deck. Existing garage /shed(216 sf) is to be demolished for a new garage (468 sf) with reduced setback. New rear deck.A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1NEIGHBORHOOD STREETSCAPESTREETSCAPE PHOTOS(1) - 424 UNIVERSITY AVE.(2) - 420 UNIVERSITY AVE.(*) - 418 UNIVERSITY AVE.(3) - 412 UNIVERSITY AVE. (4) - 100 SARATOGA LOS GATOS RD.(5) - 162 SARATOGA LOS GATOS RD.(6) - 407 UNIVERSITY AVE.(7) - 409 UNIVERSITY AVE.(8) - 419 UNIVERSITY AVE.(9) - 425 UNIVERSITY AVE.HPC APPROVAL BLACK CLAD WINDOWS + CREAM TRIM +GRAY/BEIGE HORIZONTAL SIDINGGARAGE DOOR + OPAQUE GLASS PANELSBLACK V-GROOVE METAL CLADDINGBOARD FORM CONCRETECABLE RAILING W/ BLACKMETAL CAP + SURROUNDLOW PROFILE CHARCOALCOMPOSITION ASPHALT ROOFINGDRAFT CONDITIONS OF APPROVAL, JULY 19, 2017FOR ADDITIONAL CONDITIONS, CONTINUE ON SHEET A3.4SHADOW STUDYTO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:Engineer Division1) 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 Townordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and otherconstruction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. Thestoring of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permitis issued by the Engineering Division of the Parks and Public Works Department. The Developer's representative incharge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to thiscondition may result in the issuance of correction notices, citations, or stop work orders and the Town performing therequired maintenance at the Developer's expense.2) APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed belowand in substantial compliance with the latest reviewed and approved development plans. Any changes ormodifications to the approved plans or conditions of approvals shall be approved by the Town Engineer.3) ENCROACHMENT PERMIT: All work in the public right-of-way will require a ConstructionEncroachment Permit. All work over $5,000 will require construction security. It is the responsibility of theApplicant/Developer to obtain any necessary encroachment permits from affected agencies and private parties,including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District,California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to theTown Engineering Division of the Parks and Public Works Department prior to releasing any permit.FIRE COMMENTS MATERIALS PALETTEPlans and Scope of Review:This project shall comply with the following:The California Fire (CFC) and Residential (CRC) Code, 2016 edition, as adopted by the Town Of Los Gatos Code (LGC), California Code of Regulations (CCR) andHealth & Safety Code.Plan Review Comments:1.Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additionalrequirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determinecompliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the BuildingDepartment all applicable construction permits.2.Fire Sprinklers Required: Fire Sprinklers Required (basement only) CRC Section R313.2 is amended to read: In all basements and in existingbasements that are expanded. Exception: Existing basements that are expanded by not more than 50%. NOTE: The owner(s), occupant(s) andany contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modificationor upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans,calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. Sec.6.150.020. - Fire protection amendments. LGTC3. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is theresponsibility of the applicant and any contractor and subcontractors to contact the water purveyor supplying the site of such project, and tocomply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protectionsystems, and / or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliancecapable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system (s) under considerationwill not be granted by this office until compliance with the requirements of the water purvey or of record are documented by that purveyor ahaving been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.74.Address identification. New and existing buildings shall have approved address numbers, building numbers or approved buildingidentification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrastwith their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitateemergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minim um of 4 inches (101.6 mm)high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed fromthe public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFCSec. 505.15. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detailand Specification Sl-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp.33EXHIBIT 11
A1.2EXISTING + PROPOSEDSITE PLANSCALE:18" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A1.3TECH DEMO DIAGRAMS(PLAN + ELEVATIONS)SCALE:N/AA.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
BG-1GREEN POINT RATEDEXISTING HOME CHECKLISTSCALE:N/AA.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A2.1EXISTING + PROPOSEDBASEMENT PLANSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A2.2EXISTING + PROPOSEDFIRST FLOOR PLANSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A2.3PROPOSEDSECOND FLOOR PLANSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A2.4EXISTING + PROPOSEDROOF PLANSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A3.1EXISTING + PROPOSEDEXTERIOR ELEVATIONSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A3.2EXISTING + PROPOSEDEXTERIOR ELEVATIONSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A3.3EXISTING + PROPOSEDEXTERIOR ELEVATIONSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A3.4DETACHED GARAGEEXISTING + PROPOSEDEXTERIOR ELEVATIONSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1NORTHLIGHT WELL PLAN (FOR REFERENCE)DRAFT CONDITIONS OF APPROVAL, JULY 19, 2017 (Continued)4) PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITYAGREEMENT):The property owner shall enter into an agreement with the Town for all existing andproposedprivate improvements within the Town's right-of-way. The Owner shall be solelyresponsible for maintaining the improvements in a good and safe condition at all timeand shall indemnify the Town of Los Gatos. The agreement must be completed andaccepted by the Director of Parks and Public Works, and subsequently recorded by theTown Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance ofany permits. Please note that this process may take approximately four (4) weeks.5) PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify theEngineering Inspector at least twenty-four (24) hours before starting any work pertainingto on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.Failure to do so will result in penalties and rejection of work that went on withoutinspection.6) RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replaceall existing improvements not designated for removal that are damaged or removedbecause of the Developer's operations. Improvements such as, but not limited to: curbs,gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplasticpavement markings, etc., shall be repaired and replaced to a condition equal to or betterthan 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 removedand replaced at the Contractor's sole expense and no additional compensation shall beallowed therefore. Existing improvement to be repaired or replaced shall be at thedirection of the Engineering Construction Inspector, and shall comply with all Title 24Disabled Access provisions. The Developer shall request a walk-through with theEngineering Construction Inspector before the start of construction to verify existingconditions.7) SITE SUPERVISION: The General Contractor shall provide qualified supervision on thejob site at all times during construction.8) STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the streetand/or sidewalk requires an encroachment permit. Special provisions such as limitationson works hours, protective enclosures, or other means to facilitate public access in a safemanner may be required.9) PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to planreviewat the Engineering Division of the Parks and Public Works Department.10) INSPECTION FEES: Inspection fees shall be deposited with the Town prior to theissuance of any permits.11) DESIGN CHANGES: Any proposed changes to the approved plans shall be subject tothe approval of the Town prior to the commencement of any and all altered work. TheApplicant'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 beincorporated into the final "as-built" plans.12) PARKING: Any proposed parking restriction must be approved by The Town of LosGatos,Community Development Department.13) PLANS AND STUDIES: All required plans and studies shall be prepared by aRegistered Professional Engineer in the State of California, and submitted to the TownEngineer for review and approval. Additionally, any post-project traffic or parking counts, orother studies imposed by the Planning Commission or Town Council shall be funded by theApplicant.14) GRADING PERMIT: A grading permit is required for all site grading and drainage workexcept for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos(Grading Ordinance). The grading permit application (with grading plans) shall be made tothe Engineering Division of the Parks and Public Works Department located at 41 MilesAvenue. The grading plans shall include final grading, drainage, retaining wall location(s),driveway, utilities and interim erosion control. Grading plans shall list earthworkquantities and a table of existing and proposed impervious areas. Unless specificallyallowed by the Director of Parks and Public Works, the grading permit will be issuedconcurrently with the building permit. The grading permit is for work outside the buildingfootprint(s). A separate building permit, issued by the Building Department on E. MainStreet, is needed for grading within the building footprint.15) GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and allgrading activities and operations shall not commence until after the rainy season, asdefined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15),has ended.16) RETAINING WALLS: A building permit, issued by the Building Department at 110 E.Main Street, may be required for site retaining walls. Walls are not reviewed or approved bythe Engineering Division of Parks and Public Works during the grading permit plan reviewprocess.17) UTILITIES: The Developer shall install all new, relocated, or temporarily removed utilityservices, including telephone, electric power and all other communications linesunderground, as required by Town Code Section 27.50.015(b). All new utility servicesshall be placed underground. Underground conduit shall be provided for cable televisionservice. The Applicant is required to obtain approval of all proposed utility alignmentsfrom any and all utility service providers before a Certificate of Occupancy for any newbuilding can be issued. The Town of Los Gatos does not approve or imply approval forfinal alignment or design of these facilities.18) UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficientdistance to allow excavation of the utility without undermining the house foundation.The Town Engineer shall determine the appropriate setback based on the depth of theutility, input from the project soils engineer, and the type of foundation.19) UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utilityeasements. The deed restrictions shall specify that no trees, fences, structures orhardscape are allowed within the easement boundaries, and that maintenance accessmust be provided. The Town will prepare the deed language and the Applicant's surveyorshall prepare the legal description and plat. The Applicant shall pay any recordation costs.20) SIDEWALK CLOSURE: Any proposed blockage or partial closure of the sidewalkrequires an encroachment permit. Special provisions such as limitations on works hours,protectiveenclosures, or other means to facilitate public access in a safe manner may be required.21) SIDEWALK REPAIR: The Developer shall repair and replace to existing Townstandards any sidewalk damaged now or during construction of this project. All new andexisting adjacent infrastructure must meet current ADA standards. Sidewalk repair shallmatch existing color, texture and design, and shall be constructed per Town StandardDetails. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concreteidentified that is displaying a stamp or equal shall be removed and replaced at theContractor's sole expense and no additional compensation shall be allowed therefore. Thelimits of sidewalk repair will be determined by the Engineering Construction Inspectorduring the construction phase of the project. The improvements must be completed andaccepted by the Town before a Certificate of Occupancy for any new building can beissued.22) CURB AND GUTTER REPAIR: The Developer shall repair and replace to existingTown standards any curb and gutter damaged now or during construction of this project. Allnew and existing adjacent infrastructure must meet Town standards. New curb andgutter shall be constructed per Town Standard Details. New concrete shall be free ofstamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp oreqt.1al shall be removed and replaced at the Contractor's sole expense and no additionalcompensation shall be allowed therefore. The limits of curb and gutter repair will bedetermined by the Engineering Construction Inspector during the construction phase ofthe project. The improvements must be completed and accepted by the Town before aCertificate of Occupancy for any new building can be issued.23) FENCING: Any fencing proposed within two hundred (200) feet of an intersection shallFRPSO\ZLWK7RZQ&RGH6HFWLRQ24) SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,including but not limiting to trees and hedges, will need to abide by Town Code Sections23.10.080, 26.10.065, and 29.40.030.25) FENCES: Fences between all adjacent parcels will need to be located on the propertylines/boundary lines. Any existing fences that encroach into the neighbor's property willneed to be removed and replaced to the correct location of the boundary lines before aCertificate of Occupancy for any new building can be issued. Waiver of this condition willrequire signed and notarized letters from all affected neighbors.26) CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated grossvehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on theportion of a street which abuts property in a residential zone without prior to approval fromthe Town Engineer.27) HAULING āOF SOIL: Hauling of soil on- or off-site shall not occur during the morning orevening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00p.m.), and at other times as specified by the Director of Parks and Public Works. Prior tothe issuance of a building permit, the Developer shall work with the Town BuildingDepartment and Engineering Division Inspectors to devise a traffic control plan to ensuresafe and efficient traffic flow under periods when soil is hauled on or off of the projectsite. This may include, but is not limited to provisions for the Developer/Owner to placeconstruction notification signs noting the dates and time of construction and haulingactivities, or providing additional traffic control. Coordination with other significantprojects in the area may also be required. Cover all trucks hauling soil, sand and otherloose debris.28) CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activitiesshall be allowed. No individual piece of equipment shall produce a noise level exceedingeighty-five (85) dBA at twenty-five (25) feet from the source. If the device is locatedwithin a structure on the property, the measurement shall be made at distances as closeto twenty-five (25) feet from the device as possible. The noise level at any point outsideof the property plane shall not exceed eighty-five {85) dBA.20) CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits,the Applicant shall submit a construction management plan sheet (full-size) within the planset that shall incorporate at a minimum the site security fencing, employee parking,construction staging area, materials storage area(s), concrete washout(s) and proposedouthouse locations. Please refer to the Town's Construction Management Plan Gu idelinesdocument for additional information.30) BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuringthat all contractors are aware of all storm water quality measures and that such measuresare implemented. Best Management Practices (BMPs) shall be maintained and be placedfor all areas that have been graded or disturbed and for all material, equipment and/oroperations that need protection. Removal of BMPs (temporary removal duringconstruction activities) shall be replaced at the end of each working day. Failure tocomply with the construction BMP will result in the issuance of correction notices,citations, or stop work orders.31) SITE DESIGN MEASURES: All projects shall incorporate 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.32) EROSION CONTROL: Interim and final erosion control plans shall be prepared andsubmitted to the Engineering Division of the Parks and Public Works Department. Amaximum of two (2) weeks is allowed between clearing of an area and stabilizing/buildingon an area if grading is allowed during the rainy season. Interim erosion controlmeasures, to be carried out during construction and before installation of the finallandscaping, shall be included. Interim erosion control method shall include, but are notlimited 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 duringwinter months. The Town of Los Gatos Engineering Division of the Parks and Public WorksDepartment and the Building Department will conduct periodic NPDES inspections of thesite throughout the recognized storm season to verify compliance with the ConstructionGeneral Permit and Stormwater ordinances and regulations.33) DUST CONTROL: Blowing dust shall be reduced by timing construction activities sothat 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 bepresent and in use at the construction site. All portions of the site subject to blowing dustshall 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 dustfor the duration of the project. Watering on public streets shall not occur. Streets shall becleaned by street sweepers or by hand as often as deemed necessary by the TownEngineer, or at least once a day. Watering associated with on-site construction activityshall 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 soiledor littered due to this construction activity shall be cleaned and swept on a daily basisduring the workweek to the satisfaction of the Town. Demolition or earthwork activitiesshall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles perhour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.34) SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No throughcurb drains will be allowed. Any storm drain inlets (public or private) directly connected topublic storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows toBay" NPDES required language. On-site drainage systems for all projects shall include oneof the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.These include storm water reuse via cisterns or rain barrels, directing runoff fromimpervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are tobe used they shall be placed a minimum of ten (10) feet from the adjacent property lineand/or right-of-way. No improvements shall obstruct or divert runoff to the detriment ofan adjacent, downstream or down slope property.35) SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor andhomeowner to make sure that all dirt tracked into the public right-of-way is cleaned up ona daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed intothe Town's storm drains.36) GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all timesduring the course of construction. All construction shall be diligently supervised by a personor persons authorized to do so at all times during working hours. The Developer'srepresentative in charge shall be at the job site during all working hours. Failure tomaintain the public right-of-way according to this condition may result in penalties and/orthe Town performing the required maintenance at the Developer's expense.37) COVERED TRUCKS: All trucks transporting materials to and from the site shall becovered.
A3.5DETACHED GARAGEEXISTING + PROPOSEDEXTERIOR ELEVATIONSFLOOR PLANS & ROOF PLANSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1
A4.1BUILDING SECTIONSSCALE:14" = 1'-0"A.P.N. 529-06-066BEVERAGE418 UNIVERSITY AVELOS GATOSCALIFORNIA95032INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITY AVELOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGN21 JULY 201604 MAY 2017PLANNING SUBMITTAL28 JUNE 2017PLANNING SUBMITTAL II28 AUGUST 2017PLANING SUBMITTAL III28 SEPTEMBER 2017PLANING SUBMITTAL IV08 NOVEMBER 2017PLANING SUBMITTAL V1