16666 Topping Wy - Staff Report and Exhibits 20-27
PREPARED BY: SEAN MULLIN, AICP
Planning Manager
Reviewed by: 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: 04/11/2018 ITEM NO: 2
DATE: APRIL 5, 2018 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: ARCHITECTURE AND SITE APPLICATION S-17-011. PROJECT LOCATION:
16666 TOPPING WAY. PROPERTY OWNER: ARTHUR LIN. APPLICANT: DENNIS NORTON. REQUESTING APPROVAL FOR DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY ZONED R-1:8. APN 532-09-018. DEEMED COMPLETE: NOVEMBER 10, 2017 FINAL DATE TO TAKE ACTION: MAY 10, 2018
BACKGROUND:
The Planning Commission considered this application on December 13, 2017 and continued the
matter to February 14, 2018. The Planning Commission directed the applicant to:
• Eliminate the third garage bay and the rear-facing garage door;
• Reduce the lower floor ceiling height by one foot, from 10- to nine-feet;
• Address privacy concerns of the neighbors to the south by revising the south-facing
second-floor windows and/or revising the landscape plan to introduce more screening;
• Consider a detached garage sited at the rear of the property to reduce bulk and mass;
• Reduce the size of the residence so as not to be the largest in the immediate
neighborhood;
• Consider locating some of the floor area below grade as a compromise to reduce bulk
and mass and reduce countable square footage;
• Address concerns with mass and bulk, which is exacerbated by the house being spread
across the width of a wide lot;
• Provide full details of additional outreach to neighbors, including those neighbors on
Marchmont Drive; and
• Ensure the information presented is accurate.
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On February 14, 2018, the project was continued to March 14, 2018, to allow additional time
for the applicant to prepare revised materials. On March 14, 2018, the project was continued
to April 11, 2018 to allow the applicant to prepare materials and install revised story poles.
DISCUSSION:
In response to the comments received from the public and the Planning Commission at the
December 13, 2017 meeting, the applicant met with the neighbors on March 10, 2018 (Exhibit
20) and submitted revised development plans on March 19, 2018 (Exhibit 27). The changes
reflected in the revised plans and an updated immediate neighborhood analysis are outlined
below:
• The size of the residence has been reduced;
• The second story has been eliminated and the proposed below grade square footage
has been enlarged in-lieu of second-story massing;
• The third garage bay and the rear garage door have been eliminated. The revised plan
includes an attached, two-car garage, turned 90 degrees to reduce its visual impact.
Previous Proposal Revised Proposal Difference
Floor Area (countable): 3,907 sf 3,741 sf -166 sf
First Story 2,568 sf 3,741 sf + 1,173 sf
Second Story 1,339 sf 0 sf - 1,339 sf
Below Grade 394 sf 1,318 sf + 924 sf
Garage 902 sf 755 sf - 147
Lot Coverage 33.6 34 + 0.4
Height 26.83 ft 21.33 ft - 5.5 ft
Address Zoning House
SF
Garage
SF
Total
SF Site SF House
FAR Stories
16700 Topping R-1:8 Prezone 2,735 567 3,302 11,388 0.24 1
16678 Topping R-1:8 3,238 619 3,857 11,770 0.28 1
16650 Topping R-1:8 Prezone 2,225 264 2,489 10,001 0.22 1
16636 Topping R-1:8 Prezone 1,564 560 2,124 10,275 0.15 1
16677 Topping R-1:8 Prezone 1,983 445 2,428 10,496 0.19 1
16665 Topping R-1:8 Prezone 3,751 612 4,363 13,974 0.27 2
16647 Topping R-1:8 Prezone 1,760 400 2,160 10,504 0.17 1
16625 Topping R-1:8 Prezone 1,872 995 2,867 10,050 0.19 1
16611 Topping R-1:8 Prezone 1,228 440 1,668 10,050 0.12 1
16666 Topping (existing) R-1:8 Prezone 1,384 560 1,944 14,526 0.10 1
16666 Topping (previous) R-1:8 3,907 902 4,809 14,526 0.27 2
16666 Topping (revised) R-1:8 3,741 755 4,496 14,526 0.26 1
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The Town’s Architectural Consultant reviewed the revised plans and provided
recommendations in a report dated February 27, 2018 (Exhibit 23). The report notes that the
structure has been reduced from two stories to one story and points out several issues and
concerns with the revised design. The Architectural Consultant notes that the homes in the
neighborhood are generally simple and provides recommendations to improve the revised
design’s compatibility with the neighborhood. The following is a summary of the Architectural
Consultant’s recommendations:
1. Lower the entry roof height;
2. Eliminate the two front elevation pop outs;
3. Eliminate the stone bases or carry a stone wainscot around all sides of the house.
4. Use windows with sash widths equivalent to wood windows (e.g., vinyl clad wood
windows);
5. Add wood trim with projecting head trim and sills consistent with Residential Design
Guideline 3.7.4;
6. Provide additional information on the proposed “fluted” wood columns. Columns
should be simple in shape and detail; and
7. Inadequate detail was provided for the basement light wells, but they appear to have a
tempered glass covering. Confirmation should be provided to ensure that the proposed
solution meets all exiting and ventilation code requirements.
The applicant provided a written response to the Architectural Consultant’s recommendations
(Exhibit 24), made several revisions to the design of the home that are reflected in the current
plans (Exhibit 27), and provided their justification for recommendations that were not
addressed. Additionally, staff discussed the light well requirements with the Building
Department to confirm that a light well needed for emergency egress is required to be open to
the air and a glass covering would not be allowed. Light wells not needed for emergency egress
could have a glass cover, but the cover must be able to support the weight of a person or
surrounded by an adequate guard rail. The revisions include:
• Revised roof at front elevation pop out sections from gable-end to hip;
• Lowered plate height at entry porch on front elevation;
• Eliminated stone wainscot on front elevation pop out sections;
• Eliminated brackets on front elevation pop out sections; and
• Introduced wood window sills on all elevations.
The Town’s Architectural Consultant reviewed the revised plans and provided
recommendations in an email dated April 4, 2018 (Exhibit 25). These recommendations have
been added as conditions of approval (Exhibit 22).
The applicant has also provided revised Landscape Plans introducing additional screening
planting along the rear property line (Exhibit 27).
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PUBLIC COMMENTS:
No public comments have been received as of the writing of this report.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
The applicant has met with the neighbors and submitted revised development plans to
address the Planning Commission’s direction. Should the Planning Commission determine
that the project revisions meet the direction provided at the December 13, 2017 meeting, the
Commission can take the actions below to approve the Architecture and Site application.
B. Recommendation
If the Planning Commission determines that the revised project meets the direction
provided at the December 13, 2017 meeting and finds merit with the proposed project, it
can approve the application by taking the following actions:
1. Find 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, which includes demolition of an existing
single-family residence and construction of a new single-family residence in a residential
zone (Exhibit 21);
2. Make the required findings as required by Section 29.10.09030(e) of the Town Code for
the demolition of an existing structure (Exhibit 21);
3. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 21);
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 21); and
5. Approve Architecture and Site Application S-17-011 with the conditions contained in
Exhibit 22 and revised development plans attached as Exhibit 27.
ALTERNATIVES:
Alternatively, the Commission can:
1. Approve the application with additional and/or modified conditions;
2. Continue the matter to a date certain with specific direction; or
3. Deny the application.
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EXHIBITS:
Previously received with December 13, 2017 Staff Report:
1. Location map (one page)
2. Required Findings and Considerations (one page)
3. Recommended Conditions of Approval (ten pages)
4. Project Data Sheet (one page)
5. Project Description and Letter of Justification, received March 21, 2017 (one page)
6. Surrounding Neighborhood map (one page)
7. Consulting Architect Report, received April 19, 2017 (six pages)
8. Applicant’s response to Consulting Architect Report, received June 21, 2017 (four pages)
9. Letter of Justification for three-car garage, received September 22, 2017 (one page)
10. Garages within Surrounding Neighborhood map (one page)
11. Color and materials exhibits (eleven page)
12. Marchmont Drive neighbor comment letters (six pages)
13. Applicant’s response to Marchmont Drive neighbor comment letters, received November 1,
2017 (one page)
14. Neighbor feedback letters collected at applicant’s outreach meeting (seven pages)
15. Public comment received by 11:00 a.m., Friday, December 1, 2017
16. Development Plans, received November 7, 2017 (20 pages)
Previously received with December 13, 2017 Desk Item:
17. Additional Information from Applicant, received December 12, 2017 (four pages)
Previously received with February 14, 2018 Staff Report:
18. Communication from the applicant, received January 24, 2018
Note: Exhibit 18 was originally identified as Exhibit 17 and renumbered due to inadvertently
being omitted from the February 14, 2018 Staff Report.
Previously received with March 14, 2018 Staff Report:
19. Communication from the applicant, received March 6, 2018 (one page)
Received with this Staff Report:
20. Summary of neighborhood outreach by applicant, dated March 15, 2018 (one page)
21. Revised Required Findings and Considerations (one page)
22. Revised Recommended Conditions of Approval (ten pages)
23. Consulting Architect Report, dated February 27, 2018 (six pages)
24. Applicant’s response to Consulting Architect Report, received March 6, 2018 (one pages)
25. Consulting Architect email, dated April 4, 2018 (one pages)
26. Public Comment received between 11:01 a.m., Wednesday, December 13, 2017 and 11:00
a.m., Friday, April 6, 2018
27. Revised Development Plans, dated January 24, 2018 (11 pages)
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Distribution:
Dennis Norton Design, 712 #C Capitola Avenue, Capitola, CA 95010
Arthur Lin, 4100 Moorpark Avenue, Suite 205, San Jose, CA 95117
Sean Mullins
City of Los Gatos
Planning Department
Re: 16666 Topping Way, Los Gatos
Dear Sean,
3-15-2018
As requested, this is a report on the Topping Way Neighborhood Meeting held on March 101h, at
16666 Topping Way, front yard. As directed we sent flyers to adjacent neighbors surrounding this
project. A total of 30 flyers were mailed out,.
On that day, four neighbors showed up and we had discussions with all of them. All neighbors
surrounding the project attended including the neighbor directly across, and neighbors to the left and
right of proposed project. One neighbor immediately to the rear on Marchmont showed.
There was no opposition to this project, and all were happy to see this project move forward, for
project has been a neighborhood eye sour for over a year. Empty houses flagged, do not make good
neighbors. One neighbor to the rear, Karen Krauez, was concerned about tree planting for screening. I
have mailed the landscape plan to her, for her review.
Thank You
Dennis Norton
Dennis Norton Design
712 Capitola Avenue, Capitola, Ca.
RECEIVED
MAR 16 2018
TOWN OF LOS GATOS
PLA NNING DI V I S I ON
EXHIBIT 20
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PLANNING COMMISSION – April 11, 2018
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16666 Topping Way
Architecture and Site Application S-17-011
Requesting approval for demolition of an existing single-family residence and
construction of a new single-family residence on a property zoned R-1:8.
APN 523-09-018.
PROPERTY OWNER: Arthur Lin
APPLICANT: Dennis Norton
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required finding for the demolition of a single-family residence:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structures have no architectural or historical significance, and are in
poor condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structures was not considered.
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.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION – April 11, 2018
CONDITIONS OF APPROVAL
16666 Topping Way
Architecture and Site Application S-17-011
Requesting approval for demolition of an existing single-family residence and
construction of a new single-family residence on a property zoned R-1:8.
APN 523-09-018.
PROPERTY OWNER: Arthur Lin
APPLICANT: Dennis Norton
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section
29.20.320 of the Town Code, unless the approval has been vested.
3. FENCING: An approved permit from the Santa Clara Valley Water District is required for all
fencing and landscaping located within the drainage easement on the property. Prior to
issuance of a Building Permit, the approved permit shall be provided to the Town.
4. ARCHITECTURAL CONSULTANT: The recommendations of the Town’s Architectural
Consultant shall be implemented.
5. 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.
6. 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. Any required tree
replacement shall comply with Town Code requirements for residential lots exceeding
10,000 square feet.
7. 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.
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
10. TREE PROTECTION: Protective tree fencing, and other protection measures shall be placed
at the drip line of existing trees prior to issuance of building permits and shall remain
through all phases of construction per Town Code requirements. Include a tree protection
plan with the construction plans.
EXHIBIT 22
11. TREE REPLACEMENT: All approved tree replacement shall meet the requirements of Section
29.10.0985 of the Town Code.
12. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water
Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape
Documentation Package pursuant to WELO is required prior to issuance of a building
permit. 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. A
completed WELO Certificate of Completion is required prior to final inspection/certificate of
occupancy.
13. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the
developer shall provide the Community Development Director with written notice of the
company that will be recycling the building materials. All wood, metal, glass, and aluminum
materials generated from the demolished structure shall be deposited to a company which
will recycle the materials. Receipts from the company(s) accepting these materials, noting
the type and weight of materials, shall be submitted to the Town prior to the Town’s
demolition inspection.
14. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
15. 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.
16. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
17. PERMITS REQUIRED: A Building Permit shall be required for the demolition of the existing
single-family residence and construction of the new single-family residence. This is a
combination Permit which includes all required electrical, mechanical, and plumbing work
as necessary. A separate Demolition Permit for the existing single-family residence and
accessory structures may be issued prior to the Building Permit after Architecture and Site
Application approval if so desired.
18. 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.
19. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum
size 30” x 42”.
20. 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 along 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.
21. SOILS REPORT: A Soils Report (Geotechnical Investigation), 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.
22. SHORING: Shoring plans and calculations will be required for all excavations which exceed
four (4) feet in depth or which remove lateral support from any existing buildings, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed Engineer and shall conform to Cal/OSHA regulations.
23. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed Civil Engineer or Land
Surveyor shall be submitted to the project Building Inspector at the 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 elevations
b. Finish floor elevations
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
25. Wood backing (2”x 8” minimum) shall be provided in all bathroom walls, at water closets,
showers, and bathtubs, located 34 inches from the floor to the center of the backing,
suitable for the installation of grab bars when needed in the future.
26. All passage doors shall be at least 32-inch doors on the accessible floor level.
27. The primary entrance door shall be a 36-inch-wide door including a 5’ x 5’ level landing, no
more than 1 inch out of plane with the immediate interior floor level and with an 18-inch
clearance at the interior strike edge.
28. A door buzzer, bell or chime shall be hard wired at the primary entrance.
29. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a sheet of the plans.
30. 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.
31. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut within 10 feet
of chimneys.
32. FIRE ZONE: This project will require Class A Roof Assemblies.
33. 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
34. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpoint Source Pollution Control Program Sheet (24”x36”) 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
35. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a Building Permit:
a. Community Development – Planning Division: Jennifer Armer at (408) 399-5706
b. Engineering/Parks & Public Works Department: Mike Weisz at (408) 354-5236
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.
f. Bay Area Air Quality Management District: (415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
36. 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.
37. 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.
38. 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.
39. 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.
40. 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.
41. 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.
42. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
43. 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.
44. 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.
45. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any permits or recordation of the Parcel / Final Map.
46. 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.
47. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos,
Community Development Department.
48. 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.
49. 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 the
State Water Resources Control Board (October 1-April 30), has ended.
50. DRIVEWAY: The driveway conforms to existing pavement on Topping Way shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
51. CONSTRUCTION EASEMENT: Prior to the issuance of a grading permit, it shall be the sole
responsibility of the Owner/Applicant to obtain any and all proposed or required easements
and/or permissions necessary to perform the grading herein proposed. Proof of
agreement/approval is required prior to the issuance of any Permit.
52. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a grading permit/building permit.
53. 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.
54. 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.
55. 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.
56. 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.
57. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of
involved parties shall accompany any proposed private easement. Access driveway shall be
within the recorded access easement. A new private access easement shall be recorded,
and a copy of the recorded agreement shall be submitted to the Engineering Division of the
Parks and Public Works Department, prior to issuance of building permit or realigned access
driveway shall be completed prior to the issuance of building permit.
58. DRIVEWAY APPROACH: The Developer shall install one (1) Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Plans and must be completed and accepted by the Town before a Certificate of Occupancy
for any new building can be issued. 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.
59. 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.
60. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the
issuance of 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.
61. 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.
62. 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.
63. 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.
64. 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.
65. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any
permits, all pertinent details of any and all proposed stormwater management facilities,
including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls,
infiltration trenches, detention basins and energy dissipaters, shall be provided on
submitted plans, reviewed by the Engineering Division of the Parks and Public Works
Department, and approved for implementation.
66. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the
CASQA Stormwater Best Management Practices Handbooks for Construction Activities and
New Development and Redevelopment, the Town's grading and erosion control ordinance,
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
67. 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.
68. 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.
69. 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.
70. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
71. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An automatic residential fire sprinkler
system shall be installed in one- and two-family dwellings as follows: In all new one- and
two-family dwellings and existing one- and two-family dwellings when additions are made
that increase the building area to more than 3,600 square feet. Exception: A one-time
addition to an existing building that does not total more than 1,000 square feet of building
area. 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
license (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to the Santa Clara County Fire Department for
review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended
by LGTC.
72. 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 the Santa Clara County Fire Department 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.
73. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by fire code official, address numbers
shall be provided in additional approved locations to facilitate emergency response.
Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a
minimum of 4 inches (101.6 mm) high with a minimum stroke with of 0.5 inch (12.7mm).
Where access is by means of a private road and the building cannot be viewed from the
public way, a monument, pole or other sign or means shall be used to identify the structure.
Address numbers shall be maintained. CFC Sec. 505.1.
74. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and Santa Clara County Fire Department Standard Detail
and Specification S1-7. Provide notations on subsequent plan submittals, as appropriate to
the project. CFC Ch. 33.
N:\DEV\CONDITIONS\2017\Topping Way 16666 - PC COA_.docx
February 27, 2018
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16666 Topping Way
Dear Sean:
ARCHITECTURE PLANNING URBAN DESIGN
RECEIVED
FEB 2 7 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings, evaluated the site context and prepared a review letter last April. At the direction of the
Planning Commission, the house has been :redesigned. My comments and :recommendations on the new design are as
follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighbomood of one and two-story homes. I have previously reviewed six other
nearby houses in this neighborhood. Photographs of the site and surrounding context are shown on the following page.
700 LARKSPUR LANDING CIRCLE • SUITE 199 . LARKSPUR . CA . 94939 TEL: 415.3 31.3795
CDGPLAN@PACBELL .NCT
EXHIBIT 23
Thi' Si tC' rJnd existing house
House to the immediate left
Nea rby House across Topping Way
Nearby House to the left
CANNON DESIGN CROUP
16666 Topping Way
Design Review Comments
February 27 Page 2
House im mediately across Topping Way
---.... -.. .____ -,~ -------:::_
House to the immediate right
Nearby House across Topping Way
Nearby House to the right
700 LARKSPUR LANDING CIRCLE . SUITE 19'J . LARKSPUR . CA . 94939
PROJECT DESIGN CHANGES
16666 Topping Way
Design Review Comments
February 27 Page 3
The project that I reviewed last April was a large two-story house -See proposed front elevation below.
PREVIOUSLY PROPOSED FRONT ELEVATION
During the subsequent review process, it is my understanding that the Planning Commission directed the applicant to
prepare a revised design to include the following:
• Eliminate the third garage bay.
• Eliminate the rear facing garage door.
• Submit a landscape plan addressing the privacy concerns of the neighbors to the south. Review the landscape
plan with neighbors.
• Reduce the lower floor ceiling height by one foot, from 10-to 9-feet.
• Revise south-facing upper floor windows to address the privacy concerns of the neighbors to the south.
• Consider a detached garage sited at the rear of the property to reduce bulk and mass.
• Provide full details of additional outreach to neighbors, including neighbors on Marchmont.
• Reduce the size of the house so as not to be the largest in the immediate neighborhood. Consider locating
some of the above-grade square footage in a cellar as a compromise to reduce bulk and mass and reduce
countable square footage.
• Address concerns with mass and bulk, which is exacerbated by the house being spread across the width of a
wide lot.
• Ensure that information presented is accurate.
The revised design is a one-story house with basement -see front elevation below and other elevations on the following
page.
CURRENTLY PROPOSED FRONT ELEVATION
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR CA . 94939
_,
" , 11 " " JI
CURRENTLY PROPOSED REAR ELEVATION
---
" *
CURRENTLY PROPOSED LEFT SIDE ELEVATION
CURRENTLY PROPOSED RIGHT SIDE ELEVATION
ISSUES AND CONCERNS
16666 Topping Way
Design Review Comment.,
February 27 Page 4
Tall entry porch would be out of character with the immediate neighborhood
and not consistent with Residential Design Guidelines 2.3.3 and 3.6.3
--~ -~,~~~~ ~~-------4· ··---~-~
Use of stone without carrying it
consistently around all sides of
the house is not consistent with
Residential Design Guideline 3.2.2
This roof area appears
to be either unresolved
or not drawn correctly
Brackets are not ----1 consistent with
this architectural
style
Popouts are
·---. ...... --awkward and
not well
_proportioned
~~===l----"'
Absence of window trim
is not consistent with
Residential Design
Guideline 3.7.4
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCU . SUITE 199. LARKSPUR. CA. 94939
16666 Topping Way
Design Review Comments
February 27 Page 5
1. The two popouts on the front elevation are awkward and not well proportioned.
2. The tall entry porch is out of character with the immediate neighborhood, and not consistent with Residential
Design Guidelines 2.3 .3 and 3 .6.3 .
3. The use of stone in such a limited way would not be consistent with Residential Design Guideline 3.2.2 which
encourages materials and details that are used on front elevations to be carried around all sides of the home.
4. Likewise the use of roof brackets only on the front elevation are not consistent with that guideline, and they are
not consistent with the style of the remainder of the house.
5. The Jeld-Wen vinyl windows that are proposed have narrower sash dimensions than others that I have reviewed.
6. The windows do not have trim around them, which would not be consistent with Residential Design Guideline 3 .7.4.
7. The roof area on both sides of the entry roof appears to be either unresolved or not drawn correctly.
RECOMMENDATIONS
The homes in this neighborhood are generally rather simple in their design treatment. The recommendations below
emphasize changes to improve this home's compatibility with those existing homes.
Simplify roof forms
+
E iminate popout
Confirm that
glazing at top
of light wells
meets code
1. Lower the entry roof height.
Provide more
info on "fluted"
wood columns
Columns should be I
simple In design
2. Eliminate the two front elevation popouts.
Use windows with
---11sash widths equivalent
to wood windows
(e.g., vinyl covered wood windows)
Add wood
trim and
~d&i~ti1 sills at all
windows
see photo
example Y Eliminate popout
Ellmlnate stone bases or
carry wainscot around
all side of house
3. Eliminate the stone bases or carry a stone wainscot around all sides of the house.
4. Use windows with sash widths equivalent to wood windows (e.g., vinyl clad wood windows)
5. Add wood trim with projecting head trim and sills consistent with Residential Design Guideline 3.7.4-see photo
example below
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SU ITE 199 . LARKSPUR . CA . 94939
16666 Topping Way
Design Review Comments
February 27 Page 6
6. Provide additional information on the proposed "fluted" wood columns. Columns should be simple in shape and
detail.
faamples of columns that would be appropriate Fluted columns like this would be acceptable
7. Inadequate detail was provided for the basement light wells, but they appear to have a tempered glass covering.
Confirmation should be provided to ensure that the proposed solution meets all exiting and ventilation code re-
quirements.
Sean, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLF . SUITE 199 . LARKSPUR . Cr\. 94939
Sean Mullins
City of Los Altos
Planning Department
Re: 1666 Topping Way,
3-6-2018
Response to Comments from Cannon Design Group on Design of New Single Family residence.
Dear Sir,
These responses are in sequence with comment numbers given by reviewing Architect from Cannon
Group.
1) The two pop outs on front walls add articulation to a flat wall at end of garage and wide
bedroom area. Compare the drawings with the Cannon Group Architects and I think that you
will agree with me. I took off the gable roofs and made the roofs on pop outs to a hip roof to
soften roof line.
2) The entry porch height was reduced by 2'0" in height and is now consistent with RDG 2.3.3.
3) Stone was eliminated from project with exception of lower column bases.
4) Brackets are eliminated.
S) The plans calls for Jeld-win WOOD Vynal clad windows. Yes, They have wider sashes. The
Architect is mistaken, Plans call for Jeld-win wood Vynal Clad windows
6) Widows do not need wood around them, this is not a track house. Windows now have a
bottom wood sill and skirt.
7) Don't understand comment. The trusses in the front and back match the trusses that span
through the whole house. Consistency in design. Front entry has been lowered to 11'0".
8) Fluted wood columns as suggested by Architect are identical to what we are proposing. See
Plans and Page 6 of Cannon Group suggested columns. ? On Right
9) Light wells ( Building Codes ) are not in Architects preview. Or course they are tempered and
operatable.
10) Garage roof steps up at the back of garage in order to create a lower profile for garage at front
of house at street . Good design!
Thank You
Dennis Norton
Dennis Norton Design
831-818-0335
EXHIBIT 24
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Intentionally
Left Blank
From: Larry Cannon [mailto:cdgplan@pacbell.net]
Sent: Tuesday, April 3, 2018 11 :44 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: RE: 16666 Topping Way
Hi Sean,
I looked at the revised design and compared it to the previous design and the issues raised in the
February review letter. It appears that the only changes made were the elimination of the stone bases
on the front elevation pop outs, a change in the roof form at the pop outs from gables to hip roofs, and
the completion of the portion of the drawing depicting the entry gable.
The changes do not appear to adequately address the issues raised in the review letter, and clearly do
not address the following conflicts with the Town's Residential Design Guidelines:
3.5.2 Avoid excessive roof form complexity
• Avoid multiple floor plan pop outs that produce multiple roof gables. Where roof eave variation is
desired, consider vertica I wall extensions and dormer roofs
3.6.3 Design entries with sensitivity to the surrounding neighborhood
• Avoid large and formal entries unless that is the norm for nearby houses . It is often best to start the
design consideration with an entry type (e.g ., projecting or under eave porch) that is similar to nearby
homes.
3.7.4 Design the windows with attention to matching the traditional details of the architectural style
• Most architectural styles -except Mission, Spanish Eclectic or Modern -should have wood trim around
the windows. The trim width should be matched to the style, but in general, should not be less than 3
1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than
one-sixth of the opening width.
• Projecting window sills and heads are strongly encouraged unless the architectural style would not
normally have those features.
• Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6
inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.
Larry
Larry Cannon
CANNON DESIGN GROUP
700 larkspur landing Circle
Suite 199
Larkspur, CA 94939
(415) 331-3795
EXHIBIT 25
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Intentionally
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PUBLIC COMMENT
Public comments received by 11:00 a.m.,
Friday, April 6, 2018
NONE
EXHIBIT 26
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NUMBERS OR APPROVED BUILDING IOENTIFICATIO
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ALPHABETICAL LETTERS. NUMBERS SHALL BE A
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NOTE:
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IN 10'-0" UT ILITY EASEMENTS
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FRONT " 25 FT.
REAR=20FT.
S10E =8 FT.
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SSAN JOSE CA 95117
408-865-1972
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FLOOR PLAN
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SSAN JOSE CA 95117
408-865-1972
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PRuTECflVE FENC~G FOR EXIST ING TREES
® SITE HOUSEKEEPING REQUIREMENTS:
CONSTRUCTION MATERIALS ® SITE HOUSEKEEPING REQUIREMENTS :
WASTE MANAGEMENT
ALLLOOSESTOCKPILEDCONSTRUCTION W.TERW.STl\llT AAENOT.0.::TIVELYBEING USED(I.E
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ALL CHEU ICALS SHALL BE STORED IN W~TERTIGHT CONTAI NERS (WITH APPROPRLI.TE
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EXPOSURE OF CONSTRUCTION W.TERW.S TO PRECIPIT~TION SHIil.i. BE MINIUIZED . THIS DOES
NOT INCLUDEW.TOIW.S.o.NDEQUIPMENTTHAT A.REDESIGNEDTOBEOIJTOOORS.o.ND
EXPOSEDTOEN\IIRONMENTALCONOITIONS(I.E.POLES,EOUIPMENTnOS,CMllNETS,
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SURf-'CESOR INTOTHESTORMDRAINSYSTEMSHALLBEPRE\IENTED
SANITATION FACIUTIES SHALL BE CONTAI NED (E.G .. PORTABLE TOILETS) TO PREVENT
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~EiM~Llf':~~Tg tR Mm:iuE~u Di~~[Ef~{~'¢Y FROM .o.N INLET, STR EET OR DR!VEW~Y.
SANITATION FACIUTlES SHALL BE INSPECTED REGULARLY FOR l.EAKS AND SPILLS ""D CLEANED
ORREPL.ACED..ISNECESSlR"f
COYER W"5TE DISPOSAL CONTAINERS AT THE END Of E\IERY BUSIN ESS DAY AND DURING A
FWNEV'ENT.
OISCHAisGES fROU WASTE DISPOSAL CONTAINERS TO THE STORM WATER DRAIN"(;E SYSTEM OR
RECEMNG W~TER SHALL BE PREVENTED
STOCKPILED WASTE W.TOIW.. SHALL BE CONTAINED AND SECURELY PROTECTED fROU WI ND
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PROCEDURESTHATEfl'ECTl\lELYADDRESSHAZAROOUS .o.NDNON-HAZARDOUSSPILLS SHALLBE
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1.nu.11Dm·MIIIID IMO!I • NJ.OF tr.._
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4100 MOOR PARK AVE.
SSAN JOSE CA 9511 7
408-865-1972
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14583 BIG BASIN \IAY, SARATOGA, CA 95070 ( 408)867-0244
LEGEND
BOUNDARY
EASEMENT
BLDG.SETBACK LI NE--
IMPROVE MENTS --------------
FENCE -----------·-
RETAINING WALL
COUNTOUR MINOR J74
EDGE OF PAVEMENT ----
SPOT ELEVATION 372. 70
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TOPOGRAPHIC MAP
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