221 Almendra Ave - Staff Report and Exhibits 1 - 7
PREPARED BY: RYAN SAFTY
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: 4/11/2018 ITEM NO: 3
DATE: APRIL 4, 2018 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: ZONE CHANGE APPLICATION Z-17-001. PROJECT LOCATION: 221
ALMENDRA AVENUE. PROPERTY OWNER: JOEY MCCARTHY. APPLICANT: BESS WIERSEMA.
REQUESTING APPROVAL OF A ZONE CHANGE FROM O:LHP (OFFICE WITH A LANDMARK AND HISTORIC PRESERVATION OVERLAY) TO R-1D:LHP (SINGLE-FAMILY RESIDENTIAL DOWNTOWN WITH A LANDMARK AND HISTORIC PRESERVATION OVERLAY). APN: 510-14-044.
RECOMMENDATION:
Forward a recommendation of approval to the Town Council on the proposed zone change
application from O:LHP (Office with a Landmark and Historic Preservation Overlay) to R-1D:LHP
(Single-Family Residential Downtown with a Landmark and Historic Preservation Overlay) for an
existing property located at 221 Almendra Avenue.
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15061(b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendments to the General Plan and
Town Code will have a significant effect on the environment.
FINDINGS:
As required by Section 21083.3 of the State Environmental Guidelines as adopted by the
Town that this project is Statutorily Exempt.
That the proposed zone change is consistent with the General Plan and its Elements in
that the proposed zoning is consistent with the existing General Plan designation.
PAGE 2 OF 5 SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002 APRIL 4, 2018
N:\DEV\PC REPORTS\2018\Almendra 221 zone change.docx 4/6/2018 11:22 AM
BACKGROUND:
The subject property consists of 7,841 square feet and is located on the southern side of
Almendra Avenue, one property west of the Almendra Avenue and North Santa Cruz Avenue
intersection (Exhibit 1). The property is located within the Almond Grove Historic District but is
not listed as a contributor to the Almond Grove Historic District. The property was originally
developed with a residential use in the 1900s but was converted to an office use.
The subject property has a Medium Density Residential General Plan Land Use Designation and
is zoned O:LHP. As summarized in Table 1, below, the subject property is bound by parcels with
a Medium Density Residential General Plan Land Use Designation to the north, south, and west.
The parcel to the east, fronting along North Santa Cruz Avenue, has a Central Business District
General Plan Land Use Designation (Exhibit 2).
The subject property is bound by parcels zoned R-1D:LHP to the north, south, and west
(Exhibit 3). The parcel to the east is zoned C-2 (Central Business District Commercial).
Table 1. Surrounding Area
Address Existing Land Use General Plan Zoning
North 216-230 Almendra Ave Residential Medium Density Residential R-1D:LHP
South 222 Bachman Ave Residential Medium Density Residential R-1D:LHP
East 333 N. Santa Cruz Ave Commercial Central Business District C-2
West 227 Almendra Ave Residential Medium Density Residential R-1D:LHP
The applicant is requesting approval of this zone change application to allow the owners to
transition the building from an office use back to a single-family residential use (Exhibit 6). The
Landmark and Historic Preservation Overlay Zone (LHP) would remain if the application is
approved. At this time, no modifications to the building are proposed.
DISCUSSION:
A. Zone Change
The applicant is requesting approval of a zone change application from O:LHP to R-1D:LHP.
The proposed zoning would be consistent with the existing General Plan Land Use
Designation (as discussed below). The existing office use would be required to cease within
two years of adoption of the ordinance to rezone the property (Exhibit 5); however, the
applicant has indicated that it is the intent of the current owners to return the property to
a residential use in the near future. A residential use is a principally permitted use within
the R-1D Zone.
PAGE 3 OF 5 SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002 APRIL 4, 2018
N:\DEV\PC REPORTS\2018\Almendra 221 zone change.docx 4/6/2018 11:22 AM
B. General Plan
The proposed R-1D:LHP zoning would conform with the existing General Plan Land Use
Designation of Medium Density Residential. Pursuant to the General Plan, “The Medium
Density Residential designation provides for multiple-family residential, duplex, and/or
small single-family homes.”
The goals and policies of the 2020 General Plan applicable to this project include, but are
not limited to:
Land Use Goals
LU-1 To preserve, promote, and protect the existing small-town character and
quality of life within Los Gatos.
LU-6 To preserve and enhance the existing character and sense of place in
residential neighborhoods.
Land Use Policies
LU-6.4 Prohibit uses that may lead to the deterioration of residential
neighborhoods, or adversely impact the public safety or the residential
character of a residential neighborhood.
LU-6.5 The type, density, and intensity of new land use shall be consistent with that
of the immediate neighborhood.
LU-10.3 Establish and maintain strong boundaries between the Central Business
District designation and adjacent residential neighborhoods.
Community Design Goal
CD-10 To maintain the historic character of the Downtown.
Community Design Policies
CD-6.4 Encourage the preservation, restoration, rehabilitation, reuse, and
maintenance of existing buildings Downtown.
CD-12.2 Encourage the preservation, maintenance, and adaptive reuse of existing
residential, commercial, or public buildings.
PUBLIC COMMENTS:
As of the drafting of this report, no comments from the public have been received.
PAGE 4 OF 5 SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002 APRIL 4, 2018
N:\DEV\PC REPORTS\2018\Almendra 221 zone change.docx 4/6/2018 11:22 AM
CONCLUSION:
A. Summary
The proposed change in zoning would be consistent with the pattern of land uses and
zoning in the surrounding neighborhood. The proposed change in zoning would make the
subject property consistent with the General Plan Land Use Designation for the site, and
comply with the goals and policies within the General Plan, as noted above.
B. Recommendation
Based on the analysis above, staff recommends that the Planning Commission consider the
existing General Plan Land Use Designation and the existing and proposed zoning
designations and forward a recommendation of approval of the zone change application to
the Town Council. If the Planning Commission finds merit with the proposed zone change,
it should:
1. Make the required finding that there is no possibility that this project will have a
significant impact on the environment; therefore, the project is not subject to the
California Environmental Quality Act, Section 15061 (b)(3): Review for exemption
(Exhibit 4); and
2. Make the required finding that the proposed zoning is consistent with the General Plan
and its Elements in that the proposed zoning is consistent with the existing General
Plan Land Use Designation (Exhibit 4); and
3. Forward a recommendation of approval of zone change application Z-17-001 to the
Town Council.
C. Alternatives
Alternatively, the Planning Commission may:
1. Continue this item to a date certain with specific direction to staff; or
2. Provide a recommendation for denial to the Town Council providing findings for denial.
PAGE 5 OF 5 SUBJECT: 202 UNIVERSITY AVENUE/GP-17-002 AND Z-17-002 APRIL 4, 2018
N:\DEV\PC REPORTS\2018\Almendra 221 zone change.docx 4/6/2018 11:22 AM
EXHIBITS:
1. Location Map
2. General Plan Land Use Map
3. Zoning Designation Map
4. Draft Findings
5. Draft Ordinance for Zone Change, with Exhibit A (three pages)
6. Submittal Package (seven pages)
7. Development Plans (five pages)
Distribution:
Joey McCarthy, 213 Tait Avenue, Los Gatos, CA 95030
Bess Wiersema, Studio 3 Design, 638 University Avenue, Los Gatos, CA 95032
This Page
Intentionally
Left Blank
TAIT AVBA
C
H
M
A
N
A
V
N SANTA CRUZ AVAL
M
E
N
D
R
A
A
VMASSOL AVVILLAGE LNWILDER AVNICH
O
L
S
O
N
A
V VICTORY LNLO
S
G
A
T
O
S
-
S
A
R
A
T
O
G
A
R
D
UNIVERSITY AV221 ALMENDRA AVENUE
0 0.250.125 Miles
°
EXHIBIT 1
This Page
Intentionally
Left Blank
AL
M
E
N
D
R
A
A
VTAIT AVBA
C
H
M
A
N
A
V N SANTA CRUZ AVPETTIC
O
A
T
L
N
LO
S
G
A
T
O
S
-
S
A
R
A
T
O
G
A
R
D
221 ALMENDRA
´
LEGEND
Subject Property
Medium Density Residential
Central Business District
- GENERAL PLAN LAND USE MAP
EXHIBIT 2
This Page
Intentionally
Left Blank
C-2
R-1D:LHP
O:LHP
O:LHP
O:LHP
O:LHP
C-1
AL
M
E
N
D
R
A
A
VTAIT AVBA
C
H
M
A
N
A
V N SANTA CRUZ AVPETTIC
O
A
T
L
N
LO
S
G
A
T
O
S
-
S
A
R
A
T
O
G
A
R
D
221 ALMENDRA - ZONING DESIGNATION MAP
´
LEGEND
R-1D:LHP (Single-Family Residential Downtown with a Landmark & Historic Preservation Overlay)
Subject Property
O:LHP (Office with a Landmark & Historic Preservation Overlay)
C-2 (Central Business District Commercial)
EXHIBIT 3
This Page
Intentionally
Left Blank
PLANNING COMMISSION – April 11, 2018
REQUIRED FINDINGS FOR:
221 Almendra Avenue
Zone Change Application Z-17-001
Requesting approval of a zone change from O:LHP (Office with a Landmark and
Historic Preservation Overlay) to R-1D:LHP (Single-Family Residential Downtown
with a Landmark and Historic Preservation Overlay). APN: 510-14-044.
PROPERTY OWNER: Joey McCarthy
APPLICANT: Bess Wiersema
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 15061(b)(3), in that it
can be seen with certainty that there is no possibility that the proposed amendments to the
General Plan and Town Code will have a significant effect on the environment.
Required consistency with the Town’s General Plan:
■ That the proposed Zone Change is consistent with the General Plan and its Elements in that
the proposed zoning is consistent with the existing General Plan designation.
N:\DEV\FINDINGS\2018\ALMENDRA 221.DOCX EXHIBIT 4
This Page
Intentionally
Left Blank
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING CODE
FROM O:LHP (OFFICE WITH A LANDMARK AND HISTORIC PROPERTY OVERLAY)
TO R-1D:LHP (SINGLE-FAMILY RESIDENTIAL DOWNTOWN WITH A LANDMARK AND
HISTORIC PROPERTY OVERLAY)
FOR PROPERTY LOCATED AT 221 ALMENDRA AVENUE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning of the
property at 221 Almendra Avenue (Santa Clara County Assessor Parcel Number 510-14-044) as
shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from O:LHP
(Office with a Landmark and Historic Property Overlay) to R-1D:LHP (Single-family Residential
Downtown with a Landmark and Historic Property Overlay). The following condition must be
complied with before the zone change is effective:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Division)
1.CONFORMANCE WITH ZONE. The existing office use shall cease within two years of
adoption of this Ordinance.
EXHIBIT 5
Draft Ordinance: subject to
modification by Town Council
based on
deliberations and direction
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on _____________, 2018, and adopted by the following vote as an ordinance of the
Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on ___________,
2018. This ordinance takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\ORDS\2018\Almendra Ave, 221 - Draft Ordinance.docx
BA
C
H
M
A
N
A
V
TAIT AVAL
M
E
N
D
R
A
A
V
PETTIC
O
A
T
NICH
O
L
S
O
N
A
V
BENTLE
Y
A
VVILLAGE LNN SANTA CRUZ AV
LOS GATOS-SA
R
A
T
O
G
A
R
D
MASSOL AVLN
TOWN OF LOS GATOS
Application No.
Change of zoning map amending the Town Zoning Ordinance.
Zone Change
Prezoning
From: O:LHP To: R-1D:LHP
Z-17-001 A.P.N. #510-14-044
Forwarded by Planning Commission
Approved by Town Council
Clerk Administrator
Date:
Mayor
Date: April 11, 2018
Ord:
221 Almendra Avenue
§
EXHIBIT A
This Page
Intentionally
Left Blank
• •
March 16, 2018
Re: Request to Rezone Property (O:LHP to R-1D:LHP)
Property Address, 221 Almendra Avenue
Project Description + Letter of Justification
The property at 221 Almendra Ave was built in 1900 as a single family home. The current
owners were drawn to its charm and historic relevance of the neighborhood and to the town of
Los Gatos. Their intent is to transition the space from its current use, a commercial space, to a
single -family residence, which was its original function when it was built so many years ago.
Enclosed are documents that state the history and use of the property. Items include:
• Photos of House Exterior (date present)
• A Building Classification and Computation Record (recording date and owner of home,
1941)
• 1941 Sanborn Map
• Grant Deed
• Title Report
• Neighborhood Analysis
Based on the findings, the property has served two functions; first as a home and then as a
commercial space .
We are requesting the property be rezoned to match the surrounding neighborhood, from
O:LHP to R-1D:LHP and allow the house to be returned to its original use.
Sincerely,
r
----·--~
ess Wiersema
P tncipal + Owner
R E CE IVE D
MAR 2 0 2018
TOv'J N OF LOS GATOS
P LANNING DIVISION
S TU DI 0 TH REE ~.~.§.1.§
0
.~ EXHIBIT 6
This Page
Intentionally
Left Blank
.. --....... ...... ..... ......
\
\ ------'
d
\
SANDBORN MAP 1941
.:.
.: , • ... = _; ..
=
:I -:: l!I I -CK: ..
q, :.,, ... • ., .... , t. "" '-" ...
~
,;, ~
" ~:Ji, ~ -1.::1
...i , ·~ --.
'-"• • _,
0 1 < °b -i-~.). 4 .,. i-
_)~
-:;.
a.
~ u ::.,
a ..... -,c:, ....
X ~ ~ ...,.
;. .... 1'---• u , =-......
lo-... . ·, c.,:, ;~
it. i VI'
"'1 ,
Iii (
.J u
=I • -'-l _,.
C
tor. lo'" lo"' loo: !rt ..c 0 --• -"" i ... .... ! .. ~ ;:, c.-= t :' Cl ..... -.,.. ..,.
*' 0 ~
CLASS IF ICATIOI I '2 j-.
l .IT\': Ch •P••• •i lh•,11V.-:.; Good •••• ; Sp c:1
oCCUl' SCY
Condition:
Owner
V caut
Teu ur.
• ot Ito
Yr,. Remodeled Age
New Good Me~ ·-----------
Obaol escence Yes ~ F\mcuonal hfec~ • •
tlon For: Lack or UtJllt1• •••••••
lar,rov
•••• ; AC C ~ ...... ; Pour •••• i , ••
"
C r,
A•k ard..... • •
•
--sourc
O• 'fena,at
•
•
This Page
Intentionally
Left Blank
ONE STORYCOMMERCIALBUILDINGNORTH20'-0"REAR SETBACK
5'-0"SIDESETBACK15'-0"FRONTSETBACK53.0'53.0'144.66'(E) WOODEN PERIMETERFENCE5'-0"SIDESETBACK144.66'(E) SIDEWALK(E)CONCRETEPATH(E) ASPHALTDRIVEWAY(E) BARK COVERING(E) WOODEN PICKETPERIMETER FENCE(E) CHAINLINK FENCE(E) PARKING LOT(E) RAMPEDPATH(E) SEWERADJACENTTWO-STORYSINGLEFAMILYRESIDENCEADJACENTGARAGE(E) ELECTRICALUTILITY SERVICE LINEEXISTING SITE PLAN(E) DRIVEWAYA L M E N D R A A V E N U EADJACENTCOMMERCIALPROPERTYEEEEEINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITYLOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGNALMENDRA221 ALMENDRA AVENUELOS GATOSCALIFORNIA9503216 JUNE 20171 SEPTEMBER 2017REZONING SUBMITTAL13 NOVEMBER 2017REZONING SUBMITTAL IIA.P.N. 510-14-044COVER SHEETA1.1INDEXPROJECT INFO.PROJECT DATADesigner:Studio 3 DesignContact: Bess Wiersemabess@studio-three.com683 University Ave.Los Gatos, Ca 95030ph: (408) 292-3252fax: (253) 399-1125A1.1 Cover sheet + Existing Architectural SiteA2.1 Existing Cellar + First Floor PlanA2.2 Existing Roof PlanA3.1 Existing Exterior ElevationsA3.2 Existing Exterior ElevationsEXISTING PHOTOSPROJECT DESCRIPTIONEXISTING SITE PLANSCALE 1/8" = 1' - 0"PROJECT ADDRESS:221 ALMENDRA AVE.A.P.N. :510-14-044LOT AREA7,841 SF (.18 ACRES)*ZONINGO:LHP (REQUEST REZONING TO R-1D:LHPLAND USEMEDIUM DENSITY RESIDENTIALYEAR BUILT1941 ([ER SANBORN MAP)1900 (PER ZILLOW)*From Santa Clara County Assessor's OfficeSETBACKSALLOWED (FOR R1-D)FRONT: 15'SIDE (INTERIOR/SREET):5'/10'REAR20'BUILDING HEIGHTALLOWED (FOR R-1D)HOUSE30'ACCESSORY15'FLOOR AREA RATIO (FAR)ALLOWED (FOR R-1D)HOUSE2,568 SFGARAGE 721 SFBUILDING COVERAGE: EXISTINGOFFICE: 1,708 SFSITE COVERAGE:EXISTING(E) OFFICE: 1,708 SF(E) PARKING LOT: 4,131 SF(E) PORCH + ALL STEPS: 221 SF(E) CONCRETE PATH: 107 SF TOTAL6,167 SFOwner:Joey McCarthy213 Tait AvenueLos Gatos, CA 95030ph: (408) 292-3252This existing property is zoned O:LHP and the owners are requesting it to be re-zoned R-1D:LHP,similar to the surrounding neighborhood. The current use is an office and the owners are lookingto turn it back into its original function, a single family residence.LOCATION MAPPARCEL MAP221 ALMENDRA AVE.221 ALMENDRA AVE.SCALE: AS NOTEDEXHIBIT 7
DN EXTERIOR 1STFLOOR WALLABOVE(E)W/H(E)FURN.(E) APROXIMATECHIMNEYFOOTING1A3.12
A3.1 3A3.24A3.230'-312"57'-61
2"3'-2"1'-412"EXISTING BASEMENT PLANNORTH22'-812"7'-7"1'-312"30'-312"14'-6"4'-5"37'-3"14'-512"11'-412"61'-6"3'-1112"
DNKITCHEN
(E) ELECTRICALSU PANELBASEMENTACCESSBATHROOMBATHROOMEXISTING FLOOR PLAN1A3.12
A3.1 3A3.24
A3.2
(E) GAS METER(E) AC UNIT &PAD(E) SEWER CLEANOUTBATHROOM(LINOLEUM)(HARDWOOD)+8'-6" A.F.F.CEILING HT.+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+7'-2" A.F.F.CEILING HT.(CONCRETE)+7'-5" A.F.F.CEILING HT.RAMP (HARDWOOD)+8'-6" A.F.F.CEILING HT.DN
DN
DN
DN
DN
SINK
(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.(HARDWOOD)+8'-6" A.F.F.CEILING HT.PEDESTAL(E) ELECTRICALSERVICE PANELNORTH30'-312"(TO ROUGH OPENING)30'-612"(TO EXTERIOR FINISH)64'-11"
(TO EXTERIOR FINISH)
64'-11"
(TO ROUGH OPENING)30'-312"(TO ROUGH OPENING)30'-612"(TO EXTERIOR FINISH)64'-11"
(TO ROUGH FRAMING)
65'-2" (TO EXTERIOR FINISH)(E) 3068(E) 2668
(E) 3068
(E) 2068
(E) 2868 (E) 2868
(E
)
2
8
6
8(E) 2868(E) 2868(E) 2668
(E) 2868(E) 2868(E) 2668(E) 2868(E) 2868(E) 2868(E
)
2
8
6
8 (E) 2868(E) 2868SINKSINK(E) 2468(E) 2468(E) 2468(E) 2668B/I Shelves5'-81
2"
4'-11"INTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITYLOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGNALMENDRA221 ALMENDRA AVENUELOS GATOSCALIFORNIA9503216 JUNE 20171 SEPTEMBER 2017REZONING SUBMITTAL13 NOVEMBER 2017REZONING SUBMITTAL IIA.P.N. 510-14-044EXISTING CELLAR +FIRST FLOOR PLANA2.1SCALE:14" = 1'-0"
DN(E) CLASS A COMP.ASPHALT SHINGLEROOF1'-2"(E) PARAPET1'-0"1'-0"
1'-0"1'-0"0'-4"1'-2"SLOPEFLAT ROOFSLOPE7:12SLOPE
7:12
SLOPE
FLAT ROOF
(E) RIDGE
(E) HIPSLOPE6:12(E) PITCH BREAK
EXISTING ROOF PLANNORTHSLOPE7:12(E) HIPBASEMENTACCESS1A3.12
A3.1 3A3.24
A3.2
DNINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITYLOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGNALMENDRA221 ALMENDRA AVENUELOS GATOSCALIFORNIA9503216 JUNE 20171 SEPTEMBER 2017REZONING SUBMITTAL13 NOVEMBER 2017REZONING SUBMITTAL IIA.P.N. 510-14-044EXISTING ROOF PLANA2.2SCALE:14" = 1'-0"
1 - EXISTING NORTHEAST (FRONT) ELEVATION(ALMENDRA ST.)
+0'-0"FINISH FLOORHEAD HEIGHT
1
2"+0' - 0"
$))PL. HT.BUILDING HEIGHT
FROM EXISTING
GRADE(E) STUCCOFINISH, PAINTED$))PL. HT.FINISH FLOOR(E) ATTICVENTILATION(E) PAINTED HORIZONTALWOOD SIDING(E) BRICK PLANTERBOXSLOPE612SLOPE712(E) SUBFLOOR VENT, TYP.(E) METALRAILING(E) BRICK CHIMNEY$))PL. HT.
1
2"
BUILDING HEIGHT
FROM EXISTING
GRADE
SLOPE712(E) CONCRETESTEPS AND LANDING(E) GASMETER+0'-0"FIN. FLR.
$))PL. HT.6'-8"
HEAD HEIGHT
BUILDING HEIGHT2 - EXISTING NORTHWEST (SIDE) ELEVATION(E) STUCCO FINISH, PAINTED
$))PL. HT.(E) COMP.ASPHALTROOFINGSLOPE7127'-2"HEAD HEIGHT
(E)(E)(E) BRICKPLANTER BOX(E)(E)(E)(E)(E)(E)(E) SUBFLOOR VENT, TYP.+0' - 0"FINISH FLOOR
12"(E) HORIZONTAL WOODSIDING(E) WOOD SKIRT,PAINTEDINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITYLOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGNALMENDRA221 ALMENDRA AVENUELOS GATOSCALIFORNIA9503216 JUNE 20171 SEPTEMBER 2017REZONING SUBMITTAL13 NOVEMBER 2017REZONING SUBMITTAL IIA.P.N. 510-14-044EXISTING EXTERIORELEVATIONSA3.1SCALE:14" = 1'-0"
+0'-0"FIN. FLR.
$))PL. HT.6'-5"
HEAD HEIGHT
1
2"
BUILDING HEIGHT3 - EXISTING SOUTHWEST (REAR) ELEVATION(E) STUCCO FINISH,PAINTED(E) BRICK CHIMNEYSLOPE7(E) COMP.ASPHALT ROOFING12(E)(E)(E) METALRAILING(E) SEWER CLEANOUT$))PL. HT.+0' - 0"FINISH FLOOR
(E) HORIZONTAL WOODSIDING(E) AC UNIT
$))PL. HT.(E) WOOD SKIRT,PAINTED(E) WOODSTAIRS &RAILING+0'-0"FIN. FLR.
$))PL. HT.HEAD HEIGHT
1
2"
BUILDING HEIGHT4 - EXISTING SOUTHEAST (SIDE) ELEVATION7'-10"(E) BRICK CHIMNEY(E) COMP. ASPHALTROOFING(E)(E)(E)(E)
12"
FINISH FLOOR$))PL. HT.(E) A/C(E)BASEMENTACCESS(E) BASEMENTPERIMETER(E) STUCCOFINISH, PAINTED$))PL. HT.HEAD HEIGHT
6'-8"(E) CONCRETESTEPS AND LANDINGWITH METAL RAILING(E) CONCRETESTEPS AND LANDINGWITH METAL RAILINGINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION638 UNIVERSITYLOS GATOSCALIFORNIA95032t 408.292.3252f 253.399.1125STUDIO THREE DESIGNALMENDRA221 ALMENDRA AVENUELOS GATOSCALIFORNIA9503216 JUNE 20171 SEPTEMBER 2017REZONING SUBMITTAL13 NOVEMBER 2017REZONING SUBMITTAL IIA.P.N. 510-14-044EXISTING EXTERIORELEVATIONSA3.2SCALE:14" = 1'-0"