15921 Rochin Terrace - Staff Report and Exhibits 1-12
PREPARED BY: SEAN MULLIN, AICP
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: 07/25/2018 ITEM NO: 4
DATE: JULY 20, 2018 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: ARCHITECTURE AND SITE APPLICATION S-18-002. PROJECT LOCATION:
15921 ROCHIN TERRACE. PROPERTY OWNER: PATRICK HANCIR AND MONICA ZAUCHA. APPLICANT: DAVIDE GIANNELLA, ACADIA ARCHITECTURE. 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 523-25-009.
DEEMED COMPLETE: JULY 3, 2018 FINAL DATE TO TAKE ACTION: JANUARY 3, 2018
RECOMMENDATION:
Approval, subject to the recommended conditions of approval.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8 – Single-Family Residential, 8,000-square foot
lot minimum
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 8,560 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
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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, which includes demolition of an existing single-family residence and
construction of a new single-family residence in a residential zone.
FINDINGS:
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.
As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
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 project site is a corner lot located on the southwest corner of Rochin Terrace and Rochin
Court (Exhibit 1). The parcels immediately adjacent to the subject property are within the Town
boundaries; however, some county properties are located in the surrounding neighborhood
subdivisions along Linda Avenue and Rochin Terrace (Exhibit 1). The 8,560-square foot lot is
currently developed with a one-story 1,700-square foot single-family residence.
The project is being considered by the Planning Commission to determine whether the
proposed contemporary modern architectural style is compatible with the surrounding
neighborhood subdivisions as it relates to the following Residential Design Guidelines (RDG):
• Encourage a diversity of architectural styles consistent with the neighborhood context
(General Design Principles, page 11);
• Design to blend into the neighborhood rather than stand out (General Design Principles,
page 11);
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• Select an architectural style with sensitivity to the surrounding neighborhood (3.2.1);
• Design for architectural integrity: Carry wall materials around all sides of the house
(3.2.2 and 3.8.4); and
• Select materials that are sensitive to the surrounding neighborhood (3.8.2).
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing to demolish the existing single-family residence and construct a
new 2,696-square foot single-family residence and a 479-square foot attached garage.
Specifically, the residence would consist of a 1,610-square foot first floor and a 1,086-
square foot second floor. The maximum height of the proposed house would be 25 feet, 3
inches. The project proposes a combination of exterior siding materials including painted
smooth-coat stucco in two shades and transparent-stained cedar; boxed eaves finished with
Ipe wood; dark bronze aluminum clad wood windows; dark bronze metal and wood garage
door; and charcoal gray standing seam metal roof. Proposed site improvements include a
new swimming pool, driveway, patios, and an outdoor kitchen.
Story poles have been placed on the site to aid in the review of the project. The poles and
netting have been in place since June 12, 2018.
B. Location and Surrounding Neighborhood
The project site is a corner lot located on the southwest corner of Rochin Terrace and
Rochin Court (Exhibit 1). Properties within the surrounding neighborhood subdivisions are
developed with mid-century one- and two-story single-family residences.
C. Zoning Compliance
The proposed project complies with the FAR, height, and structure coverage limitations.
The proposed project complies with setback requirements and two parking spaces would be
provided on-site, where two spaces are required. The zoning permits a single-family
residence.
DISCUSSION:
A. Floor Area
Based on Town and County records, the residences in the immediate neighborhood range in
size from 1,590 square feet to 2,893 square feet. The house FARs range from 0.18 to 0.32.
The proposed residence would be 2,696 square feet with a FAR of 0.31. Pursuant to Town
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Code, the maximum allowable square footage for the 8,560 square-foot lot is 2,752 square
feet with a maximum allowable FAR of 0.32. The immediate neighborhood analysis
provided in the table below reflects the current conditions.
Address Zoning House
SF
Garage
SF
Total
SF Site SF House
FAR Stories
15901 Rochin Ter R-1:8 1,590 620 2,210 8,400 0.19 1
15902 Rochin Ter R-1:8 - Prezone 2,893 0 2,893 16,050 0.18 1
15905 Rochin Ter R-1:8 2,523 480 3,003 9,010 0.28 2
15910 Rochin Ter R-1:8 1,694 480 2,174 7,670 0.22 1
15920 Rochin Ter R-1:8 1,991 461 2,452 8,120 0.25 1
15930 Rochin Ter R-1:8 2,598 520 3,118 8,050 0.32 2
15931 Rochin Ter R-1:8 2,263 480 2,743 8,560 0.26 1
15941 Rochin Ter R-1:8 1,700 648 2,348 8,989 0.19 1
15908 Rochin Ct R-1:8 2,483 611 3,094 8,050 0.31 2
15911 Rochin Ct R-1:8 2,171 494 2,665 8,363 0.26 2
15921 Rochin Ter (E) R-1:8 1,700 620 2,320 8,560 0.20 1
15921 Rochin Ter (P) R-1:8 2,696 479 3,175 8,560 0.31 2
The RDG specify that residential development shall be similar in size, bulk, and scale to the
immediate neighborhood. The Guidelines also specify that consideration will be given to
the existing FARs, residential square footages, and lot sizes in the immediate neighborhood.
The proposed residence would be the second largest home in the immediate neighborhood
in terms of square footage and tied for the second largest in terms of FAR.
B. Architectural Considerations
On January 22, 2018, the Town’s architectural consultant conducted a review of the initial
submittal of the project to provide recommendations related to architecture and
neighborhood compatibility (Exhibit 6). The architectural consultant noted that the
proposed residence is well designed within its chosen architectural style and that the
residence would be a good addition to some neighborhoods. Further, the breakup of the
structure’s form would be compatible with the surrounding neighborhood. The
architectural consultant cautions that in this context, the contemporary modern
architectural style would be a departure from the character of the surrounding
neighborhood, and recommended addressing the following issues:
• The metal and glass garage door which emphasizes the garage;
• The large first-floor and second-floor windows on the front elevation;
• The shed roof forms and metal roofing; and
• Nearby homes with two-story masses are generally broken by a section of roof at
the first-floor eave line.
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The architectural consultant added that of the above issues, the only one he would be
comfortable with was retaining the shed roof forms.
On May 9, 2018, the applicant submitted a revised project and a letter of justification
responding to the concerns of the architectural consultant (Exhibit 7). The revised project
addressed all the above issues, while retaining the shed roofs. In the letter of justification,
the applicant states that because there is only one access route for the property, along
Linda Avenue, the property is part of a well-defined surrounding neighborhood consisting of
Linda Avenue, Constances Court, Rochin Terrace, and Rochin Court. The applicant’s letter of
justification provides an analysis of this surrounding neighborhood.
On May 15, 2018, the architectural consultant provided additional recommendations to
consider, related to architecture and greater neighborhood compatibility (Exhibit 8). The
architectural consultant continued to note that the project is well designed and provided a
side-by-side comparison of the original and revised street façades (Exhibit 8, page 4).
The architectural consultant recommended consideration of several additional issues to
increase the compatibility of the design with the immediate neighborhood:
Roofs
• Reverse the main shed roof slope to lower the second-floor eave on the front
elevations;
• Simplify roof forms and slope directions; and
• Increase all roof overhangs.
Entry
• Extend the first-floor roof eave across the entry. Some area above the entry could
be open to the sky since the entry plan recess is deep.
Materials
• Eliminate the wood siding except on the garage door and low wall; and
• Use roofing that is more consistent with other homes in the immediate
neighborhood.
On June 21, 2018, the applicant submitted a letter of justification responding to the
concerns and recommendations of the architectural consultant (Exhibit 9) and updated
project plans (Exhibit 12), which include a neighborhood study (Sheets A1.2a and A1.2b)
and a streetscape (Sheet A1.3) illustrating the compatibility of the project’s massing and
scale with that of neighboring residences. In the letter of justification, the applicant
provides a summary of the revisions to the design; clarification on their consideration of the
surrounding neighborhood; discussion of an adjacent project utilizing contemporary
modern architecture on a county parcel located within the immediate neighborhood at
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15902 Rochin Terrace; and the following justifications for the form and materials of the
residence:
Roofs
• The intermediate first-floor roof offsets the second-floor eave on the front
elevation;
• The low horizontal profile of the shed roofs minimizes the height and blends in with
the site; and
• Long overhangs were emphasized.
Entry
• The first-floor roof over the recessed entry has an open rafters design.
Materials
• The natural wood material would soften the appearance of the home, ties it into its
surroundings, and reflects the common architectural element of the neighborhood;
and
• The standing seam metal roofing of the low profile shed roofs is environmentally
friendly and increases the roofs’ strength and durability.
The project proposes a contemporary modern architectural design which responds to the
context of the surrounding neighborhood subdivisions. The RDG state that, in the context
of a design’s neighborhood compatibility, “the greatest attention will be given to the
immediate neighborhood where nearby home owners are most likely to be confronted with
the new house on a daily basis, and where other residents driving by are most likely to see
the new structure in the context of the nearby homes.” The RDG also include some
consideration of the surrounding neighborhood, although less weight is given in the
consideration of house styles located at a greater distance from a project site. The RDG
emphasize neighborhood compatibility “with the recognition that some change is
inevitable, may be an improvement to the existing structures and/or neighborhood, and
may be desired by the neighborhood.”
Access to the subject property is made via one route (Linda Avenue), along which
surrounding neighborhood residents driving by will experience a variety of architectural
styles, including: ranch, Mediterranean, Tudor, and modern. Once in the immediate
neighborhood, the experience is predominantly mid-century ranch style homes; however,
existing home remodels are being completed in contemporary modern architectural styles,
and the surrounding neighborhood continues to include a variety of architectural styles.
When considering the variety of architectural styles and the compatibility of the project’s
massing and scale with that of the neighboring residences, staff believes that the proposed
residence could be compatible, and could both contribute to the diversity of architectural
styles and reinforce neighborhood development patterns.
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Staff finds that the proposed project is consistent with the following RDG General Design
Principles:
• Encourage a diversity of architectural styles consistent with the neighborhood
context;
• Relate a structure’s size and bulk to those in the immediate neighborhood;
• Design with architectural integrity on all sides of the structure;
• Use materials that are consistent or compatible with the neighborhood;
• Use quality materials and workmanship;
• Select colors to blend with the neighborhood;
• Preserve mature landscaping whenever possible; and
• Design structures to be energy and water efficient and which take maximum
advantage of renewable energy resources, where appropriate.
C. Tree Impacts
The subject property has seven trees; one of which is a large protected tree (60-inch
Redwood), and two of which are protected trees (15-inch Mulberry; seven-inch Cypress).
The applicant proposes removal of the Mulberry and Cypress trees as they conflict with the
proposed development. The 60-inch Redwood would be preserved. The Town Arborist
visited the site to inspect the trees and evaluate potential impacts from the proposed
construction. In review of the 60-inch Redwood, the Town Arborist made several
recommendations for plan revisions to ensure the health of the tree. The applicant has
included these recommended revisions in the project plans. The Town Arborist indicated
that the trees proposed for removal are not high-quality trees and the required finding
under Section 29.10.0992(10) of the Town Code could be made as their removal and
replacement would enhance the Town’s urban forest. Tree replacement will be required in
conformance with the standards of the Town Code for residential lots less than 10,000
square feet.
The Town Arborist also indicated that standard tree protection measures would be
acceptable for this project. Staff has included conditions of approval that the project
comply with the tree protection requirements of the Town Code (Exhibit 3).
D. Environmental Review
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.
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PUBLIC COMMENTS:
The applicant has provided a summary of their neighbor outreach, included as Exhibit 10.
Written notice of the public hearing for the project was sent to property owners and tenants
within 300 feet of the subject property on July 12, 2018. All public correspondence received
before 4:00 P.M. on July 17, 2018 is included as Exhibit 11.
CONCLUSION:
A. Summary
The proposed project would allow the applicant to construct a new single-family residence.
As proposed, the project would create a 2,696-square foot residence with a 479-square foot
garage. The project is being considered by the Planning Commission to determine whether
the proposed contemporary modern style residence would be compatible with the
surrounding neighborhood.
B. Recommendation
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 the adopted
Guidelines for the implementation of the California Environmental Quality Act, Section
15301: Existing Facilities (Exhibit 2);
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 2);
3. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
4. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
5. Approve Architecture & Site Application S-18-002 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 12.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction;
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
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EXHIBITS:
1. Location map (one page)
2. Required Findings and Considerations (one pages)
3. Recommended Conditions of Approval (11 pages)
4. Project Data Sheet (one page)
5. Letter to the Planning Commission from the applicant (one page)
6. Architectural Consultant Report dated January 22, 2018 (four pages)
7. Applicant’s Letter of Justification received May 9, 2018 (five pages)
8. Architectural Consultant Report dated May 15, 2018 (six pages)
9. Applicant’s Letter of Justification received June 21, 2018 (two pages)
10. Summary of neighbor outreach by applicant (one page)
11. Public comment received by 4:00 p.m., Tuesday, July 17, 2018
12. Development Plans received July 9, 2018 (23 pages)
Distribution:
Davide Giannella, Acadia Architecture, 664 N. Santa Cruz Avenue, Suite 6, Los Gatos, CA 95030
Patrick Hancir and Monica Zaucha, 15921 Rochin Terrace, Los Gatos, CA 95032
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EXHIBIT 1
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PLANNING COMMISSION – July 25, 2018
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15921 Rochin Terrace
Architecture and Site Application S-18-002
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 523-25-009.
PROPERTY OWNER: Patrick Hancir and Monica Zaucha
APPLICANT: Davide Giannella, Acadia Architecture
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 .
EXHIBIT 2
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PLANNING COMMISSION – July 25, 2018
CONDITIONS OF APPROVAL
15921 Rochin Terrace
Architecture and Site Application S-18-002
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 523-25-009.
PROPERTY OWNER: Patrick Hancir and Monica Zaucha
APPLICANT: Davide Giannella, Acadia Architecture
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1.APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2.EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3.OUTDOOR LIGHTING: Outdoor lights must be shielded and directed to shine on
improvements on the propertied and not directly on other property or any public right-of-
way. Shoestring lighting is not permitted.
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 STAKING: All newly planted trees shall be double-staked using rubber tree ties.
7.FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
8.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.
9.TREE REPLACEMENT: All approved tree replacement shall meet the requirements of
Section 29.10.0985 of the Town Code.
10.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
EXHIBIT 3
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.
11. 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.
12. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. 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.
14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
15. PERMITS REQUIRED: An individual Building permit is required for each of the following:
a. Demolition of existing single-family residence and attached garage.
b. Construction of a new single-family residence and attached garage.
c. Construction of a new swimming pool or spa.
d. Construction of a new retaining wall supporting a surcharge.
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. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of
the backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level
landing, no more than 1 inch out of plane with the immediate interior floor level
and with an 18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
25. 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.
26. 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.
27. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
28. 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.
29. 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.
30. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
31. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the
end of the day. Dirt and debris shall not be washed into storm drainage facilities. The
storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner, Applicant and/or 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
Owner, Applicant and/or Developer's expense.
32. 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.
33. 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 Owner/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.
34. 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 six to eight (6-8)
weeks.
35. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their
representative shall notify the Engineering Inspector at least twenty-four (24) hours
before starting any work pertaining to on-site drainage facilities, grading or paving, and 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.
36. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or Developer
or their representative's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor’s sole expense and no additional compensation shall be
allowed therefore. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector and shall comply with all Title 24
Disabled Access provisions. The Owner, Applicant and/or Developer or their
representative shall request a walk-through with the Engineering Construction Inspector
before the start of construction to verify existing conditions.
37. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
38. 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.
39. 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.
40. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits.
41. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner, Applicant and/or Developer’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.
42. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos,
Community Development Department.
43. 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.
44. 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.
45. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading proposed will be charged
accordingly.
46. DRIVEWAY: The driveway conform to existing pavement on Rochin Terrace shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
47. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a grading permit/building permit.
48. 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.
49. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located
within the right-of-way, shall be relocated within the property in question, directly behind
the public right-of-way line. The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any portion of concrete flatwork within said right-of-
way that is damaged during this activity.
50. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be provided
for cable television service. The Owner, Applicant and/or Developer is 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.
51. 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.
52. CURB AND GUTTER REPAIR: The Owner, Applicant and/or 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.
53. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
54. 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.
55. 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.
56. 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.
57. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency
services shall be made regarding parking restriction, lane closure or road closure, with
specification of dates and hours of operation.
58. 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 Owner, Applicant and/or Developer or their
representative shall work with the Town Building Department and Engineering Division
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under
periods when soil is hauled on or off of the project site. This may include, but is not
limited to provisions for the Owner, Applicant and/or Developer to place construction
notification signs noting the dates and time of construction and hauling activities or
providing additional traffic control. Coordination with other significant projects in the
area may also be required. Cover all trucks hauling soil, sand and other loose debris.
59. 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.
60. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Owner, Applicant and/or Developer’s design consultant shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum
the Project Schedule, 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.
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is
responsible for ensuring that all contractors are aware of all storm water quality measures
and that such measures are implemented. Best Management Practices (BMPs) shall be
maintained and be placed for all areas that have been graded or disturbed and for all
material, equipment and/or operations that need protection. Removal of BMPs
(temporary removal during construction activities) shall be replaced at the end of each
working day. Failure to comply with the construction BMP will result in the issuance of
correction notices, citations, or stop work orders.
62. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
63. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay.
Unlawful discharges to storm drains include, but are not limited to: discharges from
toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment
cleaning or vehicle cleaning.
64. 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.
65. 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.
66. 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.
67. 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.
68. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a
connection to the sanitary sewer system, subject to West Valley Sanitation District’s
authority and standards, to facilitate draining events. Discharges from this/these
feature(s) shall be directed to the sanitary sewer and are not allowed into the storm drain
system.
69. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. 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. No improvements shall
obstruct or divert runoff to the detriment of an adjacent, downstream or down slope
property.
70. 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.
71. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner, Applicant
and/or 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.
72. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
74. 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.
75. 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.
76. 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.
77. 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\2018\Rochin Terrace, 15921- PC COA.docx
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7/17/2018
15921 Rochin Terrace – PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/PERMITTED
Zoning District R-1:8 R-1:8 --
Land Use Single-Family Residential Single-Family Residential --
General Plan Designation Low Density Residential Low Density Residential --
Lot Size (sq. ft.) 8,560 8,560 8,000
Exterior Materials
Siding Wood – Lap Stucco & wood (trans) --
Trim Wood None --
Windows Aluminum Aluminum clad wood --
Roofing Wood Shake Standing seam --
Building Floor Area (sq. ft.)
First Floor (sq. ft.) 1,700 1,610 --
Second Floor (sq. ft.) 0 1,086 --
Garage (sq. ft.) 620 479 --
Setbacks (ft)
Front 25 25 25
Rear 20 31 20
Side/Street-Side 9/17 8/15 8/15
Maximum Height (ft) ?? 25.25 30
Building Coverage (%) 25 32 40
Floor Area Ratio (%)
House + Accessory (%) .20 .31 .32
Garage (%) .072 .056 .090
Parking 2 2 2
Tree Removal -- 2 --
Sewer or Septic Sewer Sewer --
EXHIBIT 4
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Dear Los Gatos Planning Commission,
Thank you for taking the time to review our house design. We have been looking for a long
time for the perfect neighborhood in which to raise our girls, Skylar and Sydney. We wanted to
be in a neighborhood that was not only charming but also had a component of
architectural diversity. When we visited this property for the first time, we knew we had found
the right place. We saw the potential for making it beautiful.
Since we value being a part of a community, we met with the neighbors to share our
plans. We discussed how we planned to build an environmentally friendly, sustainable, and
contemporary house that can be integrated into the neighborhood. The neighbors that we
spoke with gave positive feedback and signed a letter of support. We look forward to working
together with you to make this the best house possible. Thank you for your time and
consideration.
Sincerely,
Patrick Hancir and Monica Zaucha
EXHIBIT 5
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January 22, 2018
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15921 Rochin Terrace
Dear Sean:
ARCHITECTURE PLANNING URBAN DESIGN
RE:CEIVED
,' 'JAN 2 2 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings and evaluated the site context. I have previously reviewed two other nearby homes in this neigh
borhood. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood with a mix of Ranch Style one and two-story homes. Photo
graphs of the site and nearby homes are shown on the following page.
700 LARKSPUR LANDING CIRCLE. SUITE 199. LARKSPUR. CA. 94939 TEL: 415.331.3795
CDGPLAN@PACBELL.NET
EXHIBIT 6
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 2
The Site and Existing House
House Immediately across Rochin Court
Nearby House on Rochin Court
House to Immediate Right on Rochin Terrace
House Immediately across Rochin Terrace
House to the immediate left on Rochin Court
Nearby House on Rochin Terrace Nearby House across Rochin Court
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 3
ISSUES AND CONCERNS
The proposed design creates a substantial dilemma. It is well designed, and would be a good addition to some neigh-
borhoods. However, in this context, it would seem to not be consistent with the Residential Design Guidelines and the
Town’s strong emphasis through those guidelines on neighborhood compatibility.
Some specific issues related to the Residential Design Guidelines include the following:
1. The Modern Architectural Style would not be consistent with the several General Design Principles.
• Encourage a diversity of architectural styles consistent with the neighborhood context.
• Design to blend into the neighborhood rather than stand out..
and Guideline 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
2. The metal and glass garage door emphasizes the garage, and would not be consistent with the General Design
Principles and Guideline 3.4.1. This might not be a significant issue during the day, but could be a jarring light
source at night - see day and night photos below.
Glass garage doors: Nighttime appearance
Glass garage doors: Daytime appearance
15921 Rochin Terrace
Design Review Comments
January 22, 2018 Page 4
3. The large first and second floor windows on the front elevation would not be consistent with Residential Design
Guideline 3.7.2.
3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood
3.7.3 Match window materials to the architectural style and to the surrounding neighborhood
4. The shed roof forms and metal roofing would not be consistent with Residential Design Guidelines which encour-
ages roof forms and slopes, as well as materials, to be similar to those of other homes in the immediate neighbor-
hood.
5. While there are other nearby homes with two-story masses at the front setback line, they are generally broken by a
section of roof at the first floor eave line. In this case there is no break at the first floor eave line except at the left
edge where the entry canopy extends for a short distance over the wall. The prominence of this facade element
would be increased by the presence of the large glass windows at the first and second floors.
RECOMMENDATIONS
As noted above, the house is well designed within its chosen architectural style, and the break up of the structure’s forms
would be compatible with the surrounding neighborhood. It would, however, be a strong departure from the charac-
ter of the surrounding neighborhood. In the past when confronted with similar style and character conflicts, staff has
worked with the applicant to modify the design to be more sympathetic to the immediate neighborhood, That would be
my recommendation in this case.
However, should staff feel that this home in this neighborhood is acceptable, my recommendation would be to ad-
dress the issues identified above. The only issue above that I would feel comfortable retaining as currently proposed is
the shed roof forms. I believe those could be justified.
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
EXHIBIT 7
Design Justification
The Town's arborist recommended at least 30' of separation between the proposed house and the very
large redwood tree in the backyard. This drove the overall layout of the house, including the "L" shape at the
back of the property, in order to safeguard the welfare of the tree and the proposed house. During the design
process, the owners discussed the house plans with many of the neighbors in order to be sensitive and
responsive to their views and opinions.
There's a more direct alignment between our proposal and the adjacent homes' elevations after the
first-floor plate was lowered from the previous submission. Additionally, the proposal is to have about +- 25'-
3” of maximum height from existing grade, thus keeping a low profile compared to the taller buildings in the
adjacent lots (please see streetscape A-1.3). Given the lower ground level of the property and the shed roof
configuration of the house, neighborhood scenic views can be preserved and mostly undisturbed. The 0.31
FAR is compatible with the neighborhood. Additionally, the horizontal extension of the house matches those
of the neighborhood.
Since the two-story houses in the neighborhood strongly emphasize the presence of an upper level and
a lower level, we introduced an intermediate first floor roof to offset the masses. Each part of the house's two
street elevations either step back or up. The elimination of any two-story surfaces, coupled with the second
level's offset from the first floor, helps to break the bulk of the home into separate lower and upper elements.
This ties the house to the nearby single-story ones, while mimicking the treatment that the existing two-story
houses have and still remaining compatible with the adjacent structures.
The owners desired an open floor plan with double height volumes to bring as much natural morning
sun as possible into the main living area and kitchen. The front windows' proportions are similar to those of
the rectangular sliding glass door on the adjacent house (15905 Rochin Terrace), with a thoughtful proportion
of 7/8 that also relates well to other existing structures in the extended neighborhood. Operable clerestory
windows will provide natural ventilation and cool the house.
The decision to employ standing seam metal roofing stems from the knowledge that it is one of the
few truly environmentally friendly roofing systems on the market. It is made from recycled metal and is itself
completely recyclable. Traditional roof materials include asphalt and petroleum-based products, which are
much more difficult to recycle properly. And since metal roofs do not crack, shrink, erode, perforate, or leak,
they offer exceptional durability and longevity compared to traditional roof materials. Standing seam metal
roofing material will never require any maintenance, is much more fire-protective and leak-proof, and will give
the roof planes a taut, straight profile.
Additionally, standing seam metal roofs also integrat e extremely well with solar panels. As Appendix B
shows, the integration is so good that the metal roof itself is not even visible. The owners plan on covering a
large percentage of the roof surfaces with these solar panels. But even if there weren't any solar panels, the
metal material wouldn't really be visible from the two roads around the house, given that, for the mos t part,
the roofs slope toward the back of the property. They offer a horizontal profile at the front of the house and
are not very apparent.
There has been a trend in Los Gatos in recent years towards a more Contemporary design with shed
roofs and/or flat roofs. In fact, the house across the street (15902 Rochin Terrace) is currently being
remodeled to be Contemporary with mostly flat roofs. One advantage of these roof designs is to present a
much lower profile. This reduces the perceived mass and bulk of the second story as well as the house overall.
It also goes a long way towards preserving and respecting the scenic views for the neighbors.
Long overhangs and gently sloped roofs are other elements that we employed. The shed roof shapes
move away from the more typical gables and hip designs, but they mimic those same slopes. Also, the shed
roofs are really only installed at the upper level and are not very visible from the street. The first-floor
wraparound roof on both sides has a conventional hip corner transition. To a person walking around the
house, that more traditional approach is what would appear as a first impression.
We have taken great care in how this design meshes with the neighborhood. The eaves will have a
wooden boxed tongue and groove soffit underside at the upper level where the roof eaves are more visible,
while the first-floor roof will have an open rafters design. The roof edges will have a fascia and a trim
articulating their profile that relates with the traditional detailing of the nearby roofs. (Please see material
board and sheet A-4.0 for an eave detail.) All of the colors chosen are earthy tones, with the purpose of
blending with the very green setting and the adjacent homes. The exterior materials will consist of smooth,
earthy colored stucco, dark wood-aluminum clad windows and exterior doors, and some natural cedar siding
accent walls.
Most materials will be low or VOC-free. The heating-cooling system will employ radiant surfaces. The
landscaping will have xeric features. We intend to plant new 24" box screening trees for privacy screening at
the rear of the property to lessen the impact of the rear facing (Western side) balcony and to be respectful of
any privacy concerns of the adjacent neighbor. We have even devised sparse side windows to preserve
neighbor privacy.
A great deal of thought and consideration has been employed in designing this house while remaining
sensitive to the character of the overall neighborhood and the wishes of its residents. The owners have spent
a lot of time talking with the surrounding neighbors about our proposed design, and we very much appreciate
their ideas and input. Many of them are enthusiastic about the current design and have signed our attached
letter of support.
We welcome your comments.
Sincerely,
Davide Giannella – Acadia Architecture
Appendix A – Examples of House Style Diversity in the Extended Neighborhood
First Row: 100 Costances Ct, 15909 Linda Ave, 15936 Linda Ave
Second Row: 103 Costances Ct, 105 Costances Ct, 15946 Linda Ave
Third Row: 15951 Linda Ave, 15941 Linda Ave
Fourth Row: 15902 Rochin Terrace (approved plans for a remodel that is currently under construction)
Appendix B – Example of Solar Panels on a Standing Seam Metal Roof
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May 15, 2018
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15921 Rochin Terrace
Dear Sean:
ARCHITEcruRE PLANNING URBAN DESIGN
RECEIVED
MAY 15 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings, evaluated the site context and prepared a review letter in January. I have previously reviewed
two other nearby homes in this neighborhood. My comments and recommendations on the revised design are as fol
lows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood with a mix of Ranch Style one and two-story homes. Photo
graphs of the site and nearby homes are shown on the following page.
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR. CA . 94939 TEL: 415.331.3795
CDGPLAN@PACBELL.NET
EXHIBIT 8
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 2
The Site and Existing House
House Immediately across Rochin Court
Nearby House on Rochin Court
House to Immediate Right on Rochin Terrace
House Immediately across Rochin Terrace
House to the immediate left on Rochin Court
Nearby House on Rochin Terrace Nearby House across Rochin Court
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 3
ISSUES AND CONCERNS
In my January review letter, I noted that the proposed design created a substantial dilemma. It was well designed, and
would be a good addition to some neighborhoods. However, in this context, it would seem to not be consistent with the
Residential Design Guidelines and the Town’s strong emphasis through those guidelines on neighborhood compatibility.
Some specific issues related to the Residential Design Guidelines included the following:
1. The Modern Architectural Style would not be consistent with the several General Design Principles.
• Encourage a diversity of architectural styles consistent with the neighborhood context.
• Design to blend into the neighborhood rather than stand out..
and Guideline 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
2. The metal and glass garage door emphasized the garage, and would not be consistent with the General Design
Principles and Guideline 3.4.1. This might not be a significant issue during the day, but could be a jarring light
source at night.
3. The large first and second floor windows on the front elevation would not be consistent with Residential Design
Guideline 3.7.2.
3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood
3.7.3 Match window materials to the architectural style and to the surrounding neighborhood
4. The shed roof forms and metal roofing would not be consistent with Residential Design Guidelines which encour-
ages roof forms and slopes, as well as materials, to be similar to those of other homes in the immediate neighbor-
hood.
5. While there are other nearby homes with two-story masses at the front setback line, they are generally broken by a
section of roof at the first floor eave line. In this case there is no break at the first floor eave line except at the left
edge where the entry canopy extends for a short distance over the wall. The prominence of this facade element
would be increased by the presence of the large glass windows at the first and second floors.
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 4
The applicant’s new drawings are their efforts at addressing those concerns. The two side-by-side sketches below show
the street facades in the January and current designs.
The major changes are shown in the illustration below.
In their resubmittal, the applicant provided a multi-page argument in support of the design. There are two elements of
the argument that I would comment on for staff and Planning Commission consideration. A great many of the argu-
ments are based on conditions in what they identify as the Extended Neighborhood. The Town’s Residential Design Guide-
lines address that issue as follows.
The greatest attention will be given to the immediate neighborhood where nearby home owners are
most likely to be confronted with the new house or addition on a daily basis, and where other resi-
dents driving by are most likely to see the new structure in the context of the nearby homes.
Recognition will be given to the fact that a house design which is appropriate in one neighborhood
may not be appropriate in another neighborhood. Some neighborhoods have a distinctive character
and scale while others are much more mixed and transitional. In addition, some houses were con-
structed with little consideration to the neighborhood architectural style or its site characteristics.
Others were remodeled with little sensitivity to the existing architectural style. These aberrations
will not be considered when analyzing a neighborhood. The presence of significantly different house
styles or large scale houses located at a greater distance from the applicant’s site will be given less
weight than the immediate neighborhood.
With regard to the Immediate Neighborhood, in this instance the homes are all of a similar Ranch Style and generally
have the following common characteristics:
• Simple gable and hip roofs.
• Substantial roof overhangs
• Entries under a first floor roof eave.
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 5
In the applicant’s narrative, several arguments are made based on the form and design of the nearby home at 15902
Rochin Terrace which has been approved for an addition. In my judgment, the design of the additions (previous and
currently being implemented) fall within the category of “aberrations” as noted in the Residential Design Guidelines.
They are neither sympathetic to the neighborhood nor to the original home design. I would find it difficult to use that
example for justification of any specific design approach or details.
In looking at the new drawings, I noted the following concerns in addition to the issue of architectural style.
• The multiple shed roof slopes seem very busy and chaotic.
• The random use of wood siding does not seem to provide much unity to the design.
• There are multiple areas where wood siding is used on a single facade, but not carried around to adjacent facades
to terminate at an inside corner. This would not be consistent with Residential Design Guidelines 3.2.2 and
3.8.4.
• The metal roofing would seem out of character with the immediate neighborhood, and probably not consistent
with Residential Design Guideline 3.8.2.
3.8.2 Select materials that are sensitive to the surrounding neighborhood
• The street side facade does not seem to relate very well to the front facade - see sketch below.
RECOMMENDATIONS
I spent some time in studying alternative approaches to see if the design might be brought into greater compatibility
with the immediate neighborhood. There are limited options that I was able to identify, but there were a few things that I
could recommend for consideration if staff and the Planning Commission find that the general approach to the home is
acceptable. These are summarized on the following page.
15921 Rochin Terrace
Design Review Comments
May 15, 2018 Page 6
1. Reverse the main shed roof slope to lower the second floor eave on the front elevations.
2. Simplify roof forms and slope directions.
3. Increase all roof overhangs.
4. Extend the first floor roof eave across the entry. Some area above the entry could be open to the sky since the
entry plan recess is deep.
5. Eliminate the wood siding except on the garage door and low wall.
6. Use roofing that is more consistent with other homes in the immediate neighborhood.
Note: More study would be needed on the right side street-facing elevation and other elevations would need to be developed.
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
EXHIBIT 9
In our letter, we talked about the architectural diversity in the extended neighborhood. It was not our
intention to suggest that the extended neighborhood deserves more weight than the immediate
neighborhood. We only meant to make the case that in this particular instance, the extended neighborhood
should be given more weight than it normally would. This is due to the fact that it is secluded, has no through
traffic, and is relatively small. One must drive through the extended neighborhood in order to get to the
immediate neighborhood. There is also precedent for this. One of the immediate neighbors, the owners of
15930 Rochin Terrace, made the case for giving more weight to the importance of the extended neighborhood
in order to justify a large FAR for their remodel.
We also talked about the Contemporary remodel across the street in the immediate neighborhood.
We did not intend to imply that this one house reflected the style of the immediate neighborhood as a whole.
Rather, we wished to point out that there is some architectural diversity in the immediate neighborhood and
that our own Contemporary design would not seem out of place. The trend over the last decade in Los Gatos
has been towards more diversity in architectural styles, including the Contemporary style. This can be seen in
our own neighborhood. There were seven new houses built on Costances Court within the last decade or so,
and just about each one of them employs a different architectural style. There are currently three houses
under construction in the neighborhood, and each of them has a different style.
The Residential Design Guidelines seek to “encourage a diversity of architectural styles consistent with
the neighborhood context.” We enthusiastically agree with this mission and feel that this is accomplished by
featuring architectural elements within one’s style that are shared among many of the houses in the
neighborhood. We were extremely sensitive to this. Fitting architecturally with surrounding homes built in
different eras is not about passively mimicking the details of decades-old adjacent homes. Rather, one needs
to study and adopt the overall size and proportions, the way they sit relative to the site, the frontage widths
and setbacks, and the displacement of the floors. Some of the ways we accomplished this include:
• The intermediate 1st floor roof offsets the masses.
• The 1st floor wraparound roof on both sides has a conventional hip corner transition.
• The eaves have a wooden boxed tongue and groove soffit underside at the upper level where the
roof eaves are more visible, while the first-floor roof has an open rafters design.
• The roof edges have a fascia and a trim articulating their profile that relates with the traditional
detailing of the nearby roofs.
• Long overhangs were employed.
• The shed roof shapes move away from the more typical gables and hip designs, but they share
those same slopes.
• All of the colors chosen are earthy tones, with the purpose of blending in with the very green
setting and the adjacent homes.
Throughout the design process, we incorporated the recommendations of the Town’s Planning
Department and the Town’s Consulting Architect. We also held many conversations with our neighbors. We
worked hard to be sensitive to their thoughts and to the surrounding area. In our opinion, our design respects
the architectural elements of the neighborhood while also adding to its character.
We welcome your comments.
Dear City of Los Gatos Planning Department,
We met with many of our neighbors. We showed them our preliminary house design and asked for
their thoughts and ideas. The following neighbors would like to show their support for our proposal.
Thank you very much!
Patrick Hancir and Monica Zaucha
15921 Rochin Terrace
Address
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EXHIBIT 10
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Intentionally
Left Blank
15911 Rochin Ct.
Los Gatos, CA 95032
July 15, 2018
Town of Los Gatos Planning Commission
ATTN: Planner Sean Mullin
110 E. Main St.
Los Gatos, CA 95030
RE: 15921 Rochin Terrace, Architecture and Site Application S-18-002
Dear Mr. Mullin,
RECEIVED
JUL I 6 2018
TOWN OF LOS GATOS
PLANNING DIVISION
I wish to write to you today to express my opposition to the proposed development.
I am unable to attend the public hearing due to the fact I have a planned vacation
during that period of time that was planned well over 6 months ago. I live in the
house that is directly across the street to the proposed house.
I am opposing the construction of the house since the applicant is proposing to use a
flat-roofed architecture. None of the houses in the City of Los Gatos in the
neighborhood have flat roofs.
I am excited the applicants and going to redevelop the property, but I would request
the town insist the applicant pitch the roof to make it conform to the neighborhood.
If you have any questions, I can be reached at karl@proftouch.com .
EXHIBIT 11
Monday July 16, 2018
Dear Planning Commission:
l have received notification of our new neighbor's remodel Application S-18-002 address at 15921
Rochin Terrace, Los Gatos 95032. This property is directly opposite my home at 15911 Rochin Ct.
I have met the new owner Monica, and very much look forward to having her and her family as our
neighbors!
However, I cannot support their current architecture design because it does not in any way fit in with the
look and feel of our neighborhood. This proposed replacement structure is in no way compatible with the
predominant architectural style of the neighborhood. The ultra modern, stacked rectangle structure, and
flat rooftops are nothing like the quaint, traditional style of the rest of our neighborhood. The newest
homes built in 2014 on adjacent Constances Ct. are all compatibly designed in this traditional style.
It is crucial to note that the nearby modern design of the property at 15900 Rochin Terrace is NOT in the
town jurisdiction, but rather in the county jurisdiction, and is therefore exempt from compliance with the
Los Gatos Town Code and guidelines. Therefore, it CANNOT be considered when evaluating this
application's harmony and compatibility with the surrounding neighborhood.
Thank you very much for your careful consideration of these important factors.
-Diane C. Ryan
15911 Rochin Ct.
Los Gatos, CA 95032
From:
Stacey Bossert
15902 Rochin Terrace
Los Gatos, CA 95032
To:
Sean Mullin
Project Planner
Monday, July 16, 2018
Reference: PLANNING APPLICATION 523-25-009 for 15921 Rochin Terrace
Dear Mr. Mullin:
I write in strong support for the planning application above. I have examined the plans and know the
site well. I wish to offer my support to the proposal for the reasons outlined below.
I've lived in this neighborhood for 6 years, and I've seen tremendous, positive changes to the homes
in the area. Well-designed custom homes are being erected and large-scale remodels are taking
place. The neighborhood is becoming a blend of various styles-Tudor, Mediterranean, craftsman,
contemporary and transitional. It's this wonderful blend of styles that is adding interest, dimension
and value to our neighborhood.
In my opinion, the proposed design would be a great addition to the neighborhood. There are
contemporary homes in the area, including mine, which is far more contemporary than the design
proposed for 15921 Rochin Terrace. The trend for contemporary homes reflects where we live-the
Silicon Valley-an innovative and forward-thinking area.
I do appreciate your consideration of this letter. Please feel free to contact me if you have any
questions or need any additional information.
Sincerely,
Stacey Bossert
15902 Rochin Terrace
Los Gatos, CA 95032
(408) 707-5416
sbossert6111@gmail.com
This Page
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Left Blank
ZAUCHA-HANCIR
RESIDENCE
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG5/1/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T.408-219-0601
dg@acadia-architecture.com
12-31-19
A 1.0 PROJECT INFORevisionRevisionRevisiona
acadiaarchitecture
a
PROJECT TEAM
SCOPE OF WORK
LOCATION MAPABBREVIATIONS
(REFER TO CONSULTANT DRAWINGS FOR ADDITIONAL ABBREVIATIONS)
AC. TILE
ADJ.
ALUM.
A.B.
APPROX.
A.C.
A.F.F.
@
BLKG.
BD.
BOT.
BLDG.
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DIM.
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F.O.C.
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F.O.S.
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F.H.W.S.
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ACOUSTIC TILE
ADJUSTABLE
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APPROXIMATELY
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ABOVE FINISHED FLOOR
AT
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BOTTOM
BUILDING
CABINET
CAST IRON
CATCH BASIN
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CEMENT
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CENTERLINE
CERAMIC TILE
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CLEANOUT TO GRADE
CLEAR
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COLUMN
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CONCRETE PIPE
CONSTRUCTION
CONSTRUCTION HEART
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CONTINUOUS
COUNTER
COUNTER SUNK
DISABLED ACCESS
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DIAMETER
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and/or DOUGLAS FIR
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EACH WAY
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ENCLOSURE
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VENT THROUGH ROOF
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VERTICAL GRAIN
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VITRIFIED CLAY PIPE
VINYL WALL COVERING
WATER CLOSET
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WATERPROOF
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WITHOUT
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SECTION NUMBER
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PLAN REF. GRID
DOOR ID
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PLAN KEY NOTES
SYMBOLS
REFER TO ARCHITECTURAL FLOOR PLAN SHEETS AND CONSULTANT
DRAWINGS FOR ADDITIONAL SYMBOLS AND REFERENCE DESIGNATIONS
DIMENSION REFERENCE
SECTION REFERENCE
01
A9.1
DETAIL NUMBER
SHEET WHERE APPEARS
DETAIL REFERENCE
01
A9.1
SCHEDULE REFERENCE
A
1
10
A
01
MATERIALS REFERENCE
APPLICABLE CODES
OWNER
SURVEYOR
ENERGY COMPLIANCE
CIVIL ENGINEER
DEFERRED APPROVAL ITEMS
ARCHITECTURAL
A-1.0 PROJECT INFORMATION
SU1 TOPOGRAPHIC SURVEY
A-1.1 SITE PLAN
A-1.2a NEIGHBORHOOD PHOTOS
A-1.2b NEIGHBORHOOD PHOTOS
A-1.3 STREET-SCAPE
A-2.0 FIRST FLOOR PLAN
A-2.1 SECOND FLOOR PLAN
A-2.2 ROOF PLAN
A-3.0 EXTERIOR ELEVATIONS
A-3.1 EXTERIOR ELEVATIONS
A-4.0 BUILDING SECTIONS
A-5.0 SHADOW STUDY
M-B MATERIAL BOARD
A-P PERSPECTIVE (CORNER)
FDC FIRE DEPT. CONDITIONS
PDC PLANNING DRAFT CONDITIONS
C1 GRADING PLAN and DRAINAGE PLAN
C2 EARTHWORK QUANTITIES
C3 CONSTRUCTION DETAILS
C4 EROSION CONTROL PLAN
C5 BMPs
GP-1 BUILD IT GREEN GREENPOINT CHECKLIST
2016 California Building Code
2016 California Residential Building Code
2016 California Mechanical Code
2016 California Plumbing Code
2016 California Electrical Code
2016 California Energy Code
2016 Calgreen
Town of Los Gatos Ordinance
NEW TWO-STORY HOUSE, 4 BEDROOMS, 3 BATHROOMS.
NEW DRIVEWAY, NEW FENCES. TREE PROTECTION OF LARGE
REDWOOD ON SITE.
COMPLETE DEMOLITION OF EXISTING HOUSE.
NEW POOL (SEPARATE PERMIT)
MONICA ZAUCHA AND PATRICK HANCIR
15921 ROCHIN TERRACE
LOS GATOS CA 95032
OSCAR OSUNA, PE, PLS
PRESIDENT
GREENBLUEARTH, INC.
408 772 4381
OSUNAENGINEERING@GMAIL.COM
SITE
LOCATIONLEA & BRAZE ENGINEERING, INC
CIVIL ENGINEERS & SURVEYORS
GREGORY F. BRAZE
2495 INDUSTRIAL PKWY WES.
HAYWARD CA 94545
510 887 4086
15921 ROCHIN TERRACE
LOS GATOS, CA
APN 523 25 009
COUNTY SANTA CLARA
ZONING DISTRICT R-1:8
FLOOD ZONE No
HISTORIC DISTRICT No
OCCUPANCY R-1
BUILDING TYPE V-B
AVERAGE SLOPE 6%
LOT SIZE (PER COUNTY RECORDS)8,560 sf
ALLOWED FLOOR AREA 2,696 sf (See calculations this page)
MIN. SETBACK F= 25' S=8' R=20' Street=15'
MAXIMUM HEIGHT (PROPOSED)+- 25'-3" FROM FINISH GRADE
FIRST FLOOR 1,610 sq.ft.
SECOND FLOOR 1,086 sq.ft.
GARAGE (not counted)479 sq.ft.
FLOOR AREA (sq.ft.)2,696 sq.ft.
F.A.R.1,610+1,086= 2,696 / 8,560 FAR = 0.31
PROPOSED COVERAGE (sq.ft.)(1st Floor 1,610) + (Garage 479) + (Porch 80 ) + (Driveway 580)= 2,749
2,749 / 8,560 = 32%
PROJECT INFORMATION
1.The allowable FAR for all structures (excluding
garages) on lots between 5,000 S.F. and
30,000 S.F. shall be determined by the
following formula:
FAR = .35 - ( [ A - 5 ] x .20)
25
where:
A is the net lot area
in thousands
of S.F. (e.g. 7,500 S.F. is written as 7.5)
2.The allowable FAR for a garage on lots
between 5,000 S.F. and 30,000 S.F. shall be
determined by the following formula:
FAR = .10 - ( [ A - 5 ] x .07)
25
Site area: 8,560 Sq.Ft.
House Floor Area
.35-([8,560-5]x .20)= 0,32152
25
FAR= 0.32152
0.32152 x 8,560 = 2,752 max floor area
Garage Floor Area
.10-([8.560]x.07)= 0,090
25
Maximum Garage Size Calc.
0,090 x 8,560=771 max garage floor area
TREE PLAN: INTENT IS TO MITIGATE PROPOSED TREE REMOVAL
WITH PAYMENT OF IN-LIEU FEES.
1
A RESIDENTIAL FIRE SPRINKLER SYSTEM IS REQUIRED IN ACCORDANCE WITH NFPA 13D AND
STATE AND LOCAL REQUIREMENTS.
SEE CONDITIONS OF APPROVAL.
FIRE SPRINKLERS WILL BE SECURED ON A SEPARATE PERMIT.
Corner View Elevation
EXHIBIT 12
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T.408-219-0601
dg@acadia-architecture.com
12-31-19
A 1.1 SITE PLANRevisionRevisionRevisiona
acadiaarchitecture
aUP 21'-5"20'-4"
33'-
0
"
TR
E
E
PR
O
T
E
C
T
I
O
N
15921 Rochin Terrace
Rochin CtREDWOOD TREE
10"APPLE 6"7"9"OLIVE
5.0' PUBLIC SERVICE EASEMENT
FOYER
HOUSE
F.F. = 331.8
EMDINING ROOMFAMILY ROOM
TALLER CEILING
BEDROOM 1
11'-10"
MUDROOM
LAUNDRY
DEN / OFFICE KITCHEN SEATCOAT CLOSET
BUILT-IN CABINET
OPEN TO ABOVE
barn door
OUTDOOR KITCHEN
BATHROOM 1
12'-0"10'-2"9'-10"
FAU
Pool Equipment
outdoor shower
REDWOOD TREE
CLOSET CLOSET5'-9 1/4"8'-0"2'-0"GARAGE
F.F. = 330.30
16'-0"15'-4"3A13A1GASTankless W.H.
Condensing
Unit
5"CHERRY
FIRE HYDRANT
5'-3"12'-3 1/2"17'-10 1/4"35'-4 1/4"5'-0"6'-1 1/4"
20'-0"25'-0"12" POOL
COPING
SWIMMING POOL
12" pool coping 15'-4"hot tub
fire pit
3' H MAX RETAINING
WALL, SEE CIVIL
DRAWINGS
3' H MAX RETAINING
WALL, SEE CIVIL
DRAWINGS
25'-0" FRONT SETBACK15'-0" CORNER SIDE SETBACK+- 17'-3" DRIVEWAY WIDTH20'-0" REAR SETBACK
8'-0" SIDE SETBACK5'-1"
PLANTING AREA
DIMENSIONS NOTE
1-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND
NOTIFY ARCHITECT OF ANY DISCREPANCY BEFORE ANY
CONSTRUCTION
2-CONTRACTOR TO STAKE PROPERTY
LINES WITH SURVEYOR AND USE SETBACKS FOR LAY-OUT
WORK IN THE RIGHT-OF-WAY: Work must be done per City
standards and the contractor performing this work must first
obtain a Street Work Permit from Public Works at the
Development Center. If a new driveway is in a different location
than the existing driveway, then the sidewalk associated with
the new driveway must be replaced with a thickened (6” thick
instead of the standard 4” thick) section. Additionally, curb cuts
and driveway approaches for abandoned driveways must be
replaced with new curb, gutter and planter strip.
SITE PLAN
Scale: 3/16" = 1'-0"01
0 4 128 16
NORTH ELEVATION
SOUTH ELEVATION EAST ELEVATIONWEST ELEVATIONSEE CIVIL DRAWINGS
FOR DRIVEWAY
APPROACH
LINE OF ADJACENT
HOUSE
3
A4.0
2
A4.0
1
A4.0
3'-6" H FENCE
3'-6" H FENCE
6'-0" H FENCE
6'-0" H FENCE
6'-0" H FENCE 30'-0"30'-0"
CORNER SIGHT
TRIANGLE
OLIVE TREES TO BE
KEPT AND PROTECTED
APPLE TREE TO BE
REMOVED
IPE FRAMED TRELLIS
PERVIOUS PAVERS DECK
NEW 24" BOX SCREENING TREES FOR PRIVACY SCREENING.
MUST BE FAST GROWING EVERGREEN LANDSCAPE THAT IS
A MINIMUM OF 12' TALL AT PLANTING TIME. THESE TREES
WILL NEED TO REMAIN OR BE REPLACED IN KIND DURING
THE LIFE OF THE STRUCTURE.
1 TREE TO REMAIN
6'-0" H FENCE
LINEAR DRAIN NEXT TO
HOUSE WALL
"BELGARD
PERMEABLE ECO
DUBLIN CLASSIC"
TYP.
"BELGARD
PERMEABLE ECO
DUBLIN CLASSIC"
TYP.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
A 1.2a NEIGHBORHOOD PHOTOSRevisionRevisionRevisiona
acadiaarchitecture
a
PROPOSED
NEW HOUSE
15910 ROCHIN COURT
1 STORY HOME
15920 ROCHIN COURT
1 STORY HOME
15930 ROCHIN COURT
2 STORY HOME
15911 ROCHIN COURT
2 STORY HOME
15905 ROCHIN TERRACE
2 STORY HOME
15902 ROCHIN TERRACE
1 STORY HOME
15901 ROCHIN TERRACE
1 STORY HOME
15931 ROCHIN COURT
1 STORY HOME
15909 ROCHIN COURT
2 STORY HOME
SANTA CLARA COUNTY PARCEL MAP
15908 ROCHIN COURT
2 STORY HOME
15906 ROCHIN COURT
1 STORY HOME
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
A 1.2b NEIGHBORHOOD PHOTOSRevisionRevisionRevisiona
acadiaarchitecture
a
PROPOSED
NEW HOUSE
SANTA CLARA COUNTY PARCEL MAP
15921 ROCHIN TERRACE
EXISTING 1 STORY HOME
TO BE REPLACED
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
A 1.3 STREET-SCAPERevisionRevisionRevisiona
acadiaarchitecture
a
UP
15921 Rochin Terrace
REDWOOD TREE
FOYER
HOUSE
F.F. = 331.8
EMDINING ROOMFAMILY ROOM
TALLER CEILING
BEDROOM 1
MUDROOM
LAUNDRY
DEN / OFFICE KITCHEN SEATCOAT CLOSET
BUILT-IN CABINET
OPEN TO ABOVE
barn door
OUTDOOR KITCHEN
BATHROOM 1
FAU
Pool Equipment
outdoor shower
REDWOOD TREE
CLOSET CLOSETGARAGE
F.F. = 330.30
GASTankless W.H.
Condensing
Unit
FIRE HYDRANT
12" pool coping
MASTER BEDROOM
MASTER
BATHROOM
WALK-IN CLOSET
BATHROOM 2
CLOSET
BEDROOM 2
BEDROOM 3
OPEN TO BELOW CLOSETCLOSETDECK
TERRACE
HALL
SECOND FLOOR PLAN
Scale: 1/8" = 1'-0"01
DECK
shower
UP
STREET-SCAPE AT ROCHIN COURT @ REMODEL SIDE
1/16" = 1'-0"
88'-2"77'-4"80'-8"51'-0"80'-0"15909 ROCHIN COURT 15911 ROCHIN COURT15921 ROCHIN TERRACE
PROPOSED RESIDENCE
15931 ROCHIN COURT ROCHIN TERRACE
1 STORY HOME 2 STORY HOME2 STORY HOME
64'-0"116'-8"125'-8"49'-0"
STREET-SCAPE AT ROCHIN TERRACE IN FRONT OF REMODEL SIDE
1/16" = 1'-0"
15911 ROCHIN COURTLINDA AVE ROCHIN COURT
2 STORY HOME
100'-4"15921 ROCHIN TERRACE
PROPOSED RESIDENCE
80'-0"49'-0"ROCHIN COURT 15905 ROCHIN TERRACE 80'-0"60'-7"15901 ROCHIN TERRACE LINDA AVE
STREET-SCAPE AT ROCHIN TERRACE @ PROPOSED REMODEL SIDE
1/16" = 1'-0"
2 STORY HOME 1 STORY HOME
STREET-SCAPE AT ROCHIN COURT IN FRONT OF NEW RESIDENCE SIDE
1/16" = 1'-0"
1 STORY HOME
70'-0"69'-6"70'-0"15920 ROCHIN COURT15910 ROCHIN COURT 15930 ROCHIN COURT
2 STORY HOME1 STORY HOME
15902 ROCHIN TERRACE
1 STORY HOME
UP
FOYER
HOUSE
F.F. = 331.8
EMDINING ROOMFAMILY ROOM
TALLER CEILING
BEDROOM 1
MUDROOM
LAUNDRY
DEN / OFFICE KITCHEN SEATCOAT CLOSET
BUILT-IN CABINET
OPEN TO ABOVE
barn door
OUTDOOR KITCHEN
BATHROOM 1
FAU
Pool Equipment
outdoor shower
CLOSET CLOSETGARAGE
F.F. = 330.30
GASTankless W.H.
Condensing
Unit
FIRE HYDRANT
12" pool coping
GENERAL SHEET NOTES:
1. REFER TO MECHANICAL, ELECTRICAL, AND STRUCTURAL DRAWINGS FOR EXTENT OF MECHANICAL, ELECTRICAL, AND STRUCTURAL WORK.
2. ALL EXTERIOR STUD WALLS SHALL HAVE MIN. R-15 FOIL BACKED INSULATION.
3. REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND STRUCTURAL MEMBER SIZES.
GRAPHIC KEY:
EXISTING WALL TO REMAIN
NEW FRAMED EXTERIOR / INTERIOR WALL S.S.D.
FIRE RESISTIVE WALL CONSTRUCTION
AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:
MIN. 1/2" GYPSUM BOARD TYPE X OVER STUDS FROM CURB
TO UNDERSIDE OF ROOF SHEATING APPLIED TO INTERIOR
SIDE OF THE EXTERIOR WALLS
STAIRWAY REQUIREMENT
A. STAIRWAYS SHALL NOT BE LESS THAN 36 INCHES IN CLEAR WIDTH ABOVE THE HANDRAILS.
HANDRAIL PROJECTIONS ARE LIMITED TO NOT MORE THAN 4.5 INCHES ON EITHER SIDE OF THE
STAIRWAY. (CRC Sec.R311.7.1)
B. HEADROOM SHALL NOT BE LESS THAN 6 FEET 8 INCHES MEASURED FROM THE SLOPED LINE
ADJOINING THE TREAD NOSING. (CRC R311.7.2)
C. RISER HEIGHT SHALL NOT EXCEED 7 3/4 INCHES. THE GREATEST RISER HEIGHT WITHIN ANY
FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". (CRC Sec.R311.7.4.1).
D. TREAD DEPTH (MEASURED BETWEEN THE NOSING) SHALL BE AT LEAST 10 INCES. THE LARGEST
TREAD DEPTH WIITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN
3/8" (CRC Sec.R311.7.4.2)
E. NOSING NOT LESS THAN 0.75" BUT NOT MORE THAN 1.25" SHALL BE PROVIDED ON STAIRWAYS
WITH SOLID RISERS IF THE TREAD DEPTH IS LESS THAN 11". THE RADIUS OF CURVATURE AT THE
NOSING SHALL BE NO GREATER THAN 9/16 INCH. (CRC Sec.R311.7.4.3).
F. OPEN RISERS ARE PERMITTED, PROVIDED THAT THE OPENING BETWEEN TREADS DOES NOT
PERMIT THE PASSAGE OF A 4- INCH DIAMETER SPHERE. THE OPENING BETWEEN ADJACENT
TREADS IS NOT LIMITED ON STAIRS WITH A TOTAL RISE OF 30 INCHES OF LESS. (CRC Sec.
R311.7.4.3)
4. Glazing meeting the requirements listed below shall be tempered:
·Glazing in all fixed and operable panels of swinging door, sliding and bi-fold doors. [ R308.4.1]
·Glazing in an individual fixed or operable panel that meets all of the following conditions: [ R308.4.3 ]
a. The exposed area of an individual pane larger than 9 square feet.
b. The bottom edge of the glazing is less than 18 inches above the floor.
c. The top edge of the glazing is more than 36 inches above the floor; and
d. One or more walking surfaces are within 36 inches, measured horizontally and in a
straight line of the glazing.
·Glazing in walls, enclosures, or fences containing or facing hot tubs, spas, whirlpools, saunas, steam
rooms, bathtubs, showers, or indoor or outdoor swimming pools, where the bottom exposed edge of the
glazing is less than 60 inches measured vertically above any standing or walking surface. [R308.4.5]
·Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the
adjacent walking surface of stairways. Landings between flights of stairs and ramps. [ R308.4.6 ]
·Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above
the landing and within 60 inches horizontally of the bottom tread. [ R308.4.7 ]
5. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER.
6. MAXIMUM TEMPERATURE WILL BE LIMITED TO 120 DEGREES F.
7. INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS
8. DIMENSIONS ARE TO FINISH OF WALLS U.O.N.
9. MIN. JAMB AT DOORS TO BE 4"
WATER HEATER NOTES:
WATER HEATERS REQUIRE TWO SEISMIC STRAPS; ONE LOCATED WITHIN THE TOP 1/3 OF THE
WATER HEATER AND ONE AT THE BOTTOM 1/3.
THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4" AWAY FROM THE HEATER CONTROLS. CPC
508.2
MAXIMUM TEMPERATURE WILL BE LIMITED TO 120 DEGREES F.
PLUMBING PLAN NOTES:
A) WATER CLOSETS SHALL HAVE AN AVERAGE WATER CONSUPTION OF NOT MORE THAN
1.28 GALLONS PER FLUSH. CPC 402.2C
B)SHOWER HEADS MAXIMUM 2.0 GPM.
C)KITCHEN / WETBAR / LAUNDRY FAUCET MAXIMUM 1.8 GPM.
D)LAVY FAUCET MAXIMUM 1.5 GPM.
·Control valves and shower heads shall be located on the sidewall of shower compartments or otherwise
arranged so that the shower head does not discharge directly at the entrance to the compartment so that the
bather can adjust the valves prior to stepping into the shower spray. [ CPC 408.9 ]
·Tempered shower doors and panels.
·Water closets shall not be set closer than 15 inches from its center line to a side wall or obstruction.
The clear space in front of the water closet shall not be less than 24 inches. [ CPC 402.5 ]
·Shower compartments regardless of size shall have a minimum finished interior of 1024 square inches
and shall be capable of encompassing a 30 inch circle. [ CPC 408.6 ]
·The maximum hot water temperature discharging from the bathtub or whirlpool bathtub filler shall be
limited to 120 degrees F. by a device that is in accordance to with ASSE 1070 or CSA [ CPC 409.4 ]
·Showers must have a minimum inside clear dimension of 30" with a minimum total area of 1,024 square
inches [CPC 411.7].
·Shower doors must be at least 22" wide [CPC 411.6].
·Showers must have waterproof wall finish up at least 6' above the floor. [R307.2]
·Glass shower and tub enclosure must be safety glazing.[R307.2]
·Shower and tub/shower walls to specify a smooth, hard, nonabsorbent surface (e.g.ceramic tile or
fiberglass) over a moisture resistant underlayment (e.g., cement, fiber cement, or glass mat gypsum backer) to
a height of 72 inches above the drain inlet. Please note: Water-resistant gypsum backing board shall not be
used over a vapor retarder in shower or bathtub compartments. [R307.2]
EGRESS NOTES:
• EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND
RESCUE OPENING (R310.1)
A) MINIMUM NET CLEAR OPENABLE DIMENSION OF 24" IN HEIGHT (R310.1.2)
B) MINIMUM NET CLEAR OPENABLE DIMENSION OF 20" IN WIDTH (R310.1.3)
C) MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET
(R310.1.1)
D) WHERE EMERGENCY ESCAPE AND RESCUE WINDOWS ARE PROVIDED THEY SHALL HAVE THE
BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.
DIMENSIONS NOTES
1-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY ARCHITECT OF ANY
DISCREPANCY BEFORE ANY CONSTRUCTION
2- CONTRACTOR TO STAKE PROPERTY
LINES WITH SURVEYOR AND USE SETBACKS FOR ADDITION LAY-OUT
1ST FLOOR PLAN
Scale: 1/4" = 1'-0"1
0 4 128 16
18'-8"
35'-1"58'-0"35'-9"20'-6"18'-3"16'-5"
6'-2"11'-8"10'-9"2'-7"4'-5"3'-3"6'-5"
ELECTRICAL METER 17'-6" DRIVEWAY WIDTHLAWN
44'-0"
3'-6"7'-6"2'-4"21'-5" CLR.20'-6" CLR.
SLAB ON GRADE
16'-5"15'-2"5'-5"2'-4"15'-9"28'-6"7'-3"22'-3"21'-7"7'-7"
10'-0"
F.F. 331.80
F.F. 330.30
2
A4.0
3
A4.0
1
A4.0
3'-9"1'-7"
FENCE
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
A 2.0 FIRST FLOOR PLANRevisionRevisionRevisiona
acadiaarchitecture
a
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
A 2.1 SECOND FLOOR PLANRevisionRevisionRevisiona
acadiaarchitecture
a
4. Glazing meeting the requirements listed below shall be tempered:
·Glazing in all fixed and operable panels of swinging door, sliding and bi-fold doors. [ R308.4.1]
·Glazing in an individual fixed or operable panel that meets all of the following conditions: [ R308.4.3 ]
a. The exposed area of an individual pane larger than 9 square feet.
b. The bottom edge of the glazing is less than 18 inches above the floor.
c. The top edge of the glazing is more than 36 inches above the floor; and
d. One or more walking surfaces are within 36 inches, measured horizontally and in a
straight line of the glazing.
·Glazing in walls, enclosures, or fences containing or facing hot tubs, spas, whirlpools, saunas, steam
rooms, bathtubs, showers, or indoor or outdoor swimming pools, where the bottom exposed edge of the
glazing is less than 60 inches measured vertically above any standing or walking surface. [R308.4.5]
·Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the
adjacent walking surface of stairways. Landings between flights of stairs and ramps. [ R308.4.6 ]
·Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above
the landing and within 60 inches horizontally of the bottom tread. [ R308.4.7 ]
MASTER BEDROOM
MASTER
BATHROOM
WALK-IN CLOSET
BATHROOM 2
CLOSET
BEDROOM 2
BEDROOM 3
OPEN TO BELOW CLOSETCLOSETDECK
TERRACE
HALL
SECOND FLOOR PLAN01
DECK
shower
UP
GENERAL SHEET NOTES:
1. REFER TO MECHANICAL, ELECTRICAL, AND STRUCTURAL DRAWINGS FOR EXTENT OF MECHANICAL, ELECTRICAL, AND STRUCTURAL WORK.
2. ALL EXTERIOR STUD WALLS SHALL HAVE MIN. R-15 FOIL BACKED INSULATION.
3. REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND STRUCTURAL MEMBER SIZES.
4. PROVIDE FULLY TEMPERED GLAZING, LAMINATED SAFETY GLASS OR APPROVED PLASTIC IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS WITHIN 60 INCHES ABOVE A STANDING SURFACE AND DRAIN INLET.
5. DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC.
6. PROVIDE TEMPERED GLAZING AT HAZARDOUS LOCATIONS, SUCH AS IN DOORS.
7. TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE OR THE THERMOSTATIC MIXING VALVE TYPE. PROVIDE MIXING VALVE FOR ALL TUB/SHOWERS
8. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER.
9. INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS
10. DIMENSIONS ARE TO FINISH OF WALLS U.O.N.
11. MIN. JAMB AT DOORS TO BE 4"
GRAPHIC KEY:
EXISTING WALL TO REMAIN
NEW FRAMED EXTERIOR / INTERIOR WALL S.S.D.
FIRE RESISTIVE WALL CONSTRUCTION
AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:
MIN. 1/2" GYPSUM BOARD TYPE X OVER STUDS FROM CURB
TO UNDERSIDE OF ROOF SHEATING APPLIED TO INTERIOR
SIDE OF THE EXTERIOR WALLS
STAIRWAY REQUIREMENT
A. STAIRWAYS SHALL NOT BE LESS THAN 36 INCHES IN CLEAR WIDTH ABOVE THE HANDRAILS.
HANDRAIL PROJECTIONS ARE LIMITED TO NOT MORE THAN 4.5 INCHES ON EITHER SIDE OF THE
STAIRWAY. (CRC Sec.R311.7.1)
B. HEADROOM SHALL NOT BE LESS THAN 6 FEET 8 INCHES MEASURED FROM THE SLOPED LINE
ADJOINING THE TREAD NOSING. (CRC R311.7.2)
C. RISER HEIGHT SHALL NOT EXCEED 7 3/4 INCHES. THE GREATEST RISER HEIGHT WITHIN ANY
FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". (CRC Sec.R311.7.4.1).
D. TREAD DEPTH (MEASURED BETWEEN THE NOSING) SHALL BE AT LEAST 10 INCES. THE LARGEST
TREAD DEPTH WIITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN
3/8" (CRC Sec.R311.7.4.2)
E. NOSING NOT LESS THAN 0.75" BUT NOT MORE THAN 1.25" SHALL BE PROVIDED ON STAIRWAYS
WITH SOLID RISERS IF THE TREAD DEPTH IS LESS THAN 11". THE RADIUS OF CURVATURE AT THE
NOSING SHALL BE NO GREATER THAN 9/16 INCH. (CRC Sec.R311.7.4.3).
F. OPEN RISERS ARE PERMITTED, PROVIDED THAT THE OPENING BETWEEN TREADS DOES NOT
PERMIT THE PASSAGE OF A 4- INCH DIAMETER SPHERE. THE OPENING BETWEEN ADJACENT
TREADS IS NOT LIMITED ON STAIRS WITH A TOTAL RISE OF 30 INCHES OF LESS. (CRC Sec.
R311.7.4.3)
2ND FLOOR PLAN
Scale: 1/4" = 1'-0"2
0 4 128 16
WATER HEATER NOTES:
WATER HEATERS REQUIRE TWO SEISMIC STRAPS; ONE LOCATED WITHIN THE TOP 1/3 OF THE WATER
HEATER AND ONE AT THE BOTTOM 1/3.
THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4" AWAY FROM THE HEATER CONTROLS. CPC 508.2
MAXIMUM TEMPERATURE WILL BE LIMITED TO 120 DEGREES F.
PLUMBING PLAN NOTES:
A) WATER CLOSETS SHALL HAVE AN AVERAGE WATER CONSUPTION OF NOT MORE THAN 1.28 GALLONS
PER FLUSH. CPC 402.2C
B)SHOWER HEADS MAXIMUM 2.0 GPM.
C)KITCHEN / WETBAR / LAUNDRY FAUCET MAXIMUM 1.8 GPM.
D)LAVY FAUCET MAXIMUM 1.5 GPM.
·Control valves and shower heads shall be located on the sidewall of shower compartments or otherwise arranged
so that the shower head does not discharge directly at the entrance to the compartment so that the bather can adjust the
valves prior to stepping into the shower spray. [ CPC 408.9 ]
·Tempered shower doors and panels.
·Water closets shall not be set closer than 15 inches from its center line to a side wall or obstruction. The clear
space in front of the water closet shall not be less than 24 inches. [ CPC 402.5 ]
·Shower compartments regardless of size shall have a minimum finished interior of 1024 square inches and shall
be capable of encompassing a 30 inch circle. [ CPC 408.6 ]
·The maximum hot water temperature discharging from the bathtub or whirlpool bathtub filler shall be limited to 120
degrees F. by a device that is in accordance to with ASSE 1070 or CSA [ CPC 409.4 ]
·Showers must have a minimum inside clear dimension of 30" with a minimum total area of 1,024 square inches
[CPC 411.7].
·Shower doors must be at least 22" wide [CPC 411.6].
·Showers must have waterproof wall finish up at least 6' above the floor. [R307.2]
·Glass shower and tub enclosure must be safety glazing.[R307.2]
·Shower and tub/shower walls to specify a smooth, hard, nonabsorbent surface (e.g.ceramic tile or fiberglass) over
a moisture resistant underlayment (e.g., cement, fiber cement, or glass mat gypsum backer) to a height of 72 inches
above the drain inlet. Please note: Water-resistant gypsum backing board shall not be used over a vapor retarder in
shower or bathtub compartments. [R307.2]
EGRESS NOTES:
• EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND
RESCUE OPENING (R310.1)
A) MINIMUM NET CLEAR OPENABLE DIMENSION OF 24" IN HEIGHT (R310.1.2)
B) MINIMUM NET CLEAR OPENABLE DIMENSION OF 20" IN WIDTH (R310.1.3)
C) MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET
(R310.1.1)
D) WHERE EMERGENCY ESCAPE AND RESCUE WINDOWS ARE PROVIDED THEY SHALL HAVE THE
BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.
GENERAL SHEET NOTES:
1. REFER TO MECHANICAL, ELECTRICAL, AND STRUCTURAL DRAWINGS FOR EXTENT OF MECHANICAL, ELECTRICAL, AND STRUCTURAL WORK.
2. ALL EXTERIOR STUD WALLS SHALL HAVE MIN. R-15 FOIL BACKED INSULATION.
3. REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND STRUCTURAL MEMBER SIZES.
5. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER.
6. MAXIMUM TEMPERATURE WILL BE LIMITED TO 120 DEGREES F.
7. INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS
8. DIMENSIONS ARE TO FINISH OF WALLS U.O.N.
9. MIN. JAMB AT DOORS TO BE 4"
2'-5"2'-0"6'-3"6'-5"12'-9"7'-4"11'-10"54'-4"3'-10"12'-1"
11'-0"3'-9"3'-9"
14'-10"5'-4"3'-1"3'-10"6'-2"5'-9"19'-2"8'-6"54'-1"11'-11"16'-7"15'-8"11'-3"17'-5"5'-9"13'-2"11'-0"15'-11"8'-2"13'-9"8'-3"
2
A4.0
3
A4.0
1
A4.0
5'-0"
MASTER BEDROOM
MASTER
BATHROOM
WALK-IN CLOSET
BATHROOM 2
CLOSET
BEDROOM 2
BEDROOM 3
OPEN TO BELOW CLOSETCLOSETDECK
TERRACE
HALL
DECK
shower
UP
ROOF VENTILATION NOTES:
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE
CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS
SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING
OPENINGS AGAINST THE ENTRANCE THE RAIN. VENTILATING OPENINGS
SHALL BE PROVIDED WITH CORROSION-RESISTANT WIRE MESH, WITH THE
LAST DIMENSION BEING 1/8".
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300
OF THE AREA OF THE SPACE VENTILATED WITH 50% OF THE REQUIRED
VENTILATING AREA PROVIDED BY VENTILATORS LOCATED IN THE UPPER
PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABOVE EAVE
OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED VENTILATION
PROVIDED BY EAVE OR CORNICE VENTS .
3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL
NOT BLOCK THE FREE FLOW OF AIR. A MINMUM OF 1-INCH SPACE SHALL
BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHEATHING AT THE
LOCATION OF THE VENT.
ROOF DRAINAGE NOTES:
1) Roof drains shall be equipped with strainers extending at 4" above the roof
deck surface and be at least 1-1/2 times larger than the drainpipe. (CPC
1105.2)
2)Where roof surfaces are not designed to drain over roof edges, overflow
drains or scuppers three times the size of required roof drains shall be
provided. Said drains to be located 2" above the low point of the roof.
Overflow drains to be independent of and in addition to surface drains.
CBC 1506.3
3)Roof drainage water shall not be allowed to flow over public property
CBC 1506.5
4) Provide splashblocks at each downspout
SKYLIGHTS NOTE
PLUMBING VENTS TO BE A MINIMUM OF 10'
AWAY FROM, OR AT LEAST 3' ABOVE ANY
OPERABLE SKYLIGHTS PER CPC 906.2
SKYLIGHTS MIN. ENERGY PERFORMANCE:
(U= 0.45, SHGC=0.4 MAX PER T24)
VAPOR BARRIER NOTE
PROVIDE CLASS 1 OR CLASS 2 VAPOR
BARRIER INSTALLED ON THE WARM-IN-WINTER
SIDE OF THE CEILING OR PROVIDE VENTILATORS
LOCATED IN THE UPPER PORTION OF THE SPACE
TO BE VENTILATED AT LEAST 3 FEET ABOVE EAVE OR
CORNICE VENTS WITH THE BALANCE OF THE REQUIRED
VENTILATION PROVIDED BY EAVE OR CORNICE VENTS
PER CRC R806.2
0 4 128 16
ROOF PLAN
Scale: 1/4" = 1'-0"3
3:12
STANDING SEAM METAL ROOFING TYP.
STANDING SEAM
METAL ROOFING TYP.
STANDING SEAM
METAL ROOFING TYP.
STANDING SEAM
METAL ROOFING TYP.
LINE OF FLOOR BELOW
1
A4.0
2
A4.0
3
A4.0
5:121.5:12
5:12
2:123:122:122:12 1:121:12PHOTOVOLTAIC PANELS, TYP.
PHOTOVOLTAIC PANELS, TYP.
INDICATES PHOTOVOLTAIC PANELS, TYP.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG6/21/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
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A 2.2 ROOF PLANRevisionRevisionRevisiona
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TERRACE
BELOW
DECK
BELOW
LOWER LEVEL
ROOF
LOWER LEVEL
ROOF
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
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12-31-19
A 3.0 EXTERIOR ELEVATIONSRevisionRevisionRevisiona
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SIDE ELEVATION - NORTH - ROCHIN TERRACE
Scale: 1/4" = 1'-0"2
121
12 1
12 2
12
2
FIRST FLOOR T.OP. A.F.F.
+9'-6"
SECOND FLOOR FINISH FLOOR
+11'-0"
SECOND FLOOR T.O.P.
10'-0" A.F.F.
FIRST FLOOR FINISH FLOOR
331.80'
S.S. CABLE
RAILS
GUARDRAIL
SMOOTH
ACRYLIC
STUCCO, TYP.
SMOOTH
ACRYLIC
STUCCO, TYP.42" HIGHSTANDING SEAM
METAL ROOFING,
TYP.26'-0" MAX HEIGHT FROM FINISH GRADECEDAR WOOD SIDING
SMOOTH
ACRYLIC
STUCCO, TYP.4'-6 1/2"ADJACENT PROPOSED GRADE
330.30
ADJACENT EXISTING GRADE
330.52
12 1.5
122
FIRST FLOOR T.OP. A.F.F.
+9'-6"
SMOOTH
ACRYLIC
STUCCO, TYP.
SMOOTH
ACRYLIC
STUCCO, TYP.
FIRST FLOOR FINISH FLOOR
331.80'25'-3" MAX HEIGHT FROM FINISH GRADECEDAR WOOD SIDING
CEDAR WOOD SIDING
STANDING SEAM
METAL ROOFING, TYP.
GARAGE TERRACE S.S.
CABLES RAILING
SMOOTH
ACRYLIC
STUCCO,
TYP.
METAL & WOOD
INSERTS
GARAGE DOOR10'-11"3'-6"FRONT ELEVATION - EAST - ROCHIN COURT
Scale: 1/4" = 1'-0"1
FRONT GARDEN
WALL3'-9"5'-5 1/2"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)
ADJACENT PROPOSED AND EXISTING GRADE
330.30
SECOND FLOOR FINISH FLOOR
+11'-0"
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
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12-31-19
A 3.1 EXTERIOR ELEVATIONSRevisionRevisionRevisiona
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SIDE ELEVATION - SOUTH - SIDE YARD
Scale: 1/4" = 1'-0"3
FIRST FLOOR T.OP. A.F.F.
+9'-6"
SECOND FLOOR FINISH FLOOR
+11'-0"
SECOND FLOOR T.O.P.
8'-6" A.F.F.
FIRST FLOOR FINISH FLOOR
331.80'
STANDING SEAM
METAL ROOFING, TYP.
S.S. CABLE GUARDRAIL
SMOOTH
ACRYLIC
STUCCO,
TYP.
SMOOTH
ACRYLIC
STUCCO, TYP.
SECOND FLOOR T.O.P.
9'-9" A.F.F.
SMOOTH
ACRYLIC
STUCCO, TYP.42" HIGHCUSTOM WOOD
FENCE
4'-6 1/2"ADJACENT NEW GRADE
330.30'EXISTING ADJACENT GRADE
331.1'26'-2"WOOD TRELLIS
AT REAR YARD
REAR ELEVATION - WEST - REAR YARD
Scale: 1/4" = 1'-0"4
FIRST FLOOR T.OP. A.F.F.
+9'-6"
SECOND FLOOR FINISH FLOOR
+11'-0"
SECOND FLOOR T.O.P.
10'-4" A.F.F.
FIRST FLOOR FINISH FLOOR
331.80'19'-5"SMOOTH
ACRYLIC
STUCCO, TYP.
STANDING SEAM
METAL ROOFING, TYP.
CEDAR WOOD SIDING
TERRACE S.S. CABLES
RAILING
NEW ADJACENT GRADE
331.46'
EXISTING ADJACENT GRADE
331.13'+_ 25'-5"9'-6"WOOD TRELLIS
AT REAR YARD
OUTDOOR
KITCHEN
STANDING SEAM
METAL ROOFING,
TYP.
PHOTOVOLTAIC PANELS,
TYP.
CERAMIC TILE AT
SHOWER
EXTENDED ROOF
OVER SHOWER
AREA TO PROTECT
DRAIN
EXTENDED WALL WINGS
TO SCREEN SHOWER
DRAIN
AND SUPPORT
EXTENDED ROOF
AWNING ABOVE IT
SECTION
Scale: 1/4" = 1'-0"2
GARAGE FINISH FLOOR
330'
SECOND FLOOR FINISH FLOOR
+11'-0"
SECOND FLOOR T.O.P.
10'-0" A.F.F.
FIRST FLOOR TOP OF PLATE A.F.F.
+9'-6"
PL
DRIVEWAY
PL
FIRST FLOOR FINISH FLOOR
331.80'
ADJACENT NEW GRADE
330.30'
EXISTING ADJACENT GRADE
331.1'26'-2"SECTION
Scale: 1/4" = 1'-0"3
PL PL
ROCHIN TERRACE
SECOND FLOOR FINISH FLOOR
+11'-0"FIRST FLOOR TOP OF PLATE A.F.F.
+9'-6"
FIRST FLOOR FINISH FLOOR
331.80'
NEW ADJACENT GRADE
331.46'
EXISTING ADJACENT GRADE
331.13'25'-5"SECTION
Scale: 1/4" = 1'-0"1
SECOND FLOOR FINISH FLOOR
+11'-0"
SECOND FLOOR T.O.P.
9'-6" A.F.F.
FIRST FLOOR FINISH FLOOR
331.80'
ROCHIN COURT
FIRST FLOOR TOP OF PLATE A.F.F.
+9'-6"
PL PL
25'-7" MAX HEIGHT FROM FINISH GRADEADJACENT PROPOSED AND EXISTING GRADE
330.30
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
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12-31-19
A 4.0 BUILDING SECTIONSRevisionRevisionRevisiona
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METAL ROOF EAVE DETAIL
Scale: 2" = 1'-0"01
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
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12-31-19
A5.0 SHADOW STUDYRevisionRevisionRevisiona
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SHADOW STUDY - JUNE 21 @ 9:00 A.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
SHADOW STUDY - JUNE 21 @ 12:00 P.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
SHADOW STUDY - JUNE 21 @ 5:00 P.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
SHADOW STUDY - DECEMBER 21 @ 9:00 A.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
SHADOW STUDY - DECEMBER 21 @ 12:00 P.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
SHADOW STUDY - DECEMBER 21 @ 5:00 P.M.
SCALE 1/16" = 1'-0"
NOTE FOR CLARITY OF HOUSE SHADOWS LARGE REDWOOD TREE SHADOW NOT SHOWN
ROCHIN TERRACE
ROCHIN COURTADJACENT 2 STORY HOMEADJACENT 1 STORY HOME
NOTE: PERFORATED METAIL AWNING IS
NO LONGER IN SCOPE
NOTE: PERFORATED METAIL AWNING IS
NO LONGER IN SCOPE
NOTE: PERFORATED METAIL AWNING IS
NO LONGER IN SCOPE
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
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12-31-19
M-B Material BoardRevisionRevisionRevisiona
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SMOOTH LIGHT
GRAY STUCCO DARK BRONZE-ALUMINUM
CLAD WINDOWS, TYP.
CUSTOM
WOODEN DOOR
DARK CEDAR
SIDING, TYP.
ROOFING
"MCBI STANDING SEAM METAL
CHARCOAL GRAY COLOR"
STUCCO ACCENT
BENJAMIN MOORE "METROPOLITAN
GRAY"
HTTP://WWW.BENJAMINMOORE.COM/
EN-US/PAINT-COLOR/METROPOLITAN
WOOD SIDING
WESTERN CEDAR SIDING
SEMI-TRANSPARENT STAIN
SIKKENS PROLUXE CAPE COD
GREY
WINDOWS
KOLBE VISTALUXE
(EXTRUDED ALUMINUM/WOOD,
CONTEMPORARY) DARK BRONZE
BOXED EAVES
IPE 2X6 T&G DECKING
STUCCO BODY
PERCOLATING
CONCRETE
PAVERS, GRAY
COLOR
BENJAMIN MOORE "WOOL PEACOAT"
CSP-25
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MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
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A-P Perspective (Corner)RevisionRevisionRevisiona
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ROCHIN CORNER PERSPECTIVE VIEW
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MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
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SAME MAY NOT BE DUPLICATED,
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FDC FIRE DEPT. CONDITIONSRevisionRevisionRevisiona
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ACADIA-ARCHITECTURE
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All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG6/21/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
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12-31-19
PDC PLANNING DRAFT CONDITIONSRevisionRevisionRevisiona
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3)
4l
s)
5)
7)
1)
TOWN OF LOS GATOS
STAFF TECHCNICAL
REVIEW COMMENTS
by the Town's Architectural Consultant). The project may require review by the Planning
Commission. Prior to advertising for Planning Commission, 16 sets of 11 x 17 reductions
(folded and three-hole punched) will be required upon request from staff.
Please modify plans per the above comments and resubmit to Planning with a compliance
memorandum, six (6) sets of full sized plans {24"x36"1, and a PDF copy of the plans.
This Architectural and Site application is required to follow the Town's Height Pole and
Netting Policy. Height poles and project identification signs will be required prior to the
public notice of any pending approval.
Pursuant to the adopted fee schedule, in the event additional processing services by the
Town are required due to changes, modifications, additions, errors, omissions, or
discrepancies caused by the applicant of his/her agents or representatives, the applicant
shall pay an additional fee as determined by the Director of Community Development to
cover the actual cost.
Pursuant to the adopted fee schedule, if the requested information from any of the Tech
Review letters is not submitted within L80 days of this meeting, the applicant will be
required to pay a fee of LO% of the current application fee at the time the requested
information is submitted. Any resubmittal after one year will be processed as a new
application, subject to new fees.
Pursuant to the adopted fee schedule, if after three meetings, any additional review is
required by the Technical Review Committee and/or DRC, there will be an additionalfee
based on time and material cost.
DRAFT CONDITIONS:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Division)
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 shal! be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
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.
OUTDOOR LIGHTING: Outdoor lights must be shielded and directed to shine on
improvements on the propertied and not directly on other property or any public right-of-
way. Shoestring lighting is not permitted.
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.
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.
Community Development Department r Planning Division r 110 E. Main Street
4O8.354.687 2 r www. losgatosca.gov . www.faceboo k.co m/losgatosca
2)
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Page2 of 4
TOWN OF LOS GATOS
STAFF TECHCNICAL
REVIEW COMMENTS
6) TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
7l FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
8) 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. lnclude a tree
protection plan with the construction plans.
9) TREE REPLACEMENT: All approved tree replacement shall meet the requirements of
Section 29.10.0985 of the Town Code.
10) WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shal! 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.
11) 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.
12l' STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13) 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.
L4l COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Please resubmit and provide a compliance memorandum showing how all of the deficiencies
and general comments have been addressed. PLEASE NOTE THAT COMMENTS/DEFICIENCIES
TISTED ABOVE MAY NOT BE AN EXHAUSTIVE LIST OF ALL STAFF TECHNICAL REVIEW
COMMENTS OR CONDITIONS.
Community Development Department o Planning Division r 110 E. Main Street
408.354.687 2 . www. I osgatosca.gov . www.fa cebook.com/lbsgatosca
Page 3 of 4
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella A.I.A.Sheet Scale : AS NOTEDDrawn By DG1/3/2018Reviewed By DGZAUCHA-HANCIR RESIDENCE15921 Rochin Terrace Los Gatos CaProj. # 76670644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
12-31-19
GP-1 BUILD IT GREEN GREENPOINTRevisionRevisionRevisiona
acadiaarchitecture
a
10/15//201715401 Via Colina Drive, Saratoga, CAGB1
ZAUCHA RESIDENCE
15921 ROCHIN TERRACE LOS GATOS CA
NEW TWO-STORY HOME WITH ATTACHED 2 CAR GARAGE
ZAUCHA RESIDENCE
15921 ROCHIN TERRACE LOS GATOS CA
NEW TWO-STORY HOME WITH ATTACHED 2 CAR GARAGE
12/20/2017
408 219 0601
dg@acadia-architecture.com
DAVIDE GIANNELLA
DAVIDE GIANNELLA