16 Pennsylvania Ave - Staff Report and Exhibits 1-10DATE:
TO :
FROM :
SUBJECT:
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MARCH 3, 2017
PLANNING COMMISSION
MEETING DATE: 03/08/2017
ITEMN0:4
JOEL PAULSON , COMMUNITY DEVELOPMENT DIRECTOR
ARCHITECTURE AND SITE APPLICATION S-16-064. PROJECT LOCATION: 16
PENNSYLVANIA AVENUE. PROPERTY OWNER/APPLICANT: NII<AN OMIDI
AND FARHAD SHAFAI. .
REQUESTING APPROVAL TO EXCEED THE ALLOWABLE FLOOR AREA RA TIO
FORAN ADDITION TO AN EXISTING TWO-STORY PRE-1941 SINGLE-FAMILY
RESIDENCE ON PROPERTY ZONED R-lD. APN 510-42-014.
DEEMED COMPLETE: FEBRUARY 16, 2017
FINAL DATE TO TAKE ACTION: AUGUST 16, 2017
RECOMMENDATION:
Approval, subject to recommended conditions.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation:
Applicable Plans & Standards:
Single-Family Residential Downtown, R-10
General Plan
Parcel Size: 14,234 square feet
Surrounding Area:
Existing Land Use General Plan
North Single Family Med. Density Residential
East Single Family Med. Density Residential
South Single Family Med. Density Residential
West Single Family Med. Density Residential
PREPARED BY: ERIN WALTERS
Associate Planner
Reviewed by : Planning Manager and Community Development Director
Zoning
R-10
R-1D
R-10
R-10
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www.losgatosca.gov
PAGE 2 OF9
SUBJECT: 16 PENNSYLVANIAAVENUE/S-16-064
MARCH 3, 2017
~:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
'of the California Environmental Quality Act, Section 15331: Historic Resource
Restoration/Rehabilitation.
FINDINGS:
• As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15331: Historic
Resource Restoration/Rehabilitation.
• As required by Section 29.40.07S(c) of the Town Code for granting approval to exceed the
maximum allowable floor area .
• 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 14,234-square foot sloping site currently contains a 3,524-square foot two-story single-
family home. The existing home has a partial basement at the rear and attic space that count
as floor area. The existing home exceeds the maximum allowable floor area by 1,217 square
feet when the lot size is adjusted by the average slope.
The applicant needs to replace the foundation and is also requesting approval to lower the slab
of the existing unfinished portion of the basement and cellar area by two feet which will add
1,428 square feet of living space to the lower level of the existing residence. 943 square feet of
the addition would qualify as countable floor area (basement) and 485 square feet of the
addition would not be countable floor area because it is cellar area (Exhibit 10, Sheet A2). The
proposed addition would be located within the existing footprint of the house and would not
result in additional mass, bulk or height to the building.
The project is being referred to the Planning Commission because the applicant is requesting to
exceed the maximum allowable floor area ratio by an additional 942.7 square feet for a total
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SUBJECT: 16 PENNSYLVANIA AVENUE/S-16-064.
MARCH 3, 2017
exceedance of 2,159 square feet. The residence would also be the largest in the immediate
neighborhood based on Town and County records.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project is located at 16 Pennsylvania Avenue, on the north side of Pennsylvania
Avenue between Glen Ridge Avenue and Bayview Avenue (Exhibit 1). Adjacent properties
contain single-family residences.
B. Architecture and Site Application
The condition of the existing foundation requires replacement. The foundation
replacement requires trenching and shoring of the structure.
The applicant is proposing an addition to the existing single-family residence. The addition
would include an expansion of existing basement and cellar space on the lower level. The
applicant is proposing the addition of 943 square feet of basement and 485 square feet of
cellar to the lower level. The following chart summarizes the existing and proposed square
footage:
•. EXISTING PROPOSED ·~ .. ~.: ~ .. -·.·. .•' . .. • . .. .. ... ,, . . '·' .'
Attic 567 s.f. Attic 567 s.f.
Upper Floor 2,081.5 s.f. Upper Floor 2,081.5 s.f.
Basement 875.2 s.f. Basement 875.2 s.f.
(N) Basement 942.7 s.f.
Total Countable 3,524s.f. .. .. . . : ...... 4,466 s.f. .. .. : . ~ ..
Square Footage ... .. . . ..· . :~ ~·; •. ..
Maximum Allowable 2,307 s.f. 2,307 s.f.
Floor Area
Exceeds the. -1,217 s.f. 2,159 s~f. ·' ' c ' '· ..
Maximum All.owable . . ' . . , . '· .. .. .. .. . :.' ... ,. -·
. · '· .· .. . .
Floor Area by . . . . . '•, .. ., ...
Cellar Os.f. (NJ Cellar 485 s.f.
Garage 434 s.f. Garage 434 s.f.
The proposed addition would result in a total floor area that exceeds the maximum floor
area by 2,159 square feet. Exhibit 5 provides general project data. The applicant also
provided a letter of justification (Exhibit 4) for the proposed project.
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SUBJECT: 16 PENNSYLVANIAAVENUE/S-16-064
MARCH 3, 2017
C. Zoning Compliance
The proposed project complies with the height limitations, setbacks, and parking
requirements. The zoning permits a single-family dwelling and allows the dwelling to
exceed the maximum allowable floor area subject to specific findings.
DISCUSSION:
A. Historic Preservation Committee
The proposed project was presented to the Town's Historic Preservation Committee (HPC)
on September 28, 2016. At the meeting the HPC reviewed the proposed exterior
modifications to the pre-1941 building which included window and door modifications.
Meeting minutes are included as Exhibit 6. The committee recommended approval ofthe
proposal with the following modification: the new basement windows should align with the
first floor windows. The applicant has modified the window locations which are reflected in
the attached development plans (Exhibit 10). The existing exterior colors and materials are
proposed to remain and are depicted in the attached colors and materials sheet (Exhibit 9).
B. Mass and Scale
The neighborhood is a mix of one-and two-story homes. Due to the existing topography the
subject home reads as a one story home from the street and the lower level is only visible
from the rear and left side elevations. The Historic Preservation Committee and staff
determined that the design, mass, and scale of the proposed project are compatible with
the immediate neighborhood as the proposed addition would not add any bulk, mass, or
height to the existing historic home. The proposed basement and cellar expansion of the
lower level would be completely within the existing footprint ofthe residence and would
not result in any changes to the exterior of the residence or to the existing streetscape as
seen in the proposed elevations (Exhibit 10, Sheets A-4, A-5, and A-6).
C. Floor Area
GROSS LOT AREA
Based on Town and County records, the surrounding residences range in size from 665
square feet to 3,298 square feet. The floor area ratios (FAR) range from 0.07 FAR to 0.29
FAR. The applicant is proposing a residence of 3,899 square feet (not including countable
attic space) on a 14,234-square foot parcel (0.27 FAR). If the existing slope of the property
was less than ten percent then the maximum square footage for a home would be 3,930
and the maximum square footage for a garage would be 1,055.
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SUBJECT: 16 PENNSYLVANIAAVENUE/S-16-064
MARCH 3, 2017
The following Neighborhood Analysis table reflects current conditions of the Immediate
neighborhood, however it does not account for reductions in gross lot square footage
resulting from slopes greater than ten percent and does not include countable attic square
footage.
I
House
I Gross a House Excaed$
ADDRESS House Garage Garage Lot Area FAR Stories Max FAR
2 Pennsylvania* 1,288 216 1,504 3,485 0.37 1 No
Yes by
4 Pennsylvania* 1,315 126 1,441 2,880 0.46 1 · 215 s.f.
8 Pennsylvania 3,298 451 3,749 11,368 0.29 2 No
3 Pennsylvania 3,153 1,101 4,254 14,555 0.22 1 No
28 Pennsylvania 1,781 0 1,781 8,775 0.20 2 No
10 Bayview Ct. 1,534 0 1,534 8,052 0.19 1 No
1 Bayview Ct. 1,736 0 1,736 9,984 0.17 1 No
8 Bayview Ct. 665 0 665 9,720 0.07 1 No
99 Fairview Plaza 940 0 940 8,673 0 .11 1 No
4 Glenridge 1,750 200 1,950 7,500 0.23 1 No
16 Pennsylvania (N) 3,899** 434 . 4,333 . 14,234 0.27 .. z . ·.No
.. . , -.. -.. .. •. . '· . . ·' -·
.. .. ..
16 Pennsylvania (E) 2,957 . 434 3,391 . 14,234 0.21. ... ' 2 . No ...
' ,, ..
,;. .. :, .. . .. '''°'. ., .. . •. .. . . .. ..· . .. . . ' ··}·:·.· .
•Parcels n.ot included the analysis due to small lot size.
0 The maximum allowable floor area ratio for a 14,234-square foot Jot with less than ten
percent average slope is 3,930 square feet (0.28).
The analysis above utilizes the gross lot size of each parcel and does not take i nto account
the reduction in net lot square footage resulting from slopes greater than ten percent.
Based on the topography of the immediate neighborhood it can be assumed that all or a
majority of the lots have an average slope of ten percent or greater.
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SUBJECT : 16 PENNSYLVANIAAVENUE/S-16-064
MARCH 3, 2017
When comparing the immediate neighborhood by gross lot size, the proposed addition
would result in the subject house having the largest square footage in the immediate
neighborhood by 601 square feet. The addition would result in the second largest floor
area ratio (0.27). In the above analysis, comparing the immediate neighborhood by the
gross lot square footage, the proposed project would not exceed the maximum allowable
floor area or maximum allowable square footage.
NET LOT AREA
The subject parcel has an average lot slope of 27.8 percent which results in a net lot area of
6,889 square feet. A 6,889-square foot lot has a maximum floor area of 2,307 square feet
(0.34 FAR}. The existing home has 3,524 countable square feet (including the attic)
therefore the existing home exceeds the maximum allowable floor area by 1,217 square
feet.
The project proposes 4,466 countable square feet (including the attic and basement) and
proposes to exceed the maximum allowable floor area by a total of 2,159 square feet and
exceed the maximum allowable floor area ratio . Additionally, the pr oject proposes a 485-
square foot cellar in the lower level. Per the Town's Cellar Policy the cellar area is not
countable floor area.
The following table compares the existing and proposed floor area and floor area ratio using
the net lot size of the subject parcel :
House NET
& House Exceeds
ADDRESS House Garage Garage Lot Area FAR Stories Max FAR
Yes by
16 Pennsylvania (N) 4,466 434 4,900 6,889 0.65 2 2,159 s.f.
Yes by
16 Pennsylvania (E) 3,524 434 3,958 6,889 0 .51 2 1,217 s.f.
At 4,466 square feet, the res i dence would have the largest floor area in the immediate
neighborhood. However the proposed square footage is proposed with i n the ex isti ng
footprint and the proposed addition would not change the existing streetscape.
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SUBJECT : 16 PENNSYLVANIA AVENUE/S-16-064
MARCH 3, 2017
D. Findings
As required by Section 29.40.075(c) of the Town Code, the deciding body may allow a Floor
Area Ratio in excess of the Floor Area Ratio derived by the formulas in subsections (b)(l),
(2), and (3) above if it makes the following findings:
(1) The design theme, sense of scale, exterior materials and details of the proposed project
are consistent with the provisions of:
a. Any applicable landmark and historic preservation overlay zone; and
b. Any applicable specific plan; and
c. The adopted residential development standards; and
(2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
E. Tree Impacts
The Town Arborist conducted a site survey and prepared report received on February 16
2017 (Exhibit 7).
The foundation replacement would require, and the project proposes, to remove two
protected Live Oak trees located in the western side yard. The 18-inch diameter oak tree
and the 10-inch diameter oak tree are in moderate health but both have an area of
occluded bark where the stems meet. As stated in the Arborist report "these are weak
areas of attachment which are susceptible to failure as the tree increases in size ." Both
trees are proposed to be removed due the occluded bark and their proximity to the
trenching and the shoring required for the new foundation. A tre~ removal permit and tree
replacement is required per the Conditions of Approval (Exhibit 3). The applicant has
discussed the tree removal and proposed project with the adjacent neighbor and the
neighbor supports the project.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15331: Historical Resource
Restoration/Rehabilitation. The add ition, rehabilitation, and repair of the house is
consistent with the Secretary of the Interior's Standards.
PUBLIC COMMENTS:
Staff has received three public comments supporting the project and one public comment not
supporting the project (Exhibit 8).
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SUBJECT : 16 PENNSYLVANIAAVENUE/S-16-064
MARCH 3, 2017
CONCLUSION:
A. Summary
Although the applicant is proposing to exceed the maximum floor area, the project would
not increase the mass, bulk, or height of the existing two-story residence. The proposed
square footage would be located within the existing building's footprint and would not
affect the massing of the exterior elevations. The proposed addition would not modify the
streetscape and would be compatible with the immediate neighborhood in terms of
setbacks, mass, height, and design .
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhib it 3). If the Planning
Comm ission finds merit with the proposed project, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.40.075 of the Town Code for
granting approval to exceed the maximum FAR (Exhibit 2); and
3. Make the required considerations as required by Section 29.20.150 of the Town Code
for granti ng approval of an Architecture and Site application (Exhibit 2}; and
4. Approve Architecture and Site Application S-16-064 with the conditions contained in
Exhibit 3 and development plans in Exh i bit 10.
C. Alternatives
Alternatively, ifthe Commission has concerns with the proposed project, it can :
1. Approve the application with additional and/or modified conditions of approval; or
2. Continue the application with direction to a specific hearing date; or
3. Deny the application .
EXHIBITS :
1. Location Map
2. Requ i red Findings and Considerations (two pages)
3. Recommended Conditions of Approval (eight pages)
4. Project Description and Justification, received February 14, 2017 (two pages)
5. Project Data Sheet (one page)
6. September 28, 2016, Historic Preservation Committee Minutes (three pages)
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SUBJECT: 16 PENN SYLVANIA AVENUE/S-16-064
MARCH 3, 2017
7. Arborlst Report, received February 16, 2017 (three pages)
8. Public Comments received by 11:00 a.m. Thursday, March 2, 2017 (four pages)
9. Color and Materials Sheet, received January 12, 2017 (one page)
10. Development Plans, received February 14, 2016 (eight pages)
Distribution:
Niki Omidi and Farhad Shafal, 16 Pennsylvania Avenue, los Gatos, CA 95030
Chris Spaulding, Architect, 801 Camelia Street, Suite E, Berkeley CA, 94710
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Intentionally
Left Blank
r----.1 ~r-----i
.-----.... ~ _,
~r---i
s
16 Pennsylvania Avenue
.-~.
EXHIBIT 1
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Intentionally
Left Blank
PLANNING COMM ISSION -March 8, 2017
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16 Pennsylvania Avenue
Architecture and Site Application S-16-064
Requesting approval to exceed the allowable floor area ratio for an addition to an existing
two-story pre-1941 single-family residence on property zoned R-10. APN 510-42-014
PROPERTY OWNE R/A PPLICANT: N ikan Omidi and Farhad Shafai
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Envi ronmental Quality Act, Section 15331: Historical Resource
Restoration/Rehabilitation. The addition, rehabilitation, and repair of the house is
consistent with the Secretary of the Interior's Standards.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
Required findings for exceeding the maximum Floor Area Ratio:
• As required by Section 29.40.075(c) of the Town Code, the deciding body may allow a FAR in
excess of the FAR derived by the formulas in subsections (b)(l), (2), and (3) above if it makes
the following findings:
(1) The design theme, sense of scale, exterior materials and details of the proposed project
are consistent with the provisions of:
a. Any applicable landmark and historic preservation overlay zone; and
b . Any applicable specific plan; and
c. The adopted residenti al development standards; and
(2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
EXHIBIT 2
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.
N:\DEV\FINDINGS\2017\PeNNSYLl/ANIA16.DOO<
PLANNING COMMISSION-March 8, 2017
CONDITTONS OF APPROVAL
16 Pennsylvania Avenue
Architecture and Site Application S-16-064
Requesting approval to exceed the allowable floor area ratio for an addition to an existing
two-story pre-1941 single-famlly residence on property zoned R-10. APN Slo-42-014
PROPERTY OWNER/APPLICANT: Nikan Omidi and Farhad Shafai
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all ofthe conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighti ng shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
6. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction . Include a tree protection plan with the
construction plans.
7. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must
be submitted and signed by the property owner, project architect, project engineer and
contractor.
10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Town Arborist's report dated as received February 16,
2016 for the project, on file in the Community Development Department. These
recommendations must be incorporated in the building permit plans, and completed prior
to issuance of a building permit where applicable.
11. WATER EFFECIENCY LANDSCAPE ORDINANCE : The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
EXHIBIT 3
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMIT REQUIRED: A Building Permit is required for the excavation to expand the lower
level and for the alterations and remodeling of the lower and upper levels. This is
combination Permit which includes all required electrical, mechanical, and plumbing work
as necessary.
15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
16. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
17. SOILS REPORT: A Soils Report (Geotechnical Investigation), prepared to the satisfaction of
the Building Official, containing foundation and retaining wall design recommendations,
shall be submitted with the Building Permit Application. This report shall be prepared by
a licensed Civil Engineer specializing in soils mechanics.
18. CRIBBING & SHORING: Cribbing and Shoring plans and calculations will be required for all
the excavation work and which remove lateral support from any existing buildings and
adjacent property. Cribbing and Shoring plans and calculations shall be prepared by a
California licensed Engineer and shall conform to Cal/OSHA regulations.
19. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a sheet of the plans.
20. 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.
21. 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
22. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpolnt Source Pollution Control Program Sheet (24"x36") shall be part of the plan
submittal as the second page. The specification sheet is available at the Building Division
Service Counter for a fee of $2 or at ARC Blue Print for a fee or on line at
www.losgatosca.gov/building
23. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a Building Permit:
a. Community Development-Planning Division: Erin Walters (408) 354-6867
b. Engineering/Parks & Public Works Department: Mike Weisz (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d . West Valley Sanitation District: (408} 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS :
Engineering Division
24. GENERAL: 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 Applicant'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 Applicant's
expense.
25. APPROVAL: This appiication shall be compieted in accordance with ali 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.
26. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Applicant/Owner 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 Dep·artment
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.
27. RESTORATION OF PUBLIC IMPROVEMENTS: The Applicant shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Applicant'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 Applicant shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
28. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure ofthe 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.
29. 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.
30. SOILS REPORT: One copy ofthe soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
31. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be
conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical
study shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
32. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval
by the Town. The Applicant's soils engineer shall review the final grading and drainage
plans to ensure that designs for foundations, retaining walls, and site drainage are in
accordance with their recommendations and the peer review comments. Approval of the
Applicant's soils engineer shall then be conveyed to the Town in the form of a plan review
letter.
33. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Applicant's soils engineer prior to placement of concrete
and/or backfill so they can verify that the actual conditions are as anticipated in the
design-level geotechnical report, and recommend appropriate changes in the
recommendations contained in the report, if necessary. The Applicant's soils engineer
shall provide observation and testing services during construction. The results of the
construction observation and testing shall be documented in an "as-built" letter/report
prepared by the Applicant's soils engineer and submitted to the Town before final release
of any occupancy permit is granted.
34. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechn lcal/geological
investigation as prepared by the Applicant's englneer(s), and any subsequently required
report o r addendum. Subsequent reports or addendum are subject to peer review by the
Town's consultant and costs shall be borne by the Applicant.
35. WATER DESIGN: In the event of any required improvements to the existing water service
and/or meter, water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit.
36. WATER METER: The existing water meter, currently located within the Pennsylvania
Avenue right-of-way, shall be relocated within the property in question, directly behind
the public r ight-of-way line. The Applicant shall repair and replace to existing Town
standards any portion of concrete flatwork within said right-of-way that is damaged
during this activity.
37. SIDEWALK REPAIR: The Applicant sha!I repair and replace to existing Town standards any
sidewalk damaged now or during construction of this project. All new and existing
adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details .
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole
expense and no additional compensation shall be allowed therefore. The limits of
sidewalk repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued .
38. CURB AND GUTTER REPAIR: The Applicant 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 shal! 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
comp.ensation 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.
39. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
40. 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 Applicant 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 Applicant/Owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required . Cover all trucks hauling soil, sand and other
loose debris.
41. CONSTRUCTION HOURS: All subd ivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m .,
weekdays and 9:00 a.m . to 7:00 p.m. weekends and holidays. The Town may authorize,
on a case-by-case basis, alternate construction hours. The Applicant shall provide written
notice twenty-four (24) hours in advance of modified construction hours. Approval of this
request is at discretion of the Town.
42. 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 r epair 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.
43 . CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant
shall submit a construction management plan that shall incorporate at a minimum the
Project Schedule, employee parking, construction staging area, materials storage area(s),
concrete washout(s) and proposed outhouse location(s).
44. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) Inches (304.8 mm) above the elevation of the next
upstream manhole and/or flush ing inlet cover at the public or p rivate sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve . Fixtures above such elevation shall not discha r ge
through the backwater valve, unless first approved by the Building Official. The Town
shall not incur any liability or responsibility for damage resulting from a sewer overflow
where the property owner or other person has failed to install a backwater valve as
defined in the Uniform Plumb i ng Code adopted by the Town and maintain such device in
a functional operation condition. Evidence of West Sanitation District's decision on
whether a backwater device is needed shall be provided prior to the i ssuance of a building
permit.
45. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all mater ial, equ i pment 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.
46. 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.
47 . 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.
48. 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 Applicant'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 Applicant's expense.
49. COVERED TRUCKS: A!I trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT :
50. FIRE SPRINKLERS REQUIRED (basement only): ARTICLE XV, Section 6.150.020, CRC Section
R313.2, #2 is amended to read: 2. In all basements and in existing basements that are
expanded. Exception: Existing basements that are expanded by not more than 50%. NOTE:
The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for
consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. A State of California licensed (C -16) Fire
Protection Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their
work. CRC Sec. 313.2as adopted and amended by LGTC.
51. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s}.
52. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project.
53. ADDRESS IDENTIFICATION : New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign
or means shall be used to identify the structure.
N:\DEV\CONDITIONS\2017\Pennsylvanialf>.A&S.docx
Date: February 14th, 2017
Town of Los .Gatos
Planning Commission
110 E . Main St
Los Gatos, CA
95030
Niki Omidi
16 Pennsylvania Ave.• Los Gatos, CA 95030
Phone : 408-791-9589 •E-Mail: niki.omidi@gmail.com
REC~IVED !!?--/~,.~~
FEB 1 4 2017
TOWN OF LOS GATOS
PLANNING DIVISION
RE: Requesting Permission to Exceed Allowable F .A.R. for Interior Renovations of 16
Pennsylvania Ave. Los Gatos, CA 95030.
Our Family's Background:
My husband, Farhad Shafai, along with my 4 112 years-old son and 2 years-old daughter,
moved to the United States from Canada January 2016 and the only location that came highly
recommended for my family was the Town off ,os Gatos. We love everything this town has to
offer, from the small familial atmosphere of Sunday's Farmers Market to the big city facilities
such as the well-equipped librar}'. To stay as close to downtown as possible, we purchased a
lovely house originally built about 1908 on 16 Pennsylvania Avenue. We especially fell in love
w ith the period character of the home and intend on protecting and preserving the historic l ook of
the house, but remodel the interior to better suit our family's needs.
Project Description:
Our house is a bungalow back-split home, with about 2082 square feet of living space on
the main level and 875 square feet offmished living space on the lower level. In addition to that,
the lower level also contains an unfmished 1428 square foot area with 6' -6" ceiling clearance, of
which 485 square feet is underground enough to be considered a cellar. We would like to dig
down this unfinished area and lower the slap concrete by approximately 2 feet to match the
ceiling height with the rest of the fmished lower floor living space. In the current layout of the
house, there is one bedroom on the main floor that serves as the master bedroom and two
bedrooms plus a bathroom on the lower level. With our proposed additional basement/cellar
living space, we envision adding an additional bedroom to allow us to stay on the same floor as
our children while they are still young. We would also like to create a children's play area, a
home theater and a powder room. Should my husband and I decide to grow our family even
more, the additional lower floor bedroom will support our growing family. Should life's plans go
another way, the additional bedroom will serve as a guest bedroom for when grandparents come
to visit from Canada.
Our lot size is 14,234 sq. ft. and our F.A.R. before slope reduction is 3930 Sq. Ft. Our
slope reduction of 51.6% decreases our F.A.R. i o 2,307 sq. ft., and as City Staff have found in
their initial assessment1 this F.A.R already exceeds the allowable square footage of livable space
for the lot. However, we strongly believe that the intent and purpose of the F.A.R was to prevent
E.XHIBIT 4
exceedingly bulky structures from being erected on small lots that would clash with the Town's
character and heritage. We intent on preserving and protecting the exterior of the home, and will
only apply a few minimal window and door changes to account for the interior modifications.
The Town's Historic Committee has approved all exterior changes. In digging down the existing
unfinished lower floor area by two more feet to create additional living space, we will not change
the height, mass, or of the house. Therefore, we believe our request to exceed the allowable
F .A.R can be viewed as ap. exception to the F .A.R. rule and we hope you can agree with us on
this. ·· ...
Neighbor's Reaction:
We consider ourselves lucky to have great neighbors. We have met with a number of
them and proactively showed our renovation plans to get both their feedback and address their
concerns. Our adjacent neighbors; Marci and Al Risoen of 8 Pennsylvania Ave., and Heidi
Foster of 28 Pennsylvania Ave., as well as neighbors a few doors down; Sheila and Mark Bony
of 4 Pennsylvania Ave., and Anne Kiernan of 2 Pennsylvania Ave, have all approved our plans
and are quite supportive for us to get started on this project. I have received email from Marci
and Al Risoen, Anne Kiernan, and Sheila and Mark Bony attesting as such. I have also spoken
with Jeffrey Franckx, the owner of 8 Bayview Court, whose home is across the street from ours
and he too is in favour of our renovations without any concerns or issues . I have spoken with the
doughter of Doug and Nancy Richards of 3 Pennsylvania Ave, who also own the home across
the street from us, and conveyed my message and contact information for them to reach me
should they have any concerns or questions. At the time of writing this letter, I have not yet
heard from them. Moreover, as of this letter, I have not had any success reaching the owner of 4
Glen Ridge -Monika Fuhrken-Batista Trustee.
In conclusion, we hope that you will approve our proposal to allow our family to put
down roots in a house that is sure to become a home where our kids will create memories that
will last them a lifetime.
Sincerely,
Niki Omidi
Page2
Zoning district
Land use
General Plan Designation
Lot size (sq. ft.)
Exterior materials:
$ siding
$ trim
$ windows
$ roofing
Building floor area:
$ first floor
$ second floor
$ cellar/ ATr\ c..
.$ garage
Setbacks (ft.):
$ front
$ rear
$ side [ L'Sf1')
. ··.. .,, :· ··;-;.
Maxlmiiiii height (ft.J
Building coverage (%)
FIO.f?F Are~ Ratio (9A,)
$ · ttou~~· (c.ac;L.et.Tn'-}
. ! •l
$ garage
Parking
Tree Removals
SeWf!; or septic
· R-1:11 same
same
~tJoO · tt · · /t.J.-_. :-minimum
4Ss-fc;b1 ft-JJ:s~ ~~eel~
I ,
4~+.
1\.$ ' "'1\.~ I .. 15 feet minimum
20 feet minimu~ I
Cj feet minimum
. l .6.t~ ; feet minimum
30 feet maximum
40% maximum
~.if ,. . . . -•
i v-. 7AMt:;.. ~Z sq. ft. maximum
·two ·spaces minimum
canopy replacement
-. .................. ·--
TOWN OF LOS GATO~
PLANNIN~ D!\f!'°.. Exm:oIT 5
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Intentionally
Left Blank
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6874 . . -.. -----------------------------
SUMMARY MINUTES . OF REGULAR MEETING OF TIIE HisTORIC PRESERVATION
COMMITTEE OE .THE TOWN .OE LOS .. GATOS...EOR..SEPTEMBER 28, 2016 .. HELD-lN-------·--·--------
TIIE TOWN COUNCJL CHAMBERS, 110 E MAIN STREET, LOS GATOS, CALIFORNIA .
.... ··-· .. -· ............. ,, ____ ·-·----·· .. _ . --------· ·-·-·-···-.. --·-.. ·----~-.. -·-·-·--.... --·--· ---····-·-···--·-·· -.. ·-·· --···-
The meeting was called to order at 4:00 P;M. by Chair·Bob Cowan. --· ··
. ---.... ····---. ···-----.. ···.: -~·-:·.---:-~-....,-.-.. ---------·---~·.----.----------~--------... --.. -.
ATTE~"'DANCE"--: : ::·:. --· ~ ----. -... :.. -. --:.---·_:· -----:. ·_-_: .:.-.. -:. .. . -.. -·-·. ------· -
-. . . -.,; ~
. -·
.. ~.~-----tyiem~Pres~t. Bob·Cp_!!~,_J(athry~rJano_tI::~~~eJ~i.;en ·Paclre~;T_om:()'""''D~_o-.1_111 .... __ :zsi~tt-t-.t_.........-~--=··~=~
• '' • •ho r • ""• • "·"'" • -• -'
Members Absent: None
. . . -. . -
------staff-Present -----foe1-Paul-son,-€ommwlityDevelopmen.t-Director --·------------------
-· Sally -~owitz, PJannfog:Managei . ~-__ ._,_ ___ · ~.,
Sylvie R,ouss·e1, Admjni.strative .J\ssistant : -.-· ·
. -· .. -· .. -. -. .. . ---·---.....
VERBAL CO:MMUNICATIONS ...:.'NONE
1 •. -. -···--·· · Approval of-MID.utes--August 24; 2016 · ---_ -
·--··----· ---~-----.
MOTiON: Micha~f~ne ·piP,:yed to. ~i:ove th~-~~t~·of August 24, ~016_·w~_tb: t!i~,-~----. ·
oorrectioilof a grammatiCal--eriOr; The .m9tion was ~ded by Len Pachecoi · ·
VOTE:
2.
Motion pass~s -~~o.
------··-·-·-·---·
94 Hernandez Avenue (Previously ~eard on 12117/lS, lli6116, 4127116, 8124116)
· Requesting approval fQr ~terior modifications to a·pre-1941 .single-fanlily
residen:ce_mned R-1:8. APN 510-20-024
PROPERTY OWNER~ Helen Cameilte
APPLICANT: Jamie_Arafile8
PROJECT ~;LANJ'.'IBR: Sally ZarnoWtiz
MOTION: Kathryn ian~ffmoved to i-ecommend approval with the followlitg modifications:
the revised plans for pages six, sevet;t, and eight, received at the September 28,
2016 meeting, will be substituted for those subini.tted; the 8econd floor windows
will be centered on the first floor wln.dows; and the dormers will have shed roo&.
The motion was seconded by Michael Kane.
VOTE: Motion passes 4~0-1, Len Pacheco recused. . '. . .
EXHIBIT 6
Historic Preservation Committee
September 28, 2016
Page 2of3
3. lOA and JOB ·a.eservoTr Road ..
Request for input and recommendations regarding proposed demolition of two
pre-1941 secondary dwelling units and an accessory structure zoned R-1:20.
APN 529-29-064.
PROPERTY OWNER: Vasiliki Kidder
APPLICANT: Adam and Srisan Ward
PROJECT PLANNER!-Sriii Walters
MOTION: Tom 0 'Donnell moved to defer this request to the Town Attorney to determine if
the structures in question are primary structures. If the structures are not defined
as primary structures, the above request will not return to the Historic
Preservation Comrllittee~-Tlie motioaw.aueconded]y Bob Cowan
VOTE: Motion passes 5-0.
4. 16 PennSylvania Avenue
Requesting approval for exterior modifications to a pre-1941 structure on property
zonedR-lD. APN 510-42-014.
PROPERTY OWNER/ APPLICANT: Nikan Omidi Langroudi and Farb.ad Shafai
PROJECT PLANNER: Erin Walters
MOTION: Len Pacheco moved to recommend approval ofthe request with the following
modification: the new basement windows should align With the first floor
windows. The motion was seconded by Kathryn Janoff.
VOTE:-Motion passes 5-0.
OTHER BUSINESS
s.
Adjournment
Committee member request tO prioritize discussion of potential modifications
reg8rding design guidelines, historical significance determinations, and
demolitions'.
The committee discussed this item.
The meeting was adjourned at 5:29 p.m. The next regular meeting is scheduled for October 26,
2016 at4:00p.m.
...
t.r-
Historic Preservation Committee
September 28, 2016
PageJ o/3
Prepared ~y: Sylvie R~l, Adinip~~y~ A~-~i~r
Approved by;
~ J?/J .~Ison, AICP
/ Community Developm~t Director
(
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TOWN OF LOS G ATOS
PARKS AND PuBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
A Tree Review of Proposed
Request to Exceed Allowable Floor Area Ratio
Omidi/Shafai Residence
16 Pennsylvania Ave.
Los Gatos, CA 95030
Property Owners: Nikan Omicli and Farhad Shafai
Project Designer: Chris Spaulding Architecture
APN: 510-42-014
ASA# S-16-064
Submitted to:
Associate Planner Erin Walters
Community Development Department
Town of Los Gatos
110 E . M~in Street
Los Gatos, CA 95030
Submitted by:
Robert Moulden
Los Gatos Town Arborist
ISA Certified Arborist: #WE-0532A
February 15, 2017
SERVICE CENTER
41 Mn...Es A VENUE
LOS GATOS, CA 95030
.EXHIBIT 7
TOWN OF Los GATOS
PARKS AND PuBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
Introduction
SERVICE CENlER
41 MlLEs A VENUE
L0s GATOS, CA 95030
I have been asked by Associate Planner Erin Walters from the Los Gatos Community Development
Department to review the potential tree impacts associated with a plan to add floor space/basement
at the~ Omidi/Shafai residence located at 16 Pennsylvania Avenue, Los Gatos, CA 95030 based on
plans submitted by Chris Spaulding Architecture.
Trees on Site
There are two (2) trees on site that conflict with the proposed basement. There are two (2) Live
oaks (Quercus agrifolia) which are located along the western boundary of the property. Tree #1 has
a Diameter at Breast Height of 18" and is 30' tall. Tree #2 has a Diameter at Breast Height of 1 O"
and is approximately 25' tall. Both trees are in moderate health; however, they both have an area of
occluded bark where different stems meet. These are weak areas of attachment which are
susceptible to failure as tree increases in size.
Recommendations
It is my opinion that due to the occluded bark and the close proximity of the trenching and shoring
of the new foundation that these two (2) Oaks are candidates for removal. Notification to the next
door neighbor is required as there may be screening issues. In addition, permits are required prior to
removal of the trees and all replacement requirements must be filled before completion of project.
All other trees on this site should be unaffected as long as Town Code is adhered to for the duration
of this project. Tree protection fencing must be place for the duration of this project as needed.
Sec.29.10.1005. -Protection of trees during construction
(a) Protective tree fencing shall specify the following:
(1) Siu and materials: A five (5) or six (6) foot high chain link fencing, mounted on two-
inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least
two (2) feet at no more than 10-foot spacing. For paving area that will not be demolished
and when stipulated in a tree preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire
drip line area or at the tree protection zone (TPZ), when specified by a certified or
consulting arborist. Type Il: Enclosure for street trees located in a planter strip: chain link
fence around the entire planter strip to the outer branches. Type ill: Protection for a tree
located in a small planter cut-out only (such as downtown): orange plastic fencing shall be
wrapped around the trunk from the ground to the first branch with 2-inch wooden boards
bound securely on the outside. Caution shall be used to avoid damaging any bark or
branches.
TOWN OF Lo s G ATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES A VENUE
Los GATOS, CA 95030
(3) Duration of Type I, Il, ill fencing. Fencing shall be erected before demolition, grading
or construction begins and remain in place until final landscaping is required. Contractor
shall first obtain the approval of the project arborist on record prior to removing a ~e
protection fence.
(4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign
stating: "Warning-Tree Protection Z.One-this fence shall not be removed and is subject to
penalty according to Town Code 29 .10.1025".
(b) All persons, shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the drip line, or tree
protection zone (TPZ) when specified in an approved arborist report, around any tree
and/or vegetation to be retained which could be affected by the construction and
prohibit any storage of construction materials or other materials or vehicles inside the
fence. The drip line shall not be altered in any way so as to increase the encroachment
of the cons1ruction.
(2) Prohibit excavation, grading, drainage and levelling within the drip line of the tree
unless approved by the director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials
within the drip line of or in drainage channels, swales or areas that may lead to the
drip line of a protected tree
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the drip line when
feasible.
(6) Retain the services of the certified or consulting arborist for periodic monitoring of the
project site and the health of those trees to be preserved. The certified or consulting
arborist shall be present whenever activities occur which poses a potential threat to the
health of the trees to be preserved.
(7) The director and project arborist shall be notified of any damage that occurs to a
protected tree during construction so that proper treatment may be administered.
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Gmall -16 Pennsylvania Avenue -Support of Plans . ·-~ . ,, (') 10/1Dn6, 9:51 PM .....
M Gmail • t ... ··
-----------------------------"-·----··-----
16 Pennsylvania Avenue -Support of Plans
Anne Kiernan <anne_kieman@yahoo.com>
Reply-To: Anne Kiernan <anne_kieman@yahoo.com>
To: "niki .omidi@gmail.com" <n iki.omidi@gmail.com>
Mon , Oct 10, 2016 at 5:09 PM
To Whom it may Concern:
On Saturday"October 8th, Niki Omidi reviewed with me and several other neighbors on
. Pennsylvania Avenue the plans for their home they recently purchased at 16 Pennsylvania
Avenue. I am in full support of the plans she showed us,. and I have no issue with any of the
changes I updates /repairs they plan to make to the home. Niki gave us a very detailed review
of the plans, answered any questions we had, asked for any input and obviously has put a lot of
thought and detail into the update they want to make o·n this home to make it a wonderful space
for their family. ·
I look forward to having Niki, her husband and two children as neighbors in their new home.
Regards,
Anne Kieman
2 Pennsylvania Avenue
Los Gatos, CA 95030
408-375-5401
,~~~·~~
OCT · 1 0 ?.016
TO'M'I OF LOS G ATOS
PLAN NING DIVISION .
EXHIBIT 8 ··
https ://mal l .g oogle.com/mail/u /0/?ui=2&1k=ec61 59304b&vlaw•pt &search:oi nbox&nis g•157b1 1301de44040&siml=157b11 301d a44040 Page 1 of 1
Marci and Alan Rlsoen
8 Pen~sylvania Avenue
los Gatos, CA 95030
marci@>risoen.CQm
40M81-9436
October 16, 2016
To: Th~Town of Los Gatos Planning Commission,
f)
RECEIVED .,;-1•-ew.4
OCT .16 2016
TOWN OF LOS GATos·
PLANNING DIVISION
Our neighbor, Niki Omidi, has shared her plans to renovate her home located at
16 Pennsylvania Avenue. We live next door at 8 Pennsylvan'a and ~re In support of her
renovation plans.
Ms. Omldrs plans are in keeping with the spirit of the town's guldellnes and will keep the front
exterior of the home unchanged. We belleve her home improvement$ will enhance and benefit
the whole neighborhood.
Slncerely,
/fM_a,,.e. -ei~
Marci Rlsoen
()
Gmail -Hi Niki-here is our support letter. thanks; Sheila
Gm ail
Hi Niki-here is our support letter. Thanks, Sheila
Sheila <3greenthumbs@gmail.com>
To : niki.omidi@gmall.com
October 17th, 2016
To Whom It May Concern:
11/16/16, 1:46 PM
Niki Omidi <nikl.omldJ@gmail.com>
Mon, Oct 17, 2016 at 12:16 PM
~ECEIVED
~-/1'-r!'JIJl:J/.
. OCT 17 2016
TOWN OF LOS GATOS
PLANNING DIVISION
We are homeowners and residents at 4 Pennsylvania Avenue1 Los Gatos CA, two houses down from 16 Pennsylvania
Avenue. We have been aware of the Omldi's planned home remodel for some time, and we fully support this project.
We recently reviewed the detailed plans for the home remodel provided tD us by Niki Omidi and we have no objection
to the plans.
Sincerely,·
Mark and Shella Bony
4 Pennsylvania Avenue
Los Gatos, CA 95030
http1://mail.google.com/mail/u/0/?uh=2&ik .. ec6159304b&vle-pt&q ... _qs .. true&searcti .. query&msg"'157d41330d75fbb8&siml .. 157d41330d75fbb8 Page 1of1
From: Michael Kennedy [mallto:mlchaeljohnkennedy@yahoo.com]
Sent: Monday, February 27, 2017 6:29 PM
To: Erin M. Walters
RECEIVED
FEB 2 t3 2017
~-l{p-~
TO\NN OF LOS GATOS
PLANNING DIVISION
SUbject: Project APN 510-42-014, Request to Exceed Existing FAR Limits -Reduce Size to _ Fit
Dear Ms. Walters,
I live on Bayview A venue and recently received a notice of a neighbor's request to exceed the
allowable FAR limits to build an addition. My neighbor's and I are very concerned about the
·possible impact to quality of life, traffic and congestion by allowing this project to exceed the
Town's FAR limits. Can you please tell me whether or not the Town of Los Gatos is considering
increasing FAR limits for everyone, or just the applicant? Please know that if the Town's FAR
limits remain unchanged, I hereby oppose the applicant's request. The proposal is not aligned
with the Town's regulations on FAR limits and would otherwise offer no significant benefit to
the local community or environment Please uphold the Town's FAR limit restrictions and
kindly ask the applicant to scale back the size to fit within the approved existing limits. Thank
you.
Sincerely,
Michael Kennedy
26 BayvieW Avenue
Los Gatos, CA 95030
(f) COMP . 5HINGU: ROOFING (f,) HORIZONTAL WOOD SIDING
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FROM THE OFFICE OF
CHRIS SPAULDING
ARCIIlTECT
801 CAMELIA STREET, SUITE E
BERKELEY CA 94710
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701.JV~ OF LCS GATOS
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16 PENNSYLVANIA A VE
LOS GATOS ° CALIFORNIA
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PROPERTY LINECENTER LINE STREETEDGE, EXISTING CONCRETESEWER LINEGAS LINEOVERHEAD ELECTRIC LINESUBDRAIN LINEFENCESTRAW WADDLE1' CONTOUR LINE5' CONTOUR LINESITE PLAN & GRADING & DRAINAGE PLAN1"=10' - 0"PROPOSED LOWERFLOOR ADDITION(E)LOWERFLOORA1SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17NOTENO STREETSCAPE ORSHADOW STUDY PROVIDEDAS THERE IS NO CHANGETO FRONT ELEVATION ORBUILDING MASS(E) WATER LINE(E) SEWER LATERAL(E) OVERHEAD ELEC, TEL, TVJP(E) ELEC.METER(E) GASMETERHATCH INDICATESBOUNDARY OFUPPER FLOOR(LIGHTER SHADE)(DARKER SHADE)GRADING & DRAINAGE NOTES:- GRADING SCOPE:- EXCAVATE BELOW (E) BUILDING-REMOVE 10'-0" ± PORTION OF (E)RETAINING WALL ADJACENT TO DRIVEWAY- NEW 7'-0" LONG RETAINING WALL ADJACENTTO DRIVEWAY- SLOPE FINISH GRADES 5% AWAY FROM BUILDING(PAVEMENTS 2% )- NO CHANGES TO ROOF, DRIVEWAY OR STIEDRAINAGE- DISCHARGE (N) BASEMENT SUBDRAIN THROUGHBUBBLER AND DISPERSE ITO LANDSCAPEDAREASCONSTRUCTION-PHASESTORMWATER MANAGEMENT:CONTRACTOR TO INSTALL STRAW WADDLES ALONGDOWNHILL SIDE OF WORK AREA (AS SHOWN ONSITE PLAN AND DETAIL 1/A1)CONTRACTOR SHALL BE RESPONSIBLE THAT NOMUD OR MUDDY WATER LEAVES THE PROPERTYVICINITY MAPDRAWING INDEXARCHITECTURALSHEET A1 SITE PLAN, GRADING & DRAINAGENOTES, PROJECT DATA,CONSTRUCTION-PHASE STORMWATERMANAGEMENT NOTES.VICINITY MAP,NOTESSHEET A1.1 TOPOGRAPHIC SURVEYSHEET A2 EXISTING AND REMODELED LOWERLEVEL PLANSSHEET A3 EXISTING AND REMODELED UPPERLEVEL PLANSSHEET A4 EXISTING AND REMODELED FRONTAND REAR ELEVATIONSSHEET A5 EXISTING AND REMODELED LEFT-SIDEELEVATIONS, SECTION A-ASHEET A6 EXISTING AND REMODELED RIGHT-SIDEELEVATIONSSHEET A7 DEMOLITION DIAGRAM AND CALC'SSTRAW WADDLE DTL1NTSSTRAW WADDLE18" WOOD STAKES@48" O.C.2"(E) GAS LINE(E) C0NCRETE DRIVEWAY0 5 10 15 20 25BASEMENT SUBDRAINDRAINAGE BUBBLERDEPTHNANATOTAL90696FILLDEPTH2.5'4.5'CUT90696LOCATIONBASEMENTSITETOTAL&&&APPROXIMATE AMOUNTS IN CUBIC YARDSGRADING QUANTITIESPROJECT DATAOWNER: FARHAD SHAFAI & NIKAN OMIDIPROJECT DESCRIPTION:- INTERIOR REMODEL OF EXISTING HOUSEEXCAVATE EXISTING LOWER LEVEL WITH SUB-STANDARD CEILING HEIGHT TO MATCH REMAINDER OF LOWER LEVEL ANDTURN INTO NEW LIVING AREA- NO TREES TO BE REMOVED- MINOR EXTERIOR GRADING WHERE NEW LIVING AREA OPENS OUTTO EXISTING DRIVEWAY- NEW 7'-0" LONG 3.3' TALL CONCRETE SITE RETAINING WALL- NO NEW LANDSCAPING- NO NEW FENCING OR GATES- NO CHANGES TO BUILDING FOOTPRINTLOT SIZE: ± 14,234 SQ. FT.F.A.R. BEFORE SLOPE REDUCTION: 3930 SQ. FT.SLOPE REDUCTION: 51.6%LOT AREA AFTER SLOPE REDUCTION: 6,889 SQ. FT.F.A.R. AFTER SLOPE REDUCTION: 2,307 SQ. FT.BUILDING AREA(E) UPPER LEVEL 2081.5 (E) LOWER LEVEL 875.2(N) LOWER LEVEL 942.7TOTAL3,899.4ATTIC (AREA OVER 5' TALL) 567CELLAR 485 GARAGE 434TOTAL (E) AND PROPOSED LANDSCAPED AREA = 7,270 S.F.AREA OF SITEGRADING(E) RETAINING WALLS TOREMAINTW 453.0'BW 449.7'(N) CONC. RETAININGWALLREMOVE THIS PORTIONOF (E) RETAINING WALLREMOVE (E) STAIRSSTRAWWADDLE(E) RETAINING WALLS TOREMAINSTRAWWADDLE(E) RETAININGWALLS TOREMAINSPECIESSIZENO.COND. DISPOSITIONCREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLECREPE MYRTLETREEOAKOAK1234567891011125"5"5"5"5"5"5"5"5"12"18"18"GOODGOODGOODGOODGOODGOODGOODGOODGOODGOODGOODGOODKEEPKEEPKEEPKEEPKEEPKEEPKEEPKEEPKEEPKEEPKEEPKEEPSPECIESSIZENO.COND. DISPOSITIONOAKOAKOAKPALMOAKFIROAKPINEOAKPALMPEPPERPEPPER13141516171819202122232424"18"16"36"20"20"10"7"18"20"6"14"GOODGOODGOODGOODGOODGOODGOODGOODGOODGOODGOODGOODKEEPKEEPKEEPKEEPKEEPKEEPSEE NOTEKEEPSEE NOTEKEEPKEEPKEEPTREE TABLETREE TABLEJP9876594321101112131416201921222324151817NOTENO NEW PROPOSED LANDSCAPING(EXISTING TO REMAIN)(E) WATER METERLEGENDADJACENTRESIDENCETREE NOTE: TREES #19 & #21 TO BE REMOVEDPER TOWN ARBORIST RECOMMENDATIONTREES TO BE REMOVED PER TOWNARBORIST RECOMMENDATIONEXHIBIT 10
TOPOGRAPHIC SURVEY1"=10' - 0"A1.1SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17JP05101520259876594321101112131417161820192122232415
A2DUMBWAITERHOMETHEATERREMODELED LOWER LEVEL1/4"=1'-0"0510152025EXISTING LOWER LEVEL AND DEMOLITION PLAN1/4"=1'-0"0510152025A / V CLOBEDROOM 4BATHROOM 5PLAY / GAME ROOMLAUNDRY /MUDROOMSTAIR HALLCLOSET12 BATHBATH 3(E)CLOSET(E) BEDROOM 3(E) BEDROOM 2CLOBATH 2(E) GARAGEHALLGARAGEUNEXCAVATED STORAGEUPBEDROOM 3BED 2LAUNDRYBA 2UPSTACKEDW/DEQUIP.W/HGASMETERELECMETERACCESSAABASEMENTCELLARUPCLO.SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17SHADED AREA INDICATES AREA TOBE EXCAVATEDFIRE DEPARTMENT NOTES:FIRE SPRINKLERS REQUIRED (BASEMENT ONLY):CRC SECTION R313.2 IS AMENDED TO READ: IN ALLBASEMENTS AND IN EXISTING BASEMENTS THAT AREEXPANDED. EXCEPTION: EXISTING BASEMENTS THATARE EXPANDED BY NOT MORE THAN 50%. NOTE: THEOWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S)OR SUBCONTRACTOR(S) ARE RESPONSIBLE FORCONSULTING WITH THE WATER PURVEYOR OFRECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATERSERVICE IS REQUIRED. A STATE OF CALIFORNIALICENSED (C-16) FIRE PROTECTION CONTRACTORSHALL SUBMIT PLANS, CALCULATIONS, A COMPLETEDPERMIT APPLICATION AND APPROPRIATE FEES TOTHIS DEPARTM ENT FOR REVIEW AND APPROVALPRIOR TO BEGINNING THEIR WORK.WATER SUPPLY REQUIREMENTS:POTABLE WATER SUPPLIES SHALL BE PROTECTED FROMCONTAMINATION CAUSED BY FIRE PROTECTION WATERSUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANTAND ANY CONTRACTORS AND SUBCONTRACTORS TOCONTACT THE WATER PURVEYOR SUPPLYING THE SITEOF SUCH PROJECT AND TO COMPLY WITH THEREQUIREMENTS OF THAT PURVEYOR. SUCHREQUIREMENTS SHALL BE INCORPORATED INTO THEDESIGN OF ANY WATER-BASED FIRE PROTECTIONSYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLYSYSTEMS OR STORAGE CONTAINERS THAT MAY BEPHYSICALLY CONNECTED IN ANY MANNER TO ANAPPLIANCE CAPABLE OF CAUSING CONTAMINATION OFTHE POTABLE WATER SUPPLY OF THE PURVEYOR OFRECORD. FINAL APPROVAL OF THE SYSTEM(S) UNDERCONSIDERATION WILL NOT BE GRANTED BY THIS OFFICEUNTIL COMPLIANCE WITH THE REQUIREMENTS OF THEWATER PURVEYOR OF RECORD ARE DOCUMENTED BYTHAT PURVEYOR AS HAVING BEEN MET BY THEAPPLICANT(S).ADDRESS IDENTIFICATION:NEW AND EXISTING BUILDINGS SHALL HAVE APPROVEDADDRESS NUMBERS, BUILDING NUMBERS ORAPPROVED BUILDING IDENTIFICATION PLACED IN APOSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROMTHE STREET OR ROAD FRONTING THE PROPERTY. THESENUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS ORALPHABETICAL LETTERS. NUMBERS SHALL BE AMINIMUM OF 4 INCHES (101.6mm) HIGH WITH AMINIMUM STROKE WIDTH OF 0.5 INCH (12.7mm).WHERE ACCESS IS BY MEANS OF PRIVATE ROAD ANDTHE BUILDING CANNOT BE VIEWED FROM THE PUBLICWAY, A MONUMENT, POLE OR OTHER SIGN OR MEANSSHALL BE USED TO IDENTIFY THE STRUCTURE.CONSTRUCTION SITE FIRE SAFETY:ALL CONSTRUCTION SITES MUST COMPLY WITHAPPLICABLE PROVISIONS OF THE CFC CHAPTER 33 ANDOUR STANDARD DETAIL AND SPECIFICATION SI-7.PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENTPLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT.
A3REMODELED UPPER LEVEL1/4"=1'-0"0510152025EXISTING UPPER LEVEL AND DEMOLITION PLAN1/4"=1'-0"0510152025ROOF DECKLIVING ROOMDINING ROOMOFFICEMASTERBEDROOMMASTERBATHMASTERCLOSETFAMILY ROOMKITCHEN12 BATHHALLFOYERCOVERED PORCHAAAADUMBWAITER(E) DECKLIVING ROOMDINING ROOM(E) OFFICEBUILT-IN(E) INTERIORWINDOWOPEN TOBELOWDNCASED OPENINGSUNTUNNELMASTERBEDROOMMASTERCLOSETMASTER BATHFAMILY ROOMKITCHENPANTRYCAB.WINE BARCAB12 BATH36"REFR.FREE-STANDING TUBHALLFOYERCOVERED PORCHDNOPEN TOBELOWSKYLIGHTSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17SHADED WALLS INDICATE WALLSTO BE DEMOLISHED
EXISTING FRONT ELEVATION1/4"=1'-0"A4REMODELED FRONT ELEVATION1/4"=1'-0"EXISTING REAR ELEVATION1/4"=1'-0"REMODELED REAR ELEVATION1/4"=1'-0"NEWNEWSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17(E) COMP SHINGLE ROOFING TO REMAIN(E) WOOD BARGE RAFTERS TO REMAIN(E) HORIZONTAL WOOD SIDING TO REMAIN(E) WOOD COLUMNS TO REMAINREMOVE (E) DOOR(E) TRIM TO REMAINREPLACE GARAGEDOORNEW(E) WOOD-FRAME WINDOWSWITH WOOD TRIM. ANY (E)WINDOWS THAT AREREPLACED SHALL MATCHEXISTING WINDOWS & TRIMSHADED AREA INDICATESRE-BUILT AREANEW SIDING TO MATCH (E)NEW WOOD-FRAME CLADWINDOW & WOOD TRIM TOMATCH (E)NOTE: ALL COLORS ARE TOMATCH EXISTINGREMOVE (E) WIND0WNEW
A5EXISTING LEFT-SIDE ELEVATION1/4"=1'-0"REMODELED LEFT-SIDE ELEVATION1/4"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17VENTEDATTICDINING ROOMKITCHENHALLHOMETHEATERBEDROOM 48'-0" ± TO MATCH (E) ATREAR PORTION OF HOUSE 10'-0" ± (E)7 ± (E)12(E) FF451.7'EXCAVATE CELLAR TO MATCH REARPORTION OF THE HOUSE W/ 8' CEILING2x10 @ 16" O.C. (E) FLR FRAMING - V.I.F.2x8 (E) RAFTERS @ 24" O.C. - V.I.F.(N) RETAINING WALLW/ (N) FOUNDATION2x @ 16" O.C. (E) CEILING FRAMING - V.I.F.SECTION A-A1/4"=1'-0"FF 459.4(E) PLATE458.3'(N) FF450.3'(E) PLATE469.4'10'-0" ± (E)6'-712" ± (E)1'-43 4 9'-7" ± (E)(E) RIGE470.15'REMOVE (E) WINDOWSSHADED AREA INDICATES RE-BUILT AREASHADED AREA INDICATESNEW WALLS AND SLAB11'-7316"5'-0"
A6EXISTING RIGHT-SIDE ELEVATION1/4"=1'-0"REMODELED RIGHT-SIDE ELEVATION1/4"=1'-0"NEWNEWNEWNEWSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-17SHADED AREA INDICATESRE-BUILT WALL AREAREMOVE (E) SITERETAINING WALLREMOVE (E) DOORREMOVE (E) DOORAREA OF SITE GRADING
EXISTING FRONT ELEVATIONA7EXISTING REAR ELEVATION3/16"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDOMIDI7AS NOTED9-12-16LOS GATOS CALIFORNIA
16 PENNSYLVANIA AVENUE
OMIDI RESIDENCE
PROPOSED REMODEL 2-13-173/16"=1'-0"EXISTING LEFT-SIDE ELEVATION3/16"=1'-0"EXISTING RIGHT-SIDE ELEVATION3/16"=1'-0"EXISTING LOWER LEVEL3/16"=1'-0"EXISTING UPPER LEVEL3/16"=1'-0"INDICATES (E) WALL AREAINDICATES WALL AREA TO BEREMOVED OR COVEREDNOTE:ALL (E) WALLS REMAIN CONTIGUOUSSHADING INDICATES (E)CONTIGUOUS WALL TO REMAIN(E) FRONT-FACING WALLS AREAAREA TO BE REMOVEDAREA TO REMAIN316.151.3264.8(E) LEFT-FACING WALLS AREA821.651.1770.5(E) RIGHT-FACING WALLS AREA1272.91871085.9(E) REAR-FACING WALLS AREA577.70577.7TOTAL (E) WALL AREATOTAL AREA TO BEREMOVEDTOTAL AREA TOREMAIN2988.3289.42698.90≈ 92.3%