16235 Short Rd-Staff Report and Exhibits 1-5
PREPARED BY: LEVI HILL
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: 04/12/2017
ITEM NO: 5
DATE: APRIL 7, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-16-060. PROJECT LOCATION:
16235 SHORT ROAD. PROPERTY OWNER: LAURA AND DANA TOPPING.
APPLICANT: BESS WIERSEMA.
REQUESTING APPROVAL TO DEMOLISH AN EXISTING SINGLE-FAMILY
RESIDENCE, CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE, AND
REMOVE A LARGE PROTECTED TREE ON PROPERTY ZONED R-1:20. APN
523-10-031.
DEEMED COMPLETE: MARCH 20, 2017
FINAL DATE TO TAKE ACTION: SEPTEMBER 20, 2017
RECOMMENDATION:
Denial
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:20 – Single-Family Residential, 20,000-square foot
lot minimum
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 39,295 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:20
South Residential Low Density Residential R-1:20
East Residential Low Density Residential R-1:8
West Residential Hillside Residential HR-1
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
FINDINGS:
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 fo r the demolition of existing
structures.
As required by the Residential Design Guidelines that the projec t complies with the
Residential Design Guidelines.
As required by the Cellar Policy that an exception is appropriate as extenuating or
exceptional circumstances applicable to the property including size, shape, topography,
location, or surroundings exists.
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 located on the west side of Short Road between Old Blossom Hill Road and
Shannon Road (Exhibit 1). The 39,295-square foot lot is currently developed with a one-story
1,980-square foot single-family residence.
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing to construct a new 5,998-square foot shingle style single-family
residence, 261-square foot unenclosed art studio, and 1,298 -square foot detached car port.
Specifically, the residence would consist of a 3,117-square foot first floor and a 2,881-
square foot second floor. Additionally, the proposed residence would include a 3,885-
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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square foot cellar with associated light wells and below grade patios. The maximum height
of the proposed building would be 29 feet, 11 inches. The project proposes a painted wood
shingled exterior with lap siding, wood trim, and brick chimneys.
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 March 20, 2017.
B. Location and Surrounding Neighborhood
The project site is located on the west side of Short Road between Old Blossom Hill Road
and Shannon Road (Exhibit 1). The adjacent properties to the north and south are
developed with single-family dwellings and are zoned R-1:20. The adjacent properties to
the west are developed with single-family residences and are zoned R-1:8 while the
properties directly across the street are developed with single-family residences and are
zoned HR-1.
C. Zoning Compliance
The proposed project complies with the height, FAR, and building coverage limitations. The
proposed project proposes larger setbacks and more on-site parking than required by the
zoning ordinance.
D. Cellar
As proposed, the 3,885-square foot cellar extends beyond the footprint of the main building
by approximately 85 square feet under the front porch and 404 square feet under the rear
porch and would require an exception to the Town’s Cellar Policy (Exhibit 4). In accordance
with the Policy, the Planning Commission may allow an exception to the po licy based on
extenuating circumstances applicable to the property including size, shape, topo graphy,
location, or surroundings.
The applicant has provided the following as justification for the exception (Exhibit 7):
The cellar is defined by the structural foot print of the first floor above. Its one foot
thick concrete walls are an integral part of the building’s structural system. Building
loads, shear, and lateral forces are transferred to steel moment frames and shear
walls directly to cellar walls. This is particularly true for the front and back covered
porches where the free standing twin columns requires the high concrete walls of
the cellar to counter the lateral or twisting forces from these porches.
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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Sheets PS-1, PS-2, and PS-3 (Exhibit 12) are preliminary structural design studies that
show how building loads and lateral forces of the first and second floors and covered
porches transfer directly to the cellar floor below.
If the Planning Commission believes the cellar exception is appropriate then findings
supporting the exception must be included in the record.
DISCUSSION:
A. Architecture and Site Analysis
The Town’s Architectural Consultant visited the project site and reviewed the plans for
architecture and neighborhood compatibility (Exhibit 8). The Consulting Architect
commented that the site is large and located near several other large sites many of which
have estate style homes on them. The Consulting Architect also commented that the
proposed house is large, but is similar in size and scale to other nearby homes including the
one to its immediate right. It is slightly taller than the home to the immediate left, but the
structure steps down on the side adjacent to that home.
Additionally, the Consulting Architect stated that the overall design is very well done with a
carefully balanced mix of materials and an abundance of detail that is authentic to the
architectural style. The Consulting Architect had no architectural recommendations for the
project, however, it was noted that a landscape plan should be provided for two areas of
the site. A landscape plan was provided for the project and is included in Exhibit 13 .
B. Neighborhood Compatibility
The immediate neighborhood is made up of large single- and two-story residences and
includes a mix of architectural styles. The existing residences sit on large lots ranging from
10,445 square feet to 66,740 square feet. Based on Town and County records, the
surrounding residences range in size from 2,052 square feet to 6,532 square feet. The floor
area ratios (FAR) range from 0.04 FAR to 0.21 FAR. The applicant is proposing a residence of
5,998 square feet on a 39,295-square foot parcel (0.15 FAR).
The proposed residence would be the second largest home in the immediate neighborhood
in terms of square footage and the fifth largest in terms of FAR. The maximum allowed
square footage is 6,000 square feet. The following Neighborhood Analysis table reflects
current conditions of the immediate neighborhood:
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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ADDRESS House Garage
House
&
Garage
Gross
Lot Area
House
FAR Stories
16207 Short 4,268 1,073 5,341 23,958 0.18 1
16221 Short 4,308 809 5,117 21,000 0.21 2
16255 Short 4,291 441 4,732 24,795 0.17 2
16265 Short 3,965 706 4,671 24,393 0.16 2
15980 Short 6,532 768 7,300 64,468 0.10 1
101 Angel 4,665 1,081 5,746 53,456 0.09 1
102 Angel 4,299 1,199 5,498 66,740 0.06 2
16270 Short 2,052 440 2,492 58,457 0.04 1
15961 Quail Hill 2,985 1,436 4,421 57,186 0.05 2
16235 Short (N) 5,998 0 5,998 39,295 0.15 2
16235 Short (E) 1,980 0 1,980 39,295 0.05 1
The proposed mass and square footage of the two-story residence is larger than most of the
buildings in the immediate neighborhood, however, the project site is larger than the
adjacent lots on the west side of Short Road. The porte-cochere feature adds to the mass
experienced along the streetscape of Short Road, however, the building’s height steps down
staying consistent with the height of the adjacent building to the south. Additionally, the
residence has a front setback of 55 feet which will reduce the apparent mass when viewed
from Short Road. The applicant has also submitted a conceptual landscape plan (Exhibit 13)
which proposes vegetative screening along the frontage of Short Road.
C. Tree Impacts
The development plans were reviewed by the Town’s Consulting Arborist and a report was
prepared (Exhibit 9). 23 protected trees and one large protected tree are proposed to be
removed due to conflicts with the proposed project design. The project proposes to retain
eight existing trees on-site. A total of 63 trees will be required to be planted on the site to
replace the trees being removed in conformance with the Town’s Tree Replacement
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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Standard. If all of the trees cannot be planted on the property then in-lieu fees will also
need to be paid.
D. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 300 feet of the subject
property. Written comments have been received regarding the proposed project and have
been included in 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 5,998-square foot residence with a 3,885-square
foot cellar. The proposed cellar is not compliant with the Town’s Cellar Policy as it extends
beyond the footprint of the main building and would require an exception. Additionally, if
the exception is not granted then the proposed residence would exceed the maximum FAR.
B. Recommendation
Staff recommends denial of the Architecture and Site application based on the mass and
square footage of the proposed residence and the required exception to the Town’s Cellar
Policy which would result in the residence exceeding the maximum FAR (Exhibit 4).
C. Alternatives
Alternatively, the Commission can:
1. Approve the application by taking the following actions:
a. Find that 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 (Exhibit 2); and
b. 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); and
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SUBJECT: 16235 SHORT ROAD/S-16-060
DATE: APRIL 7, 2017
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c. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
d. Make the finding that an exception to the Cellar Policy is appropriate as
extenuating or exceptional circumstances applicable to the property including size,
shape, topography, location, or surroundings exists.
e. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture and Site application (Exhibit 2); and
f. Approve Architecture and Site Application S-16-060 with the conditions contained
in Exhibit 3 and development plans attached as Exhibit 11.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map (one page)
2. Required Findings and Considerations (two pages)
3. Recommended Conditions of Approval (11 pages)
4. Cellar Policy (three pages)
5. Project Description and Letter of Justification, received September 27, 2016 (12 pages)
6. Color & Materials Exhibits, received March 31, 2017 (one page)
7. Applicant’s Compliance Memorandum, Received December 9, 2016 (five pages)
8. Consulting Architect Report, Received October 11, 2016 (five pages)
9. Consulting Arborist Report, Received October 5, 2016 (37 pages)
10. Applicant’s Response to the Consulting Arborist Report, Received December 22, 2016 (f ive
pages)
11. Public Comment received by 11:00 a.m., Friday, April 7, 2017
12. Development Plans, Received March 31, 2017 (28 pages)
13. Additional Information from Applicant, Received April 6, 2017 (two pages)
Distribution:
Studio-Three Design, Attn: Bess Wiersema, 1585 The Alemeda, San Jose, CA 95126
Laura and Dana Topping, 925 Pine Avenue, San Jose, CA 95125
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EXHIBIT 1
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PLANNING COMMISSION-Apri/121 2017
REQUIRED FI NDINGS & CONSIDERATIONS FOR:
16235 Short Road
Architecture and Site Applica tion S-16-060
Requesting approval to demolish an existing s ingle-family residence, construct a
new s i ngle-family r esidence, and r emove a large p r otect ed t r ee on a property zoned
R-1:20. APN 523-1 0-031
PROPERT Y OWNER: Laura and Dana Topping
APPLICANT: Bess W ierseman, Studio-T h r ee Design
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
Construct ion or Conversion of Small Structures.
Required finding for the demolition of a single-family residence:
• As requ i red 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 i n
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 find i ng for an exception to the Cellar Policy :
• As required by the Cellar Policy that an ex ception is appropriate as extenuating or
exceptional circumstances applicable to the property including size, shape, topography,
location, or surroundings exists.
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.
lEXHIBIT 2
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CONS IDERATIONS
Required considerations in review of Arch itecture & 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\SHO RT 16235. DO CX
PLANNING COMMISSION -Apri/12, 2017
CONDITIONS OF APPROVAL
16235 Short Road
Architecture and Site Application S-16-060
Requesting approval to demolish an existing single-family residence, construct a
new single-family r esidence, and remove a large protected tree on a property zoned
R-1:20. APN 523-10-03 1
PROPERTY OWNER: Laun} and Dana T opping
APPLICANT: Bess Wierseman, Studio-Three Design
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 lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4 . TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed , prior to the issuance of a building or grading permit.
5. EXISTING TREES : All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan , and must remain on the site .
6 . TREE FENCING : Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
7. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties .
8. FRONT YARD LANDSCAPE : Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. WATER EFFECIENCY LANDSCAPE ORDINANCE : The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
10. 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
EXlllBIT 3
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 .
11. RECYCLING. 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 type and weight of
material, shall be submitted to the Town prior to the Towns demolition inspection .
12. STORY POLES. The story poles on the project site shall be removed within 30 days of
approval of the Architecture and Site application.
13. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist's report dated as received October 5, 2017 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.
14. 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.
15. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed .
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Building Division
16. PERMITS REQUIRED: A Building Permit shall be required for the demolition of the existing
single-family residence and construction of the new single-family residence. This is a
combination Permit which includes all required electrical, mechanical, and plumbing work
as necessary. A separate Demolition Permit for the existing single-family residence and
accessory structures may be issued prior to the Building Permit if so desired . A separate
Building Permit is required for any site retaining walls . A separate Permit is required for
the carport/garage structure.
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 along with the Air District's
J# Certificate, PG&E verification , and three (3) sets of site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town .
20 . 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 .
21 . FOUNDATION INSPECTIONS : A pad certificate prepared by a licensed Civil Engineer or Land
Surveyor shall be submitted to the project Building Inspector at the foundation inspection .
This certificate shall certify compliance with the recommendations as specified in the Soils
Report and that the bu ilding 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
22. TOWN RESIDENTIAL ACCESS IBILITY 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
water closets, showers, and bathtubs, located 34 inches from the floor to the center
of the backing, suitable for the installation of grab bars when needed in the future .
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 the interior strike edge.
d . A door buzzer, bell or chime shall be hard wired at the primary entrance.
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed) onto a sheet of the plans.
24. BACKWATER VALVE: The scope of th is project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025 . Please provide information on the
plans if a backwater valve is required and the location of the installation . The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
25 . TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut with i n 10
feet of chimneys .
26 . HAZARDOUS FIRE ZONE : This project will require Class A Roof Assemblies .
27. WILDLAND-URBAN INTERFACE : This project is located in a Wildland-Urban Interface High
Fire Area and new buildings must comply with Section R337 of the California Res i dential
Code regarding materials and construction methods for exterior wildfire exposure.
28. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California
Licensed Landscape Architect in conformance with California Public Resources Code 4291
And Cal ifornia Government Code Section 51182 .
29. PRIOR TO FINAL INSPECTION : Provide a letter from a California licensed Landscape
Architect certifying that the landscaping and vegetation clearance requirements have been
completed per the California Public Resources Code 4291 and Government Code Section
51182.
30. 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
subm itted to the Build i ng 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
31. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpoint Source Pollution Control Program Sheet (24"x36") shall be part of the plan
submittal as the second page . The specification sheet is available at the Bu ilding Division
Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building
32. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a Building Permit:
a. Community Development-Planning Division: Levi Hill at (408) 354-6802
b . Engineering/Parks & Public Works Department: Mike Weisz at (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d . West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. Acopy of the paid receipt is required prior to
permit issuance.
f . Bay Area Air Quality Management District: (415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS :
Engineering Divis ion
33. 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 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.
34. 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 ~pproved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
35 . ENCROACHMENT PERMIT : All work in the public right-of-way will require a Construct ion
Encroachment Permit . All work over $5,000 will require construction security. It is the
responsibility of the Applicant 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 Departme nt prior to releasing any
permit.
36. 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 Town Attorney, and a copy ofthe recorded agreement shall be submitted to the
Engineering Division of the Parks and Public Works Department, prior to the issuance of
any permits.
37 . PUBLIC WORKS INSPECTIONS : The Applicant 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 .
38. RESTORATION OF PUBLIC IMPROVEMENTS : The Applicant shall repair or replace all existing
improvements not designated for remova l 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 addit ional compensation shall be
allowed therefore . Ex isting improvement to be repaired or replaced shall be at the
direction of the Engineering Construct ion Inspector, and shall comply with all Title 24
Disabled Acce ss provisions. The Applicant shall request a walk-through with the
Eng i nee ri ng Construction Inspector before the start of construction to verify existing
conditions.
39 . SITE SUPERVISION : The General Contractor shall provide qualified supervision on the job
site at all times during con struction.
40. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as l i mitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required .
41. 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.
42 . INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any permits.
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.
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 walllocation(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. DRIVEWAY : The driveway conform to existing pavement on Short Road shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
46. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits,
whichever comes first, the Applicant shall : a) design provisions for surface drainage ; and
b) design all necessary storm drain facilities extending to a satisfactory point of disposal for
the proper control and disposal of storm runoff; and c) provide a recorded copy of any
required easements to the Town .
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 duri ng the grading permit plan review
process .
49. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication
shall be recorded before any permits are issued:
a. Short Road : the portion of the property in question east of the northerly
prolongation of the eastern property line of the lands of Tingle & Riggs (16265
Short Road; APN 523-10-029) shall be dedicated in fee.
50. SOILS REPORT : One copy of the soils and geologic report shall be submitted with the
application . The soils report shall include specific cr iteria 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 ofthe California Business and Professions Code .
51 . 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 f or site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construct ion , excavation , drainage, on -s ite utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans .
52 . SOILS REVIEW : Prior to is suance of any perm it s, the Appl icant's engi neers 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 grad i ng and dra i nage plans
to ensure that designs for foundations, retaining walls, site grading, and site drainage are
in accordance with their recommendations and the peer review comments. Approval of
the Applicant's soil s engineer shall then be conveyed to the Town either by letter or by
signing the plans.
53 . 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 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 re lease of any occupancy permit is
granted .
54. SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical/geological
recommendations contained i n the project's design -level geotechnical/geological
investigation as prepared by the Applicant's engineer(s), and any subsequently required
report or addendum . Subsequent reports or addendum are subject to peer review by the
Town's consultant and costs shall be borne by the Applicant.
55 . WATER METER : The existing water meter, currently located within the Short Road right-of-
way, shall be relocated within the property in question, directly behind the public right-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.
56. WATER DESIGN : Water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit .
57 . FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, etc. The improvements must be
completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued .
58. UTILITIES: The Applicant shall install all new, relocated, or temporarily removed utility
services, in cl uding telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50 .015(b). All new util ity services shall
be placed underground. Underground conduit shall be provided for cable television
service. The Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be i ssued . The Town of Los Gatos does not approve or imply approval for final
alignment or de sign of these faci l ities.
59. DRIVEWAY APPROACH: The Applicant shall install two (2) Town standard residential
driveway approaches . The new driveway approaches shall be constructed per Town
Standard Plans and must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued. New concrete shall be free of stamps,
logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall
be removed and replaced at the Contractor's sole expense and no additional compensation
shall be allowed therefore.
60. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
61. 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.
62 . FENCES: Fences between all adjacent parcels will need to be located on the property
l i nes/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 condit ion will
require signed and notarized letters from all affected neighbors.
63 . 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 wh ich abuts property in a residential zone without prior to approval from the
Town Engineer.
64. HAULING OF SOIL: Hauling of soil on-or off-site shall not occu r during the morning or
evening peak periods (between 7:00a.m. and 9:00a.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 Engineeri ng 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 provis ions for the Applicant/Owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic cont rol. Coordination with other significant
projects in the area may also be required . Cover all trucks hauling soil, sand and other
loose debris.
65 . CONSTRUCTION HOURS: All site improvements construction activities, including the
delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited
to the hours of 8:00a.m. to 8:00p.m., weekdays and 9:00a.m. to 7:00p.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.
66. CONSTRUCTION NO ISE: Between the hours of 8 :00a.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.
67 . 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
Earth Movement Plan, Project Schedule, employee parking, construction staging area,
materials storage area(s), concrete washout(s) and proposed outhouse location(s).
68 . WVSD (West Valley Sanitation District): A Sanitary Sewer Clean-out is required for each
property at the property line, or at a location specified by the Town.
69. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rim s less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing i nlet cover at the public or private sewer system serving
such drainage piping shall be protected from backflow of sewage by in stalling an approved
type backwater valve . Fixtures above such elevation shall not discharge 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 Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of We st Sanitation District's decision on whether a
bac kwater device is needed shall be provided prior to the issuance of a building permit.
70. 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 area s that have been graded or disturbed and for all material, equipment and/or
operations that need p rotection . 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 r esult i n the issuance of correction notices, citations, or
stop work orders.
71. SITE DESIGN MEASURES : All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b . Minimize impervious surface areas .
c. Direct roof downspouts to vegetated areas .
d . Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
72 . 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
ma ximum of two (2) weeks is allowed between clearing of an area and stabilizing/bu i lding
on an area if grad ing is allowed during the ra i ny season . Interim eros ion control measures,
to be carried out during construction and before installation of the f inal landscaping, shall
be included. Interim ero sion control method shall include, but are not limited to: silt
fence s, fiber rolls (with locations and details), erosion control blankets, Town standard
seed i ng 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 Bu i lding Department will co n duct period ic NPDES inspections of the site throughout
the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations.
73. 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 act ivity 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 .
74. 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.
75 . SITE DRAINAGE : Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to
Bay" NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3 .i of the Municipal Regional NPDES Permit . These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they
shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-
way. No improvements shall obstruct or divert runoff to the detriment of an adjacent,
downstream or down slope property.
76 . 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.
77. 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 publ ic right-of-way according to this condition may result in penalties and/or
the Town performing the required maintenance at the Applicant's expense.
78. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
79 . COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered .
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TOWN COUNCIL POLICY
TOWN OF LOS GATOS
Subject: Cellars
Approv~~~
Randy Attaway, Mayor
PURPOSE:
Page 1 of2
Enabling Action :
2002-167
Effective
Date: October 21, 2002
General Plan policy L.P.2 .3 states: "Encourage basements and cellars to provide "hidden" square
footage in-lieu of visible mas·s."
The following policy shall be used by staff when reviewing plans that include a cellar.
DEFlNITIO:N ·
A cellar is an e~closed area that does riot extend""more than four I~fabove the existing or finished
grade in any location. Cellars, as defined here, shall not be included in the FAR. That area of a
cellar where the building height exceeds four feet above existing or finished grade shall not be
included in this definition and shall be included in the floor area calculation. For purposes of this
policy, whichever grade (existing or proposed) results in the lowest building proftle of a building
shall be used .
POLICY:
In reviewing plans for cellars staff shall consider the following:
• A cellar shall not extend more than four feet above the adjacent fini shed grade at any p oin t
around the perimeter of the foundation. Below grade floor area must meet the above
definition of cellar to be excluded from the floor area calculations for the s tructure .
• If an y portion of a ce llar extends more than four feet above grade, th at area shall be included
in the floor area calculation.
C:\Docu meN $ 1ml SttlVll'\tARiUmUls',Loc:.il Sc:HU"'!-l\T t mp\Ctn.a r-pollcy.wptJ
Re•uuJ Stptt mbu 20 . 2011)
EXmBIT 4
Light and exit wells may encroach into front and side yard setbacks provided that a minimum
three-foot wide pedestrian access is provided. around the light well(s). Light wells and
exiting shall be the minimum required to comply with the Uniform Buildind Code criteria
for natural light and ventilation.
Below grade patios may extend out from a cellar into the required rear yard provided that a
minimum 10 foot setback is retained from the rear property line.
• Cellars and basements (except light and exit wells) shall not extend beyond the building
footprint.
The Planning Commission may allow an exception to this policy based on extenuating or
exceptional circumstances applicable to the property including size, shape, topography,
location or surroundings. The Conunission shall make fmdings to support such a decision .
C:\Doc umcn ls ond Stuin~s\Mk osmun\Loc•l 5e uin ~s\Temp\CeU.r·policy.wpll
Rt vised Sepremb<r 10. 10112
SubJect Planning Co . .
PLANNING COMMISSION POLICY
TOWN OF LOS GATOS
mmi.I}SJOn Interpretation of Cellar Policy
Effective Date : October 5, 2004
To es tabli sh a policy Lh
Cellar Policy on e number and location of cellars per mitted under the Town Cou nci l 's
This por . Jcy apphes to cellar . .
2002-167. s as defmed by the Town Council Policy adopted under Resoluuon
A ce ll ar shall not extend be
detached accessory yond the footprin t of t h e main building (included attached garage) or
included in the f1 structure. One cellar is permitted per property. AdditionaJ cellars shall b e oor area Calc ul ation.
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\PolJcy -Cellars. wpd
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(
27 September 2016
TO : Town of los Gatos, Planning Department
RE : 16235 Short Road, los Gatos; letter of Justification and Project Description
To Whom it May Concern:
RECEIVED
-:;;-16? -~o
SEP 2 7 2016
TOWN OF LOS GATOS
PlANN I NG DIVISION
Enclosed please find a proposal to demolish a non-historical ranch home and multiple accessory structures and
create a new si ngle family home with future detached garage and carport structure. The current proposal satisfies
the required off street parking with a covered porte-cochere. The proposed new home is a two story traditional
styled home, with painted wood shingled and lap siding, painted wood trim details, brick patios/paths/chimneys
and a fire-treated wood shingle roof. This style blends in with other homes in the neighborhood in that it
maintains a traditional appeal with pitched roofs and conservative building materials. Please see the attached
"Neighborhood Analysis".
The proposed home meets the FAR requirements (allowed 6000SF with a 400SF garage) and is composed of a
3117SF main level and a 2881SF upper level for a total of 5998SF . A full basement is also proposed, with light and
egress wells as required . The home is not the largest in the neighborhood, 15980 Short Road is 6532SF of living
space. The lot has a 5.9% slope, and appears flat to the naked eye, and siting the home further back from the
property line allowed for the building height to max out at 29'-11". It also allowed for greater sensitivity around
the culverted drainage that is existing at the front corner of the property.
As designed, the home reduces the bulk and mass by followi ng characteristics of "shingle style" homes with higher
pitched, broken up roof lines, differing articulated window fenestration patterns, and significant casing and trim
details to enhance the overall character. A broad and deep front porch, as well as the porte-cochere provide visual
layering to the home and create a sense of procession on this estate property. See attached 3D renderings of the
house only (not set into the site) to better understand the movement of the roof, window seats, bay windows and
porches. Care has been taken to create balanced proportion between all elements of the design.
It is also proposed to remove all of the palm trees from the site, but maintain the majority of the oaks and
redwoods on the property. In order to maintain these trees, there are parts of the circular driveway that match
the existing footprint. The home is set back further than required on the property to maintain as many trees as
possible, protect the privacy of the owner and their neighbors, as well as to reduce the street presence to
pedestrians. The owner intends to create a whole site landscape plan as part of the submittal.
While the home is large in terms of SF, it is in keeping with the larger estate properties in the area, and the overall
design harkens towards classic traditional estates both in layout as well as character and quality of materials,
allowing it to not impact the neighborhood in a negative manner, rather enhance it by removing an eyesore and
building a quality home for a growing young family.
STUD I D TH R E E ~-~'~'I §0.~
EXHIBIT 5
~At;, -
132 ~ Ln t36 Mary~
11,326 Sf lot Sill! 10,890 SF let Size
2..109 Sf ~ Spac;e 2,264 SF living Space
M 21% 132 MIIJ Wily
1-8by 1-Sby 8,08f.lotGize
t62SS silc"t Ret
24,39( SF lot s1z.
4,035 SF lNiiv--1P 8lpt R;
. t~ 39,204 Sf lot b
3-Sby 1,980 SF ~epac.
2,201 SF l:ivinf 8pa£e 26-4 .
1-sby
1628li 8holf N "'-
22,216SFL.atSU. 1~ ~
4,29t SF Livilg8pla 1&22111atRd 1&t718tatRd
1ft 20 909 Sf Lot Size 21,.314 Sf lJJt Siizlt
2-Sary 4,3CIJ Sf !Mig Space 3.1~ SF t-Mng Space
21% 1&287 Sttort,ftd 11~
2-a..v 23.958 Sf LgfSiZe 1-Sby
4,2&8 SF Living Spac8
1ft
2-Sby
11210 8lat Rd
s.m SF lat sae
2,Ui2 Sf lMng Space
3%
I I 102 Allfll ot
ii,&l7 SF lot~
4.2!)9 8f lMig Space
6% 101 Anvel Ct
52;B2SF Lot Size
4,465 SF l..ittng Space
9'lC.
1-&lry 2-Story
11M Angel ct
105,41SSF l..iJtSI:ze
5,043 SFliving Spac:;e
5%
2-Story
1-sby
108Ange1Ct
55 ,321 SF Lot Si2lt
4,898 SF living Spece
K
J.Sary
PROJECT ADDRESS: 16235 Short Rd.
103Anplct
69,696 Sf lot Size
4,193 Sf living Spa£e
7'1
2-Stoty
tM806hadRd
63,162 Sf latfiile
6,532 SF living 8plcle
1Qillt
1-Story Ui930 8IQt Ad
40,!M6 SF lot Size :::·
4,708 SF liWig ~:, tt% ~.·.
l-S1pcy
SOURCES: Amencan Homes
An Illustrated Encyclopedia of Domesue Architecture
~A·~··tGJL.d tm~:l~~~}~~
~·~~iS!m-.l
8 IL i1. tl JJil :~ rf11,
a .... ~4'"';> kwiAi .• I#L-1' ~
ffi:r.o:-':;1 &1 ~ ~ ,.;;..........-
A Field
Guide to
American
-Houses
The Definitive Guide to IdentifYing
and Understanding America';;
Domestic .'\.rchitccturc
Virginia Savage McAlester
RECIE~VFD
5 --I & ·-t.??;?. .
SEP 2 7 201 6 °
T OVVN OF LOS GATOS
PLANN iNG DIV!S ION
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE (SF)
132 Amanda Ln 11,326 2,109
136 Mary Way 10,980 2 ,264
132 Mary Way 8,609 2,201
FA~DE MATERI ALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Wood siding, shake siding, wood trim,
stone veneer
Stucco, brick veneer
Wood siding, b ri ck veneer
ROOF MATERIALS ACCESSORY BU ILDING
Composition N/A
Composition N/A
Sha ke sh ing le N/A
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF} LIVING SPACE (SF}
16265 Short Rd 24,394 4,035
16255 Short Rd 22,216 4,291
16235 Short Rd 39,204 1,980
FA(:ADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Stucco
Wood siding, wood tri m
Wood siding, Stone veneer, stucco
ROOF MATERIALS
Tar and grave l,
composition
Shake sh i ngle
Composition
ACCESSORY BU ILDING
N/A
N/A
1,400 SF Cottage
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE (SF)
16221 Short Rd 20,909 4,308
16207 Short Rd 23,958 4,268
16 171 Short Rd 28,314 3,190
FA9'DE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Stucco, Ston e Veneer, Wood Tr i m
Wood Si ding, wood trim
Stucco, Wood t rim
ROOF MATERIALS ACCESSORY BUILD ING
Sha ke Sh i ngle N/A
Compos ition N/A
Compos ition N/A
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE (SF)
16151 Short Rd 23,522 3,416
15961 Quail Hill Rd 56,628 2,985
16270 Short Rd 59,677 2,052
FA~DE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Stucco, wood siding, wood trim, stone
veneer
Wood siding
Wood Siding
ROOF MATERIALS
Composition
Compos ition
Compo sition
ACCESSORY BUILDING
N/A
1,435 SF Garage
440 SF Gara ge
NE IGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE (SF)
102 Angel Ct 66,647 4,299
104 Angel Ct 105,415 5,043
105 Angel Ct 55,321 4,898
FA~ADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Stucco, Foam molding
Stucco
Wood Siding, wood trim
ROOF MATERIALS ACCESSORY BUILDING
Composition 400 SF Pool House
Clay Tile N/A
Composition N/A
NEIGHBORHOOD ANAlYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE {SF) LIVING SPACE {SF)
103 Angel Ct 69,696 4,893
101 Angel Ct 52,272 4,665
15980 Short Rd 63,162 6,532
FAc;ADE MATER IALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
Stucco
ROOF MATERIALS
Clay Tile
Shake shingle
ACCESSORY BUILDING
400 SF Pool House
400 SF Guest House
N/A
NEIGHBOR HOOD ANALYS IS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE (SF)
15930 Short Rd 40,946 4,708
FA~DE MAT ERIALS
(DECENDI NG ORDER OF SQUARE FEET PER TYPE)
Wood sidi ng, stucco
ROOF MATERIALS
Com position
ACCESSORY BU ILDING
Pool House
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