15681 Kennedy Rd - Staff Report and Exhibits 1-9
PREPARED BY: JOCELYN PUGA
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: 11/08/2017
ITEM NO: 3
DATE: NOVEMBER 3, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-17-023. PROJECT LOCATION:
15681 KENNEDY ROAD. PROPERTY OWNER: JOHN AND PRITI ADVANI.
APPLICANT: MICHELLE MINER.
REQUESTING APPROVAL FOR A MODIFICATION TO EXCEED THE MAXIMUM
BUILDING HEIGHT FOR AN EXISTING SINGLE-FAMILY RESIDENCE ON
PROPERTY ZONED HR-2½. APN 537-22-002.
DEEMED COMPLETE: OCTOBER 11, 2017
FINAL DATE TO TAKE ACTION: APRIL 11, 2018
RECOMMENDATION:
Approval, subject to recommended conditions.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: Hillside Residential, HR-2½
Applicable Plans & Standards: General Plan
Parcel Size: 3.31 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Single Family Hillside Residential HR-2½
East Single Family Hillside Residential HR-2½
South Single Family Hillside Residential HR-2½
West Single Family Hillside Residential HR-2½: PD
PAGE 2 OF 6
SUBJECT: 15681 KENNEDY ROAD/S-17-023
NOVEMBER 3, 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:
As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
As required by the Hillside Development Standards & Guidelines for granting an exception
to the maximum allowed height of 25 feet.
As required by the Hillside Development Standards and Guidelines that the project complies
with the Hillside Development Standards and Guidelines.
As required by the Hillside Specific Plan.
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 subject site is located approximately 600 feet south of Forrester Road on Kennedy Road
(see Exhibit 1). The lot is approximately 3.31 acres with an existing two-story residence,
attached garage, and detached accessory structure.
The project is being reviewed by to the Planning Commission because the proposed
modifications to the home will exceed the maximum allowable height of 25 feet. The height of
the existing home is 30 feet
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject site is located approximately 600 feet south of Forrester Road on Kennedy
Road (see Exhibit 1). Surrounding properties contain single-family residences on multi-acre
lots.
PAGE 3 OF 6
SUBJECT: 15681 KENNEDY ROAD/S-17-023
NOVEMBER 3, 2017
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B. Architecture and Site Application
The applicant is proposing to modify the roof of the existing residence from a steeper roof
pitch of 9:12 with dormer projections to a roof pitch of 5:12 to allow for taller second floor
plate heights around the perimeter. The proposed roof modification will not create
additional square footage. The applicant has provided a letter of justification for the
proposed roof modification (Exhibit 4). The project also includes exterior modifications to
the home which include new stone veneer, stucco columns, bay windows, paint colors, and
alterations to existing window sizes (Exhibit 6). A color and materials sheet is included as
Exhibit 7 and a color and materials board will be available at the public hearing.
C. Zoning Compliance
The proposed project complies with the setbacks and on-site parking requirements.
DISCUSSION:
A. Building Height
The application is being considered by the Planning Commission because the residence
would exceed the maximum allowed building height of 25 feet pursuant to the HDS&G.
The height of the existing residence is 30 feet. The home was constructed in 1990 prior to
the adoption of the HDS&G which limits the maximum height of homes to 25 feet. The
project is proposing to modify the existing roof from a steeper roof pitch of 9:12 to a roof
pitch of 5:12 to allow for taller second floor plate heights. The proposal would not increase
the existing height of the home. Illustrations of the proposed roof modifications are shown
on Sheet 12 of Exhibit 9.
B. Design and Compatibility
The Town’s Architectural Consultant reviewed the project to provide recommendations
regarding the architecture and neighborhood compatibility. The Consulting Architect
commented that the site is very large with limited views to Kennedy Road and the
surrounding area due to landscaping and topographical changes (Exhibit 5).
The Consulting Architect noted that because the house is well set back from Kennedy Road
and screened by landscaping, the proposed changes will not appear out of place with the
existing house or be detrimental to the views from Kennedy Road and nearby homes. The
Consulting Architect had two recommendations, which were to match the stone on the
front elevation with the stone used elsewhere on the property and to remove the
proposed stone from the rear elevation. In response to the Consulting Architect’s
recommendations, the applicant confirmed that the stone proposed for the front elevation
PAGE 4 OF 6
SUBJECT: 15681 KENNEDY ROAD/S-17-023
NOVEMBER 3, 2017
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will match the stone used elsewhere on the property and the applicant removed the
proposed stone from the rear elevation.
C. Light Reflectivity Value
Pursuant to the HDS&G a visible home is defined as, a single -family residence where 24.5
percent or more of an elevation can be seen from any of the Town’s established viewing
platforms. Based on the definition, the existing home is not visible. Pursuant to Chapter V.
(Architectural Design) of the HDS&G, the existing home may use color averaging of all
exterior materials to meet the maximum light reflectivity value (LRV) of 30. Roof materials
are calculated separately and may not exceed an LRV of 30. The applicant has proposed an
LRV average of 29.1 for all exterior materials of the home and an LRV of 14.5 for the roof
(Sheet 13, Exhibit 9). The applicant has also proposed to paint the accessory structure the
same LRV compliant colors to match the main residence (Exhibit 6).
D. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
Policy LU-6.8 – New construction, remodels, and additions shall be compatible and
blend with the existing neighborhood.
Policy CD-1.2 – New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
E. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303: New Construction
or Conversion of Small Structures.
PUBLIC COMMENTS:
The applicant has informed staff that they have discussed the project with their adjacent
neighbor to the north who expressed no objections to the project (Exhibit 8).
PAGE 5 OF 6
SUBJECT: 15681 KENNEDY ROAD/S-17-023
NOVEMBER 3, 2017
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CONCLUSION:
A. Summary
The project proposes to modify the roof pitch of the existing residence, in addition to other
exterior modifications to the home. Although the applicant is proposing to exceed the
maximum allowable height, the project would maintain the existing height of the home.
The proposed roof modification and other exterior changes would not alter the streetscape
as the existing home is well screened from the road by landscaping and would be
compatible with the immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by the HDS&G for granting an exception to the
maximum allowed height of 25 feet; and
3. Make the finding that other than the exception to the maximum allowed building height
the project complies with the HDS&G; and
4. Make the finding that the project is in compliance with the Hillside Specific Plan (Exhibit
2); and
5. 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
6. Approve Architecture and Site Application S-17-023 with the conditions contained in
Exhibit 3 and development plans in Exhibit 9.
C. Alternatives
Alternatively, if the 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.
PAGE 6 OF 6
SUBJECT: 15681 KENNEDY ROAD/S-17-023
NOVEMBER 3, 2017
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EXHIBITS:
1. Location Map
2. Required Findings and Considerations (two pages)
3. Recommended Conditions of Approval (six pages)
4. Project Description and Justification, received June 13, 2017 (two pages)
5. Consulting Architect’s Report, received September 5, 2017 (four pages)
6. Accessory Structure Color and Photos, received October 10, 2017 (11 pages)
7. Color and Materials Sheet, received October 10, 2017 (16 pages)
8. Public comments, received by 11:00 a.m., Friday, November 3, 2017
9. Development Plans, received October 11, 2017 (13 sheets)
Distribution:
John and Priti Advani, 15681 Kennedy Road, Los Gatos, CA 95032
Michelle Miner, 18488 Prospect Road, Suite 6, Saratoga CA, 95070
15681 Kennedy Road
0
EXHIBIT 1
This Page
I ntentio11ally
Left Blank
PLANNING COMMISSION -November 8, 2017
REQUIRED FINDINGS & CONS IDERATIONS FOR:
156581 Kennedy Road
Architecture and Site Application S-17-023
Requesting approval for a modification to exceed the maximum building height for an
existing single-family residence on property zoned HR-21/z. APN 537-22-002.
PROPERTY OWNER: John and Priti Advani
APPLICANT: Michelle Miner
FINDINGS
Required findings for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Exception to Maximum Allowable Building Height:
• The Commission may grant an exception to the maximum allowed height of 25 feet
pursuant to Chapter IX, Section F. of the Hillside Development Standards & Guidelines for
single-family residences. Any deviation shall include the rationale and evidence to support
the granting of an exception . An exception to the maximum allowed height of 25 feet is
supported because the height of the existing single-family residence is 30 feet and
currently exceeds the maximum allowable building height. The applicant is not proposing
to increase the height of the existing residence with the proposed modification to the roof
pitch.
Required compliance with Hillside Development Standards & Guidelines:
• Other than the exceptions to maximum allowed building height, the project is in
compliance with the Hillside Development Standards & Guidelines.
Compliance with Hillside Specific Plan
• The project is in compliance with the Hillside Specific Plan in that a modification to an
existing single-family residence is proposed on an existing parcel. The proposed
development is consistent with the development criteria included in the Specific Plan.
EXHIBIT 2
CONSIDERATIONS:
Considerations in review of Architecture & Site applications:
• As required by Section 29 .20.150 of the Town Code, the consideration s in review of an
Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION – November 8, 2017
CONDITIONS OF APPROVAL
15681 Kennedy Road
Architecture and Site Application S-17-023
Requesting approval for a modification to exceed the maximum building height for
an existing single-family residence on property zoned HR-2½. APN 537-22-002.
PROPERTY OWNER: John and Priti Advani
APPLICANT: Michelle Miner
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1.APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the plans approved and noted as
received by the Town on October 11, 2017. Any changes or modifications to the approved
plans shall be approved by the Community Development Director, the Development
Review Committee, the Planning Commission, or Town Council, 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.
The lighting plan shall be reviewed during building plan check.
4.GENERAL: 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.
5.EXTERIOR COLOR: All exterior materials of the house shall not exceed a light reflectivity
value of 30 and shall blend with the natural vegetation.
6.FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
7.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.
8.COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
9.PERMITS REQUIRED: A Building Permit is required for construction of the interior
alterations to both floors of the existing single-family residence and roof structure
EXHIBIT 3
modifications. This is a combination Building Permit which includes all required electrical,
mechanical, and plumbing work as necessary.
10.APPLICABLE CODES: The current codes as amended and adopted by the Town of Los Gatos
as of January 1, 2017, are the 2016 California Building, Electrical, Mechanical, Plumbing,
Fire, and Energy Codes and the 2016 California Residential Code and 2016 California
Green Building Standards Code – Mandatory Measures only.
11.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.
12.SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum
size 30” x 42”.
13.TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed) onto a sheet of the plans.
14.BACKWATER SEWER 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 and West Valley Sanitation District (WVSD) require backwater valves
on drainage piping serving fixtures that have flood level rims less than 12-inches above
the elevation of the next upstream manhole.
15.TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut
within 10 feet of chimneys.
16.FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies.
17.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 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
18.BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County Valley
Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the plan
submittal as the second page. The specification sheet is available at the Building Division
Service Counter or ARC Blue Print for a fee or online at www.losgatosca.gov/building
19.APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a.Community Development – Planning Division: Jocelyn Puga at (408) 354-6875
b.Engineering/Parks & Public Works Department: Kevin Bagley at (408) 395-5340
c.Santa Clara County Fire Department: (408) 378-4010
d.West Valley Sanitation District: (408) 378-2407
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
20. 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 Owner, Applicant or Contractor's
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in the issuance of
correction notices, citations, or stop work orders and the Town performing the required
maintenance at the Owner, Applicant or Contractor's representative's expense .
21. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
22. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant, Contractor or their
representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of their operations. Improvements such
as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc., shall be repaired and
replaced to a condition equal to or better than the original condition. Any new concrete
shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is
displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. Existing
improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The
Owner, Applicant, Contractor or their representative shall request a walk-through with
the Engineering Construction Inspector before the start of construction to verify existing
conditions.
23. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
24. STREET CLOSURE: Any proposed blockage or partial closure of the street 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.
25. PLANS AND STUDIES: Any studies imposed by the Planning Commission or Town Council
shall be funded by the Applicant.
26. 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.
27. FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project’s
public frontage to current Town Standards. These improvements may include b ut not
limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), traffic signal(s),
street lighting (upgrade and/or repaint) etc. The improvements must be completed and
accepted by the Town before a Certificate of Occupancy for any new build ing can be
issued.
28. CURB REPAIR: The Owner, Applicant, Contractor or their representative shall repair and
replace to existing Town standards any curb damaged now or during construction of this
project. All new and existing adjacent infrastructure must meet Town standards. New
curb shall be constructed per Town Standard Details. New concrete shall be free of
stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or
equal shall be removed and replaced at the Contractor’s sole expense and no additional
compensation shall be allowed therefore. The limits of curb 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.
29. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and/or
worker vehicles shall be allowed to park on any portion of any public (Town) street(s)
without written approval from the Town Engineer.
30. CONSTRUCTION HOURS: All site improvements and 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 Owner, Applicant, Contractor or their representative shall provide written notice
twenty-four (24) hours in advance of modified construction hours. Approval of this
request is at discretion of the Town.
31. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close
to twenty-five (25) feet from the device as possible. The noise level at any point outside
of the property plane shall not exceed eighty-five (85) dBA.
32. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan sheet (full-size) within the plan
set that shall incorporate at a minimum the employee parking, construction staging area,
materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please
refer to the Town’s Construction Management Plan Guidelines document for additional
information.
33. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that a ll
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to
comply with the construction BMP will result in the issuance of correction notices,
citations, or stop work orders.
34. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
35. EROSION CONTROL: Provide erosion control measures as needed to protect downstream
water quality during winter months. The Town of Los Gatos Engineering Division of the
Parks and Public Works Department and the Building Department will conduct periodic
NPDES inspections of the site throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
36. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the Town, or a minimum of three (3)
times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas,
and staging areas at construction sites in order to insure proper control of blowing dust
for the duration of the project. Watering on public streets shall not occur. Streets shall be
cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on-site construction activity
shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1)
late-afternoon watering to minimize the effects of blowing dust. All public streets soiled
or littered due to this construction activity shall be cleaned and swept on a daily basis
during the workweek to the satisfaction of the Town. Demolition or earthwork activi ties
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.
37. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirem ents 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.
38. SITE DRAINAGE: No improvements shall obstruct or divert runoff to the detriment of an
adjacent, downstream or down slope property.
39. 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.
40. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner, Applicant,
Contractor or their 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 Owner, Applicant,
Contractor or their representative's expense.
41. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
42. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI -7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chapter 33.
43. WATER SUPPLY REQUIREMENTS. Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water -based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by the Santa Clara County Fire Department until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7.
44. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches (101.6 mm) high with a minimum str oke 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 signs or means shall be used to identify
the structure. Address numbers shall be maintained. CFC Section 505.1
N:\DEV\CONDITIONS\2017\Kennedy Rd 15681.docx
June 13, 2017
~\ michell~ miner
--design --
18488 Prospect Rd. Suite 6
Saratoga Ca 95070
408.396.0984
Town of Los Gatos Planning Department
111 E. Main St .
Los Gatos, CA
Re: 15681 Kennedy Road, Los Gatos, Ca
LEITER OF JUSTIFICATION
Michelle Miner Design is pleased to submit design plans for a proposed remodel to a single family
residence located at 15681 Kennedy Road. I have worked closely with the homeowners, John and
Priti Advani to present the planning staff a project we can be proud of. Following is a list of
justifications:
Overview
We moved into this neighborhood 4 years ago and have loved the neighborhood. While we love
our location, we have found that the lower wall heights with steep roof pitches make our large estate
home feel small and propose to raise the wall heights to a more pleasing height and redu~ing the
pitch of the roof. The home was bui.ld in 1990 and approved with a 30' height
N eigbborhood Cont.ext/Compatibility
Kennedy Road is a beautiful hillside neighborhood. TI1e lots vary in size from 1.5 -I 0 Acres, as do
the sizes of homes ranging from 4,200 -12,000 s .f. TI1e homes in tl1is neighborhood are not very
visible from the street because of large setbacks and heavy vegetation which is true for our home as
well . The house is set well back from Kennedy Road and screened by the perimeter landscaping
along tlie road. TI1e nearest home is located behind and well above tl1e existing house.
EXHJ.BIT 4
Parcel Description
Our lot size is 3.31 acres sloping on the front and rear of the property with a large flat building site.
Home Description
111e home is a large 2 story home with a basement. 111e basement is entirely underground ( only
about 12" of the basement walls are above grade, basement has no windows) . 111e basement
consists of a wine cellar and storage room only. 111e home is designed so that the upper floor has
the same footprint as the lower floor so the roof is only over the upper floor. 111e roof is a steep
roof with shorter plate lines and many dormer type projections on the front and back far;ade.
Currently the style of the main house is English country with its steep roofs, the existing accessory
structure has lower pitched and flat roofs and is more Mediterranean in style.
We propose to raise the walls on tl1e upper floor to help expand the feel of the space with is closed
in when in the spaces and lower the roof pitch keeping tl1e overall height of tl1e house exactly the
same as tl1e existing house. 111e house was build with a flat portion of the roof along the main ridge
to keep the height under the required 30' height. We propose the get rid of tl1e flat portion and
rebuild entire roof, while a very small portion extends into the 25' height more than the existing
house, the upper portion of tl1e roof is reduced in bulk and mass as shown in the sections. We
propose to make the main house look blend more with tl1e accessory structure which has lower
pitched roofs than the current house. The grounds have many retaining walls that are clad with
stone and we propose to use a similar stone on tl1e new fac;ade on the main house to break up the
large expanses of walls.
111e floor area ratio for this lot has a max. of 6,000 s.f. total existing square footage including the
basement is 10,998 sf. We propose no new additions of square footage.111e walls being raised have
a minimum of 5' which currently counts as square footage.
Visibility Study
A visibility study was not included based on the fact that our home is in a valley up in the hills on
Kennedy Road and is not visible from anywhere in tl1e city.
Because of the dense vegetation the home is not very visible even from the street when driving by,
you can only see it from the openings at the gates and from above the house on the road.
Consulting Architect Findings
111e project was reviewed by a consulting Architect. Some ·of their comments include:
Views to the existing house from Kennedy Road and the surrounding area are limited by landscaping and
topographical changes.
I do not believe that the proposed changes will appear out of place with the existing house or will be detrimental to
views from Kennedy Road or nearby homes.
The addition of stone to the front elevation would provide a front elevation greatly enhanced relative to the other
elevations.
September 5, 2017
Ms. Joc:elyn Puga
Community Devdopment Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15681 Kennedy Road
Dear Jocelyn:
ARCHITECTURE PLANNING URBAN DESIGN
I have reviewed the drawings and evaluated the site context. My comments and recommendations arc as fullo~:
Neighborhood Conten
The site is very large and contains an existing home of Estate Style and size. V1CW5 to the existing house from Kennedy
Road and the surrounding area an: limited by landscaping and topographical changes.
Photographs of the site and immediacdy adjacent area arc shown on the following page.
700 LARKSPUR LANDING CIRCLE. SUITE 199 LARKSPUR CA. 94939
;EXHIBIT 5
TEL: 415.331.3795
CDCPLAN@PACBELL.NET
Upper Kennedy Road Entrance
CANNON DESIGN GROUP
15681 Kennedy Road
Design Review Comments
Seprein bed. 201 7 Page 2
View to house from upper l\enneay rcoaa
700 LARKSPUR LANDING CIRCLE. SUITE 199 LARKSPUR. CA . 94
Issues and Recommendations
J 5681 Kennedy Road
°"3ign Review Commenu
September 5, 2017 Page 3
The applicant is proposing an increase in the interior roof plate height along with the following changes to the exterior
appearance of the existing home.
• Increased exterior roof eave height.
• Changed roof eave articulation.
• Enhanced entry with added stone.
• Some additional bay projections with stone added.
• Added stone veneer on the rear elevation.
• Increased window sizes.
• Removal of divided lite window panes.
Addad bay windows Increased window size
and stone at both levels
PROPOSED FRONT ELEVATION
CURRENT REAR ELEVATION
Eave height Increase
and changechrtlculatlon
PROPOSED REAR ELEVATION Stone
added
Added projection
with balcony
and stone
II ....,...
rnn
As demonstrated by the photos on the previous page, the house is set well bade from Kennedy Road and scree~ed by the
perimeter landscaping along the road. The nearest home is located behind and well above the existing house. I do not
believe that the proposed changes will appear out of place with the existing house or will be detrimental to views from
Kennedy Road or nearby homes.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE. SUITE 199 . LARKSPUR. CA . 9-4
There are two potential issues:
15681 Kennedy Road
Design Review Comments
September 5, 2017 Page 4
I . The addition of stone to the front elevation would provide a front elevation greatly enhanced relative to the other
elevations. This may be in conflict with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window rypes and architectural details around all sides of the house. Avoid
side and rear elevations that are markedly different from the front elevation.
However, the proposed stone is noted as matching other stone used on the grounds. If that would match the light
colored limestone on the two Kennedy Road entry drives (see entry photos on page 2), I would not be concerned with
its placement on the front of the house so long as the base color of the house walls are kept light in tone to avoid a
strong contra.st with the stone.
Recommendation: No recommendation for changes so long as the comments above are implemented.
2. The proposed stone on the rear elevation appears to be placed on a recessed planes and not supponed by brackets.
Recommendation: Remove all stone from the rear elevation.
Jocelyn, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE. SUITE 199 . LARKSPUR. CA. 94
Oct. 10, 2017
Re: 15681 Kennedy Road Accessory Structure
Town of Los Gatos Planning
As part of the remodel of the main house we will paint the stucco walls of the Accessory
Structure to match the color of the main house BERKSHIRE BEIGE AC-2 Benjamin Moore.
This color meets the LRV calculation of the main house. Please see pictures attached of
Accessory Structure.
Thanks
Michelle Miner
18488 Prospect Rd. Suite 6
Saratoga, ca 95070
EXHIBIT 6
Michelle Miner -Designer -18488 Prospect Rd. Suite 6 Saratoga, CA 9 5070 -408.396.0984 -shelminer @aol.com
/
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After remodel the house will be painted similar to that of the guest house and all the existing
retaining and landscape walls to consistency. Below are the proposed colors and their light
reflectivity values .
LRV = 2.65
Berkshire Beige
AC2
LRV = 37.38
EXHIBIT 1
LRV = 55
TOT AL LRV = 30
FRONT DOOR
STONE VENEER ON FRONT (or approved equal)
ROOF SIMILAR TO GUEST AND MAIN HOUSE
MAIN HOUSE BELOW
POOL HOUSE
VIEW OF HOUSE TAKEN AS DRIVING ALONG KENNEDY
ROAD FROM THE LOWER EDGE OF PROPERTY TO THE
UPPER EDGE OF PROPERTY.
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Jocelyn Puga
From:
Sent:
To:
Cc:
Subject:
Hello Michelle and Jocelyn,
Jo hn Advani <JAdvan i@al tumpa rtners .com>
Wednesday, November 01, 2017 4:21 PM
Shelminer@aol.com; Jocelyn Puga
'Priti Ad van i'
FW: re model
Please find below a forward of an email from Avi Benaroya . He is the only close neighbor we have and is immediately
above our property. If you need to speak with him or require anything further from him on this, please le t me know and
I will provide you with his phone number. His email is of course below already.
Thanks,
John
John T. Advani
A LTUM PARTN ERS LLP
181 Metro Drive, Suite 290 I San Jose, California 95110
PH: 408.320.0252 (o) 1408.608.9983 (c)
jadvani@altumpartner s.com
www.a ltumpartners.com
Any accounting, business or t ax ad vice contained in this co mmunica tion, including attachments and enclo su res, is n ot intended as a thorough, in -depth analysis of
spe cific issues, nor a subs titute for a formal opinion, nor i s it sufficient to avo id tax -related penalties. If desired, Alt um Partners, LLP would be pleased to perform the
requisite r esea rch and pr ovide you with a deta i led written ana lysis. Such an en gagement may be the subject of a separate engagement letter that would define the
sco pe an d limits of th e desired con sultation services.
IMPORTA NT: The informat ion contained in this emai l and/or its atta chments i s confidential. If you are not t he intended recipient, please notify the sender
immediately by reply and immediately delete this message and all its attac hment s. Any review, u se, reproduct io n, disclosure or dissemination of this message or any
attachment by an unintended r eci pi ent is strictly prohibited.
From: Avi Benaroya [mailto :avibenaroya @gmail.com]
Sent: Wednesday, November 01, 201 7 3:59 PM
To: John Advan i
Subject: remod el
Hi John,
Th anks for sharing your plans for the remo del. From a briefreview, it looks great. I don't have any objections.
Good luck with th e proj ect.
Avi
EXHIBIT 8
1
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EXHIBIT 9