16386 Hilow Rd- Staff Report and Exhibits 1-14
PREPARED BY: AZHAR KHAN
Assistant 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: 5
DATE: NOVEMBER 3, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATION S-16-038. PROJECT LOCATION:
16386 HILOW ROAD. APPLICANT: GARY KOHLSAAT. PROPERTY OWNER:
MALI HARIRI.
CONSIDER AN APPEAL OF A DEVELOPMENT REVIEW COMMITTEE DECISION
APPROVING A REQUEST TO DEMOLISH AN EXISTING SINGLE-FAMILY
RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE ON
PROPERTY PRE-ZONED R-1:8. APN 532-04-080.
RECOMMENDATION:
Deny the appeal and uphold the decision of the Development Review Committee to approve the
application, subject to the recommended conditions of approval.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: Pre-zoned R-1:8 Single-Family Residential, minimum lot size 8,000
square feet
Applicable Plans & Standards: General Plan; Residential Design Guidelines
Parcel Size: 11,779 square feet
Surrounding Area:
Existing Land Use General Plan Land Use Designation Zoning
North Residential Low Density Residential R-1:8, Pre-zoned
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8, Pre-zoned
West Residential Low Density Residential R-1:8
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SUBJECT: 16386 HILOW ROAD/S-16-038
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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 Section 29.10.09030(e) of the Town Code for the demolition of a single-family
residence.
As required by the Residential Design Guidelines that the project complies with the Residential
Design Guidelines.
CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the east side of Hilow Road and is currently part of Santa Clara
County (see Exhibit 1). The lot is approximately 11,779 square feet with an existing 1,056-square
foot single-story residence. The immediate neighborhood has single-story and two-story
residences.
The applicant proposes to demolish the existing residence and construct a new 3,483-square foot
two-story residence with a 859-square foot side facing attached garage (see Exhibit 4).
The proposed project meets all technical requirements including parking, setbacks, height, floor
area, and building coverage.
The project was first submitted on April 12, 2016. Revisions were submitted on June 30, 2016, and
July 14, 2017.
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SUBJECT: 16386 HILOW ROAD/S-16-038
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At its October 3, 2017 hearing, the Development Review Committee (DRC) approved the proposed
project. The application is being reviewed by the Planning Commission because the decision of
the DRC has been appealed (Exhibit 12).
PROJECT DESCRIPTION:
A. Architecture and Site Application
Architecture and Site approval is required to construct a new residence.
B. Location and Surrounding Neighborhood
The subject site is located on the east side of Hilow Road, six lots south of Shannon Road
(Exhibit 1). The surrounding properties are one-and two-story single-family residences, with a
mix of architectural styles.
C. Zoning Compliance
The property is pre-zoned R-1:8, where upon annexation, a single-family residence would be
permitted. The proposed residence is in compliance with parking, setbacks, height, floor area,
and building coverage.
DISCUSSION:
A. Architecture and Site
The applicant is proposing to construct a new single -family residence with 3,483 square feet of
living space and an 859-square foot garage.
B. Design and Compatibility
The Town’s Consulting Architect reviewed the project and provided recommendations
regarding the architecture and neighborhood compatibility (Exhibit 7). The Consulting
Architect commented that the proposed project is well designed with a recognizable
traditional architectural style and authentic details; sensitive to the neighboring properties
with limited side second floor walls; and the scale, massing, and height of the proposed project
would fit comfortably into the neighborhood.
The Consulting Architect did recommend two design detail changes. The Consulting Architect
recommended changing the originally proposed metal roofing material to one better related to
the immediate neighborhood; and modifying the shed roof brackets over the garage window
to be more consistent with the architectural style. The applicant revised the originally
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SUBJECT: 16386 HILOW ROAD/S-16-038
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proposed roof material to a composition shingle roof as recommended by the Consulting
Architect as described in the supplemental letter of justification (Exhibit 8). Upon further
review, the Consulting Architect determined that the modified roof brackets would not be
required.
C. Neighborhood Compatibility
Based on Town and County records, the residences in the immediate area range in size from
1,056 square feet to 3,584 square feet. The FAR’s for the residences range from 0.09 FAR to
0.30 FAR. The proposed residence would be 3,483 square feet with an FAR of 0.30. Pursuant
to Town Code, the maximum livable square footage for the lot is 3,484 square feet.
The following Neighborhood Analysis Table reflects the conditions of the immediate
neighborhood:
In terms of livable square footage, the proposed residence would be the second largest in the
immediate neighborhood; and in terms of house FAR, the proposed residence is equal to two
other homes. In terms of number of stories, the proposed residence would be the third two -
story residence in the immediate neighborhood (see Exhibit 5).
The original submittal located the second story eight feet eight inches from the property line.
During project review, the adjacent neighbors (Wagners), raised concerns regarding the
project’s shadow impacts on their home. The applicant met with the Wagners, and after
hearing their concerns, resubmitted revised plans with modifications to the second floor to be
18 feet eight inches from the property line (Exhibit 14, Sheet A-4). The Wagners appreciated
the relocation of the second story massing; however, they wanted the second story mass to be
shifted further. The applicant resubmitted revised plans with modifications that located the
second story 25 feet and two and a half inches from the property line. Exhibit 8 includes the
applicant’s summary of the changes made. Exhibit 14, Sheet A-4 shows the changes made in
dashed lines.
Address House SF Garage SF Total SF Site SF
House
FAR
Bldg &
Garage
FAR
No. of
Stories
16386 Hilow Rd E 1,056 356 1,412 11,780 0.09 0.12 1
16386 Hilow Rd P 3,483 833 4,316 11,780 0.30 0.37 2
16369 Hilow Rd 1,056 400 1,456 11,318 0.09 0.13 1
16383 Hilow Rd 2,339 576 2,915 11,786 0.20 0.25 1
16397 Hilow Rd 3,330 568 3,898 11,757 0.28 0.33 1
16411 Hilow Rd 2,534 921 3,455 11,432 0.22 0.30 1
16357 Hilow Rd 2,106 400 2,506 9,944 0.21 0.25 1
16414 Hilow Rd 2,579 444 3,023 12,324 0.21 0.25 1
16400 Hilow Rd (Approved 9.18.17) 3,280 447 3,727 11,907 0.28 0.31 2
16374 Hilow Rd 3,584 473 4,057 11,780 0.30 0.34 1
16362 Hilow Rd (Approved)3,479 733 4,212 11,780 0.30 0.36 2
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D. Trees
The project site contains one protected tree. The applicant is proposing to remove this 17-inch
Coast Live Oak because it is in the path of the new driveway.
The Town’s Consulting Arborist prepared a report for the site and recommendations for the
project (Exhibit 6). The Consulting Arborist recommends removal of the tree as it is
underneath overhead utility lines. The applicant has incorporated the Consulting Arborist’s
recommendations into the final development plans.
If the project is approved, tree protection measures would be implemented prior to and during
construction. Replacement trees would also be required to be planted pursuant to Town
Code.
E. Environmental Review
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.
F. Development Review Committee
The DRC held a public hearing for the Architecture and Site application on October 3, 2017.
Written public hearing notices were sent to surrounding property owners and tenants within
300 feet.
The Wagners, attended the hearing and presented their concerns regarding shadow impacts
onto their kitchen and family room, specifically during the winter solstice (Exhibit 14, sheet A-
10). They requested the applicant reduce the plate heights and relocate the second story mass
further south.
The DRC found that the application was complete and in compliance with the Residential
Design Guidelines. Based on these determinations, the DRC approved the proposed project,
subject to the recommended conditions of approval (Exhibit 3).
G. Appeal
On October 13, 2017, the decision of the DRC was appealed to the Planning Commission by the
Wagners (Exhibit 12). The appellant’s reason for the appeal is that the DRC erred and abused
its discretion in finding that the application complies with the Residential Design Guideli nes.
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SUBJECT: 16386 HILOW ROAD/S-16-038
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The following are areas where the appellant feels that the project does not comply with the
Residential Design Guidelines, along with staff’s response in italic font:
1) Neighborhood compatibility in relation to height, bulk, and mass.
The design of the proposed residence has employed techniques as stated in the Residential
Design Guidelines on page 16, regarding mass and form. These techniques include the use
of roof segments separating the first and second floor facades, and deep recessed entries
and porches.
The design of the home places the second story mass to the south side, adjacent to the
recently approved two-story home at 16400 Hilow Road, therefore meeting Residential
Design Guideline 2.3.6. As stated in Residential Design Guideline 3.3.2, “in neighborhoods
with small homes, try to place more of the floor area on the first floor with less area on the
second floor.” The home proposes 2,444 square feet on the main floor, and 1,039 square
feet on the second floor. Some additional techniques that the Residential Design Guidelines
suggest are to provide second floor setbacks from the front façade of at least five feet,
which the proposed residence provides.
2) Privacy and solar access of their neighbors.
The design of the home has been revised twice to reduce the appellants’ privacy and solar
access concerns by setting the second story 25 feet and two and a half inches away from
the adjacent one-story home’s property line (see dashed lines on sheet A-4 of Exhibit 14).
The design also uses smaller two-foot six-inch x foot windows on the left and right
elevations of the home, thereby further reducing privacy concerns.
PUBLIC COMMENTS:
The applicant has informed staff that they have met with the majority of the adjacent neighbors
and letters of support are included in Exhibit 9. Story poles and signage were installed on the site
and written notice of the DRC public hearing was sent to property owners and tenants within 300
feet of the subject property. Staff received public comments regarding the project from neighbors
with concerns about shadows, height, lot coverage, and overall neighborhood compatibility
(Exhibit 13). The applicant’s responses to these concerns are included in Exhibit 11.
Written notice of the Planning Commission hearing was sent to property owners and tenants
within 300 feet of the subject property. One additional public comment was received following
the Planning Commission Noticing and it is included in Exhibit 13.
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CONCLUSION:
A. Conclusion
The proposed project is in compliance with the Residential Design Guidelines and Zoning Code.
The applicant has made several modifications to their proposal in an effort to address the
concerns of the adjacent neighbor.
B. Recommendation
Staff recommends that the Planning Commission take the following actions to deny the appeal,
uphold the decision of the DRC, and approve the Architecture and Site application :
1. Find that the proposed 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
2. Make the required findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of a single-family residence (Exhibit 2); and
3. Make the finding that the project complies with the Residential Design Guidelines (Exhibit
2); and
4. 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
5. Approve Architecture and Site Application S-16-038 with the conditions contained in
Exhibit 3 and development plans attached as Exhibit 14.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Deny the appeal and approve the application with additional and/or modified conditions;
or
3. Grant the appeal and remand the application to the DRC with direction for revisions; or
4. Grant the appeal and deny the Architecture and Site application.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations (one page)
3. Recommended Conditions of Approval (ten pages)
4. Project Data Sheet (one page)
5. Project Letter of Justification (one page)
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SUBJECT: 16386 HILOW ROAD/S-16-038
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6. Consulting Arborist’s Report, dated May 24, 2016 (three pages)
7. Consulting Architect’s Report, dated June 8, 2016 (four pages)
8. Supplemental Letter of Justification, received May 12, 2017 (two pages)
9. Neighborhood letters of support, received June 30, 2016 (six pages)
10. Materials sample, received October 16, 2017 (one page)
11. Applicant’s response to neighbor’s concerns, received October 3, 2017 (fou r pages)
12. Appeal of Development Review Committee, received October 13, 2017 (two pages)
13. Public comment received by 11:00 a.m., Friday, November 3, 2017
14. Development Plans, received October 18, 2017 (14 sheets)
Distribution:
Gary Kohlsaat, Architect, 51 University Avenue, Suite L, Los Gatos, CA 95030
Mali Hariri, 235 West Main Street, Los Gatos, CA 95030
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EXHIBIT 1
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PLANNING COMMISSION -November 8, 2017
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16386 Hilow Road
Architecture and Site Application S-16-038
Requesting approval to demolish an existing single-family residence and construct a
new single-family residence on property pre-zoned R-1:8. APN 532-04-080.
PROPERTY OWNER: Mali Hariri
APPLICANT: Gary Kohlsaat, Architecture
FINDINGS
Required findings for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementat ion of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures .
Required finding for the demolition of a si ngle-family residence:
• As required by Section 29.10.09030(e) of the Town Code for the demolition of a single -
family res idence:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2 . The existi ng structure has no architectural or historical significance, and is in poor
condition.
3. The property owner does not des i re to maintain the structure as it exists; and
4. The economic utility of the structures was considered .
Required Compliance w ith the Residenti al Design Gui delines:
• The project i s in compliance with the Residential Design Guidelines for single-family
homes not in hillside re si dential areas.
CONSIDERATIONS:
Consi derations in r ev i ew of Architecture & Si t e applicat i ons:
• As required by Section 29.20.150 of t he Town Code, t he considerations in review of an
Architecture and Site applicat ion were all made in reviewing this project.
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EXHIBIT 2
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PLANNING COMMISSION-November 8, 2017
CONDITIONS OF APPROVAL
16386 Hilow Road
Architecture and Site Application S-16-038
Requesting approval to demolish an existing single-family residence and construct a
new single-family residence on property pre-zoned R-1:8. APN 532-04-080.
PROPERTY OWNER: Mali Hariri
APPLICANT: Gary Kohlsaat, Architect
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
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 June 30, 2016. 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
t h e 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 to remain on the plan and newly planted trees are
specific subjects of approval of this plan and must remain on site .
5. 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.
6. ARBORIST REQUIREMENTS: The developer shall Implement, at their cost, all
recommendations made by Deborah Ellis, identified in the Arborist's report, dated as
received May 24, 2016, on file in the Community Development Department. A
Compliance Memorandum shall be prepared by the applicant and submitted with the
bu ilding permit application detailing how the recommendations have or will be
addressed. These recommendations must be incorporated in the building permit plans,
and completed prior to issuance of a bui lding permit where applicable.
7. PROTECTIVE TREE FENCING : Prior to any construction or building permits be i ng issued,
tree protection fencing shall be installed prior to, and be maintained during, construction .
The fencing shall be a four-foot high chain link attached to steel poles driven two feet into
the ground when at the dripline of the tree.
8. TREE STAKING : All newly planted trees shall be double-staked using rubber tree ties.
9. WATER EFFICIENCY 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
UJUBIT 3
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. ARCHITECTURAL CONSULTANT REQUIREMENTS: The developer shall implement, at their
cost, the recommendation made by Cannon Design Group, identified in the Architectural
Consultant reports, dated as received June 8, 2016, on file in the Community
Development Department. A Compliance Memorandum shall be prepared by the
applicant and submitted with the building permit application detailing how the
recommendation has or will be addressed. This recommendation must be incorporated in
the building permit plans, and completed prior to issuance of a building permit.
12. STORY POLES : The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. SOLAR: During the Architecture and Site application process all new residences, to the
extent feasible, shall be designed to take full advantage of passive solar opportunities.
Each residence shall be pre-plumbed for solar hot water heating and shall comply with the
Town's Conservation Element of the General Plan.
14·. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town
practice, shall be prepared and submitted with the building permit detailing how the
conditions of approval will be addressed.
15. 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.
Building Division
16. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing single-family residence and detached garage and shed and a Building Permit is
required for construction of the new single-family residence. This is a combination
Building Permit which includes all required electrical, mechanical, and plumbing work as
necessary.
17. 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.
18. 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.
19. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
20. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and
a Bay Area Air Quality Management District Application from the Building Department
Service Counter. Once the demolition form has been completed, all signatures obtained,
and written verification from PG&E that all utilities have been disconnected, return the
completed form to the Building Department Service Counter with the Air District's J#
Certificate, PG&E verification, and three (3) sets of site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
21. SOILS RE POK I: A Soils .Report (Geotechnical Investigation}, prepared to the satisfaction of
the Building Official, containing foundation and retaining wall design recommendations,
shall be submitted with Building Permit Application . This report shall be prepared by a
licensed Civil Engineer specializing in soils mechanics.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed Civil Engineer or
Land Surveyor shall be submitted to the project building Inspector at foundation
inspection. This certificate shall certify compliance with recommendations as specified in
the soils report and that the building pad elevation 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 Land Surveyor or Civil Engineer for
the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d . Retaining wall locations and elevations
23. TOWN RESIDENTIAL ACCESSIBILITY/ADAPTABILITY STANDARDS: The new residence shall
be designed with adaptability features for single-family residences per Town
Resolution 1994-61 as follows:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom -walls at water
closets, showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitabie for the installation of grab bars if needed in the future
b. All passage doors shall be at least 32-inches wide on the accessible floor level .
c. The primary entrance shall be a 36-inch wide door with a 5' x 5' level landing no more
than 1-inch out of p!ane with the immediate interior floor level and with an 18-inch
clearance on the interior strike edge.
d. A door buzzer, bell or chime shall be hard-sired at the primary entrance.
24. TITLE 24 ENERGY COMPLIANCE: All required California Trt:le 24 Energy Compliance Forms
must be blue-lined (sticky-backed) onto a sheet of the plans.
25. 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.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase 11
approved appliance or gas appliance per Town Ordinance 1905. Tree limbs shall be cut
within 10 feet of chimneys.
27 . FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 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.
28. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available from
the Building Division Service Counter or online at www.losgatosca.gov/building
29. 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
30. APPROVALS REQUIRED : The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division : Azhar Khan at (408) 354-6806
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
e. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
31 . GENERAL : All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the
end of the day. Dirt and debris shall not be washed into storm drainage facilities. The
storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner, Applicant 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 Contractor1s expense .
32. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
33 . ENCROACHMENT PERMIT: All work In the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000.00 will require construction security. It is the
responsibility of the Owner, Applicant, Contractor or their representative 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 Engineeri ng Division of the Parks and Public
Works Department prior to releasing any permit.
34. PUBLIC WORKS INSPECTIONS: The Owner, Applicant, Contractor or their representative or
their representative shall notify the Engineering Inspector at least twenty-four (24) hours
before starting any work pertaining to on-site dra inage 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 .
35. 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 the their o.perations. 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 cond ition 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 r eplaced 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.
36. SITE SUPERVISION: The General Contra.ctor shall provide qualified supervision on the job
site at all times during construction .
37. 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 .
38. 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.
39. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits.
40 . PLANS AND STUDIES : All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner or Applicant.
41. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall location(s),
driveway, utilities and interim erosion control. Grading plans shall list earthwork
quantities and a table of existing and proposed impervious areas. Unless specifically
allowed by the Director of Parks and Public Works, the grading permit will be issued
concurrently with the building permit. The grading permit is for work outside the building
footprint(s). Prior to Engineering signing off and closing out on the issued grading permit,
the Owner/Applicant's soils engineer shall verify, with a stamped and signed letter, that
the grading activities were completed per plans and per the requirements as noted in the
soils report. A separate building permit, issued by the Building Department on E. Main
Street, is needed for grading within the building footprint.
42. DRIVEWAY: The driveway conform to existing pavement on Hilow Road shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
43. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits,
the Owner, Applicant or their representative 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.
44. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a grading permit/building permit.
45. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application . The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design, and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
46. SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechnical/geological
investigation as prepared by the Owner or 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 Owner or Applicant.
47. 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.
48. WATER METER: The existing water meter, currently located within the Hilow Road right-
of-way, shall be relocated within the property in question, directly behind the public right-
of-way line. The Owner, Applicant, Contractor or their representative shall repair and
replace to existing Town standards any portion of concrete flatwork within said right-of-
way that is damaged during this activity.
49. FRONTAGE IMPROVEMENTS: The Owner, Applicant, Contractor or their representative
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
approach{ es), curb ramp(s), traffic signal{s), street lighting (upgrade and/or repa i nt) etc.
The improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
50. UTILITIES: The Owner, Applicant, Contractor or their representative shall install all new,
relocated, or temporarily removed utility services, including telephone, electric power and
all other communications lines underground, as required by Town Code Section
27 .50.0lS(b). All new utility services shall be placed underground. Underground conduit
shall be provided for cable televisi on service. The Applicant i s required to obtain approval
of all proposed utility alignments from any and all utility service providers before a
Certificate of Occupancy for any new building can be issued . The Town of Los Gatos does
not approve or imply approval for final alignment or design ofthese facilities.
51. SIDEWALK/CURB IN-LIEU FEE: A sidewalk in-lieu fee of $5,400.00 shall be paid prior to
issuance of a building permit. This fee is based on 337.5 square feet of 4.5-foot wide
sidewalk at $16/SF in accordance with Town policy and the Town's Fee Schedule .
52. CURB AND GUTTER REPAIR: The Owner, Applicant, Contractor or their repre~entative shall
repair and replace to existing Town standards any curb and gutter damaged now or during
construction of this project. All new and existing adjacent i nfrastructure must meet Town
standards. New curb and gutter shall be constructed per Town Standard Details. New
concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is
displaying a stamp or equal shall be removed and replaced at the Contractor's sole
expense and no additional compensation shall be allowed therefore. The limits of curb
and gutter repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
53 . DRIVEWAY APPROACH : The Owner, Applicant, Contractor or their representative shall
install one (1) Town standard residential driveway approach . The new driveway approach
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.
54. CONSTRUCTION STREET PARKING : No vehicle havi ng a manufacture's rated gross vehicle
weight exceeding ten thousand {10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
55. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morn ing or
evening peak periods (between 7:00 a.m . and 9:00 a.m .. and between 4:00 p.m. and 6:00
p .m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Owner, Applicant, Contractor or their representative
shall work with the Town Building Department and Engineering Division Inspectors to
devise a traffic control plan to ensure safe and efficient traffic flow under periods when
soil is hauled on or off of the project site. This may include, but is not limited to
provisions for the Owner, Applicant, Contractor or their representative to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
56. CONSTRUCTION HOURS: All site improvement construction activities, including the
delivery of construction materials, labors, heavy equipment, suppl ies, 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 ca se-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.
57. 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.
58. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the
Owner, Applicant, Contractor o r their representative shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum
the Project Schedule, employee parking, construction staging area, materials storage
area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the
Town's Construction Management Plan Guidelines document for additjonal information.
59. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused . A Sanitary Sewer Clean-out is required for each property at the property line, or
at a location specified by the Town.
60. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve . Fixtu r es above such elevation shall not discharge
through the backwater valve, unless first approved by the Build i ng Official. The Town
shall not incur any liability or responsi bility 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 West Sanitation District's decision on
whether a backwater device is needed shall be provided prior to the issuance of a building
permit.
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant, Contractor or their
representative is responsible for ensuring that all contractors are aware of all storm water
quality measures and that such measures are implemented. Best Management Practices
(BMPs) shall be maintained and be placed for all areas that have been graded or disturbed
and for all material, equipment and/or operations that need protection. Removal of
BMPs (temporary removal during construction activities) shall be replaced at the end of
each working day. Failure to comply with the construction BMP will result in the issuance
of correction notices, citations, or stop work orders.
62. SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and m i n i mize changes to the natural topography.
b. Minimiz e impervious surface areas.
c. Direct roof downspouts to vegetated areas .
d . Use porous or pervlous pavement surfaces on the driveway, at a minimum.
e. Use iandscaping to treat stormwater.
63 . EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interi m erosion control
measures, to be carried out during construction and before installation of the final
landscaping, shall be included . Interim erosion control method shall include, but are not
·limited to: silt fences, fiber rolls (with locations and details), erosion control blankets,
Town standard seeding specification, filter berms, check dams, retention basins, etc.
Provide erosion control measures as needed to protect downstream water quality during
winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works
Department and the Building Department will conduct periodic NPDES inspections of the
site throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
64. OUST 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, o r a minimum of three (3)
t i mes 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 durati on of the project. Watering on public streets shall not occur. Streets shall be
cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on-site construction activity
shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1)
late-afternoon watering to minimize the effects of blowing dust. All public streets soiled
or littered due to this construction activity shall be cleaned and swept on a daily basis
during the workweek to the satisfaction of the Town. Demolition or earthwork activities
shall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles per
hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.
65. 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.
66. 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.
67. 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.
68. 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 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
penalties and/or the Town performing the required maintenance at the Owner's expense.
69. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
70. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT :
71. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In all new one-and two-family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet.
N;\DEV\CONDITIONS\2017\Hilow Rd 16386 -11.8.17 PC.d00<
16386 Hllow Road -PROJECT DATA
EXISTING PROPOSED REQUIRED/ PERMITTED
CONDITIONS PROJECT
Zoning district R1 :8 same -
Land use Single family home same -
General Plan Designation I.ow density residential same -
Lot size (sq. ft.}
• gross lot area 11,779 sf same
8,000 sq. ft. minimum
Exterior materials:
• siding Stucco Board & batten -
• trim Wood wood -
windows meta'i wood • .
• roofing Asphalt shingle same -
Building floor area:
• first floor 1,434 sf 2,444 sf RECEIVED
• second floor 1,039 sf nrr 1 ~ ?nn ---.. -..
• garage 406 sf 833 sf -.-........ --. --.... ., __
-vv ---.... -
• cellar none none PLANNING OMSION
Setbacks (ft.):
• front 39'-6" 25' / 58'-2" 25 feet minimum
• rear 67'·2" 36'-2" / 61 '-4" 20 feet minimum
• side 25'-1" / 9'-6" 8 '-2", 8' / 8'-2", 25'·2" 8 feet minimum
Average slope (") 0 % same .
Maximum height (ftJ 15' 27'-6" 30 feet maximum
Building coverage (%} 18.9% 34.0% 40%
Impervious coverage (%) 45.2% 49.9% no maximum
Parking
• garage spaces 2 3
• uncovered spaces 1 2
Sewer or septic Sewer same -
N:\DBV\JOCEL YN\Projec;tDataSheeta\Wbcelerl25.docx EXHIBIT 4
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RE: 16386 Hllow Road
Architecture and Site Application S-16-038
Justification of second story
RECEIVED
JUN a 0 2016
TOVVN OF LOS GATOS
PLANNING DIVISION
1. We are a family of five plus one large dog. We have three young, active children
who love to spend time playing in their yard, ldcldng the soccer ball, building
forts ... all of the things kids love to do. We need a larger home and building a second
story will allow us to use m,ore of our property for the actiVities our family enjoys.
We have lived downtown on Broadway with a sloped and unusable backyard and
we have lived on Costances Court, backed up against Ross creek in a home with no
backyard. One of the reasons we selected to purchase the home on Hilow Road was
the size of the lot, one where we would be able to have the large backyard that is so
important to us.
2. Building a large, single story home has a much greater impact on the footprint of
the land than a two stocy home. Our design places just 30 percent of the total living
area upstairs. When the garage is included, just 24 percent of the total floor area is
upstairs.
3. One of the alternatives to a two story home that we considered was to to build a
basement/cellar. Reasons we did not choose to do this: a) high water table on the
property b) significant expense. c) our immediate neighbors do not support it
4. Of the 29 homes on Hilow Road, 12 are two stmy homes. One additional two
stocy home is being proposed at 16362 Hilow Road. All new homes on Hilow Road
have been two story homes. The home located directly behind us at 16395 Shady
View Lane is a two story, 4,200 sq. foot home.
5. Lastly, we prefer, and the Town recommends, no street-facing garage doors. By
turning the garage and providing access to it from the side, the bulk of the house
must be moved farther back on the lot If a single stocy home Were then proposed,
the rear yard would be reduced drastically. With this orientation of the garage~ the
second story massing is more than 30' behind the front setback. some 70 feet from
the road.
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Deborah Ellis, MS
Consuftlng Arbortst & Horticulturist ..
AzharKhan
Community Development Department Town of Los Gato s
110 E. Main St.
Los Gatos, CA 95031
May 24 . 2016
16386 Hllow Road, Arborlst Report
S1rvia since 1984
----· ---. Z------
Dear Azh ar:
I visited t 6386 Hilow Road property yesterday and found only one existing tree on the site. This is a
17-inch trunk diameter coast live oak in the front yard, shown in the photo above. The oak is
proposed for removal because it is within the path of a new driveway. Regarding trees on
neighboring properties, there is one large to the east of the project site that Is far enough from the
property line and any proposed construction so that it should not be affected by work on the site.
This neighboring tree is visible at far right in the photo above. I have also included a reduced size
copy of the Grading & Drainage plan on page 2, showing the location of the oak tree. A
descri ption of the oak tree Is on page 3.
PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http://www.decah.com.
Page 1of3
EXHIBIT 6
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Service sinu 198-1
Site Map showing oak tree location
PO Box 3714, Saratoga, CA 95070. 408-725-1357. decon@pacbell.net. http://www.decah.com .
Page 2 of 3
Deborah Ellis, MS
Consulting Arborlat & Hortlcultu rlst 4
A description of the coast live oak tree to be removed:
Species: Quercus agrifolia
Trunk diameter at 4.5 feet above the ground: 17 Inches
tree size (height .>c canopy spread, estimatedj: 40 x :$0 feet
CopdWpn:
Vigor: Good
Structure: Fair/Poor
Preservation Suitability: Fair/Poor
Estimated Value: $301 O
Expected Impact of Construction: Severe
Action: Remove
Reason: Construction, Location (beneath overhead electric wires)
~rviu since 19114
Notes: this tall growing tree species was unfortunately planted underneath overhead electric lines. The
canopy of the tree has been somewhat directionally pruned by the utility, and as a result the canopy sweeps
out over the street. This sweep and general asymmetry of the canopy can be expected to increase if the tree
will remain. This tree species should not have been planted in this location and I agree with its removal. It is
not worthwhile changing the design to save the oak.
Note: several or large shrubs trees in the backyard appear to have been removed sometime
between January 2016 and April 2016, evidenced from comparison of aerial photos available for
viewing on Google Earth™. I did see evidence (wood chips on the ground in the south side yard) of
these previous trees or shrubs, but no stumps were present.
Documents Reviewed for this report: construction plan set daled April 22, 2016 from Kohlsaat &
Associates. . ............................ .
I certify that the information contained in this report is correct to the best of my knowledge, and that
this report was prepared in good faith. Thank you for the opportunity to provide service again.
Please call m e if you have questions or if I can be of further assistance.
OkJ_UL
Deborah Ellis, MS .
Consulting Arborist & Horticulturist
Certified Professio nal Horticulturist #30022
ASCA Registered Consulting Arborist #305
l.S .A. Board Certified Master Arborist WE-457B
l.S.A. Tree Risk Assessment Quanfied
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http://www.decah.com.
Page 3 of 3
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June 8,2016
2-1.r • .Azhu Khan
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16386 Hilow Roul
Dear Azhar:
ARCHITECTIJRE PLANNING URRAN DESIGN
I reviewed the drawings, and reviewed the site context. I recently reviwcd another project nearby on Hilow Road. My
comments and recommendations are as follows:
Neighborhood Co~tat
The aitc is located in an older cimblished neighborhood with One and two-story homea and a mix of traditional architec-
tural styles. Photographs of the site and nearby homes are shown on the following page.
700 LARKSPUR LANDING CIRCLE SUITE 199 LARKSPUR . CA. 94939
EXHIBIT 7
TEL : 415 .331 .3795
COGPLAN@PACBELL.NET
Nearby Ho.:ne
CANNON DESIGN GROUP
Nearby Home
16386 Hilow Road
Design Review Comments
June 8, 2016 Page 2
700 LARKSPUR LANDING CIRCLE . SU ITE 199 LARKSPUR CA 94 939
bsua and Concerns
16386 Hilow Road
Design Review Comments
June 8, 2016 Page'
The proposed house is well designed with a recognizable tmditional architectural style and authentic details that are
carried around all sides of the house. While the proposed house would be two-sturie8 in height, there arc other two-
story homes nearby. There is :an existing two-story home and another recently approved home nearby to the north, and
there are several two-story homes on this same block of Hilow Road to the south -sec photos below.
Recenlly approv«I but not
yet conlllrVt:led lwo«OIJI house
Streetscape: Same Side
jWpii·~~-r:: ··~-c=·t'illJ ·-
streetscape: Opposite Side
In addition, this proposed house has been sensitively designed with limited second floor walls at the side property set-
backs -sec illustration below.
LEFT SIDE ELEVATION
Near Wall
j
l ----------~-----
RIGHT SIDE ELEVATION
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE SUITE 199 LARKSPUR CA . 94939
16386 Hilow Road
Design Review Comments
June 8, 2016 Page 4
I believe that the scale, massing and height of the proposed home would be a comfortable fit for this changing
neighborhood.
In looking at the design details of the project, I found only two issues of concern.
1. The use of metil roofing would be an anomaly for this neighbodiood and not consistent with Residential Design
Guidelines 3.8.1 and 3.8.2 .
3.8.1 Use high quality materials
• Composition roof shingles may be acceprablc in lieu of wood shakes. However, shingles should be
selected with a texture that is similar to other houses in the neighborhood.
3.8.2 Select materials that are seasitive to the surroumling neighborhood
• One way of fitting a new house into an existing neigbbodiood -especially if the new house is bigger than
many of the othC!S around it -is to use materials dr.lwn from the sw:rounding neighborhood ....
2. The brackets supporting the shed roof clement at the side loaded garage arc too delicate for this architectural
style.
Metal roofing would be Inconsistent with Resklentlal Design Guldellnes 3.8.1 & 3.8.2
Recommendations
1. Change the roofing material from metil to one better related to the roofs on other nearby homes.
2. Modify the shed roof bracket to be more consistent with the architectural style.
Azhar, please let me know if you have any questions, or if there arc other issues that I did not address.
Sincerdy,
CANNON DESIGN GROUP
~~)
Larry L . Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE SU ITE 199 LARKSPUR CA . 94939
Planning Department
l ]( 0 l-i LS/\ 1-\ T l I_ ~ ·'\ '-i ~ \ H:~ ·\ l_I. ~ ~
ARCHITECTURE
Community Development Department, Town of Los Gatos
110 E . Main Street
Los Gatos , CA 95030
Re: The Hariri Residence, 16386 Hilow Road
Supplemental Project Description/ Letter of Justlftcation
To Mr. Azhar Khan:
May 12,2017
h;\"{ 1 2 2017
T::J1 .. •,:~ OF LOS GATOu
PLA! !.~i.~3 D!V!SION
Perry and Krysten Hariri have met with the Wagners, their adjacent neighbors to the left, and after
hearing their concerns about potentially blocking their sunlight and views, have decided to make a
modification to the second floor. A significant modification to the massing the second floor shifts a
portion of the bedroom wing to the center of the home and away from the side. In order to achieve
this layout, the Hariri 's are compromising gready by losing the raised ceiling height of the living
room, which also means the loss of a large band of clerestory windows that let light well into the
room .
Below is a description of the before an after:
•The original design had two bedrooms and a bathroom on the left side, stacking on the lower ftoor
exterior wall. This lower ftoor wall is at the side setback line.
• The length of the stacked wall was 21 '.f>", then a 3 '.f>" step back, followed by another 12' -lY' of
bedroom wall. The total length of the second floor walls on this side was 33 '-6"
• The new proposed design moves the side walls away from the property line by a full 1 O' -0". The
wall length was also reduced by 6' -0''. The original footprint is shown with dashed lines on the
proposed Second floor Plan, Sheet A-4.
• The front elevation is also affected, as the rooms on the left side no longer stack, but there is still a
good balance of massing that revolves around the stair tower.
• There were no modifications made to either the site plan or first floor plan. Only the second floor
plan, the roof plan, cross sections and exterior elevations are affected by this redesign.
• The shadow studies have been modified to reflect the new massing. There isn't too much of a
difference except for the December 9AM casting.
• The street scape plan was also changed to show the proposed front elevation. It was also updated
to reflect the newly approved two story home at 16362 Hilow as well as the proposed second story
addition at 16400 Hilow.
One additional modification bas been made to the exterior. The standing seam metal roof has been
changed to dark. gray composition shingles.
.EXBIBIT 8
51 University Avenue, Suite L • Los Gatos, CA 95030 ci 408.395-2555
t
•'
16386 HILOW ROAD, PAGE 2of2
We feel the proposed changes outlined above not only make a significant difference in the massing
of the second floor, fonn the Wagner's perspective, but also produce a more compatible overall
design by reducing the width of the second story. More importantly, these changes show a
willingness on the Hariri 's part to listen to and work with their neighbors, even if it came with the
cost of losing their high ceiling in living room.
Sincerely,
Gary K saat
Archit~ct Cl 9245
April 12, 2016
Perry and Krysten Hariri
4GemAvenue
Los Gatos, CA 95030
(
~-· ( .
RECEIVED
JUN.: 3 0 2016
TOVVN OF LOS GATOS
PLANNING DIVISION
RE: 16386 Hilow Road -Proposed plans for a new home in our neighborhood
To Whom It May Concern:
1/we are residents of Los Gatos, residing on Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and
examples of architectural style they intend to build.
I/we are in support of their proposed new home.
Respectfully,
Signature:
Name:
Address: /£flan /!iltJvJ re cl 1 Lor GatorJc/f-qso3-::i_
Phone/Email: _....Jt.t/ ..... u_.f_6:....;;.rt"""'3'--9_.__q.-'-W....__ __________ _
EXHIBIT9
;·
April 12, 2016
Perry and Krysten Hariri
4GemAvenue
Los Gatos, CA 95030
r
RE: 16386 Hilow Road -Proposed plans for a new home in our neighborhood
To Whom It May Concern:
)/we are residents of Los Gatos, residing on Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and
examples of architectural style they intend to build.
I/we are in support of their proposed new home.
Respectfully,
Signature:
Name:
Address:
June 17, 2016
Peny and Krysten Hariri
4GemAvenue
Los Gatos, CA 95030
(
RE: 16386 Hilow Road -Proposed plans for a new home in our neighborhood
To Whom It May Concern:
We are residents of Los Gatos, residing at 16357 Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and
examples of architectural style they intend to build.
We are in support of their proposed new home .
•
Respectfully,
Signature:
Name: V/tv I {J "1' A ~tS/f 21RL
Address:
.
1 b s) / i1 I l 11i~ Rt> u~ ..
Phone/Email: _f.f_v_f____._'f_11_'Z._5'_1?i __ . l_t _tf-=-z_; r_I_~_· t'_~111__,;...;_r_~_· -~-
(,... ( 6/16/16 1:05 PM
Bac k to Message Oear Neighbors.docx 6 / 6
..
about: blank
June 15, 2016
Perry and Krysten Hariri
4GemAvenue
Los Gatos, CA 95030
RE: 16386 Hilow Road -Proposed plans for a new home in our neighborhood
..
To Whom It May Concern:
I/we are residents of Los Gatos, residing on Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and exampl
architectural style they intend to build.
I/we are in support of their proposed new home.
Respectfully, ·'" _ \UPlLJ .bJ ( '\LJ'LA.J
/
Signature:
Name:
Address:
Phone/Email: 3\ 0 -~:>l\ l -\ "1'1 l
Page 1of1
June 15, 2016
Perry and Krysten Hariri
4GemAvenue
Los Gatos, CA 95030
RE : 16386 Hilow Road -Proposed plans for a new home in our neighborhood
To Whom It May Concern:
I/we are residents of Los Gatos, residing on Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and
examples of architectural style they intend to build.
I/we are in support of their proposed new home.
Respectfully,
Signatu re:
Name: 01'.!IC 'f ' >> .....,.
Address: /6Jti Z. /&l.vA /ZL> . (._a[Gflrl?5. (//1 qr;e;..32_
PhonefEmail: 'Id,{-4't?6 .-q 31=/ VJ1!..YC?/J14/Ylj2SY5.co1Yl ,
' I . '
April 12, 2016
Perry and Krysten Hariri
4 Gem Avenue
Los Gatos, CA 95030
(
RE: 16386 Hilow Road -Proposed plans for a new home in our neighborhood
To Whom It May Concern:
1jwe are residents of Los Gatos, residing on Hilow Road in Los Gatos. Perry and
Krysten Hariri have provided us with plans for the proposed residence and
examples of architectural style they intend to build.
I/we are in support of their proposed new home.
Name:
Address: 10 3F 3 fh /() il\J 12d.. I L 6-· CfJlf3:2_
Phone/Email: /aurr!.i it.i fj @ Jtlid-i (, G1l2t_
KQI-ILSAA.T
&l\SSOCIAll:::~
ARCHITECTUR E
COLOR SAMPLES BOARD
THE IIARIRI RESIDENCE
(SAMPLE PICTURE)
EXTERIOR WALLS:
PAINTED WHITE BOARD & BATTEN
SIDING
WINDOWS: WHITE
CASING. SILLS. & TRIM:
PAINTED WffiTE
RECEIVED
OCT 16 2011
TO\NN OF LOS GATOS
PLANNING DMSION
GUTTERS: WHITE
ROOFING: DARK GRAY
COMPOSITION SIDNGLES
EXHIBIT 1 0
This Page
Intentionally
Left Blank
-------
l<~Q
& J.\
AR CH I TECTURE
Planning Department
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, C.A 95030
Re: The Hariri Residence, 1638() Hilow Road
Response to The Edward's Letter
Dear Mr. Khan:
October 2, 2017
RECEIVEt"
OCT . 0 :\ 1011
TOWN OF LOS GATr~
PLANNING DIVISION
Thank you for forwarding the letter you received today (10/2/17) from Keren and Gerry Edwards
regarding the Hariri residence. I have reviewed it with the Hariris and have the following responses:
Height:
The maximum allowable height is 30 feet. The revised design has a maximum height of Z1' -9"
but the main ridge is 25 feet tall. The higher portion runs perpendicular to the Edward's view.
The house is within the norms of today's standards with 10 foot high first floor walls and 9' -6"
high second floor walls.
Move the house forward:
The side loading garage is at the front setback. The rear building setback of the second story is
61 to the closet portion. The secondary second floor windows are setback 83 feet. The living area
of the house is partially dictated by the driveway and the front porch; both restr.i.ct the location of
the front door and interior space.
Decrease size of rear covered patio:
The proposed patio cover measures 16 ft and 25 ft, which is very reasonable for an outdoor area.
The covered patio in the rear is setback 30 feet and the fireplace provides an additional privacy
barrier by closing off the end.
The Edward's home is two stories and 28 feet tall. Their second floor elevation has a great deal of
glass facing the rear yard, as well as an ext.erior balcony, and for years this house has been all that
the previous occupants of 16386 Hilow could see. The rear setback is approximately 40 feet. They
also have a pool in their rear yard.
According to Zillow, their home i s 4,206 sq. ft. on a 8,276 sq. ft. lot, resulting in a whoppi ng 50%
FAR. Their home was built in 2006 so imagine how the Hilow residents felt, especially given the
fact that this home did not go through a design review process like Los Gatos employs si.nce it is in
unincorporated County.
;IXBIBIT 1 1
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
~
(
16386 IIlLOW ROAD, PAGE 2 of 2
The Hariris have made offers to the Edwards to plant screening along the rear property line even
before they begin construction. They are open to adding more trees to the comer that meets Ms.
Susick's property, too, if that can be worked out (species, projected size, etc.).
Regards,
Gary K saat
Architect C19245
K (_)I -CL s A_ l\'T
&\S~Ut_J A IJ ~
ARCHITECT U RE
Planning Department
Community Development Department, Town of Los Gatos
110 E. Main Street
I ..os Gato~, CA 95030
Re: The Hariri Residence, 16386 Hilow Road
Respanse to' Ms. Susick's Letter
Dear Mr. Khan:
October 2, 2017
RECEIVED
OC(O~l01 1
TO\\t-1 OF LOS GATOS
PLANNING DIVISION
Thank you for forwarding the letter you received today (10/2/17) from Ms. Susick regarding the
Hariri residence. I have reviewed it with the Hariris and have the following responses:
Height:
The maximum allowable height is 30 feet. The revised design has a maximum height of 27' -9"
hut the main ridge is 25 feet tall. The higher portion runs perpendicular to Ms. Susick's view.
Move the house forward:
The side loading garage is at the front setback. The rear building setback of the second story is
61 to the closet portion. The secondary second floor windows are setback 83 feet. The living area
of the house is partially dictated by the driveway and the front porch; both restrict the location of
the front door and interior space.
Detach garage:
The Residential Guidelines can for applicants to look for patterns in the immediate neighborhood
(2.4.1). We found three distinct types of garages-front facing, side facing and detached. The
garage immediately to the left as well as the garage across the street both are front facing. This is
discouraged in favor of a side loading type, which is the Hariri 's preferred design. Detaching the
garage would mean placing it in the right rear comer with 5 foot side and rear setbacks and
would create more obstructions than the current design.
Decrease FAR and/or rear covered patio:
The proposed FAR is less than the Wagners, Valy's (16362 Hilow) and the F.dward's (16395
Shady Ln). Covered patios are not included in the FAR. The proposed patio cover measures 16 ft
and 25 ft, which is very reasonable for an outdoor area. The covered patio in the rear is setback
30 feet and the fireplace provides an additional privacy barrier by closi ng off the end.
Building a two story does in fact reduce the lot coverage, as front and rear porches would still be
designed into the house. A one story design could potentially add 1,000 sq. ft. to the lot coverage and
leave virtually no open space. The majority of two story portion has a 25 foot height. A minor
portion extends up to 27' -9" but runs perpendicular to the street and the neighbors to the rear, thus
minimizing the height effect.
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
II
16386 IDLOW ROAD, PAGE 2of2
To insinuate that the Hariris are somehow heartless developers is completely uncalled for. The
Hariris have lived in Los Gatos for over 10 years and have three children who attend Los Gatos
schools. They are good friends with dozens of the residents on Hilow Road, many of whom also
have children who attend the same schools. Despite Ms. Susick's attempt to label them as
"developers", they are just a family who wants to build a home in which to live. Over the course of
18 months, they have reached out to over 15 of the residents on Hilow Road and Shady View during
this process and have received overwhelming support.
Below is an except from Krysten Hariri' s email to me:
• We contacted Ms. Susick in 2016 and offered to meet and go over our plans. She said she
. would view the plans at the town. We had no further contact.
· • Ms:· SusickYstates that "We advised the owners that the neighbors had multiple concerns with
the development but no changes were made to the plans". This is false in two parts: 1) We
had no further contact with Ms. Susick after she replied that she would view the plans at the
Town. We have a copy of this email exchange and it is included in our docwnentation of
neighbor correspondence. 2) We contacted 16 neighbors on Hilow and Shady View and
received support from everyone but the Edwards and the Wagners. We responded to the
Edward's concerns and that email correspondence is also included. We have made several
changes to our original plans in an attempt to satisfy the Wagners.
• Ms. Susick's letter to the town uses the word, "We" throughout but it is not signed by
anyone? The names in the cc list:
o Wagners & Edwards, both of whom we have contacted.
o Jeannie Driedger is on Shady View but backs up to Valy and is not directly impacted
by our home
o Amy Carroll lives at 16404 Shady View which is on the opposite side of the street
(across the street from Ms. Susick) and is not directly impacted by our home.
The Hariris have made offers to the Edwards to plant screening along the rear property line even
before they begin construction. They are open to adding more trees to the corner that meets Ms.
Susick's property, too, if that can be worked out (species, projected size, etc.).
Regards,
Gary K saat
Architect C19245
•
PLEASE TYPE or PRINT NEAnY
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main Street
Los Gatos, CA 95030
APPEAL Of THE DECISION OF
DIBECIOR OF COMMUNITY DEVELOPMENT
.QB
DEVELOPMENT REVIEW COMMITDE
I, the undersigned, do hereby appeal a decision of the COMMUNITY OEVEWPMENT DEPARTMENT/DIRECTOR OF
COMMUNITY DEVELOPMENT OR DEVELOPMENT REVIEW COMMITIEE as follows:
DATE OF DECISION: October 3, 2017
PROJECT/APPLICATION:
$16-038
LOCATION: 16386 Hllow Road, Los Gatos 95032
LIST REASONS WHY THE APPEAL SHOULD BE GRANTED:
RECEIVED
OCT 13 2017
TOWN OF LOS GATOS
PLANNING DMStON
The DRC erred and abused discretion in finding that the application complies with the R8Sidential
Design Guidelines. See AttaCFied.
(If more space Is needed, attach additional sheets.)
IMPORTANT:
1. APPEAL.MW BE FILED WITHIN TEN (10) DAYS AFTER THE DATE OF MAILING OF WRITTEN NOTIFICATION OF
THE DECISION.
2. THE APPEAL SHALL BE SET FOR THE FIRST REGULAR MEETING OF THE PLANNING COMMISSION WHICH THE
BUSINESS OF THE PLANNING COMMISSION Will PERMIT, MORE THAN FIVE (5) DAYS AFTER THE DATE OF THE
FILING OF THE APPEAL. THE PLANNING COMMISSION MAY HEAR THE MATIER ANEW AND RENDER A NEW
DECISION IN THE MATTER.
3. YOU Will BE NOT.IFIED, IN WRITING, OF THE APPEAL DATE.
4. CONTACT THE PROJECT PLANNER TO DETERMINE WHAT MATERIAL IS REQUIRED TO BE SUBMITTED FOR THE
PUBLIC HEARING.
RETURN APPEAL FOR
PRINT NAME Bill & Debora Wagner
DATE October 13, 2017
PHONE __ .._(4-'-08.;;J,)""'2;;.;..05"'--=250~6 ___ _ Los Gatos, CA 95032
•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
DATE OF PLANNING COMMISSION HEARING:
COMMISSION ACTION: 1.
2.
3.
PlAPPEAL
PlAPPEAL
PlAPPEAL
OFFICE USE ONLY
11/!Jll{llfll 'rnf' ~, 1-0l]
$ 192.00 Residential
$ 767.00 Commercial
$ 78.0D Tree Appeals
DATE:~~~~__,.~~
DATE:~~~~~~~-
DATE:~~~~~~~-
7/01/2017
EXHIBIT 1 2
10-13-17 •
THE 16386 HILOW ROAD PROPOSAL (516=-038) DOES NOT COMPLY WtTH THE
RESIDENTIAL DESIGN GUIDELINES, INCLUDING THE FOLLOWING STATEMENTS
GENERAL DESIGN PRINCIPLES (Selected excerpts from the Residential Design Guideline~
• Design to blend into the neighborhood rather than stand out. ECEIVED
• Relate a structure's size and bulk to those in the immediate neighborhood. OCT 13 2017
1.4 COMMUNITY EXPECTATIONS (Selected excerpts) TOWN OF LOS GATOS
PLANNING DMSION
• Homes will respect the scale and character of their immediate neighborhoods.
• Homes will be designed with respect for the views, privacy and solar access of their neighbors.
2.1 GENERAL NEIGHBORHOOD DESIGN PRINCIPLES
Residential development shall be similar in mass, bulk and scale to the immediate neighborhood.
2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the
smaller homes.
Two-story houses may not be appropriate for every neighborhood. For neighborhoods dominated
by one-story homes, an effort should be made to limit the house to one-story in height or to
accommodate second floor space within the existing roof. If a two-story house Is proposed in this
type of a neighborhood, the house shall be designed to blend with the smaller homes.
2.3.2 Avoid structures w ith height and bulk at front and side setback lines which are significantly
greater than those of the adjacent homes.
2.3.6 Locate second floor mass to minimize impacts on the streetscape and adjacent neighbors.
Place second story mass in locations appropriate to the height of adjacent homes.
2.S.2 Design with sensitivity to adjacent neighbors
Existing views are not protected as a right. Never the less, additions to existing homes and new
houses should be planned with an awareness to the impacts which they will have on views, sky
exposure, sun access and privacy of neighbors.
3.11.1 Minimize shadow Impacts on adjacent properties
Locate structures to minimize blocking sun access to living spaces and actively used outdoor areas
on adjacent homes.
3.3.2 Height and bulk at front and side setbacks
Two story houses may not be appropriate for every neighborhood. For neighborhoods dominated by
one story homes, an effort should be made to limit the house to one story in height or to
accommodate second floor space within the roof form as is common in the Craftsman Style.
Joel Paulson
Director of Community Development
Town of Los Gatos
110 East Main Street, Los Gatos CA 95030
RE: S-16-038at16386 Hilow Road
Dear joe/:
June 7, 2017
RECEIVED
AUG 23 ·101 1
TOWN OF LOS GATOS
PLANNING DIVISION
As owners and residents of 16374 Hilow Road since 1992, we must express our concern with the subject
application, which is located immediately south of our single-story home. We apprec,iate that the Applicants,
Perry and Krysten Hariri, have moved the second story mass away from our property, but these revisions do not
go far enough. We will be significantly impact-ed by the current design and other options must be considered to
reduce the Impacts.
Background: For the record, shortly after the Hariris bought the property about three years ago, we encouraged
Perry Hariri to position his proposed rebuild to the front of the lot, so that the mass of the house was adjacent
our garage, not next to our family room and kitchen area at the rear of our house. When the design was
prepared In May 2016, the plans showed the driveway adjacent to our garage, and indicated a large two-story
structure next to our family room and kitchen. We met with Perry Hariri and showed him the .line of sight from
Inside our family room window so that he would understand the impact on light and air to our living space. He
indicated that he would review the design with his architect.
In July 2016, the same unchanged design was scheduled for Architectural and Site Application review by the
Planning Commission, and the story poles were erected. The story poles clearly indicated the height of the
house and how it would reduce light and air to our side yard and our living space. We met with Perry and ·
Krysten and walked along the side of our house to show them the impact of the two-story structure based upon
the location and height of the story poles. We discussed possible changes, including flipping the house so that
their garage would be adjacent to our garage. It is our recollection that we mutually agreed that this change
would not resolve the problem, since there would still be a large two-story structure adjacent our living area,
and that it was desirable for their living ~pace to be on the south, sunny side of their lot.
Impact to our Property: The Shadow Studies plan (sheet
14) shows the Impact of the tall two-story structure o~ our
side yard and outdoor barbecue, and our family room and
kitchen windows, which are located 17' and 27' from the
s~utheast comer of our house. The shadow study indicates
that on December 21, these living area windows would be in
almost completely shaded throughout the day. The photo
at the right, taken mid-day last December, shows that
shadows from the fence and the existing single-story house
on the Hariri lot fall below the 6' x 5' window into our family
room. The existing house does not block direct natural
sunlight into our kitchen area which is very advantageous
for passive heating of our living space in the winter months.
Reducing light and air to our living space and kitchen area
for much of the winter will increase heating costs, impact
our quality of life, and negatively affect the value of our property.
<EXHIBIT 1 3
Residential Design Guidelines: The Town Residential Design Guidelines
provide clear and unambiguous guidance for.design of two-story houses
adjacent to single-story houses. The Guidelines include the following:
• 3.11.1 Mi~irnf~e<Shadow Impacts on adjacent properties: locate
st~uctures to minimize blocking sun access to living spaces and
actively us.ed 'outdoor areas on adjacent homes.
• 2.3.1 Design two-story houses in predominantly one-story
n~tghborh0ods to blend with the smaller homes: If a two-story home house is proposed in this type of
nefghborho-bd; house shall be designed to blend with the smaller homes.
• 2.3.2 Avoid structures with height and bulk at front and side setback lines which are significantly
greater than those of adjacent homes. Maintain
• 2.3.6 Locate second story mass to minimize impacts on ~1a
the streetscape and adjacent neighbors. Place second Twa ldD'VJ bl&tlng ull-.itlo l!sllltlna
story mass In locations appropriate to the height of t::+i!" ~01"' "°ll'
adjacent homes. 1'
The design of the proposed house should be modified to 6==" -.::J !; J ___ _
conform to these Guidelines. ~-1 -~1 Tl!r] lj (
Compatibility with Surrounding Neighborhood: In addition to
the above standards, the Guidelines emphasize compatibility with the surrounding neighborhood. The north
part of Hilow Road consists predominately of single-story houses, but sjx two-story houses have been built on
the south part of Hilow Road in the last ten years, most of them under the jurisdiction of the Town and Its
Residential Design Guidelines. It Important to note that every one of these six houses was built with a setback
from the second story of the house to the northerly lot line that is substantially greater than the 18' second-
story setback proposed for 16386 Hilow Road . These second story setbacks, particularly those near living space
on the property to the north, range from 25' to over 30' to maintain light and air to the northerly lot.
Alternative House Designs: There are other floorplan configurations for the second story of the house that
better comply with the Guidelines by minimizing shadows and impacts to light and air into our living area and on
our active outdoor spaces . Attached is a second floor plan alternative that retains the same square footage and
similar functionality to the proposed design, while substantially increasing the setback of the second floor
structure adjacent to our home. This plan is provided to demonstrate just one of many possible options that will
conform to the Guidelines and minimize blocking sun access to our living spaces. There may be other variations
that are more appealing to the Hariris, and we would be glad to review any options that are proposed.
Actions Requested: We ask the Town Planning staff and Consulting Architect to consider our concerns,
together with the Intent and specific language of the Residential Design Guidelines, and request the Harlri's to
make modifications to the design of the proposed house that will minimize the negative impacts upon our
home, our quality of life and the value of a property.
Please do not hesitate to contact me at (408) 205-2506 if you have any questions or desire additional
information.
Very truly yours,
Bill and Debbie Wagner, 16374 Hilow Road, Los Gatos CA 95032
'
......
1
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111
BEDROOM4
tNf =11 BEDROOM 2 T W>i'w
... LOFT
4· BEDROOMJ
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BATH~~.,?
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ALTERNATIVE SECOND STORY PLAN
SCALE: 1/8" = 1 '0"
-· .....
.....
Sunday, October 1, 2017
Town of Los Gatos Planning Department/DRC
110 E Main Street
Los Gatos CA 95030
Re: 16386 Hilow Rd
A&S Application S-16-038
Planner Azhar Khan
RECEIVED
. .\
OCf .-Q.-2 '2011
' ..
TOV'M OF LOS GATOS
.PLANNING DMSJON
Please request the following changes be made to submitted plans due to negative impact on neighbors
and the Town of Los Gatos: We hope they will be addressed to avoid a lengthy appeal process.
Reduce the height
Move the proposed new dwelling to the front setback and away from rear setbacks
Detach the garage or move to the front of the building space
Decrease the FAR and/or rear covered patio.
As submitted, the subject application has an adverse Impact on the views (sunset. bedroom, privacy),
shadowing (adjacent neighbors) in terms of height.
As submitted the subject application has an adverse Impact on the Town of Los Gatos by tripling the size
of the Gross Living Area and the garage space (with additional cars to be garaged and In the driveway)
on a street that has significant traffic (cut through, Hillbrook and other) and removing affordable housing.
Currently the subject dwelling is an affordable rental with no garage space and minimal impact on the
Town's infrastructure and the local schools. The current application maximizes tpe FAR (with 1 sf left)
which on an individual basis may appear to be ·meeting Residential Design Guidelines", but in a
cumulative manner (with adjacent 164~0 Hilow Road and the recently approved 16362 Hilow Road) will
result in increases of over 1000 sq ft of garage space and 10,000 new sq ft of additional building space in
just 3 applications. If we view ttiis as a "checkerboard" of development in the unincorporated
county/ar;inexed parcels then we are doing so in error as this is the 2nc1 of possibly 10 homes on this street
alone slated for redevelopment-it should be reviewed no differenUy as if on a street that is entirely in the
Town.
The applicant stated during multiple hearings for 16362 Hilow Road that this was to be their "family home"
and that they wished to have their children play in the back yard. They also stated that the adjacent
Wagner home used too much lot coverage and decreased the run off and permeable site, yet the plans
submitted call for a front porch of 350 sf, and a 500 sf rear patio that is Covered and with a fireplace that
could easiiy be enclose to create more living space and that significantly decreases the rear yard,
increases lot coverage and adversely impacts the neighbor's privacy.
The recent application at 16400 Hilow Road was considerate of the neighbors (perhaps because they live
here?), had a reasonable height, with development located at the front of the lot towards the street. Our
request would be that the height of this application be reduced to a similar height to conform to the
approved application at 16400 Hilow Road and to minimize impact and privacy and views for all the
neighbors (under 25 ft.)
We also request as noted above that the entire dwelling be moved to the front setback as opposed to the
rear, which may require detaching the garage as recommended by our Town's Residential Design
Guidelines Qr if.4t,)afiS-'fl~f P.psslble then removing the covered patio which is in very close proximity to our
setback. · · • ··• · · · · ·
I have attach~d ·~·hotci~ b~1'6w from our rear yard & Master bedroom and am happy with notice to have
anyone ~P~.~.<~BqX[~w :~~ .~~;~J?hotos don't adequately show the impact, but please note the following:
;-t ~ 't t ~l \~t, ~ :';l t1~~·' ... ~/L~' .. f ~
1. The p'f16tos are from today and the netting is not only faded, but not a true indicator due to
transparency of the bulk and mass of this proposed dwelling.
2. The amazing Elm tree we have in our yard is deciduous, meaning that in a few weeks and for half
of the year there is no screening from this tree and whomever lives in the proposed home will
have full view of our bedrooms.
3. Knowing after the contentious decision earlier this year on 16362 Hilow that the applicant
intended to move forward with developing this property we attempted to plant some screening
shrubs and trees-to no avail as all our sunset views and privacy will be destroyed.
4. Please note the Halladay story poles (16400 Hllow) have been removed in these photos and
include 2 stories and loss of privacy and views at the left.
It is difficult for the developers (as they don't live in this ne.ighborhood) or some of the staff to comprehend
the impact of this and other nearby or proposed development on the adjacent neighbors, the Town (in
terms of services) or the schools (not a factor in the RSD), but it adverse and has the potential to
negatively impact not only the peace of mind, privacy and views, but the market value of the nearby
properties once the views and privacy are destroyed. The Impact on the Town in terms of additional
traffic, services and construction issues should also be considered.
Thank you so much for your consideration and hopefully the owners of this property will develop it in a
manner consistent with the neighborhood and its character and with caring and concern for those they
proport to be living next to after construction.
October 2, 2017
Town of Los Gatos Planning Department/DRC
110 E Main Street
Los Gatos
CA95030
Dear Sirs
Re: 16386 Hllow Rd/A&S Application S-16-038
16395 Shady View Ln
Los Gatos
·cA95032
RECEIVED
. ·~"'
OCT . A·2 2017
Tf".•.1·~: CF LOS GATOS
I-· LnifNING DIVISION
Our home is situated directly behind the above property and, as such, will be
significantly affected by the redevelopment of this site (in addition to the three
current and one other proposed rebuilds on Shady View and Hilow). We are
writing to express our concerns and requests regarding the above development
as -it goes before the Development Review Committee, and sincerely hope that
we can avoid the lengthy appeals process associated with 16362 Hilow Road.
Our requests for consideration are as follows: .
1. Reduce the overall height and the square footage of the build . From
our rear windows, we will be able to see nothing but this house as it
blocks the views and the light due to its massive size. It also has
significant impact on the privacy of our rear. yard and rear bedrooms,
as they will be able to see straight into both the yard and our
bedrooms from their second story. Could it not be reduced to a similar
height as the recently approved application for 16400 Hilow?
2 . Move the house towards the front of the plot and away from the
neighbors at the back. This will reduce the negative Impact on our
living space. The proposed patio space is coming very close to our
fenceline
3. Reduce the size of the outside covered patio, which results in the
property coming closer to our fence than is necessary. The patio
space appears disproportionally iarge and detracts from the garden
space. As we recall, during the hearings for 16362 Hllow Road, the
applicants stated that they wanted this property to be their family
home and have space in the back yard for their children to play. We
do not understand, therefore, why the patio space is so large.
4 . A requirement that the applicants make an effort to screen their large
building, for example, With trees and other planting. · Like our
neighbors, we have attempted some pre-emptive planting at the rear
of our property but that will not be sufficient to ensure o~r privacy
It can be difficult to express just how it feels to live in a property which has
building going on on all sides. The noise, the dust, the inconvenience is
sometimes almost unbearable and slowly but surely eroding our quality of life.
Don't we all want to come home to peace and quiet and the sanctuary of our
homes? For us, this was a key factor in moving to Los Gatos and to Shady View
Lane. This has· already been going on for years, and with all the pending
appH~tij:?p~··.:qn;-ttilow, likely to go on for years to come. All we are asking, is for
some consideration of our privacy, views and lives (and sympathy for our local
envjr;Q11me,nt}, as the developers go about replacing smaller, more affordable
homes wftti some very large properties.
:. ..... -.-;-~· ;..,t·· '/~~ ~~-' ·T~.~\ ~~.,,.·:·····:·
We.would··me.more, than happy for members of the Committee to visit our home
to see for themselves the impact of the above development.
We very much hope you will take our views into consideration when reviewing
the above application.
Yours sincerely
Keren & Gerry Edwards
•
Azhar Khan
To: Joel Paulson
Subject RE: Hilow Road Consideration for 3 October 2017
From: J DRIEDGER [majlto:iddriedger@gmail.com]
sent: Monday, October 02, 2017 7:28 PM
To: Joel Paulson; Laurel Prevetti
Subject: Hllow Road Consideration for 3 October 2017
Dear People of Los Gatos Planning Commission and Council
Having reviewed the plans for the new construction immediately south of the Wagner property I truly object to
the mass and height of the proposal. The proposal would directly the Wagner's light for at least three months of
the year . The height would be an intrusion of their privacy and comfort.
the houses being allowed to be built in what once a single story neighborhood are intrusive due to the allowed
height of ceilings and roof lines.
Please consider the neighbors, the neighborhood and while the town is updating and changing those of us who
have been residents here for decades want our privacy, peace, and light sources to remain reasonable.
Unfortunately due to helping out an elderly neighbor tomorrow I shall be unableto attend the meeting.
Please consider the neighborhood in your discussion.
Sincerely
Jeanne Driedger
1
T~is Page
Intentionally
Left Blank
November 2, 2017
Town of Los Gatos Planning Commission
110 E Main Street
Los Gatos
GA95030
Dear Sirs
16395 Shady View Ln
Los Gatos
CA95032
RECEIVED
Nov· a?·,2011
TOWN OF LOS GATOS
PLANNING DMSJON
Re: 16386 Hilow Rd/A&S Application S-16-038 Appeal
We are writing to request the Planning Commission to uphold the appeal of the
DRC decision, which is due to be heard on November 8.
Our home is situated directly behind the above property and, as such, will be
significantly affected by the construction of a large two story home on that site.
It appears to us that the scale and character of the proposed home does not
comply with the Residential Design Guidelines adopted by the Town Council.
Specifically, our concerns and requests are as follows:
1. The mass, bulk and scale of the property is not in line with the
surrounding neighbourhood. Due to its size, the build will have
significant impacts on our views and the quality of our light. We
therefore request that the overall height of the build be reduced by
two feet, to be in line with the recently approved application for 16400
Hilow.
2. Redesign the roofline to reduce the amount of shadow casting on
neighboring homes and reduce the bulk of the building
3. The proposed screening trees are podocarpus macrophyllus which
are well known for their flammability. Bearing in mind recent events
to the north of us, we request that these trees are replaced with
Cypress, as we originally requested of the homeowner at the start of
this process. This would serve to at least shield us from some of the
effects of the construction of this significant structure.
4. Consider the placement of the air conditioning units, so as the
minimise the disturbance to adjacent neighbors
We appreciate that we live in a two story home ourselves which occupies a
large percentage of the plot area. Since moving into the house six years ago,
however, we have noticed how it is out of character with our neighbors' single
story homes and how, as the years go on, their houses are being
overshadowed more and more by the construction of these very large two story
homes. Additionally, Hilow Road has many more single story homes than
Shady View and so the huge new two stories are likely to have even more of
an impact on that neighbourhood.
The Residential Design Guidelines are indeed a valuable tool in deciding
whether a proposed new construction fits with the ~urrounding homes. In this
instance, we believe that the DRC was not correct in its finding that this
application complied with those Guidleines. We therefore request you uphold
this appeal and that the applicant be required to revise the design of the house
to conform more fully with the Guidelines and reduce the impacts on
surrounding neighbors' properties .
We very much hope you will take our views into consideration when reviewing
the above appeal.
Yours sincerely
·Keren & Gerry Edwards
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-1
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
A-1
A-2
C-1
C-2
C-3
L-1
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
COVER SHEET
SITE PLAN
GRADING & DRAINAGE PLAN
EROSION CONTROL PLAN
CIVIL NOTES & DETAILS
LANDSCAPE PLAN
FIRST FLOOR PLAN
SECOND FLOOR PLAN
ROOF PLAN
FRONT & LEFT ELEVATIONS
REAR & RIGHT ELEVATIONS
CROSS SECTIONS
STREETSCAPES
SHADOW STUDIES
PROJECT DATA
PROJECT ADDRESS:
OWNER:
APN#:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
GROSS & NET SITE AREA:
AVERAGE SLOPE:
MAX. F.A.R. - HOUSE:
MAX. F.A.R. - GARAGE:
16386 HILOW ROAD
LOS GATOS, CA 95032
PERRY & KRYSTEN HARIRI
235 W. MAIN STREET
LOS GATOS, CA 95030
(925) 580-1438
532-04-080
R-1-8
R-3
V-B / U
11,779 SF
0%
= .35 - [ (11.779-5) X .20]
25
= .295768 X 11,779
= 3,484 SF
= .10 - [ (11.8-5) X .07 ]
25
= .0809 X 11,779
= 954 SF
PROPOSED FLOOR AREAS:
MAIN FLOOR
SECOND FLOOR
TOTAL LIVING AREA
GARAGE
2,444 SF
1,039 SF
3,483 SF
833 SF
EXISTING STRUCTURES TO BE REMOVED:
LIVING AREA
GARAGE
ACCESSORY STRUCTURE
SHED
1,434 SF
406 SF
151 SF
120 SF
TOTAL FLOOR AREA =2,111 SF
SITE AREAS:
RESIDENCE
COVERED PORCHES & PATIOS
TOTAL BUILDING COVERAGE
UNCOVERED PATIOS & CONC. PATHS
DRIVEWAY
TOTAL IMPERVIOUS COVERAGE
COVERED PORCH
COVERED PATIO
338 SF
462 SF
OTHER FLOOR AREAS:
EXISTING RESIDENCE:
2,111 SF
111 SF
2,222 SF
2,024 SF
1,078 SF
5,324 SF = 49.9%
= 18.9%
= 45.2%
EXISTING PROPOSED
3,205 SF
800 SF
4,005 SF
705 SF
1,171 SF
5,881 SF
= 34.0%
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
TEL: (408) 395-2555
SURVEYOR:
ALPHA LAND SURVEYOR, INC.
4444 SCOTTS VALLEY DRIVE #7
SCOTTS VALLEY, CA 95066
TEL: (831) 438-4453
CIVIL ENGINEER:
WESTFALL ENGINEERS, INC.
14583 BIG BASIN WAY
SARATOGA, CA 95070
TEL: (408) 867-0244
NOTES
•AUTOMATIC RESIDENTIAL FIRE SPRINKLERS SHALL BE INSTALLED. A STATE OF CALIFORNIA
LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, AND
COMPLETES PERMIT APPLICATION AND APPROPRIATE FEES TO THE SANTA CLARA COUNTY FIRE
DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. NOTE: THE
OWNER(S), OCCUPANTS AND ANY CONTRACTOR(S) OR SUBCONTRACTOR(S) ARE RESPONSIBLE
FOR CONSULTING WITH THE WATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANY
MODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE IS REQUIRED. NOTE: COVERED
PORCHES, PATIOS, BALCONIES, AND ATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE.
•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 THE 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 CONSTRUCTION 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 THE PURVEYOR AS HAVING BEEN
MET BY THE APPLICANT(S).
• CONSTRUCTION SITE IFRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE
PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILS AND SPECIFICATION SI-7.
PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO
THE PROJECT.
SHEET INDEX
SCOPE OF WORK
A NEW SINGLE FAMILY RESIDENCE WHICH INCLUDES 5
BEDROOMS, 5 BATHS, ATTACHED 2 CAR GARAGE WITH
SHOP AND A COVERED PATIO
VICINITY MAP
SITE
LOS GATOS
The Hariri Residence
SITE
LOS GATOS
EXHIBIT 14
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-2
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.35925' FRONT SETBACK8' SIDE SETBACK8' SIDESEBACK20' REAR SETBACK
8'-8"8'-2"25'-0"
36'-2"
F.F. = 360.5'
F.F. = 359.5'
EXISTING RESIDENCE
TO BE DEMOLISHED
EXISTING RESIDENCE
TO BE DEMOLISHED
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING DRIVEWAY
TO BE REMOVED
EXISTING PATIOS
TO BE REMOVEDEXISTING DECK
TO BE REMOVED
EXISTING OVERHEAD
ELEC/CABLE/TEL TO
BE REROUTED UNDERGROUND
NEW ELEC/CABLE/TEL TO BE
LOCATED/ROUTED UNDERGROUND
TREE TO BE REMOVED,
WILL OBTAIN TREE
REMOVAL PERMIT
NEW ELEC. METER & MAIN POWER PANEL
NEW GAS METER LOCATION
PROPOSED PAVERS, SET IN SAND
EXISTING OVERHEAD
ELEC/CABLE/TEL TO
BE REROUTED UNDERGROUND
(N) CURB CUT
@ NEW
DRIVEWAY
LOCATION,
SEE CIVIL
PLANS
PROPOSED PAVERS,
SET IN SAND
PROPOSED PAVERS,
SET ON CONC, SLAB
S 70°19'55" E 157.06'(A)N 19°40'00" E 75.00'S 70°19'55" E 157.06'(A)S 19°40'05" W 75.00'(A)WV
WV
17"OAK
THRESHOLD EL=360.5'
VERIZON L=112.83'R=847.48'=7°37'42"(A)H I L O W R O A D (60')CURB & GUTTERDRIVEWAY
S 70°19'55" E 30.00'S
WTR
MTR
OH
OH
OH
OH
OH
OH
OH
OH
OHOHOH
OH
OH
OH
OH
APN 532-04-081
LOT 17 TRACT NO 616
APN 532-04-079
LOT 15 TRACT NO 616
359
359
359359359
PROPOSED RESIDENCE
PROPOSED
DRIVEWAY
PROPOSED GARAGE
NEIGHBORING RESIDENCE
NEIGHBORING RESIDENCE
COVERED
PORCH
PATIO
COVERED
PATIO
ENTRY
NEIGHBORING TREE
NEIGHBORING TREE
PROPOSED FLOOR AREA - LIVING
PROPOSED FLOOR AREA - GARAGE
EXISTING RESIDENCE TO BE REMOVED
NEIGHBORING RESIDENCE
PROPOSED PAVED AREA
W/ PAVERS ON CONC. SLAB
PROPOSED PAVED DRIVEWAY & ENTRY PATH
W/ PAVERS SET IN SAND O/ 6" CLASS II BASE
ROCK, COMPACTED TO 95%
EXISTING PATIOS/PATHS/DRIVEWAY/DECK
TO BE REMOVED
EXISTING FENCE TO REMAIN
SITE PLAN LEGEND
WATERPROOFING @ FND. NEAR PAVERS
SCALE 1" : 1 ' - 0 "
WATERPROOFING
MEMBRANE,
CRUSHED ROCK
AND FILTER FABRIC
PER GEOTECHINCAL
REPORT
CONC. SLAB PER
STRUCTURAL PLANS
CONC. FOOTING PER
STRUCTURAL PLANS
PERMEABLE PAVERS SPECIFICATIONS
AND ASSEMBLY PER CIVIL DETAIL
BITUTHENE WP-3000 OR EQUAL OR BETTER
@ FOUNDATION TO EXTEND BELOW PAVERS
AND ASSEMBLY WHERE PAVERS ARE WITHIN
10' OF A FOUNDATION
SCALE: 1" = 10'
SITE PLAN
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
L-1
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.359(1) 36" BOX COAST LIVE OAK
(1) 24" BOX CREPE MYRTLE
(2) 15 GA. JAPANESE MAPLES
(1) 15 GA. WAX MYRTLE
15 GA. PODOCARPUS
15 GA. XYLOSMA CONGESTUM
15 GA. PITTOSPORUM
'SILVER SHEEN'
(2) 24" BOX CREPE MYRTLES
GROUND COVER:
•HEUCHERA MAXIMA 'SANTA ANA CARDINAL' / ISLAND ALUM ROOT
• AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT BUGLEWEED
• VINCA MINOR / DWARF PERIWINKLE
SHRUBS:
• CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT' / CALIFORNIA LILAC
• CEANOTHUS X 'DARK STAR' / CALIFORNIA LILAC
• PHORMIUM 'BRONZE BABY' / BRONZE BABY NEW ZEALAND FLAX
• PLUMBAGO CAPENSIS / CAPE PLUMBAGO
• RHAPHIOLEPIS INDICA 'SPRINGTIME' / SPRINGTIME INDIAN HAWTHORNE
• SALVIA LEUCANTHA 'MIDNIGHT' / MEXICAN BUSH SAGE
• LAVENDAR
• ROSEMARY
(1) 15 GA. WESTERN REDBUD
15 GA. PODOCARPUS
(1) 36" BOX COAST LIVE OAK
S 70°19'55" E 157.06'(A)N 19°40'00" E 75.00'S 70°19'55" E 157.06'(A)S 19°40'05" W 75.00'(A)17"OAK S 70°19'55" E 30.00'359
359
359359359
PROPOSED RESIDENCE
PROPOSED GARAGE
COVERED
PORCH
PATIO
COVERED
PATIO
NEIGHBORING TREE
NEIGHBORING TREE
EXISTING TREE TABLE
SIZE COMMON NAME CONDITIONBOTANICAL NAME FATE
17"COAST LIVE OAK QUERCUS AGRIFOLIA FAIR/POOR REMOVAL
PROPOSED TREE TABLE
SIZE COMMON NAME BOTANICAL NAME MATURE SIZE QNTY
36"
BOX COAST LIVE OAK QUERCUS AGRIFOLIA 40-60 FT TALL
40-50 FT CANOPY 2
24"
BOX
MUSKOGEE
CRAPE MYRTLE
LAGERSTROEMIA
'MUSKOGEE'
15-20 FT TALL
15 FT CANOPY 3
15 GA.WESTERN REDBUD CERCIS
OCCIDENTALIS
12-20 FT TALL
10-15 FT CANOPY 1
15 GA.JAPANESE MAPLE ACER PALMATUM
'SHIN DESHOJO'
10-12 FT TALL
8-10 FT CANOPY 2
15 GA.WAX MYRTLE MORELLA CERIFERA 15-20 FT TALL
10-15 FT CANOPY 1
15 GA.SHINY XYLOSMA XYLOSMA CONGESTUM 10-12 FT TALL
10-12 FT CANOPY 17
15 GA.PITTOSPORUM PITTOSPORUM
TENUIFOLIUM
'SILVER SHEEN'
12-16 FT TALL
6-8 FT CANOPY 10
15 GA.YEW PODOCARPUS PODOCARPUS
MACROPHYLLUS
15-20 FT TALL
6-8 FT CANOPY 9 SCALE: 1" = 10'
LANDSCAPE PLAN
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-3
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.6' X5'9'-0" X8'-0"9'-0" X8'-0"2'-4" X3'6'-2" X8'-1"2'-6" X 4'10'-2" X8'-1"8' X5'2'-4" X 3'2'-4" X 3'2'-4" X 3'15'-0" X8'-0"3'-9" X8'-0"
3'-9" X8'-0"14'-11 1/2" X8'-0"3'-0" X8'-0"
3'-0" X8'-0"
3' X 5'3' X 5'
2'-4" X 3'2'-4" X 3'2'-4" X 3'
02
RANGEWDW DW
W/DRTR/RCYL
ICEB
A-8
B
A-8
37'-21/2"11'-31/2"22'-21/2"5'-6"25'-0"
33'-21/2"4'-0"19'-2"3'-10"16'-0"2'-2"3'-0"14'-0"16'-0"9'-8"12'-81/2"6'-6"10'-61/2"14'-0"15'-0"23'-0"76'-21/2"
58'-9"58'-2"25'-3"13'-6"9'-0"12'-8"35'-2"A
A-8
A
A-8
20'X20' REQUIRED PARKING SPACES20'X20' REQUIRED PARKING SPACES
WOOD-BURNING FIREPLACE
GAS FIREPLACE
SKYLIGHTSSKYLIGHTS
SKYLIGHT
FAMILY ROOM
KITCHEN
COOK'S
PANTRY
WETBARFOYER
OFFICE/
GUEST BEDROOMMASTER BATH
MASTER
SUITE
LAUNDRY
COVERED
PORCH
UP
REF
F.P.
DINING
BUFFET
2-CAR GARAGE
COVERED
PATIO
PATIO
REF
F.P.
MASTER
CLOSET
BATH 5
HALL
SHOP/
STORAGE
DN
LINEN
BBQ
DN
BUTLER'S
PANTRY
REF
WORK BENCHCABINETS W/ COUNTERCABINETSW/ COUNTEROVEN/
MICRO
PLANTER
2'-8" X 4'12' X 4'-6"12' X 2'12' X 6'-6"
SCALE: 1/4" = 1'-0"
FIRST FLOOR PLAN
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-4
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
2'-4" X 3'
B
A-8
B
A-8
A
A-8
A
A-8
5'-111/2"13'-2"
4'-0"41'-71/2"13'-61/2"5'-1"8'-6"11'-0"3'-6"33'-6"
20'-0"13'-6"25'-21/2"3'-21/2"14'-6"23'-0"10'-0"13'-0"13'-6"6'-6"2'-21/2"3'-10"
22'-21/2"18'-8"41'-4"8'-8"OUTLINE OF SECOND
FLOOR of 1st
SUBMITTAL
OUTLINE OF SECOND
FLOOR of 2nd
SUBMITTAL
LOFT
BEDROOM 2
BEDROOM 3
BEDROOM 4 BATH 4
BATH 2
CLO.
BATH 3
CLO.
DN
LINEN
DRWRSDRWRS 6' X5'2'-4" X3'2'-4" X3'2'-4" X3'2'-4" X 3'2'-4" X 3'2'-4" X3'2'-4" X 3'2'-4" X 3'2'-4" X 3'6' X5'3' X5'2'-4" X 3'8' X5'2'-4" X3'SCALE: 1/4" = 1'-0"
SECOND FLOOR PLAN
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-5
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
B
A-8
B
A-8
A
A-8
A
A-8
COMPOSITION
SHINGLE ROOF
COMPOSITION
SHINGLE ROOF
SECOND FLOOR ROOF
FIRST FLOOR ROOF
SECOND FLOOR ROOF FIRST FLOOR ROOF
SLOPED METAL GUTTER TO MATCH ROOF
SLOPED METAL GUTTER TO MATCH ROOF
VENTING SKYLIGHTS COMPOSITION
SHINGLE ROOF
RIDGE
RIDGE
RIDGE
RIDGERIDGERIDGE
RIDGE
RIDGE
RIDGEHIP
HIPHIPHIPHIPVALLEYHIPHIPHIPHIPHIPHIPRIDGEHIPHIPHI
PHIPPITCH BREAK
V
A
L
L
E
YVALLEYVALLEY
VALLEYVALLEYVALLEYHIP5/12
5/12
5/125/12
5/12
5/12 5/125/125/125/125/12
5/12 5/125/12
5/12
5/12
3/12
5/12
5/12
3/125/12
5/123/125/12 5/125/125/125/125/12
5/12
5/12DEC. CHIMNEY CAP
FOR GAS FIREPLACE
DEC. CHIMNEY CAP
W/ SPARK ARRESTOR
CRICKET
SCALE: 1/4" = 1'-0"
ROOF PLAN
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-6
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
10'-3"10'-1"9'-4"27'-4"COMPOSITION SHINGLE ROOF
BOARD & BATTEN SIDING
4X BARGE RAFTER
W/ SHAPED ENDS
6X10 DEC. SHAPED CORBELS
SLOPED FACE
METAL GUTTER
EXPOSED DEC. RAFTER TAILS
SQ. WOOD COLUMNS
W/ CAP & BASE
ALUM. CLAD WOOD
FRAMED WINDOWS
METAL FRAMED AWNING W/ STANDING
SEAM METAL ROOF AND METAL BRACES
ALUM. CLAD WOOD
FRAMED WINDOWS
WOOD BELLY-BAND
W/ CAP
EXISTING GRADE
ADDRESS LOCATION
PER FIRE DEPT STANDARDS
OUTLINE OF SECOND
FLOOR ON 1st SUBMITTAL
OUTLINE OF SECOND
FLOOR ON 2nd SUBMITTAL
370.58' PLATE
369.75'
GARAGE PLATE
381.00'
PLATE
370.58'
PLATE
381.00'
PLATE
359.50'
GARAGE F.F.
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
9'-4"9'-3"10'-1"9'-1"27'-9"ALUM. CLAD WOOD
FRAMED WINDOWS
SLOPED FACE
METAL GUTTER
EXPOSED DEC. RAFTER TAILS BOARD & BATTEN SIDING SQ. WOOD COLUMNS
W/ CAP & BASE
CARRIAGE STYLE WOOD GARAGE DOORS
EXISTING GRADE
COMPOSITION SHINGLE ROOF
370.58' PLATE
369.75'
GARAGE PLATE
381.00'
PLATE
381.00'
PLATE
370.58' PLATE
369.58'
MASTER PLATE
WINDOW/DOOR HEAD/JAMB DETAIL
SCALE 3" : 1 ' - 0 "
MOIST-STOP FLASHING
5/8" GYP. BOARD
2X6 STUDS
TYP. CASEMENT WINDOW
WOOD FRAME W/ CLADDING
& NAIL FIN
CASING, TBD
4 1/2" X 1 1/4" PAINTED CLEAR CEDAR CASING
PLYWOOD SHEATHING
JAMB EXTENTION
R-19 BATT INSULATION
1X10 COVE SIDING BY
BODYGUARD O/ TYVEK
HOUSE WRAP O/ PLYWOOD
SHEATHING
*WINDOW HEAD DETAIL SIMILAR
PROVIDE MOCK-UP
FOR REVIEW BY ARCHITECT
WINDOW SILL DETAIL
SCALE 3" : 1 ' - 0 "
1/2"
2X6 WALL W/
R-19 BATT INSULATION
(2) 2X6
MOIST-STOP FLASHING
* ADD/ALT: BITUMEN
FLASHING W/ COMPATIBLE
CAULKING/SEALANT
5/8" GYP. BOARD
PLYWOOD SHEATHING
5/4 X 5 CLEAR
CEDAR APRON,
RABBET FOR
SHINGLES
BULLNOSE SILL
TYP. CASEMENT WINDOW
WOOD FRAME W/ CLADDING
& NAIL FIN
1 3/4" X 1" CLEAR
CEDAR SILL W/
SLOPE & CURF
APRON
(MC738)
1X10 COVE SIDING BY
BODYGUARD O/ TYVEK
HOUSE WRAP O/ PLYWOOD
SHEATHING
PROVIDE MOCK-UP
FOR REVIEW BY ARCHITECT
SCALE: 1/4" = 1'-0"
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
LEFT ELEVATION
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-7
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
9'-4"10'-1"27'-9"12'-1"9'-1"SQ. WOOD COLUMNS
W/ CAP & BASE
BOARD & BATTEN SIDING
EXPOSED DEC. RAFTER TAILS
METAL FRAMED SLIDING DOORS
6X10 DEC. SHAPED
CORBELS
4X BARGE RAFTER
W/ SHAPED ENDS
4X BARGE RAFTER
W/ SHAPED ENDS
SLOPED FACE
METAL GUTTER
SMOOTH STUCCO FINISH @
FIREPLACE & CHIMNEY
SMOOTH STUCCO FINISH @
CHIMNEY
ALUM. CLAD WOOD
FRAMED WINDOWS
EXISTING GRADE
WOOD TRELLIS W/ SHAPED
BEAM ENDS
370.58' PLATE
381.00'
PLATE
381.00'
PLATE
370.58' PLATE
369.58'
MASTER PLATE
372.58'
GREAT ROOM PLATE
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
9'-4"10'-3"10'-1"27'-41/4"SQ. WOOD COLUMNS
W/ CAP & BASEALUM. CLAD WOOD
FRAMED WINDOWS
SLOPED FACE METAL GUTTER
TO MATCH ROOF
EXPOSED DEC. RAFTER TAILS
BOARD & BATTEN SIDING
BOARD & BATTEN SIDING
SMOOTH STUCCO FINISH @
FIREPLACE & CHIMNEY
SMOOTH STUCCO FINISH @
FIREPLACE & CHIMNEY
EXISTING GRADE
COMPOSITION SHINGLE ROOF COMPOSITION SHINGLE ROOF
370.58' PLATE
369.75'
GARAGE PLATE
381.00'
PLATE
370.58'
PLATE
381.00'
PLATE
359.50'
GARAGE F.F.
SCALE: 1/4" = 1'-0"
REAR ELEVATION
SCALE: 1/4" = 1'-0"
RIGHT ELEVATION
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-8
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
10'-1"9'-4"27'-6"EXISTING GRADE
FAMILY ROOM
FOYER
BEDROOM 2
COVERED
PORCH
370.58'
PLATE
381.00'
PLATE
381.00'
PLATE
370.58'
PLATE
372.58'
GREAT ROOM PLATE
359.50'
GARAGE F.F.
BEDROOM 3
360.50'
FIRST FLOOR
360.50'
FIRST FLOOR
371.67'
SECOND FLOOR
371.67'
SECOND FLOOR
386.75'
HIGHEST RIDGE
386.75'
HIGHEST RIDGE
9'-4"10'-1"EXISTING GRADE
FOYER COOK'S PANTRY BUTLER'S
PANTRY
OFFICE/
GUEST BEROOM
BEDROOM 2 BEDROOM 4
370.58'
PLATE
381.00'
PLATE
370.58'
PLATE
381.00'
PLATE
LOFT
STAIRWELL
BATH 5
SCALE: 1/4" = 1'-0"
SECTION A-A
SCALE: 1/4" = 1'-0"
SECTION B-B
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-9
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
16414
16400163861637416362
163831636916357 1641116397
1641416400163861637416362
16383 16369 163571641116397
EAST STREETSCAPE
WEST STREETSCAPE
* NEW 2-STORY RESIDENCE APPLICATION PENDING * NEW 2-STORY RESIDENCE PROPOSED
SCALE: 1" = 40'
NEIGHBORHOOD PLAN
SCALE: 1" = 20'
STREETSCAPES
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE:THE HARIRI RESIDENCE16386 HILOW ROADLOS GATOS, CAAS SHOWN
A-10
04/22/16
06/21/16A.
05/12/17B.
07/14/17c.
PROPOSED RESIDENCE
JUN 21, 12PM
JUN 21, 9AM
JUN 21, 3PM
JUN 21, 3PM
PROPOSED RESIDENCE
NEIGHBORING
RESIDENCE
DEC 21, 3PM
DEC 21,
12PM
DEC 21, 9AM
PROPOSED RESIDENCE
SEP 21, 3PM
SEP 21, 12PM
SEP 21, 9AM
SCALE: 1" = 10'
SHADOW STUDIES
JUNE 21 SHADOW STUDIESDECEMBER 21 SHADOW STUDIES MARCH/SEPTEMBER 21 SHADOW STUDIES