15740 Shady Ln - Staff Report & Exhibits 1-10TOWN OF LOS GATOS ITEM NO: 3
PLANNING COMMISSION STAFF REPORT
Meeting Date: June 8, 2016
PREPARED BY :
APPLICATION NO:
LO CATION:
APPLICANT:
PROP ERTY OWNER:
Erin Walters, Associate Planner
ewalters@ los gato s ca. gov
Architecture and Site Application S-14-060
15740 Shady Lane (located 680 feet east of Drys d a le Dri ve)
Allen Nikitin, Architect
Amy Fasnacht
APPLICATION SUMMARY: Requesting approval to construct an accessory structure and a
swimming pool on pro perty zoned HR-1 on a sl ope greater than
20 percent. APN 527-04-004.
RECOMMENDATION:
PROJECT DATA:
CEQA :
DEEMED C OMPLETE: May 5, 2016
FINAL DATE TO TAKE ACTION: November 5, 2016
Approval , s ubject to conditions.
General Plan Designation : Hill sid e Residential
Zoning Designation:
Applicable Plans & Standard s :
HR-1-Hillside Residenti a l
General Plan; Hillside
Development Standards &
Guidelines; Hillside Specific
Plan
Parcel Size: 52,707 gross squ are feet
Surrounding Area:
Existing Land Use Genera l Plan Zoning
North Sing le Famil y Hillside Re side nti al HR-1
East Single Family Hillside Res identi al HR-1
South Single Family Hillside R esidential HR-1
West Single Family Hill side Re s id enti al HR-1
The projec t is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of th e California
Env ironmental Quality Act, Section 15303: New Con struct ion or
Conversion of Small Stru ctures.
Planning Commission Staff Report -Page 2
15740 Shady Lane/S-14-060
June 8, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND :
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• As required by the Hillside Development Standards &
Guidelines that the project complies with the Hillside
Development Standards & Guidelines
• As required by the Hillside Specific Plan.
• As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
1. Location Map
2 . Findings (one page)
3 . Recommended Conditions of Approval (8 pages)
4. Project Data Sheet (one page)
5. Applicant's Letter of Justification, received on February 26,
2016 (one page)
6 . Hillside Development Standards & Guidelines: Compliance
Checklist, received August 28, 2014 (nine pages)
7. Town's Consulting Arborist Report, received on January 30,
2015 (24 pages) and March 23,2015 (one page)
8 . Neighborhood emails of support, received on February 26,
2016 (three pages)
9. Color and Materials Sheet, received on May 5, 2016 (one
page)
10. Development Plans, received on May 5, 2016 (seven pages)
The subject site is located 680 feet east ofDrysdale Drive on Shady Lane (see Exhibit 1). The
lot is approximately 1.18 acres with an existing 3,001-square foot two-story residence and 455-
square foot attached garage.
The project is being forwarded to the Planning Commission because the project would result in a
pool located on an existing slope greater than 20 percent.
Planning Commission Staff Report-Page 3
15740 Shady Lane/S-14-060
June 8, 2016
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing a swimming pool to be located on an existing slope greater than
20 percent and proposing a 398-square foot pool house. The swimming pool and pool
house would be accessed from the property's existing driveway. The applicant has
provided a letter of justification for the proposed swimming pool and pool house (Exhibit
5). The dimensions of the proposed swimming pool would be 7 feet by 35 feet. The pool
house would have a maximum height of 15 feet. The proposed materials for the pool house
include: cedar shingles, wood trim, wood clad windows, and composition shingles to match
the existing main house (Exhibit 9). The proposed two and half to three-foot tall retaining
walls would be clad in a natural stone veneer (Exhibit 9). A color and materials board will
be available at the Planning Commission meeting and Exhibit 4 includes general project
data.
B. Location and Surrounding Neighborhood
The project site is located is located 680 feet east of Drysdale Drive on Shady Lane
(Exhibit 1 ). Surrounding properties contain single-family residences.
C. Zoning Compliance
The proposed project complies with the zoning code including the setback requirements
and height requirements. The zoning permits a swimming pool and an accessory structure.
ANALYSIS:
A. Swimming Pool
The property is subject to the Hillside Development Standards and Guidelines (HDS&G).
The Planning Commission is reviewing the proposed project because the project would
result in a swimming pool located on an existing slope greater than 20 percent.
Area o(Least R estrictive Development
The HDS&G requires that each development application identify and map the Area of
Least Restrictive Development (LRDA). This is to identify the most appropriate area or
areas on the lot for locating buildings in the least constrained areas . One of the elements in
determining the LRDA is topography with slope less than 30 percent. Additionally the
HDS&G prohibits swimming pools to be located on existing slopes greater than 30 percent.
Planning Commission StaffReport-Page 4
15740 Shady Lane/S-14-060
June 8 , 2016
The applicant identified the site 's LRDAs in a constraints analysis of the site (Exhibit 10,
Sheet 3). The applicant identified Area 4, an area located down hill and east of the main
residence as the most favorable site for the pool location. The proposed swimming pool
location would be located within one of the site 's LRDAs, on an existing slope less than 30
percent (26 percent). The proposed pool house would be located on an existing slope of 25
percent. In addition the proposed swimming pool ahd pool house locations would be
located outside of the required setbacks, 20-foot easement, and would minimize tree
impacts (see Tree Impact Discussion Below).
B . Grading
The proposed project meets the HDS&G grading standards and guidelines (Exhibit 6). The
proposed swimming pool, pool house and retaining walls meet the HDS&G maximum cut
and fill depths located in Table 1 ofthe HDS&G (page 17) ..
C. Retaining Walls
The proposed two and a half and three-foot retaining walls are less than five feet in height
as required by the HDS&G and are proposed to be faced with a natural stone veneer
(Exhibit 9).
D. Pool House
The proposed pool house meets the HDS&G accessory structure setback requirements, and
height requirements. The proposed pool house exterior materials would match the existing
main residence (Exhibit 8). Pursuant to the HDS&G the site allows a maximum floor area
of 6 ,000 square feet. The following table summarizes the floor area for the site.
Floor Area
Existing Two-Story House 3,001 s.f.
Existing Attached Garage 455 s .f. (400 s.f. of garage is exempt)
Proposed Pool House 398 s .f .
Total Proposed Floor Area 3,454 s .f. where a maximum of 6,000 s .f. is allowed
The proposed floor area of 3,454 square feet is less than the maximum allowable floor area
of 6,000 square feet for the site.
E. Tree Impacts
The project was reviewed by the Consulting Arborist and two reports were prepared
(Exhibits 7 and 8). There are 15 protected trees within the proposed construction area and
one non-protected tree (an Almond). All 15 protected trees are coast live oaks. The
Planning Commission Staff Report -Page 5
15740 Shady Lane/S-14-060
June 8, 2016
fair /good condition. The applicant's proposed project (Exhibit 1 0) addresses the
Consulting Arborists recommendations. Tree protection measures are incorporated as a
Condition of Approval (Exhibit 3, #9) to protect trees remaining on the subject property
within the development area. A tree removal permit and canopy replacement pursuant to
Town Code is required for the proposed tree removal (Exhibit 3, #7).
F. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to :
• Policy LU-6.8-New construction, remodels , and additions shall be compatible and
blend with the existing neighborhood.
• Policy CD-1.2 -New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
• Goal CD-14-To preserve the natural topography and ecosystems within the hillside
area by regulating grading, landscaping, and lighting.
G. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofCalifomia Environmental Quality Act , Section 15303: New
Co nstruction or Conversion of Small Structures.
PUBLIC COMMENTS:
The applicant has informed staff that they have discussed the project with the adjacent neighbors
and emails of support are included as Exhibit 8. At this time, the Town has not received any
other public comment.
SUMMARY AND RECOMMENDATION :
A. Summary
The proposed project complies with the zoni ng code requirements , and the HDS&G. The
project s ites the proposed pool and pool house within an LRDA on an existing slope less
than 30 percent. The project minimizes grading and minimizes tree impacts.
Planning Commission Staff Report -Page 6
15740 Shady Lane/S-14-060
June 8, 2016
B. Recommendation
Staff recommends the approval of the proposed project. If the deciding body concurs with
staffs recommendation it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the findings that the project complies with the Hillside Development Standards
and Guidelines (Exhibit 2); and
3. Make the finding that the project complies with the Hillside Specific Plan (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 & Site application (Exhibit 2); and
5. Approve Architecture and Site Application S-14-060 with the conditions contained in
Exhibit 3 and development plans attached as Exhibit 10.
ALTERNATIVES:
Alternatively, the Commission could:
1. Deny the application; or
2. Approve the application with additional and /or modified conditions; or
3. Continue the matter to a date certain with specific direction.
(~~
Prepared by:
Erin Walters
Associate Planner
JP :EW:cg
Community Development Director
cc: Allen Nikitin, Architect, 236 N. Santa Cruz Avenue #205, Los Gatos, CA 95030
Amy Fasnacht, 15740 Shady Lane, Los Gatos, CA 95030
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15740 Shady Lane
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PLANNING COMMISSION -June 8, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15740 Shady Lane
Architecture and Site Application S-14-060
Requesting approval to construct an accessory structure and a swimming pool on property
zoned HR-1 on a slope greater than 20 percent. APN 527-04-004.
PROPERTY OWNER: Amy Fasnacht
APPLICANT: Allen Nikitin
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act , Section 15303: New
Construction.
Required compliance with Hillside Development Standards & Guidelines:
• The project is in compliance with the Hillside Development Standards & Guidelines in
general, and with grading, geotechnical hazards , in particular ..
Compliance with Hillside Specific Plan:
• The project is in compliance with the Hillside Specific Plan in that the site is developed as a
single family residence on an existing parcel. The proposal is consistent with the
development criteria included in the plan.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
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PLANNING COMMISSION -June 8, 2016
CONDITIONS OF APPROVAL
15740 Shady Lane
Architecture and Site Application S-14-060
Requesting approval to construct an accessory structure and a swimming pool on property
zoned HR-1 on a slope greater than 20 percent. APN 527-04-004.
PROPERTY OWNER: Amy Fasnacht
APPLICANT: Allen Nikitin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or bu siness operation s hall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood li ghts
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. DEED RESTRICTION: Prior to the iss uance of a building permit, a deed restriction shall
be recorded by the applicant with the Santa Clara County Record er's Office that requires
all exterior colors to be maintained in conformance with the Town's Hillside Development
Standards .
5. GENERAL: All existing tree s shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the s ite.
6. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained fo r any protected
trees to be removed, prior to the issuance of a building or grading permit.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, identified in the Arborist 's reports dated as
received January 30, 2015, and received March 23, 2015 , on file in the Community
Development Department. A Compliance Memorandum shall be prepared by the app li cant
and submitted with the building 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 building permit where applicable.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Refer to tree fencin g requirements and other
protection measures identified in the Arbori st Reports prepared by Deborah Elli s, identified
in the Arborist's reports dated as receiv ed January 30, 2015 , and received March 23 , 2015,
on file in th e Community Development Department. Include a tree protection plan with th e
construction plans.
EXHIBIT 3
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 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. 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.
12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
13. PERMITS REQUIRED: A Building Permit shall be required for the construction of the
new accessory structure and pool. Separate permits are required for electrical , mechanical,
and plumbing work as necessary.
14. 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.
15. SIZE OF PLANS: Four sets of construction plans, minimum si ze 24" x 36", maximum
si ze 30" x 42".
16. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics.
17. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report, and that the building pad 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 surveyor or registered civil engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation comer locations
d. Retaining Walls
18 . TOWN FIREPLACE STANDARDS : New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree l imbs shall be cut within 1 0-feet
of Chimney.
19. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
20. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface
Fire Area and must comply with Section R327 Materials and Construction Methods for
Exterior Wildfire Exposure of the 2013 California Residential Code.
21. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a
California licensed Architect or Landscape Architect in conformance with California
Public Resources Code 4291 and California Government Code Section 51182.
22. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or
Landscape Architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government Code
Section 51182.
23. BLUE PRINT 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 for a fee of $2 or at ARC Blue Print for a fee or online at
www .I osgatosca. gov /building.
24. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division-Erin Walters (408) 354-6867
b. Engineering/Parks & Public Works Department-Mike Weisz (408) 395-3543
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
25. 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 dirt and 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. The
Applicant's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Applicant's expense .
26 . APPROVAL: This application shall be completed in accordance with all of the conditions
of approval li sted 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.
27. ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5 ,000 will require construction
security. It is the responsibility of the Applicant to obtain any necessary encroachment
permits from affected agencies and private parties, including but not limited to , Pacific Gas
and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California
Department of Transportation (Caltrans). Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
28 . PUBLIC WORKS INSPECTIONS: The Applicant or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to
on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of work that went on without
inspection.
29 . RESTORATION OF PUBLIC IMPROVEMENTS: The Applicant shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Applicant's operations. Improvements such as , but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc., shall be repaired and replaced to a condition equal to or better than the
original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc .
Any concrete identified that is displaying a stamp or equal shall be removed and replaced at
the Contractor's sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The
Applicant shall request a walk-through with the Engineering Construction Inspector before
the start of construction to verify existing conditions.
30. 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.
31. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the
issuance of any permits.
32. 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.
33. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND
GUIDELINES: All grading activities and operations shall be in compliance with Section
III of the Town's Hillside Development Standards and Guidelines. All development shall
be in compliance with Section II of the Town 's Hillside Development Standards and
Guidelines .
34. DRAINAGE IMPROVEMENT: Prior to the issuance of any permits, the Applicant shall:
a) design provisions for surface drainage ; and b) design all necessary storm drain facilities
extending to a satisfactory point of disposal for the proper control and disposal of storm
runoff; and c) provide a recorded copy of any required easements to the Town.
35. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a . Retaining wall: top of wall elevations and locations.
b. Toe and top of cut and fill slopes.
36 . PAD CERTIFICATION : A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall be
provided subsequent to foundation construction and prior to construction on the structure.
The pad certification shall address both vertical and horizontal foundation placement.
37. RETAINING WALLS: A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
review process .
38 . 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 673 5 of the California Business and Professions Code.
39. SOILS REVIEW: Prior to issuance of any permits, the Applicant 's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soils engineer shall review the final grading and drainage plans
to ensure that designs for foundations , retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. Approval of the
Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans .
40 . SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the Applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an "as-built" letter/report prepared by the
Applicant's soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
41. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechnical/geological
investigation as prepared by the Applicant's engineers, and any subsequently required
report or addendum. Subsequent reports or addendum are subject to peer review by the
Town 's consultant and costs shall be borne by the Applicant.
42 . PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any permits, the
Applicant shall complete a pavement condition survey documenting the extent of existing
pavement defects using a 35-mm, smartphone video (in Landscape orientation only) or
digital video camera. The survey shall extend the length of the private driveway serving
the project site in question, from the edge of the public right-of-way. The results shall be
documented in a report and submitted to the Town for review .
43. POSTCONSTRUCTION PAVEMENT SURVEY: The Applicant shall complete a
pavement condition survey and pavement deflection analysis to determine whether road
damage occurred as a result of project construction and whether there were changes in
pavement strength. Rehabilitation improvements required to restore the pavement to pre-
construction condition and strength shall be determined using State of California
procedures for deflection analysis. The results shall be documented in a report and
submitted to the Town for review and approval before a Certificate of Occupancy for any
new building can be issued. The Applicant shall be responsible for completing any
required road repairs prior to release of the faithful performance bond.
44. CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated gross
vehicle weight exceeding ten thousand (1 0,000) 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.
45. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p .m. and 6:00
p .m.). Prior to the issuance of a building permit, the Applicant shall work with the Town
Building Department and Engineering Division Inspectors to devise a traffic control plan to
ensure safe and efficient traffic flow under periods when soil is hauled on or off of the
project site. This may include, but is not limited to provisions for the Applicant/Owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
46. CONSTRUCTION HOURS: All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc ., shall be limited to the hours of 8:00a.m. to 8:00p.m., weekdays
and 9:00a.m. to 7 :00p.m. weekends and holidays . The Town may authorize, on a case-by-
case basis, alternate construction hours. The Applicant shall provide written notice twenty-
four (24) hours in advance of modified construction hours. Approval of this request is at
discretion of the Town.
47. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00p.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.
48. CONSTRUCTION MANAGEMENT PLAN : Prior to the issuance of any permits, the
Applicant shall submit a construction management plan that shall incorporate at a
minimum the Project Schedule, site security fencing, employee parking, construction
staging area, materials storage area(s), and proposed outhouse location(s).
49. SHARED PRIVATE STREET: The private street accessing Project Site shall be kept open
and in a safe , drive-able condition throughout construction. If temporary closure is needed ,
then formal written notice shall be provided at least one week in advance of closure.
50. 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.
51. 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. Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Building Official. The Town shall not
incur any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to the issuance of a building permit.
52 . BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring
that all contractors are aware of all storm water quality measures and that such measures
are implemented . Best Management Practices (BMPs) shall be maintained and be placed
for all areas that have been graded or disturbed and for all 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.
53. SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat storm water.
54. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included . Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets , Town standard
seeding specification, filter berms, check dams , retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department
and the Building Department will conduct periodic NPDES inspections of the site
throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
55. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three (3) times daily,
or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets shall be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between the
hours of 8 a.m . and 5 p.m . and shall include at least one (1) late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed twenty-five (25) miles per hour (MPH). All trucks
hauling soil, sand, or other loose debris shall be covered.
56. 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.
57. 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 (1 0) 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.
58. 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.
59. 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 storing of
goods and /or 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 adjacent public right-of-way shall be kept clear of all job related dirt and
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 . The Applicant's representative in charge
shall be at the job site during all working hours. Failure to maintain the public right-of-way
according to this condition may result in penalties and/or the Town performing the required
maintenance at the Applicant's expense.
60 . COVERED TRUCKS : All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
61. WILDLAND-URBAN INTERFACE: This project is located within the designated
Wildland Urban Interface Area. The building construction shall comply with the provisions
of California Building Code (CBC) Chapter 7 A. Note that vegetation clearance shall be in
compliance with CBC Section 701A.3 .2.4 prior to project final approval. Check with the
Planning Department for related landscape plan requirements.
62 . CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-
7. Provide appropriate notations on subsequent plan submittals, as appropriate to the
project.
63 . ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0 .5 inch (12.7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure.
N :\D EV \CON DITIONS\2 0 16\Sh adyLn 15740.docx
15740 SHADY LANE-PROJECT DATA
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district HR-1 same -
Land use single family residence same -
General Plan Designation Hillside Residential same -
Lot size (sq. fL) 51 ,401 s .f. (1.18 acres) same 40,000 sq. ft. minimum
Exterior materials:
• siding Main house-cedar same -
shingles
• trim Wood same -
• windows Wood c lad same -
• roofing Composition shingles same -
Building floor area:
• first floor 1,617 s.f. same
• second floor 1,384 s.f. same -
• garage 55 (455) s.f. same 400 exempt
• accessory structure 0 398 Included in FAR
Total 3 ,056 s.f. 3,454 s.f. 6 ,000 square feet max.
Setbacks (fL):
• front 270 ft to Shady Lane 30 feet minimum
• rear 75ft 20 feet minimum
65ft/66ft 20 feet minimum • side
Maximum height ({L) 15ft 15 feet maximum
Building coverage (%) 6% no maximum
Parking 2 3 two spaces minimum
Tree Removals 1 canopy replacement
N.IDEV\E RIN W\A RCHI TECTU RE AND SITE\SHADY LANE 1574().POOL\S HADYLN 15740·SFRDATA .DOC
EXHIBIT 4
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ALLEN NIKITIN ARCHITECT, INC.
236 N . SANTA CRUZ AVENUE SUITE 205
LOS GATOS, CA 95030
anikitin@mindspring .com
22 Feb 2016
408.354.3575
To : Town of Los Gatos Planning Dept
Re: 157 40 Shady Lane
Arch and Site Application No . S-14-060
Attn : Erin Walters
JUSTIFICATION LETTER
from Amy Fasnacht
ECEIVED
S-J4-obO
rr n ~ ~· , I ) 1 j
I am requesting to build a small pool and pool house. My husband
and I have spent several years looking at the various options for
placement of these, and have concluded that the only location that can
work is the one proposed in this application.
When I purchased the property in 1986 there was a
dilapidated building (shack) that was barely habitable. However, I loved the
property and made improvements over the years and now have a
comfortable home that I most likely will live in it the rest of my life . We
have an intimate connection with the property and have left the land to the
pack rats,squirrels, birds and deer to enjoy over the years
However, now I use a wheelchair and swimming has been medically
recommended as the only form of exercise I can do which is not weight
bearing .
We researched with the Architect during the planning process and
have concluded the proposed location logically feels like the best place ,
naturally nestled away in a valley. Thru our study we found the property
has many restrictions including an easement that cuts an inconvenient 20
foot wide swath thru the body of the property, electrical lines across the
property, requirements for a fire truck turnaround, and many steep slopes.
And the property is literally covered in oaks as the Map indicate .
The proposed location is only partially visible to two of my neighbors
who are at higher elevations and is completely invisible from the road and
the valley floor. All my neighbors support the plans. This project is very
small and carefully crafted to fit into the slope contours with minimal impact
to the existing and future environment.
Thank You ,
Amy Fasnacht
Homeowner
EXHIBIT 5
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r
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: 1574-0 ~rt;tQ'-( 4-N~
Sectioo Standards & GuideliDes
This table contains a summary of the Town of Los Gatos'
Hillside Development Standards and Guidelines.
Use COMPLIANCE Column to show 'X' • complies, '0' -noo compUance
Put 'N/ A' if you do not deem the Standard or Guideline applicable.
An explanation should be provided where oot in compliance.
I Introduction
A Vision Development must preserve the natural beauty of the hillsides
B Overview Character, sensitivity & constraints for dvpt must be considered.
C Goal Sustainable development preserving the natural environment
D Applicability AU HR and RC zoning districts and Rl with hillside sensitivity.
E Objectives HDS&G implements Los Gatos' Vision for hillside development.
F S&Gs Standards must be followed. Guidelines make recommendations.
G Relationships Consider also General Plan, Zoning, Hillside Specific Plan etc.
H Approval Scope of any hillside project determines its approval process.
n Constraints Analysis & Site Selection
A Prior to Building Site Selection
I Constraints Analysi s
2 Consultation with Neighbors
3 Pre-Application Meeting/Staff Consultation
B View Analysis
I Viewing Platforms
2 Determination of Significant Ridgeline s
C Selecting a Building Site
S l Locate Buildings within LRDA
S2 Preserve Views of Highly Visible Hills
S3 Reduce Visual bnpact
S4 Ridgeline View Protection
S5 Preserve Natural Features
S6 Avoid Hazardous Building Sites
S7 Protect Riparian Corridors
SS Protect Wildlife
G 1 Solar Orientation
G2 bnpact on Adjacent Properties
G3 Minimize Grading
TOWN OF LOS GATOS
RECEiVED
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AUG 2 8 2014
T OWN OF LOS GATOS
PLANNIN G DIVISION
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.EXHIBIT 6
Town of Los Gatos
Wllside Development Standards & Guidelines: Compliance Checklist
Addr~: -------------------------------
Section Standards & Guidelines
m Site Planoiog
A Grading
S 1 Minimize Cut & Fill per Table
S2 Define Earthwork Quantities [Access/House/Cellar/Other]
S3 Locate Buildings to Minimize Grading
S4 No Strip Grading
S5 Grade footprint/access/guest parking/turnaround only
S6 Restore to Original Topography
S7 Utilize Contour Grading Techniques
S8 Restore Vegetation at Cut/Fill Slopes
S9 Erosion/Sediment Control Plan [Interim and Permanent]
SIO Grading April-September
B Drainage
· Sl Runoff Dispersion On-Site
S2 Upslope Drainage shall not Impact on Downslope Development
S3 Preserve and Enhance Natural Drainage Courses
S4 New Drainage Channels to be Naturalized [rock/vegetation]
G I New Drainage Channels to be placed in less visible Locations
G2 Lining of Drainage Channels is Discouraged [bio-s wale]
G3 Dry Stream effects preferred over Undergrounding of Drainage.
C Driveways & Parking
Sl Locate Driveways to Reduce Grading
S2 Driveways prior to Occupancy
S3 Gates set back min 25' from street
S4 Driveways to receive All Weather surface
S5 Max Driveway Slope to be 15%
Gl Min [single house] Driveway width to be 12'
G2 Max Driveway length 300'. Turnaround area slope < 5%.
G3 Driveways min 20' apart or adjoining. Safe distance from Intersections
G4 Shared Driveways: encouraged to reduce grading a nd impervious
G5 Driveways located/maintained to ensure good line-of-sight.
D Safety
Geologic Hazards
Sl Site Specific Geologic Investigation may be Required.
S2 Site Specific Geologic Investigation concerns to be addressed
TOWN OF WS GATOS
Compliance
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Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addr~: -------------------------------
Section Standards & Guidelines Compliance
Fire Hazards
Sl Locate and Design Structures to minimize exposure to wildfires 7'-
S2 Provide Landscape (Plan) to create defensible space around home X..
S3 Provide adequate Fire Access ~
S4 Ensure adequate water supply for fire prevention X
S5 Water s uppression available and labeled for fire prior to framing ;;<.
S6 Above ground water storage tanks may not encroach into setbacks. t-JA..
G1 Development should avoid areas subject to severe fire danger. X
G2 Selectively reduce Fuel Load inside defensible space ~
G3 Ensure Fuel Sources are di scontinuo us. "' G4 Landscape Defensible Space with fire prevention in mind. f)(
G5 Minimize visibility of above ground water storage tanks. IX
IV Development IDtensity
A Maximum Allowable Development
1 Adjust Lot for Slope per Table "](.
2 Verify Max Gross floor area< FAR )i..
B Exclusions
I Cellars 'f.J~~
2 Garages up to 400 sq ft ~
3 Stables that are not fully enclosed lf'/n'
4 Barns (size dependant on lot size: 500-2,500 ft.) f'JIT
c Exceptions to maximum floor area
I Will not be visible from established viewing platforms ~
2 No significant impact on trees, wildlife or movement corridors i'>'
3 Minimize grading area to accommodate buildings >FAR ~
4 All standards and applicable guidelines are being met )<
5 Compliance to Title 24 w/ margin of at least 10% ./<-
6 Pre-wire for future pbotovoltaic installation v
7 A min of 25% of bardscape mat. is permeable )(
8 Include cellar element unless conflicts w/other standards JVI"r
9 No significant visual impact to neighboring properties ~~
v. Architectural Design
A Design Objectives 'J..
01 Vismilly blends with natural environment ~
02 Responsive to site constrains & opportunities '!-
03 Compatible with the neighborhood & respectful of neighbors ,..
04 Respect of the rural character of the hillside )<
TOWN OF LOS GATOS Page 3
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Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addr~: -------------------------------
Section Standards & GuideHnes
B Design to be neighbor friendly
Sl Study site lines: place windows & outdoor areas to maintain privacy
G 1 a Minimize 2nd story win(iows facing close neighboring properties
Glb Orient windows, decks, & balconies to avoid privacy for neighbors
G lc Screening: solid retaining walls, lattice work, planters: obscure sight lines
Gld Limit decks & balconies to 6' depth in privacy areas.
Gle Use landscaping to screen views to your neighbors
G If Existing vegetation that protects privacy should not be removed
Glg Screen noise sources: parking, outdoor activity, mechanical, pool
Glh Outdoor activity areas away from neighbors quiet areas (bedrooms)
C Design for Sustainability
Sl None
G 1 Energy conservation & water saving techniques above min req of Title 24
G2 .a <3,500 sf incorporate a variety of green building strategies + mat.
G2.b >3,500 sf-incorporate additional energy+ resource saving features
G3 Design for solar (space & water) & utilize natural cooling & lighting
G4 Materials: use less natural resources; non-toxic; salvaged or reused .
D Design for fire safety
Sl Structures shall be designed to maximize protections from wildfires
S2 Roofs shall have a Class A covering or Class A roof assembly
S3 Eaves & soffits: exposed underside -noncombustible or min 1-hr resist.
S4 Gutters & downspouts : non combustible material
S5 Exterior walls: -noncombustible or min 1-hr resist.
S6 Under floor & deck: enclosed to grod -noncombustible or min 1-hr resist .
S7 Attic+ vents covered w/corrosioo-resistaot mesh not to exceed 114"
S8 Automatic fire sprklr installed per National + Fire Depts Standards
S9 Roof skylights shall be tempered or have multi-layered glazing
G 1 Exterior windows should be tempered glass.
G2 Minimize windows on side of house exposed to an approaching fire
G3 Design roof eaves with minimal overhang for heat & flames
E Building Height
Sl Max height for hillside areas is 25ft
S2 Max overall height <35 ft.; <28 ft. if visible from viewing platform
S3 Ridgeline & visible homes shall not exceed 18 feet above grade
S4 Maio level FF, excluding cellar, < 4 ft above existing grade
S5 Three story elevations are prohibited
TOWN OF LOS GATOS
Compliance
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Town of Los Gatos
Hillside Development Standards & Guidelines: CompUance Checklist
AdM~: --------~--------------------
Section Standards & GuideUnes Compliance
F Minimize building bulk & Mass
Sl Minimize bulk, mass & volume, from distance or surrounding properties I :X:
S2 Design to conform to natural topography of site & run w/contours. ~·
Gl.a Keep building forms simple X
Gl.b A void architectural styles that are viewed as massive & bulky X
Gl.c Minimize square footage .,.._
Gl.d Minimize volume; avoid large volume buildings X.
Gl.e Avoid overhanging decks, staircases, & patios formed by retaining walls 'f...
Gl.f Step the building foundation & roofs with natural slope )<
G l .g Use horizontal & vertical building components to reduce bulk. ~
G l .h Create light & shadow w/ modest overhangs, projections,alcoves,offsets 'j:.
Gl.i Vary e levations, stepping back second stories to conform with topo KA.
Gl.j Use below grade rooms. Use landscape & grading to reduce bulk •'f..
GJ.I Use vaulted ceilings rather than high walls + attics to achieve 'volume' -1-
G Roofs
Sl Small [roofs, lines, components] to reflect irregular natural features 'f.
S2 Slope of main roof to be oriented w/direction of natural terrain 7--
Gl large gable ends on downhill elevations should be avoided f.
H Architectural elements
Sl Enclose w/ walls: ext struct. supports, under firs & decks 'I'
S2 Skylights to reduce night glare. No glazing on large dome-style )<.
S3 Arch detailing on all sides. 1'.
Gl Minimize large windows & glass doors to prevent glare ·~ G2 Avoid massive, tall elements, 2-story entry, turrets, large chimneys )'
I Materials & Color
Sl Minimize contrast between manmade buildings and environment X
S2 Exterior colors not to exceed reflectivity of 30 & blend w/vegetation )(.
S3 Variety of dark earthtone roofs that blend w/the environment )<
S4 Should use copper on exposed metal surfaces or a paintable surface 'f..
S5 Contrasting color accents kept to a minimum .,...
Gl Mat, textures, details used to mitigate visual impact of large wall areas ~
TOWN OF LOS GATOS Page 5
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Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addr~: -------------------------------
Section Standards & Guidelines Compliance
v. Site Elements
A Fences and Walls
SI Min use of walls & fences. Maintain open views, rural + natural char. ")(.
S2 Fences & walls shall not exceed 6' in height .)£,
S3 Solid fencing mat shall not be used unless needed for privacy "t--M
S4 Deer fence max of 8' & limited to ornamental landscaping. rvlr
S5 Fences not to impede movement of wildlife wA
S6 Temp construction fencing limited to building envelope ~
GI Wood rail-type fence s and gates preferred y:
G2 Chain link fences strongly discouraged /<
G3 Chain link dark color, vinyl & supported with wood frame r.
G4 Open fencing located within 20 ft of property line adjacent to street y:.
G5 Fences should follow topography -1-
B Driveway Entrie s
Sl Blend w/ natural environment & maintain rural character of hillside NA-
S2 Entry gate set back from edge of street 25' J,
S3 Direct lighting at entries downwards & not visible from street u,
S4 Display street address to be visible from street at driveway fVJ
S5 SCC Fire Dept to approve electronic or locking entry gates tJ:
Gl Entryway gates and fencing should be an open design "'"' G2 Monumental entry gates are strongly discouraged f'Jit
c Retaining Walls
Sl Use to substantially reduce amount of grading ')<.
S2 Use natural stone, stained concrete, o r tex surface if visible from street )\.
S3 Retaining walls & planters setback; or buffer of 5' adjacent to street 'I..
S4 RW blend w/natural topo, not run in straight direction >50' {...
S5 Landscape adjacent to RW with native trees + shrubs to screen wall ~
S6 RW constructed of permanent materials (stone, concrete, e tc) not wood Y-
D Outdoor ughting
Sl Outdoor lighting conform w/Town Zoning Ordinance ~
S2 Not visible/glare to neighbors, low level, directed downward c
S3 Unshaded or non-recessed spotlights are prohibited K
S4 Decorative only lighting prohibited. No uplighting of trees )(
S5 Lighting for sports courts prohibited I'
Gl Use of energy-efficient lighting is encouraged )(.
G2 Outdoor lights above 4' should use cutoff fixtures /(.
TOWN OF LOS GATOS Page6
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addr~: -------------------------------
Section Standards & Guidelines Compliance
E Accessory building, pools and sports courts
Sl Accessory building have the same setbacks as main building li-_
S2 Ace. buildings i ntegrated w/topo + use similar fonns, colors,materials ~ -S3 No sports courts or pools on slopes greater than 30 percent ,..t-
S4 New caretaker units allowed when in compliance with the following: f..JA
S4.a Necessary/desirable to provide maint. or services to property/facilities If... A
S4.b The lot is large enough to support second living structure II, ""
S4.c Maximum floor area for caretaker unit -900 sq ft IV
S4.d Architecturally compatible w/main structure lt.Jt
S4.e Lot is not part of a Planned Development II'\ 'A
G None
F Impervious Surfaces 11Jfi
s None ~
Gl Minimize impervious . Use pavers, natural stone in sand, decomp . granite IF--
G2 Run off directed away from n ative trees and shrubs l>c
vn Landscape Design
A Landscape design concepts
Sl Maintain natural appearance of hillsides V'
S2 Design for fire safety. Min vertical clear 13.5' over ace. roads & drive X.
S3 No formal landscaping. Use native species indigenous to immediate area ~
S4 Formal gardens+ turf areas limited to areas adjacent to house "-
S5 Irrigation design to conserve & protect existing native vegetation
S6 Plant selection: water conservation, fire resistant & erosion control 'f..
S7 Plants > 30' from primary house indigenous for immediate natural habitat ~
G1 Arrange in random, informal groupings. Blend with natural hillside 'f-
G2 Use to control exposure to s un and winds Y-
G3 Use to control erosion , screen buildi.ng, privacy, create shade y..
G4 Minimize use of impervious s urfaces -use decomp granite, pavers in sand '{_
G5 Avoid landscaping adjacent to street, driveway entrance, trails '/.
G6 Plant trees & flammable vegetation 30' away from home x:
TOWN OF LOS GATOS Page 7
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Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Addre~: -------------------------------
Section Standards & Guidelines
B Plant Material
S I Select native species that are adapted to climate & soil char. of site
S2 Ornamental landscaping no more than 30' from residence. Discouraged
S3 No spreading plant that will change the character of the hillside
S4 Turf grass & high water using plants are prohibited
G I Drought tolerant, water conserving, fire resistant, erosion control
G2 Adaptable to climate & soil conditions of site
G3 Trees & shrubs should be selected from Town's list
G4 Plants adjacent to street & visible from public areas -Use Town's list
G5 Native shrubs for large slope plantings
D Tree Preservation
S I Existing trees shall be preserved & protected
S2 When trees may be impacted by development, include tree info on plans
S3 Visual impact of tree removal shall be submitted with plans
S4 Pruning to be consistent w/ Best Management Practices
Gl No grading/constructing within drip line of an existing tree
G2 Limit pruning of existing trees
G3 Minimal pruning permitted for construction clearance
G4 Can remove branches up to 3" india for emergency situation
VDI Subdivision and Planned Development Projects
A Purpose and intent: to reduce hillside impacts.
B Applicability of standards: PD applications in hillside areas
C Least restrictive development areas (LRDA)
Sl Preserve open space and significant natural features. Develop in LRDA
S2 LRDA = below ridge view; outside riparian areas; slope < 30%; min impact.
S3 Map LRDA (Sub-areas 2-9). Development outside LRDA is a last resort.
S4 Sub-area 1: LRDA is identified in Blossom Hill open space study.
D Exceptions to development within LRDA
1 Compliance w/ HDSG, Hillside Specific Plan, General Plan
2 Minimal grading, tree removal, landscape changes & more advantageous.
3 Development inside LRDA needs driveway outside LRDA
4 Project Visibility from viewing platform < if inside LRDA
E Development standards and guidelines
1 Site Preparation
S l .a Min grading. Visually blend with adjacent natural areas
S I .b Elevation plans to show existing natural grade and proposed grade
S I .c Avoid sharp cuts & fills, long linear sl opes that have a uniform grade
TOWN OF LOS GATOS
Compliance
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Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Add~: ------------------------------
Section Standards & Guidelines Compliance
Gl Avoid grading in areas where slope is greater than 25 percent tv PI
G2 A void pad & terrace grading.
2 Drainage
S2.a Upslope development shall not negatively impact downslope drainage
S2.b Natural drainage course shall be preserved
G l.a Terrace drains, use landform slope. Down drains-least consp location
Gl.b Native rock for drainage channels & brow ditches
3 Lot configuration and building locations
Sl Layout/plan to adapt to existing topo
S2 Offer a variety of lot sizes & shapes influenced by topo
S3 Preserve open space, protect natural features, reduce repetitive designs
S4 Indicate Building footprint on grading plan & staked on site
S5 Mfct'd slopes located on uphill side of bldgs; hide slope behind bldg
Gl Preserve environmentally sensitive areas, natural features, open space
4 Street layout and driveways
Sl Street & drainage shall reflect rural character, natural features
Gl Streets, drives, parking, emerg. veh. access be aligned to existing grades
G2 Joint driveways will have street addresses for all resid. Using driveway
G3 DW approach located to max on-street parking
G4 Limit road lighting to intersections, curves, dead ends, multi-use parking
G5 Road & driveway graded banks-plant with grasses & native trees & shrubs
5 Trails
Sl Plans must be reviewed wffrails section of Town & SC Cty General Plans
Gl Trail easement dedication & construction shall be a condition of approval
G2 Design trails for multiple use
G3 Form CC&R's or maint. Districts so trail expense will be borne by HO's
G4 Locate a way from existing residential areas
G5 Cross -country type trails should be developed
G6 Place trails in dedicated open space + though trees and scenic areas
G7.a Limit trail use to pedestrian, bicycle, and equestrian use only
G7.b Prevent use by all motorized vehicles
G7 .c Protect the natural environments
G7.d Promote safe recreational use
G7.e Determine appropriate width
G7 .f Establish policies regarding fencing location & type I
G7.g Incorporate erosion control measures
TOWN OF LOS GATOS Page 9
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