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Item 02 - 649 University Ave - Staff Report & Exhibits 1-8TOWN OF LOS GATOS ITEM NO: 2 PLANNING COMMISSION STAFF REPORT Meeting Date: June 22, 2016 PREPARED BY: APPLICATION NO.: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: Dorian Pradon, Planning Technician dprado n@ lo s gatos ca.gov Architecture and Site Application S-16-022 649 University Avenue (Located on the west side of University A venue, approximately 120 feet south of Blossom Hill Road) Gary Kohlsaat Fox Creek Fund, LLC APPLICATION SUMMARY: Requesting approval of exterior modifications to a commercial building on property zoned Commercial-Industrial (LM). APN 529-10-085 and 529-10-139. RECOMMENDATION: PROJECT DATA: CEQA: DEEMED COMPLETE: May 11,2016 FINAL DATE TO TAKE ACTION : November 11 ,2016 Approval, subject to conditions. General Plan Designation: Service Commercial Zoning Designation: Commercial-Industrial Zone (LM) Applicable Plans & Standards: Redevelopment Plan, Zoning Code, Commercial Design Guidelines Parcel Size: 13,724 sq. ft. Surrounding Area: Existing Land Use General Plan Zoning North Commercial Service Commercial LM West Commercial Neighborhood C-1/LM Commercial/Service Commercial South Commercial Service Commercial LM East Commercial Service Commercial LM The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities . Planning Commission Staff Report -Page 2 649 University Avenue/S-16-022 June 22,2016 FINDINGS: CONS IDERATIONS: 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 15301: Existing Facilities . As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. That the proposed project is consistent with the Commercial Design Guidelines. As required by Section 29.20.150 of the Town Code for Architecture and Site applications . The decision of the Planning Commission is final unless appealed within ten days. I. Location Map (one page) 2. Required Findings and Considerations (one page) 3. Recommended Conditions of Approval (seven pages) 4. Applicant's Letter, received April l , 2016 (three pages) 5. Color Board, recei ved June 6, 2016 (one page) 6. Town 's Consulting Architect report dated March 22,2016 (five pages) 7. Town 's Consulting Architect report dated April4, 2016 (four pages) 8. Development Plans, received April21 , 2016 (seven pages) The applicant is requesting approval of exterior modifications to an existing commercial building located a t 649 University A venue. The building was originally constructed in 1992 and is currently used as a public storage facility. PROJECT DESCRIPTION: A . Location and Surrounding Neighborhood The project is located at 649 University Avenue, on the west side of University Avenue between Blossom Hill Road and Roberts Road . Adjacent properties and the property located directly east are located in the LM zo ne and are developed with commercial buildings. The property to the west is split zoned with the west side of the property zoned C-1 and the east side zoned LM. Planning Commission Staff Report -Page 3 649 University A venue/S-16-022 June 22 ,2016 B. Architecture and Site Approval Architecture and Site approval is required for exterior modifications to a commercial building. Pursuant to Town Code Section 29.20.750 the Planning Commission is the deciding body for this this type of commercial Architecture and Site application. C. Zoning Compliance No changes are proposed to the building footprint. The existing use, lot area, coverage, parking, and proposed building height comply with the LM zone regulations . ANALYSIS: A. Architecture and Site The applicant is proposing to modify the storefront ofthe existing 12,389 square foot building located at 649 University Avenue. The proposed architectural elements include multiple pilasters and a cornice centered over the new front entry to add depth and dimension and decrease the bulk and mass of the new roofed area. Additionally, awnings over all windows on the front fayade further contribute to the style of the building while complementing the surrounding buildings. A color rendering of the proposed building fayade and proposed exterior colors are provided in Exhibit 8, Sheet A-1. The color board is provided in Exhibit 5. A materials board will also be available at the Planning Commission meeting. Staff requested that the Town's Consulting Architect review the project (Exhibit 6) to provide recommendations regarding architecture and neighborhood compatibility. The Consulting Architect reviewed the project twice. The first review included concerns that the proposed design would appear boxy and not fit comfortably with the immediate neighbors. The Consulting Architect identified several recommended changes in order to bring the project into compliance with the Town's Commercial Design Guidelines. The applicant made all of the changes recommended by the Consultant. The Consulting Architect reviewed the revised proposal and found that the modified design complies with the Town's Commercial Design Guidelines (Exhibit 7). B. General Plan Conforms with Service Commercial 2020 General Plan Land Use Designation. The goals and policies of the 2020 General Plan applicable to this project includes, but is not limited to: Planning Commission Staff Report -Page 4 649 University Avenue/S-16-022 June 22 ,2016 • Goal CD-I -Preserve and enhance Los Gatos's character through exceptional community design. • Policy CD-1.4 -Development on all elevations shall be of high quality design and construction, a positive addition to and compatible with the Town 's ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. C. Parking The commercial building has 10 existing parking spaces on-site, and is proposing to add two new covered parking s paces within the footprint of the existing building (Sheet A-6 of Exhibit 6). D. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. PUBLIC COMMENTS: Written notice was sent to property owners and tenants within 300 feet of the property. Staff has not been contacted by any residents or property owners regarding the project. SUMMARY AND RECOMMENDATION : A. Summary The proposed project is in compliance with the Commercial Design Guidelines. The proposed renovations will upgrade the storefront of the building and complement the area. The proposed project is consistent with the Commercial-Industrial zone (LM), Central Los Gatos Redevelopment Plan, 2020 General Plan, and compatible with surrounding uses. Staff recommends that the Planning Commission take the actions in the recommendation section below to approve the Architecture and Site application. B. Recommendation Based on the analysis above , staff recommends approval of the Architecture and Site application subject to the recommended conditions of approval (Exhibit 3 ). If the Planning Commission finds merit with the proposed project, it should : 1. Find that the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 1530 I: Existing Facilities (Exhibit 2); Planning Commi ss ion StaffReport-Page 5 649 University A venue/S-16-022 June 22,2016 2. Make the required finding that the proposed exterior modifications are consistent with the Commercial Des ign Guidelines (Exhibit 2); 3. Make the required finding that the project is consi stent with the Central Lo s Gatos Redevelopment Plan (Exhibit 2); 4 . Make the required cons iderations as required by Section 29.20.150 of the Town Co de for granting approv al of an Architecture & Site application (Exhibit 2); and 5. Approve Architecture and Site application S-16-022 with the conditions contained in Exhibit 3 and development plans in Ex hibit 8. ALTERNATIVES: Alternatively, if the Commission has concerns with the proposed project, it can: I. Continue the matter to a date certain with specific direction ; o r 2. Approve the application with additional and/or modified conditions; or 3. Den y the application. Prepared b y: Dorian Pradon Planning Technician JP:DP:cg l pproved by: Joel Paul son , AICP Community Development Director cc : Fox C reek F und , LLC, 15466 Los Gatos Bl vd, Suites 109-133 , Los Gatos, CA 95032 Gary Kohlsaat, 51 University Avenue, Suite L, Los Gatos , CA 95030 N:\DEV\PC REPORTS\20 16\Univers ity Avenu e 649-A&S.docx 649 University EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION -June 22,2016 REQUIRED FINDINGS: 649 University Avenue Architecture and Site Application S-16-022 Requesting approval for exterior modifications to a commercial building on property zoned LM. APN 529-10-085 and 529-10-139 PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 15301: Existing Facilities in that the project consists of exterior modifications to an existing commercial building that will not be . . . . mcreasmg m s1ze. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: • That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. Commercial Design Guidelines: • The exterior modifications are consistent with app l icable provisions of the Commercial Design Guidelines. CONSIDERATIONS: 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. The proposed ren ovation s will upgrade the building and complement surrounding buildings. N:\D EV\FINDINGS\2016\UN IVERYISTY AVE 649.DOC .EXHIBIT 2 This Page Intentionally Left Blank N:\DEV\CONDITIONS\2016\UniversityAve649.docx PLANNING COMMISSION – June 22, 2016 CONDITIONS OF APPROVAL 649 University Avenue Architecture and Site Application S-16-022 Requesting approval for exterior modifications to a commercial building on property zoned LM. APN 529-10-085 and 529-10-139 PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 business operation shall be approved by the Community Development Director, Development Review Committee 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. 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. 4. LANDSCAPE: The applicant shall install landscaping to screen the existing electrical panel on the front elevation of the property. This requirement shall be incorporated into the building permit plans prior to the issuance of building permits. 5. 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. 6. ROOFTOP EQUIPMENT: Any new or modified roof mounted equipment shall be fully screened prior to issuance of an occupancy permit. 7. 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 March 22, 2016 and April 4, 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. 8. PARKING: The two proposed parking spaces in the rear of the building shall remain unenclosed to the satisfaction of the Community Development Director. Building Division 9. PERMITS REQUIRED: A Building Permit shall be required for any and all alterations to the existing commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 10. 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. 11. SIZE OF PLANS: Four sets of construction plans, minimum size 24” x 36”, maximum size 30” x 42”. 12. DEMOLITION REQUIREMENTS: Be sure that all utilities have been disconnected or “Safe Back” to disconnect. No demolition work shall be done without first obtaining a Permit from the Town. 13. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance forms must be blue-lined on the plans including exterior lighting compliance resulting from lighting changes and for the mandatory measures. 14. TITLE 24 ACCESSIBILITY – COMMERICAL: For any proposed tenant improvements, on-site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. Necessary work shall first be investigated by the design Architect and then confirmed by Building Division Staff. 15. PLANS: The plans for this commercial building project shall be prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professionals Code Section 5538) 16. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a) Community Development – Planning Division: Dorian Pradon at (408) 354-6807 b) Santa Clara County Fire Department: (408) 378-4010 c) Engineering/Parks & Public Works Department: Ryan Do at (408) 395-5340 17. ADVISORY COMMENTS for EXTERIOR MODIFICATIONS & TENANT IMPROVEMENTS: a) In addition to all new work complying with the Code for accessibility, when existing Buildings are altered or remodeled they must be made accessible to persons with physical disabilities in accordance with the CBC Section 11B-202, “Accessibility for Existing Buildings”. Existing accessibility features and/or elements required to be accessible in order of priority include: (a) Accessible main entrances with required signage and door hardware and 24” strike side clearance; (b) Accessible route to altered area (including parking space and path of travel from public way and necessary signage); and (c) Accessible Restrooms. b) If Tenant Improvements are made and the cost of these alterations or remodeling is less than a threshold amount (currently at $150,244.00) and the cost to provide all those features listed above is disproportionate to the improvement costs (i.e. more than 20% of the budget), then the Owner is only required to provide disabled access upgrades to 20% of the project budget or the plans shall show full accessibility compliance. Please obtain the Town 20% Rule Form from the Town Permit Counter or download from the Town of Los Gatos website at www.losgatosca.gov and completely fill it out showing all the required upgrades that will be provided and their costs. This form must be permanently affixed (i.e. blue-lined, sticky-backed) onto the plans. c) Exiting and Occupant Load shall be in strict compliance with California Building Code Chapter 10. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 18. 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. 19. 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. 20. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. 21. 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. 22. 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. 23. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 24. PARKING: Any proposed parking restriction must be approved by The Town of Los Gatos, Community Development Department. 25. ADA COMPLIANCE: The Applicant shall be required to meet all ADA standards, which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. This may require additional construction measures as directed by the Town. 26. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject to the following requirements: a) The Town standard “T” trench detail shall be used. b) A Town-approved colored controlled density backfill shall be used. c) All necessary utility trenches and related pavement cuts shall be consolidated to minimize the impacted area of the roadway. d) The total asphalt thickness shall be a minimum of three (3) inches, meet Town standards, or shall match the existing thickness, whichever is greater. The final lift shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of three-quarter (¾) inch medium asphalt. e) The Contractor shall schedule a pre-paving meeting with the Town Engineering Construction Inspector the day the paving is to take place. f) A slurry seal topping may be required by the construction inspector depending their assessment of the quality of the trench paving. If required, the slurry seal shall extend the full width of the street and shall extend five (5) feet beyond the longitudinal limits of trenching. Slurry seal materials shall be approved by the Town Engineering Construction Inspector prior to placement. Black sand may be required in the slurry mix. All existing striping and pavement markings shall be replaced upon completion of slurry seal operations. All pavement restorations shall be completed and approved by the Inspector before occupancy. 27. SIDEWALK REPAIR: The Applicant shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 28. CURB AND GUTTER REPAIR: The Applicant shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete 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. 29. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 30. 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. 31. 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 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 32. 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. 33. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant shall submit a construction management plan that shall incorporate at a minimum the Project Schedule, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse location(s). 34. MAINTENANCE ACCESS: Prior to the issuance of any permits, the Applicant shall propose maintenance access improvements for the Town Engineer to review, comment on, and approve. The Engineering Division of the Parks and Public Works Department shall approve the surface materials over each public easement. 35. 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. 36. 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. 37. 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. 38. SITE DESIGN MEASURES: All projects shall incorporate the following measures: a) Minimize impervious surface areas. b) Direct roof downspouts to vegetated areas. c) Use landscaping to treat stormwater. 39. 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. 40. 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. 41. 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. 42. 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. 43. OUTDOOR TRASH ENCLOSURES: Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements before a Certificate of Occupancy for any new building can be issued. Connecting said drainage system to the storm drain system is not permitted. 44. 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. 45. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 46. FUTURE STUDIES: Any post-project traffic or parking counts, or other studies imposed by Planning Commission or Town Council shall be funded by the Applicant. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 47. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 48. Fire Dept. comments in the 'NOTES' block are acknowledged. Please keep these notes on the plans for all future revisions. April 1, 2016 Planning Division Community Development Department, Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: 649 University Avenue, Affordable Storage Project Description/ Letter of Justification To Whom it May Concern: The proposed remodel of the Affordable Storage commercial building includes a remodel of the front facade, reallocation of warehouse space into retail/service space, and two new parking spaces. This letter accompanies the submitted building plans and additional exhibits for the above referenced project, and contains descriptions of the property, the neighborhood, and how it complies with the Commercial Design Guidelines. PROPERTY DESCRIPTION The property is located on University Avenue near Blossom Hill Road in the LM district, with the rear side abutting Industrial Way. The nearby neighborhood consists of industrial buildings, office spaces, and some retail, both single and two stories. The style of architecture is eclectic, with no predominant theme; some have pitched roofs and others have a simple facade with parapet walls. The majority of the older buildings on University have very plain and simple facades. The more recent buildings have more residential stylings and characteristics. The existing two-story building sits on the left side of the property, as you face it from University, with the driveway on the right. Parking is located behind and on the right side and is shielded from view by the building. At the front, the building is set back 15’ with abundant landscaping and a walking path to the front entrance. At the rear there is more landscaping and the garbage enclosure. EXISTING BUILDING DESCRIPTION The existing storage building is frankly a poor attempt at a mediterranean style. It has a “strip mall” look. The building has a flat roof primarily, expect at the front elevation where there is a mansard, sloping roof and a gable roof over the entry. The sloped roof stops short of the left corner where it goes up to a full 2-story height wall with a chamfered corner, making the elevation asymmetrical. This two-story wall continues around to the left, rear, and right side elevations with a parapet wall. The right elevation has a 5’ and 6’ cantilever of the second floor over the parking spaces. It is finished in a rough textured stucco with barrel tiles at the sloped roof. 51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555 K O HLSAA T &ASSOCIATES A R C H I T E C T U R E 649 UNIVERSITY AVENUE, AFFORDABLE STORAGE PAGE ! of !2 3 PROPOSED DEVELOPMENT DESCRIPTION The primary focus of the remodel of this building it to update and restyle the front facade. It also includes the reallocation of 924 SF of warehouse space into retail/service space, replacement of all the doors and windows, and the addition of two new parking spaces. The new parking spaces are located in the building where existing roll-up garage doors access storage units. The mansard roof with barrel tile at the front has a residential look that is not befitting of the commercial nature of the neighborhood or zone. Clean lines and simple classic forms are the look of the proposed remodel. By removing the sloping roof and continuing the front wall up, the front elevation becomes uniform allowing a chance to create a rhythm with new large windows and pilasters. The recessed front doors are highlighted with these pilasters and a new flat metal awning for added protection and a horizontal break on the front wall. The other new first floor windows will also have sloped metal awnings above. For purposes of continuity and scale, the entire perimeter parapet walls will be raised an additional 15”-30”, where a simple two-step cornice detail will be added. Raising the parapet heights will help screen the cell tower from street view. Pilasters have also been added at the rear elevation that faces Industrial Way. All of them will have a 30” tall +/- base with an accent color. All the exterior doors and windows will be replaced with anodized aluminum framed doors and windows. Two new parking spaces will be located inside the building where roll-up garage doors and a paved driveway from Industrial Way already exist. These spaces will be for employees and will help reduce the parking loads in a neighborhood where parking is often scarce. By adding more parking, the owner will get more leasable retail/service space. The storage building business alone is not sustainable enough for the property. After the initial submittal, comments were received from Larry Cannon, consulting architect. We met with Mr. Cannon to review his concerns regarding mass, scale, and styling. The main concern was regarding the facade of the building as, what Mr. Cannon termed, “very boxy”. To reduce the scale, but also keep the overall theme, the front has been broken up into smaller components with deeper pilasters and a cornice centered on the entry. Now the facade has the appearance of three separate sections that are more in keeping with the scale of nearby buildings. Many of Mr. Cannon’s other suggestions were incorporated as well. They include adding awnings to the second story windows at both the front, right and rear elevations over windows & doors, reducing window size at the second story, and adding more grids to every window. All of the pilasters were deepened to create more shadows lines. Two new pilasters were added at the front facade, so now every space between windows is separated by a pilaster. This adds rhythm and further reduces the scale. The colors have also been lightened per his recommendations. The building will be finished in three shades of warm gray, the lightest for the body of the facade, the medium tone for the pilasters and cornice, and the darkest for the pilaster bases. All of these changes have enhanced the design, while the clean lines and classic character of the theme are still maintained. 649 UNIVERSITY AVENUE, AFFORDABLE STORAGE PAGE ! of !3 3 COMPLIANCE WITH COMMERCIAL DESIGN GUIDELINES: The proposed project specifically addresses the Commercial Design Guidelines as follows: 4.1 BASIC DESIGN PRINCIPLES: §The remodeled front facade is designed to be more in keeping with the commercial nature of the district. §There is no change to the use of space on the site. 4.2 SITE DEVELOPMENT: §Lush landscaping with continue to be maintained in the 15’ front setback. No new hardscape is proposed on University Avenue. §Additional parking is proposed inside the building accessed from Industrial Way. No changes to the rear setback area are proposed. 4.3 BUILDING DESIGN: §The geometric shapes and clean lines of the architecture simplify the design. §The scale and proportions are consistent with the neighboring buildings. §The rhythm of new windows and pilasters create a continuity of character that is consistent around the entire building. §New pilasters break up the front and rear elevations to add scale and interest. §A new wide, flat metal awning centers your eye on the entry doors, while smaller sloped metal awnings cover the other new windows at the front and add interest. §Two new decorative sconce lights are proposed to flank the front doors for added emphasis of the entry. The light sources will be shielded. CONCLUSION Careful consideration was taken in designing the facelift of this commercial building. The size, mass, color and exterior stylings were all chosen to not only updated and refresh the architecture, but to reflect the nature of the neighborhood. Clean, understated, classic, and now it will also have a continuity of character that is consistent on all four sides. Sincerely, Gary Kohlsaat Architect C19245 KOHLSAAT &ASSOCIATES ARCHITECTURE COLOR SAMPLES BOARD AFFORDABLE STORAGE SMOOTH STUCCO -FACADE : INTEGRAL COLOR COAT STUCCO BENJAMIN MOORE-DISTANT GRAY, OC-68 SMOOTH STUCCO -PILASTERS & CORNICE: INTEGRAL COLOR COAT STUCCO BENJAMIN MOORE -SMOKE EMBERS, 1466 SMOOTH STUCCO -PILASTER BASE: INTEGRAL COLOR COAT STUCCO BENJAMIN MOORE· EAGLE ROCK, 1469 DOOR & WINDOW FRAMES: ANODIZED ALUMINUM EXHIBIT 5 March 22, 2016 D orian Pradon Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 649 University Avenue Dear Dorian: ARCHITECTURE PLANNING URBAN DESIGN I reviewed the drawings, and reviewed the site context. My co mments and recommendation s are as follow s: Neighborhood Context The si t e is located near Blossom Hill Road in an area populated by small light industrial and offi ce u ses. Pho- tographs of the site context are shown on the following p age. 700 LARKSPUR LAND ING CIRCLE . SUITE 199 . LARKSP UR. CA . 94939 EXHIBIT 6 TEL: 415 .331.3795 CDGPLAN@PACB ELL. NET Existing commercial building on the site North and rear sides of existing building Building immediately to the left Nearby Self Storage facility CANNON DESIGN CROUP 649 University Avenue Design Review Comments March 22, 2016 Page 2 Building immediately across University Avenue South and rear sides of existing building Building immediately to the right Nearby buildings to the left 700 LARKSPUR LANDING CIRCLE . SUITE 199. lARKSPUR. CA. 94939 Issues and Concerns 649 University Aven ue Design Review Comm ents M arch 22, 20 16 Page 3 1. The proposed changes will substantiall y modify the apparent bulk and scale of the existing building on its primary U niversity Avenue frontage as shown in the illustrations bela"' Existing Building Proposed Change s I believe that the building will appear very bo},.y and no lo nger fit comfortably with its immediate neighbors -see streetscape illustration below. And, the proposed colors would only increase its visual bulk compared to its neighbors. 6<11 The architect's letter argue s that '54 buildingfor 4Jordab/e storage should be affordable looking to the ~e." That is an argument I cannot accept. I recall that when factory outlets malls were introduced as a new retail product type, the wisdom of the day was that the buildings needed to look cheap to conv ince poten- tial customers that they were getting great deals when buying there. But, that soon changed, and today factory outlet malls are largely on a development appearance par with other shopping centers. I believe that Los Gatos residents are highly intelligent and would not be prone to support tl1e idea that a in- expensive looking building would influence their choice of a self storage facility -especially since this one would be so advantageously located for many residents. What I do belieye and support, however, is that the design should be simple and straightforward, bur not warehouse looking. 2 . There is potencial for conflict regarding one of the propose d three new parking spaces at the rear of tl1e building at Industrial Way. A cce ss to tl1e gated trash enclosure would be difficult if tl1e immedi- ately adjacent parking space were occupied and trash collection would not be possible under those conditions. Two of tl1e proposed new parking spaces could al so pose a potential conflict with the two building exits at the rear of the building and witl1 utilizing tl1e overhead roll up doors. Trash enc losure r co nflict with new arkin space and e ncrosure ~ooks small N8':;~~=~~~.C:::J,~ .nclo•ure wtth door• CANNON DE SIGN GROUP i--i~I WtnJ itlil II~ : ------. ~.:-~ ~-' -·--:.-·--:-I --~ _I I .. ,-....~. _..-I I · _.....---><-...... ~ ~ ~-~ See note on site plan Potential conflict between ,-=--= exit dooralroll up doors and adjacent parking ~ ~~ -' R-~~ i ---c AL . tsi.S~~ I ~ ~ ~ ~ ~ ><) ~ ~ ~ I ~ ~~~~ :X ~·.a ~ I 700 LARKSPUR LAN DING CIRCLE . SU ITE 199. LAR KSPU R . CA. 9 4939 Recommendations 1. Use larger metal awnings at the first floor. 2. Add smaller metal awnings at the second floor. 649 University Avenue Design Review Comments March 22 , 2016 Page 4 3. Use smaller window pane divisions (see example below of nearby building on University Avenue), 4. Provide more facade depth at the pilasters. 5. Use lighter colors. These recommendations apply to all elevations, as shown on the illustrations below and on the following page . 6. Consider planting vines to grow up on the lattices on the south elevation. 7. Re solve the conflicts related to the new parking spaces proposed at the rear of the building, Recommended Front Elevation Recommended North Elevation CANNON DESIGN GROUP Use lighter wall colors iOO LARKSPUR LANDING CIRCLE . SUITE 199 . LARK SPU R . CA. 94939 Recommended Rear Elevation 649 Un iv~rsity Av~nu~ D esign R~i~w Comm~nu March 22, 20 16 Pag~ 5 Dorian, plea se let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROU P C7f~~ Larn-L. Ca nno n CANNON DES IGN GROU P 7 00 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 This Page Intentionally Left Blank April 4, 2016 Dorian Pradon Community Development Department Town of Los Gatos 110 E . Main Street Los Gatos, CA 95031 RE : 649 University Avenue Dear Dorian: ARCHITECfURE PLANNING URBAN DESIGN I reviewed the drawings and vi sited the site. My comments and recommendations are as follows: Neighborhood Context The site is lo cated near Blossom Hill Road in an area populated by small light industrial and office use s. Pho- tographs of the site context are shown on the following page. 700 LA RKSP UR LAN DIN G C IRC L E . SUITE 1 99 . LA RKS P UR . CA . 9 4 939 EXHIB IT 7 TEL : 4 1 5.33 1 .379 5 C OGPLAN@ PACH£1 L.N[T Existing commercial building on the site North and rear sides of existing building Building immediately to the left Nearby Self Storage facility CANNON DES IGN CROUP 649 U niversity Avenue D esign Review Comments Apri 14, 2016 Pagel Building immediately across University Avenue South and rear sides of existing building Building immediately to the right Nearby buildings to the left 700 LARKSPUR LANDING CIRCLE. SUITE 199 . LARKSPUR. CA. 94939 Issues and Concerns 649 Universil)' Avenue Design Review Comments April4, 2016 Pagd I reviewed the initial submittal in March and prepared a review letter in which I expressed concerns about the visual boxiness of the design, its overall large scale compared to other nearby structures, and the proposed d ark color s which I felt would only add to the visual bulk of the structure. Following that letter, I joined with staff in a meeting w ith the applicant and his design professionals. Concerns e.'Xpressed in the review letter and potential changes were discussed. Solutions emerged that included my recommendations and went beyond them to improve the visual scale of the structure. Front facade changes are shown in the comparison images below. Existing Building Initial Proposed Changes Current Proposed Changes The changes made are summari ze d in the architects' Project Description letter, and are excerpted below. After the initial submittal, comments /Jiere received from Larry Cannon, consulting archiret1. IV'e meltJiitb Mr. Cannon to rer•iell' his concems regarding tnass, scale, and sryling. The main concem was regarding rhe facade of rbe building as, tvhar Mr. Cannon termed, "r;ery bo.':J' ·: To reduce the scale, bur also keep th e overall theme, the frollf bas bem broken up into smaller t"Omponmts with deeper pilasters and com ice centered 011 rbe emry. No 111 tbe facade appears to be three separate sections tbat are more in keeping tJJith the smle of marby buildings. Mm!J of Mr. Cannon} other suggestions IJJere incorporated as well. Thv' include adding aJJJIIings to the second story tJJindotJJS at borb tbe fi"onr, Jigbt and rear e/el}(ltiolls ot'er JIJindoJIJs & doors, redming nindotJI size at rbc second story, and adding more grids to et'ety tJJindom All o/ rbe pilasters J/Jere deepened ro tnare more shadoJJJs lines. Tu 'o 11e1JJ pilasrm tJJere added at the fi"onr facade, so 11011' er,ery spaa betJJJee!J ll'indoJJis is separated 0 a pilaster. This adds ri!Jfbm and furrber redm-e.r the st"Oie. Tbe colors bm'e also bem /ighrm ed per his m"Ommmdarions. Tb e building ll'ill be finisbed in two shades of a ligbr, JJ'at'l!l gn!J. A ll of rbese rbanges bm'e mbanced rbe desig11, JPhi/e rbe clean lines and classic cbamcrer of rbe rbeme are sri// mOJiJtainul. The currently propose d main building elevation s for which significant cl1anges are proposed are shown on cl1e foll owing page. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94 9 39 Proposed Front Elevation Proposed Rear Elevation Proposed Right Side Elevation Recommendations 649 University Avenue Design Review Comments April4, 2016 Page 4 I am satisfied that the changes that have been made adequately address the identified concerns, will upgrade the structure's appearance, and will fit the building more comfortably into its surrounding context. I have no recommendations for further changes. Dorian, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP c?f~~ Larry L. Cannon CAN NON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199. LARKSPUR. CA. 94939 OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-1 02/29/16 -1 04/12/16A. 04/20/16B. A-1 A-2 A-3 A-4 A-5 A-6 A-7 COVER SHEET & SITE PLAN SITE PLAN & ROOF PLAN AS-BUILT FLOOR PLANS PROPOSED FLOOR PLANS AS-BUILT & PROPOSED FRONT & LEFT ELEVATIONS AS-BUILT AND PROPOSED REAR & RIGHT ELEVATIONS WALL SECTION & STREETSCAPE PROJECT DATA PROJECT ADDRESS: OWNER: APN: ZONING: OCCUPANCY GROUP: CONSTRUCTION TYPE: GROSS & NET SITE AREA: AVERAGE SLOPE: EXISTING PARKING SPACES: PROPOSED PARKING SPACES: 649 UNIVERSITY AVENUE LOS GATOS, CA 95032 FOX CREEK FUND, LLC 15466 LOS GATOS BLVD SUITES 109-133 LOS GATOS, CA 95032 (650) 815-9000 529-10-085 & 529-10-139 LM B2 V-B SPRINKLERED 13,724 SF 0% 10 SPACES (1 ACCESSIBLE) 12 SPACES (2 ACCESSIBLE) FLOOR AREAS: MAIN FLOOR SECOND FLOOR TOTAL *5,911 SF 6,478 SF 12,389 SF MAIN FLOOR OFFICE WAREHOUSE RETAIL/SERVICE SECOND FLOOR WAREHOUSE AREAS BY USE: EXISTING 1,295 SF 4,616 SF 0 SF 6,478 SF CONVERTED <113 SF> *<1,510 SF> + 924 SF 0 SF PROPOSED 1,182 SF 3,106 SF 924 SF 6,478 SF PARKING SPACES: WAREHOUSE OFFICE RETAIL/SERVICE TOTAL PARKING SPACES 9,584 / 2,350 = 4.078 1,182 / 250 = 4.728 924 / 300 = 3.080 11.886 * 687 SF OF WHICH IS WAREHOUSE SPACE CONVERTED TO PARKING AREA. <687 SF> 0 SF <687 SF> 5,224 SF 6,478 SF 11,708 SF PROJECT DIRECTORY ARCHITECT: KOHLSAAT & ASSOCIATES 51 UNIVERSITY AVENUE, SUITE L LOS GATOS, CA 95030 TEL: (408) 395-2555 NOTES THE EXISTING STRUCTURE IS EQUIPPED WITH A FIRE SPRINKLER SYSTEM. ANY INTERIOR MODIFICATIONS MAY REQUIRE MODIFICATION TO THIS SYSTEM. A STATE OF CALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, A COMPLETED PERMIT APPLICATION AND APPROPRIATE FEEES TO THIS DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) OR SUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTING WITH THE WATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANY MODIFICATION OR UPGRADE OF EXISTING WATER SERVICE IS REQUIRED. THE BUILDING IS EQUIPPED WITH SMOKE/HEAT DETECTION DEVICES. ANY CHANGE TO THE INTERIOR MAY REQUIRE RELOCATION AND/OR ADDITIONAL DEVICES. ALL SUCH WORK MUST BE PERFORMED BYA PROPERLY LICENSED CONTRACTOR AND THEY MUST SUBMIT PLANS, CALCULATIONS, A COMPLETED PERMIT APPLICATION AND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. SHEET INDEX SCOPE OF WORK A REMODEL TO A COMMERCIAL BUILDING WHICH INCLUDES A REMODEL OF THE FRONT FACADE, REALLOCATION OF 680 SF OF WAREHOUSE SPACE TO OFFICE SPACE, (3) NEW PARKING SPACES, REPLACEMENT OF ALL WINDOWS AND DOORS, AND APPROX. 18" OF EXTENSION TO THE PARAPET AROUND THE ENTIRE PERIMETER. REMODELED AFFORDABLE STORAGE EXISTING AFFORABLE STORAGE VICINITY MAP SITE OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-2 02/29/16 -2 04/12/16A. 04/20/16B.5'-0"9'-0"5'-0"8'-6"8'-6"1'-6"15' SETBACK15' SETBACK2'-0"16'-0"25'-0" 18'-0" (E) LOADING SPACE MOVE TRASH ENCLOSURE 18", PROVIDE ROOF AND DRAINAGE (E) TRELLIS AND GABLE ENTRY ROOF ABOVE TO BE REMOVED (E) STREET TREE TO REMAIN (E) DRIVEWAY TO REMAIN EXISTING CANTILEVER TO REMAIN EXISTING CANTILEVER TO REMAIN (N) AWNING AT ENTRY CONVERTED WAREHOUSE TO RETAIL/SERVICE CONVERTED WAREHOUSE TO RETAIL/SERVICE EXISTING OFFICE SPACE EXISTING WAREHOUSE EXISTING OFFICE SPACE EXISTING WAREHOUSE EXISTING LANDSCAPE AREA (E) STREET TREE TO REMAIN (E) STREET TREE TO REMAIN EXISTING ELEC. METER, POWER PANEL,& GAS METER TO REMAIN (1) ADDITIONAL VAN ACCESSIBLE PARKING SPACE EXISTING DRIVEWAY TO REMAIN (E) DRIVEWAY TO REMAIN EXISTING ELEC/CABLE/TEL PROVIDED UNDERGROUND TO REMAIN (E) FIRE SPRINKLER VALVE TO REMAIN (E) FIRE SPRINKLER RISER TO REMAIN EXISTING ACCESSIBLE PARKING SPACE TO BE RE-GRADED LEVEL W/ INTERIOR F.F. (E) STREET TREE TO REMAIN (E) STREET TREE TO REMAIN NEW LANDSCAPING TO SCREEN POWER PANEL AND METERS (1) ADDITIONAL STANDARD PARKING SPACE (N) 5' WIDE PATH (10) EXISTING PARKING SPACES,TO BE RE-STRIPED @ 8'-6" WIDE HALF OF COMMUNITY USE AREA FOR OFFICE & RETAIL/SERVICE RELOCATED OFFICE SPACE EXISTING CURB TO REMAIN 139.50'139.50'REMODELED COMMERCIAL BUILDING 50.00'48.33' 48.33' WM SIDEWALK CURB & GUTTER 50.00' * ALL EXISTING UTILITIES TO REMAIN IN EXISTING LOCATIONS EXISTING PARAPET WALL AND SLOPED ROOF TO BE REMOVED EXISTING PARAPET WALL AND SLOPED ROOF TO BE REMOVED RAISE PARAPET 18" RAISE PARAPET 18" RAISE PARAPET 18" RAISE PARAPET 30" NEW FRONT FACADE WALL REMOVED SLOPED ROOF & RAISE PARAPET TO LINE UP W/ EXISTING PERIMETER REMOVED SLOPED ROOF, EAVE AND GUTTER (E) SKYLIGHTS (E) LOW-SLOPE, BUILT-UP ROOF TO REMAIN (E) LOW-SLOPE, BUILT-UP ROOF TO REMAIN (E) ROOF DRAINS TO REMAIN CELLULAR COMMUNICATIONS TOWER TO REMAIN SCALE: 1" = 10' SITE PLAN SCALE: 1/8" = 1'-0" ROOF PLAN OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-3 02/29/16 -3 04/12/16A. 04/20/16B. EXISTING OFFICE AREA EXISTING OFFICE AREA A B C A = 19'-10" X 50'-6" = 1,001.583 SF B = 71'-2" X 56'-6" = 4,020.916 SF C = 78'-6" X 18'-6" = 1,452.250 SF TOTAL 2ND FL AREA = 6,474.749 SF REMOVE TRELLISESREMOVE GABLE ROOF AS-BUILT SECOND FLOOR PLAN AS-BUILT FIRST FLOOR PLAN SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0" OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-4 02/29/16 -4 04/12/16A. 04/20/16B. 4'-3"9'-0"8'-0"9'-0"1'-6"1'-9"18'-0"EXISTING WAREHOUSE TO BE CONVERTED TO RETAIL/SERVICE AREA EXISTING WAREHOUSE TO BE CONVERTED TO RETAIL/SERVICE AREA EXISTING OFFICE AREA TO REMAIN LOBBY NEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWS NEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWS NEW WINDOWSNEW WINDOWS NEW WINDOWSNEW WINDOWS NEW WINDOWSNEW WINDOWS NEW FRONT FACADE WALL (1) NEW VAN ACCESSIBLE PARKING SPACE HALF OF COMMUNITY USE AREA FOR OFFICE & RETAIL/SERVICE NEW WINDOWSNEW WINDOWS RELOCATED OFFICE AREA (1) NEW STANDARD PARKING SPACE (N) ENTRY LOCATION TO OFFICE AREA PROPOSED SECOND FLOOR PLAN PROPOSED FIRST FLOOR PLAN SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0" OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-5 02/29/16 -5 04/12/16A. 04/20/16B. 0" MAIN FLOOR 0" MAIN FLOOR 10'-6" SECOND FLOOR 10'-6" SECOND FLOOR 23' PROPOSED PARAPET 23' PROPOSED PARAPET 23'-6"20'-6"22'-0"23'-6"NEW FRONT FACADE WALL W/ SMOOTH STUCCO FINISH NEW SKIM COAT OF SMOOTH STUCCO O/ EXISTING ROUGH TEXTURED STUCCO REPLACE ALL WINDOWS AND DOORS W/ ANODIZED ALUMINUM FRAMED WINDOWS & DOORS NEW SLOPED METAL AWNINGS W/ METAL BRACKETS NEW STEPPED CORNICE TRIM NEW DEC. STUCCO PILASTERS EXISTING POWER PANEL, METER, AND GAS METER TO REMAIN (N) WINDOWS REPLACE (E) FRONT DOOR W/ ANODIZED ALUM. FRAMED PAIR OF DOORS & SIDELITE ABOVE NEW WALL SCONCES W/ SHIELDED LIGHT SOURCE NEW SLOPED METAL AWNINGS W/ METAL BRACKETS NEW HORIZONTAL METAL AWNING @ ENTRY DOOR 21'-6" EXISTING PARAPET 20'-0" EXISTING PARAPET 0" MAIN FLOOR 0" MAIN FLOOR 10'-6" SECOND FLOOR 10'-6" SECOND FLOOR 23' PROPOSED PARAPET 23' PROPOSED PARAPET 23'-6"22'-0"NEW DEC. STUCCO PILASTERS NEW SMOOTH STUCCO FINISH @ RAISED PARAPET WALL NEW STEPPED CORNICE TRIM NEW SKIM COAT OF SMOOTH STUCCO O/ EXISTING ROUGH TEXTURED STUCCO (E) LATTICES TO REMAIN 21'-6"(E) PARAPET 21'-6"(E) PARAPET PROPOSED FRONT ELEVATION SCALE: 3/16" = 1'-0" AS-BUILT LEFT ELEVATION SCALE: 1/8" = 1'-0" PROPOSED LEFT ELEVATION SCALE: 1/8" = 1'-0" AS-BUILT FRONT ELEVATION SCALE: 1/8" = 1'-0" OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-6 02/29/16 -6 04/12/16A. 04/20/16B. 0" MAIN FLOOR 0" MAIN FLOOR 10'-6" SECOND FLOOR 10'-6" SECOND FLOOR 23' PROPOSED PARAPET 23' PROPOSED PARAPET 23'-6"22'-0"20'-6"23'-6"NEW STEPPED CORNICE TRIM W/ SMOOTH STUCCO FINISHNEW SMOOTH STUCCO FINISH @ RAISED PARAPET WALL NEW SKIM COAT OF SMOOTH STUCCO O/ EXISTING ROUGH TEXTURED STUCCO REPLACE DOORS W/ ANODIZED ALUMINUM FRAMED WINDOWS NEW SLOPED METAL AWNING W/ METAL BRACKETS (N) OVERHEAD GARAGE DOORS (N) OVERHEAD GARAGE DOORS REPLACE DOORS W/ ANODIZED ALUMINUM FRAMED WINDOWS (N) DOOR W/ ANODIZED ALUMINUM FRAME 20'-0" (E) PARAPET 21'-6"(E) PARAPET 25'-0" (E) ELEVATOR PENTHOUSE 0" MAIN FLOOR 0" MAIN FLOOR 10'-6" SECOND FLOOR 10'-6" SECOND FLOOR 23' PROPOSED PARAPET 23' PROPOSED PARAPET 23'-6"22'-0"23'-6"20'-6"NEW DEC. STUCCO PILASTERS NEW STEPPED CORNICE TRIM W/ SMOOTH STUCCO FINISH NEW SKIM COAT OF SMOOTH STUCCO O/ EXISTING ROUGH TEXTURED STUCCO (E) ELEVATOR DOOR NEW STEPPED CORNICE TRIM W/ SMOOTH STUCCO FINISH NEW WINDOWSNEW WINDOWSNEW WINDOWSNEW WINDOWS NEW WINDOWSNEW WINDOWS REPLACE ROLL-UP GARAGE DOORS W/ OVERHEAD GARAGE DOORS W/ LITES REPLACE DOORS & WINDOWS W/ ANODIZED ALUMINUM FRAMED WINDOWS NEW WINDOWSNEW WINDOWS NEW SLOPED METAL AWNINGS W/ METAL BRACKETS @ EACH WINDOW (N) DOOR W/ ANODIZED ALUMINUM FRAME 20'-0" (E) PARAPET 21'-6"(E) PARAPET 25'-0" (E) ELEVATOR PENTHOUSE PROPOSED REAR ELEVATION SCALE: 1/8" = 1'-0" AS-BUILT REAR ELEVATION SCALE: 1/8" = 1'-0" AS-BUILT RIGHT ELEVATION SCALE: 1/8" = 1'-0" PROPOSED RIGHT ELEVATION SCALE: 1/8" = 1'-0" OF REVISIONS DATE: SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL TO:AFFORDABLE STORAGE649 UNIVERSITY AVENUE LOS GATOS, CAAS SHOWN A-7 02/29/16 -7 04/12/16A. 04/20/16B. 649641 651 657 688646644638634 633/635 UNIVERSITY AVENUE BLOSSOM HILL ROAD657651649641633/635 688 646 644 638 634 WALL SECTION SCALE: 1" = 40' NEIGHBORHOOD PLAN SCALE: 1" = 20' STREETSCAPES SCALE: 1/2" = 1'-0"