Item 03 - 252 Prince St - Staff Report & Exhibits 1-10PREPARED BY:
APPLICATION NO:
LOCATION :
APPLICANT/
PROPERTY OWNER:
Jocelyn Puga, Assistant Planner
jpuga@losgato sca .gov
Architecture and Site Application S-15-069
ITEM NO: 3
252 Prince Street (east side of Prince Street, north of Roxbury
Lane)
Michael Y . Wu
APPLICATION SUMMARY: Requesting approval for a technical demolition of an existing
single-family residence and construction of a new single-family
residence on property zoned R-1 :8. APN 407-32-005 .
RECOMMENDATION:
PROJECT DATA:
CEQA:
FINDINGS:
DEEMED COMPLETE: May 5, 2016
FINAL DATE TO TAKE ACTION: November 5, 2016
Denial
General Plan Designation :
Zoning Designation:
Low Density Residential
R-1 :8 -Single-Family
Residential , 8,000-square foot lot
minimum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines;
Parcel Size: 8,117 gross square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1 :8
South Residential Low Density Residential R-1 :8
West Residential Low Density Residential R-1 :8
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New Construction or
Conversion of Small Structures.
• As required, 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.
Planning Commission Staff Report -Page 2
252 Prince Street/S-15-069
June 21, 2016
CONSIDERATIONS :
ACTION:
EXHIBITS :
BACKGROUND:
• As required by Section 29.10.09030(e) ofthe Town Code for
the demolition of a single-family residence.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
• 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 (10 pages)
4. Project Data Sheet (two pages)
5. Applicant's Project Description and Letter of Justification,
received on May 31 ,2016 (five pages)
6. Town's Consulting Architect report, received on April 8,
2016 (five pages)
7. Applicant's Response to the Architectural Consultant Report,
received on May 31, 2016 (four pages)
8. Neighborhood Visit Table, received on March 21 ,201 (two
pages)
9 . Public Comment, received on March 30, 2016 (one page)
10. Development Plans, received on May 6, 2016 (12 sheets)
The subject site is located on the eastern side ofPrince Street, north of Roxbury Lane (see
Exhibit 1 ). The lot is approximately 8,117 square feet with an existing 1 ,456-square foot single-
story residence and 508-square foot side facing attached garage.
The project is being forwarded to the Planning Commission because the project would result in
the largest house with regards to square footage and floor area ratio (FAR) in the immediate
neighborhood, in addition to creating the second two-story home in a predominately single-story
immediate neighborhood.
PROJECT DESCRIPTION :
A. Architecture and Site Application
The applicant is proposing a 2,479-square foot two-story residence and 600-square foot
front facing attached garage. The project would have a maximum height of 24 feet, six
Planning Commission Staff Report -Page 3
2 52 Prince S treet/S-15 -069
June 21, 2016
inches. The proposed materials include: Dryvit (similar material to smooth stucco), steel
balcony railing, and a composition shingle roof. 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 subject site is located on the eastern side ofPrince Street, north of Roxbury Lane
(Exhibit 1). Surrounding properties contain single-family residences.
C. Zoning Compliance
The proposed project complies with the height and structure coverage limitations. The
proposed project complies with setback requirements and all required parking is being
provided on-site. The zoning permits a single-family residence.
ANALYSIS:
A. Floor Area
Based on Town and County records, the residences in the immediate area range in size
from 1,444 square feet to 2,336 square feet. The house FAR's range from 0.17 FAR to
0.29 FAR. The proposed residence would be 2,4 79 square feet with a 0.31 FAR. Pursuant
to Town Code, the maximum square footage for the lot size is 2,639 square feet. The
Neighborhood Analysis table below reflects the current conditions in the immediate
neighborhood.
Address House Garage Lot Size FAR Garage Stories
SF SF SF Orientation
244 Prince 1,456 504 7 ,878 0 .18 Side Facing 1
248 Prince 2,336 516 8 ,162 0.29 Front Facing 1
256 Prince 1,456 493 7,757 0.19 Side Facing 1
243 Prince 1,687 551 8,473 0.20 Side Facing 1
247 Prince 1,456 493 8,408 0.17 Side Facing 1
251 Prince 1,510 462 8,550 0.18 Side Facing 1
259 Prince 1,821 506 9,019 0.20 Front Facing 2
255 Prince 1,622 493 8,688 0.19 Side Facing 1
252 Prince (E) 1,456 508 8,117 0.18 Side Facing 1
252 Prince (P) 2,479 600 8,117 0.31 Front Facing 2
Planning Commission Staff Report -Page 4
252 Prince Street/S-15-069
June 21,2016
The project was referred to the Planning Commission because it would result in the largest
residence in the immediate area with regards to square footage and FAR. The proposed
residence would be 143 square feet larger than the largest residence in the immediate
neighborhood. The Residential Design Guidelines specify that residential development
shall be similar in mass, bulk, and scale to the immediate neighborhood. The Guidelines
also specify that consideration will be given to the existing F ARs, residential square
footages , and lot sizes in the neighborhood.
In addition, the proposal would also create the second two-story residence in the immediate
neighborhood. The residence located at 259 Prince Street, directly across from the subject
application has a partial two-story favade with a second floor above the front facing
attached garage. Just beyond the immediate neighborhood as defined by the Residential
Design Guidelines, there are additional two-story homes when traveling north on Prince
Street and when traveling south on Prince Street towards Roxbury Lane. Per the
Residential Design Guidelines, a technique to minimize the visual impact of a two-story
home adjacent to one-story homes is to provide substantial second floor side setbacks. The
subject application proposes a 12-foot, five inch setback for the second floor along the right
(north) elevation. The subject application also proposes a five-foot, two inch setback for a
portion of the second floor on the left (south) elevation along bedroom 3 (Sheet AI , Exhibit
10).
B. Architectural Considerations
Staff reques ted that the Town 's Architectural Consultant review the project to prov ide
recommendations regarding architecture and neighborhood compatibility. The Consulting
Architect reviewed the plans, visited the site, and determined the proposed architectural
style was not compatible in massing or design with the immediate neighborhood (Exhibit
6).
The applicant responded to the Consulting Architect's final recommendations in writing
(see Exhibit 7). The following outlines the Consulting Architect's recommendations and
the applicant's response in italics.
1. Relate to the scale and character of the immediate neighborhood
Staff and the Town's Consulting Architect believe the proposal could stand out from
the immediate neighborhood due to the design, mass, and scale.
The applicant modified th e design to be more compatible to th e mass, scale, and des ign
of th e immediate ne ighborhood by reducing the proposed floor area from upstairs
bedroom 3, resulting in a reduction of 129 square feet. In addition, the applicant
in cr eased the l eft side setback by one-foot ten inches and incorporated frost ed g lass
Planning Commission Staff Report-Page 5
252 Prince Street/S-15-069
June 21 ,2016
windows at all second floor windows along the side elevations to mitigate potential
privacy concerns (Exhibit 7).
Staff and the Consulting Architect cannot support the proposed design as modified, as it
would not relate strongly enough to the scale and character of the neighborhood to
mitigate the effects of resulting in the largest house with regards to square footage and
FAR in the immediate neighborhood.
2. Roof massing
The Town 's Consulting Architect believes the amount of roof exposure on the front
elevation is not sensitive to the scale and character of the immediate neighborhood and
recommended that the applicant modify the garage design to incorporate a gable roof.
Th e applicant has chosen not to modify th e proposed roof form due to th e fact that a
gable roof would not acco mmodate solar panels, would not provide s hade to th e wes t of
th e sun (green design), and would not minimize the mass of the garage door expos ure.
Per Assembly Bill2188 (Expedited Solar Permitting Act), lo cal governments must
exp edite the permitting of solar installation. The applicant notes that the proposed
el evation is modes t in comparison to th e front e le vations of 248 Prince Street and 259
Prince Street . Howe ver, th e applicant did modify the front elevation to provide a break
between the garage and second floor roof to reduce the roof mass (Exhibit 7).
Staff and the Consulting Architect cannot support the modified roof design as the
proposal does not limit the prominence of the garage roof mass on the street fac;ade.
3. Roof shapes
The Town 's Consulting Architect believes the second floor and first floor roof shapes
are not well related and recommends a gable roof for the first floor along the right side
elevation.
The applicant modified th e design by incorporating a gable roof along th e right s ide
elevation for the first floor. In addition, th e applicant modified th e roof pitch from 5:12
to 4:12 to reduce th e mass and s cale of th e proposal (Exhibit 7).
Staff and the Consulting Architect support the modified roof form as the revi s ed
elevation better relates the first and second floor roof forms .
4. Architectural im wall
The Town's Consulting Architect recommends removing the front entry fin wall as it is
out character and scale for the immediate neighborhood.
Planning Commission Staff Report-Page 6
252 Prince Street/S-15-069
June 21, 2016
The applicant modified the design by removing the front entry fin wall from the design
(Exhibit 7).
Staff and the Consulting Architect support the removal of the entry fin wall.
5 . Visual relief for two-story walls
The Town's Consulting Architect recommends adding a belly band trim to mitigate the
visual height of the two -story walls.
Th e applicant modified the design by incorporating expansion joints rather than belly
bands at the second floor line. The applicant provided justification for not using belly
bands due to the potential for water leakage at the connections to the rear balcony,
roof fascia, and gutter (Exhibit 7).
Staff and the Consulting Architect cannot support the expansion joints as expansion
joints do not provide a substantial visual relief for the two-story walls .
6. Front entry roof
The Town's Consulting Architect recommends extending the first floor roof over the
front entry.
The applicant modified the design by extending the first floor roof over the front entry.
In addition, the applicant removed the second floor balcony from the front elevation.
The applicant stated that the Consulting Architect's recommendation would create
weak connec tions at the guardrail, balcony, and sloped roof In addition, the applicant
was concerned with the potential for water leakage (Exhibit 7).
Staff and the Consulting Architect can support the front entry roof modification as the
design better relates to entries in the immediate neighborhood.
C. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
The applicant has informed staff that they have visited their immediate neighbors regarding the
application and a visit table is included as Exhibit 8. At this time, staffhas received one written
Planning Commission Staff Report-Page 7
252 Prince Street/S-15-069
June 21 , 2016
public comment from a neighbor who opposes the two-story home because of privacy concerns
and a loss of scenic views (Exhibit 9). Additionally, the applicant and the property owner to the
rear located at 249 Mattson A venue have agreed to the installation of an eight foot fence along
the rear of the property to address the privacy concerns of the rear neighbor. Condition 7 of
Exhibit 3 requires the installation of the eight foot fence.
SUMMARY AND RECOMMENDATION:
A. Summary
The proposed project would allow the applicant to construct a new two-story single-family
dwelling. As currently proposed, the project would create a residence that is approximately
143 square feet larger than the largest home in the immediate area and create the second
two-story residence in a predominately one-story immediate neighborhood.
B. Recommendation
Staff recommends denial of the Architecture and Site application based on the size of the
residence in comparison to those in the immediate area and the proposed bulk, mass, and
scale of the two-story residence.
ALTERNATIVES :
Alternatively, the Commission could :
1. Approve the application by taking the following actions :
a. 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
b. Make the required findings as required by Section 29 .10 .09030(e) of the Town Code
for granting approval of a demolition of a single-family residence (Exhibit 2); and
c. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
d. 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
e. Approve Architecture and Site Application S-15-069 with the conditions contained in
Exhibit 3 and development plans attached as Exhibit 1 0 ; or
2. Making the finding that the application is in conformance with the Residential Design
Guidelines and approve the application with additional and/or modified conditions ; or
3. Continue the matter to a date certain with specific direction.
Planning Commission Staff Report -Page 8
252 Prince Street/S-15-069
June 21 ,2016
Joce yn Puga
A ss istant Planner
JSP :JGP:cg
Community Development Director
cc: Michael Y. Wu, 252 Prince Street, Lo s Gatos , CA 95032
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PLANNING COMMISSION -June 22, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
252 Prince Street
Architecture and Site Application S-15-069
Requesting approval for a technical demolition of an existing single-family residence and
construction of a new single-family residence on property zoned R-1:8. APN 407-32-005.
PROPERTY OWNER/ APPLICANT: Michael Y. Wu
FINDINGS
Required f"mding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures.
Required f"mding for the demolition of a single-family residence:
• As required by Section 29.10.09030(e) of the Town Code for the demolition of a single-
family residence :
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structure has no architectural or historical significance, and is in poor
condition.
3. The property owner does not desire to maintain the structure as it exists; and
4 . The economic utility of the structures was considered.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas .
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 22,2016
CONDITIONS OF APPROVAL
252 Prince Street
Architecture and Site Application S-15-069
Requesting approval for a technical demolition of an existing single-family residence and
construction of a new single-family residence on property zoned R-1:8. APN 407-32-005.
PROPERTY OWNER/ APPLICANT: Michael Y. Wu
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
I . 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 b y the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. 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 fencing requirements and other
protection measures identified in Section 29 .10.1005 of the Town Code. Include a tree
protection plan with the construction plans.
7. FENCING: An eight foot fence shall be installed along the rear of the property.
8. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall
meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee
schedule adopted by the Town Council is required when working landscape and irrigation
9.
10.
plans are submitted for review.
FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front
yard must be landscaped.
SALVAGE OF BUILDING MATERIALS : Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the co mpany that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection. EXHIBIT 3
11. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
12. 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.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Building Permit shall be required for the demolition of the
existing single-family residence and construction of the new single-family residence.
Separate permits are required for electrical, mechanical, and plumbing work as necessary.
15. 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.
16. SIZE OF PLANS : Four sets of construction plans, minimum size 24 " x 36", max imum
size 30" x 42 ".
17. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management District Application from the
Building Department Service Counter. Once the demolition form has been completed, all
signatures obtained, and written verification from PG&E that all utilities have been
disconnected, return the completed form to the Building Department Service Counter with
the air District's J# Certificate, PG&E verification, and three (3) sets of site plans showing
all existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
18. 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. As an alternate, the necessary foundation elements can be
designed by a licensed Civil Engineer to the Minimum Requirements of Chapter 4 of the
2013 California Residential Code.
19. 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
20. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a. Wood backing (2 " x 8" minimum) sha ll be provided in all bathroom walls at water
closets , showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitable for the future installation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall be a 36-inch wide door including a 5'x5' level landing, no more
than 1/2-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
21 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
22. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
on the plan s if a backwater valve is required and the location of the installation . The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
23 . TOWN FIREPLACE STANDARDS : New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 1 0-feet
of Chimney.
24. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly .
25. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available from the
Building Division Service Counter or online at www.lo sgatosca .go v/b uilding
26. 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 .losgatosca. gov/building.
27. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Jocelyn Puga at (408) 354-6875
b. Engineering/Parks & Public Works Department: Mike Weisz at (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d . West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the
appropriate school district(s) for processing. A copy of the paid receipt is
required prior to permit issuance.
f. Bay Area Air Quality Management Di strict: ( 415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
28. 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.
29. 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.
30. 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.
31. 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.
32. 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.
33. 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.
34. 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.
35. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the
issuance of any permits.
36. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12 .2 0 .015 ofThe Code of the Town ofLos Gatos
(Grading Ordinance). The grading permit application (with grading plans) shall be made to
the Engineering Division of the Parks and Public Works Department located at 41 Miles
A venue. The grading plans shall include final grading, drainage, retaining wall location ,
driveway, utilities and interim erosion control. Grading plans shall list earthwork
quantities and a table of existing and proposed impervious areas. Unless specifically
allowed by the Director of Parks and Public Works, the grading permit will be issued
concurrently with the building permit. The grading permit is for work outside the building
footprint(s). A separate building permit, issued by the Building Department on E. Main
Street, is needed for grading within the building footprint.
37. DRIVEWAY: The driveway conform to existing pavement on Prince Street shall be
constructed in a manner such that the existing drainage patterns will not be obstructed.
38. 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.
39. 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 hori zo ntal foundation placement.
40. 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 re viewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
revtew process.
41. 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 report s
shall be signed and "wet stamped" by the engineer or geologist, in conformance with
Section 6735 of the California Business and Professions Code.
42. 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 so ils 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 b y signing
the plans.
43. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnical Investigation by Silicon Valley Soil
Engineering, dated January 2016, 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.
44. WATER DE SIGN: Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
45. UTILITIES: The Applicant shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable televis ion
service. The Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve or imply approval for
final alignment or design of these facilities
46. 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 ('l1) inch medium asphalt. The initiallift(s) shall be of
three-quarter(%) 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.
47. SIDEWALK REPAIR: The Applicant shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
48. SIDEWALK REP AIR: 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.
49. 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 infrastructures 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.
50. DRIVEWAY APPROACH: The Applicant shall install one (1) Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Plans and must be completed and accepted by the Town before a Certificate of Occupancy
for any new building can be issued. New concrete shall be free of stamps, logo s, 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.
51. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10 .080.
52. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hed ges, will need to abide by Town Code Sections
23.1 0.080, 26.1 0.065, and 29.40.030.
53. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor's property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
54. 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 whi ch abuts property in a residential zone without prior to approval from
the Town Engineer.
55. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7:00a.m. and 9:00a.m. and between 4:00p.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 soi l is hauled on or off of the
project site. This may include, but is not limited to provisions for the Applicant 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 soi l, sand and other
loose debris.
56. 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 of8:00 a.m. to 8:00p.m., weekdays
and 9:00 a.m. to 7:00p.m. weekends and holidays. The Town may authori ze, 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.
57. CONSTRUCTION NOISE: Between the hours of8:00 a.m. to 8:00p.m., weekdays and
9:00a.m. to 7:00p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
58. CONSTRUCTION MANAGEMENT PLAN: 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), concrete washout(s) and proposed outhouse location(s).
59 . WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. A Sanitary Sewer Clean-out is required for each property at the property line, or at
a location specified by the Town.
60. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. 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.
61 . 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 ofBMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices , citations, or
stop work orders.
62. SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b . Minimize impervious surface areas .
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e . Use landscaping to treat stormwater.
63. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. 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 ofthe Parks and Public Works Department
and the Building Department will conduct periodic NPDES inspections of the site
throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
64. 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 ofblowing 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.
65. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest
requirements of the CASQA Storm water Best Management Practices Handbooks for
Construction Activities and New Development and Redevelopment, the Town's grading
and erosion control ordinance, and other generally accepted engineering practices for
erosion control as required by the Town Engineer when undertaking construction activities.
66. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING-Flows
to Bay" NPDES required language. On-site drainage systems for all projects shall include
one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces . If dry wells are to
be used they shall be placed a minimum of ten (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.
67. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a
daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town 's storm drains.
68. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The 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 .
69. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
70 . FIRE SPRINKLERS (excludes workshop): An automatic residential fire-sprinkler system
shall be installed in one-and two-family dwellings as follows. In all new one-and two-
family dwellings and in existing one-and two-family dwellings when additions are made
that increase the building area to more than 3,600 square feet. Exception: A one-time
addition to an existing building that does not total more than 1,000 square feet ofbuilding
area. 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 the existing water service is required. Note: Covered porches,
patios, balconies, and attic spaces may require fire sprinkler coverage. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to this department for review and approval prior to
beginning their work. CRC Sec. 313.2 as adopted and amended by LGTC
71 . WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fi re protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record . Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
72. 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. CFC Chp 33.
73. ADDRESS INDENTIFICATION: 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 (1 01.6 mm) high with a
minimum stroke width of0.5 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. CFC Sec. 505.1 .
N :\DEV\C O N DITIONS\20 16\Prince252.docx
252 Prince St. -PROJECT DATA
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district R-1:8 same -
Land use Single-family home same -
General Plan Designation Low density residential same -
Lot size (sq. ft.)
• gross lot area 8 ,117 same 8,117
(Sht-C1 site survey) (8,000 sq.ft. min .)
Exterior materials:
• siding Stucco & wood Similar to smooth stucco finish -
(Exterior Insulation & Finish
System, "Dryvit" or equal)
• trim Wood No Trim -
(Part of MFR 's Exterior
Insulation & Finish System)
• windows Aluminum frames Fiberglass frames -
(White color)
• roofing Fire-Free Rustic Shake Composition shingles -
Building floor area {sq.ft.) •See calc @ Sht-T1
• first floor 1,456 1,460 -
• second floor -1,019 -
• total house size 1,456 2,479 2,639 max.
( +95 sf Porch)
• garage 508 600 741 max.
Setbacks {ft.):
• front 25 25 25 feet minimum
• rear 20 20 20 feet minimum
EXHIBIT 4
• side 8 8 8 feet minimum
6.1"
Average slope (%) -
•See calc @ Sht-C1
Maximum height (ft.) 14 '-6" ±24'-6" 30 feet maximum
(16 '-6" to Chimney) •See Sht-A2
Building coverage (%) 25.4" 25.4% 40" maximum
(1456+95+508 = 2059) (1460+600= 2016)
• See calc @ Sht-T1 •See calc @ Sht-T1
Impervious coverage(%) 49.8" 30.7% no maximum
(2059+ 1984=4043) (2116+405 = 2521)
•See Sht-T1 Demo Plan •See Sht-T1 imperv. calc
Parking
• garage spaces 2 2
• uncovered spaces 3 2
Sewer or septic N /A N /A -
N:\DEVVOCEL YN\Proj ectDataSheets\Prince252.d ocx
4/25/2016, by Michael Wu
**Reduced floor area & building height
REASONS FOR APPROVAL
Architecture & Site Application S-15-069
252 Prince Street, Los Gatos, CA 95032
Prepared by: Michael Wu, Architect/Owner
RECI:IVED
MAY 3 1 2016
TOWN OF LOS GATOS
PLANNING DIVISION
Part of the comments from Planner Ms. Jocelyn Puga's 5/3/2016 email
5/31/2016
The application will require Planning Commission review due to the project resulting in the largest home in the
immediate neighborhood with regards to square footage and FAR . Staff is unable to support the application for the
following reasons :
1. The proposed residence at 2,479 square feet will be the largest residence in the immediate neighborhood
by 143 square feet.
2. Not all recommendations made by the Consulting Architect were incorporated into the revised plan set.
[Reasoning-1] RE : The largest residence in the immediate neighborhood
1. The proposed house is 2,479 sf,
a) 143 sf larger than 248 PRINCE (next door neighbor 2,336 sf).
b) 127 sf larger than 240 PRINCE (3'd house neighbor 2,352 sf)
c) 7 sf smaller than 231 PRINCE (4 to 5 houses down the road across the street 2,486 sf).
d) 2% smaller than the allowable 32 .5% FAR.
***While the house size is larger than 9 neighbors', but it is smaller than the one, 4 to 5 houses down the
road . Also it is smaller, and complies with the rule of law, Zoning regulations, an objective standard .
2. Percentage (site area) of impermeable house pad (exclude porch & driveway). See Attachment-!.
a) 25 .4% @proposed house, about the average for the neighborhood
b) 34 .8 % @248 PRINCE
c) 37 .1% @231 PRINCE
***The proposed house has permeable brick paver driveway with large landscape area. Most of the
existing houses have concrete driveway & concrete patio. Considering the rate of overall site impermeable
area, the proposed house probably has the smallest percentage, a much better option for the environment
and community, and a good tradeoff for 143 sf.
3. The main reason that contributes to the larger floor area is the consideration to accommodate son and his
family with children if one spouse dies earlier, and another needed care (Asian culture). It is designed to be
flexible enough to convert a family room to 2 po ssible very small children's bedrooms .
***The house less than 2,500 sf is not a big house by today's standard .
[Reasoning-2] RE: Two story homes in predominately one story neighborhoods
1. The (9) immediate neighborhood has (2) 2-story & (7) 1-story houses . However, if you add additional only
30 feet to the radius (roughly 200ft), and including the rear neighbors, it would have (7) 2-story out of (17)
neighboring houses that were planned and built 55 years ago. See Attachment-2 .
***I believe the design guideline is flexible enough to accommodate the proposed design.
2. Due to the concern of exposure to electro-magnetic field , keeping away from high -voltage overhead power
line with transformer that is in the utility easement area at rear yard is a top priority.
•• *1-story design w o uld expand the house further to the back yard, clo ser to the power lines .
EXHIBIT 5
•••since this is a new house, citizens should have a choice to minimize the possible exposure to their
grandchildren should that become reality.
3. 1-story design would make house pad impermeable area higher than 35% of the site.
***There is a paradigm shift. It was not a concern back then in 1960. Green design is a must in today's
urban planning.
4. Both floor ceiling heights are 8ft, with 4:12 roof pitch to match existing house.
•••Many new houses in the Valley have 9"'12 ft high ceiling, a very attractive option.
[Reasonlng-3] RE: Not all re commendations made by the Consulting Architect were in co rporated into the revised
Plan set
1. The major concerns & architectural components recommended by Consulting Architect (recommendations
R-1, R-2, R-3, R-9 & R-10) were adopted. Changes were made. See Attachment-3, 4 , 5 & 6.
2. Certa i n recommendations (R-4, R-5 , R-6, R-7 & R-8) were not adopted per the reasons noted below.
[R-4) a) Vertical guardrail at sloped roof looks odd . If the previously proposed "FIN WALL is very much out
of the chara cter for this immediate neighborhood", this would not be a better option. It would be
the only architectural element exists in this California ranch style neighborhood.
b) It creates weak connections between guardrail, balcony & sloped roof.
c) It exposes senior to more risks of water leakage & maintenance concerns at later older age .
[R-5] a) Solar panels cannot be located as recommended , as too many mechanical & plumbing roof
penetrations for stack vents, exhaust fans, furnace & water heater exist at this area (see Sht-A2).
Solar panels need to be cut & pasted like many in this valley, would not look good.
[R-6] a) "Use gable roof and center door in wall" would have limited south-facing roof area, not enough to
accommodate ±20 solar panels . This gable roof needs to be parallel to the other roofs, facing
south-west to accommodate required solar panels. It is the only feasible location left. This project
is trying to achieve net-zero-energy house if possible.
b) Bottom of roof fascia is about 8-ft high from driveway surface with deep roof overhang & shadow
to minimize the mass & heat gain from west sun. Suggested gable roof would have a lot more
heat gain & massing.
c) "Center door in wall" will lose a row of storage cabinets at northern wall. It is an important design
element for storage.
[R-7] a) "Deeper window insets" recommendation is hard to achieve. The project plans to integrate
Exterior Insulation Finishing System (EIFS) with super (heavy) wall insulation to achieve net-zero-
energy design goal if possible. Currently "Dryvit" EIFS with 3" rigid insulation is specified. Per
manufacturer, the system does not recommend wood trim around window or door openings, and
may void the warranty. The system is much more expensive than the traditional stucco. I believe
there should be a balance between green design and the looks.
[R -8] a) Expansion joints at 2nd floor line framing break are to be installed in lieu of recommended "belly
band trims". I would appreciate and understand if this house is located at large lot with no
neighboring fence around, like many houses at East coast. However at Zone R-1/8,000, with 8-ft
side setback with 6-ft high fence in between and at front, no one will ever see the full 2-story high
element mass from the street except the home owner, due to the fact it is hidden behind 1-story
elements, 6 feet high fences & the adjacent neighbors' houses.
b) Adding belly band trims will create potential weak links for the water leakage at the connecti ons
to rear balcony, roof fascia & gutter.
2
CONCLUSION
The proposed project has se v eral one of the be st , if not the best features i n the neighborhood . For example, 1 *
Energy efficient, sustainable green design ; 2* Net-zero -energy house ; 3 * Least impermeable area ; 4 * Barrier free
(community population diversification); 5 * Drought tolerant landscape; 6 * Self-conta ined site drainage system;
7 * Sound structural arrangement; 8* Respect neighbors' privacy with frosted glass at 2nd floor side yard facing
windows .
Thi s is a middle clas s moderate house project with high modern quality. It certainly would help to bring up the
neighborhood property values. Most of the houses around were built in 1960~1961, and are in sub-s tandard
structural condition s. With the outdated designed footing and minimum shear wall capacity, to remodel the
existing house is not really a good option, sin ce it probably would not withstand the next big earthquake that is
due anytime .
The propo sed hou se is 2-story, and 143-sf larger than the adja cent 9 houses. However cons i dering several
benefi cial design qualities and the potential improvement to the neighborhood, the project would be a positive
addition to the community.
3
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200 .0 0
NAD_1983_SiatePiane_Callfomia_III_FIPS_0403_Feet
Los Gatos IT, GIS Services
Town of Los Gatos
Site & floor area data are based on Zillow.com
10Q.OO 200.0 Feet
1:1,200
This map is based on GIS Information and rellects the most current information at
the time of this printing . The map is intended for reference purposes only and the
Town and its stall is not responsible for errors.
Attachment-1
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CROSS-HATCH DENOTES E X ISTING 2-STORY HOUSE
w/GARAGE DOORS ALL FACING STREET
KEY MAP & NEIGHBORING CONTOUR PI..AN N.r.s.(l)
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April 8, 2016
Ms. Jocelyn Puga
Community Development Department
Town of Los Gatos
1 I 0 E. Main Street
Los Gatos, CA 9503 1
RE: 252 Prince Street
Dear Jocelyn:
ARCH ITE CTURE PLANNING
I reviewed the drawings and visited the site. My comments and recomme nda tions are as follows :
Neighborhood Context
URBAN DESIGN
The site is lo cated in an established neighborhood containing predominately o ne-story Ranch Sryle homes in the immediate
area of this site with a limited few homes with partial second sto ries . Photos of the si te a nd s urrounding neighborhood are
shown on the fo llowi ng page.
7 00 LARKSPUR LANDI NG C IRC L E . SU ITE 199 . LAR KS PUR . CA . 9493 9
EXHIBIT 6
TEL : 415.331.3795
CU GPLA '@PA(HLLL.N L I
252 Prince Street
Design Review Comments
AprilS, 2016 Page 2
House tmmediately to the left of the site Existing House
House tmmedtately to the nght of the site Typical nearby home
Typical nearby home Typical nearby home
Typical nearby home ~earby home with a second story
CANNON DES IGN GROUP 700 LARKSPUR LANDING C IRCL E . SUITE 1 99 . LARKSPUR . CA. 94939
252 Prin ce Suect
D esign Review Commem s
AprilS, 2016 Page 3
Issues and Concerns
This site is located in an older n eighbo rh ood o f mostl y o ne-story h om es. Tho se homes are mo d es t, but well desig ned and
mostly h ave a co h erent and sympathetic rela ti onship one to an other. I do not think that t his project, as cu rre ntly pro-
p ose d , wo ul d b e a co mfortable fit w ith i ts neigh bors. Rather than designing the ho u se to relate st ro n gly to the scale and
ch arac ter of the immedi ate neigh borhood, as set forth in th e Tow n's Reside ntial Desig n G u idelin es, the appl icant ap pea rs
to want to sta n d out fro m that s u rro unding enviro nment. A note o n the p ro posed elevations states "There is a nud to im-
prove the strutscape from 55 years ago's design". I h at approach is very much counter to the Reside ntial Des ign G uideli nes.
Some of the g u ideli nes that one n eeds to co n side r in rev iewi n g t hi s des ign include the fo ll owi ng:
2 .2 .2 Provide front facade articulation similar to those predominant in the neighborhood.
• I f facad es alo ng a stree t fro nt are ge nerally simp le, avoid large changes in front wall planes.
2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller homes.
Two-story h o u ses may no t b e a p propr ia te for every neigh borhood. For n eigh borh oods dominated by o n e-s tory
h om es, an effort should b e mad e to lim it the ho use to one-story in height or to accom m od ated second fl oor
s p ace within the exis ting roof. If a two-sto ry house is p roposed in t h is type of a n eigh bo rhood, the h o use sh all be
d es ig n ed to blend with the smaller h om es.
2.3.2 Avoid s tructures with height and bulk at front and side setback lines which are significantly greater than
those of the adjacent homes.
2.3.4 Use roof forms and pitches that are similar to other houses in the neighborhood.
2.3.7 Minimize the mass of garages.
3.3.2 Height and bulk at front and side setbacks
• The d es ign of two story h omes co nstructed adjacent to o ne story houses sho ul d incl ude techniques to
min im ize t heir visu al imp ac t and provide tran sitio n s in sca le.
3.4.1 Limit the prominence of garages .
• Avo id des ig ns t hat all ow the garage to d o minate t he street faca de
3 .6 .3 Design entries with sensitivity to the surrounding neighborhood.
• ... It is often bes t to start the d esign considerati on with an entry typ e (e.g., projecting o r under eave porch )
that is similar to n earby homes.
3.7 .3 Match window materials to the architectural style and to the surrounding neighborhood.
• Wood windows are com mon in Los Gatos. Wood is stilt the d es ired ch oice for styles that tradi tionall y use d
wo o d . However, tod ay t he re are some window materials, s u ch as viny l clad wood windows th at are not n o -
ticea bly d iffe rent from wood at a sh ort distan ce. They may be use d if their vis ual appearance m atch es woo d .
• Generally, avoi d metal win dows. They may b e con side red acce p ta bl e fo r a Modern Style house, b ut wou ld be
strongly discourage d for all o ther styles.
3 .7.4 Design the windows with attention to matching the traditional details of the architectural style.
• Projecting window sill s and heads are strongly enco u raged unless the architectural style would no t normally
have those feat u res.
• Wood trim is also en couraged o n stucco h ouses unless th e w indow frames are recesse d at least 6 inch es fro m
the outsi de face of th e wa ll. The use of stucco covered foa m trim is strongly d iscouraged .
CANNO DESIGN GROUP 700 LARKSPUR LANDI NG C IR C LE . SU il E 1 99 . LA RKSPU R . CA . 94939
Some o ther s peci fi c iss ues a re shown on t h e diagrams below.
Large roof is not very sensitive to the scale
and character of the immed iate neinhlnn•~hl'lonrt
Proposed front elevation
Fin wall is very much out of character
for this immediate neighborhood
Fin wall is very much out of character
for this immediate neighborhood
·-----------.. Very awkward massing
Proposed nghl side elevation
n Large roof Is not very
sensitive to the scale and
character of the immediate
neighborhood
Not a very sensitive elevation adjacent to one-story home
Proposed left s1de elevation
252 Prince Street
Design Review Comme nts
AprilS, 20 16 Page 4
CANNON D ES IGN G ROUP 7 00 LA K KSPU R LAN D I NG CI RCL E . SUITE 1 99 . LA RK SPUR . CA . 9 4 939
Recomme ndations
Revise the el evations to better rel at e to other homes in the immed iate neigh borhoods.
Center solar panels
on entry recess below
over entry
fRONT ELEVATI ON RECOMMENDATIONS
Add belly band t rim
at all two story walls
RIC/I f SIDE ELEVATION RECOMMENDAT IONS
01
Add belly band trim
at all two story walls
II
LEFT SIDE [l £VAT/ON RECOMMENDATIONS
252 Prince Street
D esign Review Comments
AprilS, 20 16 Page 5
Jocely n , pl ease let m e know if you h ave a ny s peci fi c ques ti o ns or need a ny oth e r s pecifi c iss u es addressed .
Si ncerely,
CAN N ON DESIGN G ROUP
0~~
Larry L. Canno n
CANNON DES IGN GROUP 70 0 LARKSPUR LAND ING CIRCLE . SUITE 199 . LA RKSPUR . CA . 94939
This Page
Intentionally
Left Blank
**The notations in red are prepared by Michael Wu
Some other speci fi c iss ues are shown on the diagrams below.
Large r oof is not very sensitive to the "'""'' ........
and character of the immediate nll>iinhhnool'i r\1\1'1
Pro p ose d front eleva llon
Fin wall is very much out of character
for this immediate borhood
·-----------.. Very awkward massing
Propose d right side el eva llo n
Not a very sensitive elevation adjacent to one-story
Proposed left stde elevat ton ~
252 Prince Srreer
Design Review Comments
April 8, 2016 Page 4
I R-31
**Changed per recommendati on ,
to delete fin wall
**Changed per recommendation ,
to change roof pitch from
proposed 5 :12 to 4 :12 as existing
house is now. Lower roof height.
RECEIVeO
MAY 3 1 Zlll~
TOWN OF LOS GATOS
PLANNING DIVISION
**Changed per recommendation .
Interior space at this location is cut
ba ck to flush with 2-story element.
Reduce floor area . lower roof he ight
& mass.
**2-story element at th is wall is cut,
further set back from property line.
Reduce floor area .
CANNON DE SIGN GROUP
Attachment-3
7 00 LARK SPUR LANDING CIRC L E . SUITE 199 . LARKSPUR . CA . EXHIBIT 7
252 Prince Street
Design Re l'icw Comments
April 8, 20 16 Page 5
Recommendations **Did not follow recommendation .
Revise the elevations to better relate to oth er hom es in the immedi ate neighoorl l<JOClS. Too many roof penetrations at this
a rea (see Sht-A2). Will need to cut
& paste solar panels, would not look
[~~~::~~~~~~~~~;l~::~~go~o~d roof **Adopt the recommendation to
break up the roof@ garage .
**Changed design to gable roof
Add belly
at all i o sto~
RI C/ I I SIDE ELE VA TI ON Rf COMME N DATI ONS R-8
m
at all two story walls
LEFT SIDE ELEVAT ION RECOMM ENDA1 /0NS
@ S-Eievation as suggested
**Dryvit EIFS w/3" rigid
insulation is expensive.
Cost will be a concern for
deeper recess, and may be
over-engineering
**Vertical guardrail @ sloped roof looks odd
**It will be the only architectural element in
this ranch style neighborhood .
**Creates weak c o nnections @ guardrail ,
ba lcony & sloped roof.
**Maintenance concern of water leakage for
senior at later old age .
**Th is gable roof needs to be parallel to the
other roofs to accommodate solar panels. It is
the only feasi ble location left
**Door centers this wall will lose a row of
storage cabinets @ northern wall. It is an
important design element for storage.
**Ex pansion joints at 2nd floor lin e framing
break are to be installed in lieu of belly band
trims.
**No one will ever see the full 2-story high
element mass from the street e xcept the
home owner, due to the fact it is hidden
behind 1-story elements, 6 feet high fences
& the adjacent neighbors' houses.
**Adding belly band trims w ill create potential
weak links for the water leakage @ the
connections to rear balcony, roof fascia &
Jocelyn , pl ease let me know if yo u have any speci fic qu es tions or nee d an )Q utter.
Sincerely,
CANNON DES I GN GROUP
Of~~
Larry L. Canno n
Attachment-4
CANNON DESIGN G ROUP 700 LARKSPUR LANDING C IRCLE . SU ITE 199 . LARKSPUR . CA .
•••••••••• NEW MODIFIED ELEVATIONS ......... .
1. BOTTOM Of ROOF FASOA IS ABOUT la-FT I HIGH FROM
DRIVEWAY SURFACE w/DEEP ROOF OVERHANG & SHADOW TO
MINIMIZE THE MASS & HEAT GAIN FROM ~ST SUN. SUMMARY OF DESIGN CHANGES 2. DUE TO VARIOUS ROOF P£NETRA TIONS. THIS IS THE ONLY
FEASIBLE ROOF AAEA LEFT TO ACCOMMODATE SOLAR PANELS. 1. CHANGE FLOOR PLANS & ELEVATIONS.
3. CONSULTING AACHITECT RECOMMENDED GABLE ROOF FAONG
STREET AT THIS LOCATION. HO~R. GABLE ROOF PAAALLEL TO
THE STREET IS CHOSEN . THE REASONS ARE,
a) TO ACCOMMODATE PV-SOLAR PANaS
2. REDUCE 129sf FLOOR AREA TO 2,479 SF'.
••NOTE: 231 PRINCE HAS 2,486 SF'.
248 PRINCE 2,336 SF
b) TO SHADE THE ~ST SUN (GREEN DESIGN) 3. REDUCE 17" ROOF HEIGHT TO 24 '-6"
c) TO MINIMIZE THE MASS & GAAAGE DOOR EXPOSUE
-4. COMPARING WITH THE SAME SCALE ELEVATIONS BELOW, THIS
PROPOSED MOOIFlED GAAAGE ELEVATION IS RELATIVELY MODEST.
4. REDUCE 2-STORY MASS. SET BACK
ADDITIONAL 1'-10' FROM NORTHERN
PROPERTY UNE.
NEIGHBORING HOUSES
1. GARAGE DOOR FAONG STREET IS THE SAME AS PROPOSED PRO.ECT. j-----248 PRlNCE
2. TALL FRONT WALL w,/l,jiNIMUM ROOF OVERHANG, ALMOST NO (t£XT DOOR HOOSE)
SHADOW TO SOFTEN THE HEIGHT AND MASSING
[[]]
B
..., ___________ __
259PRfNCE
(2nd HOUSE ACROSS S1REET 0 SOUTH)
••ALSO (2) REAR NEIGHBORS ARE THE SAME m>E
Attachment-S
•••••••••• NEW MODIFIED ELEVATIONS ••••••••••
OiANGE TO GABLE ROOF AS RECOMMENDED.
AS SUGGESTED, CHANGE ROOf PITOi FROM
PROPOSED 5:12 TO 4:12 AS EXISTING
HOUSE IS NOW. LOYI£R ROOf HEIGHT
SOUTH (MODIFIGJ
INTERIOR SPACE AT THIS LOCATION IS CUT BAO< TO
FLUSH WITH 2-STORY ELEMENT. REDUCE FLOOR AREA.
LOYI{R ROOf HEIGHT & MASS.
002-STORY ELEMENT AT THIS WALL IS CUT & FURTHER
SET BACK FROM PROPERTY UNE. REDUCE FLOOR AREA.
ADO EXPANSION JOINTS AT 2ND FLOOR UNE FRAMING BREAK
EAST (MODIFIGJ
Attachment-6
NEIGHBORHOOD VISIT REPORT
***Project: 252 PRINCE STEET
***Architecture & Site Application S-15-069
*** Visited neighbors within 200 feet radius
***Prepared by: Michael Wu, 3/2012016
NQ SPOKE NOT NEIGHBOR'S NAME SPOKE
1 -J HOLLY YWHITEHURST
2 -J DAN MELNIC
3 -J YAHAVDINAI
4 -J SHARAD SHARMA
5 '1/ STUART SCURTI
6 '1/ PAUL/JUDY RYGAARD
7 '1/
8 '1/ BRIAN/SANDRA VICK
9 " MITCH MUSGROVE
10 '1/
11 -J KHALID MAKHAMREH
12 " RALPH ANTONIO
13 -J
14 -J LEON/RUTH CARRARA
15 '1/
16 '1/ CARLOS GONZALES
17 -J LARRY ANGLE
18 -J
19 " RODGER DE LA CRUZ
NOTES
ADDRESS
235 PRINCE
239 PRINCE
243 PRINCE
247 PRINCE
251 PRINCE
255 PRINCE
259 PRINCE
509 ROXBURY
240 PRINCE
244 PRINCE
248 PRINCE
256 PRINCE
515 ROXBURY
521 ROXBURY
525 ROXBURY
249 MATISON
245 MATISON
241 MATISON
237 MATISON
VISIT DATE
3/19/2016
3/19/2016
3/19/2016
3/19/2016
3/19/2016
10/31/2015
3/19/2016
3/19/2016
12/1/2015
10/31/2015
3/20/2016
3/20/2016
3/20/2016
RECEIVED
I'IA~ 2 1 20l o
";)VVN OF LOS GATOS
PLANNING DIVISION
REMARKS (Personal impression only}
No objection
Uke to see Height Pole & Netting
No objection
No objection
No objection
No objection
Not home (3/19, 20)
No objection
No objection
Not home (3/19, 20)
No objecti on
No objection
Not home (3/19, 20)
No objection
Not home (3/19, 20)
Not home (3/19, 20)
No objection
Not home (3/19, 20)
No objection
1. I had impression that several ne ighbors might not be willing to answer the doors to the stranger.
EXHIBIT 8
KEY MAP & NAIGHBORING CONTOUR PI.AN 1"= 7o·(!)
Ms. Jocelyn Puga
Assistant Planner
Town of Los Gatos
110, East Main Street
Los Gatos, CA 95030
05/30/2016
Ref: Story Poles on 252 Prince Street
Dear Ms. Puga,
...
We noticed that story poles were erected at 252 Prince Street last week. They indicate that the
owner of the property intends to create a two-story building. We oppose this plan for the
following reasons :
-The other houses around 252 are all single-story (244, 248, 256, 247, 251 & 255). If 252 Prince
Street carries out with its proposed plan, it will change the character of this part of the street in
a derogatory way. It will not conform with the rest of the houses and will set a poor precedent.
It also will not merge into the arch itectural landscape of this part of our street.
-Our house is diagonally opposite and therefore; we will lose privacy in our two front facing
bedrooms which i s a big issue. It will also block morning sun shine that we so value. This
massive "Me-Mansion" will block the view of the scenic trees that we currently have from our
home as well as neighbors' homes.
We hope the city will support us to retain a single-story ambiance and charm of the street.
Sincerely,
Sonia & Sharad Sharma
247, Prince Street
Los Gatos, CA 95032
EXHIBIT 9
This Page
Intentionally
Left Blank
GARAGE
1ST FLOOR
2ND FLOOR
LEGEND
T1
NEW SITE PLAN DEMOLITION SITE PLAN
DESCRIPTION OF PROJECT
DESIGN PROGRAMMING & CONCEPT
PROJECT DATA
F.A.R. CALCULATION
MAX. FLOOR AREA RATIO (LOS GATOS' FORMULA)
ALLOWABLE FLOOR AREA
VICINITY MAP
SHEET INDEX
LEGEND
DRIVEWAY VEHICLE BACKUP DIAGRAM NEW IMPERMEABLE AREA CALCULATION
600 SF
1,460 SF RESIDENCE-252
260
256
252
521
515
256
244 241
245
249
525
524
520
516
505
501
264
255
251
247
243 PRINCE STMATTSON AVROX
B
U
R
Y
L
N
252
509
259
240
236235
239
237
233
248
NOTES
509 ROXBURY
259 PRINCE 255 PRINCE 251 PRINCE 247 PRINCE
515 ROXBURY256 PRINCE252 PRINCE
(PROJECT)248 PRINCE244 PRINCE240 PRINCE
T2
KEY MAP & NAIGHBORING CONTOUR PLAN 2
5CROSS SECTION THROUGH NEIGHBORING PROPERTIES
3
6WEST VIEW- PRINCE STREET
EAST VIEW- PRINCE STREET
8 PRINCE STREETMATTSON AVE
4MATTSON AVENUE VIEW
245 MATTSON AVE
(REAR NEIGHBOR)
241
245
(REAR NEIGHBOR)OVERHEAD VIEW
252
256
248
249
245
249
(REAR NEIGHBOR)249 MATTSON AVE
(REAR NEIGHBOR)
255
251
247
244 241 RESIDENCE-252
T2.1
1OVERALL SITE VIEW (1)
2OVERALL SITE VIEW (2)
3WEST (FRONT) ELEVATION
4WEST (FRONT) ELEVATION
5SOUTH (SIDE) & EAST (REAR) ELEVATION
6EAST (REAR) & NORTH (SIDE) ELEVATION
7NORTH (SIDE) & WEST (FRONT) ELEVATION
9FRONT MAIN ENTRY w/ LANDSCAPE
8FROM DRIVEWAY TO FRONT ENTRY RESIDENCE-252
T3
SHADOW STUDY DIAGRAM (JUN-21)SHADOW STUDY DIAGRAM (DEC-21)
NOTES RESIDENCE-252
LEGEND ABBREVIATIONS
GRADING & DRAINAGE PLAN
C2RESIDENCE-252GRADING QUANTITIESLEGENDABBREVIATIONS
FRENCH DRAIN
DRIVEWAY PERMEABLE PAVER
C2.1
DNS ROUND GRATE w/SPEE-D BASINDOWNSPOUT+CATCH BASIN+PERFORATED PIPE
DNS 9" CATCH BASIN @ DOWNSPOUT
4" MIN.
17" MIN.4" MIN.9 38" SQ. WIDTH
10 18" DEPTH9 38" SQ. WIDTH
10 18" DEPTH15
14 10
11
12 8DRY CREEK BED FENCE @ RETAING WALL w/CONC GUTTERLOW CONC. WALL 16
2CONCRETE CURB & GUTTER
4CONCRETE DRIVEWAY
9
RESIDENCE-252CATCH BASIN w/SUMP PUMP 6
LANDSCAPE PLAN
A
A1
FIRST FLOOR PLAN SECOND FLOOR PLAN
GENERAL NOTES RESIDENCE-252
A1.1
2nd FLOOR REFLECTED CEILING PLAN
GENERAL NOTES
9
10
11
WINDOW SILL
WINDOW HEAD
WINDOW JAMB RESIDENCE-252
A2
SOUTH ELEVATION
NORTH ELEVATION
KEYED NOTES
WEST ELEVATION
EAST ELEVATION
SECTION (W-E THROUGH GARAGE)A
GENERAL NOTES RESIDENCE-252
A2.1
SOUTH ELEVATION
NORTH ELEVATION
WEST ELEVATION
EAST ELEVATION
LEGEND (PAINT)RESIDENCE-252