Item 06 - 14595 Clearview Dr - Staff Report & Exhibits 1-10TOWN OF LOS GATOS ITEM NO: 6
PLANNING COMMISSION STAFF REPORT
Meeting Date: June 22, 2016
PREPARED BY: Marni Moseley, Associate Planner
mmoseley@ los gato sca.gov
APPLICATION NO.: Architecture and Site Application S-15-070
LOCATION: 14595 Clearview Drive/17445 Zena Avenue (Structure will be
located o n the driving range and can be viewed from both
Wedgewood Avenue and Clearview Dri ve)
APPLICANT/
CONTACT PERSON: La Rinconada Country Club/Stan Prolo
PROPERTY OWNER: Maxine Leider Trust
APPLICATION SUMMARY: Requesting approval to construct a private instruction training
building on property zoned RC. APN 409-31-001 ,
DEEMED COMPLETE: May 24,2016
FINAL DATE TO TAKE ACTION: November 24,2016
RECOMMENDATION : Approval, subject to the recommended conditions.
PROJECT DATA :
CEQA:
General Plan Designation: Open Space and Low Density
Residential
Zoning Designation: Resource Conservation
Applicable Plans & Standards: General Plan
Parcel Size: 125 acres
Surrounding Area:
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North l Residential I Low Density Residential R-1 :8 ----·-·--······t············-········----------········-····-····--·-·--·--+···-··---------···-·····-··--··········--... ···-····-------····-··--·-··--·-·-··-········t··········--------·····----···········-········· ·······-······-···-·-
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West i Residential I Low Density Resid ential I R-1: 10, R-1 :20, ; I i and R-1 :20 :PD
The project is Categorically Exempt according to Section 15303
of the State Environmental Guidelines as adopted by the Town
because the proj ect consists of an appurtenant structure.
Planning Commission Staff Report -Page 2
14595 Clearview Drive/17445 Zena Avenue/S-15-070
June 22, 2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
•
•
As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
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. Required Findings
3. Recommended Conditions of Approval
4. Written Description (two pages), received April 12 , 2016
5. Letter of Justification (one page), received September 11 ,
2015
6. Letters received prior to July 14 , 2015 Development
Review Committee (DRC) (seven pages)
7. July 14,2015 DRC minutes (four pages)
8. Letter from neighbor, received January 6, 2016 (two pages)
9. Agreement with neighbors, received June 16, 2016 (one
page)
10 . Development Plans (four pages), received June 10, 2016
The Country Club is comprised of three parcels totaling 125 acres. The site currently contains a
clubhouse, a recreation and fitness room, snack shack, swimming pool , 18-hole golf course,
putting green, and driving range. ln 2015, due to prolonged drought conditions, the Club was
required to provide their own source of water for irrigation. In order to facilitate this , an
emergency grading permit was issued to install a pump and increase the size of the on-site water
storage pond adjacent to the existing swimming pool area . The dirt that was removed from the
pond was relocated to the driving range which facilitated some changes to the layout and
improvements at the driving range.
In 2015 , an application was submitted to construct a 484-square foot pump house, to enclose the
necessary pump equipment associated with the retention pond and to replace a demolished
training structure at the driving range. The site had previously contained a temporary structure
which accommodated the training activities prior to the driving range improvements. The
applicant requested the approval of a training structure in the same location with a similar height
and size to the temporary structure. Staff processed the application and the proposed
improvements were considered by the Development Review Committee on July 14 , 2015.
Planning Commission StaffReport-Page 3
14595 Clearview Drive/17445 Zena Avenue/S-15-070
June 22,2016
Shortly before the meeting the neighbors directly adjacent to the proposed training structure
provided documentation showing that the structure was not in the same location as the previous
temporary facility (Exhibit 6). Staff considered this information, and the DRC only approved the
proposed pump house (E xhibit 7). The applicant filed a new application on September 11, 2015
for the training structure.
PROJECT DESCRIPTION:
A. Architecture & Site Application
The applicant is requesting approval of an Architecture and Site application (A&S) to
construct a 546-square foot private instruction training facility. The structure would be
located on the existing driving range , approximately 75 feet from the south property line
parallel with Clearview Drive.
The style of the structure would match those of the existing Club house and accessory
buildings with smooth finish stucco , a Spanish tile roof, and a roll up door facing the east
property line. The structure is proposed to be 26 feet deep by 21 feet wide and 18 feet in
height.
The applicant provided a letter of justification (Exhibit 5), project description (Exhibit 4),
and development plans (Exhibit 1 0) for the proposed project.
B. Location and Surrounding Neighborhood
The project site is located south ofWedgewood Avenue, and west ofClearview Drive. The
site is surrounded by single-family res idential properties .
C. Zoning Compliance
The maximum height allowed by the zoning designation is 30 feet.
ANALYSIS:
A . Architecture & Site Application
The proposed structure complies with the required setbacks and does not exceed the height
limit of the zoning designation. However, the new location could impact the adjacent
neighbors. Story poles were installed prior to advertising for the public hearing.
Staff has been working with the applicant to consider ways to reduce the impact of the
proposed structure on the adjacent neighbors. The use of the structure will be limited to
Planning Commission Staff Report-Page 4
14595 Clearview Drive/17445 Zena A venue/S-15-070
June 22, 2016
private instruction only, and no group classes or camps will be permitted. The applicant
has worked with the adjacent neighbors who provided comments on the initial application .
A compromise including a combination of additional screening and services to reduce the
impact of the facility has been achieved with one adjacent neighbor (Exhibit 9). The
applicant is working to finalize the location and type of landscaping with the second
neighbor. The proposed structure maintains an appropriate setback from the single-family
residential neighbors, approximately 75 feet at the closest point, and with the additional
screening measure agreed to with the neighbors, the impact will be reduced to a satisfactory
level.
B. 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:
Prior to the 2015 Development Review Committee meeting, staff received correspondence from
two adjacent neighbors (Exhibit 6). One of the neighbors submitted an additional letter after the
new application was filed by the applicant (Exhibit 8). The applicant has provided a signed
agreement with one neighbor who provided comments (Exhibit 9).
SUMMARY AND RECOMMENDATION:
A. Summary
The proposed private instruction use is ancillary to the permitted Golf Course use. The
proposed setback and height comply with the requirements of Town Code, and the
applicant has worked with the adjacent neighbors to address their concerns and provide
additional screening and mitigation measures for the proposed improvement.
B. Recommendation
Based on the summary above, staff recommends approval of the Architecture and Site
application subject to the attached conditions. If the Planning Commission concurs with
staffs recommendation, it should :
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
Planning Commission Staff Report -Page 5
14595 Clearview Drive/S-15-070
June 22, 2016
3. Approve Architecture & Site Application S-15-070 with conditions contained in
Exhibit 3 and development plans attached as Exhibit 10.
ALTERNATIVES:
Alternatively, the Commission can:
1. Approve the application with additional or modified conditions of approval; or
2. Continue the matter to a date certain with specific direction; or
3. Deny the application.
Prepared by:
Mami Moseley, AICP
Associate Planner
JP :MM:cg
proved by:
oel Paulson, AICP
Community Development Director
cc: Stan Prolo, La Rinconada Country Club, 14595 Clearview Drive, Los Gatos, CA 95032
Maxine Leider Nevin, 33782 Shamrock Lane, San Juan Capistrano, CA 92675
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17445 Zena Avenue
AKA 14595 Clearview Drive
,EXHIBIT 1
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REQUIRED FINDINGS & CONSIDERATIONS FOR:
June 22, 2016
17445 Zena Avenue/14595 Clearview Drive
Architecture and Site Application S-15-070
Requesting approval to construct a 546-square foot private instruction training building on
property zoned RC. APN 409-31-001.
PROPERTY OWNER: Maxine Leider Trust
APPLICANT: La Rinconada Country Club
FINDINGS:
Required findings for CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of
the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small
Structures.
CONSIDERATIONS:
Considerations in review of Architecture & Site applications:
• A s required by Section 29.2 0.150 of the Town Code, the considerations in review of an
architecture and site application were all made in reviewing thi s project.
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CONDITIONS OF APPROVAL-June 22, 2016
17 445 Zen a A venue/14595 Clearview Drive
Architecture and Site Application S-15-070
Requesting approval to construct a 546-square foot private instruction training building on
property zoned RC. APN 409-31-001.
PROPERTY OWNER: Maxine Leider Trust
APPLICANT: La Rinconada Country Club
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the approved plans. Any
changes or modifications to the approved plans shall be approved by the Community
Development Director, the Development Review Committee, the Planning Commission, or
Town Council, depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. SCREENING: The applicant shall implement the screening measures stated in the
agreement dated June 15, 2016.
4. LOT LINE ADJUSTMENT: The applicant shall submit and record any necessary lot line
adjustment or lot merger to provide the minimum required setbacks for the zone.
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. 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.
7. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
8. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
9. PERMITS REQU IRED: A Building Permit shall be required for the the construction of
new instruction facility. 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.
EXHIBIT 3
11. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36" and maximum
size 30" x 42 ".
12. FIRE ZONE: The project requires a Class A Roof assembl y.
13 . 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 .losgatos ca .gov/bui !ding.
14. APPROVALS REQUIRED: The project requires the following department s and agencies
approval before issuing a building permit:
a. Community Development -Planning Division
b. Engineering/Parks & Public Works Department
c. Santa Clara County Fire Departm ent
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AN D PU BLI C WORKS:
Engineering
15 . GENERAL: All public improvements s ha ll be made according to the late st adopted Town
Standard Drawings and the Town Standard Specifications. All work shall co nform 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 b e wa shed 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 developer's
representativ e 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 mainte nance at the developer's ex pense.
16. APPROVAL: This application shall be completed in accordance with all the conditions of
approvals li sted below and in s ub stantial compliance with the latest rev iewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer
17. ENC ROAC HMENT PERMIT: All work in the public right-of-way w ill require a
Cons truction Encroachment Permit. All work over $5,000 will require construction
security. It is the res ponsibility of the applicant/developer to obtain an y necessary
e ncroachment permits from affected agencies and private parties, including but not limited
to , Pacific Gas and Electric (PG&E), SBC , Comcast, Santa Clara Valley Water District,
C aliforni a Department of Transportation. Copies of any approvals or permits must be
s ubmitted to the Town Engineering Department prior to releasing any permit.
18. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace
all existing improvements not designated for remov al that are damaged or removed because
of th e developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs , pa vem ents , raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at th e
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Di sabled Access provi sions. Developer shall request a walk-through with the Engi neering
Co nstruction Inspector before the start of construction to verify existing co ndition s.
19. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-fi ve (85) dBA .
20. BEST MANAGEMENT PRACTICES (BMP's): 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 .
21. 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.
22. 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 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 will 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 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 25 MPH. All trucks hauling soil , sand, or other loose
debris shall be covered.
23. 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 ABAG Manual of Standards for
Erosion & Sediment Control Measures, 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 .
24. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and
home owner 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 .
25. 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. 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 developer'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 developer's expense.
26. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
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(~ (-
LAR!NCONADA
C OUNTRY CL UB
April11, 2016
Re: Written Description of Proposed Project
La Rinconada Country Club -Teaching Facility
Architecture and Site Application -S-15-038
Teaching Facility
Build a 546 square foot structure at the driving range to be used for golf instruction. The
structure is to be a 26' ft by 21 ' ft by 18'· ft high, steel frame , stucco exterior siding, with
Spanish tile roof, and roll up door. The teaching facility is set back 78' ft from the
closest neighbor 's property line. The style and color will be consistent with other
structures at La Rinconada Country Club. This structure replaces a 484 square foot (22'
ft by 22 ' ft by 15 ' high teaching facility located at the driving range. This structure is
visible from Wedgewood Drive and neighbor's backyards that live along the driving
range on Clearview Drive .
The proposed teaching facility at La Rinconada Country Club is designed to be a single
bay, one player hitting, golf instruction training center. All u sers will be under the direct
supervision of a PGA golf professiona l at all times. The facility will be use d for the sole
purpose of training golfers. No additional activities outside of golf instruction will take
place in the teaching facility.
The primary use will be for training golfers in a controlled environment in order to
maximize the technology being used for training. The building will contain several
industry leading technological devices that measure specific athletic movements of the
p layers and the characteristics of their golf shots . All of the technolo gy contained in the
building has been in u se at La Rinconada for the past two years; ho w e ver, in an
uncontrolled e nvironment the data is not as accurate as it will be in a controlled
environment. Interior will include fluorescent lighting.
EXHIBIT 4
14595 C learview Drive • Los Gatos , CA 95032 (408) 395-418 1
Aprill1 , 2016
Page2
...
f
The building will only be available during normal golf course operating hours. We do
not have exterior lighting on the facility and the building will not have any windows in
order to control the light in the room . The building includes one 15 foot roll up door
which will be exposed to the intended target areas on the practice facility . In addition,
one standard size entry door will be located on the Wedgewood side of the building.
The bui I ding has been specifically oriented to direct golf shots to the center of the
practice range. We have carefully constructed the Player Development Center to meet
the minimum dimensions for a dedicated training space as recommended by industry
experts.
Our intent is to provide the best training facility in the area while respecting our place in
the community.
r-r-·
LAR!NCONADA
COUNTR Y C LUB
September 10 , 2015
Town of Los Gatos
Community Development Department
11 0 E. Main Street
Los Gatos, CA 95030
Re: Letter of Justification
La Rinconada Countr y Club -Teaching Facility
Architecture and Site Application
To Whom It May Concern:
RE CEIVED
SEP 11 2015
TOWN OF LOS GATOS
PLANNING DIVISION
)-j)-070
Since 1967, La Rinconada Country Club (LRCC) has received surface water from Santa
Clara Valley Water District to irrigate the golf course. As a result of the current drought,
the District required LRCC to seek an alternative water source to irrigate the golf course.
LRCC and the District have deemed the preferred long-term solution to be through the
harvesting of well water. As a result, LRCC drilled a we ll , excavated and built a new a
retention pond . In an effort to keep 900 truckloads of soil off residential streets and to
reduce cost, the excavated soil was dumped and graded at the driving range. As part of
the plan, LRCC would like to build a 546 square foot teaching facility. This structure
replaces a previous teaching facility located at the driving range. The new teaching
facility will be in the same style and color as existing structures as other structures on the
grounds.
Thank you for your consideration
Sincerely ,
Stan Prolo
Controller/ Assistant General Manager
EXHIBIT 5
14595 Clearview D ri ve • Los Gatos, CA 95032 (408) 395-4 181
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July 6, 2015
Los Gatos Development Review
Hello ,
Re: La Rinconada Country Club Structure
RECEIVE D
JUt . r.u 2015
TO . p~ OF lOS GATOS
NNtNG DI VISION
My name is Betty Williams , I own my home at 17361 Clearview Dr ive, Los Gatos .
Last week I became aware of a permanent structure that is to be built by
the La Rinconada Country Club behind my back fence . This is NOT where the last
tent w as, that was yards from m y house.
'
This structure will have a great impact on our peace and quiet. It is to be a teac hin g
facility with people coming and going all day.
They have already built a "bunker" at the site for teaching purposes.
This will be a danger to anyone in my yard. I get a small amount of golf
balls in my yard each year, this bunker will definitely. increase that number_
Please consider my objection to this structure as it will be UNSAFE and noisy.
Thank you
#3 c;-~~t'~~~
t)t s'LA l..{. c.Au-A-L---(..)~
J, EXIUBIT 6
Marni Moseley
From:
Sent:
To:
Subject:
Attachments:
Hi Marni,
Charles Grosjean <cg _503@yahoo.com>
Tuesday, July 07, 2015 1:32 PM
Marni Moseley
public comment on Site Application S-15-038
teaching shed.pdf
Thank you for your time this morning regarding the country club project.
I went through all of our pictures and couldn't find a good one of the old teaching structure as seen from our house . I
suppose it wasn't very photogenic so no one thought to snap a picture.
I have attached a pdf file with some pictures from Google and Bing aerial imagery. It is clear that the old structure was
roughly the same width and length as the proposed new structure, but was significantly farther away from the property
lines on Clearview.
Using the imagery, I measured 120ft from the property line to the edge of the old structure . The plans for review as well
as a quick visual estimate indicate that the new structure would be 40ft closer or 80ft from the property line . 120 vs . 80
is clearly not "in the same general location".
I don't recall the old structure being as high as the story poles, and the one birdseye view from Bing seems to show a
structure that is more squat than the proposed, but that is all conjecture.
I don't think I will be able to attend the public hearing. I would think that if the height is required for functionality, that
moving the structure back to the original location or farther would go a long way towards resolving the visual/size
impact.
Thank you,
Charles Grosjean
1
r
From Bing"' 2012
.,
' '
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From Google 'V 2013
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TOWN OF LOS GATOS
110 East M ain Street, Los Gatos~ CA 95032 (408) 354-6874
SUMMARY MINUTES OF A REGULAR MEETING OF THE DEVELOPMENT REVIEW
C OMMITTEE OF THE TOWN OF LOS GATOS FOR JULY 14,2015 HELD IN T H E TOWN COUNClL
CHAMBERS, CIVIC CENTER , 110 EAST MAIN STREET, LOS GATOS . CALIFORNIA.
The meeting was called to order at 10:05 a.m. by C hair Machado.
ATTENDANCE
Members Present:
Marni Moseley. Associate Planner
Jocez)m Puga. Assistant Planner
Doug 1 larding, Fire Department
J\;fichael Ma chado, Building Official
Mark Glendinning. Building Inspector
Ryan Fong, As.'lislant Civil Engineer
PUBLIC HEARINGS
ITEM 1: 15371 Santella Court (Lot 8}
Architecture and Site Application S-15-00 1
Requesting approval to construct a new single-family residence on property zoned
HR-2Y2 :PD. APN 529-09-017.
PROPERTY OWNER/APPLICANT: Davidon Homes
PROJECT PLAN NER: Jocelyn Puga
I . Chair Machado opened the public hearing.
2 . Staff gave report on proposed project. Planner Jocelyn Puga explained part of the visibility
study included a view from the Blossom Hill Road viewing platform.
3 . Applicant was introduced.
4. Members of the public were present:
Dr. David Weisman questioned the validity ofthe visibility study and stated that story poles arc
difficult to see due to the tre~ canopy.
Applica111 responded that it is a good thing as the tree canopy will not change and that none of
the trees are deciduous trees so there will always be foliage on the trees . He explained what the
story poles depict and the res ultant visibility study.
Dr. David Weisman s uggested that there should be a peer-review of the visibility s tudy.
Applicant mentioned that they went above and beyond all the visibility study requirements .
5 . Public hearing closed.
6 . Ry an Fong moved to approve the application subject to the conditions presented with the
following findings and considerations: EXHIBIT 7
DRC Minutes
July 14 ,2015
Page 2
Required findings for CEQA:
FINDINGS:
• An Environmental Impact Report (EIR) was prepared for the Planned Development and was
certified by the Town Council on December 19 ,2005. Required technical reviews (arborist,
architect and geotechnical) have been completed for the project and no further environmental
analysis is required for this application.
Compliance with the approved Planned Development:
• The project is in compliance with the approved Planned Development (Ordinance 2147).
Compliance with Hillside Development Standards and Guidelines:
• An exception to allow fill (HDS&G standard) greater than three feet is supported by the need
to provide a shared driveway that meets Town and Fire Department Standards . Due to the
steep topography of the site, the property is only accessible by the shared driveway between
lots 8 and 9 .
• An exception to allow the slope of the driveway to exceed 15 percent (HDS&G standard) is
supported due to the steep topography of the site and shared driveway between lots 8 and 9.
The slope of the existing driveway is 23 percent. The slope of the proposed dri veway would
be 18 percent, thus reducing the amount of grading that would be required in order to achieve
a driveway that has a slope of 15 percent or less. Shared driveways serving more than one lot
are encouraged by the HDS&G .
Compliance with H illside Specific Plan
• The project is in compliance with the Hillside Specific Plan in that it is a single-family
residence being developed on an existing parcel. The proposed development is consistent
with the development criteria included in the Specific Plan.
CONSIDERATI ONS:
Considerations in review of Architecture and 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.
7 . Glendinning seconded, motion passed unanimously.
8. Appeal rights were cited.
DRC Mmute :'
J uly 14 .20 15
Page 3
ITEM 2: 17445 Zena Avenue
Architecture and Site Application S-15-038
Requesting approval to construct a 546-square foot golfpractt~t= bUJidmg and a 750-
square foot pump house on property zoned RC. AP N 409-3 1-00 I .
PROPERTY OWNER : Maxine Leider Trust
APPLICANT: La Rinconada Country Club
PROJECT PLANNER : Marni Moseley
1. Chair Machado opened the public hearing.
2 . Staff gave report on propo sed project.
3. Appli cant was introduced.
4 . Members of the public were pres ent:
Berty Williams stated the she feels that th e practice buildin g is too close to her property and too
high . She questioned why did they decided to put it there.
Applicant explained the scope of the project and that there will be staff there at all times to
monitor the activities of those practicing. They are willing to plant more trees to soften the
building's impact on the neighbors.
Assoc iate Planner Marni Moseley mentioned that group classes may not be permitted by the
Conditio nal Use Permits and that parking would need to be rev iewed.
Applicanl responded that there will be no parking at the Driving Range Practice building.
Associale Planner Marni Mo seley mentioned that the Country Club has not been responsive to
the aqjacent homeowner·s concerns and damages. The practice building docs not appear to be
replaced in the location of the former building as shown on the proposed plans.
Applicalll s tated he thought it was close to the former location, within I 0 feet.
Bet(y Williams questioned the need to add seven more driving stalls.
Associate Planner Marni Moseley said that more infonnation and clarity i s needed o n the
proposed improvements and that the 546-square foot golf practice building will be removed
from th e Application description.
5 . Public hearing closed.
6. Mami Moseley moved to approve the application, wjth the scope of the application changed to
remo ve the 546-square foot golf prac tice building tfom the approval, s ubject to the co ndition s
presented with the following findings and considerations:
FINDINGS:
Required findings for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines tor the
Implementation ofthe California Environmental Quality Act, Section 15.103 : New
Construction or Conversion of Small Structures.
DRC Minutes
July 14.2015
Page4
CONSID ERATIONS:
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.
7. Ryan rang seconded, motion passed unanimously.
8. Appeal rights were cited .
OTHER BUSINESS
NONE
ADJOURNMENT
Meeting adjourned at l 0:40a.m. The next regularly scheduled meeting of the Development Review
Committee is the following Tuesday.
N:\DEV\DR C\Min 2015\7-14-IS.doc
January 6, 2016
Planning Commission
11 0 Main Street
Los Gatos. Calif.
Dear Members :
I'
( r
RECEIVED
JA N 0 6 2016
TOWN OF LOS GATOS
PLANNING DIVISION
Th e La Rinconad a Country is planning to build a perm anent structure within feet of my
back fence at 17361 Clearview Drive. They have also built a bunker that is a danger to
anyone in my yard.
The structure will have a great impact on our peace and quiet. It will bring a lot of foot traffic,
noise and most of all will be a safety hazard. I get some golf balls in my yard now, but this
teaching center will create a much bigger problem.
They c hoose an open area instead of an area where there are mature trees to shield the
noise and balls from anyones yard . If the structure was moved to the East (down hill )
approximately 1 08 feet, there are several mature trees behind an empty house.
Please consider my objection to this structure as it will be a real safety hazard.
Betty Wil iams
17361 Clearview Drive
Lo s Gatos. Ca 95032
408-402-3885
EXHIBIT 8
June 15, 2016
Betty and Bill Williams
17361 Clearview Drive
Los Gatos, CA 95032
Dear Betty and Bill:
LARINCONADA
COUNTRY CLUB RECEIVED
.JUN 1 6 2016
TOWN OF LOS GATOS
PLANNING DIVISION
Thank you for your time yesterday to review the teaching facility location and smTounding areas. It is our
goal to be viewed as good neighbor and a positive influence within the community. I believe our meeting
yesterday is proof that both parties wi sh to work together to resolve any current or future issues in an
amenable fashion.
Per our meeting, you agreed to allow La Rinconada Cou ntry Club to build a teaching facility in the story
pole location (as subm itted to the Town of Lo s Gatos Planning Department) in exchange La Rinconada
Country Club (LRCC) will do the following:
• Plant trees in the teaching facility line of site on LRCC property to block or filter the view of the
proposed teaching facility.
• Remove the bocce court, level, landscape and install irrigation to the area. Shmbs or addition al
trees to be added if des ired. Betty & Bill Williams, LRCC Golf Course Superintendant Kevin
Breen, and LRCC's lands caper to review and develop a plan for the bocce court area.
• Assist with a pest control problem and apply fertili zer to your lawn area.
• Thin out tre es and shrub on the right hand side of the property to enhance the view of the middle
and back portion of the driving range.
• A tour of the completed teaching facility and 3 complementary lesso ns with LRCC's Head Golf
Professional Andy Kimball.
• LRCC will be financially responsible for th e above li sted work and services.
Thank you for working with us to reso lve this matter.
Sincerely,
(j£f?___
Stan Proto
Assistant Manager/Controller
I accept the terms and conditions as outlin ed above.
EXHIBIT 9
14 595 Clea rview Drive Los G at os , CA 95032 (408) 395-418 1
This Page
I nientionally
Left Blank
LEGEND
MANHOLE
STORM lN lET (SIZE AS NOTEO)
6• PVC AREA DRAIN
DIRECTION OF SURFACE DRAINAGE
SLOPE
PROPERTY LINE
RIGHT -OF-WAY
E/.SEMENT
ROlLED CURB& GUnER
VERTICAL CURB
CONTOUR
U M:TS OF GRADING
·rREE PROTECTION FENCING
TREE TO BE S A VED
TREE TO B E REMOVED
PEDESTRIAN RAILING
PROJECT BOUNDARY
CENTEFRINE
SAN ITARY SEWER
SANITARY LATERAL
STORM DRAIN UNE
JOINT TRENCH
OVERLAND RELEASE PATH
SECTION CAllOUT
WATER liNE
WI\ f ER METER
PROPOS EO EX:STING
• a
---150---
--JT--
~SECTION
Q}--SHEET NUMBER
•
X
LA CONADACOU TRY CLUB
PLOT PLAN
L OS GAT OS , CALI F ORNI A
AP N 409-18-0 07
SCOPE OF WORK:
1 . TEACH ING FACILITY
SHEET INDEX
St-I(E.T ~0 TITlE
C1 COVER SHEET
C2 NOlES
C3 TEACHING FACILITY SITE PLAN
S1 TEACHING FACtL/TV BUILDING PlAN
V ICINITY MAP
NlS
PROJECT TEAM
OWNER
CIVIL ENGINEER
GEOTECH NICAL ENGINEER
LA RINCONADACOUNTRY CLUB
14595 CLEARV1EW DRIVE
LOS GATO S, CA 95032
(408)395 ... 181
HMH
15700AKLAND ROAD
SAN JOSE, CA95131
{408)487-2200
ENG EO
6399 SAN IGN ACIO AVE .. #150
S~JOSE,CA95119
(4 08)574.4900
201 3 CBC, CMC, CPC, CEC , G REEN BU ILDING
STA NDARDS COD E, AND ENERGY
CODE. AS AMENDED BY THE TOWN OF LOS
GATOS A R E APPLICABLE T O THIS PROJECT.
1570 Oak ar..d Road
San Jose. CA 95131
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@ AT
BBW BUtt.Diro.:G BOTTOM Of WAll
sew B."CKO+'WALK
BTW BL!It.OiNG TOP Of WALl BW BOTTOI'.J Of W All
" CENTERLINE
CMU CONCRETE WSOl"RY UNiT EG EXISTING GROUND
ElEV ELE\IA.l ::»; EP EOOE Of PAVEM ENT
EX EX~T:NG
Ff FIN IS HED FlOOR
FG FIN SHED GRADE
FL FLOW liNE (SOTTOMOI='CURB.
""" FOUNOAT>ON FS FIN"SHEO SURFACE
G8 GRADE BREAK
GS GARAGE Sl.AB
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JT JOUH TRENC..H
·NV !""'l.ll:Rl
llf~ LO>AIER LEVEL FII'<SHEO FlOOR
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,.LFF UA.IN l EVEl FINISHED FlOOR
NTS 1\0TTOSCA!..E PAD P/llDElEVATlON
PC.:';. PJ'ORTI.ANOCE,_...ENTCONCRETE PI£E P!JSL C 'lG..qE.SS EGRESS EASE~NT
~·Pl. PROP£RTY U N E
PUE PU8lJC UTH.HY EASEM EI\'T
PVC PCl VV NY L C~LORiOE
RG ROUUHGRAOE
fffl RK;Hl Of WAY
RWL RAlN W A li;:R LEADER
so STORM DRAIN
SOCl S!OOU ORA N CURS 'NtET
soco STORY DRAiN QL\N OUT SDFI S TDRU ORA:N F!ELD INtE1
SD.;B STOfUol ORA'N Jllt.ICT!ON SOX
so•., STORM ORA.N t.wffiOtE
s.A'YC S."\NJOSEWATER.taJP».'Y
ss SAN'TARY SEWER
ssco SANITARY SEWER Q..EAN CIJ1
SSFi SA,._ TI•JCV S EWER f lUSH f\G l'tiT
ss .... SAN TARY Sf;V'tER UM'HCX.E TBV TO BE VERIND TC TOP OF C\.JCm WiTri G.JT1'ER
lOC TOP OF OE.PRESSEO C1.JIUi Wll1 GUTTER TllVC TOP OF DEPRESSED VER1' CAl C\.IRB
TGIGR TCPCfGRATE
llG lCWN OF LOS CA.lOS
NC TCFOF'\'"ERT..cAl.CURS TVP l"YPICAt.
1W tOPOF W:.U.
UCN UNlESS OTL"'ERY."S£ NOl'ED
VTF YER'fY u.t FIE.[}
~
.Jl ~~ 1 0 2016 <(
TOWN OF LOS GA ..J
PLANNING D IVISfOMt--.-----i-------t
ENGINEER'S STATEMENT
H i l S PLAN HAS BEEN PREPARED BY ME OR UNDfR MY DIR ECTION lt..: ACCORDANCE
WITH SiANOARO fr-:GINHRING PRAC TICE .
NAME c S~EHN ~
TITLE. PROJECT ENGINEER
COMPANY: HMH
P.E No. 57808
_'ILl~ D~-
COVER SHEET
C1
UtJAlJTHOR.IZED CHANGES & USES· TH E ENGINEER PREPA.RthG THESE PLANS
\NU NOT h E RE.SPO~'SIBLE FOR, OR UABLE FOR, UNAUTHORIZED C H ANGES TO
OR USES OF THESE PU..NS. All C+"ANGES TO THE PLAP'\S MUST BE IN WRI TING ~l.---------------------------------------------------------------------------------------------------------------------------------------·------------------------------------------------------------~·~,O~M:U~S~T~BE:A~P:P:R~~~O~B:V~TH:E~e:R:EP:A:R:ER:O:F~T:H:ES=E~P~~:'~S----------~==~~~==~1.--------~0F~·~------_JI ~
EXHIBIT 10
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GENERAL NOTES
THE FOLLOWING NOTES ARE NOT PART OF THE TOWN OF LOS GATOS STANDARD NOTES AND ARE
PROVIDED AS SUPPLEMENTAL NOTES BY HMH.
1. REVISIONS TO THESE PLANS MUST BE REVIEWED AND APPROVED IN WRITING BY HMH AND THE T OWN
OF LOS GATOS PRIOR TO CONSTRUCTION OF AFFECTED ITEMS .
2 THE CONTRACTOR SHAU. NOTIFY HMH AT (408) 487-2200 BEFORE PROCEEOtNG WITH Nrr WORK TtlAT
APPEARS TO BE IN SUFFICIENTLY DETAILED.
3. CONTRACTOR SHAl l REPlACe OR REPAIR, AT CON TRACTOR'S EXPENSE . All OAA<tAGEO. REMOVED 00
O THERWISE DISTURBED EXIST ING UTILITIES, OR IMPROVEMENTS IN KINO.
4 CONTRACTOR SHALL COORDINATE WORK WITH SUBCONTRACTORS, ONGOJNG GRADING OR SITE
WORK' OF OThER CONTRA CTORS. AND WITI-i THE INSTALLATION OF FACILITIES BY SAN JOSE WATER
COMPANY. WEST VALLEY SANITATION DISTRICl, PG&E,ATII.T AND CABlE TV.
!> IF TEMPORARY LANE ClOSURES ARE REOUIREO FOR C ONST RUCTION OPERATIONS, THE
CONTRACTOR SHAL L PREPARE A TRAFFIC CONTROL PLAN AND OBTA IN APPROVA L FROM THE TOWN
OF LOS GATOS BEFORE COMMENClNG WORK. THE CONTRACTOR SKALL ALSO PROVIDE FLAG MEN,
CONES OR BARRICADES. AS NECESSARY TO CONTROl TRAffiC AND PREVENT HAZARDOUS
CON Of liONS, PER CAL TRANS S T ANDAROS.
6. EXISTING PEDESTRIAN WAL'r<:WAYS, BIKE PAn-iS AND DISABLED ACCESS PA"THWAYS SHALL BE
MAINTAINED DURING CONSTRUCTION TO THE SATISFACTION Of THE TO'NN INSPECTOR.
7. CONTRACTOR SHALl BACKFil l TRENCHES. OR Pl ACE S"IEEl PLAT!NG ANOIOR HOT·MIX ASPHALT, AS
REOUIREO BY THE TOWN INSPECTOR, TO PROTECT OPEN TRENCHES AT l"HE ENO OF EVERY WORK
DAY.
B. CONTRACTOR SHALL CLEAN STREETS TO REMOVE ACCUMULATION OF MUD AND DEBRIS RESULTING
FROM CONSTRUCT ION ACTMTIES.
9. THE CONTRACTOR IS RESPONSIBlE FOR CONFORMING TO EXI STING PAVEMENT. ADJACENT
LAN DSCAPE AND OTHER IMPROVEMENTS WITH A SMOOTH TRANSITION IN PAVING, CURBS, GUnERS,
SIDEWALK, ETC. TO AVOID ABRUPT OR A PPARENT CHANGES IN GRADES OR CROSS SLOPES, L OW
SPOTS OR HAZARDOUS COHOITiONS
10. CONTRACTOR TO OBTAIN REQUIR ED PERM rTS FOR HAUL ROUTES PRIOR TO DEM OLITION ANO
CON STRUCTION.
11. CONTRACT OR IS RESPONSIBLE FOR SCH EDULING All INSPECTIONS AS REOliiREO.
12. CONTRACTOR IS TO PROVIDE STREET CROSS SLOPES BElWEEN 2'r. AND -4•4. UNlESS SPECIFICAll Y
NOTED OTtiERWISE ON PLANS, AND TO ALLOW TOWN I NSPECTOR AND ENGINEER TO INSPECT FORMS
PRIOR TO POURU•~G OF CURB AND GUTTER
13 CONTRACTOR lS 1 0 POTHOLE All UTILITY CONNECTIONS PRIOR TO CONSTRUCTION TO VERifY
INFORMATION PROVIDED ON PLAN REGARDI NG EXISTING UTILITIES.
14 IT IS THE CONTRACTOR'S RESPONSI91LITY TO VERIFY THE LOCATIONS Of AU EXISTING
UNDERGROUND UTILITIES. CALL USA (UNDERGROUND SERVICE AlER T) TWO WORKING DAYS BEFORE
DK;GING AT 811. l OCATIONS SHOWN ON T HE PLANS WERE TAKEN FROM AVAILABLE RECORDS ANO
ARE APPROXIMATE A ND SHOWN FOR GENERAl I NFORMATION ONLY, AND MAY BE INCOMPLETE.
RELOCATION OR REPAIR Of ANY DAMAGE TO UTIUTIES OR PIPELINES AND PLUGGING OR R!:MOVAL Of
ABANDON ED LINES SH,._..LL BE THE CONTRACTOR'S RESPONSIBUTY.
1S ~E LOCAT ION OF THE MONUMENTS SHOWN ON TH1S PLAN ARE FOA GENERAl INFORMATlON ONLY.
REF ER TO THE FINAL MAP FOR THE LOCATION OF EX!STING AND PROPOSED MONUMENTS.
16. CONTRACTOR SHALL KEEP UP-TO-DAlE A C()MPLETE RECORD SET OF CONTRACT DRAWINGS
SHOW1NG EVERY CHANGE FROM T HE ORfGINAL DRAWINGS MADE DURING THE COURSE OF
CONSTRUCTION INCLUDING EXACT LOCATION. SIZES, MATERIALS AND EQUIPMENT. A COMPLETE SET
OF CORRECT ED AND COMPLETED RfCORO OAAWING PRINTS SHALl BE SUBMITTED TO THE ENGINEER
PRIOR TO FINAL ACCEPTANCE FOR REVIEW AND APPROVAl BY THE ENGINEER .
EXISTING CONDITION S
1 GRADES ENCOUNTERED ON-SITE MAY VARY FROM THOSE SHOWN. CO NTRACTOR SHALL REVIEW THE
PlANS AND CONDUCT INVESTIGATIONS AS REQ UIRED TO VERIFY EXISTING CONDITIONS "T THE
PROJECT SITE
2 . INFORMATION REGARDING E XISTING UTILITIES IS FROM RECORD OAT" AND MAY NOT REPRESENT
ACTUAL CONDITtoNS_ CONTRACTOR SHALL CONDUCT FIELD EVALUATION Of AU EXISnNG
SUBSURFACE IMPROV£MEN TS AND UTILITIES. WHET HER SHOWN ON THESE PLANS OR NOT, PRIOR TO
TH E COMMENCEMENT Of W ORK_ CONTRACTOR SHALL CONTACT HMt-1 tF ANY DISCREPANC IES ARE
DISCOvERED.
UTILITIES
1. UTILITY BOXES AND LIDS IN PAVED AREAS SHALL BE DESIGNE D FOR H-20 lOADING.
2. MAN:-!OLES THAT ARE LOCATED IN UNPAVED AREAS SHAll HAVE 80l T DOWN COVERS
J. CONTRACTOR TO COORCINATE. THE ADJUSTMENT TO FINISH GRADE OF AU PG&E, AT&T, CABlE. Fl6ER
OPTIC OR OlliER UTILITY MANHOlES AND VAULTS.
4 . CONSmUCTIOttl OF All GRAVITY FLOWING UTILITIES SHAlL PROCEED FROM THE OOWNSTRf.AJ'A
CONNECTIOti TO THE UPSTREAM CONNECTION. THLS WILL ALLOW FOR ANY NECESSARY
AOJUSTUENTS TO BE MADE PRIOR TO THE !NSTAUATIOl\1 OF THE ENTIRE l!NE. IF THE CONTRACTOR
F AllS TO 8EGIN AT THE OOYINSTREAM CONNECTION POINT AND WORK UPSTREAM, CONTRACTOR
SHAlL PROCEED AT CONTRACTOR'S OWN RiSK ANO BE RESPONSiBLE FOR ANY ADJUSTMENTS
NECESSARY.
S PROPOSED WAT£R SYSTEM SHOWN ON CIVIL Pl.AftiS IS GRAPHICAL AND FOR COORDINATION
PURPOSES ONLY. SEE PlANS BY SAN JOSE WATERCOMPAJtN.
6 . PRoPOSED ElECTRIC, GAS, TELEPHONE. CABlE AND JOINT TRENCH INFORMATION SHOWN ON CIVl.
PlANS I S GRAPHICAL AND FOR COOROINA TION PURPOSES ONLY. SEE JOtNT TRENCH PLAr-fS.
7 All STORM DRAIN PIPE SHALL BE PVC SOR l5 UNLESS OTHERWISE SPECIFIED.
8. CONTRACTOR TO \'ERfFY EXACT INlET lOCAl ION OF BUILrnNG POINT OF CONNECTION PFUOR TO
CONSTRUCTION OF UNDERGROUND UTILITIES.
9. TRENCH DETAIL PER TOW"' STANDARD PLAN NO 305AN0 GEOTEC HNICAL RECOf.1MENDATlON.
EARTHWORK AND GRADING
1. iHE OCSIGN INT(NT OF' THIS PLAN IS TO SET UNES AND C~AOES ONLY. REF£R TO THE
CEOTEC'i-'NICAl REPORT REFEREN CED IN NOiE 3 SQ..O'N F"OR G£0ITCHNICAL 0£51GN AND
MlnG.AnON.
2 . ni£. GEOltCHNICAL ENGINEER Of RECORD IS ENGEO. INC. I N CAS£ Of" CONq)CTS, BET itfl:N
THE INF"ORM ATION SHOYIN ON lHIS PlAN AND THE REOUI.R£l,oi£NTS CONTAI NED I N TH£
GEOTECHNICAL REPORT, THE G£0ITCHNICAL REFORf SHAlL GOVERN 'III'ITH PRIOR APPROVAl
BY rn( OTY.
J.. THE OE9GN FOR THE GEOTECHNICAL ANO SOILS REPA.IR, ~ITIGATION. NOTES AND
STASIUZATICN 0£PICTED ON THIS PLAN (All SHEETS OF" THE PU.N SET) I S BAS£0 ON THE
OESJCN AND R£COMMENDAnC."-£S PROVIDED TO H~H BY ENGEO. IN C_ IN n.E REPORT DAlEO
OCTOBE~ 30. 2014_
... HUH M AKES NO WARRANTY, E"XPRt:SS OR IN PUED, A.S TO THE A0£0UACY OF THE
PROPOSED G£0TEOiN!CAl, 0£SIGN AND M17JGAlON. HU H ACC(PTS NO liA81UT'Y AND/OR
RESPOHSIBIUTY THAT N AY AR~SE DUE TO SLIDE NOVEUE:N T, S(TI':..EMENT. OR SIMILAR
RELA 1!.0 OCCURRENCES ¥11TH RESPECT TO TH£ DfSIGN OR CC..,S TRUCTION Of
G£.0ITOiMCAl.. CORRECTI VE SCHEMES.
5. THE CONTRACTOR SHAll. PERFOR~ THE GRACING AND UTIU1'Y BACt<Flll IN ACCORDANCE
W:TI-1 lH£ PRO.:(:CT GEOT£CHN CAL R(PORJ INCLUDING BUT NOT U MrT"ED TO STRIPPING,
Sl.JBGRAOC ?R£PAR.ATIOH, REMOVING UNDOCUU:ENl£.0 flll, Fill ptjiC(UENT AND
C<»..PACTION. DEt.I:OllllON EXCAVATIONS SHA.LL BE O.EANCO 00'.-N TO UNDISTURBED SOtLS
AN;) BACKFIL lED AS ()(SCRI BE.O IN THE GEOTECHNICAl REPORT. COt4TRACTOR SHA Ll.
PROW)( A 48 HOUR NOTICE -o ENGEO. ~NC 10 SCHEOUL£ SITE VSITS TO OOSffiiJE
GRII.rnNG AND U"TIUTY IN S T~TION .
STATEMENT OF RESPONSIB ILITY
6. COHlRACTOR AGRE£S THAT H( S!iAU.. ASSUM E SOL£ AND COM-PlETE R(SP()ttlgBJUTY FOR JOe
SITE CONDHICNS DURlNG THE COURSE a+ COOSTRUCTIOH Of lHIS PRo..:E.CT. INCWOIHC SAFETY
~ Al-PERSONS ANO PROPERTY; THAT Tt-115 REQuiREMENT SHALL APPLY CONTINUOl..rst Y AND
NOT B£ UWIT[I) TO NORU4l WORI<ING HOURS AND frlAT THE CCNTRACTOR SHAU. DEfDrtiD,
IH0£MNIFY AND HOLD THE. O~R A."-£0 THE ENQN[ER H AR~LESS F"ROU ANY AND AU
UABIUTY. REAl OR AlLEGED. IN CO.~NECTION 'MTH l'H£ PCRfC,U.IANCE OR w:lRK ON ~S
PRO.£CT, t.XC£PTINC FOR UABIUTY AR SING FROM THE SOLE NEGIJGENCE Of TH£ O'WNS.R OR
"tHE Dlo'Qtti£[R.
It ·-~ .n
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6
6.
6.
Land Use Enti~ts
land Planning
landsc,pe AlchiteduN
Ci-'111 Engineemg
Ub-fyDes-.gn
Land &Jrveytng
SIOffl"IWaler~l.iii'ICo!l
1570 Oakland Road (-408) -487-2200
S.m Jose, CA 95131 ttMHca.c::om
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SCAU: ...S S HOWN
@HMH
NOTES
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Attie area 2h:26,.546sf
Tot.a l vent area 546J 50•3.64sf-524sl
Each bloclc: has two 2)i"e h oles
Holes are a 2xi-~X 0.785 -9 .8si/block
Buildine perimeter 2x(21 +26)•94fl
Number of blocb 94:1.33•?'0 block.
Tot.al vent. area 70r9.8 =686sl>524si OK
Win 5" Slab S, Tt, S
s
s Netal strap 1 s ~·"·.~ .. • ~a
l s
!t
!
T
S Wetal stud 400$200-~
T Wetal trac k 4001'200-54
• Screw 112
Metal Stud Wall Details
GENERAL NOTES
-The tollowina s pedf ications shall conform to the 2013 Colifornia Buildin& Code and
ASC E 7-10 any other City ordinances •hlch a.re in force at time of this projecL
-Contract or shall verify all dime nsions, elevations and conditions, prior t o st e.rlina
An)' field work.
-Any derialion ce.lled by the fi.eld conditions dtHe r enl from those Indicat ed on plans
•hell be broueht to the engineer's atlenUon. Any discrepancy nol reported to
the encineer, will fllbsolve the enaiJte er from any liability.
-Typical d et ails shall apply where no specific details or sections are provided.
Dimensions s hown on plans or detail.st.eke precedence over scales sh own.
-Provtde iospection f or all items as required by the 2013 California Buildina Code.
-The contractor shall be responsible for t be satisfacLory compl eUon of work Jn accordance
with the project plans specilicallon.
CONCRETE
-Concrete for sla b on grade, bee.m fooling or plen shall bo:"e a min. compreS~Ion strength
of 2500psl a t 26 days unle ss noted otherwise on plans.
-Maximum agere1al e sbe shall be 3/4-.
-AU embeded elements (anchor bolts, pipes, etc.) and othe r required lnserb, shan be
po.siUoned and flrmly secur~d in p1a.ce, bef ore inspection and concrete 11 poured.
-Conlrael o r shall take all necessary meas ures to provide a proper c ompaction ot t.he
concr ete.
RE!NFORCfNG STEEL
-Reinforcing ateel shall be deformf'l d bars, conforming to AS'1'W A615 -40 requirements end
welded wire meab per ASTM specification A-165.
-Ban 13 sball be arade 40, and ban f-4-~d larger ahaU be of grade 60 .
-All relnforctns aplice shall be lapped a min. of 40 diameter b u t not lel8 than 24" U .O.N.
-Concrete coveraae tor reinforcement s hall be:
3• where poured again5t eart.b.
I ~" wh ere pour e d qainsl forms and exposed to weather,
%~ for s lab and walls poured a&e.inal forms e.nd not exposed to weather.
LUII1lER
-Wood m embers l eu lha.n 4"' in width shall be Douglas Flr No2 and 4 " or 'lf1der ahaU be
Dou.ales Fi r Nol. unlesa noted otherwise on platU.
-.W ne.illna shall be per 2013CBC Table 2304.9.1 or drow1n& det.o..ll1.
-All connecUon hard ware shall be Simpson Co. typ or equol eppro•ed and lnstalla.Uon
sbaU be per manulaclurer specification or drawinas delaU1.
-Wells shall be of 2x studs (Stud Grade or Better) at 16" o.c . U .O.N.
-.W wood bea.rin& o n concrete or masonry sh all be pressure treated Douales fir or Redwood.
-Holes tor boJU shall be bored with a bit 1/16-larger then the nominal boll diameter .
All bo1ts aba.ll be reU.gb tened p r ior to appli.caUon of plywood, eypboard, etc.
-All bolla beart.na on wood shall have s ta.ndard cut washer s under bead and nuts, U.O.N.
-Structural members shall not be cut for pipes, et.c. unles s spt:cifically noted or detailed.
-All headers are 4xt2 U.O.N.
-All posts are 4ll:4 DF Not U.O.N.
-Beam to poll connecUon s hall be wfECC or PC .
-AU metal ancbora, fas teners. connectors, etc. that will be ln. contact with p r euure t reated
l umber m u tt be bot-dipped aaJ.a.ni'Z:ed or other approved corrision resistant mat eriaL
-SUI plot.e sba.ll be bolted t o the foundation with a minimum nominal dtorneter of 5/8 in.
Bolts shall be embeded a t lea.st 7 in. and shall be spaced n ol more tha.n 4 ft. opart. for
non thea.r walls and per schedule f or s hear walla.
There shall be a min . of two bolts per piece with one bolt located not more then 12 in.
or le11 than seven bo lt diameters from each end of the piece.
-Top plate tplice s hall not be clo.ser t han min. 4· -0 ~ from end of any shear wall a.nd :~hall
not be leu then 4'-o· long w/mn. 20-16d • miD. 2"o.c. stagaered U .O.N.
-Pr ovide double joisls/bloekina under the nonbee.rtna 'Wa lls.
-All 1hear wells at u er floor shell b e hi h roof wall.
Root theethlna shell be -Plywood COx floor l hea t.h int ah all be-APA rated 23/32"
(1/2" nominal) with: (3/4' nomln&J) T&C Panel W lndn 4B/24-
8d e6"'oc a t. po.nel join b Cxposure 1-Uoblock:ed unless olhenfiu
8d •• ·oc at. roof boundary noted. NeU wj 10d at e· supported e<ftes
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REVISI ONS BY
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