Item 2 - 165 Happy Acres Rd - Staff Report & Exh. 1-10TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: July 27, 2016
PREPARED BY: Erin Walters, Associate Planner
cw a lt c rs@l os ga to sca.go v
APPLICATION NO.: Architecture and Site Application S-15-060
Conditional Use Permit Application U-15-0 11
LOCATION: 165 Happy Acres Road (north side of Happy Acres Road , south
of Shannon Road, and south of Shannon Heights Road)
APPLICANT/
PROPERTY OWNER/
CONTACT PERSON: Albert Kurkchubasche
APPLICATION SUMMARY: Requesting approval to construct a detached garage, caretaker
residence, and approval of a Conditional Use Permit for a
caretaker residence on property zoned HR-2 l /2.
RECOMMENDATION:
PROJECT DATA:
CEQA :
APN 537-24-014 .
DEEMED COMPLETE: June 6, 2016
FINAL DATE TOT AKE ACTION: December 6 , 2016
Approval , subject to recommended conditions.
General Plan Designation: Hillside Residential (0-1 du/acre)
Zoning Designation: HR-2 ~
Applicable Plans & Standards: General Plan, Hillside Specific
Plan, Hillside Development
Standards, and Guidelines
Parcel Size: 3.5 acres
Surrounding Area :
__ _ --··-·· _ ... E.~-~~-!~~g -~-'!..n._<Ll!~~---L_Q~~~E-~!.-~l~~-----______ ... _ ..... -! ~~-~~--~ g __
North i Single Family I Hillside Residential : HR-2 Y2 --···-··-·--···•·----···--·-. ·------.'-.--·-----··---·-··---·-· -··-·--·1-----·· ····-·-··
East I Single Family i Hillside Residential 1 HR-2 ~ ------·--------··----f---·-------------·---· ·--·--Soutl~_J Single Fa!!.lily ! Hillside Residential _ HR :~~-
West I Sin le Famil I Hillside Residential HR-2 ~
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.
Planning Commission Staff Report -Page 2
165 Happy Acres Road/S-15-060/U -1 5-0 11
July 27,2016
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
• As required, pursuant to the adopted Guidelines for the
Impl ementation ofthe California Environmental Quality Act,
this project is Categoricall y Exempt, Section 15303: New
Construction or Convers ion of Small Structures.
• As required by Section 29.20.190 ofthe Town Code for
granting a Conditional Use Permit.
• The project is consistent with the Hillside Development
Standards & Guidelines.
• The project is consistent with the Hillside Specific Plan.
• As required by Section 29.20.150 of the Town Code for
granting approva l of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
I. Location Map
2. Findings and Considerations
3. Recommended Conditions of Approval
4. Project Description (two pages), received Augu st 4, 2015
5. Letter of Justification (three pages), received May 9 , 2016
6. Project Data Sheet (two pages)
7. Hillside Development Standards and Guidel ines Checklist
(eight pages), received August 4 , 2015
8. Town Cellar Policy (four pages)
9. Public Comments received by 11:00 a.m., Thursday, July 21,
2016
10. Development Plans (six pages), received June 6 , 2016
A single-famil y dwelling, built in 1991, and a one acre vineyard, approved in 2012 (Conditional
Use Permit U-11-010), occupies the subject property.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site i s lo cated on the north side of Happy Acres Road, south of Shannon and
Shannon Heights Roads (Exhibit 1). Surrounding properties contain single-family
residential uses.
Planning Commission Staff Report -Page 3
165 Happy Acres Road/S-15-060/U -15-011
July 27, 2016
B. Proposed Project
The applicant is requesting approval to construct a 640-square foot detached garage and a
631-square foot caretaker re sidence. The applicant's request also requires approval of a
Conditional Use Permit (CUP) for the caretaker residence for maintenance of the existing
vineyard and three and a half acre property. The applicant submitted a project description
(Exhibit 4), a letter of justification (Exhibit 5) and development plans (Exhibit 1 0).
C. Zoning Compliance
The proposed project complies with the zoning code including the setback requirements,
accessory structure coverage, and height requirements. The zoning permits accessory
structures and a caretaker residence with a Conditional Use Permit.
ANALYSIS:
A. Architecture and Site Analysis
The applicant is proposing a detached two-car garage and a caretaker residence within the
developed area of a hillside property. The site contains an existing 3,870-square foot , two-
story single-family home located on a sloped hillside. The existing two-story home has an
attached 767-square foot garage in which 491 square feet qualify as cellar. The site
contains an existing driveway, and landscape terraces with decks which contain both a pool
and a spa. The single-family home and landscaped terraces are surrounded by an existing
one acre hillside vineyard.
D etach ed Garage
The proposed 640-square foot detached garage is proposed to be located at the west end
(right side) of the existing driveway and will provide two additional covered parking spaces
(see Exhibit 10 , Sheet A-1 ). The applicant's project description states that the proposed
garage will be utilized to house additional cars and equipment that will be used for the
operation of the vineyard (Exhibit 4).
The proposed garage is nestled into the site's existing slope. The detached garage is
proposed to be located on an existing 28.9 percent slope within the site's existing Least
Restrictive Development Area (LRDA) per the Hillside Development Standards and
Guidelines (HDS&G). 345 square feet of the detached garage qualify as cellar.
The garage will have a maximum height of 15 feet. Pedestrian access will b e provided
around the rear of the garage and up a flight of stairs which will provide access to the
Planning Commission StaffReport-Page 4
165 Happy Acres Road/S-15-060/U -15-011
July 27, 2016
existing pool deck terrace. The proposed garage roof will provide a 400-square foot roof
deck that can be accessed from the existing pool deck terrace (see Exhibit 10, Sheet A-4).
The proposed garage is compatible with the architectural style of the existing house and
will match the existing materials and colors of the main house. The proposed materials
include: stucco walls, wood trim, wood clad windows, and clay tile roofing to match the
existing main house (see Exhibit 10, Sheet A-4).
Caretaker 's Residence
The proposed 631-square foot caretaker residence would be located within an existing
terraced landscape area northeast (above) of the existing spa and pool deck. The caretaker
residence includes a living room, kitchen, one bedroom, and a closet (see Exhibit 10, Sheet
A-3).
The caretaker residence would be built within a portion of the existing 40.5 percent
terraced landscape area . Although this existing slope is greater than 30 percent and
therefore considered out of the LRDA per the HDS&G, staff finds this location to be
appropriate because the slope is within a developed landscape terrace area of the site. The
applicant has provided additional justification in the letter of justification (Exhibit 5). 281
square feet of the 631-square foot caretaker residence qualify as cellar.
The caretaker residence will have a maximum height of 12 feet. The caretaker residence is
compatible with the architectural style of the existing house and will match the existing
materials and colors of the main house. The proposed materials include: stucco walls,
wood trim, wood clad windows, and clay tile roofing to match the existing main house (see
Exhibit 10, Sheet A-3).
B. Grading
The proposed project meets the HDS&G grading standards and guidelines (Exhibit 7). The
proposed detached garage, caretaker residence, and retaining walls meet the HDS&G
maximum cut and fill depths described in Table 1 of the HDS&G (page 17). Proposed
retaining walls are less than five feet in height.
Planning Commission Staff Report -Page 5
165 Happy Acres Road/S-15-060/U-15-011
July 27, 2016
C. Floor Area
Pursuant to the HDS&G the site allows a maximum home floor area of 6 ,000 square feet.
The following table summarizes the floor area for the site.
Floor Area Chart
Existing s .f. Proposed s.f. Counts Toward
Floor Area
Main House
Attic 904 904 904
Main Floor 1,863 1,863 1,863
Upper Level 2,007 2,007 2,007
Attached 767 767 0
Garage * /Cellar**
Accessory Structures
Caretaker 's 0 631 631
R esidence/Cellar
Detached 0 640 516
Gara~e */Cellar
Total 5,541 s.f. 6,812 s.f. 5,921 s.f.
* Pursuant to the HDS&G garages up to 400 square feet in area are not included in
the floor area ratio calculation .
** Cellar area is not included in th e .floor area ratio calculation for the main house. On e
cellar is permitted p er property (See Exhibit 8).
The proposed home floor area of 5,921 square feet is less than the maximum allowable
floor area of 6 ,000 square feet for the site. The proposed floor area added to the site is in
the form of two one-story accessory structures. The one story detached garage and one-
story caretaker residence both include cellar area which creates hidden square footage and
does not contribute to the mass of the structures.
D . Tree Impacts
There are four protected oak trees within the proposed development area. No trees will be
impacted or removed. Tree protection measures are incorporated as a Condition of
Approval (Exhibit 3, #8) to protect trees on the subject property within the development
area.
Planning Commission Staff Report -Page 6
165 Happy Acres Road/S-15-060/U -15-011
July 27, 2016
E. Hillside Development Standards for Caretaker Units
The applicant is requesting a CUP to allow a caretaker residence for exclusive use by a
person(s) for maintenance of the one acre vineyard and three and a half acre property. The
applicant has submitted a letter of justification (Exhibit 5) for the proposed caretaker
residence.
The proposed project is in compliance with the specific Hillside Development standards
requiring that caretaker units may be allowed when in compliance with the following:
a. It is deemed necessary or desirable to provide maintenance or other services to the
property and/or facilities.
The existing hillside residential zoned property consists of a single-family home
and a one acre vineyard approved in 2012 (Conditional Use Permit U-1 1-01 0).
The caretaker residence would provide exclusive use by a person(s) for
maintenance of the vineyard and property.
b. The deciding body determines that the lot is large enough to support a second
living structure.
The subject three and a half acre parcel contains an existing 3,870-square foot
single-family residence with an attached 767-square foot garage and a proposed
640-square foot detached garage . The parcel is large enough to support the
proposed 631-square foot caretaker residence.
c. The maximum floor area for a caretaker unit shall be 900 square feet.
The proposed caretaker residence is 631 square feet.
d. Caretaker units shall be architecturally compatible with the main structure and
shall meet all standards and guidelines applicable to the main structure.
The proposed caretaker residence is architecturally compatible with the main
structure. The proposed materials and colors of the residence match the main
structure and meet the standards and guidelines applicable to the main structure
including building setbacks.
e. The lot is not part of a Planned Development or the Planned Development permits
caretaker units .
The subject lot is not part of a Planned Development.
Planning Commission Staff Report-Page 7
165 Happy Acres Road/S-15-060/U -15-011
July 27, 2016
F. Conditional Use Permit Findings
In order to grant a CUP, the Planning Commission must make the following findings:
( 1) The proposed use of the property is essential or desirable to the public convenience or
welfare;
(2) The proposed use will not impair the integrity and character of the zone; and
(3) The proposed use would not be detrimental to public health, safety, or general welfare
in that the proposed permit conditions regulates building size, and use and will
mitigate potential impacts; and
(4) The proposed use ofthe property is in harmony with the various elements or
objectives of the General Plan and Town Code.
In regards to finding one, the caretaker residence will support an existing hillside
residential vineyard use and maintenance of the property. In regards to the second finding,
the use will not impair the integrity of the zone since the caretaker residence will support
an existing single-family home, associated property, and vineyard use and will not impact
other hillside zoned properties. In regards to finding three, the use will not be detrimental
to public health, safety, or general welfare in that the proposed permit conditions building
size, and use which will mitigate potential impacts. In regards to the final finding , the
proposed use is in harmony with the various elements or objectives of the General Plan and
the purposes of the Town Code as discussed within this report.
G . General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to :
• Policy LU-6.8 -New construction, remodels, and additions shall be compatible and
blend with the existing neighborhood.
• Policy CD-1.2 -New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood
and natural features in the area.
• Goal CD-14 -To preserve the natural topography and ecosystems within the
hillside area by regulating grading, landscaping, and lighting.
H. CEQA Determination
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.
Planning Commission Staff Report -Page 8
165 Happy Acres Road/S-15-060/U-15-011
July 27, 2016
PUBLIC COMMENTS:
Staff received public comments from neighbors supporting the proposed project (Exhibit 9).
SUMMARY AND RECOMMENDATION:
A . Summary
The proposed project complies with the zoning code requirements and the HDS&G. The
project sites the proposed garage and caretaker residence within the site's LRDA and in an
area that has already been disturbed. The proposed architecture is compatible with the
existing single-family residence. The project minimizes site grading and there are no
impacts to trees. The proposed caretaker residence meets the HSD&G standards for
allowing a caretaker residence on site. The caretaker residence will provide exclusive use
to a person(s) for maintenance of the three and a half acre property, which includes a one-
acre vineyard. The proposed one-story buildings do not impact the adjacent properties and
do not add bulk or mass to the existing home.
B. Recommendation
Staff recommends the Commission take the following actions to approve the Architecture
and Site application and the Conditional Use Permit subject to the conditions listed in
Exhibit 3:
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 findings as required by Section 29 .20.190 of the Town Code for
granting approval of a Conditional Use Permit (Exhibit 2) (Note: if the application is
approved the findings for denial will be removed); and
3. Make the findings that the project complies with the Hillside Development Standards
and Guidelines (Exhibit 2); and
4. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2);
and
5. 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
6 . Approve Architecture & Site Application S-15-060 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 1 0; and
7. Approve Conditional Use Permit application U-15-011 with the conditions contained
in Exhibit 3.
Planning Commission Staff Report-P age 9
165 Happy Acres Road/S-15-060/U-15-0 11
Jul y 27 ,2016
ALTERNATIVES:
Alternativel y, the Commission can :
1. Approve the applicatio n with additional or modified conditions of approval; or
2. Continue the matter to a da te certain with specific direction; or
3. Deny the application and make the required findings for denial (Exhibit 2) (Note: if
th e application is denied the provided findings for approval would be remove d from
Ex hibit 2).
Prepared by:
Erin Walters
Associate Planner
JP :EW:cg
Approved by:
Joel Paulson
Community Development Director
cc: Albert Kurkchubasche, 165 Happy Acres Road, Los Gatos, CA 95032
Chri s Spaulding, Architect, 80 1 Came li a Street, Suite E, Berkeley, CA 94710
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165 Happy Acres Road
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EXHIBIT 1
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PLANNING COMMISSION-July 27, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
165 Happy Acres Road
Architecture and Site Application S-15-060
Conditional Use Permit Application U-15-011
Requesting approval to construct a detached garage, caretaker residence, and approval of
a Conditional Use Permit for a caretaker residence on property zoned HR-2 112.
APN 537-24-014.
FINDINGS
Required fmding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
Required fmdings for a Conditional Use Permit:
• As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
(1) The proposed use of the property is essential or desirable to the public convenience or
welfare in that the caretaker residence will be support an existing hillside residential
vineyard use and maintenance of the property; and
(2) The proposed use will not impair the integrity and character of the zone in that the
caretaker residence will support an existing single-family home, associated property and
vineyard use and will not impact other hillside zoned properties; and
(3) The proposed use would not be detrimental to public health, safety, or general welfare in
that the proposed permit conditions building size and use which will mitigate potential
impacts; and
(4) The proposed use of the property is in harmony with the various elements or objectives of
the General Plan and Town Code.
Required compliance with Hillside Development Standards & Guidelines:
• The project is in compliance with the Hillside Development Standards & Guidelines
(HDS&G) in general, and specifically with regards to grading. The proposed caretaker
residence is in compliance with the specific HDS&G standard requiring that caretaker units
may be allowed when in compliance with the following:
a. It is deemed necessary or desirable to provide maintenance or other services to the
property and/or facilities.
EXHlBIT 2
The existing hillside residential zoned property consists of a single-family home and a
one acre vineyard approved in 2012 (Conditional Use Permit U-11-010). The proposed
caretaker residence would provide exclusive use by a person(s) for maintenance of the
vineyard and property.
b. The deciding body determines that the lot is large enough to support a second living
structure.
The subject three and a half acre parcel contains an existing 3,870-square foot single-
family residence with an attached 767-squarefoot garage and a proposed 640-square
foot detached garage. The parcel is large enough to support th e proposed 631-square
foot caretaker residence.
c. The maximum floor area for a caretaker unit shall be 900 square feet.
The proposed caretaker residence is 631 square feet.
d. Caretaker units shall be architecturally compatible with the main structure and shall meet
all standards and guidelines applicable to the main structure.
The proposed caretaker residence is architecturally compatible with the main structure.
The proposed materials and colors of the residence match the main structure and meet
the standards and guidelines applicable to the main structure including building
setbacks.
e. The lot is not part of a Planned Development or the Planned Development permits
caretaker units.
The lot is not part of a Planned Development.
Compliance with Hillside Specific Plan:
• The project is in compliance with the Hillside Specific Plan in that the site is developed as a
single-family residence on an existing parcel. The proposal is consistent with the
development criteria included in the plan.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
N :\DEV\FINDINGS\2016\HAPPYACRESROADI65.00CX
PLANNING COMMISSION -July 27, 2016
CONDITIONS OF APPROVAL
165 Happy Acres Road
Architecture and Site Application S-15-060
Conditional Use Permit Application U-15-011
Requesting approval to construct a detached garage, caretaker residence, and approval of
a Conditional Use Permit for a caretaker residence on property zoned HR-2 112.
APN 537-24-014.
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and /or business operation shall be approved by the
Community Development Director, 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 ofthe Town Code, unless the approval has been vested.
3. USE: The approved use is for a caretaker residence associated with the maintenance and
services of the property and vineyard. Any change in the type use requires modification of
the Conditional Use Permit.
4. 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.
5. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall
be recorded b y the applicant with the Santa Clara County Recorder's Office that requires
all exterior colors to be maintained in conformance with the Town's Hillside Development
Standards.
6.
7.
8.
9 .
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.
TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any protected
trees to be removed, prior to the issuance of a building or grading permit.
TREE FENCING AND PROTECTION: 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 in the Town Code. Include a tree
protection plan with the construction plans. Maintain a minimum of 5xDBH for tree root
protection of protected trees. DBH is tree trunk diameter in inches "at breast height ",
measured at 4 .5 feet above ground level.
WATER EFFICIEN CY LANDSCAPE ORDINANCE: The final landscape plan shall meet
the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee
schedule adopted by the Town Council is required when working landscape and irrigation
plans are submitted for review.
EXHIBIT 3
10. 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.
11. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
12 . PERMITS REQUIRED: A Building Permit shall be required for the construction of the
new caretaker's cottage and detached garage. Separate permits are required for electrical,
mechanical, and plumbing work as necessary.
13. 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.
14. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42 ".
15. 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.
16 . 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
17. 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) shall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitable for the 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.
18 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e . directly printed, onto a plan sheet.
19. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater va lve per Town Ordinance 6.50.025. Please provide information
on the plans if a backwater valve is required and the location of the installati o n. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping servi ng fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
20. 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.
21. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
22. WfLDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface
Fire Area and must comply with Section R327 Materials and Construction Methods for
Exterior Wildfire Exposure of the 2013 California Residential Code.
23. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a
California licensed Architect or Landscape Architect in conformance with California
Public Resources Code 4291 and California Government Code Section 51182.
24. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or
Landscape Architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government Code
Section 51182.
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
s ubmitted 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
Di v ision Service Counter or online at www.losgatosca.gov/building
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
s ubmittal as the second page. The specification sheet is available at the Building Divi sion
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: Erin Walters (408) 354-6867
b. Engineering/Parks & Public Works Department: Mike Weisz (408) 395-3543
c. Santa Clara County Fire Department: ( 408) 3 78-40 1 0
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 i s required prior to permit
ts s uance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engine ering 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. 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.
31. 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.
32. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the
issuance of any Permit.
33. DESIGN CHANGES : Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Applicant's project engineer shall notify, in writing, the Town Engineer at least seventy-
two (72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final "as-built" plans .
34. PLANS AND STUDIES : All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval.
35. DRAINAGE IMPROVEMENT: Prior to the recordation of a subdivision map (except
maps for financing and conveyance purposes only) or prior to the issuance of any
grading/improvement permits, whichever comes first, the Applicant shall: a) design
provisions for surface drainage; and b) design all necessary storm drain facilities extending
to a satisfactory point of disposal for the proper control and disposal of storm runoff; and
c) provide a recorded copy of any required easements to the Town.
36. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a grading permit/building permit.
37. SURVEYING CONTROLS: Hori zontal 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.
38. PAD CERTIFICATION : A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall be
provided subsequent to foundation construction and prior to construction on the structure .
The pad certification shall address both vertical and horizontal foundation placement.
39. RETAINING WALLS: A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
review process.
40. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design , retaining wall design, and erosion control. The reports
shall be signed and "wet stamped" by the engineer or geologist, in conformance with
Section 6735 of the California Business and Professions Code.
41. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall
be conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical study
shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
42. SOILS REVIEW: Prior to issuance of any permit, the Applicant's engineers shall pre pare
and s ubmit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soil s engineer sha ll review the final grading and drainage plans
to ensure that designs for foundations , retaining walls , site grading, and site drainage are in
accordance with their recommendations and the peer review comments . Approval of the
Applicant 's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans.
43 . SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the Applicant's soils engineer prior to
placement of concrete and /or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an "as-built" letter/report prepared by the
Applicant's soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
44 . SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical /geological
recommendations contained in the Geotechnical Investigation by Wayne Ting &
Associates, Inc., dated November 10 , 2015, and any subsequently required report or
addendum. Subsequent reports or addendum are subject to peer re view by the Town 's
consultant and costs shall be borne by the Applicant.
45 . WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
46 . 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 c able television
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 .
47. UTILITY SETBACKS: Structure foundations shall be set back from utility lines a
sufficient distance to allow excavation of the utility without undermining the structure
foundation. The Town Engineer shall determine the appropriate setback based on the depth
o f the utility, input from the project soils engineer, and the type of foundation.
48. 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 (12) inch medium asphalt. The initial lift(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.
49. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of a Grading Permit, the
project Applicant shall complete a pavement condition survey documenting the extent of
existing pavement defects using a 35 -mm or digital video camera. In addition, a pavement
deflection analysis conforming to the same limits as the photographic survey shall be
performed to determine pavement strength. The results shall be documented in a report and
submitted to the Town for review.
50. POSTCONSTRUCTION PAVEMENT SURVEY: The project Applicant will complete a
pavement condition survey and pavement deflection analysis to determine whether road
damage occurred as a result of project construction and whether there were changes in
pavement strength. Rehabilitation improvements required to restore the pavement to pre-
construction condition and strength shall be determined using State of California
procedures for deflection analysis. The results shall be documented in a report and
submitted to the Town for review and approval before a Certificate of Occupancy for any
new building can be issued. The Applicant shall be responsible for completing any
required road repairs prior to release of the faithful performance bond.
51. CONSTRUCTION STREET PARKING : No vehicle having a manufacture 's rated gross
vehicle weight exceeding ten thousand (1 0,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval from
the Town Engineer.
52. HAULING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (b etween 7:00 a.m. and 9:00 a.m . and between 4:00 p.m . and 6:00
p.m.). Prior to the issuance of a building permit, the Applicant shall work with the Town
Building Department and Engineering Division Inspectors to devise a traffic control plan to
ensure safe and efficient traffic flow under periods when soil is hauled on or off of the
project site. This may include, but is not limited to provisions for the Applicant/Owner to
place construction notification signs noting the dates and time of construction and hauling
activities , or providing additional traffic control. Coordination with other significant
proj ects in the area may also be required . Cover all trucks h a uling soil, sand and other
loose d ebri s.
53. CONSTRUCTION HO URS : All subdivision improvements a nd site improveme nt s
co n stru ctio n acti vities, including the deli very of co nstru cti on materials, lab ors , heavy
equipment, suppl ies, etc., s hall be limited to the ho urs of 8:00 a .m . to 8:00 p .m., weekdays
and 9:00 a.m . to 7:00 p.m . weekends and h olidays. The Town may authorize, on a case-b y-
case b as is , alternate construction hours . The Applicant shall provide written notice tw enty-
four (24) hours in advance of modified construction hours . Approval of thi s requ es t is a t
di screti o n of the Town.
54. CONSTRUCTION N OISE: Between the hours of 8:00 a.m . to 8:00 p .m ., weekdays and
9:00 a.m. to 7:00 p.m . weekends and holidays, co nstruction, a lt eration or repair acti viti es
shall be a llowed. No indi vidual piece of equipment shall produce a noi se le ve l exceed in g
eighty-fi ve (85) dBA at tw enty-five (25) feet from the source . If the device is located
within a structure on the property, the measurement shall be m ade at di stances as cl ose to
twenty-five (25) feet from the device as po ssible. The noise level at any point outside of
the prope rty pl ane s hall not exceed eighty-five (85) dBA.
55. CONSTRUCTION MANAGEMENT PLAN : Prior to the issuance of an y p ermit s, the
Applicant s hall submit a construction management plan that shall incorporate at a
minimum the Project Schedule, employee parking, construction stagi ng area, materials
s torage a rea(s) and proposed o uthouse location(s).
56. SHARE D PRIVATE STREET: The private street accessing Proj ect Site shall be kept o pen
and in a safe , drive-able condition throu ghout construction. If temporary closure is n eeded,
the n formal written notice sh a ll b e provided at least o ne week in advance of clo sure .
57. WVSD (West Valley Sanitation District): Sanitary sewer l atera ls are televised by West
Vall ey Sanitation Di strict and appro ved by the Town of Los Gatos b efore they are used or
reused. A Sanitary Sewer C lean-out is required for each prop erty at the property lin e, or at
a locati on specifi ed by the Town.
58 . SANITARY SEWER BAC KWATER VALVE: Drainage piping serving fixtures which
have fl ood level rim s less than twelve (1 2) inches (3 04.8 mm) above the e levation of the
next upstream manhole and/or flus hing inlet cover at the public o r pri vate sewer system
serving such drai na ge piping sha ll b e protected from backflow of sewage by installin g a n
approved type backwate r val ve . Fixtures above such el evati o n s ha ll not di scharge thro ug h
the backwater valve, unl ess first approved b y the Building Official. The Town shall no t
incur a ny li ability or responsibility for d amage resulting from a sewer overflow where the
property owner or other pe rson has failed to insta ll a backwate r valve as defin ed in the
Unifo rm Plumbing Code adopted b y the Town and mainta in s uch device in a fun cti o na l
operation co ndition . Ev idence of West San itation Di stri ct 's decision on w hether a
backwater device is needed sha ll be prov ided pri or to the iss uance of a building permit.
59. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsibl e for ens uring
th at all co ntractors are aware of all storm water qualit y measures an d that such measures
are impl em ented. Best Ma nagement Practices (BMPs) shall be m a intained and be pl aced
for all areas that have been graded or di sturb ed and for a ll m aterial, equipment a nd/or
operations th at need protection. Removal of BMPs (tempor ary remo va l during
constru c ti on acti viti es) sha ll be replaced at the end o f each working day. Failure to co mpl y
with t he construction BMP will result in the i ssuance of co rrection no tices, citations, o r
stop wo rk o rd ers.
60. SITE DESIGN MEASURES : All projects shall incorporate the follow in g m easures:
a. Protect sen si tive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspo uts to vegetated areas.
d . Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
61. EROSION CONTROL: Interim and final erosion control plans sh a ll be prepared and
submitted to the Engineering Divi s ion of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabiliz ing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out durin g construction and before installation of the fin al landscap ing, shall
be included. Interim eros ion control method shall include, but are not limited to: si lt
fence s, fiber roll s (with location s and details), erosion co ntrol blankets, Town standard
seed ing s pecification, filter b erms, check dam s, retention basins, etc. Provide eros ion
control measures as needed to prot ect do wnstream water qu alit y during wi nter month s.
The Town of Los Gatos Engineeri ng Di vision of the Parks and Public Works Department
and the Building Department will conduct periodic NPDES in spections of the site
throughout the recognized sto rm seaso n to verify compliance with the Co nstru ctio n
General Permit and Stormwater ordinances and regulations.
62. DUST CONTROL: Blowing dust shall be reduced by timing construction activiti es so that
paving and building construction begin as soon as possible after completion of grading, and
by la nd scaping disturbed so il s as soo n as possible. Further, water tru cks sh all b e present
and in use at the construction si te. All portions of the site subj ect to blowing du st shall be
watered as often as deemed necessary by the Town, or a minimum of three (3) times daily,
o r apply (non-toxic) soil stab ili z ers on all unpaved access roads, parking areas, and stagi ng
areas at construction s ites in order to insure proper control of blowing dust for the duratio n
of th e project. Watering on public streets shall not occur. Streets sha ll be cleaned by street
sweepers or b y hand as often as deemed necessary by the Town Engi n eer, or at least o nce a
day. Watering associated with on-si te co nstruction 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
minimi ze the effects of bl ow in g dust. All public streets soi led or littered due to this
construction activity shall be cleaned and swept on a dail y basis during the workweek to
the sati sfaction of the Town. Demolition or earthwork activities shall be h alt ed when wi nd
speed s (ins tantaneo us gu sts) exceed twenty-five (2 5) miles per hour (MPH). A ll tru cks
hauling so il , sand , or other loose debris shall be covered.
63 . CONSTRU CTION ACTIVITIES: All construction shall conform to th e latest req uirements
of the CASQA Stormwater Best Management Practices Handbooks fo r Con st ru ction
Activ iti es and New Development and Redevelopment, the Town's grading and erosion
control ordinance , and other generally accepted engi neerin g practices for erosion contro l as
required b y the Town Engin eer when undertaking construction activit ies .
64. SITE DRAINAGE: Rainwater leaders shall be di sch arged to s pl ash blocks. No through
curb drains will be all owed. Any storm dra in inl ets (publ ic or private) directly connected
to public storm system shall b e stencil ed/signed with approp ri ate "NO DUMPING -Flows
to Bay" NPDES required lan guage. On-s ite drainage sys tem s for all projects shall includ e
one of the alternatives included in sect ion C.3.i of the Municipal Region al NP D ES Permit.
T hese include storm water reuse via cisterns or rai n barrels, directin g runoff from
imp erviou s surfaces to vegetated areas and u se of permeab le surfaces. If dry well s 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.
65. SILT AND MUD IN PU BLIC RIGHT-OF-WAY : It is the respon sibility of Co ntractor 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 .
66. 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 authori z ed 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 b e kept clear of all job related dirt and
debri s 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 s treet will not be
a ll owed unless an encroachment permit is is sued . The Applicant's representative in charge
shall be at the job site during all working hours. Failure to maintain th e public right-o f-way
according to thi s condition may re sult in penalties and/or the Town performing the required
maintenance at the Applicant's expense.
67. COVERED TRUCKS: All trucks trans porting materials to and from th e site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
68. WILDLAND-URBAN INTERFACE : This project is located within the designated
Wildland Urban Interface Area. The building construction shall comply with the provi sions
of California Building Code (CBC) Chapter 7 A. Note that vegetation cleara nce sha ll be in
compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the
Planning Department for related land scape plan requirements.
69 . FIRE SPRINKLERS REQUIRED: (caretakers cottage) An automatic re sidential fire
sp rinkler system shall be installed in one-and two-famil y dwellings as follows: In all new
one-and two-famil y dwellings and in existing one-and two-family dwellings when
additions are made that increase the building area to more than 3,600 s qu are feet.
Exception: A one-time addition to an existing building that does not total more than I ,000
square fe et of building area. NOTE: The owner(s), occupant(s) and a ny 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. 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.
70. FIRE SPRINKLERS REQ U IRED: (detached garage) In other than re sidential buildings
which require th e installation of fire sprinklers for all new buildings according to the
California Resi dential Code, an automatic fire s prinkler shall be provided thro ughout all the
new buildings and structures. Exceptions: 1. Buildings and structures that do not exceed
1,000 squ a re feet of building area a nd that are not located in the Wildland-Urban Interface
Fire Area. 2. Buildings and structure s that are located in the Wildland-Urban Interface Fire
Area and do not exceed 500 square feet of building area.
71. WATER SUPPLY REQUIREMENTS : Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the respo nsibility 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).
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.
73. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (1 01.6 mm) high with a
minimum stroke width of 0.5 inch (12. 7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure.
N:\DEV\CONDITIONS \20 16\HappyAcres 165.docx
(
RECEIVED
AUG -4 2015 Albert Kurkchubasche, Ph.D .
Julie Kim-Kurkchubasche, M.D.
165 Happy Acres Rd.
Los Gatos, CA 95032
August 3, 2015
TOWN OF LOS GATOS
PLANNING DIVISION
7 ... I -:7 -Ot;,C>
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RE: Application to construct caretaker's cottage and detached garage
To Whom It May Concern:
This application for a condition use permit and approval to construct a caretaker's cottage
and detached garage at 165 Happy Acres Rd., Los Gatos, CA. 165 Happy Acres Rd is
located in the Town of Los Gatos' "Hillside Residential" zone. The application is for a
6 ,:)l sq. ft . caretakers' cottage and a 640 sq. ft. detached garage.
The current state ofthe parcel (APN: 537-24-014) contains a 4,000 sq. ft. single family
house with a 570 sq. ft. attached garage built in 1991, a 12.5 MW/year hil1side PV solar
array, and 1 ~acre vineyard . The existing and proposed structures are located at the end
of Happy Acres Rd with a private driveway and hence are not visible from Happy Acres
Rd. The property is surrounded by oak trees.
The propose caretaker's cottage and the detached garage will have minimal impact on the
current environment and natural habitat of the hillside. The proposed structures will be
minimal visible from adjacent properties since they are hidden by existing trees and
vegetation as can be seen from Pictures. A new caretaker unit may be allowed when in
compliance with the following:
I . It is deemed necessary or desirable to provide maintenance or other services to
the property and/or facility;
The caretaker unit is for exclusive use to house a person(s) for maintenance of
our vineyard and property.
2. the deciding body determines that the lot is large enough to support a second
living structure;
The parcel is 3 .5 Acres containing a 4000 square foot house.
3. the maximum floor area for the caretaker unit shall be 900 square feet;
The proposed caretaker unit is 631 square foot.
4. caretakers unit shall be architecturally compatible with the main structure and
shall meet all standard and guideline applicable to the main structure ;
EXHIBIT 4
August 4, 2015
Page2
The caretaker unit will be architecturally compatible with the existing structure
and meet all standard and guidelines applicable.
5. the lot is part of a Planned Development or the Planned Development penn its
caretaker units.
The lot is not part of a Planned Development or Planned Development permits
care taker units.
The proposed garage will house additional cars and equipment used for the vineyard
reducing clutter on the property.
We are contacting our immediate neighbors to discuss the proposed project and answer
their concerns. We believe the proposed project will be aesthetically pleasing and fitting
in the neighborhood, it will increase property value and reduce cars and equipment in the
drive way.
Sincerely,
Albert G . Kurkchubasche
Albert Kurkchubasche, Ph.D .
Julie Kim-Kurkchubasche, M.D.
165 Happy Acres Rd .
Los Gatos, CA 95032
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T OWN OF LOS GATOS
PLANNING DIVIS ION
May 6, 2016
RE: Caretaker's Cottage and Detached Garage (U-15-011 and S-15-060)
Dear Member of the Planning Commission and Planning Department,
This letter is in regards to justify a proposed caretaker's cottage with a detached garage at 165
Happy Acres Rd. and to address any concerns that the proposed structures are not located in the
Least Restrictive Development Area (LRDA).
The current state of the parcel (APN: 537-24-014) is located in the "Los Gatos Hillside
Residential" zone and contains a 3746 sq. ft. single family house with garage. The property also
contains one acre vineyard which was planted in 2012 (conditional use permit U-11-0 1 0). The
property is secluded, accessed by a private road and only visible from the immediate adjacent
parcels.
A new caretaker unit may be allowed when in compliance with the following:
1. It is deemed necessary or desirable to provide maintenance or other services to the
property and/or facility;
The caretaker unit is for exclusive use for a person to help us maintain the vineyard
and property. The garage is to maintain vineyard equipment and any additional car,
and avoid such equipment parked on the road. The vineyard contains 1750 vines and
is currently maintained by my wife and myself with help from a vineyard
management company. Maintenance of the vineyard is a year round activity and
includes fertilizing the vines, training the vines, reducing the canopy, trimming the
vines, netting the vines, watering, harvesting, trellis maintenance, testing the vines
and grapes, harvesting, controlling gophers and squirrels, ground weed control and
more. Currently, my wife and I fmd that we are spending the entire weekend and
weekday evenings attending our vineyard and yard.
Professionally I have accepted a more challenging position which requires travel, thus
limiting the time I can spend maintaining the vineyard and property. My wife and I
are also approaching mid 50's, although we enjoy the work; it is getting harder to
maintain the property especially on hill as we grow older. For these reasons we find it
necessary to have a caretaker living on site to help maintain the vineyard and
property.
EXHIBIT 5
!he deciding body determines that the lot is large enough to support a second living
.)tructure:
The parcel is 3.5 acres containing a 3 7 46 square foot house. Only a small part ( ~ lfb
of the property) in the lower elevation on the South-Western portion of the lot, well
tucked away, is developed. The proposed structures will be located adjacent to the
developed area making use of the existing infrastructure such as driveways and paths.
The proposed cottage is 630 sq. ft. and the garage 455 sq. ft .
3. the maximum floor area for the caretaker unit shall be 900 square feet;
The proposed caretaker unit is 630 square foot.
4. caretakers unit shall be architecturally compatible with the main structure and shall
meet all standard and guideline applicable to the main structure;
The caretaker's unit will be architecturally compatible with the existing structure and
meet all standard and guidelines applicable. Furthermore, the propose garage will be
located adjacent to a five foot retaining wall to maintain the flow and continuity of
the existing development. The cottage will be integrated with the pool area and be at
the same level as the house.
5. the lot is part of a Planned Development or the Planned Development permits
caretaker units.
The lot is not part of a Planned Development or Planned Development permits care
taker units
To address the concern that the proposed structures are not located in the LRDA guidelines :
1. The existing house was built in 1991 prior to establishment of the LRDA guidelines.
1 Pretty much the entire property has an average slope of30% or more and thus falls
outside the LRDA guidelines.
3. The proposed structures will be located adjacent to the existing developed area
making use of the existing driveways, walkways and infrastructure, thus minimizing
additional infrastructure requirements .
4 . The proposed structures will be integrated into the existing development to provide a
continuous flow.
5. Proposed structures are hidden behind large oak trees and are visible only from two or
three neighbours; We have discussed the project with all our neighbours, and those
that responded seemed fme with the proposal.
6 . The proposed cottage is partially built into the hillside hiding the bulk of the
structure .
Sin~~
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Intentionally
Left Blank
165 Happy Acres Road -PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED
Zoning district HR-2 1/2 same -
Deta ched ga rage and Condit io nal Use Permit
Land use Single-family residen ce
caretaker 's unit and A&S
General Plan Designation Hillside Res idential same -
Lot size (sq. ft.)
square feet 154,232 s.f. same 40,000 sq . ft . minimum
acres 3 .5 acres same .92 acres min.
Average Slope/Net Lot Assuming lot average is
same
over 30 %/ 61 ,693 s.f.
Detached Garage/
Exterior materials: Main House
Caretaker Unit
siding Stucco same -
trim Wood same -
windows Clad Wood same -
roofing Flat Clay Tile same -
Building floor area:
Attic 904 same Counts toward FAR
Main Level 1,863 s.f. same
-
Upper Level 2,007 s.f. same
491 s.f. (491 s.f. is Cellar is exempt from
exempt cella r) + 2 7 6 FAR
Ex isting Attached Garage s.f. (276 s.f. is except same 400 s .f. of garage is
garage)= exempt from FAR
0 s.f. co untable
Proposed Detached 295 s .f. garage (124 400 s.f . of garage is
N/A
Garage exempt garage)= 171 exempt from FAR
lo:XH IHU 5
s.f. countable garage + Note: Only one cellar is
345 s.f. cellar= 516 s.f. permitted on a property
to count towards F.A.R.
(281 s.f.
Note: Only one cellar is
631 s.f.
Caretaker Unit N /A permitted on a property
cellar)
to count towards F.A.R.
Total Countable Square 5,921 s.f. countable
4,774 s.f. Max 6 ,400 s.f.
Footage FAR.
Accessory Structure
Setbacks (ft.) {detached
garage/caretaker's):
Front N /A 48 ft-2 in. 30 feet minimum
rear N /A 150 ft. -6 in. 20 feet minimum
side N /A 96ft.-2 in . 2 5 feet minimum
side N/A 343 ft. - 3 in. 2 5 feet minimum
Maximum height (ft.) N /A 15 ft.
15 feet maximum
Accessory Structure
Accessory Structure
N /A 1.3 %
15 percent exclusive of
coverage(%) th e required setbacks
Parking
garage spaces 2 4 + 4 guest parki ng
uncovered spaces 2 4
2 required
Tree Removals N /A 0 tree protection
Sewer or septic Sewer Same -
Town ofLos Gatos
Hillside Developm ent Stand ards & Guidelines: Compliance Checklist
Add ress: (((;, S lff!?f'f' /1-Ct(f::S ~Av
Section Standards & Gu id elines
This table contains a summary of the Town ofLos Gatos'
Hillside D.evelopment Standards and Guidelines.
Use. C OMPLIANCE C olu mn to sh ow 'X' -compli es, '0' -n on compliance
·?ut 'N/A' if you do not deem t h e Stan dard·or Guideline applic able.
An ex planatio n snould be provided wher e not in co mplia nce.
I Introduction
A Vision Development mu st preserve the natural beauty of th e hiUsides
B Overview Character, sensitivity & constraints for dvpt must be considered.
C Goal Sustainable development preserving the natural environment
D Applicability All HR and RC zoning districts and Rl with hillside sensitivity.
E Objectives HDS&G implements Los Gatos' Vision for hillside development.
F S&Gs Standards must be followed. Guidelines make recommendations.
G Relationships Consider also General Plan, Zoning, Hillside Specific Plan etc.
H Approval · Scope of any hillside project determines its approval proc ess .
11 Constrai nts Analysis & Site Selection
A Prior to Building Site Selection
1 Constraints Analysis
2 Consultation with Neighbors
3 Pre-Application Meeting/Staff Consultation
B View Analysis
1 Viewing Phitforms
2 Determination of Significant Ridgelines
C Selecting a Building Site
S l Locate Buildings within LRDA
S2 Preserve Views of Highly Visible HiUs
S3 Reduce Visual Impact
S4 Ridgeline View Protection
SS Preserve Natural Features
S6 Avoid Hazardous Building Sites
S7 Protect Riparian Corridors
S8 Protect Wildlife
G1 Solar Orientation
02 Impact on Adjacent Properties
G3 Minimi ze Gra<ling
lf LOS GATOS
RECEIVED
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TOWN OF LOS GATOS
PLANNING DIVISION
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Page 1
Town of Los Gatos
Hillside Development Standards & Guidelines·: Compliance Checklist
Address: I~'? ~re( ~ W .
Section Standards & Guidelines Compliance
.. ;·,.f,;, .• , .. . . .· ;.,:-·.·· ·-..... t·.n.·--:;,._ .. 'V ;:.. '· -----·.· .:.. """-.· ... -........ ... -. ·-.. .·""' ---
ill Site Planning
A Grading
Sl Minimize Cut & Fill per Table ....
S2 Define Earthwork Quantities [Access/House/Cellar/Other] -.<.
S3 Locate Buildings to Minimize Grading "'\'
S4 No Strip Grading " ss Grade footprint/access/guest parking/turnaround only ><
S6 Restore to Original Topography 0
S7 Utilize Contour Grading Techniques ")';
S8 Restore Vegetation at Cut/Fill Slopes "'-
S9 Erosion/Sediment Control Plan [Interim and Permanent] )(
SlO Grading April -September '>(
B Drainage
Sl RunoffD ispersion On-Site X.
S2 Upslope Drainage shall not Impact on Downslope Development ,.:
S3 Preserve and Enhance Natural Drainage Courses 'Ji ' S4 New Drainage Channels to be Naturalized [rock/vegetation] ,.,
Gl New Drainage Channels to be pl aced in less visible Locations J<
G2 Lining ofDrainage Channels is Discouraged [bio -swale] 7(
G3 Dry Stream effects preferred over Undergrounding of Drainage. ·~<.
c Driveways & Parking
Sl Locate Driveways to Reduce Grading ')l.
S2 Driveways prior to Occupancy y;;
S3 Gates set back min 25' from street ;o(
S4 Driveways to receive A D Weather surface 11 ss Max Driveway Slope to be 15% "' G1 Min [single bouse) Driveway width to be 12' >{
G2 Max Driveway length 300'. Turnaround area slop e< 5%. K
G3 Driveways min 20' apart or adjoining. Safe distance from Intersections "" G4 Shared Driveways: encouraged to reduce grading and impervious >'i
G5 Driveways located/maintained to ensure good line-of-sight. r.
D Safety
Geologic Hazards
S l Site Specific Geologic Investigation may be Required. "' S2 Site Specific Geologic Investigation concems to be addressed '/-,
>FLOS GATOS Page 2
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: '""~ ~ ~ P •
Section Standards & Guidelines Compliance .. .... .. -·-· -·"\ . .• • ... ~;;.11.'-'--"'· •:. -•. ·.a • .,. ••• •·• -~·r..J,••.,......, •• ,_~...,~_,.:f:.:..·l . -·-~"' '· . . ,,...,. .. _ •. ···--. ···...:.. ~
Fire Hazards
Sl Locate and Design Structures to minimize exposure to wildfires f,
S2 Provide Landscape (Plan) to create defensible space around home ,..
S3 Provide adequate Fire Access ~-
S4 Ensure adequate water supply for fire prevention 'I;
S5 Water suppression available and labeled for fire prior to framing .)'1
S6 Above ground water storage tanks may not encroach into setbacks. ~
Gl Development should avoid areas subject to severe fire danger. ..,c,
G2 Selectively reduce Fuel Load ins ide defensible space ~
G3 Ensure Fuel Sources are discontinuol,IS. ~
G4 Landscape Defensible Space with fire prevention in mind. ~
G5 Miillmize visibility of above ground water storage tanks. ']/:
IV Developm ent Intensity
A Maximum Allowable Development
1 Adjust Lot for Slope per Table ,.;
2 Verify Max Gross floo r are a < FAR .>C
B Exclusions
I Cellars ><
2 Garages up to 400 sq ft ><;
3 Stables that are not fully enclosed ~
4 Barns (size dependant on lot size: 500-2,500 ft.) "'' c Exceptions to maximum floor area
1 Will not be visible from established viewing platforms -A
2 No significant impact on trees, wildlife or movement corri dors :f...
3 Minimize grading area to accommo date buildings >FAR ~
4 All standards and applicable guidelines are being met ><"
5 Compliance to Title 24 w/ margin of at least 10% )C..
6 Pre-wire for fut ure photovoltaic installation ><
7 A min of 25% of hardscape mat. is permeable ~
8 Include cellar element unless conflicts w/other standards .>{
9 No significant visual impact to neighboring properties )('
v. Architectural Design
A Design Objectives
01 Visually blends with natura l environment -,(..
02 Responsive to site constrains & opportunities ~
03 Compatib le with the neighborhood & respectful of neighbors 5(
04 Respect of the rural character of the hillside >(
>FLOSGATOS Page 3
Town ofLos Gat os
Hill side Development Standar ds & Guideli nes: Compliance Checklist
Add r e ss: '"12 ~~ tzp.
Section Stand a r ds & Guidelines Complia n ce
._ ~'f '\o-i .a.l.· ·. ~-•!. «..
B Design to be neighbor friendly
Sl Study site l ines: place windows & outdoor areas to maintain privacy ~
G l a Minimize 2nd story wind ows facing c1ose neighboring p roperties ~
Glb Orient windows, decks, & balconies to avoid privacy for neighbors )(
Ole Screening: solid retaining walls, lattice work, planters: obscure sight l ines "' Old Limit decks & ba lconies to 6' depth in pri vacy areas. ,.:
Ole Use landscaping to screen views to your neighbors ,..
Glf Existing vegetation that protects privacy should not be removed )')
Glg Screen noise sources: parking, outdoor ac tivity, mechanical, pool "' Glh Outdoor activity areas away from neighbors quiet areas (bedrooms) ,(
C Design for Sustainability
Sl None
G l Energy conservation & water savin g technique s above min req of Title 24 ..;.
G2.a <3,500 sf incorporate a variety of green building strategie s+ mat. x;
G2.b >3,500 sf-incorporate additional energy+ resource saving features -t,
03 Design for solar (space & water) & utilize natural cooling & lighting .><
04 Mat erials: use less n atural resources; non-toxic; salvaged or reused. 7'<.
D Design for fire safety
Sl St ructures shall be designed to maximize protections from wildfires >4
S2 Roofs shall have a Class A covering or Cl ass A roof assembly ~
S3 Eaves & soffits: exposed underside-noncombustibl e or min 1-hr resist. )<;
S4 Gutters & downspouts: non combustible material X
S5 Exterior walls:-noncombustible or min 1-hr res ist. Y:·
S6 Under floor & deck: enclosed to gmd -noncombustible or min 1-hr resist. '{-.
S7 Attic+ vents covered w/corrosion-resistant mesh not t o exceed 1/4" ><-
S8 Automatic fire sprklr installed per National + Fire Depts Standards ~
S9 Roof skylights shall be tempered or have multi-layered glazing )<
G1 Exterior windows should be tempered gla ss. ~
G2 Minimize windows on side of house exposed to an approaching fire y:,
03 Design roof eaves with minimal overhang for heat & flames "' E Building Height
Sl Max height for hillside areas is 25 ft ><
S2 Max overall height <35 ft.; <28 ft. if visible from viewing platform )'C
S3 Ridgeline & visible homes shall not exceed 18 feet above grade I-.
S4 Main level FF, excluding cellar, <4ft above existing grade '>(
S5 Three story elevations are prohibited '><..
>FLOS GATOS Page4
Town of Lo s Gatos
Hillside Development Standards & Gui delines: Compliance Checklist
Addr ess: \~'2 ~ ~ ~.
Section Standards & Guidelines Compliance
~ ............ ·---~ ~··. -·· . .: --... -•• ·::;. _...._ •,;;..: ~· ,•. ~ ... ..,~ • .:-:i'--r. joo.. --:: .... :. ·-· ·:.t.~-.c-':.!:i>"::J .::·: .::··-·· -·~=-;.l'~~ ...,.r:-·· ---·· ~:.: --
F Minimize building bulk & Mass
Sl Minimize bul.k, mass & volume, from distance or surrounding properties A
S2 Design to conform to natural top ography of site & run w/contour s. ;e,
GLa Keep building forms simple <f..
GLb Avoid architectural styles that are viewed as massive & bulky 'A
GLc Minimize square footage X.
GLd Minimize volume; avoid large volume buildings )£.,
G l.e Avoid overhanging decks, staircases, & patios formed by retaining wall s .,...,
Gl.f Step the building foundation & r oofs with natural slope i;
G l.g Use horizontal & vertical building components t o reduce bulk. x
Gl.h Create li ght & shadow w/ modest overhangs, projections,alcoves,offsets -;(
GLi Vary elevations, stepping back second stories to conform with topo ~·
Gl.j Use below grade rooms. Use landscape & grading to reduce bulk <
Gl.l Use vaulted ceilings rather than high walls+ attics to achieve 'volume' Sol:
G Roofs
Sl Small [roofs, lines, components] to reflect iJTegular natural features A
S2 Slope of main roof to be oriented w/direction of natural terrain )o(.
Gl large gable ends on downhill e levations should be avoided ~
H Architectural elements
Sl Enclose w / walls: ext struct. supports, under flrs & decks "" S2 Skylights to reduce night glare. No glazing on large dome-style ~
S3 Arch deta iling on all sides. )(.
G1 Minimize large windows & g lass doors to prevent glare .,(
G2 Avoid massive, tall elements, 2-story entry, turrets, large chimneys ~
I Materials & Color
Sl Minimize contrast between manmade buildings and environment ,.,
82 Exterior col ors not to exceed reflectivity of 30 & blend w/vegetation ~
83 Variety of dark earthtone roofs that b lend w/the environment 't-:
84 Should use copper on exposed metal surfaces or a paintable surface ~ ss Contrasting color accents kept to a minimum )t,
Gl Mat, textures, details used to mitigate visual impact oflarge wall areas ~
>F LOS GATOS Page5
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: \~rp ~ ~ ~
Section Standards & Gu idelines Comeliance
11,1"·•-~---· .• .. ··. -,-··.:r--."' _ ..... ,.~."'-:'r· •.. ;.,:. """ • ---· • -•• .;. .... ..:._· .. J -"--= :· • ''!;. -·· T:A'~: .'·•:--,;~. ·--'\"'--......_·. -·, ..~-.~ ...a.-..:• ,~-~-...,~·~~·.l!-·-:· v. Site Element s
A Fences and Walls
Sl Min use of walls & fences. Maintain open views, rural+ natural char. "' S2 Fences & walls shall not exceed 6' in height J(.
S3 Solid fe ncing mat shall not be used unless need ed for privacy ~·
S4 Deer fence max of 8' & limited to ornamental landscaping . 1'i
S5 Fences no t to impede movem ent of wildlife X
86 Temp construction fencing limited to building envelope 'f,
Gl Wood rail-type fences and gates preferred <,(
G2 Chain link fences strongly discouraged ~
G3 Chain link dark color, vinyl & suppo rt ed with wood frame :1.
G4 Open fencing located within 20 ft of property line adjacent to street ~
G5 Fences should follow topography ')('
B Driveway Entries
Sl Blend w/ natural environment & maintain rural character of hillside ;L,
S2 Entry gate set back from edge of street 25' >'.'
S3 Direct lighting at entries downwards & not visible from street .,.:,
S4 Display street address to be visible from street at driveway 'A
S5 SCC Fire Dept to approve electronic or locking entry gates i..
Gl Entryway gates and fencing should be an open design 'I(
G2 Monumen tal entry gates are strongly discouraged st.
c Re taining Walls
Sl Use to substantially reduce amount of grading ;,.;
S2 Use natural stone, stained concrete, or tex surface if visib le from street 'A
S3 Retaining walls & planters setback; or buffer of 5' adjacent t o street ~
S4 RW blend w/natural topo, not run in straight direction >50' f.,'
S5 Landscape adjacent to RW with native trees + shrubs to screen wall X
S6 RW constructed of permanent materials (stone, concrete, etc) no t wood '/-
D Ou tdoor Lighting
Sl Outdoor lighting conform w/Town Zoning Ordinance ,..,
S2 Not visible/glare to neighbors, low level , directed downward ~
S3 Unsha ded or non-recessed spotlights are prohibited <I;
S4 Decorative only lighting prohibited. No up lighting of trees ~
S5 Lighting for sports courts prohibited ~
Gl Use of energy-efficient lighting is encouraged X
G2 Outdoor lights above 4' shou ld use cutoff fixtures 'f
>F LOS GATOS Page 6
Town ofLos Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Address: \b~ ~ ~~ ?'t>•
Section Standards & Guidelines
E Accessory building, pools and sports courts
Sl Accessory building have the same setbacks as main building
S2 Ace. buildings integrated w/topo + use similar forms, col ors,materials
S3 No sports courts or pools on slopes greater than 30 percent
S4 New caretaker units allowed when in compliance 'vitb the following :
S4.a Necessary/desirable to provide maint. or services to property/facilities
S4.b The Jot is large enough to support second living structure
S4.c Maximum floor area for caretaker unit • 900 sq ft
S4.d Architecturally compatible w/main structure
S4.e Lot )s not part of a Planned Development
G None
F Impervious Surfaces
S None
Gl Minimize impervious. Use pavers, natural stone in sand, decamp. granite
G2 Run off directed away from native trees and sluubs
Vll Landscape Design
A Landscape design concepts
S 1 Maintain natural appearance of hillsides
S2 Design for fire safety. Min vertical clear 13.5' over ace. roads & drive
S3 No formal landscaping. Use native species indi genous to immediate area
S4 Formal gardens + turf areas limited to areas adjacent to house
S5 Irrigation design to conserve & protect existing .native vegetation
S6 Plant selection: water conservation, fire resistant & erosion control
87 Plants> 30' from primary house indigenous for immediate natural habitat
01 Arrange in random, infotmal groupings. Blend with natural hillside
G2 Use to control exposure to sun and winds
G3 Use·to control erosion, screen building, privacy, create shade
G4 Minimize use of impervious swfaces -use decomp granite, pavers in sand
GS Avoid landscaping adjacent to street, driveway entrance, trails
G6 Plant trees & flammab le vegetation 30' away from home
>FLOS GATOS
Compliance
l(
>(
Page 7
Town of Los Gatos
Hillside Development Standards & Guidelines: Compliance Checklist
Ad dress: \G?cz ~rP1 ~~ F-J>
Sec ti on Standards & Guidelines Compliance
·-·:.,:_• ;r.--;.;_ • .;...,,.<,. .~:·:;. __ .;.V.:-.. ::..':.:--" ..... -;,:-":.I'O,l"t--,.;~. ____ ,.;· ~=~---........ .. ·-: ......... -:::;:J;. -~ ..... 1~~:_,-T.",·~ .. -,, •. ,;_..,._ •.. ,L .. :;:-. .1 ~-.
B Plant Material
Sl Select native species that are adapted to climate & soil char. of site ~
S2 Orname ntal landscaping no more than 30' fr om residence . Discouraged y:
S3 No spreading plant that will change the character of the hillside >'-
S4 Turf grass & high water using p lants are prohibited jL..
G1 Drought tolerant, water conserving, fire resi stant, er os ion control jL.
G2 Adap table to climate & soil conditions of site )'<.
G3 Trees & shrubs should be selected from Town's list So'.,
G4 Plants adjacent to street & visible from public areas -Use Town's li st j(_
GS Native shrubs for large slope plantings I(_
D Tree Preservation
S l Existing trees shall be preserved & protected ><
82 When tree s may be impacted by development, include tree info on plans >-'.
S3 Visual impact of tree removal shall be submitted with plans 'f.
S4 Pruning to be consistent w/ Best Management Practices )L..
Gl No grading/con structing within drip line of an existing tree '>(
G2 Limit pruning of existing trees ~
G3 Minimal pruning permitted for construction clearance X
G4 Can remove branches up to 3" india for emergency situation ><
VITI Subdivision and Planned Deve lopment Projects
A Purpose and intent: to reduce hillside impacts.
B App licability of standards: PD applications in hillside areas
c Least restrictive development areas (LRDA)
Sl Preserve open space and significant natural features. Deve lop in LRDA
S2 LRDA =below ridge view; outside riparian areas; slope < 30%; min impact.
S3 Map LRDA (Sub -areas 2 -9). Development outsi de LRDA is a last resort.
S4 Sub-area I : LRDA is identified in Blossom Hill open space study.
D Exceptions to deve lopment within LRDA
1 Compliance w/ HDSG, Hi llside Specific Plan, General Plan
2 Minima!' grading, tree removal, landscape changes & more advantageous.
3 Development inside LRDA needs driveway outside LRDA
4 Project Visibility from viewing platform< if inside LRDA
E Development standards and guidelines
1 Site Preparation
Sl.a Min grading. Visually blend with adjacent natural areas
Sl.b Elevation plans to show existing natural grade and proposed grade
Sl.c Avoid sharp cuts & fills, long linear slopes that have a uniform grade
>F LOS GATOS Page 8
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TOWN COUNCIL POLICY
~OWN OF LOS GATOS
'Subject: Cellars
. /!!~;?' ApproveW~· .
Randy Attaway, Mayor
PURPOSE:
Page 1 of 2
Enabling Action:
2002-167
Effective
Date: October 21, 2002
General Plan policy.L.P.2.3 states: "Encourage basements and cellars to provide "hidden" square
footage in-lieu of visible mas·s."
The following policy shall be used by staff when reviewing plans that include a cellar.
DEFINITION:
. I .
A cellar is an enclosed area that does not extend more than four feet abov~ the existing or finished
grade in any location. Cellars, as defined here, shall not be included in the FAR. That area of a
cellar where the building height exceeds four feet above existing or finished grade shall not be
included in this definition and shall be included in the floor area calculation. For purposes of this
policy, whichever grade (existing or proposed) results in the 1~owest building profile of a building
shall be used. ·
POLICY:
In reviewing plans for cellars staff shall consider the following:
• A cellar shall not extend rriore than four feet above the adjacent finished grade at any point
around the perimeter of the foundation. Below grade floor area must meet the above
definition of cellar to be excluded from the floor area calculations for the structure.
o If any portion of a ce~ar extends more than four feet above grade, that area shall be included
in the floor area calculation.
\
C:\Documenrs ard Seul.•~~SIMR.um\Wil.<>al StuinJSITemp\C.Ilar·policy.wp<l
Rr.•ised Sep<ember 20. 200:!
.EXHIBIT 8
I· \
I
I ,
RESOLUTION 2002-167
RESOLUTION OF THE· TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING CELLAR AND ATTIC POLICIES
WHEREAS, the Town of Los Gatos does not currently have any written codes or policies
regul ating cellars and attics, and
WHEREAS, the General Pl?-£1 encourages us e of basements and cellars to provide hidden
square footage in-lieu of.above ground visible mass (Policy L.P.2.1); and
WHEREAS, adoption of such policies will help provide ·clear direction to dev e l opers and
homeowners processing development applications (General Plan Implementing Strategy L.I. 7.4 ); and
WHEREAS, adoption of such policies will help reduce the bu lk and mass and scale of new
~ . .
and remodeled homes; and
THEREFORE BE. IT RESOLVED: the Town Council of the TOWN OF LOS GATOS .
does hereby adopt the Cellar and Attic Policies attached hereto as Exhibits A and B ..
· PASSED A~D ADOPTED at aregular~eeting ofth~ Town .~oundl"held on the 21st day
of October ·2002, by the following vote:
COUNCIL 11EMBERS:
AYES : Steven Blanton, Sandy Decker, Steve Gli ckman, J oe Pirzyns ki,
Mayor..Randy Attaway. 1, ._
NAYS: .None
ABSEN T : None
ABSTAIN: None ·
SIGNED:
ATTEST:
·lu~J~VL
CLERK -OFTHE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
~ . \
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' . --./
PLANNING COMMISSION POLICY
TOWN OF LOS GATOS
Subject: Planning Commission Interpretation of Cellar Policy
Effective Date: October 5 , 2004
PURPOSE
To establish a policy on the number and location of cellars peimitted under the Town Council's
Cellar Policy
SCOPE
This policy applies to cellars as defined by the Town Council Policy adopted under Resolution
2002-167.
POLICY
A cellar shall not extend beyond the footprint of the main building (included attached garage) or
detached accessory structure. One cellar is permitted per property. Additional cellars shall be
included in the floor area calculation. ·
I
N :\DEV\Judie\Outbox\2005\Policy-Cellars.wpd I
I
• Light and exit wells may encroach into front and side yard setbacks provided that a minimum
three-foot wide pedestrian access is provided. around the light well(s). Light wells and
exiting shall be the minimum required to comply with the Uniform Buildind Code criteria
for natural light and ventilation. ·
Below grade patios may extend out from a cellar into the required rear yard provided that a
minimum 10 foot setback is retained from the rear property line.
• Cellars and basements (except light and exit wells) shall not extend beyond the building
footprint.
• The Planning Commission may allow an exception to this policy based on extenuating or
exceptional drcumstances applicable to the property including size, shape, topography,
location or surroundings. The Commission shall make fmdings to support such a decision.
C:\Docvmi:nu owl SettlnJsiM~ Settinp'ITomp\CoU&r·poli:y.wpd
C:\Documenu nnd Settlngs\MRasmws\Local Settlnpl:remp~ar·potiey.IY!'l
Revised Septetnl:er 20. 2002
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RECEt\fED
-7 -\? .. ~0
APR 0 1 Z0\6
tA-\17 -~\}
TO WN OF LOS GA l 0 ~
PLA NNIN G DIVISION
I have contacted all neighbours boardering 165 Happy Acres Rd ., Los Gatos CA 95032.
Attached is a list with contact info , my personal comments and reference to letters/e-mail
received. Everyone has been very supportive with exception of the last two neighbours who have
not responded.
Ne!ghbour Comments Exhibit
Peter and Julie Donnelly Boarders on the Eastern side of property directly
15305 Suview Drive, overlooking our property. The Donnelly's are most A
Los Gatos, CA 95032 affected by proposed structures since it is visible from
their house.
Tanya and Vadirn Kurland Boarders on the Eastern side of property. Directly B
15275 Suview Drive, overlooking our property. Proposed structures are
Los Gatos, CA 95032 blocked by trees.
Mark and Brigitte Shindel Boarders on Southern side of property. Have easement c
333 Happy Acres Rd., to travel on our private road. Proposed structures are
Los Gatos CA 95032 not visible from their home, only when traveling on our
road.
Ayhan Menekshe Boarders on South-West side of property. The garage D
Happy Acres Rd. and cottage may be visible from their future home
Los Gatos, CA 95032 depending on where it is located.
John and Marsha Elliot Boarders on South-West side of property. They have a E
160 Happy Acres Rd. view of the vineyard. The proposed garage and
Los Gatos, CA 95032 structure are not visible.
John and Darlene Boarders the West side of the property. Very little of F
Galbreath our property is visible from the bouse, and the
15 5 Happy Acres Rd., proposed structures are not visible.
Los Gatos, CA 95032
Chris and Alicia Owen Boarders the North-West side of the property. House is G
Shannon Hieghts facing towards Shannon Dr. Proposed structures are
Los Gatos, CA 95032 blocked by trees. They have not responded. I have
attached my e-mail to reach out to them. If anyone
would object to the proposed project it would most
likely be them from _Qast neighbourhood experience.
Rose Vasquez and Chris Boarders the North-West side of the property. Main H
Vasil house is facing towards Shannon Dr. Proposed
15500 Shannon Heights structures are blocked by trees. They have not
Los Gatos, CA 95032 responded. I have attached my e-mail to reach out to
them. We have very little contact with them . I don't
think they mind.
EXHIBIT 9
Erin Walters
Associate Planner
Town of Los Gatos Planning Division
110 E. Main Street
Los Gatos, CA 95030
March 29, 2016
Dear Ms . Walters,
\
Peter & Julie Donnelly
15305 Suview Drive
Los Gatos, CA 95032
A
RECEIVED
$-t~ .. OC,tJ
I jAPR 01 2016
V\-\?-O ll
TOWN O F LOS GAT OS
PLANNING DIVISION
We are writing in regard to the proposed improvements at the Kurkchubasche residence at 398
Happy Acres Drive . We live at 15305 Suview Drive, which is the property immediately behind the
aforementioned residence. Based on the topography of the surrounding area I believe we are the
only neighbor with a direct view of the proposed development site from their home. As such I hope
that you will apply additional consideration to our input in your decision making over and above
those of neighbors who have no direct line of site or in some cases no line of sight what so
ever. When Albert & Julie initiated their project over a year a go they were kind enough to engage
directly with us to share their initial thoughts, solicit our input and take note of any concerns we
may have. As someone who has developed their property we are very familiar with the Los Gatos
Hillside Standards and Guidelines and the goal of ensuring considered and sustainable development
of the hillsides surrounding the Town of Los Gatos. As residents of the hillside area we welcome
this oversight to protect and maintain the character and beauty of the surrounding area. Based on
our initial feedback and that of other neighbors, along with numerous revisions to their initial plans
to accommodate that input and the input of the Planning Department, I believe Albert and Julie have
arrived at a plan that meets the objectives noted above and which carefully considers the input of
their surround.ing neighbors ... including those that have no impact at all as a result of the planned
improvements. We are particularly happy that any potential direct impacts to our property and our
home have all been accommodated ... again we are probably the only neighbor with a direct line of
sight of the proposed improvements from their home. The Kurkchubasche family have proven to be
very considerate neighbors across many matters since moving in, including this one. We have no
concerns about the proposed plans and are fully supportive of their application.
If you have any questions please feel free to call (Peter Donnelly: 650-302-5569) to discuss.
Sincerely,
Peter & Julie Donnelly
cc. Albert and Julie Kurkchubasche
Joel Paulson, Director, Planning Divis ion
KURKCHUBASCHE Albert
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Hi Albert and Julie,
Tanya Ku rland <ts@vkgmail.crocodile.org > on behalf of Tanya Kurland •
<t s@vk.c rocodile.org >
Wednesday, March 23, 2016 12:10 AM
KURKCHUBASCHE Albert
Re: 165 Happy Acres
Follow up
Flagged
RECE IVED
!) -\1? -Oht!>
APR 0 1 20 16
\A-tc::;,-0\\
TOWN OF LOS GATOS
PLANNING DIVISIOf'J
Thank you for showing us the plans and place where you want to build a detached garage and a small cottage. When we
returned home we looked from our property located at 15275 Suview Dr. down in that direction. It seems that existing trees
will block most of the proposed buildings from our view. We don't have objections to your plans to build a cottage and a
garage. You may use this email as a letter of support for the town planing department.
Thank you for the link to gopher trapping service . If you will need more formal letter of support then this email please let us
know.
Best wishes,
Tanya and Vadim Kurland
( .
KURKCHUBASC H E Albert
From:
Sent
To:
Cc:
Mark Shindel < markshindel@yahoo.com >
Friday, March 11, 2016 11:52 AM
KURKCHUBASCHE Albert
brigitte mouchet
Subject: Re: Letter of Support
Follow Up Flag:
Flag Status:
Follow up
Flagged
Congratulations, we are of course supportive of your plans and happy to provide a letter confirming!
Sent from an itsy bitsy keboard, pardon the brevity
On Mar 10, 2016, at 8:26PM, KURKCHUBASCHE Albert <Aibert.KURKCHUBASCHE@3ds .com> wrote:
Hi Mark and Brigitte,
As you noticed that we now have several cars in the driveway since Martin is driving and Nadine is
already asking for a car! We are planning to build a detached garage opposite from the existing garage
(by the gate) and tied into the retaining wall. In addition a small cottage/pool house by the Jacuzzi end
build into the hill where the grow house is located. I would be happy to show you the current
architectural plans and answer any of your concerns -let me know if you are available this weekend. I
would also ask if you could provide me with a tetter of support stating who you are (neighbor on ... side),
that we showed you the latest plans and discussed this, how it will impact you, and that hopefully can
support this project (e .g. I rather see his clutter in a garage than parked outside).
Thanks
Best Regards,
Albert KURKCHUBASCHE
SIMULIA R&D Development Senior Manager
-------------------------------~ --~.
Office: +1 51 0298 4233
albert.kurkchubasche@3ds.com
3DS .COM/SIMUUA
<image003.png>
Dassault Systemes Simulia Corp 1 39221 Paseo Padre Parl<way, Suite F 1 Fre mont, C A 94538-1611 1 United States
Th is e mail and any attachments are int ended solely for th e use of t l1e in dividua l o r entity to wh om it is
addressed and may be confidential and/or privileged.
If y ou ar e not one of th e named recipients or have received th is email in erro r,
(i) you should n ot read. disclose, or copy it .
(ii) p le a se no tify sender of your receipt by rep ly email and delete this email and all attachments.
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Fo r othe1 lang uag es go to http://www.3ds.comltermsl emai/-disclaimer
1
Ayhan Menekshe
950 E. Campbell Ave
Campbell, CA 95008
Planning Department
Town of los Gatos
RE: 165 Happy Acres Rd.
To whom it may concern:
March 12 , 2016
I am the property owner of 0 Happy Acres Rd and the next door neighbor of Mr. Kurkchubasche. My
property faces the South side of Dr. Kurkchubasche's property, and we share a common private road.
Mr. Kurkchubasche has shown me the plans of the proposed garage and cottage. I have absolutely no
objection to the proposed project and applaud that he is building a secondary garage to park his vehicles
there than rather on our road . The cottage is located far away from my future house and does not really
concern me. I am supportive of the proposed project.
Sincerely,
Ayhan Menekshe
KU RKCHUBA SC H E Alb e rt
Fr om:
Sent:
To:
Cc:
Subject:
Dear Albert and Julie,
We have looked over your plans.
Marsha Palitz -EIIiott <marshape@me.com >
Thursday, March 24, 2 016 3:52 PM
KURKCHUBASCHE Albert; Julie Kim
Jo hnny Ell iott
Re : Garage and Cottage
Of all the neighbors we probably have
the most direct view of your building site
from our front door and living room .
We have no objection to your plans .
Everything you have done with your
property so far has improved the
neighborhood.
Sincerely,
·Marsha and John
Marsha Palitz -EIIiott and
John W . Elliott
160 Happy Acres Road
Los Gatos, CA . 95032
Sent from my iPhone
(
On Mar 23, 2016, at 10:25 PM, KURKCHUBASCHE Albert <Aib e rt.KURKCHUBASCHE @3 d s.c om> wrote :
Hi John and Marsha,
E
Julie mentioned that we are planning to add a detached garage across from the e xisting garage and a
small cottage built into the hillside at the Jacuzzi end of the pool. I have attached the preliminary
architectural plans. If you have any questions plea se let us know. I am hoping that you could write us an
e -mail or letter of support for the Town . It does not have to be anything fancy -just stating that you are
our neighbor and that we discussed the project with you, answered any concern s that you may have,
etc.
Greatly appreciate it,
Best Reg ards,
1
From: John C. Galbreath
155 Happy Acres Rd
Los Gatos, CA
To: Town of Los Gatos,
Attn: Erin Walters
r F
Subject: KURKCHUBASCHE Re-Submitall21 Jan 2016, project number S-15-060
The purpose of this memo is to confirm my support for the subject project. I am
Julie & Albert's neighbor,
and it has been my pleasure to observe how they have used their considerable energy
and impecable
taste to improve their property. They live on a large parcel which can easily
accommodate the proposed
unprovements . I heartily support their efforts.
Yours truly,
John Galbreath
28 March 2016
KURKCHUBASCHE Albe rt
From:
Sent:
To:
Cc:
Subject:
Hi Chris ,
KURKCHUBASCHE Albert
Thursday, March 24, 2016 8:00 PM
'Chris Owen'
KURKCHUBASCHE Albert
165 Happy Acres
(' G-
RECE[VED
~-15 .... ~0
AP ~ 0 ·1 2016 l lA-t~-~\
TOI/\'!"··I OF LOS GATOS
I::Cf 4~~'\'·~~ f1 1 \!'1 ~!0 t\l This is your neighbor. Hope everything is going well. I wanted to let you know that we are planning'tb 'aOcl a 'a e'tc:rcn e d
garage j ust across from the existing garage using the same drive way as the existing garage and a small pool
house/cottage partially built into the hill by the Ja cuzz i end of our pool. I don 't believe that either structure will be
visible since they are behind the trees. I would be happy to show you the plan s and discu ss any concern you may have .
Please let me know and w e can arrange a time to meet.
Best Regards,
Albert KURKCHUBASCHE
SIMULIA R&D Development Senior Manager --------------------------·--·--· ·-~~---
Office: +1 51 0298 4233
albert.kurkchubasche@3ds .com ~ J)S f:fl.fWfl t The 3DEXPERI ENce · Company
3DS.COM/SIMULIA
Dassault Systemes Simulia Corp (39221 Paseo Padre Parkway, Suite F 1 Fremont, CA 94538-16111 United States
1
KURKCHUBASCHE Albert
From:
Sent:
To:
Subject:
Dear Rose and Chris,
KURKCHUBASCHE Albert
Saturday, March 12, 2016 7:54PM
'Rosaline Vasquez'
RE: contact information
r H
[~r-:C EtVE ~
~,.~~--~
APR 0 1 20 16 l LA-\~--t::>\
T O\\~ c:= :..cs c e:..:c s ·-. . ---......... --·"·-·-··
We are your neighbors with the vineyard . Although our properties border, it looks like we contact each other every 5
yrs. based on the old e-mail I was able to locate. I am contact ing you since we are planning to build a detached garage
opposite to the existing garage by the gate lead ing into our yard, and a small cottage build into the hill where the Jacuzzi
is . I wou ld be happy to show you the proposed architectural plans and answer any concern you may have. Please
contact us if you are interested to find out more and we can meet on sho rt notice. I would greatly appreciate it if you
could provide us a letter or e-mail of support stating that you are our neighbor, that we presented the plans and
answered all your concerns, and that yo u hopefully hav e no objection. It is extremely difficult to get anything through in
the Town of Los Gatos.
In any case, here is our full contact info :
Albert Kurkchubasche
Julie Kim-Kurkchubasche
165 Happy Acres Rd .
Los Gatos, CA 95032
(408} 358-3815 (home}
(408} 623-3340 (my cell}
Thanks
Best Regards,
Albert KURKCHUBASCHE
SIMULIA R&D Development Senior Manager
Office : +1 51 0298 4233
albert.kurkchubasche@3ds .com
J DS.COIWSIMUUA
Dassault Systemes Simulia Corp 139221 Paseo Padre Parkway. Suite F 1 Fremont. CA 94538-1611 1 United Sta te s
-----------
This Page
Intentionally
Left Blank
From: KURKCHUBASCHE Albert [mailto:Aibert.KURKCHUBASCHE@3ds.com]
Sent: Tuesday, July 12, 2016 8:09 PM
To: Erin M. Walters
Cc: Albert Kurkchubasche
Subject: 165 Happy Acres --additional correspondence from neighbor
Hi Er in ,
REC EIVED
t;-\~~~
JUL 1 2 2016 \ ( l.A-ts;-o
TOWN OF LOS GATOS
PLANNING DIVISION
Here is another correspondence of one of my neighbors facing the North side. This is one of the two
neighbors who we did not hear from --she recently responded (see below). I have not r eceived a follow-
up e -mail.
Best Regards,
Albert KURKCHUBASCHE
SIMULIA R&D Development Senior Manager
Office: +1 51 0298 4233
albert.kurkchubasche@3ds.com
3DS .CO M/SIMULIA
/)
p§ '¥&-flWl'£1 The 3D EXPERIENCE Company
Dassault Systemes Simulia Corp 139221 Paseo Padre Parkway, Suite F I Fremont, CA 94538-161 1 1 United States
From: KURKCHUBASCHE Albert
Sent: Friday, July 08, 2016 11:03 AM
To: 'Rosaline Vasquez'
Cc: dr jkim@v erizo n .net
Subject: RE: contact information
Hi Rose,
No problem; we are still in the approva l phase and a public hearing will be sc hedule on July 27 . I think
that Los Gatos Planning Department will send an invitation to all neighbors prior to it. It is never too late
to have another endorsement. We will be happy to show the plans if you like to see them.
Best Regards,
~bertKURKCHUBASCHE
SIMULIA R&D Deve lopment Senior Manage r
Office: +1 51 0298 4233
albert.kurkchubasche@3ds.com
3DS.COMISIM ULIA
-)\
~5 f~/.ff~l'£r The 3D EXPERIENCE Com pany
Dassault Systemes Simulia Corp 139221 Paseo Padre Parkway, Suite F I Fremont, CA 94538-1611 1 United States
From: Rosaline Vasquez [mailto:rosa lin e.va sg uez@ve ri zon .n et]
Sent: Friday, July 08 , 2016 10:20 AM
To: KURKCHUBASCHE Albert
Subject: RE: contact information
Albert,
I so apologize for not getting back to you on this. I meant to and then misplaced your email. Where are
you in the building process? You probably already completed it.
We really appreciate what great neighbors you are and again my apologies for not responding .
Best,
Rose Vasquez ( husband is Chris Vasil)
408 358 -9938
15500 Shannon Heights
From: KURKCHUBASCHE Albert [mailto:Aibert.KURKCHUBASCHE@3ds.com]
Sent: Saturday, March 12, 2016 7:54 PM
To: Rosaline Vasquez
Subject: RE: contact information
Dear Rose and Chris,
We are your neighbors with the vineyard. Although our properties border, it looks like we contact each
other every 5 yrs . based on the old e-mail I was able to locate. I am contacting you since we are planning
to build a detached garage opposite to the existing garage by the gate leading into ou r yard, and a small
cottage build into the hill where the Jacuzzi is . I would be happy to show you the proposed architectural
plans and answer any concern you may have . Please contact us if you are interested to find out more
and we can meet on short notice. I would greatly appreciate it if you could provide us a letter or e-mail
of support stating that you are our neighbor, that we presented the plans and answered all your
concerns, and that you hopefully have no objection . It is extremely difficult to get anything through in
the Town of Los Gatos.
In any case, here is our full contact info:
Albert Kurkchubasche
Julie Kim-Kurkchubasche
165 Happy Acres Rd.
Los Gatos, CA 95032
(408) 358-3815 (home)
(408) 623 -3340 (my cell)
Thanks
Best Regards,
Albert KURKCHUBASCHE
SIMULIA R&D Development Senior Manager
Office: +1 51 0298 4233
albert.kurkchubasche@3ds.com
3DS.CO M/S IM ULIA
/)
p:§ f~fff~fl l The 3DEXPERIENCE Company
Dassault Sys temes Simulia Corp 139221 Paseo Padre Parkway, Suite F 1 Fremont, CA 94538-1611 1 United States
BUILDING FOOTPRINT
PROPERTY LINE
LEGEND
ADJACENT PROPERTY LINE
MONUMENT FOUND AS NOTED
EASEMENT LINE
DETACHED
GARAGE
SLAB AT D
O
O
R
6
3
3
.
7
5
'
PAD GRADE
6
3
2
.
7
5
'
SHEETS
SHEET
OF
SCALE:
DATE:
DRAWN:
JOB:
PERMIT SET
CONSTRUCTION SET
PRELIMINARY SET
PLAN CHECK SET
DESIGN REVIEW SET
REVISIONS BY
A R C H I T E C T
CHRIS SPAULDING
(510) 527-5997 FAX (510) 527-5999
BERKELEY CALIFORNIA 94710
801 CAMELIA STREET SUITE E
DRAWINGS PREPARED BY
EL/CS/DB/KD
KURKCHUBASCHE
7-1-15
4
AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE165 HAPPY ACRES ROADLOS GATOS CALIFORNIA3-8-16
5-2-16
CARETAKER'SCOTTAGEPARTIAL SITE PLAN 1"=20'-0"
DRAWN ON TOPOGRAPHIC SURVEY BY KEVIN SMITH, LAND SURVEYING, DATED
MARCH 2015, JOB# K14025. kEVIN SMITH PHONE#: (831) 588-0154
A1
PROJECT DATA
PROJECT ADDRESS: 165 HAPPY ACRES ROAD, SARATOGA, CA
PROJECT DESCRIPTION:
NEW CARETAKER'S COTTAGE AND NEW DETACHED GARAGE
OWNER: ALBERT KURKCHUBASCHE
APN: 537-24-014
/276,=( 6)§$&5(6
ALLOWABLE FLOOR AREA: 6400 SF
(ASSUME LOT IS OVER 30% SLOPE)
154,232.86 SF (0.4) = 61,693 SF NET.
ALLOWABLE ACCESSORY BUILDING AREA:
112,335.14 (0.15) = 16,850.2 SF
BUILDING AREA
(DATA FROM ORIGINAL PLANS BY GARY SCHLOH, ARCHITECT, DATED 02/1990)
EXISTING HOUSE
MAIN LEVEL 1,863 SF
UPPER LEVEL 2,007 SF
GARAGE LEVEL 276- 400 (EXEMPT)=<124>SF
TOTAL 3,870 SF
ATTICS (7'-6" TO 5'-0" TALL) 904 SF
GARAGE LEVEL CELLAR 491 (EXEMPT) SF
ACCESSORY BUILDING
PROPOSED (N) DET. GARAGE 295 SF
PROPOSED (N) CARETAKER'S COTTAGE 350 SF
TOTAL ACCESSORY BUILDING AREA 645 SF
DET. GARAGE CELLAR AREA 345 (EXEMPT) SF
COTTAGE CELLAR AREA 281 (EXEMPT) SF
TOTAL GROSS FLOOR AREA = 5,419 SF
(EVERYTHING BUT 491 SF CELLAR)
EXISTING IMPERVIOUS COVERAGE 11,078 SF
PROPOSED IMPERVIOUS COVERAGE 12,058 SF
VICINITY MAP
PARCEL MAP
20' R
E
Q'
D
SI
D
E
S
E
T
B
A
C
K
20'
REQ
'DSIDESETBACK 30' REQ'D FRONT SETBACK25' REQ'D REAR SETBACK30'
RE
Q'
D F
R
O
NT
SET
B
A
CK
ENLARGED IN A2SUBFLOOR 646.0'PAD ELEV 645.0'EXISTINGRESIDENCEUNDERGROUND GAS
,
E
LEC
,
TE
L
,
TVAP
PRO
X
LOCA
T
ION
(
E
)
S
EW
ER WATERC.O.
C.
O
.
EL
E
C
M
E
T
E
R
GA
S
M
E
T
E
R
(E) STORM DRAIN STORAGE640.0'DRAWING INDEX
ARCHITECTURAL
SHEET A1 PARTIAL SITE PLAN, PROJECT DATA, VICINITY MAP, PARCEL MAP,
SHEET INDEX, GRADING AND DRAINAGE NOTES, GRADING
QUANTITY TABLE
SHEET A1.1 SITE PLAN
SHEET A2 (PARTIALLY) ENLARGED EXISTING AND PROPOSED SITE PLANS, TREE
SCHEDULE
SHEET A3 CARETAKER'S COTTAGE AND DETACHED GARAGE PLANS
SHEET A4 ELEVATIONS AND SECTIONS
PARCEL MAP
APN
537-26-72
APN
537-23-79
APN
537-23-55
APN
537-24-31
APN
537-2
6
-
7
3
APN
537-26-54
APN
537-24-30
APN
537-24-15
APN
537-24-29
APN
537-24-32
PARCEL
LOCATION
GRADING AND DRAINAGE NOTES
- GRADING IS PRIMARILY EXCAVATION WITHIN NEW BUILDING PERIMETERS (REFER TO GRADING TABLE)
- NEW ROOF DRAINAGE TO BE DISCHARGED ACROSS SPLASHBLOCKS OR PAVEMENTS AND INTO LANDSCAPED AREAS
- SHAPE FINAL GRADES TO SLOPE 5% AWAY FROM BUILDING (PAVEMENTS 2%)
APPROXIMATE GRADING QUANTITIES
CUT
120
86
2
4
8
2
222
TOTAL
120
90
2
4
8
2
226
LOCATION
COTTAGE
GARAGE
DRIVEWAY
STAIRS
RET. WALLS
PATHS
TOTAL
DEPTH
10'
7'
1'
2'
3'
1'
-
FILL
120
0
4
0
0
0
4
DEPTH
10
2.5
0
0
0
0
-
AREA OF GRADING/DISTURED GROUND
FIRE DEPARTMENT NOTES
WILDLAND-URBAN INTERFACE:
THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND-URBAN
INTERFACE FIRE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH
THE PROVISIONS OF CALIFORNIA BUILDING CODE (CBC) CHAPTER 7A.
NOTE THAT VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH CBC
SECTION 701A.3.2.4 PRIOR TO PROJECT FINAL APPROVAL. CHECK WITH
THE PLANNING DEPARTMENT FOR RELATED LANDSCAPE PLAN
REQUIREMENTS.
WATER SUPPLY REQUIREMENTS:
POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION
CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY
OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO
CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT
AND TO COMPLY WITH THE REQUIREMENTS OF 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 OFF 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).
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.
ADDRESS IDENTIFICATION:
NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS
NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION
PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE
STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL
CONTRAST WITH THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE
ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A
MINIMUM OF 4 INCHES (101.6mm) HIGH WITH A MINIMUM STROKE
WIDTH OF 0.5 INCH (12.7mm). WHERE ACCESS IS BY MEANS OF 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. ADDRESS NUMBERS SHALL BE MAINTAINED.
FIRE SPRINKLERS REQUIRED:
AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED
IN ALL NEW ONE- AND TWO- FAMILY DWELLINGS AND IN EXISTING
DWELLINGS, WHEN MODIFICATIONS ARE MADE THAT INCLUDE
ALTERATIONS AND/OR ADDITIONS OF FIFTY (50) PERCENT OR GREATER TO
EXISTING FLOOR AREA (AREA CALCULATIONS SHALL NOT INCLUDE
EXISTING BASEMENT FLOOR AREAS). WHEN AUTOMATIC FIRE SPRINKLERS
SYSTEMS ARE REQUIRED BY THIS SECTION, ALL ASSOCIATED GARAGES
SHALL BE INCLUDED. 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.
GRADING
WITHIN
BUILDING
PERIMETER
SITE
GRADING
16 CU
YDS.
TOTAL DISTURBED AREA = 4009.0
TREE PROTECTION FENCING
WATER METER
1
8
'
-
0
"18'-1
"51'-6"LRDA (EXISTING)
NEW BUILDING FOOTPRINT
FENCE
(E) RETAINING WALL
(N) RETAINING WALL
PUBLIC UTILITIES EASEMENT
WIRE CLEARANCE EASEMENT
ANCHOR EASEMENT
TOP OF WALL
BOTTOM OF WALL
GROUND
CONCRETE
RETAINING
INVERT
CHRISTY BOX
ASPHALT CONCRETE
CORRUGATED
AREA DRAIN
LIMIT OF AREA OF
GRADING/DISTURBED GROUND
EXISTING DEVELOPMENT TO BE
REMOVED
FLOWLINE
EXISTING DEVELOPED AREA (LRDA)
DETACHEDGARAGESHEETS
SHEET
OF
SCALE:
DATE:
DRAWN:
JOB:
PERMIT SET
CONSTRUCTION SET
PRELIMINARY SET
PLAN CHECK SET
DESIGN REVIEW SET
REVISIONS BY
A R C H I T E C T
CHRIS SPAULDING
(510) 527-5997 FAX (510) 527-5999
BERKELEY CALIFORNIA 94710
801 CAMELIA STREET SUITE E
DRAWINGS PREPARED BY
EL/CS/DB/KD
KURKCHUBASCHE
7-1-15
4
AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE165 HAPPY ACRES ROADLOS GATOS CALIFORNIA3-8-16
5-2-16
CARE
T
A
K
E
R
'
S
COTT
A
G
E
SITE PLAN 1" = 20'-0"
DRAWN ON TOPOGRAPHIC SURVEY BY KEVIN SMITH, LAND SURVEYING, DATED
MARCH 2015, JOB# K14025. kEVIN SMITH PHONE#: (831) 588-0154
A1.120' REQ
'D S
IDE SETBACK
20' REQ'
D
S
I
D
E
S
E
T
B
A
C
K
30' REQ'D
F
R
O
N
T
S
E
T
B
A
C
K
25' REQ'D REAR SETBACK
30' REQ
'D
FRONT
SETBACK
E
X
I
S
T
I
N
G
R
E
S
I
D
E
N
C
E
(E) V I N E Y
A
R
D
(CONDITIONA
L
U
S
E
PERMIT U-11-
0
1
0
)
21,035 SQ.
F
T
.(E) V I N E Y
A
R
D
(CONDITIONA
L
U
S
E
PERMIT U-11-
0
1
0
)
21,599 SQ.
F
T
.
(E) 6' CHAIN LINK FENCE
(E) 8' WIRE DEERFENCE(E) 8'
W
I
R
E
D
E
E
R
F
E
N
C
E (E) 4' SPLIT RAIL FENCE W
/ DEER NETTING(E) 6' WIRE FENCE20' ELECTRIC LINES, POLES, & ANCHOR EASEMENT
(E)
6
'
C
H
A
I
N
L
I
N
K
F
E
N
C
E
343'-3"
LEFT-S
I
D
E
S
E
T
B
A
C
K 150'-6"REAR SETBACK1923'-8
"
RIGHT-S
I
D
E
S
E
T
B
A
C
K
18'-11"43'
-
2
"49'-11"FRONT SETBACK
SHEETS
SHEET
OF
SCALE:
DATE:
DRAWN:
JOB:
PERMIT SET
CONSTRUCTION SET
PRELIMINARY SET
PLAN CHECK SET
DESIGN REVIEW SET
REVISIONS BY
A R C H I T E C T
CHRIS SPAULDING
(510) 527-5997 FAX (510) 527-5999
BERKELEY CALIFORNIA 94710
801 CAMELIA STREET SUITE E
DRAWINGS PREPARED BY
EL/CS/DB/KD
KURKCHUBASCHE
7-1-15
4
AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE165 HAPPY ACRES ROADLOS GATOS CALIFORNIA3-8-16
5-2-16
A1.2
LRDA PLAN 1" = 20'-0"
CARETAKE
R
'
S
COTTAGE
SLAB 646.
0
'
PAD 645.0
'
DETACHED
G
A
R
A
G
E
W/ 'TREX' O
R
E
Q
U
A
L
R
O
O
F
D
E
C
K
SLAB AT D
O
O
R
6
3
3
.
7
5
'
PAD GRADE
6
3
2
.
7
5
'
SHEETS
SHEET
OF
SCALE:
DATE:
DRAWN:
JOB:
PERMIT SET
CONSTRUCTION SET
PRELIMINARY SET
PLAN CHECK SET
DESIGN REVIEW SET
REVISIONS BY
A R C H I T E C T
CHRIS SPAULDING
(510) 527-5997 FAX (510) 527-5999
BERKELEY CALIFORNIA 94710
801 CAMELIA STREET SUITE E
DRAWINGS PREPARED BY
EL/CS/DB/KD
KURKCHUBASCHE
7-1-15
4
AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE165 HAPPY ACRES ROADLOS GATOS CALIFORNIA3-8-16
5-2-16
ENLARGED PROPOSED SITE PLAN & DRAINAGE PLAN 1"=8'-0"
A2
ENLARGED EXISTING SITE PLAN 1"=8'-0"
12'5'15'8'REMOVE (E) BRICK
PLANTERS
NEW LANDING
633.70
4" SEWER TO HOUSEC.O.
C.O.
C.O.UNDERGROUND GAS,ELEC, WATER, TEL, TV(E) STORM
D
R
A
I
N
TO BE REM
O
V
E
D
TREE PROTECTION
FENCING
NEW 6
"
PVC
T
IGHTL
INE
NEW 6" P
V
C
TIGHTLIN
E
NEW 4" S
E
W
E
R
UNDERGRO
U
N
D
GAS, ELEC,
W
A
T
E
R
,
TEL, TV
RELOCATE
D
(
E
)
A
D
RIM 651.3
INV 650.3
DS
DS
4"
T
I
G
H
T
L
I
N
E
T
O
S
P
L
A
S
H
B
L
O
C
K
DN NEW
STAIRS
(E) 42" IRONGUARDRAIL TOREMAIN4'-
1
0
"
5'-0"8'-9"SURFACE SWALETREE SCHEDULE
SPECIESSYMBOL CONDITIONSIZE
COAST LIVE OAK (QUERCUS AGRIFOLIA)
COAST LIVE OAK (QUERCUS AGRIFOLIA)
COAST LIVE OAK (QUERCUS AGRIFOLIA)
COAST LIVE OAK (QUERCUS AGRIFOLIA)
DBL 6"
28"
36"
18"
GOOD
GOOD
GOOD
GOOD
1
2
3
4
INDICATES TREE PROTECTION FENCING
1
2
3
4
TOTAL
DISTURBED
AREA
EXISTING C
O
N
C
R
E
T
E
D
R
I
V
E
W
A
Y
W
I
T
H
BRICK BOR
D
E
R
S
T
O
R
E
M
A
I
N 8'-0" WIRE FENCE(E) AD TO B
E
RELOCATED
TW 651.5
BW 647.1
TW 657.5
BW 654.5
TOP OF STAIR
645.85
PROPOSED AREAS:
PROPOSED (N) DET. GARAGE 455 SF
PROPOSED (N) CARETAKER'S COTTAGE 630 SF
TOTAL ACCESSORY BUILDING AREA 1,085 SF
DRAINAGE NOTES:
-EXISTING DRAINAGE PATTERNS TO REMAIN
-NEW ROOF WATER LEADERS TO DISCHARGE ACROSS SPLASHBLOCKS & INTO
LANDSCAPED AREA (SEE PLAN)
-SLOPE PATIO BETWEEN GARAGE & COTTAGE 2% TO DRAIN TO LANDSCAPED
AREAS (TO WEST)
-SHAPE SWALE AT NORTH SIDE OF COTTAGE TO DIRECT SURFACE FLOW INTO
LANDSCAPED AREAS
-RE-LACTE (E) AREA DRAIN BY COTTAGE & RE-ROUTE 6" PVC TIGHT-LINE
AROUND NEW GARAGE (SEE PLAN)
TREE PROTECTION FENCING NOTES:
TREE PROTECTION FENCING SHALL BE A MIN. OF 5' HIGH CHAIN
/,1.02817('21*$/9,1,=('67((/32676'5,9(1
MIN. INTO THE GROUND AT A 10' MAX. SPACING
TREE PROTECTION FENCING TO REMAIN IN PLACE THROUGHT
CONSTRUCTION AND SHALL NOT BE REMOVED UNTIL APPROVED
BY ARBORIST OR RECORD.
EACH TREE FENCE SHALL HAVE A PROMINENTLY DISPLACED 8 12"
X11" SIGN STATING: "WARNING - TREE PROTECTION ZONE - THIS
FENCE SHALL NOT BE REMOVED AND IS SUBJECT TO PENALTY
ACCORDING TO TOWN CODE 29.10.1025"
BW 646.0
TW 647.5
7'-1"
(E) FOUNTAIN
HATCHES INDICATE NEW
CONCRETE PATIO W/ BRICK
BORDERS TO MATCH
EXISTING POOL DECK
LANDING
640.1
LANDING
638.2
LANDING
636.3
LANDING
634.4
LANDING
632.5 LANDING 6
4
0
.
3
5
645.
1
645.
6
646.
0
SPLASH
B
L
O
C
K
ELEV 644
.
0
BW 646.0
TW 647.5 656.35656.0
654.0
BUILDING FOOTPRINT
PROPERTY LINE
LEGEND
ADJACENT PROPERTY LINE
MONUMENT FOUND AS NOTED
EASEMENT LINE
TREE PROTECTION FENCING
LRDA (EXISTING)
NEW BUILDING FOOTPRINT
FENCE
(E) RETAINING WALL
(N) RETAINING WALL
PUBLIC UTILITIES EASEMENT
WIRE CLEARANCE EASEMENT
ANCHOR EASEMENT
TOP OF WALL
BOTTOM OF WALL
GROUND
CONCRETE
RETAINING
INVERT
CHRISTY BOX
ASPHALT CONCRETE
CORRUGATED
AREA DRAIN
LIMIT OF AREA OF
GRADING/DISTURBED GROUND
EXISTING DEVELOPMENT TO BE
REMOVED
FLOWLINE2%5%
2%
3%
3%
20%
PROVIDE
COBBLE
RIP-RAP
CONTINUED ON SHEET A3
SDCO
RIM 6
4
5
.
7
2
INV 64
4
.
0
TW 64
5
.
7
BW 64
4
.
0
2
TW 647.85
BW 656.35TW 657.5BW 654.5TW 651.5BW 647.1SDCO
RIM 645.85
INV 644.5
TW 645.86
BW 641.75
TW 638.89
BW 637.63
TW 634.18
BW 634.02
TW 634.18
BW 632.78
TW 645.85
BW 642.62
SDCO RIM 632.0
INV 631.3
CARETAKER'S COTTAGE PLAN1/4"=1'-0"A30510152025LIVING ROOMKITCHENPANTRYBEDROOMBATH30'-0"21'-0"7'-8"5'-6"3'-4"13'-6"8'-6"12'-6"13'-2"16'-10"LAUNDRYCLOSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDKURKCHUBASCHE7-1-154AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE
165 HAPPY ACRES ROAD
LOS GATOS CALIFORNIA 3-8-165-2-16CCDD124EAST ELEVATION1/4"=1'-0"WEST ELEVATION1/4"=1'-0"SOUTH ELEVATION1/4"=1'-0"NORTH ELEVATION1/4"=1'-0"SUBFLOOR 646.0'656.0'FUTURE SOLAR PANELLOCATION30x60"ATTICACCESS15' ALLOWABLE HEIGHT TO EXISTING OR FINISH GRADE, WHICHEVER REQUIRES THE LOWER BUILDING 10' MAX. HEIGHTVENTED ATTICROOF LINE BEYOND(E) GRADE646.0'9'-0" PLATE / CEILINGLIVING ROOMBEDROOMCLO(E) 651.1'(E) 651.1'SECTION C-C1/4"=1'-0"SECTION D-D1/4"=1'-0"646.0'(E) 646.0'(E) 655.0'VENTED ATTIC124BEDROOM9'-0" PLATE / CEILING
6'-6" MAX 0510152025(E) GRADEBW 647.5TW 651.5BW 651.5TW 654.5BW 646.0TW 647.5GRAY BLEND FLAT CONCRETEROOF TILE TO MATCH HOUSEGREEN STUCCO TO MATCHHOUSE (SHERWIN WILLIAMSEDAMAME, LRV 20)CLAD WOOD WINDOWS W/OFF-WHITE TRIM, WHITE DOORS &WHITE WINDOWS TO MATCH HOUSE(SHERWIN WILLIAMS SWISS COFFEE)(E) & (F)646.3'(E) & (F)646.3'(E) & (F)653.0'(E) & (F)645.8'15' ALLOWABLE HEIGHT TO EXISTINGOR FINISH GRADE, WHICHEVERREQUIRES THE LOWER BUILDING
TREE PROTECTION CONDITIONS CONT'D FROM SHEET A2656.0'(E) & (F)653.0'FLOW LINE OF SWALE15' ALLOWABLE HEIGHT TO EXISTING
OR FINISH GRADE, WHICHEVER
REQUIRES THE LOWER BUILDING
CELLARABOVE GRADE751CONTOURLINE
A4EAST ELEVATION1/4"=1'-0"(F) GRADEWEST ELEVATION1/4"=1'-0"SOUTH ELEVATION1/4"=1'-0"SLAB @ GARAGE DOOR 633.75'(E) GRADECONC. DECK
9$5,(6 42" HIGH
GUARD RAIL
ROOF LINEROOF LINEROOF LINE BEYONDDECK 645.13'SCUPPER &DOWN SPOUT(E) 632.00'8'-0" PLATE / CEILING
8'-0" PLATE / CEILING2-CARGARAGEVENTEDCRAWLSPACE2-CAR GARAGESLAB @DOOR633.75'SECTION A-A1/4"=1'-0"SECTION B-B1/4"=1'-0"ROOF DECKROOF DECK(E) 634.4'(E) 642.0'(E) 636.0'GREEN STUCCO TO MATCH HOUSE(SHERWIN WILLIAMS EDAMAME, LRV 20)(E) GRADE(E) GRADE'TREK' OR EQUAL DECKING42" IRON GUARDRAIL TO MATCH EXISTINGGUARDRAIL AT HOUSE /POOL (BLACK)WOOD CAP RAIL TOMATCH HOUSECARRIAGE STYLE WOOD GARAGE DOORPROPOSED STAIR7 12" RISERS, 10" TREADS2'-5"(E) 632'SLAB @DOOR633.75'15' ALLOWABLE HEIGHT TO EXISTING
OR FINISH GRADE, HICHEVER REQUIRES
THE LOWER BUILDING
2-CAR GARAGE30'-0"21'-4"21'-4"STORAGEDETACHED GARAGE1/4"=1'-0"0510152025(E) RETAINING WALLCRAWLSPACE (N) RETAINING WALL(N) RETAINING WALL(E) RET.WALLAABB20'-212"20'-21
2"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDKURKCHUBASCHE7-1-154AS NOTEDPROPOSED NEW COTTAGE & DETACHED GARAGE
165 HAPPY ACRES ROAD
LOS GATOS CALIFORNIA 3-8-165-2-16DETACHED GARAGE ROOF PLAN1/4"=1'-0"ROOF DECK(TREX OR EQUAL)645.13'(E) POOL PATIO(TREX OR EQUAL)DN (2) RISERS@ 5.25"ROOF BELOW42" HIGH IRON GUARDRAILTO MATCH EXISTINGPARAPETDECK 648.63'645.13'PARAPET15' ALLOWABLE HEIGHT TO EXISTINGOR FINISH GRADE, HICHEVER REQUIRESTHE LOWER BUILDING 11'-0"19'-0"15' ALLOWABLE HEIGHT TO EXISTING
OR FINISH GRADE, HICHEVER REQUIRES
THE LOWER BUILDING
4'-0"4'-0" MAX.CUT CELLARCELLARABOVE GRADE