Item 02 - 477 Wraight Ave - Staff Report & Exh.1-10TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: August 10,2016
PREPARED BY: Jennifer Armer, Associate Planner
janner@losgatosca.gov
APPLICATION NO: Architecture and Site Application S-I6-003
LOCATION: 477 Wraight Avenue (located mid-block on the west side of
Wraight Avenue)
APPLICANT/
CONTACT PERSON/
PROPERTY OWNER: Sammy & Celeste Kassai
APPLICATION SUMMARY: Requesting approval for a technical demolition, second story
addition to an existing single-family residence, and request to
reduce the rear setb ack for an accessory structure on a property
zoned R-ID. APN 529-06-025 .
RECOMMENDATION:
PROJECT DATA:
CEQA:
DEEMED COMPLETE: July I3 , 20I6
FINAL DATE TO TAKE ACTION: January 13, 20I7
Approval, subject to recommended conditions.
General Plan Designation:
Zoning D esignation:
Medium Density Residential
R-ID-Single-Family
Residential Downtown
Applicable Plans & Standards: General Plan; Residential Design
Guidelines;
Parcel Size: 5,500 gross square feet
Surrounding Area:
Existing Land General Plan Zoning
Use
North Residential Medium Density Residential R-ID
East Residential Medium Density Residential R-ID
South Residential Medium Density Residential R-ID
West Residential Medium Density Residential R-ID
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
477 Wraight Avenue/S-16-003
August 10,2016
FINDINGS:
CONSIDERATIONS :
ACTION :
EXHIBITS:
BACKGROUND :
• As required , pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines .
• As required by Section IV .B of the Redevelopment Plan for
the Central Los Gatos Redevelopment Project that it meets
the use set forth in the Town 's General Plan.
• As required by Section 29.10.09030(e) of the Town Code for
the demolition of a single-family residence.
• As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days.
1. Location Map
2 . Findings (two pages)
3. Recommended Conditions of Approval (seven pages)
4 . Project Data Sheet (one page)
5. Applicant's Project Description and letter of Justification,
received January 8, 2016 (two pages)
6 . Applicant's Letter of Justification for reduced accessory
structure setbacks, received May 13, 2016 (one page)
7. Town 's Consulting Architect report, dated May 2, 2016 (five
pages)
8. Public Comments (two pages)
9. Existing Site Plan
10 . Currently proposed Development Plans , received June 3, 2016
(7 pages)
The subject site is a conforming mid-block lot on the west side ofWraight Avenue (see Exhibit
1). The flat lot is 5,500 square feet with a 912-squarefoot single-story residence and a 370-
square foot detached garage. Though the lot itself is flat, the land does slope up sharply just
b eyond the rear property line.
The project is being forwarded to the Planning Commission because the project proposes a two-
story home in a primarily single-story immediate neighborhood.
Plmming Commission Staff Report -Page 3
477 Wraight Avenue/S-16-003
August 10,2016
PROJECT DESCRIPTION:
A . Architecture and Site Application
The applicant is proposing the teclmical demolition of an existing one-story home and an
addition which would result in a 1,900-square foot two-story single-family residence. The
project includes a detached 450-square foot two car garage with three foot setbacks. The
proposed detached garage setbacks are compatible with other detached garage setbacks in
the surrounding neighborhood. General project data is included in Exhibit 4 and the
applicant has provided a project description, letter of justification, and justification for the
proposed reduced accessory structure setbacks (see Exhibits 5 & 6).
The proposed materials include: horizontal siding, ledger stone, 12-inch wood trim, single
hung wood windows, and a composition shingle roof. A color and material board will be
available at the Planning Commission meeting.
B. Location and Surrounding Neighborhood
The project site is located in the center of the one-block long Wraight Avenue, on the west
side of the street. The project site is surrounded by single-family homes on all sides
(Exhibit 1 ).
C. Zoning Compliance
The proposed project complies with the height and structure coverage limitations . The
proposed project complies with setback requirements and all required parking is being
provided on-site. The project includes a request for reduced setbacks for the detached
garage as allowed in Section 29.40.015 (B) of the Town Code. The zoning permits a single-
family residence.
ANALYSIS :
A. Floor Area
Based on Town and County records, the residences in the immediate area range in size
from 768 square feet to 2,293 square feet. The floor area ratios (FAR) range from 0.14
FAR to 0 .34 FAR. The proposed residence would be 1,900 square feet with a 0.35 FAR.
Pursuant to Town Code Section 29.40.075(b)(1), the allowable FAR for all structures,
excluding garages, on a lot of this size is .35. The maximum square footage for a lot this
size is 1 ,925 square feet.
Planning Commission Staff Report -Page 4
477 Wraight Avenue/S-16-003
August 10 ,2016
The following Neighborhood Analysis table (next page) reflects current conditions of the
immediate area.
House House
ADDRESS House Garage and garage Lot size FAR Stories
491 Wraight Ave 1,052 220 1,272 5,500 0 .19
487 Wraight Ave 768 209 977 5,500 0.14
477 Wraight Ave (E) 912 370 1,272 5,500 0 .17
477 Wraight Ave (P) 1,900 450 2,350 5,500 0.35
475 Wraight Ave 1,8 90 322 2,212 5,500 0 .34
473 Wraight Ave 788 308 1,096 5,500 0.14
478 Wraight Ave 2,293 241 2,534 6,743 0.34
480 Wraight Ave 1,076 200 1,276 5,500 0 .20
482 Wraight Ave 1,200 240 1,440 5,500 0.22
484 Wraight Ave 1,431 280 1 '711 5,500 0.26
486 Wraight Ave 1,594 200 1,794 5,500 0.29
At 1 ,900 square feet, the proposed residence would be the second largest home in the
immediate area and due to the lot area, its FAR would be the largest.
1
1
1
2
1
1
2
1
1
1
1
The project was referred to the Planning Commission because it would result in the largest
residence in the immediate area by FAR and would be a new two-story home in an
immediate neighborhood that is primarily single-s tory. The Residential Design Guidelines
specify that residential development shall be similar in mass, bulk, and scale to the
immediate neighborhood. The Guidelines also specify that consideration will be given to
the existing F ARs, residential square footages , and lot sizes in the neighborhood. The
applicant provides justification for the proposed residence in Exhibit 5 .
While the FAR is the largest in the immediate neighborhood, the total floor area is smaller
than the largest home by almost 400 square feet. And while there is only one other two-
story home in the immediate neighborhood, the proposed design (discussed below in
Section B) and the larger neighborhood context staff supports the proposed project. The
immediate neighborhood only contains one two-story home, but if expanded to consider the
length ofWraight Avenue (only one block total) there are many two-story homes.
B. Architectural Considerations
The Town 's Architectural Consultant reviewed the project (Exhibit 7) to provide
recommendations regarding architecture and neighborhood compatibility. Initial concerns
were the large square footage and compatibility of the two-story residence with the
Planning Commission Staff Report-Page 5
477 Wraight Avenue/S-16-003
August 10,2016
adjacent single-story homes. The consultant identified several recommended changes in
order to bring the project into compliance with the Town's Residential Design Guidelines,
primarily recommendations regarding architectural details. The applicant made all of the
changes recommended by the Consultant, which resulted in a house that was more
compatible with the scale of the surrounding neighborhood. The revisions are incorporated
into the final development plans included in Exhibit 10.
After story poles were installed staff was contacted by the property owner located
northwest of the property to the rear with concerns about the proposed house blocking their
view of the hills, and questions about potential privacy and shade impacts. Staff visited this
neighbor as well as the property directly west of the proposed project to hear their concerns
and view the story poles from their yards . The structure would , as a two-story structure,
partially obstruct their view of the hills, but because the overall height of the proposed
house would be no more than 25 feet , the view is not entirely blocked.
On July 28th staff received an email from the neighbors at 432 University A venue (property
to the northwest) removing their objections to the project. On August 1st staff received an
email from the neighbor at 428 University expressing concerns about the reduced distance
between the detached garage and the retaining wall along the rear property line.
C. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
As of August 4th staff has received two written comments on the project described in Section B
above and included as Exhibit 8. The applicant has informed staff that they have met with the
majority of the adjacent neighbors. As noted above, staff visited the rear property owners to hear
their concerns and view the story poles from their yards.
SUMMARY AND RECOMMENDATION:
A. Summary
As currently proposed, the project would create a two-story residence surrounded primarily
by single-story homes, with a detached rear garage with reduced setbacks ofthree feet.
The proposed architectural design contains the second story within the roof form and keeps
ceiling heights low so that the maximum height is 25 feet and the front eav e height is in
keeping with the neighboring eaves. The applicant has worked with staff to address
Planning Commission Staff Report -Page 6
477 Wraight Avenue/S-16-003
August 10,2016
architectural concerns and has provided justification for the proposed garage setbacks
(Exhibit 6).
B. Recommendation
Staff recommends approval of the Architecture and Site application subject to the
conditions listed in Exhibit 3 . If the Commission agrees with staff, it should take the
following actions :
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. Find that the proposed project is in compliance with the Residential Design Guidelines;
and
3 . Make required findings that the proposed project is consistent with the Redevelopment
Plan; and
4. Make the findings required by Section 29.10.09030(e) of the Town Code for the
demolition of a single-family residence (Exhibit 2); and
5 . Make the 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-16-003 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 10.
ALTERNATIVES:
Alternatively, the Commission can :
1. Approve the application with additional or modified conditions of approval ; or
2. Continue the matter to a date certain with specific direction; or
3. Deny the application.
pproved by:
Joel Paulson, AICP
Community Development Director
JP :JA:sr
N:\DE V\PC REPORTS\20 16\ Wraight 477.docx
477 Wraight Avenue
EXHIBIT 1
This Page
Intentionally
Left Blank
PLANNING COMMISSION -August 10, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
477 Wraight A venue
Architecture and Site Application S-16-003
Requesting approval for a technical demolition, second story addition to an existing single-
family residence, and request to reduce the rear setback for an accessory structure on a
property zoned R-lD. APN 529-06-025.
PROPERTY OWNER/APPLICANT: Sammy & Celeste Kassai
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation ofthe California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family homes
not in hillside residential areas.
Required fmding for the Redevelopment Plan for the Central Los Gatos Redevelopment
Project Area:
• That the proposed project is consistent with the Redevelopment Plan for the Central Los
Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated
residential and the proposed use falls under residential uses.
Required fmding for the demolition of a single-family residence:
• As required by Section 29.10.09030(e) ofthe Town Code for the demolition of a single-
family residence:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structures have no architectural or historical significance, and are in poor
condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structures was considered.
,EXtillHI 4
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\WRAJGHT 477.DOCX
PLANNING COMMISSION -August 10,2016
CONDITIONS OF APPROVAL
477 Wraight Avenue
Architecture and Site Application S-16-003
Requesting approval for a technical demolition, second story addition to an existing single-
family residence, and request to reduce the rear setback for an accessory structure on a
property zoned R-lD. APN 529-06-025.
PROPERTY OWNER/APPLICANT: Sammy & Celeste Kassai
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 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
7. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front
yard must be landscaped.
8. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
9. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials . All wood , metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials . Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town 's demolition inspection.
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.
LEXHIB!T 3
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 demolition of
portions of the existing single-family residence and for the additions and alterations to the
existing residence and a separate Building Permit for the construction of the accessory
garage structure. 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 . DEMOLITION REQUIREMENTS : Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management Application from the Building
Department Service Counter for each building. Once the demolition form has been
completed, all signatures obtained, and written verification from PG&E that all utilities
have been disconnected, return the completed form to the Building Department Service
Counter with the J# Certificate, PG&E verification, and three (3) sets of site plans to
include all existing structures, existing utility service lines such as water, sewer, and
PG&E. No demolition work shall be done without first obtaining a permit from the
Town.
16 . SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation design recommendations, shall be submitted with the Building
Permit application . This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics. As an alternate, the necessary foundation elements can
be designed by a licensed Civil or Structural Engineer to the minimum requirements of
Chapter 4 of the 2013 California Residential Code.
17. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer
or land surveyor shall be submitted to the project building inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report and that the building pad elevation and on-site retaining wall
locations and elevations have been prepared according to the approved plans. Horizontal
and vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation comer locations
18. 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 a 36-inch wide door including a 5 'x 5 ' level landing, no
more than 1 inch out of plane with the immediate interior floor level and with an
18-inch clearance at interior strike edge.
d. Door buzz er, bell or chime shall be hard wired at primary entrance.
19. TITLE 24 ENERGY COMPLIANCE: Required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
20 . BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025 . Please provide
information on the plans if a backwater valve is required and the location of the
installation. The Town of Los Gatos Ordinance and West Valley Sanitation District
(WVSD) requires backwater valves on drainage piping serving fixtures that have flood
level rims less than 12-inches above the elevation of the next upstream manhole.
21. 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 chimneys.
22. HAZARDOUS FIRE ZONE: The project requires a Class A Roof Assembly.
23. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available from the
Building Division Service Counter or online at www.losgatosca.gov/building
24 . BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the
plan submittal as the second page. The specification sheet is availabl e at the Building
Divis ion Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www.losgatosca.gov/building.
25. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Jennifer Armer at (408) 399-5706
b. Engineering/Parks & Public Works Department: Mike Weisz at (408) 395-5340
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the
appropriate school district(s) for processing. A copy of the paid receipt is
required prior to permit issuance.
f. Bay Area Air Quality Management District: (415) 771-6000
26 . ADVISORY COMMENT: The accessory structure walls located 5 feet or less from the
property line are required to be of one-hour fire resistance construction and the underside
of eaves located between 2 feet and 5 feet from the property line must have one-hour fire
resistance protection unless the structure is provided with an automatic fire sprinkler
system .
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
27. 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 Developer's representative in charge shall be at the job site during all working hours .
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Developer's expense.
28. APPROVAL: This app lication shall be completed in accordance with all the conditions of
approvals 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.
29 . ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5 ,000 will require construction
security. It is the responsibility of the Applicant/Developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not limited
to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
30 . PUBLIC WORKS INSPECTIONS : The Developer or his/her 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 rejection of work that went on without inspection .
31. RESTORATION OF PUBLIC IMPROVEMENTS : The Developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to , curb , gutter,
sidewalk, driveway, and pavement shall be repaired and replaced to a condition equal to or
better than the original condition. Any new concrete shall be free of stamps , logos, names,
graffiti , etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor's sole expense and no add itional compensation shall be
allowed therefore . Existing improvement to be repaired or replaced shall be at the direction
of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled
Access provisions . The Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
32. STREET/SIDEWALK CLOSURE : Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as limitations on
works hours , protective enclosures, or other means to facilitate public access in a safe
manner may be required.
33 . 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.
34. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any Permit.
35. TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or
building permit, whichever comes first.
36. FRONTAGE IMPROVEMENTS: The Applicant is required to improve the project's
public frontage to current Town Standards. The improvements must be completed and
accepted by the Town before a Certificate of Occupancy for any new building. The
improvements are as follow:
a. A new 5-foot wide detached sidewalk with a 3-foot wide park strip.
b. A new Town standard driveway.
c. New street trees (Chinese Pistache) along project frontage .
37. RETAINING WALLS: A building pennit, issued by the Building Department at 110 E.
Main Street, may be required for on-site retaining walls . On-site walls are not reviewed or
approved by the Engineering Division of Parks and Public Works.
38 . UTILITIES: The Developer 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 27.50.0 15(b ). All new utility services
shall be placed underground . Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
39. 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 liquefaction on the site. The geotechnical study includes
recommendations for site grading as well as the design of foundations, 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.
40. SOILS REVIEW: Prior to issuance of any permit, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soils engineer shall review the final grading and drainage plans
to ensure that designs for foundations, 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.
41. 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.
42. SOIL RECOMMENDATIONS : The project shall incorporate the geotechnical/geological
recommendations contained in the Geotechnical Study for 477 Wraight Avenue, Los Gatos,
California by Advance Soil Technology, Inc., dated March 10, 2016, and any subsequently
required report or addendum. Subsequent reports or addendum are subject to peer review
by the Town's consultant and costs shall be borne by the Applicant.
43 . CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (10,000) 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.
44. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00a.m. and 9:00a.m. and between 4:00p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering Inspectors to devise a traffic control
plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the
project site. This may include, but is not limited to provisions for the developer/owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. All trucks transporting materials to and from the
site shall be covered .
45. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9 :00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA .
46. CONSTRUCTION MANAGEMENT PLAN : The Applicant shall submit a construction
management plan that shall incorporate at a minimum the employee parking, materials
storage area, concrete washout, and proposed outhouse locations.
47. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. A sanitary sewer clean-out is required for each property at the property line or
location specify by the Town.
48. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas .
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
49 . DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three times daily, or
apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between the
hours of 8 a.m. and 5 p.m . and shall include at least one late-afternoon watering to
minimize the effects of blowing dust. All public streets so iled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town . Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debri s shall be covered .
50. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest
requirements of the CASQA Stormwater Best Management Practices Handbooks for
Construction Activities and New Development and Redevelopment, the Town's grading
and erosion control ordinance, and other generally accepted engineering practices for
erosion control as required by the Town Engineer when undertaking construction activities.
51. SITE DRAINAGE : Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows
to Bay" NPDES required language. On-site drainage systems for all projects shall include
one of the alternatives included in section C.3 .i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels , directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten (1 0) feet from the adjacent property line
and/or right of way.
52. GOOD HOUSEKEEPING : Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The storing of
goods and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issu ed by the Engineering Division. The adjacent publi c right-of-
way shall be 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 street will not be allowed unless an encroachment
permit is iss ued. The Developer's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the Town performing the required maintenance at the Developer's expense.
N :\DEV\CONDJT IONS\20 16\Wraight 477.docx
This Page
Intentionally
Left Blank
477 WRAIGHT AVENUE PROJECT DATA
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district R-10 same -
Land use residential residential -
Lot size:
• Square feet/acres 5,500 5,500 5,000 sq. ft. min.
Exterior materials:
• siding Stucco Light gray siding -
• trim Wood 12 inch wood trim -
• windows Single hung wood Single hung wood -
• roofing Shingle Composition shingle -
Building floor area:
• first floor 912 1,052 -
• second floor NA 848 -
• garage 370 450 -
• cellar NA NA -
Setbacks (ft.):
• front 25 15 (to front porch) 15 feet minimum
• rear 50 42 (to rear porch) 20 feet minimum
• side (right) 5 5 5 feet minimum
• side (left) 14.75 14.75 10 feet minimum
Maximum height (ft.) 15 25 30 feet maximum
Floor Area Ratio (%)
• house 0 .17 (912 sq . ft.) 0.35 (1 ,900 sq . ft.) 1,925 sq . ft. maximum
• garage .07 (370 sq . ft.) .08 (450 sq. ft.) 542 sq . ft. maximum
Parking Provided Provided two spaces minimum
Sewer or Septic Sewer Sewer -
Grading (cu. yds.)
• house minimal
• driveway minimal -
• landscape area minimal -
N:\DEV\JENNIFER AIPROJECTSIARCHIT ECfURESITEIWRAIGHTIR·I D.DOCX
This Page
Intentionally
Left Blank
I ,
\
Town of Los Gatos
Planning Department
110 E. Main Street
Los Gatos, CA 95030
Dear Staff,
4 77 Wraight Avenue, Los Gatos
Description of Proposed Project
RECE IVED
JAN 08 2016
TOWN OF LOS GATOS
PLANNING DIVISION
The following is a description of the proposed project at 477 Wraight Avenue in Los
Gatos.
Our proposed project consists of an addition of a second story to include 3
bedrooms and 2 bathrooms and a small addition to the first floor in the front of the
home. We will also remodel the existing first floor. The existing garage will be
demolished and a new detached 2-car garage and a bathroom will be built.
The home is designed in the craftsman style consistent with the existing
neighborhood, incorporating an elevated covered front porch and entry door facing
the street. The second story is setback to reduce the mass of the home from the
street in order to appear as a one and a half story home. The design complies with
all Town of Los Gatos Planning ordinances and conforms to the neighborhood
architecture and scale.
Craftsman style single hung windows are used throughout the project. High
windows are used on the second floor north wall to respect the privacy of the
adjacent home. South facing windows are used as much as possible for maximizing
natural light and passive solar energy. A two ft overhang over the south facing
windows will eliminate the summer sun and therefore reducing heat gain while
allowing the winter sun in. The large covered porch on the east and west side help
with blocking the heat gain in the summer. Tankless water heater, pre-plumbing for
solar collectors and high efficiency furnace is proposed for saving energy.
Sincerely,
Mahshid Akhavan
~IBIT 5
y
l
Town of Los Gatos
Planning Department
110 E. Main Street
Los Gatos, CA 95030
Dear Staff,
477 Wraight Avenue, Los Gatos
Letter of Justification RECE IVE D
JAN o·a 2016
TOWN OF LOS GATOS
PLANNING DIVISION
The property at 477 Wraight Avenue is currently a single story residence. The
parcel has been identified in the General Plan as medium density residential. The
plans include the design for the addition of a second story to a single-family house
with a detached garage. The reason for adding a second floor is due to the
expansion of our family and maintaining our backyard due to the limited lot size.
Our desire to build a single-family home in this residential neighborhood is a great
opportunity to transform this prominent street. Mahshid Akhavan, from Mahshid
Akhavan Architects, has designed the proposed addition to conform to the
residential guidelines.
The proposed craftsman style home is highlighted with horizontal siding and a front
porch. We are also proposing a 10-foot first floor and 9-foot second floor plat.e
height. The desire to have the 10-foot first floor plate is to allow for more natural
light into the house to ensure more efficient use of electricity. There are also
several south-facing windows to adhere to further our efficiency. In addition, the
majority of bedrooms located on the second story have been pushed to the back in
order to conform to the 1.5 story concept as set forth by the residential guidelines.
More importantly, this design helps reduce the overall mass of the proposed project.
The roof pitch has also been reduced to provide a more consistent look with other
craftsman styled homes in the area.
We believe the proposed home will be a great addition to the neighborhood.
Sincerely,
Sammy and Celeste Kassai
Town of Los Gatos
Planning Department
110 E. Main Street
Los Gatos, CA 95030
Dear Staff,
477 Wraight Avenue, Los Gatos
Garage Setback Variance Request
RECEIVED
MAY 1 3 2016
TOWN OF LOS GATOS
PLANNING DIVISIO N
We are requesting a variance in the rear setback from 5 feet to 3 feet for our
detached garage for the project at 477 Wraight Avenue.
We are requesting this variance for several reasons. The first reason is to gain more
usable backyard space. Currently, there is a large space behind the garage that is
not usable for a family with a small child, as we cannot see the area from the main
house or back patio. Since this is a small lot, the extra 2 feet would give us some
additional backyard s pace.
The proposal does not affect neighbors' privacy or visibility and is compatible with
other structures in the neighborhood. We have spoken with all of our adjacent
neighbors and none of them oppose to the 3-foot setback. Since our neighbor at the
rear of our property is at an elevated grade ( 428 University Ave), there is a natural
buffer between our property and theirs and there will be no infringement to their
privacy. Our neighbor to the left is also in favor of the setback variance as it will not
affect them.
We hope that you will recommend approving this request for a 3 foot setback
variance for the garage at this property
Sincerely,
Sammy & Celeste Kassai
~rr6
This Page
Intentionally
Left Blank
CQG
CANNON
DESIGN
GROUP
May 2, 2016
Ms. Jennifer A rmer
Communi ty D evelopment Dep artment
Town of Los Gato s
110 E. l\Iain Stree t
Los Gatos, CA 95 031
RE: 477 Wraight Avenue
Dear Jennifer:
ARCHITECTURE PLAN N ING URBAN DESIGN
I reviewed the drawings, and the site context. M y commen ts are as follows:
NEIGHBORHOOD CONTEXT
The si te is located in an esta blish ed neighborhood of t radition al s tyle one and two-story h omes. Photograph s of the site
and surrounding buildings are shown on d1e following page.
700 LARKSPUR LANDING C IRC LE. SU ITE 1 99. LARKSPUR. CA . 94939
.EXH.t.Btr 1
TEL : 4 1 5 .3 31.3795
CDGPLA @ l'i\CBELL. 'ET
Existing house on the sit e
Hous e to the immediate left
Nearby one and two-story homes
Nearby two-s tory home
CAN ON DES IG GROUP
477 Wraight Avenue
Design Review Comments
May 2, 2016 Page 2
House immediately across Wraight Avenue
House to the immediate right
Nearby one and two-story homes
700 LA RKSPUR LANDI NG CI RCLE . SUITE 199 . LARKSPUR. CA. 94939
CONCERNS AND CONCE RNS
477 Wraighr Avenue
Design Review Comm enrs
May 2, 20 16 Page 3
T he home is gen erall y well d esign ed to fit into thi s neighborhoo d . T here are, however, a few issues of scal e and derail
that should b e addressed.
1. The front p orch eave h eigh t is hig h for the small scale o f the n eighborhood .
2. The porch railing is too low, and o nly u sed in one section of the porch.
3. \'in r l windows h ave been di scouraged unl ess they h ave widow styles and rail s of equal dime n sion ro trad itional
wood windows.
4. Porch d erailing is not consis tent with Residential Design G uid eline 3.1 0.1.
Eave height is high for the small scale I +
of the immediate neighborhood r-
RECOMMENDATIONS
l . Lower the sca le at the porch. There arc two ways of doing thi s. One is to extend the roof cave to the m axi mum 30 "
allowed by the zo ning code. This approach is shown on t he recommendation illu stratio n below.
~ Extend~
eave! ·
Add beam
and column .--HJ
,..---------l Provide additional bracket
supports at this roof eybrow
beam and
mn caps
.----frl~r Residential Design
ideline 3.1 0.1
Extend eave to
maximum allowed
30" front yard
encroachment
caps per
Residential
Design
Guideline
3.10.1
Use window with stiles and rails equal to dimensions of traditional wood windows.
Use wood trim of at least 3 1/2" in width.
Provide traditional projecting wood sills and head trim.
See photo example
A seco nd approach wo uld be to add a p o rch beam at a leve l b elow the fro nt cave lin e. 1l1is approach was u se d on t he Los
Gatos home s hown in the photo o n the fo ll ow ing page.
CA NON DESIG GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94939
Lower porch beam
and matching belly t-.:.....-:--~.:ao
band trim on
ther elevations house
477 Wraight Ave nue
Design Review Comments
May 2, 20 16 Page 4
2. Provide a beam and co lumn caps at both t h e front and rear porches consistent wi th Residen tia l Design Gu ideline
3.10 .1.
3. U se windows with stiles and rail s equa l in dimen sio n to traditional wo od w indow which are typical of this arch itec-
tural style, and provide trim (3 '12'' minimum width) with projecting sills and head trim typi ca l of the arch itectural
style proposed (S ee window nomenclature diagram and traditional wi ndow example phoro b elow.
Outside trim
sas
CANNON DES IGN G ROU P
Top
sa~>h
700 LARKSPUR LANDI NG CIRCLE . SU ITE 199 . LARKS PUR . CA. 94939
477 Wraight Ave nue
Design Re view Comments
May 2, 20 16 Page 5
4. Raise th e he ight of the wood porch ra il ing alo ng with rh e scon e column bases, and extend rhe railing co the rest of
rh e front elevation and co the right si de elevation.
5. Exrend rhe us e of sco n e ro i ncl ude rhe porch apron and sre p s (See Los Gatos photo example below}.
Matching stone used
Return railing on
side of porch
t I Raise height of wood railing
land stone column bases
on porch apron t-t:::~==~=--=,:-.....a.-------'
andsteps ~~~~~~~~--~~----~
6. Provide additional supporr brackets at th e ro of eye brow o n the left side e levatio n .
Je nnifer, please let me know if you have any questions, or if there a re other issues that I di d not address.
Sincerely,
C \ l 0 l D ESIG GROUP
Larry L. Ca nnon
(ANNO DESIG GROUP 700 I ARKS PUR LANDING C I RCLE . SU ITE 199 . LA RK SPUR . CA . 94939
This Page
Intentionally
Left Blank
Jennifer Armer
From:
Sent:
To:
Cc :
Subject:
Jennifer and Joel,
Linda Draa <lddraa@gmail.com >
Thursday, July 28, 2016 10:18 AM
Jennifer Armer; Joel Paulson
Sammy Kassai
477 Wraight (KASSA!)
Tyler and I have decided to lift our objections to the remodel/addition to the 477 Wraight Avenue project.
Thank you for your time and attention to the neighborhood concerns.
Linda and Tyler Draa
~JLXHIB1T 8 .
1
This Page
Intentionally
Left Blank
Je nn if e r Armer
Subject: RE : Architecture and Site Application S-16-001
From: Claudia Dencker [mailto:claudia@mariposaartbooks.com]
Sent: Sunday, July 31, 2016 7:09 PM
To: Planning
Cc: 'John Nerness'; 'Claudia Dencker'
Su bject: Architecture and Site Application S-16-001
Dear Planning
Commission,
July 31, 2016
We are writing in response to a notice we received in the mail regarding property, APN 529-06-025,
Architecture and Site Application S-16-001. My husband and I own the property 428 University that
abuts th is property on the backside.
We are writing to exp r ess our concern regarding the variance waiver that was granted . Our property
is on a hill and the property on 477 Wraight Avenue was scoured flat. This has resulted in a 3' foot
drop between the two properti es with our portion of the hill held back by a retaining wall.
This reta i ning wall in the past has been problematic. In fact the retaining wall that is currently in
place is the 3rd iteration si nce we've owned the property.
We are gravely concerned about the proposed reconstruction for the following reasons :
• The poles show a 2' distance between garage structure and retaining wall. Furthermore we
believe that the retaining wall has an "L" shape footing. The proposed construction is much
too close and would undermine the wall footings during construction.
• Retaining walls don't last forever. Repair and a redo will be complicated if the only space to
work is 2'; as such it will be difficult I impossible to dup l icate the strength and longevity of the
current wall.
We request that the property line variance waiver be re scinded .
Furthermore we request that the garage remain in its current location so that open access for heavy
equipment to the retain i ng wall can be maintained .
Thank you for your time and consideration of our requests .
Kind regards,
1
John Nerness and Claudia Dencker
Owners of: 428 University Ave, Los Gatos, CA 95030
2
~ -..;
q)
N 21 '22'45. E 50.00'
~--------------,
I
(E)GARAGE
I
ol
0 c;;r
lo lg
::I
~.1 I ~
1:1 IF:
~~
~:1
(E)HOUSE lr' r~
I
I
I
PORCH
COHC
Owt
I .L ___ . ___________ _j
N 21 '22'45 • E 50.00'
WM
CURB
GUTTER
WRAIGHT AVE. £XH.IBIT S
This Page
Intentionally
Left Blank
ARAMER TLSTAENSEICDOIFLOCAFAC-26937-NE.06IRN1-9SHHIHDKACIHETCTAVAN 17WRAIGHT AVE. WMCONC.DWYCURBGUTTER(E)GARAGEN 68°37'15" W 110.00'N 21°22'45" E 50.00'N 21°22'45" E 50.00'N 68°37'15" W 110.00'UP20' - 0"5' - 0"5' - 0"15' - 0"North3' - 0"3' - 0"10' - 0"19' - 4 1/2"DrivewayPaversLocation of existingand proposedelectrical paneland gas meter24' - 1 5/32"49' - 2 11/32"23' - 4"(E) fruit treesto remainNew 5'sidewalk3' park strip(E) and proposedwater main15' - 0"15' - 0"New ChinesePistacheevery 15'roof leaderRoof leaderRoof leaderRoof leaderRoof leaderRoof leaderRoof leaderRoof leadersewer cleanout-1' - 0"-1' - 0"Limit ofgrading areaLimit of grading areaA108120' - 8"20' - 8"7' - 8"3' - 0"3' - 0"3' - 0"Garage920' - 0"20' - 0"ScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer:As indicated5/17/2016 11:16:22 PMA101Site Plan2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015MAMA 1/8" = 1'-0"1SiteAssessor parcel no 52906025Zoning designation R-1DMax allowable house area 1903 SFMax allowable garage area 542 SFAverage slope 0Site Area 5500 SFProposed first floor area 1052 SFProposed second floor area 848 SFProposed total area 1900 SFProposed garage area 450 SFProposed building height 27'Proposed garage height 14.25'Existing floor area 912 SFExisting garage area 370 SFFAR 34.5%Proposed lot coverage for garage 15%No. Description DateKASSAI REMODEL & ADDITION, 477 WRAIGHT AVE LOS GATOS CA 1/4" = 1'-0"4Garage PlanPROJECT DATAVICINITY MAPNOTE: Roof rainwater leaders are to be discharged onto splash blocks, which are designed to spreadout the rain water so that it enters the landscaped areas as sheet flow.Impervious surfaces:Existing house 912 SFExisting porch and patio 296 SFExisting garage 370 SFExisting driveway 692 SFExisting total 2270 SFProposed house 1052 SFProposed garage 450 SFProposed driveway 0 (pavers)Proposed porch & patio 481 SFProposed total 1983 SFEarthwork quantities (CY):Location Cut Fill Export ImportDriveway/Garage 44 0 44Proposed Pavers 44Foundation trench 24Balance 24(CY)
ARAMER TLSTAENSEICDOIFLOCAFAC-26937-NE.06IRN1-9SHHIHDKACIHETCTAVAN 17UPUPDNA1041A103A104A10322115' - 0"KitchenCovered PorchFoyer10' - 0"12' - 6"16' - 0"closetcloset14' - 0"6' - 0"12' - 0"30' - 0"4' - 0"RefPant10' - 2"5' - 8"3' - 3 1/2"FP4' - 0"4' - 8"12' - 6"Covered PorchNana wall doorNorthGreat Room10Office11Dining Room1235' - 1 1/2"20' - 9 1/2"9' - 0"9' - 0"A1051Gas meterElec panel1A1062A106R @0' - 7 11/32"182' - 7"3' - 6"5' - 6"7'-2" ceilingheight1' - 3"3A106A1082A1083closet12' - 0"5' - 6"W14' - 0"11' - 11"DclosetAttic4Attic5Master Bedroom6Bedroom7Bedroom8Balcony7' - 0"5' - 0"20' - 8 1/2"14' - 0"10' - 6"8' - 10"5' - 2"8' - 3"2' - 0"4' - 0"9' - 8"1A1064' - 0"3' - 0"3' - 0"5' - 4"make up6' - 3"3' - 0"24"x48"attic access24"x48"attic access10' - 2"9' - 0"9' - 0"2A106Bathrm14WIC153A1063' - 0"3' - 0"2' - 11"vaultedslopeScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/4" = 1'-0"5/17/2016 11:16:23 PMA102Floor Plans2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015MAMA 1/4" = 1'-0"1First Floor 1/4" = 1'-0"2Second FloorNo. Description Date
ARAMER TLSTAENSEICDOIFLOCAFAC-26937-NE.06IRN1-9SHHIHDKACIHETCTAVAN 17First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"Composition shingle roofShingle sidingHorizontal sidingTapered wood columnsLedger Stone column baseWood railingSingle hung wood windowsExist & Prop FinGrade-1' - 0"wood window trimWood brackets1x10 facia boardCarriage House style garage door1292x12 wood trimLedger stone25' - 6 3/4"Typical window trim:3/4" x 1-1/4" casing cap1" x 5-1/2" top casing1/2" x 1-1/4" fillet3/4" x 3-1/2" side casing1" x 2" stool3/4" x 3-1/2" apronFirst Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"Horizontal sidingComposition shinglesTapered columnsExist & Prop FinGrade-1' - 0"Wood windowsWood trimWood guard railing12" wood trim25' - 6 3/4"14' - 3 5/16"Wood louvered attic ventShingle siding1x10 facia boardWood bracketCarriage house stylegarage door12514' - 3 5/16"ScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/4" = 1'-0"5/17/2016 11:16:27 PMA103Elevations2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015MAMANo. Description Date 1/4" = 1'-0"1East 1/4" = 1'-0"2West 1/4" = 1'-0"3Garage Front Elevation 1/4" = 1'-0"4Garage Rear Elevation
ARAMER TLSTAENSEICDOIFLOCAFAC-26937-NE.06IRN1-9SHHIHDKACIHETCTAVAN 17First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"14' - 3 5/16"Exist & Prop FinGrade-1' - 0"125Wood louvered ventShingle siding1x10 facia boardComposition shingle roofHorizontal sidingWood windowsWood bracketstapered wood columnLedger stone baseWood windowsComposition shingle roofHorizontal siding2' - 0"8' - 0"2x12 wood trim25' - 6 3/4"First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"14' - 3 5/16"Exist & Prop FinGrade-1' - 0"126ScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/4" = 1'-0"5/17/2016 11:16:31 PMA104Elevations2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015MAMA 1/4" = 1'-0"2South 1/4" = 1'-0"1NorthNo. Description Date
ARAMER TLSTAENSEICDOIFLOCAFAC-26937-NE.06IRN1-9SHHIHDKACIHETCTAVAN 17ScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/8" = 1'-0"5/17/2016 11:16:33 PMA105Schematic Elevations2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015MAMANo. Description Date 1/8" = 1'-0"1477 Wraight482 Wraight484 Wraight486 Wraight480 Wraight428 University432 University424 University473 Wraight475 Wraight487 Wraight491 Wraight478 Wraight
First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"Exist & Prop FinGrade-1' - 0"Bedroom8Attic4Attic5Office11Dining Room1210' - 0"6' - 11"6' - 11"First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"Exist & Prop FinGrade-1' - 0"Attic4Dining Room12Great Room10Master Bedroom68' - 0"Bathrm1410' - 0"5128' - 0"8' - 0"6' - 11"First Floor0' - 0"Second Floor11' - 0"Top Pl (2nd flrceiling)19' - 0"Exist & Prop FinGrade-1' - 0"7' - 2"8' - 0"ScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/4" = 1'-0"5/17/2016 11:16:36 PMA106Sections2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015AuthorCheckerNo. Description Date 1/4" = 1'-0"1Section 1 1/4" = 1'-0"2Section 2 1/4" = 1'-0"3Section 3
NorthNorthNorthNorthNorthNorthScaleProject numberDateDrawn byChecked bymahshidakhavanarchitectArchitect:Mahshid Akhavan635 Greenview PlLos Altos, CA 94024408.656.0099mahshid.akhavan@gmail.comStructural Engineer: 1/16" = 1'-0"5/17/2016 11:18:17 PMA107Shadow study2015.12477 Wraight AveKassai Remodel/AdditionDec 23 2015AuthorCheckerNo. Description Date 1/16" = 1'-0"1June 21- 9am 1/16" = 1'-0"2June 21 - 12pm 1/16" = 1'-0"3June 21- 3pm 1/16" = 1'-0"4Dec 21- 9am 1/16" = 1'-0"5Dec 21- 12pm 1/16" = 1'-0"6Dec 21-3 pm