Item 04 - 19 Highland Ave - Staff Report Exh.2711 July 2016
To : Lo s Gatos Planning Department I Sally+ Joel:
The following is a short list of the modification s made to take into con sideration the comments
from neighbors and the recent planning commi ssion .
1. Building Footprint reduced by 620 sq . ft .
2. Total sq . ft . reduced by 429 sq . ft.
3. Trees to be removed decrea sed from 14 to 6, with one additiona l dead tree to be
removed .
4 . Previous retaining wall length 653', revi sed plan 210'.
5. Hou se has been rece ss ed into hillside as sugge sted in HDSG .
6 . Di stance of building footprint to tree #30 has incre ase d from 15' to min. of 20'
7. Ove rall h eights and m ass ing have been r educe d.
8 . Hou se footprint i s 20' from creek bank at closest point .
9 . LRDA is encroached into 1182 sq . ft .
Plea se note that studio3 desi gn will provid e a letter of justification with diag ram s further
showing these items, as well as additional information. I hop e that you find thes e change s
to be in keeping with the spirit of the comm e nts given -we have made great efforts to
modify the de sign to alleviate the neighbor's concern s while maintaining the over all desig n
effort .
Thank you,
Ed Pearson
,EXHIBIT 2 ?
INDEXThe proposed project is to construct a single family home in an HR-2 1/2 zone. The site is ona private road off Highland Ave. Surrounding parcels range in size from approx. 1/4 acre to 3acres. Homes in this area typically range in size from approx. 1,300 sq. ft. to 5,500 sq. ft.While the project differs from the previously approved home for this site, the location of thehome will remain the same and the footprint will remain almost identical to the past approvedhome. Unlike the previous approval, this design will fully comply with the maximum height forretaining walls encouraged by the HDS+G guidelines.Tree removal will follow the previously completed arborist report and new landscaping will becomprised entirely of almost all native species.The style of the home is best described as contemporary with some rustic elements. It wasdesigned with a stepped foundation; keeping a low profile while running parallel to thecontours of the existing hillside.Low pitched shed roofs will be used to minimize aesthetic impacts. Exterior materials includea dark taupe color integral stucco which falls below the LRV value of 30. Keeping further withthe design style, horizontal wood siding would be incorporated on some areas. The roofingmaterial would be a dark brown standing seam metal.LOCATION MAPPROJECT DESCRIPTIONOwner:Ed Pearson239 Thurston St.Los Gatos, California 95030(408) 205-7305A2.2Proposed Floor PlansA2.1Cover Sheet: General Notes + Information A1.1PROJECT INFO.Proposed Roof PlanPROJECT DATAPARCEL MAPA3.2Proposed Front (East) + Right (South)Proposed Rear (West) + Left (North)A3.1A.P.N. 529-37-033ZONING = HR-2 1/2FLOOD ZONE = NONEHISTORIC ZONE = NONEOCCUPANCY = R3 SINGLE FAMILY DWELLINGCONSTRUCTION TYPE = V-BREQUIRED PARKING:2 COVERED GARAGE SPACESALLOWEDPROPOSEDSETBACKS:FRONT SETBACK: 30'-0">30'-0"RIGHT SIDE SETBACK:20'-0">20'-0"LEFT SIDE SETBACK:20'-0">20'-0"REAR SETBACK: 25'-0">25'-0"CREEK SETBACK:15'-0" >20'-0"+++BUILDING HEIGHT:25'-0"/35'-0" Low to High 34'-0"/Low to High(BUILDING HEIGHT DERIVED FROM AVERAGE GRADE ELEVATIONALONG BUILDING EDGE AND RIDGE ELEVATION)GROSS LOT AREA = 1.04 ACRES = 45,302 SFAVERAGE SLOPE = 28.76%NET LOT AREA / LOT AREA REDUCTION:(100% - (30% / (3 X 8.76) X 45,240 = 19,779 SFGROSS FLOOR AREA PER HD STANDARDS / FAR:ALLOWABLE FLOOR AREA = 4,700 SFGARAGE ALLOWANCE = 400 SFMAXIMUM ALLOWED TOTAL = 5,100 SF MAIN LEVEL:2,379 SFUPPER LEVEL:1,652 SFTOTAL HABITABLE HOUSE:4,031 SFGARAGE: 617 - 400 = 217 SFTOTAL:4,248 SF SITE COVERAGE: BUILDING FOOTPRINT: 2,372 SF CANTILEVERED BUILDING: 404 SFDECKS / PATIOS: 429 SFDRIVEWAY:3,583 SFHOA/ CCR: NONEWELO REQUIREMENTS: NOT APPLICABLE, UNDER 500 SF OF IRRIGATED TURFAND NO PROPOSED POOL OR FOUNTAIN ON S,ITE.Civil Engineer:Peoples AssociatesContact: Velimir Sulic1996 Tarob CourtMilpitas, California 95035ph: (408) 957-9220fax: (408) 957-9221COVER SHEETINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE: NTSStructuralS-1SectionsA4.1SectionsA4.2Designer:Studio 3 DesignContact: Bess Wiersema1585 The Alameda #200San Jose, California 95125ph: (408) 292-3252fax: (253) 399-1125STUDIO THREE DESIGNA1.1A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 2015Landscape PlanL-1The following codes are currently in effect:2013 California Building Code2013 California Residential Code2013 California Plumbing Code2013 California Mechanical Code2013 California Electrical Code2013 California Existing Building Code2013 California Energy Code2013 California Fire Code2013 California Green Building Standards CodeCODES USEDGENERAL NOTES22 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCRThe residence has been designed to accommodate passive and active sustainabilitymeasures by being sensitive to solar exposure on certain facades, materials selections andLOW-E glazing.The home has been designed to accommodate Hillside Design Guidelines: placement of thebuilding is as parallel to grade as possible, thereby minimizing grading and existing slopes.The foundation and blueprint also stack back for similar reasons. Materials are earth tone incolors and meet or exceed LRV requirements to blend with the natural environment. Shedroofs and shifts in massing are used to lessen the overall bulk and mass.The home is not a three story home, rather a split level setup to accommodate the hillsidegrade differences, specifically at the garage area. At no point are 2 stories of habitable spacestacked over the garage at the lowest level. This staggered effect helps to minimize gradingat the hillside for both the home itself and the driveway access.3 MARCH 2016 - PLAN'G PCCRSANTA CLARA COUNTY FIRE NOTES1. This project is located within the designated Wildland-Urban Interface fire area. The buildingconstructions shall comply with the provisions of California Building Code (CBC) Chapter 7A.Vegetation clearance shall be in compliance with CBC Section 701A.3.2.4.2. An automatic residential fire sprinkler system shall be installed type 13D. Section R313.2 asadopted and amended by LGTC.3. Potable water supplies shall be prtotected from contamination caused by fire protection watersupplies. The owner and any contractors / subcontractors shall contact the water purveyorsupplying the site of such project, and to comply with the requirements of that purveyor. 2013 CFCSection 903.3.5 and Health and Safety Code 13114.7.4. Approved house numbers shall be placed in such a position to be plainly visible and legiblefrom the street fronting the property. Numbers shall be 6" tall and in contrast with their background.CFC Section 505.5. Construction site shall comply with all applicable provisions of the CFC Chapter 14, includingFire Department Standard Detail and Specification S1-7.SHADOW STUDYN.T.S.1. All material and workmanship shall conform with requirements to the 2013 CRC, 2013 CBC,2013CEC, and 2013 CMC.2. Notes and details on drawings shall take precedence over these General Notes.3. Dimensions as indicated are the dimensions to be used. Do not scale the drawings.4. No changes are to be made on the plans without the knowledge of the Engineer whose signatureappears herein.5. The design adequacy and safety of the erection, bracing, shoring, and the temporary supports is thesole responsibility of the Contractor.6. The General Contractor shall insure that there is a full time, qualified Superintendent at the job site atall times.7. Provide special inspection for all times as required by IBC and Local Code authority.SPECIAL INSPECTION NOTESFOUNDATION INSPECTIONS: A pad certificate prepared by a a licensed Civil Engineer or LandSurveyor shall be submitted to the project Building Inspector at foundation inspection. This ceertificateshall certify compliance with the recommendations as specified in the soils report and that the buildingpad elevation and on-site retaining wall locations and elevations have been prepared according to theapproved plans. Horizontal and bvertical controls shall be set and certified by a licensed Surveyor orregistered Civil Engineer for the following items:a. Building pad elevationb. Finish floor elevationc. Foundation corner locationsd. Retaining wallsPRIOR TO FINAL INSPECTION: Prove a letter from California Licensed Architect or LandscapeArchitect certifying the landscaping and vegetation clearance requirements have been completed per theCalifornia Public Resources Code 4291 and Government Code Section 51182.PROVIDE DEFENSIBLE SPACE / FIRE BREAK LANDSCAPING PLAN: Prepared by California LicensedArchitect or Landscape Architect in conformance with California Public Resources Code 4291 andGovernment Code Section 51182.BUILDING MATERIALSROOFING: Standing seam metalGUTTERS AND DOWNSPOUTS: Galvanized metal (square shape)EXTERIOR LIGHTS: Downward / downward dark skyEXTERIOR FINISH: Stucco and wood sidingENTRY DOOR: (Selection by Owner)GARAGE DOOR: Carriage House (San Mateo Series)ROOF SOFFITS: StuccoROOF/ FOUNDATION VENTS: "Banguard Vents" under eave/soffit vents, ridge vents, and foundationventsStructural Engineer:Cornerstone Structural EngineeringGroup, IncContact: Chad40 Federal StreetSan Francisco, California 94107ph: (916) 897-9649email:chadg@cornerstonestructural.netTitle 24:FRI Energy Consultants, LLCContact: Nick Bignardi21 N. Harrison Ave., Suite 210Campbell, CA 95008ph: (408) 866-6832email: nick@friconsulting.comDoor + Window ScheduleA5.1Mechanical / Electrical PlanME-1Title 24 ReportT-1Blueprint for a Clean BayA1.2Title 24 ReportT-229 MARCH 2016Exterior ElevationsExterior Elevations7 MAY 201611 JULY 2016 - PC COMMENTSMATERIAL BOARDG2Title SheetG1Site PlanG4Utility PlanGrading & Drainage PlanG3Tree Inventory PlanG5Sections and DetailsG6Erosion Control Plan G7Conditions of Approval (Pending)G8
PROPOSED FLOOR PLANSINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE 18" : 1'STUDIO THREE DESIGNA2.1A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 20151 DECEMBER 201522 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCR3 MARCH 2016 - PLAN'G PCCR29 MARCH 201611 JULY 2016 - PC COMMENTS
PROPOSED ROOF PLANINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE: 1/8" = 1'STUDIO THREE DESIGNA2.2A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 201522 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCR3 MARCH 2016 - PLAN'G PCCR29 MARCH 201611 JULY 2016 - PC COMMENTS
FRONT (EAST) + RIGHT (SOUTH)EXTERIOR ELEVATIONSINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE 3/16" : 1'STUDIO THREE DESIGNA3.1A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 201522 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCR3 MARCH 2016 - PLAN'G PCCR29 MARCH 201611 JULY 2016 - PC COMMENTS
REAR (WEST) + LEFT (NORTH)EXTERIOR ELEVATIONSINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE 3/16" : 1'STUDIO THREE DESIGNA3.2A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 201522 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCR3 MARCH 2016 - PLAN'G PCCR29 MARCH 201611 JULY 2016 - PC COMMENTS
SECTIONSINTERIORSREMODELS +ADDITIONSNEW CONSTRUCTION1585 THE ALAMEDASUITE 200SAN JOSECALIFORNIA95126t 408.292.3252f 253.399.1125SCALE 3/16" : 1'STUDIO THREE DESIGNA4.1A.P.N. 529-37-033PEARSON19 HIGHLAND AVE.LOS GATOSCALIFORNIA950301 DECEMBER 201522 JANUARY 2016 - PLAN'G PCCR10 FEBRUARY 2016 - PLAN'G PCCR3 MARCH 2016 - PLAN'G PCCR29 MARCH 201611 JULY 2016 - PC COMMENTS
ID Qty.Size Latin Name Common Name Notes
AB 5 24" box Acer p. 'Bloodgood'Japanese Maple
CO 6 24" box Cercis occidentalis Western Redbud
HA 9 15 gal.Heteromeles arbutifolia Toyon
PI 6 15 gal.Prunus i. lyonii Catalina Cherry
UC 4 15 gal.Umbellularia californica California Laurel
CJ 40 1 gal.Ceanothus 'Joyce Coulter'Wild Lilac
CS 28 1 gal.Coleonema 'Sunset Gold'Pink Breath of Heaven
CH 40 1 gal.Cotoneaster 'horizontalis'Rock Cotoneaster
RP 39 1 gal.Rosmarinus o. 'Prostratus'Rosemary
3TRNK 5'OAK
10"OAK 10"OAK 1
2"O
A
K
10"OAK T2 18"OAK TB WALL4 3 0
4 2 0
4 4 0
410
420
430
T14
E 30"EUC
T20
T66
T57
IP TAG
MAG NAIL
T54
T59
T62
T63 T65
T23
T22
T18
T11
T13
T29 T30 T33
T32
T31
T34
T42
T40
T39
T38
400
T44
T45
T43
T47
T50N 48°23'37" E 98.40'S 07°02'50" W 37.00'N 60°08'33" W 71.58'
N 42°17'08" W 140.00'S 52°27'52" WN 67°20'06" W 167.52'S 37°42'7" W 68.97'S 8 2 °1 9 '0 2 " W 4 4 .5 3 'N 75°14'43" W 309.40'N
1
9
°
5
4
'
5
8
"
W
7
1
.
6
2
'26.40' CONSTRUCTION
LANDS OF PEARSON
1.04 Acres
A.P.N. 529-37-033
BENCHMARK
440.46
T27
T1
T35
T36
T41
T9
T46
T8
408408412
410
408
406
404
409418420422Drawing No.
Scale
Project IDProject Manager
Drawn By
Reviewed By
Date
CAD File Name
L1
1/16" = 1'-0"
Date
1
of
Drawing Title
Project Title
Landscape Plan
Pearson Residence
19 Highland Ave.
Los Gatos, CA 95030
Consultant
Design Firm Ecotone Landscape
P.O. Box 320201
Los Gatos, CA 95032
408 357 0354
No.Date Revision NotesAppr
No.Date Issue Notes
3-HA
T11
7-CH
Undisturbed Landscape1-CO
1-UC
3-PI
3-PI
1-AB
3-HA
Landscape Plan Landscape PlanPearson Residence19 Highland Ave.Los Gatos, CA 95030Scale: 1/16" = 1'-0"
6-CJ
5-CH
Ex. Densely Wooded Area
Ex. Densely Wooded Area
Plant List
L1
1-UC 1-CO7-RP
6-CJ
5-CJ
6-CJ
5-CS
11-RP
7-CS
1-UC
8-CJ 6-CH1-UC1-CO
7/10/16
www.ecotone-la.com
mark@ecotone-la.com
(408) 357-0354
PRIVATE DRIVEWAY
1-CO 3-HA 4-RP
10-RP
5-CJ
1-AB
8-CH
1-CO7-RP1-CO 6-CH 4-CH4-CH5-CS 5-CS1-AB
6-CS
1-AB
4-CJ1-AB