Item 01 - 25 E. Main St - Staff Report & Exhibits 11-12TOWN OF LOS GATOS ITEM NO: 1
PLANNING COMMISSION STAFF REPORT
Meeting Date: August 12, 2015
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT:
PROPERTY OWNER:
CONTACT PERSON:
Mami F. Mosel ey AICP , Associate Planner
mmosel ey@ lo s gato sca. gov
Architecture a nd Site Applicati on S-12-1 02
25 East M ain Street (located on the no rth side of E. Main Street
across from College Avenue)
Flury Bryant Design
E. Main St. LLC (Al Mansoorian)
Bob Flury
APPLI C ATION SUMMARY: Requesting approval to construct a second story add ition above
commercial space (I Gatti Restaurant) for separate living quarters
o n property z oned C-2. APN 529-28-037.
RECOMMENDATION:
PROJECT DATA:
DEEMED C OMPLETE: May II , 2015
FINAL DATE TO TAKE ACTION : November 11, 2 015
Approval if the P lanning Commission determines the
modifications meet the Co mmi ss io n 's direction.
General Plan Designation: Central Business Di strict
Zo ning Designation : C-2 -Central Busi ness District
Appl i cable Plans & Standards: General Plan ; Commercial
Des ign Guidelines
Parcel Size: 5,664 sq. ft.
Surrounding Area:
Ex isting Land Use General Plan Zoning
North Open Space High Densi ty Resid ential RM-12 :20:
LHP :PD
East Commercial a nd Central Business Di strict C-2:LHP
Re sidential
South Commercial and Central Business Di strict C-2
Reside ntial
West Commercial Mixed Use Comm ercial C-2
Planning Commission Staff Report -Page 2
25 E. Main Street/ S-12-1 02
August 12 ,2015
CEQA:
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New Construction or
Conversion of Small Structures.
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
this project is Categorically Exempt, Section 15303 : New
Construction or Conversion of Small Structures.
• That the project complies with the Commercial Design
Guidelines.
• As required by Section 29.20.150 of the Town Code for
Architecture and Site applications.
The decision of the Planning Commission IS final unless
appealed within ten days .
1-10.
11.
12.
13 .
Previously submitted with June 10, 2015 Staff Report
Recommended Conditions of Approval
Letter from Applicant, received July 24, 2015 (two
pages)
Revised Development Plans , received July 24, 2015 (14
sheets)
The Planning Commission considered the proposed application on June 10, 2015 and continued
the application to August 12 , 2015 to allow the applicant time to address their concerns regarding
the front terrace.
ANALYSIS :
The Planning Commission provided the following considerations for the applicant to address :
• No veranda in front
• No sliding glass doors in front
• Windows need to be in keeping with historic area
• The addition needs to maintain the integrity of the existing building and its first story
• The applicant should meet with the adjacent owner about the construction plan
• A second story front setback is fine , however, it should be "non-ambulatory" (i.e., no
access to a useable outdoor area)
Planning Commission Staff Report-Page 3
25 E. Main Street/ S-12-1 02
August 12 , 2015
The applicant has worked with the property owner to address the Planning Commission 's
concerns for the front terrace while addressing the property owner's long term needs for the
property.
While the application maintains a terrace on the front of the building, the terrace was reduced
from 345 square feet (sq. ft.) down to 184 sq. ft. (120 sq . ft . subtracting the planter). In addition,
the terrace is now proposed behind a 5'6" brick wall integrated into the front fa9ade of the
building. The applicant is proposing a raised planter on the inside of the terrace wall for a hedge
that is intended to be maintained at a height above the wall to provide additional screening.
The applicant has changed the terrace sliding doors to a French door system and used a standing
metal seam roof to transition from the first floor to the second floor terrace which is an element
used on the adjacent Beckwith Building.
Since the original elevations were reviewed by the Consulting Architect, staff forwarded the
revised elevations for his consideration. Staff also conveyed the Commission's direction and
concerns. The Consulting Architect had the following suggestions:
• Remove the proposed hedge and keep any landscaping below the wall, with the exception
of vines or small potted trees.
• If additional screening is desired, raise the height of the wall by a foot with a consistent
trim cap/detail.
• If additional screening isn't necessary , reduce the height ofthe wall to improve the feel of
the space from the interior.
The applicant is amenable to removing the hedge and requests that the proposed terrace wall not
be raised.
Staff understands that the applicant and his contractor have been working with the adjacent
neighbor to continue to address any logistical concerns they have in regards to construction of
the proposed project.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
Due to the constraints of the site with the location of the kitchen exhaust and Highway 17
at the rear of the building, the property owner is requesting that the Planning Commission
consider the proposed revisions to address the concerns raised by the Commission while
still providing a usable outdoor space for the residence at the front of the unit. Staff
believes the applicant has addressed the Commission 's concerns and for this reason
recommends approval of the revised project with the removal of the proposed hedge.
Planning Commission Staff Report-Page 4
25 E. Main Street/ S-12-102
August 12 , 2015
B. Recommendation
If the Commission determines the revisions adequately address its concerns, staff
recommends the Commission take the following actions to approve the Architecture and
Site Application:
1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture and Site application (Exhibit 2); and
3. Approve Architecture and Site Application S-12-1 02 subject to the conditions
contained in Exhibit 11 and the Development Plans contained in Exhibit 13.
Alternatively the Commission may take one of the following actions:
1. Modify Conditions of Approval in Exhibit 11 as appropriate and approve the
application as outline above; or
2. Continue the application to a date certain with direction to staff and the applicant; or
3. Deny the Architecture and Site application.
Prepared by:
Marni F. Moseley, AICP
Associate Planner
LRP:MFM:cg
Approved by:
Laurel R. Prevetti
Assistant Town Manager/ Director of
Community Development
cc: Flury Bryant Design Group, 15951 Los Gatos Boulevard, Suite #1, Los Gatos CA 95032
25 East Main Los Gatos LLC , 25 E. Main Street, Los Gatos CA 95030
N:\DEV\PC REPORTS\2 0 15\E. Main-25-8 .12 .docx
CONDITIONS OF APPROVAL-August 12,2015
25 E. Main Street
Architecture and Site Application S-12-102
Requesting approval to construct a new second story addition to a commercial space (I
Gatti Restaurant) for separate living quarters on property zoned C-2. APN 529-28-037.
PROPERTY OWNER: AI Mansoorian
APPLICANT: Bob Flury-Flury Bryant Design
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 p lans. Any changes or
modifications to the approved plans shall be approved by the Community Development
Director, DRC or the Planning Commission depending on the scope of the changes.
2. EXPIRATION OF APPROVAL : The Architecture and Site application will expire two
years from the date of approval (August 12, 20 17) unless the approval is used before
expiration. Section 29.20.335 defines what constitutes the use of an approval granted
under the Zoning Ordinance.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture and Site application.
4. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, a ll
recommendations the Arborist report provided by Mayen Tree Company, dated March 19 ,
2015, on file in the Community Development Department. A Compliance Memorandum
shall be prepared and submitted with the bui lding permit app lication detailing how the
recommendations have or will be addressed. These recommendations must be incorporated
in the building permit plans, and completed prior to issuance of a building permit where
applicable.
5. GENERAL: All existing trees shown on the plan , and tree s required to remain or to be
p lanted are specific subjects of approval of this plan, and must remain on the site.
6. RECYCLING : All wood, metal , glass and aluminum materials generated from the
demolis hed structure shall be depo s ited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials , noting type and wei ght of
material , shall be submitted to the Town prior to the Towns demolition ins pection.
7. T OWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who recei ves 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 th e approval.
Building Division
8. P ERMITS REQUIRED : A building permit shall be required for the construction of the new
s ingle famil y resi denc e. Separate permits are required for electrical , mechanical, and
plumbing work as necessary.
EXWBII 11
9. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the construction plans. A Compliance Memorandum s hall be prepared
and submitted with the building permit application detailing how th e Conditi ons of
Approval will be addressed .
l 0. SIZE OF PLANS: Four sets of construction plans , maximum s ize 24" x 36".
l I. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed , onto a plan sheet.
12. BACKWATER VALVE: The scope of this project may require the installation of a
s anitary 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 in stallation. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) req uires backwater
valves on drainage piping serving fixtures that have flood level rim s less th an 12-inches
above the elevation of the next up stream manho le.
13. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assem bly.
14. WILDLAND-U RBAN INTERFACE: This project is located in a Wildland-Urban Interfac e
Fire Area and must comply with Section R3 27 of the 2010 California Residential Co de.
15. SPECIAL INSPECTIONS: When a s pecial inspection is required b y CBC Section 1704,
the a rchitect 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 fr om the Building
Divis ion Service Counter or online at www.losgato sca.gov/b uildi ng
16. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Va lley Nonpoint Source Pollution Co ntrol Program Sheet (24x36) shall be part of the plan
submittal as the second page. The specification sheet is available at the Building Di vis ion
Service Counter for a fee of $2 or at San Jose Blue Print for a fee or online at
www.losgato sca.gov/building
17. APPROVALS REQUIRED: T he project requires the fo llowing departments and agencies
a pproval before i ssuin g a building permit:
a. Co mmunity Development -Pl anning Divi sion: M ami Moseley (408) 354-6802
b. Engi neering/Parks & Public W o rk s Department: Mike Weisz (408) 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation Di strict: (408) 378-2 407
e . Local School District: The Town will forw a rd the paperwork to the appropriate sch ool
district(s) for processing. A copy of the p aid receipt is required pri or to permit
Issuance.
f. Bay Area Air Quality Management Di strict: ( 415) 771-6000
18. ADVISORY COMMENTS:
a. The rear exterior exit stairway is required to be 10 feet fro m the adjacent property line
per CBC Section l 026.5. A landing will need to be provided at 10 fee t from the
property line and the stairw ay tum and return in the opposite di rect io n .
b. Structural eleme nts required to s upport the new Upper Floor Level w hi ch al ter the
Lower Floor Level will req uire the Lower Floor Level to provide Accessibility
upgrades as required by CBC Section 11 B-202 Alterations to Ex isting Buildings. Per
C B C Section 11 B-202.4.8., 20% of th e cos t of the Alterations to the Lower Floor Level
must be spent on providing access ibility e lements that will p rovi de the greatest ac cess
to the area of alterations starting with an accessible entrance, an accessible route to the
altered area, followed by one accessible restroom for each sex.
c. Application must be made for a separate address for the new dwelling unit.
d. The maximum Common Path of Egress Travel for an un-sprinklered mixed occupancy
building is 75 feet. It may be necessary to provide an automatic fire sprinkler system
throughout the Lower Floor Level as well so that the maximum allowable Egress
Travel distance can be increased to the needed 125 feet.
e. It will need to be clarified whether the Lower Floor Level is a B or an A-2 Occupancy.
f. The hori zo ntal separation (horizontal assembly rating) between the R-3 Re sidenti al
Occupancy above and the Restaurant Occupancy below will be required to be 2 hours if
the Lower Floor Level is not provided with fire sprinklers or 1 hour if fire sprinklers are
installed per CBC Table 508.4.
g. Per CBC Table 1021.2(1), 2 exits will be required from the R-3 Residential Occupancy
on the Upper Floor Level if the building is not equipped throughout with an automatic
fire sprinkler system.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Divis ion
19. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. 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 a special 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.
20. 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), SBC, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Department prior to releasing of any permit.
21. PUBLIC WORKS INSPECTIONS. The developer or hi s 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.
22. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed becau se
of developer's operations . Improvements such as, but not limited to: curbs, gutters ,
sidewalks, driveways , signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. 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. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
23. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the
job site at all times during construction
24. 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.
25. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division ofthe Parks and Public Works Department
26. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any P ermit or recordation of the Final Map.
27. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to altered work is started. The Applicant Project Engineer shall
notify, in writing, the Town Engineer at least 72 hours in advance of all the propo sed
changes. Any approved changes shall be incorporated into the final "as-built" plans.
28. PARKING. Any proposed parking restriction must be approved by The Town of Los
Gatos, Community Development Department.
29. CONSTRUCTION EASEMENT. Prior to the issuance of a building permit, it shall be the
sole responsibility of the owner/applicant to obtain any and all proposed or required
easements and/or permi ss ions necessary to perform the construction herein proposed.
Proof of agreement/approval is required prior to issuance of any Permit.
30. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or regi stered 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
31. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement
of any site work, the general contractor shall: Along with the project applicant, attend a
pre-construction meeting with the Town Engineer to discuss the project conditions of
appro val , working hours, site maintenance and other construction matters; Acknowledge in
writing that they have read and understand the project conditions of approval, and will
make certain that all project s ub-contractors have read and understand them prior to
commencing work and that a copy of the project conditions of approval will be posted on
site at all times during construction.
32. RETAINING WALLS. A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Wall s are not reviewed or approved
by the Engineering Di visio n of Parks and Public Works during the grading permit plan
revtew process.
33. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standard s
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
34. CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
35. CONSTRUCTION TRAFFIC. All construction traffic and related vehicular routes shall be
submitted for review and approval by the Town Engineer prior to issuance of permit.
36. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). The developer shall pay a
proportional the project's share of transportation improvements needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon the Town
Council resolution in effect at the time the building permit is issued. The fee shall be paid
before issuance of a building permit. The final fee shall be calculated form the final plan s
using the rate schedule in effect at the time the building permit is issued.
37. PRECONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a Building 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. The survey shall
extend from the East Main Street up along the private access . The results shall be
documented in a report and submitted to the Town for review.
38. POSTCONSTRUCTION PAVEMENT SURVEY. The project Applicant will complete a
pavement condition survey to determine whether road damage occurred as a result of
project construction. Rehabilitation improvements required to restore the pavement to pre-
construction condition shall be determined. The results shall be documented in a report and
submitted to the Town for review and approval. The Applicant shall be responsible for
completing any required road repairs prior to final sign off of the building permit.
39. CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (1 0,000) pounds s hall 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.
40. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the
Engineering Division of the Parks and Public Works Department to develop a traffic
control plan for incorporation into the construction bid documents (specifications), and thi s
plan wi ll include, but not be limited to , the following measures :
a. Cons truction activities shall be strategically timed and coordinated to minimiz e traffic
disruption for schools, residents , businesses, special events, and other projects in the
area. The schools located on the haul route shall be contacted to help with the
coordination of the trucking operation to minimize traffic di sruption.
b . F lag perso ns shall be placed at locations necessary to control one-way traffic flow. All
flag persons shall have the capability of communicating with each other to coordinate
the operation for deliveries and backing deliver trucks in and out of the site.
c. Temporary crosswalks.
d. Prior to construction, advance notification of all affected res idents and emergency
services shall be made regarding one-way operation, specifying dates and hours of
operation.
41. 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. Ifthe device is locat ed with in a structure on
the property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as po ssi ble. The noi se level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
42. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
a. No parking of any construction vehicles, contractors personal truck s will be allowed in
the public right of way on East Main Street.
b. Deliveries of construction materials are limited to Mondays from 9:00 am -11 :OOam.
c. Provide a preliminary construction schedule to the Engineering Inspector.
43. WVSD (West Valley Sanitation District). Sanitary sewer lateral s are televised by West
Valley Sanitation District a nd approved by the Town of Los Gatos before they are used or
reused. Sanitary Sewer Clean-out is required for each property at the property line or
location specified by the Town.
44. SANITARY SEWER BA CKWATER VALVE. Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flusing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater va lve. Fixtures above s uch elevation shall not discharge through
the backwater valve, unle ss first approved by the Administrative. The Town shall not incur
any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwate r valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operati on condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to issuance of a building permit.
45. BEST MANAGEMENT PRACTICES (BMP's). The applicant is responsible for ensuring
that a ll contractors are aware of all storm water quality measures and such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or di sturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during construction
activiti es) shall be placed at the end of each working day. Failure to comply with the
construction BMP will result in the iss uance of correction notices, citations, or stop orders.
46. SITE DESIGN MEASURES. All projects must incorporate the following measures to the
maximum extent practicable:
a. Protect sen sitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas where feasible.
d. Use permeable pavement surfaces where feasible.
e . Use landscaping to treat stormwater.
47. 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 soi ls as soon as possible. Further, water trucks shall be present
a nd in use at the construction site. All portions of the s ite subj ect to blowing dust sh all be
watered as often as deemed n ecessary by the Town , or a minimum of three times daily, or
apply (non-toxic) soi l stabilizers o n all unpaved access roads, parking areas, and staging
areas at construction si tes 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 s hall take place between the
hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basi s during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
48. CONSTRUCTION ACTIVITIES. All construction shall conform to the latest requirements
of the CASQA Stormwater Best Management Practices Handbooks for Construction
Activities and New Development and Redevelopment, the ABAG Manual of Standards for
Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
49. 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 1 0' minimum from adjacent property line and /or right of way .
50. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and
home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed
into the Town's storm drains.
51. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and
provided with area drains connected to the sanitary sewer per current NPDES requirements.
Temporary trash enclosures are exempt from this condition.
52. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed 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 a special permit is issued by the Engineering Division. The adjacent public right-of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into storm drainage facilities. The storing of goods and
materials on the sidewalk and/or the street will not be allowed unless a special 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.
53. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN. The applicant shall
initiate a weekly neighborhood e-mail notification program to provide project status
updates. The e-mail notices will also be posted on a bulletin board placed in a prominent
location along the project perimeter. Town staff shall also be notified with the
neighborhood email program too.
54. COVERED TRUCKS. All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
55. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence, hydraulically designed per National Fire
Protection Association (NFPA) Standard #13D. A State of California licensed fire
protection contractor shall submit plans, calculations a completed permit application and
appropriate fees to the Fire Department for review and approval, prior to beginning work.
56. PREMISE IDENTIFICATION . Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the right of way. Numbers shall be a minimum
of four inches high and shall contrast with their background.
N :\DEV\CON DITNS\2015 \E. Main -25.doc
f/ury :Bryant :Design (irozgJ_, Inc.
July 24, 2015
Planning Commissioners
Community Development Department
TOWN OF LOS GATOS
110 E. Main Street
Los Gatos, Ca 95030
RE: 25 E. Main Street
Architecture and Site Application S-12-1 02
Dear Planning Commissioners:
RECEIVED
JU L ~ 4 rU !~
TO'NN OF LOS GA.TO S
PLANNING DIVISION
Since the June 1Oth Planning Commission meeting, when the above referenced
application was continued , my client and I have worked dili gently toward a des ign
solution that not only respond s to the concerns raised by the Com mis sion at that meeting,
but also provides a healthy, comfortable, and long-te rm living space for the property
owners . We believe that the revised proposal being presented to you i s an elegant
contribution to the character of the streetscape on the northern si de of East Main Street,
and will harmonize with the hi storical context of neighboring bui ldings.
The following is a detailed description of the changes we have made, with background
and justification for the direction we have taken.
The Commission communicated to u s in June that a terrace facing the street at the seco nd
floor was a point of concern. Some of the reasons given for this included the openness of
the terrace to the s treet, and the inability to control how the terrace might be used and
maintained by future residents. Specifically mentioned were the potential for v isible
clutter such as barbeques and patio furniture , over which the Town would have n o
control.
After much consideration and discussion, my clients have asked that we work toward a
solution that addresses the concerns of the Commission, whil e still allowing them to have
a private, outdoor living space, albeit much small er and furth er blocked from off-site
view than originally proposed, at the front of the living unit.
The alternative (having an outdoor living space at the rear of the building) is not
appea ling for many reaso ns. These include the freeway noise, the kitchen exhaust
equipment that di scharges odors at the right rear secti on of the building, and the
proximity to the kitchen se rvice entrance where deliv eries are made and garbage is
transported to the dump ster. A lso, the service entrance for the neighboring restaurant,
DESIGNERS OF FINE HOMES EXHiBIT 1 2
15951 LOS GATOS BOL'LE\'ARD. Sl;ITE: I, LOS GATOS, CALIFOR:\"IA 95032 T EL: (408) 356-5500 FAX: l408) 356-5115
WWW .FLURYBRYANT.COM
Southern Kitchen, faces the alley toward the rear of the building, compounding this issue.
These conditions are not conducive to an environment where Mr. and Mrs. Mansoorian
can sit outside and peacefully enjoy some fresh air. They plan to live at the property for
many years to come, and an outdoor living space is a very high priority for them. Since
there is no opportunity for a yard on the property, our only alternative is to locate an
outdoor space for them at the front of the building, designed with sensitivity to the charm
of the current streetscape.
While some of the Commissioners thought that there should be no offset from the facade
at the first floor to the second , one Commissioner mentioned that she actually liked this
aspect of the original proposal.
With all of these considerations in mind, our current proposal is to keep the front line of
the building at the second floor where originally proposed, but to reduce the size of the
outdoor living space by nearly 50%. Furthermore, the perimeter of the terrace area
would be enclosed with a solid brick wall with a height of 5'-6" above the terrace floor.
Further screening would be provided by planting a hedge (species to be determined) at
the interior perimeter of the terrace that would be groomed to grow above the height of
the perimeter wall, capping the brick wall with tasteful greenery.
On our Site Section on Sheet 11 of our documents, we have plotted a line of sight from
the sidewalk across Main Street looking toward the terrace as proposed. From that
vantage point, one would not see the French doors at the front of the living unit , nor
could one observe anyone on the terrace.
It should also be noted that the sliding door syste m originally proposed at the front of the
second floor has been replaced with a more historically correct traditional French door
system .
Forward of the terrace, we have proposed a roof structure that preserves the current
facade at the first floor. This, too, was mentioned at our June meeting as being an
important element to preserve. The roof surface would be a standing seam metal roof.
Inspiration for this choice of materials was taken from the facade of the Beckwith
Building next door, where standing seam metal roofing has been used.
After working through the many obstacles that have been presented to them over the past
five years working with Town staff and their team of consultants, the Mansoorians were,
of course, very disappointed over the setback experienced at our June 1Oth Planning
Commission meeting . Our current proposal represents their determination to present an
alternative that respects and addresses the Planning Commission's concerns and will
contribute to the charm and character of Los Gatos, which they hold so dear.