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Item 04 - 15371 Santella Ct, Lot 8 - Staff Report Exh.9-13I August 7, 2015 (via overnight mail) Jocelyn Puga Community Development Dept. Town of Los Gatos RECEIVED AUG 1 0 2015 110 E. Main Street Los Gatos, CA 95031 TOWN OF LOS GATOS PLANNING DIVISION RE : Exceptions to Hillside Development Standards Architectural & Site Application No. S-15-001 Tract 9969 Lot 8 Dear Ms. Puga, This letter identifies and justifies Exceptions to the Hillside Development Standards for the subject lot. The following lists each Exception and the compelling reason for granting the requested deviation. Attached, for reference, is a site plan highlighting each area discussed below. 1) Exception-Maximum Graded Fills Per Section II I.A. Standard #1, Fills are not to exceed 3'. The existing topography of the lot slopes down in northerly & westerly directions and poses design challenges. Fill exceeding 3' is proposed in the driveway and 2-car garage locations. These fills exceed the standard from 0' to 7'. The steepness of the lot creates a challenge to gain vehicular access to the home. While maintaining a less than 18% driveway and complying with the height requirements, the proposed garage location and driveway is the only feasible design a lternative. The private driveway, shared with Lot 9 , exists at a +/-23% grade. Fill is required along this access regardless for Lot 9. Lot 8 takes advantage of this raised grade to gain access to the garages. The 2-car garage sits on a fill pad at location accessible from the shared driveway. No additional trees or environmental impacts exist as a result of placing this additional fill. The use of a shared driveway is encouraged by the HDS&G. The additional fill also decreases the amount of off haul from the Highlands of Los Gatos through the streets of the Town to a di s posal si te. 1600 SOUTH MAIN STREET, SUITE 150, WALNUT CREEK, CALIFORNIA 94596-5394 TELEPHONE (925) 945-8000 • FACSIMILE (925) 256-0140 EXHIBIT 9 2) Exception -Driveway Exceeds 15% Per Section 11/.C. Standard #5, Driveways not to exceed 15%. The only feasible location for the garage and access is by use of a shared driveway with Lot 9. The current grade to Lot 9 is +/-23%. The engineered driveway shows grades up to 18%. Per Section III.C Guideline #4, "Shared driveways serving more than one lot are encouraged as a means of reducing grading and impervious surfaces." This proposed shared driveway does reduce grading and impervious surfaces. Davidon requests that the Design Review Committee & Planning Commission find that these exceptions are a reasonable deviation from the Hillside Development Standards and grants approval of the design as submitted. Sincerely, DAVID OMES Vice President, Site Development ! 9 ~ ~ I i I I i ii ' \ --- \ \ ' \ \ LOT7 -, ' ' ' ' ' ' \ \ ' ' ' LRDA LINE {TYP) MAIN LEVEL MLFF710.3 LOWER LEV EL LLFF 699.0 PROJECT COORDINATE SYSTEM COORDINATE SYSTEM; ZONE J, EPOCH 200, CALIBRATION POINTS M 11172 HP 0 CA CA SAN PEORO AND M 11113 HPGN 0 CA MISSION PROJECT BENCHMARK ELEV DATUM 34& 83 TO~ OF LOS GATOS BENCH MARK LG24, BRASS LEGEND MANHOlE CURS INLET AREADRA.flj PRoPOSED • • • DIRECTION OF SURFA.CE DRAINA GE SlOPE PROPERTY LINE RKiHT-<W·WAY EASEMENT LROAUNE RET 1\JNING WAlL ROLLED CU RB & GUnER \Ji:RnCAL CURS CONTOUR LIMITS OF GRADING TREE TO BE SAVED TR EE TO 8E REMOVED MONUMENT ..... Al. BOX SET8AO< L&NE. CEUARUNE --150-- ABBREVIATIONS 0 AT , ec BEOIN CURVE BRC BACK OF ROllED CURVE eve BEGIN VERTICAl CURVE ow eonOM Of WALL B'M< BACKOFWAL.K ~ CENTERLINE EC ENOCl/R'I/E EO EXtSTlHG GROUND EX (E) DUSTING FC FACE OF CURS FO FINISHED GR.AOE Fl FLOW LINE G8 GRAOE BREN< HP HIGH POtN'T LL FF LO\NER LEVEl. FINISHED FLOOR lP LOWPOINT EXISTING 12" )!(,. LROA LEAST RESTIUCTTVE DEVELOPMENT AREA Ml FF MAIN lEVEL FINISHED FLOOR NTS NOT TO SCALE PC.C PORn..ANO CEMENT CONCRETE VI'\ PROPERTY l iNE PRC P04NT OF REVERSE CURVATURE PUE PUBLIC UTILITY EASEMENT RG ROUGH GRACE -RJGHTOFWAY so STORM DRAIN SOCI STORM DRAIN CURB INlET SOA STORM CRAIN FIELO INLET SOMH STORM DRAIN MANHOLE TC TOP OF CURe TO TOP OF GRATE TOC TOP OF OEPRESSED CURB TRC TOP OF ROlLED CURS TW TOPOFW~ IAFF UPPER LEVEL FINISHED FlOOA EARTHWORK QUANTITIES ITEM CUT lllJILDING 725CY OIVVEWAY O CY LANDSCAPE 41 CY KAROSCAPE 2 1 CY TOTAi. 717CY NET: 820 CY IMPORT ttQlL EAATHWORK Ql.I.ANTITIES SHQ'M\1 M E APPROXIMATe IT SHALL BE THE ~OR'S AE5PONSl8tUTY TO NOEPENOENTL Y ESTNATE OV.ANnllE.s FOR HtSIHER OWN USE FILL 251 CY lSO CY 1.000 CY 4 CY 1,01 3CY IMPERVIOUS AREA COMPARISON TABLE EXISTING PERCENT PROPOSED PERCENT (SO FT ) (SOFT) BUILDING 0 0% 4 ,450 16.89% GARAGE 0 0% 817 3.10% TERRACE/PORCH 0 0% 8 78 3.33% DRIVEWAY 0 0% 1,052 3.99% PAVEMENT 0 0% 581 2.20% LANDSCAPE 0 0% 18 ,532 70.49% -IIMII- Land VIe EnHeti'WM'Itl Lend Aanning L.andlea~ Afchitedute CMIE ....... no Uliily Oooi1ln Land S16V.,.ing Stormwa1:er Compbn« 1510 Oatiand Road {Q) 417-2200 S.. JDM, CA 95131 HMHea com co t-o ..J PROJECT NO DESIGtEDIV. ORAWN&'f CHIECIC£08\'· @- GRADING AND DRAINGE PLAN ~L-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------.L--------~0~·~·------~ OtSC IN MONUMENT BOX GROSS LOT AREA: 65,866 SF NET LOT A REA: 26.354 SF C1 This Page Intentionally Left Blank ~ I SCAl.f: ,,.. ... I'.V QAVIDON H§MES -~liiii.AaN.....,.,JUrn,UD WAUIUTcaJ!I&,CA .. ..., .. (a!)~ (ftl)-....o•.uc --.. --.. -----·---... --. -· ·-~· ~---'··-··-·_:-:-_--:~·::·..:.:..: .--.. .. : .----LotS VISIBILITY STUDY (SOMM) LOT 8 RECEIVED 07 .27 .1 5 :·,-:._:-.:_~·.:::::::::::::~~ .. .:.:~-:-: ~. --_ . .==;, --:: .. -... ·-·-.-~·-;,~ .. ,:::::-::.:,..r-:•: -::;.::-..=--...::::...---=. -:-_~: ---:-'1~-~·~-: ~-.:::-::-.;...."'::t~:-:.~-~-: =.:: ;';~"":.·:::--"-• ·:::...:.::::::::-=.-..:= . ..::.-:...:.:.:-_·-=--==--:_·~:::: ::=.::::---:: -~":..'::::t .!:-:::-'"'!.:: :-: THE HIGHLANDS OF LOS GATOS TOWN OF LOS GATOS, CALIFORNIA JUL 2 9 2015 TOWN OF LOS GATOS PLANNING DIVISION Bassenian ll.agoni ·EXHIBIT 1 0 AJtiiUC U tl• PlUIIIC •IUUifts -~ ........... " .. _ ....,.... .. ..... ... -a:fiftJQfT)OU ._.' '<'O"'PtoaCM11CJ'S 081.11 207 l0lll 'l80 lDu.tOW'f'~···uer&L«< ::.-:..-:.::. ..... :~'='i: UOIII.III• ,_ll.n4•lUUliiUU JU061r) I U8!U9SSV8 :_-:_---·-.-:· --~ ---~--.....i:.:..-"7-·· ---- s l'lt'£0 VINliO:H1V::> 'S01V9 S01 :10 NM01 SO.l\f~ SOl :10 SONVlH~IH 3H.l --.......... 4 -----..... -• ----. ~· . -~-----·--. -~~ .. .. ---. ---------- 8 .LO 1 (WWOOE) Aan.LS A.llliSISIA ndi...--.<RU ...-sN<H-> t«( ..... V':)....,JIW'IV .... .. UN'W'.un.I.I..,.,.IW"'O'- .,o-,o •.HI ~ 1=1 ==!:=1t~~ ' i 1 : SG<I..Eo ,,.. • 1'-<r --.. _ -·-·--'"':'"' ~:.:... _-. QAVICON HOMEs 1-.o.:JUnl WADI nllHT.aJI'ft.DD WAUNTcaa..C4,...,...SJM (WlJ)..,._ (DS)~F,U ----~-~ ---------- VISIBILITY STUDY (300MM) LOT 8 =-··~==:: ___ ::_:_.--::::.:. -;_~-: :.._ ---=--=:;;.-=--_::-:. ---~-"!.:..·-=---7-::.!...:::-.::... .:-:: 77 -:-:.··---·. -:::- THE HIGHLANDS OF LOS GATOS TOWN OF LOS GATOS, CALIFORNIA 07 .27 .1 5 :..._ -:·,__: ::---..-:..:..-:r..:::. :..~--;:.-:...= ... ---·---J. --.---.. ._. .-.. :-· .._-:""'::.: Basseni an l l.agoni lltllllctlll • 'LAlli" I • 11111 1011 ~='=' ... ·--~.:.: .. -~*'~""'~MI:N'ftcn 081 .1 1207 ("-, l:::±::::i J SCALE: tH• • 1'-0" L-;._""~ -~-,.. ~-:..:, .... ·-....!'~'t:' QAVIDON HOMES -.oKitlnl WAIN II'T'Un'.IUrn- WA&.NUTa.-.CA .......... ('fti)~('IB)----MX -.... .::'!--~ .. -... -_::;:-_..: _..:._:.:: ,;_~ ~ ":~~-~.e:.:..-~ --:.,.-:_-.::::.:_-=.,; ..::..·· 8 . ' . VISIBLE AREA: 82 FT2 TOTAL AREA: 3550 FP = 2% VISIBLE VISIBILITY CALCULATION (JOOMM) LOT 8 ·_-:...:..:..:::_ .. _-: =--. ~;. ·::-:. ... _:_.-.....:=-.::.~-:.:::.;:·.~..,:--::--...:,."'_-_'!:....--:: -::..:: •• _ .:~--.:.. "": ·~ -=--- THE HIGHLANDS OF LOS GATOS TOWN OF LOS GATOS. CALIFORNIA 07 .27 .15 ,.. ... --.. :.:__:.-:...-::. -,; .... __ Bassenian I L.agoni UtiiTUTIIt • PWI II' •tiJU IUS :!t=.~--~l:.-:: --~-·--081.11 207 l0tl1 .180 -!I" WI ::.e:-.:..::.... • .a~=:: SII!IIIOI• !lllm4 • JlnUIIlUIV !U061rJI ue!uesses ------------~ .. --.. -~ -... ~--------------=-----·-. ':.1..:_ VIN~O:JilV::> 'SOlV~ SOl :JO NMOl SO.lV9 S01 ::10 SONV1H~IH 3H.l 8 j_ 01 <wwos) Aanls Ali1181SIA 1C'II'4~Ut&l ~(RO) .. ,1CN'I:)')Ia'CJI\N1YM. OQUJN'.uru1Nr\I'NIIU1IOI ... • t 0 •. > t i 1 ~seAl£: IH" • l'.o" .._~~-..:..~:-.; ._:::::.= _:·..=:.;..--.-:.:::.:=· --.:.=::._-: ::.:.=..:. .... ~-.:::--:; QAVICON HOMRS IIIID.:xnw Mo\llltl'nDJ",altn .. W.A&H\t'rca-.CA,_.SJN (JU)f4J.oll00 (t:U) ZSHMI fAX VISIBILITY STUDY (300MM) LOT 8 07 .l7 .1S .... -=.:-::.;=::.!'=:!"::..:-:::-:~-=.· .. ·==:.~::.· ~-::~ ;; · ~-::.::..!.' ·.:.... -.:.: J ·--~.; =-"',...t:---~--...__ ~;;:--:;:s:;-_:...: --:.:· ~...:::·.=-_;:_::~ .. ~--::.;.:-.~:-"!";...:~-·::.:;..:: ~·. :.• .. : ... -r.t:-....:=-A :::::-:.:.!:-;;~··,-..:=:;-~~-=:~.=·~~;.:.:....:::-:.~:.· -.:... .-.-~-.p T' :.:~ ""-.. ~.: ·: THE HIGHLANDS OF LOS GATOS TOWN OF LOS GATOS, CALIFORNIA Bassenian I L.agoni UUIHCJIII • Plnltll ' .. IIUIJtiS ::1=~ .. ~:.=-..: - -~-·Ms.. -081 .11207 l0lll .l80 ~ll.OW~t-lal.1tG'&WO:) .... ~: ":&. •• ~ .... __ , ............. ....,. U OIIUII • 'WI I IIV1. • JlftUJillliW !U06!rli UB!U8SS88 -----~·-...---··--···-··----·-·-···-·---..... -··-·-· ..... ··~ . . ·---· ----~ -·------- VIN~O:IIlV::> 'SOlV~ S01 :10 NMOl SO.lV~ SOl ::10 SGNVlH~IH 3H.l :-:·_:; -·_:__:_c_:......:...~ :: ... :··--.::::-1. ·_:_-.::-·~.:._--:. 8 101 (WWOOE) AGnlS AllliSISIA KY•ote-9SC:(Ra) OCIIII"lM(I'tl) Ma' ..... Y->~.11\N'TVNi CIO'lii..Q"d"J.D'USNJ't'fl R.ltaCOM k"o i•.HI~i a C::i:::1 I )~JW•t'-0" •-.. .._...._!" ---s.:!.. ~-· ,.-~· - ----... -~.----.. ._ ..__ .... QAVIOON HOMES -10tn11....uN:nurt.a.un.,. WA&JiftiTc:aa..CA~ fi'U)f4W.O ('121)----fA.X ~ v VISIBLE AREA: 806 Ff2 TOTAL AREA: 3541 fT2 = 23% VISIBLE VISIB ILI TY CALCULATION (300MM) LOT 8 --__ .:i:. =.; .. :~~";--===--~---.:-_:::-:;::;~ ....... :=.;.·-·~:'~~:::;-:.:·';.-- THE HIGHLANDS OF LOS GATOS TOWN OF LOS GATOS, CALIFORNIA 07 .27 .1 5 --.--·---··.:::·.::.~:::.-_:.-;u.. ""'·.. -.:.-:.. -... Bassenisn l lagoni l lUIJUUil• PlANII'-JIUiliiS ..................... c:Aa_ • ., •• t'ID ~., .... -~-U ~It&CM'ftCb 011.1 1 107 (..-.- TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6874 --------- SUMMARY MINUTES OF A REGULAR MEETING OF THE DEVELOPMENT REVIEW COMMITTEE OF THE TOWN OF LOS GATOS FOR JULY 14,2015 HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. -------------- The meeting was called to order at I 0:05 a.m . by Chair Machado. ATTENDANCE Members Present: Mami Moseley, Associate Planner Jocelyn Puga, Assistant Planner Doug Harding, Fire Department Michael Machado, Building Official Mark Glendinning, Building Inspector Ryan Fong, Assistant Civil Engineer PUBLIC HEARINGS ITEM 1: 153 71 Santella Court (Lot 8) Architecture and Site Application S-15-001 Requesting approval to construct a new single-family residence on property zoned HR-2Y2:PD . APN 529-09-017. PROPERTY OWNER/APPLICANT: Davidon Homes PROJECT PLANNER: Jocelyn Puga 1. Chair Machado opened the public hearing. 2. Staff gave report on proposed project. Planner Jocelyn Puga explained part of the visibility study included a view from the Blossom Hill Road viewing platform. 3. Applicant was introduced. 4. Members of the public were present: Dr. David Weisman questioned the validity of the visibility study and stated that story poles are difficult to see due to the tree canopy. Applicant responded that it is a good thing as the tree canopy will not change and that none of the trees are deciduous trees so there will always be foliage on the trees. He explained what the story poles depict and the resultant visibility study. Dr. David Weisman suggested that there should be a peer-review of the visibility study. Applicant mentioned that they went above and beyond all the visibility study requirements. 5. Public hearing closed. 6. Ryan Pong moved to approve the application subject to the conditions presented with the following fmdings and considerations: EXHIBIT 11 DRC Minutes July 14,2015 Page2 Required f"mdings for CEQA: FINDINGS: • An Environmental Impact Report (EIR) was prepared for the Planned Development and was certified by the Town Council on December 19, 2005. Required technical reviews (arborist, architect and geotechnical) have been completed for the project and no further environmental analysis is required for this application. Compliance with the approved Planned Development: • The project is in compliance with the approved Planned Development (Ordinance 2147). Compliance with Hillside Development Standards and Guidelines: • An exception to allow fill (HDS&G standard) greater than three feet is supported by the need to provide a shared driveway that meets Town and Fire Department Standards. Due to the steep topography of the site, the property is only accessible by the shared driveway between lots 8 and 9. • An exception to allow the slope of the driveway to exceed 15 percent (HDS&G standard) is supported due to the steep topography of the site and shared driveway between lots 8 and 9 . The slope of the existing driveway is 23 percent. The slope of the proposed driveway would be 18 percent, thus reducing the amount of grading that would be required in order to achieve a driveway that has a slope of 15 percent or less. Shared driveways serving more than one lot are encouraged by the HDS&G. Compliance with Hillside Specific Plan • The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. CONSIDERATIONS: Considerations in review of Architecture and Site applications: • As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. 7. Glendinning seconded, motion passed unanimously. 8. Appeal rights were cited. ; .• DRC Minutes July 14 ,20 15 Page 3 ITEM2 : ( 17445 Zena Avenue Architecture and Site Application S-15-03 8 Requesting approval to construct a 546-square foot golf practice building and a 750- square foot pump house on property zoned RC. APN 409-31-001 . PROPERTY OWNER: Maxine Leider Trust APPLICANT: La Rinconada Country Club PROJECT PLANNER: Marni Moseley 1. Chair Machado opened the public hearing. 2. Staff gave report on proposed project. 3. Applicant was introduced . 4. Members of the public were present: B e tty Williams stated the she feels that the practice building is too close to her property and too high. She questioned why did they decided to put it there. Applicant explained the scope of the project and that there will be staff there at all times to monitor the activities of those practicing. They are willing to plant more trees to soften the building's impact on the neighbors. Associate Planner Marni Moseley mentioned that group classes may not be permitted by the Conditional Use Permits and that parking would need to be reviewed. Applicant responded that there will be no parking at the Driving Range Practice building. Associate Planner Marni Moseley mentioned that the Country Club has not been responsive to the adjacent homeowner's concerns and damages. The practice building does not appear to be replaced in the location of the former building as shown on the proposed plans. Applicant stated he thought it was close to the former location, within 1 0 feet. Betty Williams questioned the need to add seven more driving stalls . Associate Planner Marni Moseley said that more information and clarity is needed on the proposed improvements and that the 546-square foot golf practice building will be removed from the Application description. 5. Public hearing closed. 6. Marni Moseley moved to approve the application, with the scope of the application changed to remove the 546-square foot golf practice building from the approval , subject to the conditions presented with the following findings and considerations : FINDINGS: Required f"mdings 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. DRC Minutes July 14 ,2015 Page4 CONSIDERATIONS: Considerations in review of Architecture & Site applications: • As required by Section 29.20.150 of the Town Code, the considerations in review of an architecture and site application were all made in reviewing this project. 7 . Ry an Fong seconded , motion passed unanimously. 8. Appeal rights were cited. OTHER BUSINESS NONE ADJOURNMENT Meeting adjourned at 10 :40 a.m. The next regularly scheduled meeting of the Development Review Committee is the following Tuesday. ~h.-~~ Michae Machado, Building 0 c1al N:\DEV\DRC\Min 2015\7-14-15 .doc COMMITTEE as follows: DATE OF DECISION: PROJECT/APPLICATION: LOCATION : TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT 110 E. Main Street Los Gatos, CA 95030 APPEAL OF THE DECISION OF DIRECTOR OF COMMUNITY DEVELOPMENT OR DEVELOPMENT REVIEW CO ; SIS'--oo) 1~3'1/ 5~ c+ LISJ .['t5NS WHY ~ll_APPEAL SHOULD BEG~$ • # ~~:GJ!f~~==- (If more space is needed, attach additional s heets.) IMPORTANT: I . APPEAL MUST BE FILED WITHIN TEN (I 0) DAYS AFTER THE DATE OF MAILING OF WRlTTEN NOTIFICATION OF THE DECISION. 2 . THE APPEAL SHALL BE SET FOR THE FIRST REGULAR MEETING OF THE PLANNING COMMISSION WHICH THE BUSINESS OF THE PLANNING COMMISSION WILL PERMIT, MORE THAN FIVE (5) DAYS AFTER THE DATE OF THE FILING OF THE APPEAL. THE PLANNING COMMISSION MAY HEAR THE MA TIER ANEW AND RENDER A NEW DECISION IN THE MA ITER. 3. YOU WILL BE NOTIFIED , IN WRlTING, OF THE APPEAL DATE. 4 . CONTACT THE PROJECT PLANNER TO DETERMINE WHAT MATERlAL IS REQUIRED TO BE SUBMITTED FOR THE PUBLIC HEARING. RETURN APPEAL FORM TO COMMUNITY DEVELOPMENT DEPARTMENT PRINTNAME Oft-1/r'/J (A}&'Sr$./#SIGNATURE ~ DATE /fl.Jj;f ADDRESS (r/J / ~fJ4ttry PH ONE .,....---,-----:--"'-l(.:;_,-'0 ~"'---1""".J=--...::c'0..,-:=:3c=:..J:-==.n'--:-'-"f;_ ********************************************************************************************* DATE OF PLANN ING COMMISSION HEARING: C OMMISSION ACTION : I . 2. 3. PLAPPEAL PLAPPEAL PLAPPEAL N"DEV\FOR MS\Pianning\20 15·16 Fonns\Appeal CDD·DR C.d ocx OFFICE USE ONLY DATE: ________________ __ DATE: ------------------DATE : ________________ __ $ 181.00 Residential $ 725.00 Commercial $ 74 .00 Tree Appeal s 7·0 1 "2015 EXHIBIT 12 This Page Intentionally Left Blank 2345678910111213141516183467891011121314151618BASSENIAN LAGONI ARCHITECTSCONTACT: (949)553-9100EMAIL: VGRAHAM@BASSENIANLAGONI.COMVICE PRESIDENT: VANCE GRAHAMNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:DAVIDON HOMESCONTACT: (925)945-8000 EXT. 103EMAIL: JTLAND@DAVIDONNEWHOMES.COMV.P. LAND ACQUISITION: JEFF THAYERWALNUT CREEK, CA 945961600 S. MAIN ST., STE 150OWNER:CIVIL ENGINEER:EMAIL: DWILSON@HMHCA.COMCONTACT: (408)487-2200PRINCIPAL: DAVID WILSONHMHSAN JOSE, CA 951311570 OAKLAND ROADENGEOCONTACT: (408)574-4900EMAIL: JMORIARTY@ENGEO.COM PRINCIPAL: JULIA MORIARTYSAN JOSE, CA 951196399 SAN IGNACIO AVE. SUITE 150SOILS ENGINEER:S Q U A R E F O O T A G E SD I R E C T O R YV I C I N I T Y M A PPROJECT MAPMAIN LEVEL FLOOR PLANA1.1A1.2LOWER LEVEL FLOOR PLANA1.4ROOF PLANA1.7SECTIONS A AND BLOT 8A1.3FRONT AND REAR ELEVATIONSLEFT AND RIGHT ELEVATIONSP R O J E C T S U M M A R YPROJECT ADDRESS :PROPERTY TRACT NO. :BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3 / U1TYPE OF CONSTRUCTION :TYPE V-B FIRE ZONE :OWNER :DAVIDON HOMES15371 SANTELLA COURTFIRE SPRINKLERS PER CRC R313.3LOT 8ASSESSOR PARCEL NO. :527-09-017GOVERNING BODY :TOWN OF LOS GATOSWILDLAND URBAN INTERFACE (WUI)SITE*TOWN OF LOS GATOS17C.1GRADING AND DRAINING PLANL.1CONCEPTUAL LANDSCAPING PLAN2S H E E TD E S C R I P T I O NA1.6COLORED FRONT ELEVATIONA1.5COVER SHEETLOT 85 BEDROOMS / 5 BATH / 1 POWDER3 - CAR GARAGE5C.2GRADING SECTIONS1717LANDSCAPE ARCHITECTURE:EMAIL: RSTONE@NUVIS.NETCONTACT: (714)754-7311LANDSCAPE ARCHITECT: BOB STONENUVISCOSTA MESA, CA 926263151 AIRWAY AVE., SUITE 33PROPOSED FLOOR AREAMAIN LEVELLOWER LEVELGARAGETOTAL 4,973 SQ. FT.MAXIMUM PERMITTED FLOOR AREACELLAR (EXEMPT) 2,703 SQ. FT. 524 SQ. FT. 395 SQ. FT.4,054 SQ. FT.NET LOT AREA :AVERAGE SLOPE :PROPOSED LOT COVERAGE :26,354 SQ. FT. 31.0%BUILDING:DRIVEWAY:PAVEMENT:LANDSCAPE:4,450 SQ. FT. (16.89%)1,052 SQ. FT. (3.99%)581 SQ. FT. (2.20%)18,532 SQ. FT. (70.49%)FLOOR AREA RATIO .19GARAGE (EXEMPT) 400 SQ. FT.GARAGE:817 SQ. FT. (3.10%)COVERED PORCH/TERRACE:878 SQ. FT. (3.33%)LIVING SPACEGARAGE (EXEMPT)TOTAL 5,400 SQ. FT.5,800 SQ. FT. 400 SQ. FT.FLOOR AREA RATIO .22A1.8SECTIONS C AND DGROSS LOT AREA :65,886 SQ. FT. Model SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_CS.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSL O T 8COVER SHEET SECTIONSUUCA: 811EDRDNUORGNUL LAC ECIVRESLAE GIDT SAR OBFEEROYWILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS.OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING UNAUTHORIZED CHANGES & USES:THE ENGINEER PREPARING THESE PLANS AS SHOWNMMLOT 7PRIVATE SCENICEASEMENT (22,943 SF)SEWER CLEANOUTAND FORCE LATERALTO BE CONNECTED TOEXISTING MANHOLECOURTLOT 8 SITE PLANSCALE: 1" = 40'LRDASANTELLADRAWN BY:PROJECT NO:CAD DWG FILE:CHECKED BY:DESIGNED BY:DATE:SCALE:HMHCDATEDESCRIPTIONNOLOT 8 - 15371 SANTELLA CT GRADING & DRAINAGE PLAN HIGHLANDS OF LOS GATOS LOS GATOS, CALIFORNIA S:\PROJECTS\413010\PL\LOT 8\GRADING & DRAINAGE PLAN\PLOT DRAWINGS\413010GP LOT8.DWG 413010GP LOT8.DWGC24130.10MM/JCDW/TVMAY, 20152PLOTTED: 6/17/2015 1:13 PMOF Land Use EntitlementsLand PlanningLandscape ArchitectureCivil EngineeringUtility DesignLand SurveyingStormwater Compliance1570 Oakland Road(408) 487-2200San Jose, CA 95131HMHca.comLOT 8LOT 9NOTES1) REFER TO THE OVERALL GRADING AND DRAINAGE PLAN FOR CONSTRUCTIONIMPROVEMENT DETAILS FOR PUBLIC IMPROVEMENTS.EXISTING 10' SDEASEMENT TOBE RELOCATEDCONNECT STORMDRAIN TO EXISTINGOUTFALLPROPOSED STORMDRAIN EXISTING TREE LEGENDEXISTING OAK TREE TO BE REMOVEDEXISTING OAK TREE TO REMAIN IN PLACE13501436TREE REMOVAL / REPLACEMENT TABLETREES TO BEREMOVED**TREES PROPOSEDREQUIREDREPLACEMENTS*TREES REQUIRINGIN-LIEU FEE* Replacement trees to be 24" box size**This count reflects trees in the path of construction per the arborist report. Trees suggested to be removed solelybecause of condition are not includedHILLSIDE / NATIVE TREE LEGENDBOTANICAL NAMECOMMON NAMESIZEQUANTITYCOAST LIVE OAKQUERCUS DOUGLASIIBLUE OAK24" BOX24" BOX14QUERCUS AGRIFOLIANEAR HOUSE ORNAMENTAL PLANTINGSConsist of flowering and non-flowering ornamental varieties limited to the areasadjacent to the house and major landscape elements.NATIVE AND LOW WATER TRANSITIONAL PLANTINGSConsist of native and other low water varieties that will transition into the areas thatwill be left as natural hillside.NATURAL HILLSIDE AREASConsist of cleared invasive species and preserved or supplemented with native grassesand additional tree plantings.LANDSCAPE ZONE DEFENITIONSJTJTJT0'SCALE:1/16"=1'-0"16'32'64'SHEETL-115371 Santella Court - Concept Planting PlanLot 807-23-2015SANTELLA COURT LRDA LINEPRIVATE SCENIC EASEMENTPROPERTY LINESET BACKPROPERTY LINESET BACK20'20' L=88.96 6 ( L=26.50 6 :ǻ R=42.00L=66.10LOT 8LOT 7LOT 9L=333.526 (L=279.351 :L=112.386 (L=101.186 :L=141.636 :L=43.076 : 24'-5"21'-8 1/2"28'-11 1/2"17'-10 1/2"18'-0"6'-3 1/2"3'-11 1/2"5'-6"27'-5 1/2"2'-0"5'-6"11'-0"5'-6"5'-0"5'-0"2'-0"104'-0"GARAGE236220X1-CAR GARAGE110200XWALK-INCLOSET16 L.F.WALK-INCLOSET38 L.F.DN18 RWALK-INPANTRYDROP ZONEBALCONYFOYERPORCHCOURTYARDBOOKS DRYBALCONYTERRACESEATVANITYMOTOR COURT109'-5"104'-0"BUTLER'SPANTRYW.C.W.C.DROP5'-4 1/2"4'-6"10'-0"EL: 710.3MASTERBEDROOM217211X10'-7" CLG.MASTERBATH10'-1" CLG.DINING176146X14'-7" CLG.BEDROOM 2121130X10'-1" CLG.FAMILY197207XVAULTED CLG.NOOK120120X10'-1" CLG.PDR.10'-1" CLG.ENTRY14'-7" CLG.BA. 210'-1" CLG.10'-1" CLG.13'-1" CLG.4'-6 1/2"9'-11 1/2"5'-6"21'-0"13'-0"16'-0"12'-6 9/16"10'-0 1/2"12'-6"17'-6"12'-5 1/2"16'-9 1/2"9'-3"14'-0"2'-0"109'-5"13'-5 1/2"11'-5 1/2"16'-7" CLG.METER COURTTRASHRECYCLE5'-6 1/2"9'-3"REF.FRE.D.W.D.W.D.O.KITCHEN12'-1" CLG.MICROLOT 85 BEDROOMS / 5 BATH / 1 POWDER3 - CAR GARAGENOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLIVABLE + GARAGE AREAMAIN LEVEL4,054 SQ. FT. 795 SQ. FT.TOTAL 5,373 SQ. FT.LOWER LEVELGARAGECELLAR 2,703 SQ. FT. 524 SQ. FT.Model SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8G R O U N D L E V E LA 1.2 UP18 RMECH.BROOM W.D.COVEREDTERRACETERRACETERRACESTORAGELINENSTORAGEWINE STORAGE REF.ICEEL: 699.0PROPOSEDCELLAR LINEF.G. 705.0P RO PO S E D C E L L A R L I N E F. G . 7 0 5 . 0 MECH.BEDROOM 4132120X10'-1" CLG.JR. MASTERBATH10'-1" CLG.BEDROOM 3132130X10'-1" CLG.LOUNGE /GAMES2410324X10'-1" CLG.BAR98150X10'-1" CLG.THEATER1610248X10'-1" CLG.JR. MASTERBEDROOM134150X10'-1" CLG.BA. 510'-1" CLG.LAU.10'-1" CLG.BA. 410'-1" CLG.BA. 310'-1" CLG.12'-6"27'-1"36'-4 1/2"24'-9"9'-1 1/2"27'-5 1/2"22'-0"5'-0"5'-0"2'-0"104'-0"95'-11 1/2"88'-0" 4'-6"15'-4" 19'-8"12'-10 1/2"21'-5 1/2"16'-0"12'-10 1/2"4'-8 1/2"12'-6"17'-6"12'-5 1/2"16'-9 1/2"9'-3"14'-0"95'-11 1/2"13'-5 1/2"9'-3"LOT 85 BEDROOMS / 5 BATH / 1 POWDER3 - CAR GARAGENOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLIVABLE + GARAGE AREAMAIN LEVEL4,054 SQ. FT. 795 SQ. FT.TOTAL 5,373 SQ. FT.LOWER LEVELGARAGECELLAR 2,703 SQ. FT. 524 SQ. FT.Model SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8L O W E R L E V E LA 1.3 REAR8'-0" 10'-1" 8'-0" 10'-1" 34'-0"1'-5"F.F. 699F.F. 710.3HDR. 718.3HDR. 707PLT. 720.4BLDG. HGT 732.5PROPOSED CELLAR 705.0PROPOSED FINISH GRADE1234LOS GATOS22'-7"10'-1"8'-0"14'-1"F.F. 710.3HDR. 718.3PLT. 720.4PLT. @ MST. BATH 724.4BLDG. HGT 732.520'-1"PLT. @ ENTRY 730.4EXISTING GRADING22'-7"PROPOSED FINISH GRADEModel SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_ELEV.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8RAFTER TAILSHAPED WOODFINISHSTUCCO 'S' TILE ROOFCONCRETE BRICK TRIMWOOD WINDOWS (TYP.)VINYL CLADRAILINGWROUGHT IRONA 1.4F R O N T & R E A R E L E V A T I O N SCOACH LIGHTMETAL CAPDECORATIVE SHEET'S' TILE ROOFCONCRETE CLADDINGSTONEBRICK TRIMWOOD WINDOWS (TYP.)VINYL CLADRAFTER TAILSHAPED WOODFINISHSTUCCO SURROUNDBRICK ENTRYWOOD SHUTTERDECORATIVEBOX BAYWOODRECESS DETAILDECORATIVE LEFT8'-0"10'-1"8'-0"10'-1"34'-0"BLDG. HGT 732.5F.F. 699HDR. 707F.F. 710.3HDR. 718.3PLT. 720.4PROPOSED CELLAR 705.022'-7"PROPOSED F IN I SH GRADERIGHT8'-0" 10'-1" 8'-0" 10'-1" 34'-0"1'-5"F.F. 699F.F. 710.3HDR. 718.3HDR. 707PLT. 720.4BLDG. HGT 732.5PROPOSED FINISH GRADEModel SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_ELEV.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8BRICK TRIMCLADDINGSTONEWOOD WINDOWS (TYP.)VINYL CLAD'S' TILE ROOFCONCRETE RAFTER TAILSHAPED WOODFINISHSTUCCO METAL CAPDECORATIVE SHEETBRICK TRIMBRICK TRIMWOOD WINDOWS (TYP.)VINYL CLADA 1.5L E F T & R I G H T E L E V A T I O N SCORBELSHAPED WOODCLADDINGSTONEWOOD WINDOWS (TYP.)VINYL CLAD'S' TILE ROOFCONCRETE FINISHSTUCCO BRICK TRIM 24'-5"21'-8 1/2"28'-11 1/2"17'-10 1/2"18'-0"6'-3 1/2"3'-11 1/2"5'-6"27'-5 1/2"2'-0"5'-6"11'-0"5'-6"5'-0"5'-0"2'-0"104'-0"109'-5"104'-0" 5'-4 1/2"4'-6"10'-0" 4'-6 1/2"9'-11 1/2"5'-6"21'-0"13'-0"16'-0"12'-6 9/16"10'-0 1/2"12'-6"17'-6"12'-5 1/2"16'-9 1/2"9'-3"14'-0"2'-0"109'-5"13'-5 1/2"11'-5 1/2"5'-6 1/2"9'-3"ROOF PLANLOT 8PITCH: 3.5:12RAKE: 6"EAVE: 18"ROOF MATERIAL: CONCRETE 'S' TILEModel SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_ELEV.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8A 1.6R O O F P L A N SECTION A8'-0"9'-8"8'-0"10'-1"32'-0"BLDG. HGT 730.5HDR. 707F.F. 710.3HDR. 718.3PLT. 720.0F.F. 699EXISTING GRADEPROPOSED CELLAR 705.04'-0"CELLARLOWER LEVELPROPOSED FINISH GRADE25'-0"SECTION ASECTION B8'-0" 12'-1" 8'-0" 10'-1" 31'-0"BLDG. HGT 729.5HDR. 707F.F. 710.3HDR. 718.3PLT. 722.4F.F. 699EXISTING GRADEPROPOSED CELLAR 705.04'-0"CELLARLOWER LEVELPROPOSED FINISH GRADE25'-0"Model SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_ELEV.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8A 1.7S E C T I O N S SECTION D8'-0"10'-1"8'-0"10'-1"34'-0"BLDG. HGT 732.5HDR. 707F.F. 710.3HDR. 718.3PLT. 720.4F.F. 699EXISTING GRADEPROPOSED CELLAR 705.04'-0"PROPOSED FIN ISH GRADE 25'-0" 8'-0" 12'-1" 8'-0" 10'-1" 29'-6"BLDG. HGT 728.0HDR. 707F.F. 710.3HDR. 718.3PLT. 722.4F.F. 699PROPOSED CELLAR 705.04'-0"SECTION CEXISTING GRADECELLARLOWER LEVELPROPOSED FINISH GRADE25'-0"Model SpaceModel SpacePaper SpacePaper Space 0 8 1 . 1 1 2 0 70 4 . 2 4 . 1 5T O W N O F L O S G A T O S , C A L I F O R N I AT H E H I G H L A N D S O F L O S G A T O S J:\GROUP12\08111207\11207LOT8_ELEV.DWGCOPYRIGHT 2011 BASSENIAN/LAGONI ARCHITECTSSCALE: 3/16" = 1'-0"0 248L O T 8A 1.8S E C T I O N S