Item 05 - 218 Forrester Rd - Staff Report & Exhibits 1-7TOWN OF LOS GATOS ITEM NO: 5
PLANNING COMMISSION STAFF REPORT
Meeting Date: September 23, 2015
PREPARED BY: Jocelyn Puga, Assistant Planner
jpuga @ losgatosca.gov
APPLICATION NO: Architec ture and Site Application S-15-061
LOCATION: 218 Forrester Road (south side of Forrester Road; east of
Leotar Court)
APPLICANT/
CONTACT PERSON: Elizabeth Wiersema
PROPERTY OWNER: Chad and Erica Dyer
APPLICATION SUMMARY: Requesting approval to modify an Architecture and Site
application, to exceed the maximum floor area and building
height , a technical demolition of an existing s ingle-family
residence, and construction of a new single-family residence on
property zoned HR-2 ~. APN 537-29-004.
RECOMMENDATION:
PROJECT DATA:
CEQA:
DEEMED COMPLETE: August 26,2015
FINAL DATE TO TAKE ACTION: February 26,2016
Approval, subject to conditions
General Plan Designation: Hillside Residential , 0-1 dwelling
units/acre
Zoning Designation: HR-2 ~ -Hillside Residential ,
2 Y2 to 10 acres per dwelling unit
Applicable Plans & Standards: General Plan; Hill side
Development Standards &
Guidelines
Parcel Size: 1 acre
Surrounding Area:
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New Construction or
Conversi on of Small Structures.
Planning Commission Staff Report -Page 2
218 Forrester Road /S-15-061
September 23, 2015
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
BACKGROUND:
• As required, pursuant to the adopted Guidelines for the
implementation of the California Envi ronmental Quality Act,
this project i s Categorically Exempt, Section 15303: New
Construction of Small Structures.
• As required by the Hillside Development Standards &
Guidelines for granting an exception to the maximum
allowed floor area greater than 5,000 square feet in gross
floor area.
• As required by the Hillside Deve lopment Standards &
Guidelines for granting an exception to the maximum
allowed height of 25 feet.
• As required by the Hillside Development Standards &
Guidelines that other than the exceptions to the maximum
allowed floor area and building height the project complies
with the Hill si de Development Standards & Guidelines.
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 and Considerations
3. Recommended Conditions of Approval (seven pages)
4 . Project Data Sheet, received August 28, 2015 (two pages)
5. Project Description and Letter of Justification, received
September 3, 2015 (three pages)
6 . Architectural Co ns ultant Report, received August 14 , 2015
(five pages)
7. Applicant 's Response to the Consulting Architect's Report,
received September 10 , 2015 (three pages)
8. Development Plans, received August 28, 2015 (17 sheets)
The subject property is one acre (43,560 square feet) and contains an existing 4,925-square foot
single-family residence, a 712-square foot detached pool house, and an 827 -square foot attached
garage. The existing single-family residence is the third largest residence in the immediate
neighborhood in terms of square footage and floor area ratio (FAR). The maximum sq uare
footage for the lot size is 6,400 square feet.
Planning Commission Staff Report -Page 3
218 Forrester Road/S-15-061
September 23, 2015
On October 22, 2014, the Planning Commission approved Architecture and Site application S-
14-058 to con struct a 922-square foot addition to an existing 4 ,925-square foot single-family
residence, to reduce the size of the existing detached pool house to 222 square feet, and to reduce
the size of the existing attached garage to 815 square feet. The Commission also granted an
exception the maximum allowable FAR. The approved application at 6,484 square feet exceeded
the maximum a llowable FAR by 84 square feet. Subsequently, during the building permit
process the applicant revised the approved Georgian architectural style to a modem farmhouse
architectural style (see Exhibit 5). Pursuant to Section 29.29.430 ofTown Code a public hearing
is required when an applicant has initiated a modification of any permit or approval when a
hearing was required for the existing permit. In addition , during the building permit process the
project resulted in a technical demolition when more than 50 percent of the exterior wall area
was erroneously removed. Pursuant to Section 29.10.09030 ofTown Code a demolition of a non-
historic structure is defined as:
• The removal of more than 50 percent of all exterior wall areas; or
• A failure to maintain a contiguous (connecting without a break) portion of the existing
exterior wall area that is 50 percent or more of the total exterior wall area.
The Architecture and Site application is being considered by the Planning Commission because
the proposal would exceed:
• 5 ,000 square feet in gross floor area;
• The maximum allowed FAR; and
• The maximum allowed building height.
Section IX.F of the Hillside Development Standards and Guidelines (HDS&G) states that
exceptions to the maximum floor area and building height may be granted after carefully
considering the constraints of the site, and that the burden of proof shall be on the a pplicant to
show that there are compelling reasons for granting the requested exception.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The property is located at 2 18 Forrester Road east of Leotar Court. Surrounding
properties contain single-family dwellings.
B. Project Summary
The applicant is proposi ng to:
• Increase the square footage of the addition to the first level from the approved size of
480 square feet to 522 sq uare feet;
Planning Commission Staff Report -Page 4
218 Forrester Road /S-15-061
September 23, 2015
• Main tain the approved square footage of the addition to the second level at 442 square
fe et ;
• Increase the total square footage of the additi o ns to the residence from the approved
size of 922 square feet to 964 square feet.
• Reduce the square footage of the existing detached pool ho u se from the approved size
of 222 square feet to 160 square feet; and
• Maintain the approved s ize of the attached garage at 815 square feet.
C . Zoning Compliance
A single-family residence is a permitted use in the HR zo ne. The project is in compliance
with on-site parking requirements. The project is legal non-conforming because the
he ight of the existing residence is 26 feet, one and a hal f in ches tall and the side setback
for the existing detach ed pool house is six feet four inches. The minimum side setback for
the HR zo ne is 20 feet. Wh ile the Town Code allows a maximum height of 30 feet in th e
HR zone, the HDS&G are more re stricti ve with a 25-foot building heigh t maximum.
ANALYSIS:
A. Architecture and Site
The applicant is propo s in g to construct a 964-square foot addition to the extstmg
res id ence for a total of 5,889 square feet. The to tal proposed fl oo r area including th e 160-
square foot detached po o l house and 415 square feet of garage flo or area th at is counted
towards the living FAR is 6,464 square feet.
Floor Area Chart
Existing SF Proposed SF Counts
Towards FAR
First Floor 2 ,638 3,160 3,160
Second Floor 2 ,287 2,729 2 ,729
Accessory 712 160 160 Structure
Garage* 827 8 15 4 15
Total 5,740 6,864 6,464
* Pursuant to th e HDS&G garages up to 400 square feet in area are not included in the floor
ar ea ratio ca lcu lation.
Planning Commission Staff Report -Page 5
218 Forrester Road/S-15-061
September 23 , 2015
The applicant is proposing an architectural revision of the residence from the approved
Georgian aesthetic to a modem farmhouse aesthetic. Materials would consist of board
and batten siding, stucco , and a standing seam metal roof. A color and materials board
will be displayed at the meeting.
The Consulting Architect reviewed the plans , visited the site, and c ommented that gi ven
the large lots and variety of architectural home styles the subject project would be
different than most of the other homes, but would not look out of the place (see Exhibit
6). Staff concurs with the Consulting Architect 's comments . The applicant modified the
project and responded to the Consulting Architect 's recommendations in writing (see
Exhibit 7). The following outlines the Consulting Architect 's recommendations and the
applicant's response in italics.
1. Standing Seam Metal Roof Element
The Town's Consulting Architect believes that because of the large Jots and
individualized homes that a standing seam metal roof may be appropriate, and request s
that the Planning Commission provide direction.
The applicant states that the use of a standing seam metal roof for th e modern
farmhouse style adds texture, dimension, and a quality of material that enhances the
overall look of the residence (Exhibit 7).
2. Consistent Use of Stone
The Town's Consulting Architect recommends the utilization of the stone material o n
other portions of the residence or to remove it entirely from the front elevation.
The applicant modified th e design to remove the stone from the front entry and
replaced it with siding materials consistent with the rest of the residence (Exhibit 7).
3. Treatment of the Garage Wall
The Town's Consulting Architect recommends adding windows or changing the
material of the front facing garage wall.
Th e applicant modified the design to remove the stucco from th e garage f acing wall
and replaced it with siding material consistent with th e r est of th e residen ce (Exhibit
7).
Planning Commission Staff Report-Page 6
218 Forrester Road /S-15-061
September 23, 2015
4. Material Changes
The Town's Consu lting Architect recommends making material changes at the inside
comer of the side elevations or eliminating the stucco on the residence in favor of
wood s iding.
The applicant modified the design to use the siding material for all elevations of the
residence (Exhibit 7).
5. Fireplace
The Town 's Consu lting Architect recommends removing the external vestiges of the
fireplace or to stucco over the protrusions to better blend into the exterior wall surface.
Th e applicant modified the design to remove the truncated firepla ce from the side
elevation (Exhibit 7).
6. Chimney
The Town's Consulting Architect recommended revising the fireplace chimney to be
more consistent with the architectural style of the home and the Res idential Design
Guidelines.
Th e applicant mod(fied the design to remove the fireplace chimney from th e side
e levation with the exception of a 30-inch venting unit (Exhibit 7).
7. Steel Windows
The Town's Consulting Architect recommended the applicant consider a change to
wood windows and frames.
Th e applicant states that the only steel window proposed is the entry door; all other
windows are aluminum clad exterior with a painted wood int erior for ene rgy
efficiency (Exhibit 7).
B. Neighborhood Compatibility
Based on Town and County record s, the residences in the immediate neighborhood range
in size from 3,589 square feet to 6,063 square feet. The FAR ranges from 0.03 to 0.13.
The applicant is proposing a 5,889-square foot home (not including the accessory
structure and garage square footage) on a 1 acre parcel. The maximum allowed square
footage for the lot size is 6,400 square feet.
Planning Co mmi ssion Staff Report -Page 7
21 8 F arrester Road/S-15 -0 61
Septemb er 23 , 2015
T he Neighborhood Analysis table b e low reflects the current conditions in the immediate
ne ighborhood .
Address House SF Garage SF Lot Size SF House FAR
209 Forrester Rd. 3,589 854 104,980 0.03
2 13 Forrester Rd. 4 ,979 805 104,544 0.0 5
217 Forrester Rd. 5,877 1,934 100,188 0.06
221 Forrester Rd . 6,063 80 0 100,188 0.06
22 5 Forrester Rd. 3,943 805 10 0,188 0.04
2 1 0 Forrester Rd. 5 ,628 792 42,253 0.13
2 14 Forrester Rd. 4 ,572 864 43 ,560 0.10
222 Forrest er Rd. 4 ,153 439 43 ,562 0 .10
226 Forrester Rd. 5,122 909 43 ,561 0.12
218 Forrester Rd. (E) 4,925 827 43,560 0.11
218 Forrester Rd. (P) 5,889 815 43 ,560 0.14
At 5,8 89 square feet , the residence would be the second largest based on square foo tage
and the largest based on FAR in the immed iate neighb orhood. Including the 160-square
fo ot detached pool ho use and 415 square feet of garage floor area that counts as living
FAR the residence would be 6,464 square feet , 64 square feet larger than the maximum
all owable FAR. The application is being con sidered b y the Planning Commi s sion
becaus e the re sidence would be greater than 5,000 squ are feet in gross floor area and
exceed the maximum allowable FAR. The maximum floor area is determined by the
HDS&G. However, pursuant to the HDS&G, exceptions m ay be granted after carefully
considering the constraints of the s ite.
C. Building He ight
The application is a lso being considered by the Planning Commission because the
re sidence would exceed the maximum allowed building h eight of 25 feet pu rs ua nt to the
HDS&G . The height of the existing res idence is 26 feet , o ne and a half inc hes . Th e
application is a techni ca l demolition because more than 50 percent of the exterior wall s
were removed ; however, the existing roof for the entire structure has been maintained.
All proposed ro of additions will m eet the maximum allowed height of 25 feet and will
not increase the height of the existing residence. In addition, the existing home is not
v is ible from the establi shed viewing platforms.
Planning Commission Staff Report -Page 8
218 Forrester Road/S-15-061
September 23, 2015
D. Tree Impacts
The Town Arborist originally reviewed the Architecture and Site application in 2014. At
that time the Town Arborist recommended the removal of a 14-inch California bay tree
due to its extensive root system and a replacement requirement of three 24-inch box trees
on the property. A Tree Removal Permit application was issued on February 26, 2015.
Tree protection measures are incorporated as conditions of approval to protect the
remaining trees on the subject property within the development area.
E. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
• Policy LU-6 .8 -New construction, remodels, and additions shall be compatible and
blend with the existing ne ighborhood .
• Policy CD-1.2 -New structures, remodels, landscapes, and hardscapes sha ll be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
• Goal C D-14 -To preserve the natural topography and ecosystems within the hillside
area by regulating grading, landscaping, and lighting.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Qual ity Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At the time of this report 's preparation, the Town has not recei ved any public comment.
SUMMARY AND RECOMMENDATION:
A. Summary
The project complies with the HDS&G except for the request to exceed the maximum
allowed FAR and building height.
The applicant's request to revise the architectural style of the residence would be
consistent with the other homes in the immediate neighborho o d while maintaining the
integrity of the original structure. The project meets the conditions to approve projects
Planning Commission Staff Report -Page 9
218 Forrester Road/S-15-061
September 23,2015
greater than the maximum allowable FAR required by the HDS&G (see Exhibit 2). While
the project is considered a technical demolition because more than 50 percent of the
exterior wall area was removed , the existing roof of the single-family residence was
maintained. The proposed roof additions would meet the maximum allowed height of 25
feet and would not exceed the existing maximum structure height of 26 feet , one a half
inches . The conditions attached in Exhibit 3 are the same a s the previously approved
conditions with two exceptions. Conditions #6 and #7 have been included stating that the
existing detached pool house must comply with the Town 's Demolition Ordinance and a
Demolition Affidavit must be submitted prior to the issuance of a building permit.
B. Recommendation
Staff recommends that the Planning 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 findings as required by the Hillside Development Standards and
Guidelines for granting an exception to the maximum allowed floor area greater than
5,000 square feet in gross floor area (Exhibit 2); and
3. Make the required findings as required by the Hillside Development Standard s &
Guidelines for granting an exception to the maximum allowed height of 25 feet
(Exhibit 2); and
4. Make the finding that other than the exceptions to maximum floor area and building
height the project complies with the Hillside Development Standards and Guidelines
and Hillside Specific Plan (Exhibit 2); and
5. Make the required considerations as required by Section 29.20.150 ofthe Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
6. Approve Architecture & Site Application S-15-061 with con~itions contained in
Exhibit 3 and development plans attached as Exhibit 8.
C. Alternatives
Alternatively, the Commission can:
I. Approve the application with additional or modified conditions of approval ; or
2. Deny the application ; or
3. Continue the application to a date certain with direction to staff and the applicant for
des ired revision s ; or
Planning Commission Staff Report -Page 10
218 Forrester Road/S-15-061
September 23, 2015
Jocel-yn G. Puga
Assistant Planner
LRP:JGP:cg
~ fkffl!i
Laurel R. Prevetti
Town Manager/ Community Development
Director
cc: Elizabeth Wiersema, 1585 The Alameda Suite 200, San Jose, CA 95126
Chad and Erica Dyer, 218 Forrester Road , Los Gatos, CA 95032
N :\DEV \PC REPORTS\20 15\Forrester2 18 .d ocx
'• (
218 Forrester Road
EXHIBIT 1
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PLANNING COMMISSION -September 23,2015
REQUIRED FINDINGS & CONSIDERATIONS FOR:
218 Forrester Road
Architecture and Site Application S-15-061
Requesting approval to modify an Architecture and Site application, to exceed the
maximum floor area and building height, a technical demolition of an existing single-family
residence, and construction of a new single-family residence on property zoned HR-2 Yz.
APN 537-29-004.
PROPERTY OWNER: Chad and Erica Dyer
APPLICANT: Elizabeth Wiersema
FINDINGS
Required finding for CEQA:
• The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
Exception to Maximum Floor Area:
• The Commission may grant an exception to the maximum allowed floor area greater than
5,000 square feet in gross floor area pursuant to Chapter IV, Section C. of the Hillside
Development Standards & Guidelines if the following conditions are satisfied:
l . The development will not be visible from any of the estab lished viewing p l atforms.
The residence is not visible from the established viewing platforms.
2. There will be no significant impacts on protected trees, wildlife habitat or movement
corridors.
There are 15 protected trees on the property, with one 14 inch Bay tree recommended
to be removed by the Town Arborist due to an invasive root system.
3 . Any grading necessary to accommodate the building area that exceeds the allowed FAR
or any accessory building will be minimized.
The proposed grading complies with the Hillside Development Standards and
Guidelines requirements.
4. All standards and applicable guidelines are being met.
The project complies with the Hillside Development Standards and Guidelines except
for the request to exceed the maximum allowed floor area and building height.
5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods.
The compliance margin must be at least 1 0.0.
A preliminary Build It Green checklist was completed by the applicant and shows
that the project will meet the minimum number of points (50) needed .
6. The house will be pre-wired for future photovoltaic (PV) installation.
The residence is not pre-wired for future photovoltaic (PV) installation.
EXHIBIT 2
7 . A minimum of 25% of hardscape materia l is permeable (certain types of interlocking
pavers, grasscrete, pervious concrete, etc.)
The property has 11 ,934 square feet of paved area for a total of 27% percent of the
total gross lot area that contains hardscape material.
8. A s ignificant cellar element is included in the design, unles s it conflicts with other
standards.
The proposal does not include a cellar.
9. There will not be a significant visual impact to neighboring properties.
The addition at the rear is centered away from th e neighbors to mitigate impacts and
to prevent privacy loss.
Exception to Maximum Allowable Building Height:
• The Commission may grant an exception to the maximum allowed height of 25 feet purs uant
to Chapter IX, section F. of the Hillside Development Standards & Guidelines. Any deviation
shall include the rationale and evidence to support the granting of an exception. An exception
to the maximum allowed height of 25 feet is supported because the height of the existing
single-family residence is 26 feet , one and a half inches and currently exceeds the maximum
allowable building height. While the project is considered a technical demolition because
more than 50% of the exterior wall area was removed, the existing roof of the single-family
residence was maintained. The proposed roof additions would meet the maximum allowed
height of 25 feet and would not exceed the existing structure height of 26 feet, one a half
inches.
Required compliance with the Hillside Development Standards & Guidelines:
• Other than the exceptions to maximum floor area and maximum allowed building height, the
project is in compliance with the Hillside Development Standards & Guidelines.
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:\DE V\FINDI NGS \2 0 15\FORRESTER2 18.DOCX
PLANNING COMMISSION -September 23,2015
CONDITIONS OF APPROVAL
218 Forrester Road
Architecture and Site Application S-15-061
Requesting approval to modify an Architecture and Site application, to exceed the
maximum floor area and building height, a technical demolition of an existing single-family
residence, and construction of a new single-family residence on property zoned HR-2 Yz.
APN 537-29-004.
PROPERTY OWNER: Chad and Erica Dyer
APPLICANT: Elizabeth Wiersema
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 listed below and in substantial compliance with the plans approved and noted
as received by the Town on August 28, 2015. Any changes or modifications to the
approved plans shall be approved by the Community Development Director, the
Development Review Committee, the Planning Commission, or Town Council, depending
on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date (September 23 ,
2017) pursuant to Section 29.20.320 of the Town Code, unless the approval has been
vested.
3. GENERAL: All existing trees shown to remain on the plan and newly planted trees are
specific subjects of approval of this plan and must remain on site.
4. EXTERIOR COLOR: The exterior materials of the house shall not exceed a light
reflectivity value of30 and shall blend with the natural vegetation.
5. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall
be recorded by the applicant with the Santa Clara County Recorder 's Office that requires
all exterior materials to be maintained in conformance with the Town's Hillside
Development Standards and Guidelines.
6. DEMOLITION: The detached pool house must comply with the Town's Demolition
Ordinance.
7. DEMOLITION AFFIDAVDIT: Prior to issuance of a building permit, a demolition
affidavit must be submitted and signed by the property owner, project architect, project
engineer and contractor for the detached pool house.
8. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees
prior to issuance of demolition and building permits and shall remain through all phases of
construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel
posts driven 18 inches into the ground and spaced no further than 1 0 feet apart. Include a
tree protection fencing plan with the construction plans.
9. ARBORIST REQUIREMENTS: All recommendations of the Town 's Arborist shall be
followed throughout all phases of construction. Refer to the report prepared by the Town
Arborist dated October 1, 2014 for details. Tree protection specifications shall be printed
on the construction plans .
EXHIBIT 3
10. REPLACEMENT TREES: Three 24-inch box replacement trees shall be planted for the
tree being removed . Required trees shall be planted prior to final inspection.
11. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
12. 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.
13. 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.
14. COMPLIANCE MEMORANDUM: A memorandum , in compliance with standard Town
practice, shall be prepared and submitted with the building permit detailing how the
conditions of approval will be addressed.
Building Division
15. PERMITS REQUIRED: A Building Permit shall be required for the demolition of portions
of the existing single family residence and the construction of the new single family
residence alterations and additions. Separate permits are required for electrical , mechanical ,
and plumbing work as necessary.
16. 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.
17. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36" and maximum
size 30" x 42".
18. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics. As an alternate, the necessary foundation elements can be
designed by a licensed Civil Engineer to the minimum requirements of Chapter 4 of the
2013 California Residential Code using the load-bearing values in CRC Table R401.4.1.
19. TITLE 24 ENERGY COMPLIANCE: All 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 Chimney.
22 . HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
23. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface
Fire Area, however only new buildings must comply with Section R327 of the 2013
California Residential Code.
24. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a
California licensed Architect or Landscape Architect in conformance with California
Public Resources Code 4291 and California Government Code Section 51182 .
25 . PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or
Landscape Architect certifying that the landscaping and vegetation clearance requirements
have been completed per the California Public Resources Code 4291 and Government
Code Section 51182.
26. 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
27. 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 available at the Building Division
Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at
www .losgatosca.gov/building.
28. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Jocelyn Puga at (408) 354-6875
b. Engineering/Parks & Public Works Department: (408) 399-5771
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.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
29. 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.
30. APPROVAL: This application 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
31. 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 Department prior to releasing of any permit.
32. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
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 .
33. STREET CLOSURE: Any proposed blockage or partial closure of the Forrester Road
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.
34. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval.
35 . TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a building permit.
36. RETAINING WALLS: A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
review process.
37 . FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines . Any existing fences encroached into the neighbors will need to be
removed and replaced to the correct location of the boundary lines. Waiver of this
condition will require signed and notarized letters from all affected neighbors.
38. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (1 0 ,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval from
the Town Engineer.
39. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9 :00 a.m. and between 4:00 p.m. and 6:00
p.m.). Prior to the issuance of a building permit , the 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 provision s 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. Cover all trucks hauling soil, sand, and other
loose debris.
40. 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. 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.
41. 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. Sanitary Sewer Clean-out is required for each property at the property line or
location specify by the Town.
42 . SANITARY SEWER BACKWATER 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 valve. Fixtures above such elevation shall not discharge through
the backwater valve , unless 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 backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation 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.
43. BEST MANAGEMENT PRACTICES (BMPs): The applicant is responsible for ensuring
that all 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 disturbed and for all material, equipment and/or operations
that need protection. Removal ofBMPs (temporary removal during construction activities)
shall be placed at the end of each working day. Failure to comply with the construction
BMP will result in the issuance of correction notices, citations, or stop orders.
44. SITE DESIGN MEASURES: All projects must incorporate the following measures:
a. Protect sensitive areas and minimi ze 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.
45. 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 o ften 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 soiled 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
debris shall be covered .
46 . 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 Standard s 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.
47 . 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 .
48. 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 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.
49 . COVERED TRUCKS : All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
50 . FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be
installed in one-and two-family dwellings as follows: In all new one-and two -family
dwellings and in existing one-and two-family dwellings when additions are made that
increase the building area to more than 3 ,600 square feet. Exception: A one-time addition
to an existing building that does not total more than 1,000 square feet of building area.
Note: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible
for consulting with the water purveyor of record in order to determine if any modification
or upgrade of the existing water service is required. Note: Covered porches, patios,
balconies, and attic spaces may require fire sprinkler coverage. For buildings in excess of
6,200 square feet, the (4) four most hydraulically demanding heads in a room or
compartment shall be calculated. For buildings in excess of 6,200 square feet , a fire
department connection (FDC) shall be provided. The FDC shall consist of at least one 2.5 "
hose connection that is connected to the sprinkler riser with a pipe not less than the
diameter of the sprinkler riser. A State of California licensed (C-16) 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 their work.
51. WATER SUPPLY REQUIREMENTS : Potable water supplies shall be protected from
contamination caused by fire protection water supplies . It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by the Fire Department until compliance with the
requirements of the water purveyor of record are documented by that purveyor as having
been met by the applicant(s).
52. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 14 and the Fire Department's Standard Detail
and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project.
53 . ADDRESS IDENTIFICATION : New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a
minimum stroke width of 0.5 inch (12. 7 mm). Where access is by means of a private road
and the building cannot be viewed from the public way, a monument , pole or other sign or
means shall be used to identify the structure. CFC Sec 505.1
N:\DEV\CONDITNS \2 0 15\Forres ter21 8.docx
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RECEIVED
AUG 2 8 ZU15 218 Forrester Road-PROJECT DATA
TOWN OF LOS GATOS EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITIED PLANNING D IVISIO N
Zoning district HR 2 \IS same -
Land use Single fam ily res idence sing le family residence -
General Plan Hillside Residential same -
Designation
Lot size (sq. ft.)
square feet 43,560 same 40,000 sq. ft . minimum
acres 1 1 .92 acres minimum
Exterior materials:
siding Wood & brick Board + batten & -
stucco
trim Wood Wood -
windows Aluminum clad -
roofing Comp . asphalt Standing seam metal -
Building floor area:
first floor 3 ,118 3,160
6,000 square foot
2 ,729 ma ximum
second floor 2,729
garage 815 815 400 s q. ft. exemption
accessory structure 222 160 included in FAR
total 6,484 sq. ft. (3 ,118 + 6 ,464 sq. ft . (3 ,160 + 6,400 sq . ft . maximum
2 ,729 + 415 + 222} 2 ,729 + 415 + 160}
Setbacks (ft.):
front 38 ' 32'-11 " 30 feet minimum
rear --2 5 feet minimum
side 21' 21 ' 20 feet minimum
side 22'3" 22'3" 20 fe et minimum
EXHIBIT 4
Building Height 26'%" 26'%" 2 5 feet maximum
Average slope(%) 13 same -
Building coverage(%) --no maximum
Parking
garage spaces 2 2 2
-1 Tree Removals Yes
Sewer or septic sewer sewer -
N :\DEV\JOCEL YN\ProjectDataSbeets\218Forrester_2.d oc
Project Description+ Letter of Justification
218 Forrester Road , Los Gatos, CA
September 2, 2015
RECEIVED
SEP 0 .1 2015
TOWN OF LOS G AT O S
PLANNI NG 01'/I SJOi J
The project includes an update and addition to an existing home to bring it up to current
code and building practices, updating both the interior and exterior look as well as modifications
to accommodate a large family. The addition consists of 964 SF to the main and upper levels.
There is an existing accessory structure on the property, which is also being altered. This "pool
house" is being reduced in size by 531 SF with 160 SF remaining as habitable square footage.
The existing pool house roof is being kept to make an outdoor covered porch space to better
integrate outdoor living space with backyard space. This modification also provides an overall
square footage reduction to accommodate the increase in SF of the new addition, maintaining
the rule to not be the largest house in the neighborhood.
The total square feet of the project is 6,464 SF, which is higher than the allowed 6,000
SF for a hillside district. This neighborhood is unique in that all of the homes are large, with
several in the immediate neighborhood being larger than the allowed maximum sq ft. Notably;
217 Forrester, 210 Forrester, and 221 Forrester are all larger than the proposed . See the chart
put together by Jocelyn for more information. We are asking that, given the nature of this
particular neighborhood, the normal SF maximum be excused in this case . The proposal is
consistent with the neighborhood, and the mass of the proposed addition is at the back-center
of the project, keeping it away from the neighboring homes as much as possible to reduce any
impact on privacy
The project also includes a non-conforming gate. This gate, which will match the
recommendation of the fire department for access, does not meet the setback requirements.
This condition is also consistent with the neighborhood, as many of these homes are set close
to the front setback and the gates are often right at the edge of the street instead of being 20ft
setback, as is required by the hillside development code. Our gate would match the style and
location of the other gates on our street. About 50% of the homes in our immediate
neighborhood {as defined by the Town of Los Gatos) have a gate with a similar location on the
property.
EXHIBIT 5
STUD I CJ THREE DES GN
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The existing two-st ory residence currently exceeds the maximum building height of
twenty-five (25) feet by about thirteen (13) inches. The existing main ridge (or highest point) is
to remain as-is . The proposed roof additions will be California framed over the existing roof and
and stay below the main ridge and meet the maximum allowed height of twenty-five (25) feet.
Although this is a technical demo, we are maintaining the existing roofs at all a reas. The only
new roofs are at the bump-outs, bays and new addition . Many of the proposed roof and exterior
changes have been implemented to reduce the cost of construction . Since the overall height is
an existing condition, we ask for an exception to the rule.
The style of this project is also being updated to be more current with today's aesthetic
for a home with this overall massing, height, and rooflines . The current home is an outdated
Georgian style, with a brick veneer and a two story tall covered front entry. The updated style, a
hybrid of farmhouse modern , adds visual character and texture with the use of board and
batten, clad w indows with a mullion pattern consistent with the style, painted trim deta il s
throughout, and a metal roof. Elements such as the bumped out box bays and entry porch with
shed roofs and exposed rafter details also add character and texture to the fayade so that it is
not simply extruded and boxy in nature as it is in its original state. The {existing) inconsistency
of the accessory structure's design is also addressed -while it will maintain its overall massing
and footprint, materials and details that match those applied to the main house.
This project has already been reviewed and approved by the Planning Commission
once, and due to a technical demo and subsequent changes required due to extensive budget
cutting, we are proposing a different look than orig inally proposed and approved. The building
footprint at the main house remains as proposed, the basement had been eliminated, and the
pool house is further reduced in habitable space, reducing our overall square footage.
We are requesting approval of this change in aesthetic from the original proposal.
During budget cuts, removing the arched windows and their coordinating ba rrel roof dormers,
stripping the cast stone and stone veneer details, as well as maintaining the existing gabled roof
(instead of the proposed hipped version) netted a plain stucco square box, which was not a
home in character with either the Design Guidelines or consistent w ith the homes in the
neighborhood. Upon review of the original massing, rooflines, and overall character of the
existing home we determined the best budget friendly style update was to the currently
proposed "farmhouse modern", which is transitional in nature, not modern or cold , and frts the
eclectic character of the overall neighborhood . Simplifying the w indows to rectangular with
articulated mullion patterns, painted wood trim details, exposed rafter details, and the addep
texture of the board and batten as well as the seamed metal roof lend a quality to the home that
is consistent with other homes in the neighborhood while maintaining the original structural
integrity of the home. Use of natural stone in landscape elements such as porch floors, planter
walls, and pathways will further enhance the home while allowing us to navigate the budget
successfully.
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August 14, 201 5
Ms. J ocelyn P uga
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 218 Forrester Road
Dear J ocelyn :
ARCHITECTURE PLAN N ING URBAN DES IGN
I reviewed t he new drawings, and previou sly visited the site approximately one year ago prior to my earlier review. My
comments and r ecomm endations on the revised d esign are as follows:
Neighborhood Context
The site is located in a s ubdivision of largely estate scale ho mes. An eJcis ting two -story s tructure currently occupies the
site. Photos of the site and surrounding neighborhood are sh own on the following p age.
700 LARKSPUR LAND ING C I RCLE . SU ITE 199 . LARKSPUR . CA . 94939
EXHIBIT 6
TEL: 415 .331.3795
UJGPI AN@Pt\(Hlll .Nl l
Ex ist ing house on the site: Left S1de
11ou se to the immediate left
Nearby House
Nearby House across Forrester Road
CANNON D ES IG N G ROUP
218 Fo rrester Ro ad
Design Review Comments
Augu st 1 4, 201 5 Page 2
Existing house on the s1te: Front
/-l o use t o the immediate right
House immediately across Forrester Road
Nearby House across Forrester Road
700 lARKSP U R LAN DI N G C I RC LE . SU ITE 199 . LARKSPUR . CA . 94939
Iss ues a nd Recommendations
218 Fo rres ter Road
D esign Review Comments
August 14,2015 Page .3
The existing home on the site is proposed for remodeling, and a significant modification of the structure's style and
visual appearan ce. I previously reviewed an application for this property last September. In that application, the cur-
rent quasi-Colonial Architectural Style was to be redone to a rather formal design within a more Georgian Architectural
Style. The current proposal takes a differ ent approach that retain s some of the formal plan elements, but utilizes a m ore
informal selection of materials. The pa rcels and homes within this su bdivision are large in comparison with many o thers
in Los Gatos. Each ho use is individual in its design, and use of materials. Given the large lots and variety of home styles,
my belief is that, while this h ome would b e different than m ost of the other nearby h omes, it would not look out of
place in the mix of home styles. There are however, a few issues and features of the design that are not con sistent with
the Town's Re si dential Design Guidelines.
1. In past reviews that I have prepared, I have strongly discouraged the u se o f metal roofi ng except fo r some homes
on hill side lots because th e material u suall y does not blend well with the roofing used on other nearby homes. In
this case, I believe that it may acceptable b ecause of the large lots, and hig hly individualized homes. However, the
roofing would be different from that of all other nearby homes.
Recommendation Constder the: use of metal roofing, bur <tsk the: Planmng Comtnlsston for dtrcctton
2. Stone is u sed only on th e front projecting entry and nowhere else on the h ouse which i s not con sis tent wi th
Re sidential Design Guideline 3 .2.2
3.2.2 Design for architectural integriry
• Carry wall materials, windo1v rypes and architectural details around all sides qf the house. Avoid side and rear elevations
that are marked!J diffenmt from the front elevation.
Recommendanon: L'uhze stone on other porttom of rhe house or remoYe ir front rhe front elevation.
3 . T h e change of wall facing material o n the garage elevation facin g the street, alo ng \vith the blankness of the wall
treatment, draws attention to the garage an d b reaks up the visual unity o f the front facade design.
Recommendanon: \dd wmdows to thts facade, or change all garage wal ls to match the wood std tng of the mam
house.
Metal roofing may be in conflict with Residential Design Guideline 3.5.3
(Metal roofing may require approval by the Planning Commission)
I ' I
Material change and lack of windows Use of stone in this one isolated location
draws too much attention to th e garage on the house is not consistent with
Residential Design Guideline 3.2.2
CANNON DES IGN G ROUP 70 0 LA RK SPU R LAI\IDING C I RCLE . SU ITE 199 . LARKSPUR . CA . 94939
218 Forrester Road
Design Review Comments
August 14, 2015 Page 4
4. The abrupt change of wall material from wood on the front facade to stucco at the corners with the side eleva-
tions is awkward and not consistent with Residential Design Guidelines 3.3.2 (s ee above) and 3.8.4.
3.8.4 Maten'aLs changes
• Make materiaLs and colo r changes at inside comers rather than outside comers to avoid a pasted on look.
Recommcndatton~ Resolve these contitcts wath the Resa d tnual Destgn Gutdchnes The most urufymg approach
would bt· to durunate rhc stucco on the houst 111 favor of usmg \\ood s1dmy. on .til facades of rhc house
5. The retention of the abandoned fireplace on the right elevation seems unfortunate for a home in the context of
this neighborhood of high quality homes where there is substantial attention to design detail s.
Recommt.:ndatton~ RemoH the external \·csttgt. of the firtplact, o r stucco on:r rhe protrus ion to better blend 11
'' Hh tht· nt.:\\ \\all surfau·
6. The truncated fireplace chimney at the right side of the right side elevation i s n ot consistent with Resi dential
Design Guideline 3.10.4
3.10.4 Chimneys
Chiflllley materiaLs, size, shape a11d height should be appropn'ate to the architectural sryle and to the scale of the house.
Avoid undersized chimneys that are too nan·ow and too lou1. Add chim11eys for gas fireplaces when the architectural S()'le
would nonnai!J' feature chim11eys.
Recommen d ation ~ Re\"ISt: tht fir<:pl ace t:hlmnq ro be consistent w1th thts an:hlleuural style and to conform 10
the guadehnc
Chimney taken out of service would blend better with the
facade if the material and finish matched the wall
Use of stone In this one Isolated location
on the house is not consistent with
Residential Design Guideline 3.2.2
Truncated fireplace chimney
is not consistent with Residential
Design Guideline 3.10.4
Change in material at
corner is not consistent
t-t·r.+!;l+;;.;....--lwi1th Residential Design
!.Wi!ffilift<:n\~~;:;:ffj~~~mtffiXb Guidelines 3.2 .2 & 3.8.4
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
2 18 Forres ter Road
Design Review Comments
August 14,2015 Page 5
7. The u se of steel windows throughout t h e h o use might be compatible with the design if the metal roofing is used,
but would seem out of place if the roofing material were changed to something similar to other nearby homes.
Rt:commt:ndauon. Rc:yucsl rht appl11.a!ll ro prm tt.k c .. ralog m• t·nal~ and sn nons for rht proposc::d wtndows, .md
consider a change ro wood wmdows and framt·s.
Jocelyn , please let me know if yo u have any s pecific questions o r need any other specific issue s addressed .
Sincerely,
CANNON DESI GN G ROUP
C?f~~
Lacey L. Cannon
CANNON DESIGN GROUP 700 LARKSPU R LA D I NG CIRCLE . SU ITE 199 . LARKSP U R . CA . 94939
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September 10, 2015
Mr. Larry L. Cannon
Cannon Design Group
700 larkspur landing Circle
larkspur, CA 94939
Re: 218 Forrester Road
Arch & Site Application:
Dear Mr. Cannon:
S-15..061
RECE\VED
SEP 1 0 2015
.••.. I r;r-LOS GATOS
~lNG DIVISION
I -· ·• •·
Studio 3 Design has reviewed the above referenced planning comments (dated 8.14.2015) and
follow up comments (provided 08.28.15). The following is an itemized response letter
addressing both sets of comments.
Remaining Concerns and Recommendations:
1. Roofing Material-We concur with COG that the use of the standing seam metal roof is
within the character of the proposed "Modern Farmhouse" style used in the redesign of
this home. The meal roof adds texture and dimension and a quality of material that
enhances the overall look. The proposed metal roof would be a medium to darker gray,
and is non-reflective.
2 . Use of Stone-The stone at the front entry area has been removed and replaced with
siding materials consistent with the rest of the house. Stone will be used in patios,
steps, and entry porches only, as well as possible future landscape elements such as
planter walls, bbq surrounds, seat walls, etc.
3 . Garage Side Wall-Tl:te ~:~se ef st1:1cce l:tas been bre~:~gl:tt in en tl=le !:tome te I=! elf') witl=l
b~:~eget . Tl=le proposes 1:1se ef st1::1cce en tl=le garage element is consistent in cl:taracter
witl:t a mere "assembles ever time" farml=lel:lse aestl=letic. Details s~::~cl:t as the bears ana
batten carrieel in the ef')en gable enes above a belly bane allows tt:te materials te blenel
iA together as tl:!e 'Nraf') tl:te fa~aee . Thi.s area is also inteneleel te l:tave significant
lanelscaping Acre, tall ana heege like in character, ana green '(Car FOI::IRS te create a
mere private area at the "back seer" as well as sewn pla'l tl:le garage str~:~ct1:1re .
Follow up to Garage : Significant lanascaping, s1:1ch as flowering trees era green l:leEige
will be proposes in tl:te area wl:!ere there are no winaows at the front facing (siae ef
garage) wall. ClearstePt WiAelews with a aeeorati·ve m~:~llion pattern are aasee to
J)roviEie aelelitienal et:taracter above the eell•t eanel anel in tl=le boarel anel batten area to
be consistent with the rest of the heme . Aeeling winde'>vs in the stl:lece area that 'A'OI:IIel
be behina lanelscaping wol:lla pose a seel:lrity issl:le, as well as increases wineows b~:~elget
for new reason , as they we~:~ lei net be seen bel:line matt:tre lanelscaping.
ST U D I O H
EXHIBIT 7
osc Califo~n 1a
Follow up to Garage II: The client has decided to add board and batten to the entire
exterior of the house after receiving an estimate that was within their budget.
4.. Wall Material s -lA an effort to navigate I:H:u:iget concerns, tl:le O'leralllool< of tl:le Rouse
was FRoeifiee from a full't' stucco ee ana cast stone trimFRee "Georgian " st't'le to tl:le
"FRoeern farFRI:Iouse" aestl:letie currentl't' ~ro~osee . 1\n effort l:las been maee to
maintain certain 9roa9 facades of tl:te l:toFRe as stucco to maintain current 9u9get
sti~l:llations. Attention l:las Been gi· .. en to continl:le tl:le Boars ana batten above the bell't'
bane in tl:le o~en gaele enas to ease tl:!e transitioR of materials. Tl:lis siae of the 9~:~il9ing
is also l:leavil•t lanasca~ea (now ana ~ro~osea) to maintain ~rivac'f' to the siae 'fare, ana
is not ver'f' visible froFR tl:te street. Please note: if Ct>G ~refers we ret1:1rn tl:le materials
be.,.ona the ~ro~osea woos corner boare trim by a certain eiFRension for a more f1:1ll
wra~, ~lease advise.
Follow up to Wall Materials: There is currently a mi* of st1:1cco ana boars ana batten
shown on the siae elevation . Witho1:1t cl:liFRney walls tl:tat eutena froFR gro1:1na thro1:1gh
eave, OF aeeitional aecorati•t'e elements, tl:iere are ROt logical J:Jiaces to Start ana StOJJ
tl:te materials at inside earners. This is a 9~:~9get driven ct=teice, combines with tl:te desire
te lanesca~e ,.._.ith trees for shade ana JJFivacy at the siee yare ana front corner. Perl:la~s
Ct>G can J:Jro .. •iae diagrams, as tt:le't' I:! ave a one in the J:Jast showing wl:tat wo1:1IEI ee an
acceJ:Jtal:lle materials l:lreakeown .
Follow up to Wall Material /I: The client has decided to add board and batten to the
entire exterior of the house after receiving an estimate that was within their budget.
5. Demo of Fireplace-The original proposal has been modified to remove the fireplace in
its entirety from the side of the home even though this caused more extensive
structural work and costs to the client.
6. New Fire Place Element-the proposed fireplace element houses a direct vent unit (per
code) at the new family room area . We are using the fireplace element as a way to stop
the board and batten material at an inside corner as it wraps the backside of the house
from the lower roofed area and abutts the broad side wall.
Follow up to Fireplace Chimneys : The decommissioned chimeny has been demolished
in it's entirety, so is no longer an issue. The direct vent fireplace unit proposed in the
family room area can be eliminated with the exception of the +/-30" square vent box kit
in the side wall. Our intent was to build out the mass for the chimney to have a good
place to change from board and batten materials to stucco at i n interior corner. Current
code does not allow for real fireplaces, rather these "appliance" type fireplaces, and this
vent box is the means of venting the unit, and is not customizable.
7. The only steel window is the entry door, as it is a custom product with the arched top
and contiguous side lights. All other windows are aluminum clad exterior I painted
wood Interior to meet energy codes and egress, and are of JeldWen Siteline quality or
equal.
I am somewhat perplexed at the tone of the COG comments, with rega rds to this house being in
a "neighborhood of expensive homes" and other comments suggesting that my client can
simply afford to present more expensive details such as real f ireplace ch i mneys and more
expensive materials throughout the entire exterior. Please note that we modified the overall
style of this home from the original proposal due to budget cuts . I believe the current proposal
suits the original massing of the home (inclusive of ma intaining the existing roof structure)
while increasing the character of the home in a quality, updated matter-even above what
other immediate ne i ghbors look like. Simply stucco -ing over the entire home without having
details such as cast stone, arched windows, etc as the original proposa l did would make for a
very ugly home . Currently, we are getting a price from the contractor to apply the board and
batten treatment throughout the entire home, and expect to know if we can afford that option
within the next couple of weeks .
Follow up: The client has decided to add board and batten to the entire exterior of the house
after receiving an estimate that was within their budget.
If you have questions or require additional information, please contact our office at your
convenience .
Sincerely,
~__....,·"~
sf~ma
Principal + Owner
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