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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 This Page Intentionally Left Blank 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 This Page Intentionally Left Blank 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 ~C"~~'-';r>'~' ,.,...,.:: -~~;,;. • ..-r,-• ..,.,..1"'.,._ • .,..,._ __ ~l',c'•""··-·-·~:W.O~~-I><Il"-~<•· · , ... ~•I '¥· i"• • J • '!'#, J;,J;,,~:·• t'lo I ~ ~ 4 'It fr • ·l~ ~ • ~ '~ I ' ,. 1 ·• , '1585 Th e Alameda #200 San Jose .Cal i fornla .95126-2310 1 408 .292.3252 r 253 .399 .1125 ,, · stud io-three.com ~ . . . 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. This Page Intentionally Left Blank 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 This Page Intentionally Left Blank 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 This Page Intentionally Left Blank